Item 5 - Addendum and Attachments 7 to 9
PREPARED BY: SAVANNAH VAN AKIN
Assistant 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: 03/23/2022 ITEM NO: 5 ADDENDUM
DATE: March 22, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request to Remove a Pre-1941 Property from the Historic
Resources Inventory for Property Zoned R-1D Located at 435 San Benito
Avenue. APN 410 17 053. PROPERTY OWNER/APPLICANT: James
Holtz/Sandra Paim. PROJECT PLANNER: Savannah Van Akin.
REMARKS:
After publishing the Staff Report on March 18, 2022, staff identified that 435 San Benito Avenue
went before the Committee on December 16, 2020. Staff are providing the information here as
additional background on the property (Attachments 7 – 9). The Committee conducted a
preliminary review of the request (Attachment 9 - Action Letter) and recommended that the
applicant:
• Specifying windows that would be more consistent with the existing residence; and
• Revise the addition to be more in balance with the existing residence.
ATTACHMENTS:
Previously received with the March 18, 2022, Staff Report:
1. Letter of Justification
2. Exterior Photos – Late 1970s
3. Sanborn Exhibit
4. Site Photos
5. Building Permit Records
6. Site Plan
Received with this Addendum Report:
7. December 16, 2022, Historic Preservation Committee Staff Report with Attachments (1-5)
8. December 16, 2022, Historic Preservation Committee Meeting Minutes
9. December 16, 2022, Historic Preservation Committee Action Letter
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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: 12/16/2020
ITEM NO: 7
DATE: December 8, 2020
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review of a Request for Construction of Exterior Alterations and
an Addition to a Presumptive Historic Residence (Pre-1941) on Property
Zoned R-1D Located at 435 San Benito Avenue. APN 410 -17-053. Property
Owner: James Holtz and Barbara Bowman. Applicant: Sandra Paim, Architect.
Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a preliminary review of a request for construction of exterior alterations and an
addition to a presumptive historic residence (pre-1941) on property zoned R-1D located at 435
San Benito Avenue.
PROPERTY DETAILS:
1.Date primary structure was built: 1932 per 1941 Housing Survey
2.Town of Los Gatos Historic Status Code: N/A
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
DISCUSSION:
The applicant requests preliminary review of a proposal to construct a single -story addition of
approximately 303 square feet to the south side of the existing two-story residence. The
proposed addition would be setback approximately nine feet from the front façade of the
existing residence. The roof of the proposed addition would rise to a point five inches taller
ATTACHMENT 7
PAGE 2 OF 2
SUBJECT: 435 San Benito Avenue
DATE: December 8, 2020
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2020\12-16-20 Special Mtg\Item 7 - 435 San Benito\Staff Report.435 San
Benito.docx
DISCUSSION (continued):
than the existing roof with a pitch to match. The propose exterior materials of the addition
would match the existing residence.
CONCLUSION:
The applicant is seeking preliminary feedback from the Committee on the proposal. Should the
Committee find merit in the request, the project could be completed with a Building Permit ,
and if confirmed through Planning review to be in substantial conformance with the
Committee’s review and recommendations, 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. 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. 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 2).
ATTACHMENTS:
1. Letter of Justification
2. Historic Research
3. Building Permit Records
4. Section 3.9, Residential Design Guidelines
5. Development Plans
Office of Sandra Paim
Sandra Paim Architect
P.O. Box 2136
Los Gatos, CA 95031
Town of Los Gatos
Community Development Department
110 E. Main Street
Los Gatos, CA 95030
December 1, 2020
RE: 435 San Benito Avenue
Exterior Modification Outside of a Historic District; APN 410-17-053
Please accept our request to be placed on the HPC meeting agenda for December 16, 2020. We are
requesting an exterior modification outside of a historic district of a pre-1941 building at 435 San Benito
Avenue. The site is zoned R-1D and the building is currently used as a single-family residence.
The building is a one story 1920’s Craftsman style with horizontal wood siding, wood trim and hipped
gable roofs. The roof covering is asphalt shingle. All materials and roof shape and pitch are proposed to
match existing.
The building has no historical significance or architectural merit for these reasons:
1.The structure is not associated with events that have made a significant contribution to the Town;
2.No significant persons are associated with the site;
3.There are no distinctive characteristics of type, period or method of construction or representation
of work by a master;
4.The structure does not yield information to Town history
Thank you in advance for your consideration of our exterior modification request.
