Staff Report
PREPARED BY: JOCELYN SHOOPMAN
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: 12/16/2020
ITEM NO: 5
DATE: December 8, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for a Modification to an Existing Architecture and Site
Application (S-13-090) and Subdivision Application (M-13-014) to Relocate an
Identified Historic Residence, Including the Addition of Below Grade Square
Footage and the Reduction of One Housing Unit on Property Zoned North
Forty Specific Plan. APN 424-56-019. Property Owner: Yuki Family c/o
Edward Morimoto. Applicant: Don Capobres. Project Planner: Jocelyn
Shoopman
RECOMMENDATION:
Forward a recommendation to the Director on a request for relocation, construction of exterior
alterations, and an addition to an identified historic residence on property zoned North Forty
Specific Plan located at 15011 Los Gatos Boulevard.
PROPERTY DETAILS:
1. Date primary structure was built: 1925 per the North Forty Specific Plan Historic Resources
Technical Report
2. Town of Los Gatos Preliminary Rating: Appears Eligible for the National Register
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? N/A
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The Gianadrea home was identified and studied as part of the North Forty Specific Plan Historic
Resources Technical Report prepared by historic preservation consultants Carey & Co., Inc. for
the North Forty Specific Plan Environmental Impact Report (Attachment 3). The building was
found eligible for listing in the National Register of Historic Places as a contributing structure to
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SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
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BACKGROUND (continued):
a potential historic district under Criterion A for association with events, but it was not found
individually eligible under any criteria. Overriding considerations were made to allow for the
proposed demolition of the identified historic residence as part of the North Forty Specific Plan.
The proposal includes relocating the residence currently located at 14919 Los Gatos Boulevard
to a parcel in Phase I of the North Forty project area. The development plans for Phase I of the
North Forty Specific Plan included the approval of a two-story mixed-use building located within
the Transition District. The applicant has submitted an application for a modification to an
Architecture and Site application and Subdivision application to relocate the residence from
property in the Northern District of the North Forty Specific Plan area to a property in the
approved Phase I of the North Forty Specific Plan. The relocated residence will also include
exterior alterations, an addition, and additional below grade square footage.
DISCUSSION:
The applicant proposes to relocate the existing Gianadrea home located at 14919 Los Gatos
Boulevard to a parcel located at 15011 Los Gatos Boulevard.
According to the Technical Report, “this house was part of the early development of the North
Forty property when it was subdivided into smaller parcels that were developed into family
orchards. The residence appears to have been constructed by early Italian farming family , yet
none of the family names determined to be related to the property appear to be significant
within the Los Gatos region. Constructed in 1925, the house does not appear to be a significant
example of an architectural type. The house represents an example of the Monterey style with
characteristics such as the stucco cladding, the second-story balcony and gable roof. However,
the building does not appear to be an outstanding example of its type, nor is it the work of a
master. Lastly, the residence does not appear to possess the potential to yield information
important to the prehistory or history of the local area, state, or the nation. The building
retains a fair level of integrity, with a compatible addition having been constructed at the
northern end and the installation of some aluminum awnings on the west side” (Attachment 3).
The applicant provided a supplemental report in response to the construction date of the home
as identified in the North Forty Specific Plan Historic Resources Technical Report. The
supplemental report identifies the construction date as 1943 based on aerial photographs
taken between 1939 and 1948 and conversations with the current property owner (Attachment
4).
The applicant proposes to replace the approved two-story mixed-use building with the
relocated existing single-family residence. As part of the relocation of the existing wood framed
home, the existing masonry stair, masonry porch, and in-ground basement are not proposed to
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SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
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DISCUSSION (continued):
be relocated. The applicant is proposing to convert the single-family residence into a mixed use
building with an office use on the first floor, a residential use on the second floor, an addition of
147 square feet for an elevator and open-air courtyard, and an addition of 1,530 square feet for
a new below grade space for a retail use (Attachment 1).
The question before the HPC is whether the proposed alterations are appropriate for the
preservation of the exterior architectural features of the building. Proposed exterior alterations
to the existing elevations (Sheet A4, Attachment 7) include:
• Proposed West Elevation – Turner Street (Sheet A5.1, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of the existing second floor wood balcony railing with new Building
Code compliant wood railing with the decorative cut out shape of a bird
mimicked;
o Replacement of the existing masonry porch with a new front porch of wood or
metal framing with a brick paver deck to keep the look and feel of the real brick
veneer while using modern conventional building methodology; and
o An addition of a 147-square foot elevator and open-air courtyard for the new
below grade retail use.
• Proposed South Elevation – Curtis Street (Sheet A5.1, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of the existing second floor wood balcony railing with new Building
Code compliant wood railing with the decorative cut out shape of a bird
mimicked; and
o Replacement of the existing brick veneer stair well with a new brick veneer
stairwell and a precast concrete wall cap.
• Proposed East Elevation (Sheet A5.2, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows.
• Proposed North Elevation (Sheet A5.2, Attachment 7):
o Replacement of all existing exterior steel windows with new fiberglass windows;
o Replacement of an existing first floor window with a new entry door and
elevator door; and
o Replacement of an existing second floor window with a new smaller window.
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SUBJECT: 15011 LOS GATOS BOULEVARD/S-20-035 AND M-20-013
DATE: DECEMBER 8, 2020
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DISCUSSION (continued):
The existing stucco and wood siding are proposed to remain and be replaced in kind where
necessary as part of the relocation and addition (Sheet A5.1, Attachment 7). Lastly, the
applicant is proposing to replace the existing composition shingle roof in kind with a new
composition shingle roof (Sheet A4, Attachment 7).
CONCLUSION:
Should the Committee find merit in the request, it should make the following considerations
and make a recommendation of approval to the Community Development Director.
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. North Forty Specific Plan – Policy DG7 of Section 3.1, Architectural and Site Character Goals
and Policies offers recommendations for the Historic Preservation Committee to work with
applicants on their individual applications to determine how the agrarian feel of the Specific
Plan Area is integrated into the development (Attachment 5).
ATTACHMENTS:
1. Project Description
2. Letter of Justification
3. State of California DPR forms, North Forty Specific Plan EIR, dated November 21, 2011
4. Applicant Memorandum Responding to the Age of the Structure, dated December 9, 2019
5. Policy DG7 of Section 3.1, Architectural and Site Character Goals and Policies, North Forty
Specific Plan
6. Approved Site Plan
7. Development Plans