Item 2 - 202 University Avenue
PREPARED BY: SEAN MULLIN, AICP
Associate Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832
www.losgatosca.gov
TOWN OF LOS GATOS
GENERAL PLAN COMMITTEE
REPORT
MEETING DATE: 09/13/2017 ITEM NO: 2
DATE: SEPTEMBER 8, 2017 TO: GENERAL PLAN COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: GENERAL PLAN AMENDMENT APPLICATION GP-17-002. PROJECT
LOCATION: 202 UNIVERSITY AVENUE. PROPERTY OWNER: BARRY & LISA CHESKIN. APPLICANT: BES WIERSEMA.
REQUESTING APPROVAL OF A GENERAL PLAN AMENDMENT FROM OFFICE PROFESSIONAL TO MEDIUM DENSITY RESIDENTIAL. APN: 529-04-001.
RECOMMENDATION:
Provide a recommendation to the Planning Commission and Town Council on the proposed
General Plan amendment from Office Professional to Medium Density Residential for an existing
parcel located at 202 University Avenue (6,380 square feet).
BACKGROUND:
The subject parcel is located at the northeast corner of University Avenue and Miles Avenue in
the University-Edelen Historic District (Attachment 1). The residence on the property was
constructed in the 1890s and is listed as a contributor to the Historic District in the Town’s
Residential Design Guidelines. The property was originally developed with a residential use. The
Town approved the existing office use on the property in 1978.
The subject parcel is bound by parcels with a Medium Density Residential General Plan land use
designation to the north, east, and west. The parcel to the south has an Office Professional
General Plan land use designation.
The applicant is requesting approval of this General Plan amendment to allow the current
property owners to transition the building from an office use to a single-family residential use
(Attachment 2). At this time, no modifications to the building are proposed.
PAGE 2 OF 4 SUBJECT: GENERAL PLAN AMENDMENT GP-17-002/202 UNIVERSITY AVENUE SEPTEMBER 8, 2017
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BACKGROUND (Continued):
The applicant has also submitted a Zone Change application (Z-17-001) to rezone the property
from O:LHP (Office with a Landmark Historic Preservation Overlay) to R-1D:LHP (Single-Family
Residential Downtown with a Historic Preservation Overlay).
The subject parcel is bound by parcels with a R-1D:LHP Zoning designation to the north, east,
and west. The parcel to the south has an O:LHP Zoning designation.
The role of the General Plan Committee (GPC) is to assist the Planning Commission and Town
Council on matters relating to the General Plan or any specific plans. As a legislative item, the
Planning Commission will make a recommendation to Town Council on the entire project,
including the General Plan amendment.
DISCUSSION:
The following is a brief list of issues and topics for consideration by the GPC. Staff has not
reached conclusions on these topics, and provides them to help frame the discussion and to
solicit input. The main question for the GPC is whether the applicant’s request to change the
General Plan Land Use Designation is consistent with the General Plan.
A. General Plan Land Use Designations
The applicant is proposing a General Plan amendment from an Office Professional General
Plan land use designation to a Medium Density Residential General Plan land use
designation.
The Office Professional land use designation provides for professional and general business
offices. This designation applies to various locations throughout the Town, often in close
proximity to neighborhood- or community-oriented commercial facilities, or as a buffer
between commercial and residential uses. The intent of this designation is to satisfy the
community’s need for general business and professional services and local employment.
The Medium Density Residential land use designation provides for multiple-family
residential, duplex, and/or single-family homes.
The subject parcel is bound by parcels with a Medium Density Residential General Plan land
use designation to the north, east, and west. The parcel to the south has an Office
Professional General Plan land use designation.
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B. General Plan Goals/Policies/Strategies
Applicable General Plan goals and policies that will be used to evaluate the proposed
General Plan amendment, as well as the Zone Change application, for this site include, but
are not limited to:
Land Use Goal
LU-1 To preserve, promote, and protect the existing small-town character and
quality of life within Los Gatos.
LU-6 To preserve and enhance the existing character and sense of place in
residential neighborhoods.
Land Use Policy
LU-6.4 Prohibit uses that may lead to the deterioration of residential neighborhoods,
or adversely impact the public safety or the residential character of a
residential neighborhood.