Sincerely,
Sandra Paim
Architect C-23944
ATTACHMENT 1
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ATTACHMENT 2
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT
BUILDING PERMIT
Permit ID/Type:B18-0254 Residential - Reroof Applied:03/27/2018
Work Description:T/O (E) COMP R/R WITH COOL ROOF COMP 700
SF
Approved:
Status:Issued Issued:03/27/2018
Address:435 SAN BENITO AVE Expires:02/24/2019
Owner:HOLTZ JAMES;BOWMAN BARBARA TRUSTEE
435 SAN BENITO AVE
LOS GATOS CA, 95030
Phone:4083546970
Contractor:PETERSEN -DEAN INC
2228 JUNCTION AVE
SAN JOSE, CA, 95131
Phone:408-667-5465
License No.:468117
Job Value:$4,000.00 Buildings:1
Total Sq. Ft.:700 Houses:0
Building Use:Dwellings Census #:434
Occupancy Type:R-3.1 Construction Type:V-B
Total Fees $290.77
Total Payments $290.77
Balance Due $0.00
LICENSED CONTRACTOR'S DECLARATION
I hereby affirm under penalty of perjury that I am licensed under provisions of Chapter 9 (commencing with Section 7000) of Division 3
of the Business and Professions Code, and my license is in full force and effect.
License Class _______________ Contractor License No. _________
Expiration Date ______________________ Contractor Signature _____________________
WORKERS' COMPENSATION DECLARATION WARNING: FAILURE TO SECURE WORKERS' COMPENSATION COVERAGE IS
UNLAWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRIMINAL PENALTIES AND CIVIL FINES UP TO ONE HUNDRED
THOUSAND DOLLARS ($100,000), IN ADDITION TO THE COST OF COMPENSATION, DAMAGES AS PROVIDED FOR IN
SECTION 3706 OF THE LABOR CODE, INTEREST, AND ATTORNEY'S FEES.
I hereby affirm under penalty of perjury one of the following declarations:
____ I have and will maintain a certificate of consent to self-insure for workers' compensation, issued by the Director of Industrial
Relations as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. Policy
No. ____________________
____ I have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance
of the work for which this permit is issued. My workers' compensation insurance carrier and policy number are:
Carrier ______________ Policy Number ____________ Expiration Date ___________
Name of Agent ________________ Phone # ________________
____ I certify that, in the performance of the work for which this permit is issued, I shall not employ any person in any manner so as to
become subject to the workers' compensation laws of California, and agree that, if I should become subject to the workers'
compensation provisions of Section 3700 of the Labor Code, I shall forthwith comply with those provisions.
Signature of Applicant Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
ATTACHMENT 3
OWNER-BUILDER DECLARATION
I hereby affirm under penalty of perjury that I am exempt from the Contractors' State License Law for the reason(s) indicated below by
the checkmark(s) I have placed next to the applicable item(s) (Section 7031.5, Business and Professions Code: Any city or county that
requires a permit to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for the
permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors' State License Law (Chapter 9
(commencing with Section 7000) of Division 3 of the Business and Professions Code) or that he or she is exempt from licensure and
the basis for the alleged exemption. Any violation of Section 7031.5 by any applicant for a permit subjects the applicant to a civil
penalty of not more than five hundred dollars ($500).):
(_) I, as owner of the property, or my employees with wages as their sole compensation, will do (_) all of or (_) portions of the work,
and the structure is not intended or offered for sale (Section 7044, Business and Professions Code: The Contractors' State License
Law does not apply to an owner of property who, through employees' or personal effort, builds or improves the property, provided that
the improvements are not intended or offered for sale. If, however, the building or improvement is sold within one year of completion,
the Owner-Builder will have the burden of proving that it was not built or improved for the purpose of sale.).
(_) I, as owner of the property, am exclusively contracting with licensed Contractors to construct the project (Section 7044, Business
and Professions Code: The Contractors' State License Law does not apply to an owner of property who builds or improves thereon,
and who contracts for the projects with a licensed Contractor pursuant to the Contractors' State License Law.).
