Item 4 - Staff Report and Attachments
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: 4
DATE: August 19, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Relocation of an Existing Pre-1941 Single-Family
Residence and Construction of a Second-Story Addition Located on Property
Zoned R-1:8. APN 510-41-013.
Property Owners/Applicant: Steven Horeff. Project Planner: Sean Mullin
RECOMMENDATION:
Consider a preliminary review for relocation of an existing pre-1941 single-family residence and
construction of a second-story addition on property zoned R-1:8 located at 32 Walnut Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database
2. Town of Los Gatos Historic Status Code: +, historic and intact, worthy of special note
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 May 27, 2020, the Historic Preservation Committee considered a request to remove the
subject property from the Town’s Historic Resources Inventory (HRI). The Committee was
unable to make the findings for removal from the HRI, noting that enough detail was present at
the front of the residence to determine the residence is historic.
PAGE 2 OF 3
SUBJECT: 32 Walnut Avenue
DATE: August 18, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2020\08-26-20\Item 4 - 32 Walnut Avenue\Staff Report.docx
DISCUSSION:
The applicant proposes to move the existing residence approximately six feet toward the rear
of the property and approximately five feet south (Attachments 1 and 3). While relocated, the
front portion (library) of the residence would remain . The proposed two-story addition would
be focused behind the front façade and a new basement would be located under a majority of
the residence. Many of the existing exterior materials present on the front façade would
remain, as detailed on Sheet A-4.0 of the development plans (Attachment 3). The existing front
porch entry would be reconfigured and expanded. The porch’s roof pit ch would increase and
would be finished with standing seam material. The porch’s supporting posts would be
reconfigured to improve access and symmetry and the location of the front door would be
pulled away from the side wall of the library. All new exterior materials would match those of
the existing residence.
The proposed work will likely be considered a technical demolition because portions of the
residence would be removed exceeding the limitations of the Town Code. Full details of the
anticipated demolition will be reviewed under the required Architecture and Site application.
CONSIDERATIONS:
A. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Application s
shall not be granted unless:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application.
B. Residential Design Guidelines
Section 4.9 of the Town’s Residential Design Guidelines offers recommendations for
additions to historic resources through reference to Section 3.9 (Att achment 2).
CONCLUSION:
The applicant is seeking preliminary feedback from the Committee on the proposal. The
proposed project would respond to the feedback and return under an Architecture and Site
application for a recommendation to the deciding body.
PAGE 3 OF 3
SUBJECT: 32 Walnut Avenue
DATE: August 18, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2020\08-26-20\Item 4 - 32 Walnut Avenue\Staff Report.docx
ATTACHMENTS:
1. Letter of Justification
2. Section 3.9, Residential Design Guidelines
3. Development Plans
This Page
Intentionally
Left Blank
Justification Letter
32 Walnut Avenue
Los Gatos CA 95030
On May 27th an application was presented to the Historical Preservation Committee requesting to
the remove the existing residence located at 32 Walnut Avenue. The Committee was not able to
make the required findings and denied the request.
Since that review, we have prepared plans for this project which incorporate all feedback provided
by HPC. We are now requesting a preliminary review to get feedback from the HPC on this project
ahead of submitting the required A&S application.
HPC feedback from 5/27-
The Committee had determined that-
a. the front, street facing façade have distinctive characteristics and methods of construction
from the Victorian period,
b.the recent repairs to the front (street façade) are worth preserving, especially the identifying
character of the window and millwork features, and
c. the rear potions of the existing structure had been added on several times, and no longer
retains any of the original architectural value.
This proposed project incorporates HPC feedback in the following ways-
1.We will retain the entire primary building façade and all surrounding wall elements. All the
south-facing exterior walls and siding will be retained, including the walls that surround the
front porch. We will also retain that entire section of the north-facing exterior wall that
envelopes the street-facing room.
2.All exterior materials on the front façade, including the wood trims around the two windows
and millwork features, will be retained.
3.Whereas the front porch of the existing residence is covered with a flat roof, we believe a
pitched roof with detailing complementary to the existing residence presents a more
integrated appearance. The detailing of the new additions will match precisely the detailing
from the front façade and create an integrated building design.
4.The architectural style, characteristics, building materials and millwork that is present in the
front portion of the existing building will be replicated and duplicated throughout the entire
new addition. Roof slope and architectural detailing based upon the original structure are
now incorporated throughout the main residence.
ATTACHMENT 1
5.A new addition to the rear of the structure is diminished in several ways-
a. Gradually stepping the massing of the residence allows the original facade to
dominate the view as seen from the street.
b.Stepping down to the new rooms located on the rear of the building helps ground the
building to its site while lowering the rooflines.
c. Locating the closest room to the street on the second-floor level to the center of the
building allows the wall plates to be lowered; providing a transitional massing.
6.Similar to the existing residence, the proposed residence will integrate porch elements that
help diminish the overall vertical massing. The porch elements are located on the rear
elevation and the north façade. The south facing elevation incorporates a single-story
element in the center of the façade that projects outward and helps to break up the massing
and vertical wall plane.
We believe that the proposed plans fully embody the HPC guidance in letter and spirit and will
preserve the distinctive characteristics of the current structure.
Thank you.
