Item 8 - Staff Report and Attachments 1 to 9
PREPARED BY: ERIN WALTERS
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: 05/25/2022 ITEM NO: 8
DATE: May 19, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Technical Demolition of a Pre-1941 Single-Family
Residence and Construction of a New Single-Family Residence on Property
Zoned R-1:8. Located at 33 Walnut Avenue. APN 510-41-007. Architecture
and Site Application S-22-003. PROPERTY OWNER: Jeffrey Siegel.
APPLICANT: David V. Hernandez, Architect, Heritage Architecture. PROJECT
PLANNER: Erin Walters.
RECOMMENDATION:
Requesting approval for technical demolition of a pre-1941 single-family residence and
construction of a new single-family residence on property zoned R-1:8 located at 33 Walnut
Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1890 per County Assessor's Database, with an effective
year built date of 2009
2. Town of Los Gatos Historic Status Code: I- Historic and Intact
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? Yes
7. Considerations required? Yes
BACKGROUND:
The Santa Clara County Assessor’s Database lists a construction date of 1890, and an effective
year built of 2009, typically indicating that substantial construction occurred around that time.
The 1990 Anne Bloomfield Survey indicates that the residence was constructed in the 1890’s
and assigned a preliminary rating of “historic and intact” (Attachment 1). The Sanborn Fire
PAGE 2 OF 5 SUBJECT: 33 Walnut Avenue/S-22-003 DATE: May 20, 2022
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BACKGROUND (continued):
Insurance maps show the residence on the subject property in 1895, having a consistent
footprint through 1956 (Attachment 2).
The property has frontage on both Walnut Avenue and Wissahickon Avenue. The property
contains a pre-1941 single-family residence and a new second story accessory dwelling unit
(ADU) located above a detached garage and carport, all currently under construction. A Stop
Work Notice was issued by the Town for unlawful technical demolition related to removal of
the siding on the residence. The pending Architecture and Site application and future revisions
to the Building Permits are remedy for this circumstance.
Main Residence
On August 22, 2018, and May 15, 2019, the Committee reviewed and approved plans for
modifications to the subject pre-1941 residence for the construction of a new roofed porch,
interior remodel, and exterior door and window modifications for the structure (Attachments 4
and 5). The proposed development plans included a second-story addition to the front of the
existing two-story house. The proposed second-story addition was associated with a proposed
expansion of an existing attached second-story ADU. State regulations and the Town’s ADU
Ordinance allow second-story ADU’s to be constructed on an existing two-story residence
through a ministerial review with an ADU Permit. On May 14, 2019, ADU Permit D-19-004 was
approved for the reconstruction and expansion of an existing second story attached ADU in the
main residence.
Detached Garage, Carport, and ADU
On March 13, 2020, the Development Review Committee approved Architecture and Site
Application S-19-041 for the construction of an addition to the existing detached garage which
exceeds 450 square feet and occupies more than 10 percent of the lot exclusive of building
setbacks on a non-conforming property. On December 7, 2020, ADU Permit D-20-017 was
approved for a new detached ADU to be located above the expanded garage and new carport
and the removal of the existing attached ADU in the main residence. ADU permit D-19-004 for
the reconstruction and expansion of an existing second story attached ADU in the main
residence was withdrawn. In July of 2021, Building Permit B20-0951 was issued for a
new detached ADU to be constructed above the expanded garage and new carport. Accessory
structures and ADU’s on historic properties outside of a historic district are not reviewed by the
Committee.
PAGE 3 OF 5 SUBJECT: 33 Walnut Avenue/S-22-003 DATE: May 20, 2022
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BACKGROUND (continued):
Technical Demolition of Main Residence
On April 21, 2021, Building Permit B19-0482 was issued for the construction of a new roofed
porch, interior remodel, and exterior door and window modifications for the pre-1941
structure, per the approval by the Committee (Attachment 6). A demolition plan and signed
Demolition Affidavit was provided by the property owner/applicant team acknowledging the
Town Code’s demolition policy and process for historic structures. The approved project did
not result in a demolition.
On September 16, 2021, staff was informed by the property owner that more than 25 percent
of the exterior siding had been removed from the front elevation of the main residence on
Walnut Avenue.
This resulted in a technical demolition of the pre-1941 historic residence. On October 7, 2021,
the Community Development Director issued a Notice of Unlawful Demolition to the property
owner. On October 11, 2021, the property owner filed an appeal of the Director of Community
Development’s determination of demolition violation. On November 16, 2021, Town Council
held a public hearing, denied the appeal, and upheld the Community Development Director’s
determination of a demolition violation and reduced penalty fees. The applicant is in the
process of applying for an Architecture and Site Application for a Technical Demolition which
requires review by the Committee.
Request to Remove Property from HRI
On February 23, 2022, the Committee denied a request to remove the presumptive historic
property (pre-1941) from the Historic Resources Inventory (HRI). On February 27, 2022, the
property owner/applicant appealed the decision of the Committee to Planning Commission. On
April 13, 2022, the Planning Commission denied the appeal and upheld the decision of the
Committee to deny the removal of the presumptive historic property (pre-1941) from the HRI.
DISCUSSION:
As a result of the technical demolition of the pre-1941 residence, the Town Code requires an
Architecture and Site application for a new single-family residence.
The applicant is requesting approval of the same house design as was approved by the
Committee on May 15, 2019, which included the construction of a new roofed porch, and
exterior door and window modifications for the structure (Attachments 4 and 5). At the time of
PAGE 4 OF 5 SUBJECT: 33 Walnut Avenue/S-22-003 DATE: May 20, 2022
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DISCUSSION (continued):
2019 review, the project included proposed a new second story addition at the front elevation
to accommodate a new attached ADU. The second story ADU has been since eliminated from
the project. Attachment 5 illustrates excerpts from the approved 2021 building permits.
