Item 3 - Staff Report and Attachments 1 to 5
PREPARED BY: RYAN SAFTY
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: 3/23/2022 ITEM NO: 3
DATE: March 18, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a Recommendation to the Community Development Director on a
Request for Construction of a New Two-Story Single-Family Residence
Located in the Almond Grove Historic District on Property Zoned R-1D:LHP.
Located at 246 Almendra Avenue. APN 510-14-019. Architecture and Site
Application S-21-033.
PROPERTY OWNER: Gary Filizetti. APPLICANT: Brett Brenkwitz. PROJECT
PLANNER: Ryan Safty
RECOMMENDATION:
Forward a recommendation to the Community Development Director on a request for
construction of a new two-story single-family residence located in the Almond Grove Historic
District on property zoned R-1D:LHP located at 246 Almendra Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: N/A (vacant site)
2. Town of Los Gatos Historic Status Code: None
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Almond Grove Historic District
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
DISCUSSION:
The subject property is vacant and is not listed in the 1990 Anne Bloomfield Survey. The
property is located within the Almond Grove Historic District but is not listed as a contributor.
An Architecture and Site application for a new single-family residence was submitted on
September 9, 2021.
PAGE 2 OF 3 SUBJECT: 246 Almendra Avenue/S-21-033 DATE: March 18, 2022
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DISCUSSION (continued):
The applicant is requesting review of a proposal to construct a new two-story single-family
residence and detached garage on vacant property located in the Almond Grove Historic
District.
The subject property is located on the north side of Almendra Ave, one property east of the Tait
Avenue intersection. Pictures of the vacant property are included as Attachment 1. The
surrounding neighborhood is a mix of R-1D:LHP and O:LHP zoning, with a mix of office and
residential uses. The immediate neighbors on Almendra Avenue are each single-story, but the
rest of the surrounding neighborhood has several examples of two-story residences. Pictures of
the surrounding neighborhood are included in Sheets ST1 and ST2 of the development plans in
Attachment 2.
The applicant is proposing a 2,084-square foot two-story residence and 504-square foot
detached garage at the rear of the property. The residence would be roughly 25 feet tall and
would have a 15-foot front setback to the proposed covered porch, and a 21-foot setback to
the front door. The second story would be setback another 19 feet from the front door, or 40
feet from the front property line.
The proposed residence would be of Craftsman Bungalow style to fit with the existing historic
neighborhood. The applicant is proposing a composition shingled roof with a mix of stucco and
horizontal wood siding, with true stone accents on the porch pillars, wood door and window
trim, and divided lite windows. The color and materials board is provided on Sheet A-11 of
Attachment 2. The applicant has provided a Project Description letter, detailing how the
proposal is compatible with the surrounding Almond Grove Historic District (Attachment 3).
The proposed design has been reviewed by the Town’s Consulting Architect as a part of the
Architecture and Site Application. The Consultant’s report is included as Attachment 4. The
applicant has addressed all the consultant’s recommendations in the plans provided in
Attachment 2.
The Development Plans (Attachment 2) show a “future ADU above garage under a separate
permit” above the proposed detached garage. This Architecture and Site application is for only
the single-family residence and detached garage. The future accessory dwelling unit (ADU)
would require a separate ministerial Planning application, not reviewed by the Committee. The
review of this application by the Committee should focus on the design of the residence and
detached garage.
PAGE 3 OF 3 SUBJECT: 246 Almendra Avenue/S-21-033 DATE: March 18, 2022
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CONCLUSION:
The applicant is requesting approval of a proposal to construct a new two-story single-family
residence and detached garage on vacant property located in the Almond Grove Historic
District. Should the Committee find merit in the request, the recommendation would be
forwarded to the Community Development Director and the application would continue
through the Architecture and Site process. The project would not return to the Committee.
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:
In historic districts, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property, which is the subject of
the application, nor adversely affect its relationship, in terms of harmony and
appropriateness, with its surroundings, including neighboring structures, nor adversely
affect the character, or the historical, architectural, or aesthetic interest or value of the
district.
B. Residential Design Guidelines
Section 4.10 of the Town’s Residential Design Guidelines offers recommendations for new
construction within one of the Town’s historic districts (Attachment 5).
ATTACHMENTS:
1. Site Photos
2. Development Plans
3. Project Description Letter
4. Consulting Architect Report
5. Section 4.10, Residential Design Guidelines
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ATTACHMENT 1
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ATTACHMENT 2
FRANKS & BRENKWITZ, LLP
ARCHITECTURE + PLANNING + HISTORICAL
PO Box 597, Aptos, CA 95001-0597
Phone (831) 662-8800
LETTER OF TRANSMITTAL
Date: 2-28-22
To: Town of Los Gatos, Community Development Dept.
