Item 2 - Staff Report and Attachment
PREPARED BY: SEAN MULLIN, AICP
Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 08/26/2020
ITEM NO: 2
DATE: August 19, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a Recommendation to the Director on a Request for Approval for
Construction of a Second-Story Addition on a Pre-1941 Residence on Property
Zoned R-1:8. Located at 445 Los Gatos Boulevard. APN 529-20-006. Minor
Residential Development Application MR-20-005. Property Owner/Applicant:
Shahbaz Akhtar. Project Planner: Sean Mullin
RECOMMENDATION:
Forward a recommendation to the Director on a request for approval for construction of a
second-story addition on a pre-1941 residence on property zoned R-1:8 located at 445 Los
Gatos Boulevard.
PROPERTY DETAILS:
1. Date primary structure was built: 1905
2. Town of Los Gatos Preliminary Historic Status Code: None
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
On July 22, 2020, the Historic Preservation Committee (HPC) reviewed the proposal for a
second-story addition on a pre-1941 residence. The HPC reviewed the proposal and continued
the item with the following direction:
• Revise the design to reduce the bulk of the new second story addition;
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: AUGUST 19, 2020
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BACKGROUND (continued):
• Revise the design/detailing of the new deck and balcony at the rear of the addition to be
more consistent with the details at the original front porch; and
• Select an architectural style for the addition that is more complementary to the style of
the original residence.
DISCUSSION:
In response to the direction provided by the HPC, the applicant has submitted revised project
plans showing that the pitch of the second -story roof has been lowered, resulting in a one-foot
reduction in height of the second story.
At the rear of the residence, the applicant has reduced the size of the second-story deck,
eliminating the covered deck area on the ground floor. Additionally, the covered portion of the
second-story deck has also been eliminated by removing the round columns and the projecting
gable. The gable-end form and detailing remain and have been pushed back in line with
exterior walls of the addition. The entry door has been modified and is reflective of the door at
the front of the residence. The applicant has also revised the right-side entry and specified that
the railing around the lightwell on the left-side elevation would be painted white to match the
trim/detailing color of the residence.
Town Code Section 29.10.020 generally defines demolition of historic structures as removal,
enclosure, or alteration of more than twenty-five percent of the wall(s) facing a public street, or
fifty percent of all exterior walls:
Demolition (historic structures) means:
(1) Removal of more than twenty-five (25) percent of the wall(s) facing a public street(s) (or a
street facing elevation if the parcel is a corridor lot or is landlocked) or fifty (50) percent of
all exterior walls; or
(2) Enclosure or alteration (ie: new window and or window relocation) of more than twenty -
five (25) percent of the walls facing a public street (or a st reet facing elevation if the
parcel is a corridor lot or is landlocked) or fifty (50) percent of the exterior walls so that
they no longer function as exterior walls; or
All remaining exterior walls must retain the existing exterior wall covering. No new exterior wall
covering shall be permitted over the existing exterior wall covering. The following are exempt
from this definition:
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: AUGUST 19, 2020
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DISCUSSION (continued):
a. Replacement. The exterior wall covering may be removed if the covering is not original
to the structure.
b. Repair. The removal and replacement of in kind non-repairable exterior wall covering
resulting in no change to its exterior appearance or historic character if approved by the
deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure and
which has no historic significance, as determined by the Historic Preservation
Committee. Demolition shall be determined by subsections (1) and (2) above for the
original structure, where walls enclosed by additions shall be considered as exterior
walls.
It appears that the proposed exterior modifications would not remove more than twenty -five
percent of the wall(s) facing a public street; however, it is unclear whether the modifications
would remove more than fifty (50) percent of all exterior walls , given the condition of the
residence and the work required to construct a new basement and second story addition.
Should the HPC find merit in the request including the work required to complete the additions,
a determination that the proposed removal is necessary for the proper restoration of the
structure would be required under an Architecture and Site application , unless one of the
above exemptions could be made.
CONSIDERATIONS:
A. Considerations – related to the request for approval of exterior modifications to a residence
located in an Historic District.
In evaluating applications, the deciding body shall consider the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors.
Applications shall not be granted unless:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristic or other features of the property which is the subject of the
application.
CONCLUSION:
The applicant is requesting exterior modifications to the existing one-story pre-1941 single-
family residence, including a first-story addition and a new second-story addition. Should the
HPC find merit in the request, the recommendation would be forwarded to the Community
Development Director and the project will continue through the Minor Residential
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SUBJECT: 445 LOS GATOS BOULEVARD/MR-20-005
DATE: AUGUST 19, 2020
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CONCLUSION (continued):
Development application review process as required for projects that include a new second-
story addition. The project would not return to the HPC.
ATTACHMENTS:
1. Development Plans
ATTACHMENT 1