The applicant has submitted a Project Description (Attachment 7) providing details on the
project and Development Plans (Attachment 9).
The proposed plans match the project scope previously approved by the Committee in 2019
with the following modifications: removal of more than 25 percent of siding on the front
elevations, replacement with in-kind wood siding, and the extension of two existing attic roof
gables facing Walnut Avenue over the front porch exception (Attachment 9, Sheets A3.1, A4.4
and A4.5).
FINDINGS AND CONSIDERATIONS:
A. Findings
As required under an Architecture and Site application for technical demolition of a
historic structure, the deciding body shall consider:
1. Maintaining the Town's housing stock;
2. Preservation of historically or architecturally significant buildings or structures;
3. Property owner's desire or capacity to maintain the structure; or
4. Economic utility of the building or structure.
B. 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:
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.
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CONCLUSION:
The applicant is requesting a technical demolition of a pre-1941 single-family residence and
construction of a new single-family residence. The proposed plans match the project scope
previously approved by the Committee in 2019 with the following modifications: removal of
more than 25 percent of siding on the front elevations, replacement with in-kind wood siding,
and the extension of two existing attic roof gables facing Walnut Avenue over the front porch
exception. 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
an Architecture and Site application and a Building Permit. The project would not return to the
Committee.
ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Sanborn Map Exhibit
3. Historic Preservation Committee Agenda, Minutes, and Staff Report of August 22, 2018
4. Historic Preservation Committee Agenda, Minutes, and Staff Report of May 15, 2019
5. Excerpts from approved 2021 Building Permit Plans
6. Site Photographs
7. Project Description Letter
8. Materials and Color Board
9. Development Plans
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1895
33 Walnut Avenue
1895
ATTACHMENT 2
1904
33 Walnut Avenue
1908
33 Walnut Avenue
1928
33 Walnut Avenue
1956
33 Walnut Avenue
33 Walnut Avenue
1956
Page 1 of 2
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING
AUGUST 22, 2018
110 EAST MAIN STREET
LOS GATOS, CA
3:30 P.M
MEETING CALLED TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS (Members of the public are welcome to address the
Committee on any matter that is not listed on the agenda. To ensure all agenda items are
heard and unless additional time is authorized by the Chair, this portion of the agenda is limited
to 30 minutes and no more than three (3) minutes per speaker. In the event additional
speakers were not able to be heard during the initial Verbal Communications portion of the
agenda, an additional Verbal Communications will be opened prior to adjournment.)
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Items appearing on
the Consent Calendar are considered routine and may be approved by one motion. Unless there
are separate discussion and/or actions requested by the Committee, staff, or a member of the
public, it is requested that items under the Consent Calendar be acte d on simultaneously. Any
member of the Committee or public may request to have an item removed from the Consent
Calendar for comment and action.)
1.Approval of Minutes – July 25, 2018
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the
following items.)
2.33 Walnut Avenue
Requesting comments on proposed modifications to the front porch of a pre-1941
property zoned R-1:8. APN 510-41-007.
PROPERTY OWNER: Jeffrey Siegel
APPLICANT: David V. Hernandez, Heritage Architecture
PROJECT PLANNER: Erin Walters
Nancy Derham, Chair
Matthew Hudes, Vice Chair
Robert Cowan, Committee Member
Len Pacheco, Committee Member
Tom O’Donnell, Planning Commissioner
ATTACHMENT 3
Page 2 of 2
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the
following items.)
3. 25 W. Main Street
Requesting preliminary review of a proposal for exterior modifications and an addition
to a contributing commercial building in the Downtown Historic Commercial District on
property zoned C-2:LHP. APN 529-01-017.
PROPERTY OWNER/APPLICANT: Steve Leonardis
PROJECT PLANNER: Jocelyn Shoopman
PUBLIC HEARINGS (Applicants and their representatives may be allotted up to a total of ten minutes
maximum for opening statements. Members of the public may be allotted up to three minutes to comment
on any public hearing item. Applicants and their representatives may be allotted up to a total of five
minutes maximum for closing statements. Items requested/recommended for continuance are subject to
the Committee’s consent at the meeting.)
4. 16940 Roberts Road
Requesting approval to remove a pre-1941 property from the Historic Resources
Inventory for property zoned R-M:5-12. APN 529-18-053.
PROPERTY OWNER: Chang 2003 Family Trust
APPLICANT: Josephine Chang
PROJECT PLANNER: Jocelyn Shoopman
ADJOURNMENT
IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, IF YOU NEED SPECIAL ASSISTANCE TO PARTICIPATE IN THIS MEETING,
PLEASE CONTACT THE CLERK DEPARTMENT AT (408) 354-6834. NOTIFICATION 48 HOURS BEFORE THE MEETING WILL ENABLE THE TOWN
TO MAKE REASONABLE ARRANGEMENTS TO ENSURE ACCESSIBILITY TO THIS MEETING [28 CF R §35.102-35.104]
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
AUGUST 22, 2018
The Historic Preservation Committee of the Town of Los Gatos conducted a Special Meeting on
August 22, 2018, 2018, at 3:30 p.m.
ROLL CALL
Present: Chair Nancy Derham, Vice Chair Matthew Hudes (arrived at 3:57 p.m.), Committee
Member Robert Cowan, Committee Member Thomas O’Donnell, Committee Member Leonard
Pacheco
Absent: None
MEETING CALLED TO ORDER AT 3:30 P.M.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – July 25, 2018
MOTION: Motion by Committee Member Leonard Pacheco to approve the consent
item. Seconded by Committee Member Thomas O’Donnell.