Attention: Ryan M. Safty, Associate Planner
Job: 246 Almendra Ave. (510-14-019)
We transmit: Letter regarding Design Compatibility
Project Description
As this project is located in the Almond Grove Historic District, we have
sought to create a compatible design with the existing historic fabric of the
neighborhood. We feel that the Craftsman Bungalow inspired design fits in
well with the existing neighborhood context and is a well represented design
on the street. As a result, we believe this project will harmonize well with the
other existing buildings.
The vocabulary of materials used include true stone, wood siding with
plaster, wood door and window trim, wood bracket detailing, tapered wood
columns, and engaged wood trim. Roofing will be composition shingle
roofing for fire protection, while lending a shingle aesthetic to the buildings.
Windows will include divided lites.
ATTACHMENT 3
The massing of the main residence facing Almendra Ave. has been designed
so that the façade will present a 1-story element with open porch to the
street. The upper floor starts some 25’ behind the porch columns, which will
help with a more human-scale feel for the house. The garage and future
ADU will be placed in the back of the property to give it less significance
than the main residence. The garage will utilize two garage doors to reduce
the aesthetic impact of the doors.
The 5:12 roof pitch with large overhangs will blend in well to the other
homes on the street. The use of gable ends will also echo many of the other
historic homes on the street.
Overall, we feel that the introduction of this infill project into the
neighborhood will be an improvement over the current asphalt parking lot,
and will harmonize well with the other existing buildings while providing
some much needed housing for the Town.
Sincerely,
Brett Brenkwitz, Architect C 25,131
November 4, 2021
Mr. Ryan Safty
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 246 Almendra Avenue
Dear Ryan:
I reviewed the drawings and evaluated the site context. My comments and recommendations are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an established neighborhood of traditional homes. Houses are mostly one-story in
height with a strong emphasis on a single story massing and character. Photos of the site and its surrounding
neighborhood are shown on the following page.
ATTACHMENT 4
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 2
THE SITE
Commercial building to the immediate left
AERIAL looking east
Home to the immediate right
Nearby home on Almendra Avenue Nearby home on Almendra Avenue
Nearby home on Almendra Avenue Nearby home on Almendra Avenue
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 3
ISSUES AND CONCERNS
In general, the home and companion garage structure are well designed with a traditional architectural style and
details consistent with the surrounding neighborhood on Almendra Avenue - see proposed elevations below.
Proposed Front Elevation
Proposed Left Side Elevation
Proposed Rear Elevation
Proposed Right Side Elevation
Proposed Garage Front Elevation Proposed Garage Left Side Elevation
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 4
There are only a few issues that I identified for further staff consideration: Four that I would recommend under
any circumstances, and one that should be considered, but which requires a value judgement.
PRIMARY ARCHITECTURAL DESIGN CONCERNS
1. The proposed porch shed roof is very non-traditional for the proposed architectural style.
2. The proposed porch shed roof is too delicate for the traditional Craftsman Style columns.
3. The roof eave break on the left side elevation is not consistent with the proposed architectural style.
4. The two-story wall on the left side elevation is not consistent with the proposed architectural style.
STREETSCAPE MASSING CONCERNS
5. The second floor mass is set back from the front porch facade, but would be more visually prominent
from the street than another home nearby to the right. That house has the majority of the second floor
mass sloping away from the front setback while this proposed house has taller gable ends at the second
floor front setback - see illustrations below and on the following page.
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 5
Nearby home to the right
Nearby home to the right
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 6
RECOMMENDATIONS
PRIMARY ARCHITECTURAL DESIGN CONCERNS
1. Extend the front first floor gable form as is normal for this architectural style.
2. Continue the first floor eave and roof along the left side facade to provide a continuous line.
3. Replace the first floor siding in that area with stucco to be consistent with the overall design.
STREETSCAPE MASSING CONCERNS
The issue of second floor massing requires a judgement call as to whether it is significant enough to ask for
design changes. The proposed house is not set back to match the setbacks of the other adjacent homes which
would not be consistent with the main content of Residential Design Guideline 2.2.1.
2.2.1 Relate building front and side setbacks to those on adjacent parcels
• If setbacks along a street front are uniform, match that setback.
• In cases where setbacks are varied in the neighborhood, new homes should match those of adjacent
homes.
• Where adjacent homes have differing setbacks, try placing the home such that it uses an average of the
two.
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 7
However, the adjacent commercial structure is set closer to the street so perhaps the last bullet point in
the guideline might be considered applicable. The issue should rest, I believe, upon whether the proposed
placement is a useful transition from the commercial building to the adjacent neighborhood residential
setbacks or whether Residential Design Guideline 2.2.1, which calls for matching the adjacent home
setbacks in support of neighborhood computability is preferable, with the commercial structure left as an
outlier,
In any event, the decision should consider whether the location and form of the second floor mass in its
current proposed location is consistent with the predominant one-story character of the neighborhood.