LU-6.5 The type, density, and intensity of new land use shall be consistent with that
of the immediate neighborhood.
Community Design Goal
CD-10 To maintain the historic character of the Downtown.
CD-12 To preserve significant historic and architectural features within the Town.
Community Design Policy
CD-6.4 Encourage the preservation, restoration, rehabilitation, reuse, and
maintenance of existing buildings Downtown.
CD-12.2 Encourage the preservation, maintenance, and adaptive reused of existing
residential, commercial, or public buildings.
PUBLIC COMMENTS:
As of the drafting of this report, no comments from the public have been received.
CONCLUSION:
The Committee should consider the existing and proposed General Plan land use designations
and make a recommendation to the Planning Commission on whether the proposed General
Plan amendment from Office Professional to Medium Density Residential is consistent with the
Town’s General Plan.
PAGE 4 OF 4 SUBJECT: GENERAL PLAN AMENDMENT GP-17-002/202 UNIVERSITY AVENUE SEPTEMBER 8, 2017
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Attachments:
1. Location maps (showing existing Zoning and General Plan designations)
2. Letter from applicant
3. Background information
4. Project plans
Distribution:
Bess Wiersema, Studio 3 Design, 638 University Avenue, Los Gatos, CA 95032
202 University Avenue
Existing General Plan Designations
;ATIACHMENT 1
/
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202 University Avenue
Existing Zoning Designations
R-1D:LHP
(
August 3, 2017
Re : Request to Rezone Property (O :L HP to R-lD:LHP)
Property Address , 202 University Avenue
Project Description + Lette r of Just ification
rr
The house on 202 University Ave is considered an Italianate Cottage from the late 1800's. The
current home owners were drawn to its charm and historic relevance to the neighborhood.
Their intent is to transition the space from its current use , an office, to their primary residence .
Enclosed are seve ral documents that state the history and use of the property. Items include :
• 1976 News clippings
• Photos of House Exterior (date uncertain)
• Excerpt from a book
• Copy of Current Lease Agreement
• Grand Deed
• Neighborhood Analysis
Based on the findings, the house has gone through several uses . First as a primary residence
for a single family, then partitioned to small apartments, then as offices for various tenants. Its
current use rema i ns that of an office.
We are requesting the property be rezoned to match the surrounding neighborhood, and allow
the house to be returned to its orig inal use .
Sincerely,
Principal +Owner RECEIVED
t~U G 15 2017
l"OWN O F LOS GATOS
PLANNING DIVISION
STU DI OTH REE~-~.~.1 .§. .. ~
fATrACHMENT 2
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WTACHMENT 3
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WNOFL T~LANNING
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202 U nivenity Theresa & James Jeffers
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Description:
Italianate Cottage. Partial facade pore ft, bay window right. Low-pitch hipped roof. Wide
eaves overhang; decorative bracke except over front bay window). Tall, narrow double-sash
windows. White (pale yellow?) with blue trim.
From front door enter short hall. Doors open left and right, today into offices, once BIR left, L/R
right. Hall ends now in "big room" with fireplace, tile front, wooden surround added by previous
owners. To left, current office entrance room, door to bath room from here. From "big room"
door to "kitchen." Kitchen has wiused door to bath on left, door to law library on right, unused
door to nonexistent deck in back wall. Sink has been built into wooden antique buffet.
Wheelchair-accessible ramp has been added on left side of house. "Back yard" is now parking
lot. Period chandeliers in "L/R" and "DIR" restored by real estate agents.
1941 Tax Assessment Files:
Lot 6, Blk 5, Haggarty's Subd. Owner: George Miles Collins & Stella 0. Clark
1316 sq. ft+ 70' porch. Replacement cost $3575@ 36% = $1285. 1story,6 rooms, medium
construction; shallow concrete foundation; gable, shingle roof; front porch; 1 car garage; resawed
exterior; 5 rooms plastered, 1 plywood; 4 papered, 2 tinted; 1 sm bath, medium, + (ext. 2 t?);
modern electrical fixtures; stove heat; partial basement; medium quality; 40 years old; medium
condition, acceptable design and floor plan. Lot 55' x 109.91' value $715.