VOTE: Motion passed 4-0-1, Vice Chair Matthew Hudes absent.
OTHER BUSINESS
2. 33 Walnut Avenue
Requesting comments on proposed modifications to the front porch of a pre-1941
property zoned R-1:8. APN 510-41-007.
PROPERTY OWNER: Jeffrey Siegel
APPLICANT: David V. Hernandez, Heritage Architecture
PROJECT PLANNER: Erin Walters
Committee Member Leonard Pacheco recused himself from this item.
Erin Walters, Associate Planner, presented the staff report.
PAGE 2 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 22, 2018
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Opened and closed Public Comment.
Committee members discussed the matter.
3. 25 W. Main Street
Requesting preliminary review of a proposal for exterior modifications and an addition
to a contributing commercial building in the Downtown Historic Commercial District on
property zoned C-2:LHP. APN 529-01-017.
PROPERTY OWNER/APPLICANT: Steve Leonardis
PROJECT PLANNER: Jocelyn Shoopman
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment.
Karen Delaney
- Expressed disapproval of the current mural on the side of building.
Closed Public Comment.
Committee members discussed the matter.
PUBLIC HEARINGS
4. 16940 Roberts Road
Requesting approval to remove a pre-1941 property from the Historic Resources
Inventory for property zoned R-M:5-12. APN 529-18-053.
PROPERTY OWNER: Chang 2003 Family Trust
APPLICANT: Josephine Chang
PROJECT PLANNER: Jocelyn Shoopman
Jocelyn Shoopman, Associate Planner, presented the staff report.
Open and closed the Public Comment.
Committee members discussed the matter.
MOTION: Motion by Committee Member Thomas O’Donnell to continue this
matter to the September 26, 2018 Historic Preservation Committee
meeting. Seconded by Chair Nancy Derham.
VOTE: Motion passed 5-0.
PAGE 3 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF AUGUST 22, 2018
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ADJOURNMENT
The meeting adjourned at 5:08 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
August 22, 2018 meeting as approved by the
Historic Preservation Committee.
/s/ Sylvie Roussel, Administrative Technician
PREPARED BY: ERIN WALTERS
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: 08/22/2018 ITEM NO: 2
DATE: AUGUST 16, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 33 WALNUT AVENUE. PROPERTY OWNER: JEFFREY SIEGEL. APPLICANT: DAVID V. HERNANDEZ, HERITAGE ARCHITECTURE. REQUESTING COMMENTS ON PROPOSED MODIFICATIONS TO THE FRONT PORCH OF A PRE-1941 PROPERTY ZONED R-1:8. APN 510-41-007.
RECOMMENDATION:
Review the proposal and provide comments on the proposed modifications to the front porch.
BACKGROUND:
A. Property Details
1. Date primary structure was built: 1890
2. Town of Los Gatos Preliminary Historic Status Code: I – Historic and Intact
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? No
B. Comments
The applicant proposes three modifications to the front porch:
1. Expansion of the existing front porch from six feet, eight inches to 11 feet, eight
inches in depth to create a more useable space. The existing decking and floor
structure would be replaced in-kind due to water damage.
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BACKGROUND (Continued):
2. Raising the roof of the covered porch from six feet 10-inches to nine feet tall to
accommodate the existing eight-foot, four-inch front windows and provide visibility
from the house and light into the house.
3. Modify the existing six-inch by six-inch decorative wood columns and guard rail with
a square wood column design and a code compliant guard rail with a modified
decorative pattern.
Building permits are required for the proposed modifications to the front porch.
Committee comments are requested to ensure the compatibility of the proposed
modifications with the original structure and the surrounding area.
The proposed development plans show a second story addition to the existing two-story
house. The proposed second story addition is associated with a proposed Accessory
Dwelling Unit (ADU). New State regulations and the recent adoption of amendments to
the Town’s ADU Ordinance allow second story ADUs to be constructed on an existing
two-story residence with a ministerial review through an ADU permit.
The applicant’s request, the Bloomfield Survey, existing photos, and the proposed
development plans are attached.
DISCUSSION:
A. Considerations
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.
Attachments:
1. Letter of Justification (six pages)
2. Bloomfield Survey (seven pages)
3. Photos of Existing Porch (five pages)
4. Development Plans (8 pages)
Distribution:
Cc: Jeffrey Siegel, 33 Walnut Avenue, Los Gatos, CA 95030
David V. Hernandez, Architect, Heritage Architecture, P.O. Box 8033, San Jose, CA 95155
To: Cc: HERITAGE ARCHITECTURE DAVID V. HERNANDEZ, ARCHITECT P.O. Hox 8033-. Yttnjose, L\ 95155 VM: (408) 298-0998 C: (-WB) 772-3502 Erin J\I. Walters, Associate Pl:anner Town of Los Gatos Community Development Department Sally 7.amowitz, Planning Manager Re: HPC Hearing The Siegel Residence Front Porch Expansion/Repair 33 Walnut Avenue, Los Gatos, CA RECEIVED
AUG O 9 2018 TOWN OF LOS GATOSPLANNING DIVISIONAugust 09, 2018 Job No. 2018.07 This HPC review packet is being submitted for discretionary review by Committee for approval of a front porch expansion and re pair attached to a pre-19-1-1 residence. not within a historic district, but whose fa<;ade is considered of historical value. Scope of Work/Justification: 1.Remove and rep.lace waite«: damaged decking and repair existing floor structure as necessary.2.Extend existing deck footprint aiil additional 5'-0", within Front Setback Building Envelope,primarily on the frontage side of the residence. 1bis will allow for a best use of outdoorliving and greater clear areas for furniture grouping on the porch.3.Rc.-build the roof to its existing slope in order to raise 'Che bonom of the roof bearing beamheight from 6'-10" above the residence subfloor to 9'-0". By doing so, the 8'-4" tallwindows overlooking the porch will obtain a greatly improved sightline to tl1e vista beyondand increase natural light gain into the residence. Rebuilding the roof will allow the owner toaddress the necessar y roof coverage of the deck by way of deeper overhands as deemednecessary. Refer to interior view of porch photo attached.4.Replace the existing partiallr turned 6x6 columns and 2'-3" high guardrail with new 6x6sguare wood colwnns and pedestal, along with a new code compliant guardrail with adecorative pattern favored by the owner. Refer to photos of existing guardrail and columncomponents.5.An y graphics related to the future work of an ADU at the front of the residence is not to beconsidered for the purposes of this review. 171e ADU review is following a different tractfor approval by staffSubrm�� br / / Q__ Davi��i:: ) Heritage Architecture Al"chitec� of Record Page 2 contain,; the owner'<; justification for this scnpe of work. Plf'a:-e see attached documen1.