Should staff wish to consider an alternative to the proposed setback and/or second floor massing design, I
believe there are two potential approaches which could be considered.
1. Increase the front setback to match the other homes along the Almendra Avenue frontage, as shown in
the illustration below. That move would move the second floor mass back to a similar location as the
second floor on the nearby two-story home, but it would still leave the second floor mass more visible
because of the extent of the front-facing gable roof forms. From a site plan standpoint, it would reduce
the paved area available for on-site parking between the house and the garage.
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 8
2. Revise the second floor roof plan to reduce the mass of the front-facing gable forms in favor of a roof
sloping away from the street front, as is the case on the nearby house. This approach is shown on the il-
lustrations below.
246 Almendra Avenue
Design Review Comments
November 4, 2021 Page 9
This approach appears feasible, but might take some modifications to the second floor plan. In my con-
ceptual study above, I was not able to accommodate the currently proposed pop outs on the second floor
side elevation, but they would be acceptable if well integrated into the building forms.
If we need to discuss this further, I am available at your convenience.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
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Residential Design Guidelines54
Town of Los Gatos
HISTORIC RESOURCES4
4.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
Follow the provisions set forth in Guideline 3.9 on page
33.
4.10 NEW CONSTRUCTION
This section applies only to new houses constructed within
one of the Town’s designated historic districts
•Replacement of an existing character-defining or historic
structure with a new structure is strongly discouraged.
•New structures should be built in the same style and de-
sign of contributing structures in the district. In general,
Victorian, Craftsman/Bungalow, and Mission Revival/
Mediterranean styles are the contributors to Los Gatos’
historic districts.
•Exact duplication is neither required or encouraged. How-
ever, a recognized architectural style and design in the
district is required.
•New Victorian and Craftsman style structures must accu-
rately replicate the traditional style, design and integrity of
those contributing structures in the district.
•Replacement of a noncontributing structure is accept-
able.
•The established contextual patterns and rhythms should
be respected. It is perfectly acceptable that a new “style”
be introduced, if it is in keeping with the neighborhood.
Historically that has occurred throughout the development
of the Town of Los Gatos.
•New structures should not create a false sense of the his-
torical development of the district.
•Conform new structures to the existing and/or required
setbacks, and replace the “footprint” of the original struc-
tures if any.
•Respect the established site patterns and harmonize with
neighboring buildings and existing topography. Exceptions
might occur at corners, or where unusual existing condition
or neighboring structures create a special condition.
•Respect the street pattern created by open space.
•New construction should be in keeping with the existing
neighborhood. It should be especially sensitive to the height
and scale of the homes on immediately adjacent parcels.
Front facades should appear similar in height to those seen
historically in the block. Taller portions should be set back
further on the lot.
EXAMPLES OF SYMPATHETIC
NEW CONSTRUCTION
ATTACHMENT 5
Residential Design Guidelines 55
Town of Los Gatos
HISTORIC RESOURCES4
• When a new project has more square footage than the
surrounding structures, reduce the scale of the structure
with sensitive design treatments. Setbacks, overhangs, bay
windows, changes in roof slopes, and facade ornament are
all methods for reducing the scale of a structure.
• Floor to floor heights should match the floor to floor of
adjacent contributing structures.
• The proportion of window and door openings in new
construction should be similar to that of the existing sur-
rounding architecture.
• Porches on new structures should have proportions, ma-
terials and roof slopes similar to original porches in the
district. They should also have depths similar to contribut-
ing structures in the district which normally allows for the
placement of furniture on the porch.
4.11 NONCONTRIBUTING STRUCTURES
This section applies only to existing houses located within one
of the Town’s designated historic districts
4.11.1 Remodel to a Contributing Status
• Owners of noncontributing structures within the Town’s
historic districts are encouraged to remodel them into the
style and design of a contributing structure in the district.
• Structures most suitable for this type of remodel are
those that would likely have been classified as contributing
structures absent previous remodel work or additions that
were not sympathetic to the original architecture of the
structure.
• In some cases, it may also be possible to make changes that
would convert an otherwise non-descript structure into a
contributing structure for the district. In general, Victorian,
Craftsman/Bungalow, and Mission Revival/Mediterranean
styles are the contributors to Los Gatos’ historic districts.
• An applicant must produce photographs, counts, and docu-
mentation of the location of existing structures of that style
in the district or reference materials indicating consistency
with contributing styles in the district.
• All exterior elements subject to review should be consistent
with the proposed style.
• Remove previous additions and alternations that are not
consistent with the architectural style of the structure and
the district.
• Carry out exterior changes to the building facades and addi-
tions using the guidelines in Section 4.8, 4.9 and 4.10.