Planning Commission Files: Book
Vineyard lot blk 5 lot 6.
~ ~~E comer University & Miles #62 1-story with partial
front & rear porches.; 1904/8 address= 62/86 University, house same as '95, outbuilding added
on rear ppty line+ outhouse?; 1928/44 address 202 University, rear porch enclosed, house
extended? garage replaced outbuilding in rear.
Owner:
Purchased house from real estate agents 5? years ago for+/-350k. They did most of renovations.
Short central hall from front door. Offices left and right off hall. In.period lighting fixtures. Bay
window to right of front door. Hall ends in large room with fireplace (surround not original), tile?
Small room to left with side door (original?), leads to large bathroom. Beyond large room, small
"kitchen," door, not used to bathroom, back door to a porch no longer there. "Kitchen" includes
cabinet remodeled to include double sink. To the right of kitchen is law library. Wheel-chair
accessible from L side.
Hipped roof; need to note colors. Some interesting art work.
Bellringer Files
11
CH Scrapbook 34 D July 13, 1976
Mr. & Mrs. Ray Rogers bought a few years ago (9?) in poor condition. One partition split
kitchen, creating se: Partition between living and dining
room shut offfrontroom\OSav: eatik\::OVJI:g partitions, house has 6 rooms plus bath.
Some previous owner had removed decorative moldings near ceiling and around doors.
Chandeliers ~e. However, Claire Rogers found seve~~~
~=a
High-ceilinged kitchen center of house, then dining room, then living room. Bow-like projection
over entrance to DIR. Ms. Rogers' BIR off hall along side L/R. A row of doors now completely
fills one wall --now closets, but one w 18 yr old son Raymond's BIR down hall is
similar to his mother's, minus row of doors . e hall leads to the new back deck that juts out
over back yard.
DK who originally built the house. Title insurance maps first show the house ifJd
Telephone directories show Oliver Collins as owner 1924-1937. HC Hardtke bought house in
early 1950s, taking over when an owner forfeited on a loan. Hardtke rented out the house.
PIX: (1) Built-in comer shelving over cabinet; window to right, second built-in to left (covering
door?). (2) Front of house. Shows some of decorative brackets under eaves still in place. (3)
Front bay window from inside. (4) Boxed Eagle on back deck.
Claire Rogers worked at West Valley College Library and was working on a degree in
librarianship at Foothill.
LG Directories
1887/8 McCarthy, John J, fanner; J farmer
1890 McCarthy, Joseph, r Union
Collins, Oliver, orchardist, r University (but prob not here)
1895/6 McCarthy, Anne r Union
1897 McCarthy, Mary Mrs. r Union
1903/4 McCarthy, Mary T. Mrs., groceries E Main
1906 no McCarthy, Mary
North, DB r University Ave. (at 202 or at 1-4/5) [not 05/6, 07/8
12
1952 Deak, Francis (Margt) mech; + -Casaba A, laborer, r 202
1956 Leverich, Geo F (Ann B) no occ
1962 Helton, Elmer G (Rose E) emp Commercial Mills, SJ
1967 Helton, Elmer G
1974 Rodgers, Mrs. Clair B, no occ
Tax Assessment Records
(
1888 p 4. Haggerty, 10 acres N Quick, S M&E, W RR , ELG Ck. L $3k, imp $100, -mort
$1 . 5k (Michael Miller).
1889/90 check index McCarthy
1891 p 2--EMiA"Iagerty's Sub 1-2-3-4-5-6/5 L $110 ppty.
1892 p 28. same
1893 p 59. same
1894 p 40. ~~-C.~y, Mrs. Mary, Hagerty's Sub 1-2-3-4-5-6/5 L $110<-ijkfno ppty,
'fjj17 I~rc?] L 250. @
1895 p 62. same as 94 ·
1896 p 5. same
1897 p 44 . McCarthy, Mrs. Mary, Hagerty's Sub 1-2-3-4-5-6/5L$1100---o ppty.