SaIIy Zarnowitz
Los Gatos Planning Dept
Sally,
Thanks again for all your guidance in helping to develop our proposed a rchitectura l
plans for adding the ADU to the upper floor facing the front street.
Our goa l is to create an inviting livable space that will offer plenty of light and views
that are possible from living on the second floor with sweeping views of the
mountains and surrounding area. Having French doors and a walkout deck on the
upper part of the front porch will create an attractive aesthetic from the street, and
will bring a dditional light into the house and pleasant exterior views . This is also in
keeping with the neighborhood where quite a few homes have this same feature
including 151 Hernandez (deck faces onto Wissahickon), 7 Walnut Avenue, 3'81
Pennsylvania (deck is on top of the garage facing the street), 45 Glenridge (similar
archi t ectural style), 125 Tait (being built right now), and 220 Wilder are some
illustrative examples. l have checked with several of my neighbors on Walnut
Avenue and all are completely fine with the propose d addition as describe d .
At the same time, we are planning on r<esolving several design defects of the existing
front porch which include 1) flooring is sloped away from the house making it
awkward for poop1·e batandag, 2) f\o(i)ring is in poorcoHd>ition as a resuit ·offuH
exposur.e to rains from a lack-of adequate roof protection, 3),porch roof siopes
excessively down blocking views and light that would otherwise come into the tall
front windows, and 4) depth is shallow limiting the usability of the porch. Unlike my
prior house on Pine Avenue where the front porch was a wonderful, livable, space to
enjoy the front yard as it was 11 feet deep.
Thanks again for your eairlier gurdance and supp-ort in hetping us to complete the
design approval process. We are excited about undertaking_ the work that will
improve the aesthetics and functional use of the house.
Sincere ly,
Jeffrey Siegel
Proposed Porch Design Improvements in Context of Historic Preservation f:te&t!fU1E o
Anne Style Residence at 33 Walnut Avenue
References: AUG l 6 2018
1) A field guide to American Houses, Published 2014 by Virginia Sav'MfJN OF LOS GATOS
McAlester PLANN ING DIVI SION
2) The Secretary of the Interior's Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring, and
Reconstructing Historic Buildings, 2017 Revised by Anne Grimmer
3) Los Gatos Guidelines for Historic Preservation
4) Consultation with Anne Grimmer, Architectural Historian for the Technical
Preservation Services Department of the United States Park Service
33 Walnut Avenue, built in 1890, is an example of a Queen Anne style residence with minor
spindlework detailing. With a hipped roof and lower cross gables, together with a wrap
around porch, the house displays multiple elements of an 1890 era Queen Anne. The house
is not located in a historic district though is considered by the town of Los Gatos to be
historical on account of the year that it was built.
History of the House:
While built in 1890, multiple alterations have been made to the house over the intervening
years including:
1) Roofing material -wood shingles replaced with composite material
2) Addition of second story ADU toward the rear of the house in 1986
3) Construction of a new two car garage in 2008 replacing a historic structure that
could not be adapted for todays modern lifestyle
4) First floor alterations including addition of 250 square feet by pushing out the rear
exterior walls of the house altering both size and shape
5) Full interior redesign and reconstruction in 2008 including removing interior walls,
changing bedroom locations and sizes, adding windows and doors, creating a great
room, adding a bathroom, and changing the interior flow of the house, al o n g with all
new plumbing, electrical, and HVAC
6) Multiple landscape changes over time including adding a stone retaining wall and
patio in the rear, with steps and gate out to the newly constructed garage
Curing the Porch Design Defects:
While many improvements have already been made over time, the one re maining and
much 'needed alteration is the improvement of the front porch to address specific design
defects tha t has caused safety, lighting, and sustainability issues. To be clear, this does NOT
mea n changing the character defining featur e s of the porch, which include wrapping
around the front and front-side of the house and the use of stylized v e rtica l suppo rts a nd
detailed railing design.
The design defects, which include shallow depth, overly pitched flooring, low profile
roofline that obscures light and interior visibility, missing roof protective overhang, and
ab~ence of a south facing weather barrier, altogether negatively impacts the sustainability,
safety, and functional use of the front section of the house. Weather exposure to the front
of the house, and a dark front interior are problems that are worth solving while respecting
the historical integrity of the Queen Anne style. In addition, the front steps have proven to
be a safety hazard as multiple guests have now slipped and fallen when walking down the
steps. This stems from the exposure of the steps to the elements, combined with their
shallow foot depth and steep pitch. It is desired to extend the porch roofline to cover and
protect the steps from the elements to create a safe environment. This is in keeping with
the Queen Anne style of architecture as evidenced in photos in the book A Field Guide to
American Houses page 361, image 11.
