Loading...
Item 8 - Staff Report and Attachments 1 to 4 PREPARED BY: SEAN MULLIN, AICP Senior 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: 8 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 Exterior Alterations and Additions to an Existing Non-Contributing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. Located at 223 Massol Avenue. APN 510-16-020. Minor Development in a Historic District Application HS-22-012. PROPERTY OWNER: Kevin McLarney. APPLICANT: Jay Plett, Architect. PROJECT PLANNER: Sean Mullin RECOMMENDATION: Forward a recommendation to the Community Development Director on a request for construction of exterior alterations and additions to an existing non-contributing single-family residence located in the Almond Grove Historic District on property zoned R-1D:LHP located at 223 Massol Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1908 per County Assessor’s Database, with an effective year built date of 2020 2. Town of Los Gatos Preliminary 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 BACKGROUND: Proposals for additions and exterior alterations to the existing residence and a new detached garage were previously reviewed and approved by the Committee in 2018 and 2019. Building PAGE 2 OF 3 SUBJECT: 223 Massol Avenue/HS-22-012 DATE: March 18, 2022 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\03-23-22\Item 8 - 223 Massol Avenue\Staff Report.223 Massol Avenue.docx 3/17/2022 6:28 PM BACKGROUND (continued): Permits were issued by the Town and finaled in 2021 and 2022. The property was recently sold, and the new owner is requesting approval for exterior alterations and additions to the residence (Attachment 1). DISCUSSION: The applicant is requesting approval for construction of exterior alterations and additions totaling approximately 98 square feet to the upper story of the existing residence (Attachment 2). The additions would expand the front and rear of the residence by changing the roof forms from hip to Dutch gables. The existing shed roof projections on the side elevations would also be extended toward the rear of the residence, matching the form of the existing. New windows would be located in the proposed front and rear gables, in the extended shed roof on the south elevation, and in an existing box bay on the middle floor of the north elevation. A new louvered grill matching the existing grills would be added to the extended shed dormer on the north elevation. All exterior materials would match the existing. 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 4.9 of the Town’s Residential Design Guidelines offers recommendations for additions to historic resources through reference to Section 3.9 (Attachment 3). PAGE 3 OF 3 SUBJECT: 223 Massol Avenue/HS-22-012 DATE: March 18, 2022 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2022\03-23-22\Item 8 - 223 Massol Avenue\Staff Report.223 Massol Avenue.docx 3/17/2022 6:28 PM CONCLUSION: The applicant requests approval for construction of exterior alterations and additions to an existing non-contributing single-family residence located in the Almond Grove Historic District. Should the Committee find merit in the request, a recommendation would be forwarded to the Community Development Director and the project would be completed with a Building Permit. The project would not return to the Committee. ATTACHMENTS: 1. Applicant request and Letter of Justification 2. Development Plans 3. Section 3.9, Residential Design Guidelines 4. Public comments received by 11:00 a.m., Friday, March 18, 2022 This Page Intentionally Left Blank JA/FLEET MCLARNEY223 MASSOL AVENUE LOS GATOS, CA 95030 LETTER OF JUSTIFICATION TO: TOWN OF LOS GATOS - HPCFROM: JAY PLETT ARCHITECT WE ARE PROPOSING TO REMODEL THE UPPER LEVEL AND ADD 98 SF PER THE ATTACHED PLANS. THE HOME, AS EXISTS, HAS POOR STREET PRESENCE. THE EXISTING DORMERS ARE POSITIONED POORLY ATOP THE HOUSE. WE PROPOSE TO MODIFY THE ROOF BY ADDING GABLES TO THE FRONT AND REAR WHICH WILL DIMINISH THE DOMINANCE OF THE SIDE DORMERS AND PROVIDE AN AESTHETICALLY PLEASING ELEVATION TO THE STREET AND REAR VIEWS. WE HAVE REVIEWED THE PLANS WITH THE THREE (3) SIDE NEIGHBORS, REAR NEIGHBOR AND FRONT NEIGHBOR. THEY ARE ALL IN SUPPORT OF THIS MODIFICATION/ADDITION. BEST REGARDS, JAY PLETT ARCHITECT ATTACHMENT 1 This Page Intentionally Left Blank McLARNEY223 massol ave., los gatosREAR/e. proposed 3/16" = 1'-0" front/w. proposed 3/16" = 1'-0" s.elevation proposed 3/16" = 1'-0" n. elevation proposed 3/16" = 1'-0" proposed upper flr modification 3/16" = 1'-0" 03.03.22 as built view proposed view 6' - 6" +/-9' - 0" +/- (E)WALL TO REMAIN (N)NEW WALL ATTACHMENT 2 This Page Intentionally Left Blank 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 3 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 From: Jay Plett <> Sent: Tuesday, March 15, 2022 1:48 PM To: Sean Mullin <SMullin@losgatosca.gov> Subject: Fwd: 223 Massol, Los Gatos | support letter EXTERNAL SENDER Hi Sean - see below - the McManis' have written letter of support... -Jay -------- Forwarded Message -------- Subject: 223 Massol, Los Gatos Date: Tue, 15 Mar 2022 06:25:21 +0000 From: Wigh, Sara <> To: Jay Plett (> CC: Katie McLarney <>, Kevin McLarney ) <> Hi Jay, As the next door neighbors of 223 Massol, my husband, Jim, and I are pleased with the plans you have drawn for the new owners. We think, with your changes, the house will fit into the neighborhood far better than it does now. A window replacing the peculiar round vent in the front peak is more appropriate for a house in the Almond Grove. We look forward to having Katie and Kevin McLarney as neighbors and we hope that the Historic Commission allows them to move ahead with their plans. Best regards, Sara Wigh McManis SARA WIGH This email contains confidential information that may be privileged. Unless you are the addressee named above, you may not copy, use, or distribute it. If you have received it in error, please contact the sender by reply email and delete all copies. Thank you. -- JAY PLETT ARCHITECT mobile ATTACHMENT 4 This Page Intentionally Left Blank