1898 p 54. McCarthy, Mary Haggerty's Subd S I/3rd 9/5 L 90, I 540 (mort 400); 1-2-3-4/5
L 720,QW~2l~ 15 L 1 O· 6/5 L 22~, no imp [sic]; 1/6 L 180, im-sic].
p 54. McCarthy, · _ . · · •. .,>. ;<.;~, S. 23fl10,190/-[~~spd bOth ~2/23/98f
1899 p 46. McCarthy, Mary Haggerty's Subd S I/3rd 9/5 L 90, I 575; 4/5 [sic] L 720, imp 280 ;
515 L 180; 6/5 L 225 , no imp [sic]; 1/6 L 180, im~ic].
1901 p 49. McCarthy, Mary Haggerty's Subd I-2-8?-4/5 L 720, trnp 280; 515 L 180;
6/5 L 225, no imp [sic]; 116 L 180, im{I) [sic](+ SI /3rd 9/5?).
1903 p 35. McCarthy, Mary Haggerty 's Subd S I/3rd 9/5 L 100, I 560; 1,2,3 ,4/5 L 130 [sic?],
im 285; 515 L 200; 6/6 [sic] L 245 , no imp [sic]; 1/6 L 200, iml&ll[sic].
1905 p 2 · . B, Haggerty's Subd S l/3rd 9/5 L 100, I 635; 1,2,3,4/5 Li40[sic?],
imp ~.~5; 515 .L 205 ~-l/6 L 205, imp 0 (750 crossed out)l~t
SiW~ !-I.09' AL ~rt mt above $2325; Bk8 p 300.
1906 p 49. North, DB Haggerty sub 915 100/635· 1-2-3-4/5 140/335; 615 260/[sic]; 116 2051750
[sic] s 23' 10/5 100 M Fletcher mort $2325
1907 p 54 . North, DB 9 & 23' 10/5 175/625; 1-2-3-4-5-6/5 1200/1350; 1/6 175/0; paid off old
mart; new 12/18/95 for $1700, reduced to $1500 (JS Hutchins)
1908 p 60. North, DB 16 Faimouth St SF; Hgty 1,2,3,4/5 800/500 . 1/6 175; 9 +
23' 10/5 175/500; mort $1500
1909 p 56. North, DB 1-2-4/5 600/500; 5-615 4501600 ; 1/6 175; 14' 9 + 26' I 0/5 100/-
1911 p 62. North, same 1909
1912 p 66 . North, same 1911 except s9ld partial lots 9&10 to Emily May Samrni
1913 p 87 . North, H 1-2/5 400/-, 5-615 450/600, 1/6 175/-, assess. change to Harriet Showers
1915 p 72. North, 1-2,5 400, 5-615 4501600 (200 penciled above), 116175
1916 p 77. North, DB 1144 Alabama St SF-> Pittsburgh CA? 1-2/5 400->802; 5-615 450->
792/800->960; 116 175-> 320 ~-~::r 1919 p 89. North, DB 1-2/5 70 , 1/6 280; 515 to GE Sides? $550; 61
13
~
1920
1922
1934
1938
(
pl37-J.eliaggerty 61•1!~
p 24 . COliiilSj)ii~:J5011050/450 __ ......
p 23 . Collins, Oliver, Hag 6/5, 385/1150/100
p 21 . Collins, Oliver (estate of), 385/11 50 /200, exemption of 100 .
Oliver Collins owned M&E 11 /2 from 1891 thru 1907, and lived there . No TA red 1908 .
Bloc k Books
(Downstairs) Oliver Collins (5/10/20?), Geo M Collins, Stella 0 Clark, HG (or C) Hardtke et
al.
(Upstairs, 1908 base) Geo Miles C ollins
V oter R egisters
1890: ~
Hagerty, Michael Bernard, age 60, Ireland, bricklayer, lives Los Gatos, naturalize.4C eg
same day #4333 [b ca. 1829]
Collins, Oliver, age 41, b Mass, fanner, l Los Gatos, reg 6/5/89
McCarthy, Joseph, 40, b Ireland, fanner, Union dist., nat 5/28/66 SJ, reg 9/1 5 /1880, #7346
McCarthy, John Joseph, 22, b CA, farmer, Union, reg 9/11;6. ~
1896:
lt;.Witi\i9.J1Wr, laborer, age 48 , 5' 6 1/2" tall, light complex, blue eyes, red h_, r 51219.£ ~~~
'O - \
··Reco rds
~age51,marl6yrs ,W!ifMass!Mass[#517] ~~ ii'Wffitrrf'an 1860, age 40, 2 chil both liv ~Swd/Swd
· ~ , son, b May 1889, age 11, at school \
81Jdau, b June 1891, age 8, at school i U\
1910 N \i
Collin s, Oliver, ml , 26 yrs, age 62 , b Mass/Mass/US, janitor, owns home [#2011194] ~
Sophie, m2, 26 yrs, age'~ Swed/Swed/Swed, ent US 1878 () ~ li ~'-°"~ ~) 2..