(_) I am exempt from licensure under the Contractors' State License Law for the following reason: _________________________
By my signature below I acknowledge that, except for my personal residence in which I must have resided for at least one year prior
to completion of the improvements covered by this permit, I cannot legally sell a structure that I have built as an owner-builder if it has
not been constructed in its entirety by licensed contractors. I understand that a copy of the applicable law, Section 7044 of the
Business and Professions Code, is available upon request when this application is submitted or at the following.
Web site:http://www.leginfo.ca.gov/calaw.html
Date _______________ Signature of Property Owner or Authorized agent___________________________________
DECLARATION REGARDING CONSTRUCTION LENDING AGENCY
I hereby affirm under penalty of perjury that there is a construction lending agency for the performance of the work for which this
permit is issued (Section 8172, Civil Code).
Lender's Name __________________________________Lender's Address _______________________________
By my signature below, I certify to each of the following:
I am the property owner or authorized to act on the property owner's behalf. I have read this application and the information I have
provided is correct. I agree to comply with all applicable city and county ordinances and state laws relating to building construction. I
authorize representatives of this city or county to enter the above-identified property for inspection purposes.
Signature of Property Owner or Authorized Agent Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT
BUILDING PERMIT
Permit ID/Type:P12-103 Residential - Sewer Line Applied:08/27/2012
Work Description:REPLACE SEWER LINE AND INSTALL CLEANOUT
AT HOUSE AND PROPERTY LINE (WVSD 40565)
Approved:
Status:Finaled Issued:08/27/2012
Address:435 SAN BENITO AVE Expires:03/25/2013
Owner:HOLTZ JAMES;BOWMAN BARBARA TRUSTEE
435 SAN BENITO AVE
LOS GATOS CA, 95030
Phone:408-354-6970
Contractor:DBA $15 SEWER AND DRAIN SERVICE
P.O. BOX 26860
SAN JOSE, CA, 95159
Phone:408-995-6400
License No.:501065
Job Value:Buildings:1
Total Sq. Ft.:Houses:0
Building Use:Dwellings Census #:434
Occupancy Type:R-3 Construction Type:V-B
Total Fees $117.64
Total Payments $117.64
Balance Due $0.00
LICENSED CONTRACTOR'S DECLARATION
I hereby affirm under penalty of perjury that I am licensed under provisions of Chapter 9 (commencing with Section 7000) of Division 3
of the Business and Professions Code, and my license is in full force and effect.
License Class _______________ Contractor License No. _________
Expiration Date ______________________ Contractor Signature _____________________
WORKERS' COMPENSATION DECLARATION WARNING: FAILURE TO SECURE WORKERS' COMPENSATION COVERAGE IS
UNLAWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRIMINAL PENALTIES AND CIVIL FINES UP TO ONE HUNDRED
THOUSAND DOLLARS ($100,000), IN ADDITION TO THE COST OF COMPENSATION, DAMAGES AS PROVIDED FOR IN
SECTION 3706 OF THE LABOR CODE, INTEREST, AND ATTORNEY'S FEES.
I hereby affirm under penalty of perjury one of the following declarations:
____ I have and will maintain a certificate of consent to self-insure for workers' compensation, issued by the Director of Industrial
Relations as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. Policy
No. ____________________
____ I have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance
of the work for which this permit is issued. My workers' compensation insurance carrier and policy number are:
Carrier ______________ Policy Number ____________ Expiration Date ___________
Name of Agent ________________ Phone # ________________
____ I certify that, in the performance of the work for which this permit is issued, I shall not employ any person in any manner so as to
become subject to the workers' compensation laws of California, and agree that, if I should become subject to the workers'
compensation provisions of Section 3700 of the Labor Code, I shall forthwith comply with those provisions.
Signature of Applicant Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
OWNER-BUILDER DECLARATION
I hereby affirm under penalty of perjury that I am exempt from the Contractors' State License Law for the reason(s) indicated below by
the checkmark(s) I have placed next to the applicable item(s) (Section 7031.5, Business and Professions Code: Any city or county that
requires a permit to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for the
permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors' State License Law (Chapter 9
(commencing with Section 7000) of Division 3 of the Business and Professions Code) or that he or she is exempt from licensure and
the basis for the alleged exemption. Any violation of Section 7031.5 by any applicant for a permit subjects the applicant to a civil
penalty of not more than five hundred dollars ($500).):
(_) I, as owner of the property, or my employees with wages as their sole compensation, will do (_) all of or (_) portions of the work,
and the structure is not intended or offered for sale (Section 7044, Business and Professions Code: The Contractors' State License
Law does not apply to an owner of property who, through employees' or personal effort, builds or improves the property, provided that
the improvements are not intended or offered for sale. If, however, the building or improvement is sold within one year of completion,
the Owner-Builder will have the burden of proving that it was not built or improved for the purpose of sale.).