Sincerely,
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 2
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-1.0
Belsare Thakur 8-2-20.pln8/14/202012:05 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
32 WALNUT AVENUE
LSO GATOS, CA
95030-6818
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20687
BELSARE &
THAKUR
RESIDENCE
8-14-20
EXISITNG SHED TO
BE REMOVED
EXISITNG TREES TO
BE REMOVED
EXISITNG TREES TO
BE REMOVED
LINE OF EXISTING
RESIDENCE TO BE MOVED
AND REMODELED
W A L N U T A V E .N 84 32'56" W 170.00
N 84 32'56" W 170.00
N 5 24'00" W 50.02'N 5 24'00" W 50.02'UP
PROPOSED
TWO-CAR
GARAGE
LIGHT WELL
TERRACE
DECK
HATCHED AREA DENOTES
PORTION OF EXISTING
RESIDENCE TO REMAIN
NEW
DRIVEWAY
ADDITION TO EXISITNG
RELOCATED RESIDENCE
NEW
DRIVEWAY
PORCH
25 FT. FRONT YARD
SETBACK (PROPOSED)
19 FT. FRONT YARD
SETBACK ( EXISTING)
redwood
TS
PROPOSED SITE PLAN
PROPOSED STREET ELEVATIONEXISITNG STREET ELEVATION
SCALE 1" = 10'
ATTACHMENT 3
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-2.0
Belsare Thakur 8-2-20.pln8/14/202012:08 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
32 WALNUT AVENUE
LSO GATOS, CA
95030-6818
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20687
BELSARE &
THAKUR
RESIDENCE
8-14-201,016.9 sq ftLIBRARY PORCH
UP
UPDOWN
LAUNDRY
ROOM
BEDROOM 3
BATHDINING ROOM
KITCHENFAMILY ROOM
ETHANOLFIREPLACEPANTRY
WASHER
DRYER
LINENLINENUP
LIGHT
WELL
TERRACE
DECK
TRASH
CANS UPMETERS
BUILT - IN
DESK
DENOTES WALLS FROM
EXISTING RESIDENCE TO
REMAIN
DENOTES PROPOSED WALLS
(TYPICAL)
DENOTES OULINE OF
ORIGINAL RESIDNECE
UNSHADED AREA
REPRESENTS PORTION OF
THE ORIGINAL RESIDENCE
TO REMAIN
SHADED AREAS REPRESENTS
THE NEW ADDITION
BEDROOM 3
BATH
3
OPEN TO
BELOW
LOFT
YOGA ROOM
MASTER BEDROOM
SITTING
AREAMASTER
BATHROOM
WALK IN
CLOSET
WALK IN
CLOSET ETHANOLFIREPLACEWALK IN
CLOSET
DENOTES PROPOSED WALLS
(TYPICAL)
MURPHY BED
THEATRE
BONUS
ROOMAIRCOND.BUILT
IN
CLO.
UP
LIGHT
WELL
RECREATION
ROOMGYM
CLOSET
BATH 4
MECHANICAL
ROOM
UPUP
LIGHT
WELL
BUILT
IN
BUILT
IN
CLO.
DENOTES PROPOSED WALLS
(TYPICAL)
FLOOR
PLANS
LOWER FLOOR
PLAN
MAIN FLOOR
PLAN
UPPER FLOOR
PLAN
1/4"=1'-0"
TS
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-3.0
Belsare Thakur 8-2-20.pln8/14/202012:05 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
32 WALNUT AVENUE
LSO GATOS, CA
95030-6818
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20687
BELSARE &
THAKUR
RESIDENCE
8-14-20
N8:12PITCH8:12PITCH8:12
PITCH8:12PITCH8:12PITCH8:12
PITCH
8:12
PITCH
8:12
PITCH
8:12
PITCH
8:12
PITCH
8:12
PITCH
8:12
PITCH
4:12
PITCH
4:12
PITCH4:12
PITCH
4:12PITCH4:12PITCHSHADED AREA INDICATES EXISTING
ROOF TO REMAIN
ALL ROOFING MATERIAL TO BE
STANDING SEAM METAL ROOF
(TYPICAL)
ROOF PLAN
TS
METRO
GROUP
DESIGN
DATE :
SCALE :
PROJECT NO :
DRAWN BY :
A-4.0
Belsare Thakur 8-2-20.pln8/14/202012:05 PMThe plans, ideas and design on this
drawing are the property of the
designer,divised solely for this
contract. Plans shall not be used,
in whole or in part, for any purpose
for which they were not intended
without the written permission of
METRO DESIGN GROUP. c
REVISIONS
ARCHITECTURE PLANNING INTERIORS..
1475 S. BASCOM AVE SUITE 208
CAMPBELL, CA 95008
(408)871-1071 phone
(408)871-1072 fax
www.metroarchitects.com
SHEET NUMBER
32 WALNUT AVENUE
LSO GATOS, CA
95030-6818
CHECKED BY :TS
ARCHITECT :TOM SLOAN
PROJECT NAME
20687
BELSARE &
THAKUR
RESIDENCE
8-14-20
EXISTING SHINGLE
SIDING TO REMAIN
EXISTING WOOD TRIM
TO REMAIN
EXISTING WOOD WINDOWS
AND TRIM TO REMAIN
EXISTING HORIZONTAL
WOOD SIDING TO REMAIN
EXISTING ROOF AND
FACIA TO REMAIN
NEW SHINGLE SIDING
TO MATCH EXISTING
EXISTING WINDOW
TO REMAIN
NEW STANDING SEAM
METAL ROOFING (TYP)
EXISTING GUTTERS TO
REMAIN WTIH NEW
PITCHED ROOF TO
REPLACE EXISTING
FLAT ROOF
NEW SECOND STORY
ADDITION
TS
1/4" = 1'-0"
PROPOSED
EXTERIOR
ELEVATIONS
EAST (REAR) ELEVATION
WEST (FRONT) ELEVATIONNORTH (SIDE) ELEVATION
SOUTH (SIDE) ELEVATION