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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 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\03-23-22\Item 3 - 246 Almendra\Staff Report.246 Almendra Ave.docx 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 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\03-23-22\Item 3 - 246 Almendra\Staff Report.246 Almendra Ave.docx 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 This Page Intentionally Left Blank ATTACHMENT 1 This Page Intentionally Left Blank 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 This Page Intentionally Left Blank 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.