(_) I, as owner of the property, am exclusively contracting with licensed Contractors to construct the project (Section 7044, Business
and Professions Code: The Contractors' State License Law does not apply to an owner of property who builds or improves thereon,
and who contracts for the projects with a licensed Contractor pursuant to the Contractors' State License Law.).
(_) I am exempt from licensure under the Contractors' State License Law for the following reason: _________________________
By my signature below I acknowledge that, except for my personal residence in which I must have resided for at least one year prior
to completion of the improvements covered by this permit, I cannot legally sell a structure that I have built as an owner-builder if it has
not been constructed in its entirety by licensed contractors. I understand that a copy of the applicable law, Section 7044 of the
Business and Professions Code, is available upon request when this application is submitted or at the following.
Web site:http://www.leginfo.ca.gov/calaw.html
Date _______________ Signature of Property Owner or Authorized agent___________________________________
DECLARATION REGARDING CONSTRUCTION LENDING AGENCY
I hereby affirm under penalty of perjury that there is a construction lending agency for the performance of the work for which this
permit is issued (Section 8172, Civil Code).
Lender's Name __________________________________Lender's Address _______________________________
By my signature below, I certify to each of the following:
I am the property owner or authorized to act on the property owner's behalf. I have read this application and the information I have
provided is correct. I agree to comply with all applicable city and county ordinances and state laws relating to building construction. I
authorize representatives of this city or county to enter the above-identified property for inspection purposes.
Signature of Property Owner or Authorized Agent Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT
BUILDING PERMIT
Permit ID/Type:B03-000239 Applied:04/16/2003
Work Description:T/O 3 LAYERS R/R 50YR COMP SHINGLES CLASS
A 1700 SF
Approved:
Status:Finaled Issued:04/16/2003
Address:435 SAN BENITO AVE Expires:08/20/2003
Owner:HOLTZ JAMES;BOWMAN BARBARA TRUSTEE
435 SAN BENITO AVE
LOS GATOS CA, 95030-5304
Phone:408-354-6970
Contractor:PETERSEN - DEAN INC.
7980 ENTERPRISE DR
, , 94560
Phone:(510) 494-9982
License No.:468117
Job Value:$4,250.00 Buildings:1
Total Sq. Ft.:0 Houses:0
Building Use:Census #:434
Occupancy Type:Construction Type:
Total Fees $173.90
Total Payments $173.90
Balance Due $0.00
LICENSED CONTRACTOR'S DECLARATION
I hereby affirm under penalty of perjury that I am licensed under provisions of Chapter 9 (commencing with Section 7000) of Division 3
of the Business and Professions Code, and my license is in full force and effect.
License Class _______________ Contractor License No. _________
Expiration Date ______________________ Contractor Signature _____________________
WORKERS' COMPENSATION DECLARATION WARNING: FAILURE TO SECURE WORKERS' COMPENSATION COVERAGE IS
UNLAWFUL, AND SHALL SUBJECT AN EMPLOYER TO CRIMINAL PENALTIES AND CIVIL FINES UP TO ONE HUNDRED
THOUSAND DOLLARS ($100,000), IN ADDITION TO THE COST OF COMPENSATION, DAMAGES AS PROVIDED FOR IN
SECTION 3706 OF THE LABOR CODE, INTEREST, AND ATTORNEY'S FEES.
I hereby affirm under penalty of perjury one of the following declarations:
____ I have and will maintain a certificate of consent to self-insure for workers' compensation, issued by the Director of Industrial
Relations as provided for by Section 3700 of the Labor Code, for the performance of the work for which this permit is issued. Policy
No. ____________________
____ I have and will maintain workers' compensation insurance, as required by Section 3700 of the Labor Code, for the performance
of the work for which this permit is issued. My workers' compensation insurance carrier and policy number are:
Carrier ______________ Policy Number ____________ Expiration Date ___________
Name of Agent ________________ Phone # ________________
____ I certify that, in the performance of the work for which this permit is issued, I shall not employ any person in any manner so as to
become subject to the workers' compensation laws of California, and agree that, if I should become subject to the workers'
compensation provisions of Section 3700 of the Labor Code, I shall forthwith comply with those provisions.