The desired porch improvements to address these existing problems include:
1) Deepening the porch from its current six feet to 11 feet, which is in keeping with the
legal setbacks. Given the gaps in the weave style and low height of the existing
railing, this will significantly improve the safety of using the porch, while allowing
far more light to enter the tall front windows, and provide much needed protection
from the strong west blowing winds and rains that assault the front (and side) of the
house given its east (and south) facing exposure.
2) Slight change to the front porch railing to a tighter weave design for improved safety
and stronger vertical supports with sturdier base.
3) Adding a transparent protective shield to the left side of the porch protecting the
south exposure from wind-blasted rains during the winter months (as many other
historic homes in Los Gatos currently have)
4) Raising the gutter eave height of the porch roofing, together with adding a porch
roof overhang, as required for both lighting improvement and for protecting the
front porch flooring and front siding of the house from the seasonal rains which
continues to cause damage.
5) Reducing the existing pitch of the porch flooring to create a shallower pitched
surface. Its current pitch creates a floor surface that is somewhat precarious to
stand and walk on, particularly for the elderly or anyone that's tall.
6) Extending the porch roof over the front stairs as a safety feature. The front stairs
are continually rained upon by environmental elements including water, bird
droppings, and tree leaves. Altogether this has created a dangerous and slippery
surface. Two guests have now slipped and at times fallen from these stairs and it's
highly desired to create an environment for safe ingress/egress of the house while
reducing legal liability.
A key question to answer:
The key question that arises when considering these proposed changes -is whether they
constitute a character-defining feature change, or whether the character-defining features
of the house can be preserved while making the required adaptation. To answer that
question, we have turned to multiple sources, including those published, as well as
consulted directly with the author of the Department of the Interiors Standards for the
Treatment of Historic Properties -Anne Grimmer. Anne's guidance in considering and
answering this question has directly informed the proposal being submitted to the Los
Gatos Historic Committee.
Rehabilitation defined:
Rehabilitation is defined as the act or process of making possible a compatible use for
a property through repair, alterations, and additions, while preserving those portions
or features which convey its historical, cultural, or architectural values. Maintaining
the Queen Anne style of the porch while incorporating the adaptation needed to
address the design defects is the intention of this proposed project.
Guidance from Anne Grimmer:
It has been determined, after consulting in conference with the architectural historian and
author of the Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings that the
proposed changes to 33 Walnut will not create a 'character-defining change'. In fact, these
guidelines state under Alterations -some exterior and interior alterations to a historic
building are generally needed as part of a Rehabilitation project to ensure it's continued use.
But it is most important that such alterations do not RADICALLY change, obscure, or destroy
character-defining spaces, materials, features, or finishes.
Anne noted that the porch related issues stem directly from what she calls a 'design defect',
which can be intelligently addressed while preserving the character-defining features of the
Queen Anne style. She gives the example of the firehouse that is down the street from her
office in Washington DC, and is also cited as an example in the guidelines. The opening of
the building, based on its original design, could not accommodate todays modern fire
trucks, and so the opening was enlarged as an adaptation to today's needs, while
preserving the building's style.
According to Anne, "the tall front windows of your house (at 33 Walnut) are indeed
a character defining feature, as is the style of the wrap around porch. But it's not
unprecedented to see porch rooflines that hang so low as to block light and
visibility. These should be considered a design defect, not a character-defining
feature of the house. Raising the roofline to cure this defect would be considered a
reasonable adaptation in the same way that enlarging the opening of the fire station
down the street, to accommodate today's larger fire trucks, improved the
functionality while still retaining the historic nature of the building itself. " For th is
example, Anne referenced page 150 in Standards for Preservation & Guidelines for
Preserving Historic Buildings.
Anne views the front porch of 33 Walnut as similar to the firehouse example. She notes
that making the improvements by addressing the design defects benefits the house and its
livability, while preserving its true character-defining features (wrap around porch, tall
front windows, detailed railing) of the Queen Anne architectural style. In other words, she
sees the proposed improvements (roof height, porch depth, roof overhang, wind barrier) as
an intelligent adaptation that would be barely discernible from the street, and not a radical
change.
We look forward to hearing the historic committee's assessment of these proposed
changes, as a means of intelligently addressing the design defects that have caused
problems in safety, livability, and maintenance.