Geo Miles, age 21 , single, no occ \<11'1.., ::a-l"'>( ic}.,
Estella, age 18, single, no occ · "
trjfjiiji~ill~~1~l~t O'Connors Sanitari " ·rn 9/7/1848 : age 88 yrs/5 /21. Born
t: Isaac, mo Sarah Ann Korve (?). ~ · , . , Died of acute
cholecrystisis (from 4/20/37) and chronic myocardis ( om ration on 4/24 or 4/26,
1937. (Both Sophie C. Collins and dau Estelle Clark lived at 202 Univ .) Buried at Oak Hill Cem.
Funeral 4/30/37. Geo M Collins lived in Honolulu. Grandchildren: Mrs . Virgil (C lark) Curtis of
SJ, Miss Eleanor F Clark of LG, and Geo F Collins of Honolulu.
-.. di t 202 Univ, age 78/4/-. Born Jan 12 , 1860. Born in Gottenberg,
Sweden; in LG 50 yrs, in · . Died of chronic lymphumatic leukemia.
Methodist Episc opal sister, brother,
and several nieces live in the east.
14
202 University Avenue
Mary McCarthy House
This Italianate Cottage, now painted white with blue trim, was
built (or moved to the lot) between 1888 and 1890 by Mary and
Joseph McCarthy, a farmer born in Ireland about 1840 . They
lived in Union (a district at that time) and rented the home.
Italianate features include the tall, narrow , paired windows, the
shallow-sloped, hipped roof, and the eaves overhang . Although
most of the decorative brackets under the eaves have been
removed, they remain above the bay window. The I 895 Sanborn
Insurance Map suggests the front and sides of the home have not
been altered, while the original rear porch was lost when the
house was extended to the rear between 1908 and 1928 .
Mary McCarthy owned six contiguous lots on University, two ,
including this one, with houses, plus two lots on Edelen. All were
sold to D. B. North in 1904. North also rented out the properties
until he sold 202 University to Oliver Collins in 1919.
Collins was born in Worchester, Massachusetts in l 848 , came to
California at age 20, and to Los Gatos in 1888, with his wife
Sophie. She was born in Gothenburg, Sweden in 1860 and came
to the U.S . when she was 14. They owned a home on Edelen and
32 I University before purchasing this one when Oliver was 71.
Now retired, in earlier directories he was listed as an "orchard-
ist," gardener, and janitor. In 1938 the home passed to their two
children, George Miles Collins and Estella Collins Clark. Estella
Clark, a widow, lived in the home with her children until 1942 .
H . G. Hardtke, the owner of Toyon Lodge in Saratoga, acquired
the home in 1943 and rented to a series of short-term tenants.
When Claire and Ray Rogers purchased the house in the late
1960s, it had been partitioned to form a smal I apartment at the
back and to wall off the front room to reduce heating costs,
partitions the Rogers removed. Claire Rogers repaired the roof
and floors and salvaged and replaced several doors found in the
basement. She earned a Bellringer award for her restorations .
In 1978 five real estate agents, owners of Los Gatos Property,
purchased the house for use as their office and restored it to its
original condition. They removed the out-of-character rear
extension, put in a foundation, new heating and air conditioning
systems, redid the "kitchen," installing a double sink in an
antique cabinet, and bathroom, and located vintage fixtures to
replace those Jost in the past. They also added a side door and
ramp to make the office wheelchair-accessible. The fireplace was
destroyed in the 1989 earthquake and was replaced with an
antique mantle, but is no longer functional.