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
Signature of Applicant Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
OWNER-BUILDER DECLARATION
I hereby affirm under penalty of perjury that I am exempt from the Contractors' State License Law for the reason(s) indicated below by
the checkmark(s) I have placed next to the applicable item(s) (Section 7031.5, Business and Professions Code: Any city or county that
requires a permit to construct, alter, improve, demolish, or repair any structure, prior to its issuance, also requires the applicant for the
permit to file a signed statement that he or she is licensed pursuant to the provisions of the Contractors' State License Law (Chapter 9
(commencing with Section 7000) of Division 3 of the Business and Professions Code) or that he or she is exempt from licensure and
the basis for the alleged exemption. Any violation of Section 7031.5 by any applicant for a permit subjects the applicant to a civil
penalty of not more than five hundred dollars ($500).):
(_) I, as owner of the property, or my employees with wages as their sole compensation, will do (_) all of or (_) portions of the work,
and the structure is not intended or offered for sale (Section 7044, Business and Professions Code: The Contractors' State License
Law does not apply to an owner of property who, through employees' or personal effort, builds or improves the property, provided that
the improvements are not intended or offered for sale. If, however, the building or improvement is sold within one year of completion,
the Owner-Builder will have the burden of proving that it was not built or improved for the purpose of sale.).
(_) I, as owner of the property, am exclusively contracting with licensed Contractors to construct the project (Section 7044, Business
and Professions Code: The Contractors' State License Law does not apply to an owner of property who builds or improves thereon,
and who contracts for the projects with a licensed Contractor pursuant to the Contractors' State License Law.).
(_) I am exempt from licensure under the Contractors' State License Law for the following reason: _________________________
By my signature below I acknowledge that, except for my personal residence in which I must have resided for at least one year prior
to completion of the improvements covered by this permit, I cannot legally sell a structure that I have built as an owner-builder if it has
not been constructed in its entirety by licensed contractors. I understand that a copy of the applicable law, Section 7044 of the
Business and Professions Code, is available upon request when this application is submitted or at the following.
Web site:http://www.leginfo.ca.gov/calaw.html
Date _______________ Signature of Property Owner or Authorized agent___________________________________
DECLARATION REGARDING CONSTRUCTION LENDING AGENCY
I hereby affirm under penalty of perjury that there is a construction lending agency for the performance of the work for which this
permit is issued (Section 8172, Civil Code).
Lender's Name __________________________________Lender's Address _______________________________
By my signature below, I certify to each of the following:
I am the property owner or authorized to act on the property owner's behalf. I have read this application and the information I have
provided is correct. I agree to comply with all applicable city and county ordinances and state laws relating to building construction. I
authorize representatives of this city or county to enter the above-identified property for inspection purposes.
Signature of Property Owner or Authorized Agent Date
Town of Los Gatos • Community Development • Building Division • 110 E. Main St., Los Gatos, CA 95031
408.354.6876 • www.losgatosca.gov • www.facebook.com/losgatosca