Respectfully ... Jeffrey Siegel, homeowner of 33 Walnut Avenue
Jeffrey Sieget
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ARCHITECTURAL/CULTURAL SURVEYLOS GATOS RESEARCH
File address __ 3_��"'-·_·V_a __ ·,._1_1..,_' ··_f ____ _
PARCEL MAP INFORMATION
(415) 922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 I 5
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Parcel # .S--/C · 4/-007 Lot size: ..5-0 front ft. x f t,,,,c:, ft. deep
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HISTORIC INFORMATION ON PARCEL MAP
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:7 • ,-,/ I Old tract or subdivision name&k,, k>J1c f;:J.rf;. Old Block # .3 Old lot # --g--------
FIELD SURVEY INFORMATION (handwritten in red)
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Alterations
# storie�
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COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Page __ EFFective date ___ _
OWNERSHIP SHOWN ON MAPS Source Name
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Source Date
!1891' Blk Book 1 1908
Survey I 1941
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Source Page Location of property, orOld·tract/block/lot
National Register listed date _________ _ County Inventory 1979 -------------Town of Los Gatos: Designation __ Recognition __
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THE .AUTHOR
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write than do anything else in the world. Most of
his fifty-three books are about animals and the
wilderness he knows so well. As a boy, Mr. Mont-
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and his favorite sport then and now is going into
the woodland and sitting quietly on a log, ob-
serving the children of the Wild. He is a watcher,
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and taught sChool for ten years in Wyoming and
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P.O. BOX 8033, San Jose, California 95155 C: (408) 772-3502 VM: (408) 298-0998E-mail: dvhernandez@pacbell.netDAVID V. HERNANDEZ, ARCHITECTHERITAGE ARCHITECTUREHERITAGE
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Page 1 of 2
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING
MAY 15, 2019
110 EAST MAIN STREET
LOS GATOS, CA
4:00 PM
MEETING CALLED TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
VERBAL COMMUNICATIONS (Members of the public are welcome to address the
Committee on any matter that is not listed on the agenda. To ensure all agenda items are
heard and unless additional time is authorized by the Chair, this portion of the agenda is limited
to 30 minutes and no more than three (3) minutes per speaker. In the event additional
speakers were not able to be heard during the initial Verbal Communications portion of the
agenda, an additional Verbal Communications will be opened prior to adjournment.)
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Items appearing on
the Consent Calendar are considered routine and may be approved by one motion. Unless there
are separate discussion and/or actions requested by the Committee, staff, or a member of the
public, it is requested that items under the Consent Calendar be acted on simultaneously. Any
member of the Committee or public may request to have an item removed from the Consent
Calendar for comment and action.)
1.Approval of Minutes – April 24, 2019
2.62 Ellenwood Avenue
Historic Resources Inventory Removal
Requesting continuance to June 26, 2019 for approval to remove a pre-1941 property
from the Historic Resources Inventory for property zoned R-1:12. APN 510-20-068.
PROPERTY OWNER: Lisa and Case Swenson
APPLICANT: Kurt Simrock
PROJECT PLANNER: Azhar Khan
Continued from April 24, 2019
Matthew Hudes, Chair
Robert Cowan, Vice Chair
Tom O’Donnell, Planning Commissioner
Nancy Derham, Committee Member
Len Pacheco, Committee Member
ATTACHMENT 4
Page 2 of 2
PUBLIC HEARINGS (Applicants and their representatives may be allotted up to a total of ten minutes
maximum for opening statements. Members of the public may be allotted up to three minutes to comment
on any public hearing item. Applicants and their representatives may be allotted up to a total of five
minutes maximum for closing statements. Items requested/recommended for continuance are subject to
the Committee’s consent at the meeting
3. 407 University Avenue
Historic Resources Inventory Removal
Requesting approval to remove a pre-1941 property from the Historic Resources
Inventory for property zoned R-1P. APN 529-07-041.
PROPERTY OWNER/APPLICANT: Ravi Todi and Sudha Hisaria
PROJECT PLANNER: Sally Zarnowitz
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the
following items.)
4. 33 Walnut Avenue
Preliminary Review
Requesting preliminary review of a proposal for exterior alterations to a pre -1941 single-
family residence on property zoned R-1:8. APN 510-41-007.
PROPERTY OWNER: Jeffrey Siegel
APPLICANT: David V. Hernandez
PROJECT PLANNER: Erin Walters
5. 268 Los Gatos Boulevard
Preliminary Review
Requesting preliminary review of a proposal for exterior alterations to a pre -1941 single-
family residence on property zoned R-1:D. APN 532-36-022.
PROPERTY OWNER: Werner J Wiechmann
APPLICANT: Firoz Pradhan
PROJECT PLANNER: Azhar Khan
ADJOURNMENT
IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, IF YOU NEED SPECIAL ASSISTANCE TO PARTICIPATE IN THIS MEETING,
PLEASE CONTACT THE CLERK DEPARTMENT AT (408) 354-6834. NOTIFICATION 48 HOURS BEFORE THE MEETING WILL ENABLE THE TOWN
TO MAKE REASONABLE ARRANGEMENTS TO ENSURE ACCESSIBILITY TO THIS MEETING [28 CFR §35.102-35.104]
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
MAY 15, 2019
The Historic Preservation Committee of the Town of Los Gatos conducted a Special Meeting on
May 15, 2019, at 4:00 p.m.
ROLL CALL
Present: Vice Chair Robert Cowan, Committee Member Nancy Derham, Committee Member
Thomas O’Donnell
Absent: Leonard Pacheco, Matthew Hudes
MEETING CALLED TO ORDER AT 4:00 PM
VERBAL COMMUNICATIONS
Jefferey Siegel – Presented a copy of his letter to Town Council promoting adoption of the Mills
Act.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1. Approval of Minutes – April 24, 2019
2. 62 Ellenwood Avenue -- Historic Resource Inventory Removal
MOTION: Motion by Committee Member Thomas O’Donnell to approve the
consent calendar. Seconded by Committee Member Nancy Derham.
VOTE: Motion passed unanimously. 3-0-2, Committee Member Leonard
Pacheco and Chair Matthew Hudes absent.
PUBLIC HEARINGS
3. 407 University Avenue
Historic Resources Inventory Removal
Requesting approval to remove a pre-1941 property from the Historic Resources
Inventory for property zoned R-1P. APN 529-07-041.
PROPERTY OWNER/APPLICANT: Ravi Todi and Sudha Hisaria
PROJECT PLANNER: Sally Zarnowitz
Sally Zarnowitz, Planning Manager, presented the staff report.