Theresa Pfeiffer and her husband James Jeffers purchased the
property about four years ago for use as her law office. Pfeiffer
refinished the hardwood floors, which appear to be original, and
added glass doors between the original dining room and living
room, replacing doors lost in the past. Although this cottage is
now used as offices instead of as a home, its charm remains.
' I
ATTACHMENT 4
EXISTING SITE PLAN
I
EXISTING PHOTOS
202 UNIVERSITY AVE.
ADJACENT PROPERTY
(210 UNIVERSITY AVE.)
~A0ia ~=!~~~ON I
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RESIDENCE
UN I VERSITY AVENUE
202 UNIVER SITY AVE. (PRESENT DAY)
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NORTH SITE PLAN
PROJECT DATA
PROJECT ADDRESS:
A .P.N .:
LOT AREA (rRo"' P4RCEL M1'Pt
ZONING:
LAND USE:
YEAR BUILT:
202 UNIVERSITY AVENUE
529-04-001
0 .1 4 ACRES (t6,380 SF)
0 LHP (REQUEST REZONING TO R-1DLHP)
OFFICE PROFESSIONAL
(REQUEST REZON ING TO
MEDIUM DENSITY RESIDENTIAL)
1898
EXISTING SQUARE FOOTAGE:
HABITABLE:
CELLAR:
FRONT PORCH
REAR PORCH·
SETBACKS
FRONT:
SIDE (INTERIOR/STREET)
REAR ·
BUILDING HEIGHT
HOUSE
ACCESSORY
FLOOR AREA RATIO (FAR)
HABITABLE HOU SE
GARAGE
BUILDING COVERAGE:
HABITABLE:
FRONT PORCH·
REAR PORCH:
TOTAL
SITE COVERAGE:
HABITABLE
PARKING LOT.
ENTRY PORCH
REAR PORCH·
TOTAL
PARCEL MAP
-'
1,155SF
2 12 SF
BBSF
24 SF
ALLOWED (FOR R-1D)
15'
5' /10'
20'
ALLOWED (FOR R-1D)
30'(MAX .)
15'(MAX)
ALLOWED (FOR R-10)
2.163 SF
613SF
1,155 SF ""''
88 SF (l'lil
24SF~
1,267 SF ,,,.,
1,155SF ,,,.,
2.400 SF ,,,.,
88 SF ''"')
24 SF m~,1
3,667 SF ""''
INDEX
A1 .1 Cov er Sheel + E1Cisling Sile Plat1
A2.. 1 Exisling Floor +Roof Plan
A3.1 Exisling Exterior Elevations
PROJECT DESCRIPTION
PROJECT INFO.
Clwnef:
Btwry +Lisa Cheskin
948 Altos Oak Drive
Los Altos, CA 94024
(650)245-8551
Designer.
Studio 3 Design
Contact Bess Wiersema
bess@stud10-three.com
638 Unwe1sity Avenue
Los Gatos, Califo rnia 95032
ph (408) 292-3252
lax (253) 399-1125
This existing property is zoned O:LHP and the owners are requesting it lo be re.zon ed R· 1 :LHP,
similar to the SlJT01.mdfng neighbtthood. The CUTent use is an office and the owners are looking
to make this tti er primary residence .
LOCATION MAP
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R E M ODELS +
ADDITION S
N EW CO N STR UCTI ON
638 U NIVE RSITY AVE
LOS GATOS
C ALIFORN IA
95032
T 408.292.3252
r 253 .3 99 . 1 l 25
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CHES KIN
202 UNIVERSITY AVE
LOS GATOS
CALIFORNIA
95030
A P N. 529-04-001
17 JUNE 2016
25 JULY 2017
CLIENT MEETING
SCHEME G
28 JULY 2017
PROGRESS SET
28 AUGUST 2017
PRO GRESS SET II
SCALE y,· = r.o·
COVER SHEET •
EXISTING SITE PLAN
A 1. 1
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17 JUNE 2016
03 AUGUST 2017
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LOS GATOS
CALlf'ORNIA
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CH ESKIN
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LOS GATOS
CALIFORNIA
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A P N 529-04-001
17 JUNE 2016
03 AUGUST 2017
REZONING SUBMITI AL
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