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Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 4
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
ATTACHMENT 5
03/04/2020
0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT1/4" = 1'-0"A4.001AEXISTING EAST ELEVATION - STREET SIDE1/4" = 1'-0"A4.001BPROPOSED EAST ELEVATION - STREET SIDE⅊5'-0"(E) ROOF; ASPHALT SHINGLES(E) STREETTREE(S)ROOF; MATCHSLOPE ANDMATERIAL OFEXISTING ROOF(E) WOOD FENCE /HEDGE10'-11 1/2" - ADDITION2'-0" (E) HOUSE⅊0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMITNTSA4.002AEXISTING STREET VIEWNTSA4.002BPROPOSED STREET VIEW⅊⅊(E) WOOD GATE(E) STREETTREE(S)(E) WOOD FENCE /HEDGE(E) WOOD GATEBYSCALESHEETISSUEDDESCRIPTIONSHEET TITLEPROJECT NAMEFILESAN BENITOHOLTZ ADDITION435 SAN BENITOLOS GATOS, CA 9503005.21.20DEVELOPMENT REVIEW------------------------------------------------------------------------ OWNER:Barbara Bowman + Jim HoltzAPN: 410 17 05300.00.00SET DESCRIPTION------------------------------------------------------------------------EXTERIOR ELEVATIONSAND 3D VIEWS 1.18387 - A4.00.dwgCCS1/4" = 1'-0"A4.00
0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT1/4" = 1'-0"A4.011AEXISTING EAST ELEVATION - STREET SIDE1/4" = 1'-0"A4.011BPROPOSED EAST ELEVATION - STREET SIDE1/4" = 1'-0"A4.012AEXISTING SOUTH ELEVATION - SIDE YARD1/4" = 1'-0"A4.012BPROPOSED SOUTH ELEVATION - SIDE YARD⅊0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT(E) WOOD SIDING / TRIM; PTD5'-0"1'-1"1BA4.501AA4.50(E) WOOD WINDOWS(E) SKYLIGHT(E) ROOF; ASPHALT SHINGLES(E) CHIMNEYPROPOSED WOODSIDING / TRIM;MATCH EXISTINGWOOD WINDOW;MATCH EXISTINGSTYLEPROPOSEDSKYLIGHTROOF; MATCHSLOPE ANDMATERIAL OFEXISTING ROOFMODIFY(E) CHIMNEY /FLASHING ATROOF AS NEEDEDWOOD FENCE /GATE; MATCHEXISTINGPROPOSED WOODSIDING / TRIM;MATCH EXISTINGALUM. WINDOWS /DOOR AT FAMILYROOM; MATCHEXISTING STYLE OFLIVING ROOMDOORPROPOSEDSKYLIGHTROOF; MATCHSLOPE ANDMATERIAL OFEXISTING ROOFMODIFY (E) CHIMNEY /FLASHING AT ROOF ASNEEDED10'-11 1/2" - ADDITION2'-0" (E) HOUSE28'-5" - ADDITION(E) WOOD SIDING/ TRIM; PTD(E) WOODWINDOWS(E) SKYLIGHT(E) ROOF; ASPHALTSHINGLES(E) CHIMNEY30'-0"HEIGHT LIMIT30'-0"HEIGHT LIMIT2'-0"2'-0"(E) DOWNSPOUT(E) DOWNSPOUT(E) DOWNSPOUTBYSCALESHEETISSUEDDESCRIPTIONSHEET TITLEPROJECT NAMEFILESAN BENITOHOLTZ ADDITION435 SAN BENITOLOS GATOS, CA 9503005.21.20DEVELOPMENT REVIEW------------------------------------------------------------------------ OWNER:Barbara Bowman + Jim HoltzAPN: 410 17 05300.00.00SET DESCRIPTION------------------------------------------------------------------------EXTERIOR ELEVATIONS 1.18387 - A4.00.dwgCCS1/4" = 1'-0"A4.01
1/4" = 1'-0"A4.021AEXISTING WEST ELEVATION - REAR YARD1/4" = 1'-0"A4.021BPROPOSED WEST ELEVATION - REAR YARD1/4" = 1'-0"A4.022A/BEXISTING / PROSPOED NORTH ELEVATION - ONLY MINOR ROOF CHANGE0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT2"1A/BA4.50⅊5'-0"10'-11 1/2" - ADDITION (E) HOUSE2'-0"
2'-0"(E) WOOD SIDING / TRIM; PTD(E) WOOD WINDOWS(E) DORMER(E) ROOF; ASPHALT SHINGLES(E) WOOD SIDING/ TRIM; PTD(E) WOODWINDOWS(E) DORMER(E) ROOF; ASPHALT SHINGLES(E) WOOD SIDING /TRIM; PTD(E) WOOD WINDOWS(E) DORMER(E) ROOF; ASPHALTSHINGLES(E) ALUM.WINDOWS / DOORALUM. WINDOWS/ DOOR ATFAMILY ROOM;MATCH EXISTINGSTYLE OF LIVINGROOM DOOR(E) ALUM.WINDOWS / DOOR(E) WOOD FENCEBYSCALESHEETISSUEDDESCRIPTIONSHEET TITLEPROJECT NAMEFILESAN BENITOHOLTZ ADDITION435 SAN BENITOLOS GATOS, CA 9503005.21.20DEVELOPMENT REVIEW------------------------------------------------------------------------ OWNER:Barbara Bowman + Jim HoltzAPN: 410 17 05300.00.00SET DESCRIPTION------------------------------------------------------------------------BUILDING ELEVATIONS 1.18387 - A4.00.dwgCCS1/4" = 1'-0"A4.02
