Staff Report.47 Alpine Ave
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: 02/24/2021 ITEM NO: 2
DATE: February 18, 2021
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval for Modifications to the Alpine Avenue
Stone Walls Landmark Site and a Preliminary Review for Construction of
Exterior Alterations to a Pre-1941 Residence and on Property Zoned R-1:20
Located at 47 Alpine Avenue. APN 529-38-031. Minor Development in an
Historic District Application HS-21-006. Property Owner/Applicant: Stephen
Rothrock. Project Planner: Sean Mullin
RECOMMENDATION:
Consider a request for approval for modifications to the Alpine Avenue Stone Walls Landmark
Site and a preliminary review of a request for construction of exterior alterations to a pre-1941
residence on property zoned R-1:20 located at 47 Alpine Avenue.
PROPERTY DETAILS:
A. Stone Walls
1. Date walls were built: 1923 per Ordinance 1146
2. Are the walls a designated landmark site: Yes, 1974 by Ordinance 1146
3. Is landmark in a historic district? No
4. Findings required? No
5. Considerations required? Yes
B. Residence
1. Date primary structure was built: c. 1925 per County Assessor’s Database/Bloomfield
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
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DISCUSSION:
A. Stone Walls
The stone walls adjacent to the sidewalk along Alpine Avenue were designated as a
historically and culturally significant Landmark Site by the Town Council on April 1, 1974
(Attachment 1). The walls were constructed in 1923 by an Italian stone mason and are an
example of attractive, unaltered stonework formerly common to the Town. It is believed
that the stones used for the walls came from the quarry that was used to create Lake
Vasona. The Anne Bloomfield 1989 Survey evaluation forms for the walls and residence are
included as Attachment 2.
A previous application to modify the walls on the right side of the property was approved by
the HPC in 2018. The proposal included modifications to the driveway configuration,
removal of a nine-foot section of wall to accommodate a new driveway entrance, and
construction of new stone walls adjacent to the new driveway entrance clad with the old
stones from the removed section of wall.
The applicant requests approval for additional modifications to the Alpine Avenue Stone
Walls Landmark Site. The proposal includes removing a five-foot section of wall at the
center of the property to accommodate construction of new entry stairs leading from the
sidewalk to the front door of the residence (Attachment 8). The applicant indicates in their
Letter of Justification that this section of wall is not original and was filled in at some point
as evidenced by the 1981 plans which show a gap in the wall at this location, and the
change in grout color shown on the applicant’s photo exhibit (Attachments 3, 4, and 5).
B. Residence
The applicant is requesting a preliminary review of a proposal to construct a cover over an
existing porch, remove two non-original bay windows, and modify other existing windows
and doors on the pre-1941 residence. The applicant has provided a Letter of Justification
and preliminary Development Plans including a site plan and existing and proposed
elevations (Attachments 3 and 8).
As viewed from Alpine Avenue, the proposed porch and new door at the front elevation
would be visible from the street (Attachment 8, Sheet A3). The new door would be located
on the right side of the front elevation and the proposed porch cover on the left. As viewed
from the left-side elevation (Sheet A5), the proposed porch cover would span
approximately 45 feet from the rear toward the front of the residence. The proposed
structure would be attached to the residence and cover an existing elevated porch finished
with brick, cement plaster, iron railings, and decorative cement plaster planters. The
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DISCUSSION (continued):
shed roof would be finished with clay tile shingles to match the existing house and
supported by stained wood post embellished with stained wood corbels. The applicant also
proposes to modify the existing windows and doors on the left side elevation as shown on
Sheet A5. All existing windows and doors would be removed, except the two closest to the
front of the residence. The proposed divided lite clad wood windows and doors would
match the existing to remain.
Two non-original bay windows are proposed for removal at the rear of the residence. These
bay windows are located on an addition added to the southeast corner of the original
residence made sometime after 1956 as evidenced by Sheet 1 of a set of 1981 plans
submitted by the applicant and the Sanborn Maps and (Attachments 4 and 6). As shown on
Sheet A4, the rear facing bay window would be replaced with a set of double doors
(Attachment 8). The existing elevated porch would be extended to these new doors with
stairs leading down to the rear yard. Additionally, an existing set of three windows on the
rear elevation would be removed and replaced with a set of doors. Two new windows
would also be introduced to the rear elevation providing light into the existing basement.
The southeast facing bay window would be replaced with a bank of three windows as
shown on Sheet A6 (Attachment 8). Five new small windows would be added to the rear
portion of the right-side elevation, with two on the main level and three at the basement.
An existing set of two windows would be removed at the front portion of this elevation and
replaced with a new door and window. All new windows and doors would match the
existing to remain.
CONCLUSION:
The applicant is requesting approval of Application HS-21-006 for modifications to the Alpine
Avenue Stone Walls Landmark Site. The project includes removal of a portion of the stone walls
to accommodate construction of new entry stairs serving the main residence. Per Town Code
Section 29.80.255, construction, alteration, demolition or removal work for which a Town
permit is required is prohibited on a designated landmark site or in a designated historic district
unless approval by the deciding body has been granted as provided in Sections 29.80.260
through 29.80.300 of the Town Code. If the HPC finds merit with this request, they can approve
the project and it will not return for further review.
The applicant is also seeking preliminary feedback from the HPC on a proposal for construction
of a cover over an existing porch and exterior alterations to the pre-1941 residence. Building
permits would be required for the proposed project. If the HPC finds merit in the request and
the plans submitted for the required Building Permits are in substantial
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CONCLUSION (continued):
conformance to those presented to the HPC, the Building Permits could be approved by the
Town without additional HPC review.
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. Applications
shall not be granted unless:
On landmark sites, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the landmark (and, where specified
in the designating ordinance for a publicly owned landmark, its major interior
architectural features) nor adversely affect the character of historical, architectural
or aesthetic interest or value of the landmark and its site.
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 (Attachment 7).
ATTACHMENTS:
1. Ordinance 1146
2. 1990 Bloomfield Survey
3. Letter of Justification
4. 1981 Development Plans
5. Stone Wall Photo Exhibit
6. Sanborn Exhibit
7. Section 3.9, Residential Design Guidelines
8. Development Plans