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
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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
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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
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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
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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
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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 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
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