1/4" = 1'-0"A4.501AEXISTING BUILDING SECTION 1/4" = 1'-0"A4.501BPROPOSED BUILDING SECTION 1'-1"0'-0"F.F. MAIN LEVEL18'-6"T.O. EXISTING ROOF9'-4"ROOF EAVE18'-11"T.O. PROPOSED ROOF30'-0"HEIGHT LIMIT⅊5'-0"10'-11 1/2" - ADDITION(E) HOUSE2'-0"BYSCALESHEETISSUEDDESCRIPTIONSHEET TITLEPROJECT NAMEFILESAN BENITOHOLTZ ADDITION435 SAN BENITOLOS GATOS, CA 9503005.21.20DEVELOPMENT REVIEW------------------------------------------------------------------------ OWNER:Barbara Bowman + Jim HoltzAPN: 410 17 05300.00.00SET DESCRIPTION------------------------------------------------------------------------BUILDING SECTIONS 1.18387 - A4.00.dwgCCS1/4" = 1'-0"A4.50
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING
DECEMBER 16, 2020
The Historic Preservation Committee of the Town of Los Gatos conducted a Special Meeting on
December 16, 2020 at 3:00 p.m.
This meeting was conducted utilizing teleconferencing and electronic means consistent with
State of California Executive Order N-29-20 dated March 17, 2020, regarding the COVID-19
pandemic and was conducted via Zoom. All committee members and staff participated from
remote locations and all voting was conducted via roll call vote. In accordance with Executive
Order N-29-20, the public could only view the meeting online and not in the Council Chamber.
MEETING CALLED TO ORDER AT 3:01 PM
ROLL CALL
Present: Vice Chair Steve Raspe, Planning Commissioner Kendra Burch, Planning Commissioner
Kathryn Janoff, Committee Member Nancy Derham
Absent: None.
VERBAL COMMUNICATIONS
None.
Vice Chair Raspe thanked HPC Member Derham for her service on behalf of the Committee.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1.Approval of Minutes – November 18, 2020
3.15 Chestnut Avenue
Minor Residential Application MR-20-012
Requesting Approval for Construction of an Addition greater than 100 square feet to an
existing Second Story of a Historic Residence (Pre-1941) located on Property Zoned R-
1:8. APN 510-40-155.
PROPERTY OWNER: Mahtab Fatemi and Ben Verwer
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Diego Mora
ATTACHMENT 8
PAGE 2 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
Preliminary Review Completed: October 28, 2020
4. 32 Walnut Avenue
Architecture and Site Application S-20-034
Requesting approval for a demolition of an existing single-family residence and
construction of a new single-family residence located on property zoned R-1:8.
APN 510-41-013.
PROPERTY OWNER: Manish Belsare and Rekha Thakur
APPLICANT: Tom Sloan, Metro design Group
PROJECT PLANNER: Sean Mullin
Preliminary Review Completed: September 23, 2020
MOTION: Motion by Vice Chair Steve Raspe to approve the Consent Calendar as
revised by moving Item 2 to Public Hearings. Seconded by Committee
Member Nancy Derham.
VOTE: Motion passed unanimously, 4-0.
PUBLIC HEARINGS
2. 221 Almendra Avenue
Minor Residential Application MR-20-006
Forward a Recommendation to the Director on a Request for Construction of a Detached
Garage Exceeding 450 Square Feet on a Non-Contributing Property in the Almond Grove
Historic District on Property Zoned R-1D:LHP. APN: 510-14-044.
PROPERTY OWNER: Gary Filizetti
APPLICANT: Brett Brenkwitz
PROJECT PLANNER: Ryan Safty
Item pulled from Consent Calendar by neighbor voicing concerns about windows as proposed on
a future Accessory Dwelling Unit (ADU).
Ryan Safty, Associate Planner, presented the staff report.
Open Public Comment.
Applicant presented the project. Judy Whitten spoke to the orientation of the proposed
detached garage.
PAGE 3 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Vice Chair Steve Raspe to forward a recommendation of
approval of the above request to the Community Development Director.
Seconded by Planning Commissioner Kathryn Janoff.
VOTE: Motion passed unanimously, 3-0. Planning Commissioner Kendra Burch
abstained.