PAGE 2 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 15, 2019
N:\DEV\HISTORIC PRESERVATION\HPCminutes\2019\05-15-19 Mins.docx 6/28/2019 11:11 AM
Owner presented the reasons for his request.
Opened and closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Committee Member Thomas O’Donnell to approve the
request to remove from the Historic Resources Inventory. Seconded by
Committee Member Nancy Derham.
VOTE: Motion passed unanimously. 3-0-2, Committee Member Leonard
Pacheco and Chair Matthew Hudes absent.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
4. 33 Walnut Avenue
Preliminary Review
Requesting preliminary review of a proposal for exterior alterations to a pre-1941 single-
family residence on property zoned R-1:8. APN 510-41-007.
PROPERTY OWNER: Jeffrey Siegel
APPLICANT: David V. Hernandez
PROJECT PLANNER: Erin Walters
Erin Walters, Associate Planner, presented the staff report.
Applicant presented the proposed project.
Opened and closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Committee Member Nancy Derham to recommend approval
of the proposal. Seconded by Vice Chair Robert Cowan.
VOTE: Motion passed unanimously. 3-0-2, Committee Member Leonard
Pacheco and Chair Matthew Hudes absent.
PAGE 3 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 15, 2019
N:\DEV\HISTORIC PRESERVATION\HPCminutes\2019\05-15-19 Mins.docx 6/28/2019 11:11 AM
5. 268 Los Gatos Boulevard
Preliminary Review
Requesting preliminary review of a proposal for exterior alterations to a pre-1941 single-
family residence on property zoned R-1:D. APN 532-36-022.
PROPERTY OWNER: Werner J Wiechmann
APPLICANT: Firoz Pradhan
PROJECT PLANNER: Azhar Khan
Azhar Khan, Assistant Planner, presented the staff report.
Applicant presented the proposed project.
Opened and closed Public Comment.
Committee members discussed the matter.
MOTION: Motion by Committee Member Nancy Derham to recommend for
approval of the proposal. Seconded by Committee Member Thomas
O’Donnell.
VOTE: Motion passed unanimously. 3-0-2, Committee Member Leonard
Pacheco and Chair Matthew Hudes absent.
ADJOURNMENT
The meeting adjourned at 4:56 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
May 15, 2019 meeting as approved by the
Historic Preservation Committee.
/s/ Jocelyn Fong, Administrative Assistant
This Page
Intentionally
Left Blank
PREPARED BY: ERIN WALTERS
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: 05/15/2019 ITEM NO: 4
DATE: MAY 9, 2019 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 33 WALNUT AVENUE. PROPERTY OWNER: JEFFREY SIEGEL. APPLICANT: DAVID V. HERNANDEZ, HERITAGE ARCHITECTURE. REQUESTING PRELIMINARY REVIEW ON PROPOSED EXTERIOR ALTERATIONS TO A PRE-1941 PROPERTY ZONED R-1:8. APN 510-41-007.
RECOMMENDATION:
Review the proposal and provide comments on the proposed exterior alterations.
BACKGROUND:
A.Property Details
1.Date primary structure was built: 1890
2.Town of Los Gatos Preliminary Historic Status Code: I – Historic and Intact
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? No
B.Comments
Previous Review
On August 22, 2018 the Historic Preservation Committee reviewed and approved
modifications to the front porch as described below:
PAGE 2 OF 4 SUBJECT: 33 WALNUT AVENUE MAY 9, 2019
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BACKGROUND (continued):
1.Raising the roof of the covered porch from six feet 10-inches to nine feet tall to
accommodate the existing eight-foot, four-inch front windows and provide visibility
from the house and light into the house.
2.Modify the existing six-inch by six-inch decorative wood columns and guard rail with
a square wood column design and a code compliant guard rail with a modified
decorative pattern.
Second Story- Accessory Dwelling Unit (ADU)
The development plans show a second story addition to the existing two-story house.
The proposed second story addition is associated with an approved Accessory Dwelling
Unit (ADU). New State regulations and the recent adoption of amendments to the
Town’s ADU Ordinance allow second story ADUs to be constructed on an existing two-
story residence with a ministerial review through an ADU permit.
Current Proposal
The applicant proposes the following first story and second story exterior modifications
to the structure:
1.First Floor
a.Replace the existing front door with a new beveled glass front door (east
elevation);
b.Add a transom window above front door (east elevation);
c. Replace one double hung window with three taller double hung bedroom
windows (south elevation);
d.Add a single double hung window to the master bathroom (south elevation);
e.Replace two double hung master bedroom windows with two taller double
hung windows (south elevation);
f.Replace master bathroom and bedroom double hung windows with taller
double hung windows (south elevation);
g.Add a transom window above the existing master bedroom french doors
(west elevation); and
h.Add new French living room doors (north elevation).
2.Second Story Rear (non- ADU living area)
a.Add a second story covered patio (north elevation);
b.Add french doors to proposed covered patio (north elevation);
c.Add one double hung bathroom window (south elevation); and
d.Enlarge a portion of the south elevation to accommodate an expanded closet
(south elevation).
PAGE 3 OF 4 SUBJECT: 33 WALNUT AVENUE MAY 9, 2019
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BACKGROUND (continued):
The applicant has provided a scope of work and a letter of justification in Attachment 1.
The applicant’s proposed scope of work includes a proposed new carport along
Wissahickon Avenue (Attachment 1). The Historic Preservation Committee does not
review accessory structures and staff has not yet reviewed the proposed carport to
determine if the proposed location, height, or size meet the Town’s Zoning Code.
Building permits are required for the proposed modifications. Per the applicant the
proposed project does not result in a technical demolition. Committee comments are
requested to ensure the compatibility of the proposed modifications with the original
structure and the surrounding area.