5. 15011 Los Gatos Boulevard
Architecture and Site Application S-20-035
Subdivision Application M-20-013
Requesting Approval for a Modification to an Existing Architecture and Site Application
(S-13-090) and Subdivision Application (M-13-014) to Relocate a 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
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment
Applicant presented the project.
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Planning Commissioner Kathryn Janoff to forward a
recommendation of approval of the above request to the Community
Development Director. Seconded by Planning Commissioner Kendra
Burch.
VOTE: Motion passed unanimously, 4-0.
PAGE 4 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
6. 136 Wheeler Avenue
Consider a Request to Remove a Presumptive Historic Property (Pre-1941) from the
Historic Resources Inventory for Property Zoned R-1:10. APN 532-37-033.
PROPERTY OWNER: Alissa Soria
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
Sean Mullin, Associate Planner, presented the staff report.
Opened Public Comment
Applicant presented the project.
Closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Vice Chair Steve Raspe to remove a Historic Property (Pre-
1941) from the Historic Resources Inventory. The integrity of the
structure has been compromised due to the numerous prior remodels
and additions. Seconded by Committee Member Nancy Derham.
VOTE: Motion passed unanimously, 4-0.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
7. 435 San Benito Avenue
Preliminary Review of a Request for Construction of Exterior Alterations and an
Addition to a Presumptive Historic Residence (Pre-1941) on Property Zoned R-1D.
APN 410-17-053.
PROPERTY OWNER: James Holtz and Barbara Bowman
APPLICANT: Sandra Paim, Architect
PROJECT PLANNER: Sean Mullin
Sean Mullin, Associate Planner, presented the staff report.
Opened Public Comment
Applicant presented the project.
PAGE 5 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
Closed Public Comment.
Committee members discussed the matter and recommended that the applicant consider the
following:
• Specify windows that would be more consistent with the existing residence; and
• Revise the addition to be more in balance with the existing residence.
8. 44 Bayview Avenue
Preliminary Review for Demolition of a Presumptive Historic Residence (Pre-1941) for
Construction of a New Single-Family Residence on Property Zoned R-1D.
APN 510-44-020.
PROPERTY OWNER: Pamela Hook
APPLICANT: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
Sean Mullin, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Closed Public Comment.
Committee members discussed the matter and recommended that the applicant consider the
following:
• Specifying windows that would be more reflective of the existing windows;
• Revise the second-story front gable-end projection to preserve the original roof line;
• Revise the design of the garage to make it appear more detached from the residence.
9. Review and approve the 2021 Meeting Schedule Calendar
MOTION: Motion by Vice Chair Steve Raspe to approve the 2021 Meeting Schedule
Calendar. Seconded by Planning Commissioner Kathryn Janoff.
VOTE: Motion passed unanimously, 4-0.
10. Discussion of special meeting for January 2021 to discuss the Draft General Plan Land
Use Element and Community Design Element
PAGE 6 OF 6 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING OF DECEMBER 16, 2020
Proposed date in January. Will confirm with Committee members.
11. Report from Planning Manager
101 Broadway appeal was approved.
253 W Main Street was not appealed.
ADJOURNMENT
The meeting adjourned at 4:38 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
December 16, 2020 meeting as approved by the
Historic Preservation Committee.
/s/Sally Zarnowitz, AIA, LEED AP, Planning Manager
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408)354-6872 Fax (408) 354-7593
December 17, 2020
Sandra Paim, Architect
P.O. Box 2136
Los Gatos, CA 95031
Via email
RE: 435 San Benito Avenue
Preliminary Review of a Request for Construction of Exterior Alterations and an
Addition to a Presumptive Historic Residence (Pre-1941) on Property Zoned R-1D.
APN 410-17-053.
PROPERTY OWNER: James Holtz and Barbara Bowman
APPLICANT: Sandra Paim, Architect
PROJECT PLANNER: Sean Mullin
On December 16, 2020, the Los Gatos Historic Preservation Committee discussed the item and
recommended that the applicant consider:
•Specifying windows that would be more consistent with the existing residence; and
•Revise the addition to be more in balance with the existing residence.
If you have any questions, I can be contacted by email at smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Associate Planner
cc: James Holtz and Barbara Bowman, via email
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2020\San Benito, 435 - 12-16-20 [Prelim Rev].docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 9
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