The applicant’s request, the Bloomfield Survey, existing photos, and the proposed
development plans are attached.
DISCUSSION:
A.Considerations
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.
CONCLUSION:
The proposal is being referred to the Committee for its input and recommendation on whether
the proposed alterations are compatible with the original structure and the surrounding
neighborhood.
Should the HPC find merit in the request, the proposal could be approved by the Community
Development Director and processed with a Building Permit, and the project would not return
to the HPC.
Attachments:
1.Scope of Work/Letter of Justification
2.Bloomfield Survey
3. Photos of Existing Porch
4.Development Plans
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2019\Walnut33 -05-15-19.docx
PAGE 4 OF 4 SUBJECT: 33 WALNUT AVENUE MAY 9, 2019
Distribution:
Cc: Jeffrey Siegel, 33 Walnut Avenue, Los Gatos, CA 95030
David V. Hernandez, Architect, Heritage Architecture, P.O. Box 8033, San Jose, CA 95155
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ARC HITECTURAL/CULTURAL SURVE YLOS GATOS RESEARC H
I File address __ 3"--"'$.a.=--_a)_" ;;;.__a_--_-1_-r..;.."!.:;;.,J_-/_· ____ _
(415) 922· 1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
PARCEL MAP INFORMATION Parcel # 51t? --4/� 007 Lot size: s-o front ft. x I� ft. deep
Lot shape: Rectangle/ L __ Rectangle with smal l rear jog__ Ot her __________ _
Location: N S_._ E W / side of W St_ Ave·/ Other ____ _
distance to cross st: ft. N_ s___L E_ w_ from -Jkrn�J-e.-z.
at NE NW SE_ SW corner of ___________ _
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name 6 k,r lZ)1 l J?./4 Old Block # .3 Old lot # · 13" -------FIELD SURVEY INFORMATION (handwritten in red) Preliminary rating +-Estimated age /1;'7()45, Style 4) V IEL-'-" 4�., ;'I.& # stor:i,e,s__ Alterations --------...,.....------"-------------------------Ot her ----------------------------------------COU NTY ASSESSOR-PROPERTY CHARACTERISTICS (paste on copy) Page __ EFFective date ___ _
OWNERSHIP SHOWN ON MAP S Source Name Source Date
!1891-----1Blk Book !19oa
Survey !i941-�--1
-----1----,.
MISCELLANEOUS
Source Page Location of property, orOld :.tract/b lock/lot
National Register li sted date ----------County Inventory 1979 -------------Town of Los Gatos: Designation __ Recognition __ Distr ict Name ----------------
'
Earliest kn wn Owner_ Resident : Context($): -
Lot Owner
Size Name
PHOTOS : Roll/ frame # O:.r, �/ ii ;
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ATTACHMENT 5
33 Walnut Avenue- Photos from Applicant - 09-27-21
ATTACHMENT 6
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HERITAGE ARCHITECTURE
DAVID V. HERNANDEZ, ARCHITECT
P.O. Box 8033, San Jose, CA 95155
C: (408) 772-3502 E: dvhernandez@pacbell.net
To: Erin M. Walters, Associate Planner April 03, 2022
Town of Los Gatos
Community Development Department Job No. 2018.07
Cc: Sally Zarnowitz, Planning Manager
Re: Architecture & Site Application
The Siegel Residence
33 Walnut Avenue, Los Gatos, CA
This Architecture and Site Application packet is being submitted for discretionary review by
Committee for the approval of modifications to the front elevation roofline profile of a pre-1941
residence, not within a historic district, but whose façade is considered to be of historical value. The
remodel of 33 Walnut Ave. (less the focus of this application) had been previously approved via
Planning review, Historic review and has obtained permit for construction. Permit No. B19-0482 has
currently been placed on hold by the building department until this application can be resolved.
Scope of Work/Justification:
1.Replace previously existing 1x8 wood shiplap siding, which had been removed on the front
and left side elevations, with in-kind wood siding of the same dimension, style and material.
2.Extend two existing attic roof gables facing Walnut Avenue an additional 6’-0” in order to
mimic the existing roof line profile of the front facade once the front porch extension is
completed.
3. Add solar panels to the South facing roof slope and new flat roof over the porch expansion
prior to completion of the remaining building remodel and re-roofing outlined per permit
number B19-0482.
Submitted by,
David V. Hernandez, Architect
Heritage Architecture
Architect of Record
ATTACHMENT 7
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San Jose, California 95155
P.O. BOX 8033
C: (408) 772-3502 E: dvhernandez@pacbell.net
DAVID V. HERNANDEZ, ARCHITECT
HERITAGE ARCHITECTURE
HERITAGE
ARCHITECTURE
MATERIALS / COLOR BOARD
33 WALNUT AVENE, LOS GATOS, CA
THE SIEGEL RESIDENCE
ROOFING :
TRI-LAM ASPHALT COMP. SHINGLE MATCH (E) SIDING. REPLACE IN-KIND
1X8 WOOD SHIPLAP SIDING:
COLOR: PEARL GRAY - MATCH ADUGAF TIMBERLINE OYSTER GRAY
1x & 2x AZEK TRIM BOARDWINDOW/DOOR, OTHER TRIM:
PAINTED WHITE
BY JELD-WEN WINDOWS & DOORS
DUAL GLAZED WOOD/CLAD WINDOWS
COLOR: WHITE, MATCH (E) UNITS
NON-COMBUSTABLE HARDIE SHINGLE SIDING
SIDING AT PORCH SKIRT ONLY:
COLOR: PEARL GRAY - MATCH ADU
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