Item 2 - Staff Report and Attachments 7 and 8
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: 06/22/2022 ITEM NO: 2
Date: June 17, 2022
To: Historic Preservation Committee
From: Joel Paulson, Community Development Director
Subject: Requesting Approval for Construction of Exterior Alterations to an Existing Non-
Contributing Commercial Building in the University-Edelen Historic District on
Property Zoned C-2:LHP. Minor Development in a Historic District Application
HS-22-023. Located at 106 Royce Street. APN 529-04-025. PROPERTY OWNER:
Rosa Family LLC. APPLICANT: Todd Bayless. PROJECT PLANNER: Savannah Van
Akin.
BACKGROUND:
On May 25, 2022, the Historic Preservation Committee considered the proposal and continued
the matter to June 22, 2022. At this meeting, the Committee discussed the project identifying
several key points for clarification.
DISCUSSION:
The current proposal takes an existing unoccupied space, proposes clear and simple changes
consistent with its existing architectural style and design, without changing the architectural
style of the existing building constructed in the 1960’s. The structure is an existing, non-
contributing building at the very edge of the University-Edelen Historic District, abutting the
Downtown C-2 Central Business District. Attachment 7 shows the subject property’s unique
position on the edge of the University-Edelen Historic District and direct proximity to the
Downtown C-2 Central Business District parking lots.
This project is not anchored or tied to the Victorian character prominent in the University-
Edelen Historic District; it is distinct, and removed from the neighborhood pattern seen along
University Avenue. The Committee asked the applicant to work with staff to discuss the
potential of design modifications to tie the design of the building to the surrounding University-
Edelen Historic District, should the applicant be interested, and return to the Committee for
review.
PAGE 2 OF 2 SUBJECT: 106 ROYCE STREET June 17, 2022
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6/16/2022 4:20 PM
DISCUSSION (continued):
The applicant has returned with a new Letter of Justification (Attachment 8), outlining how the
existing structure should be examined as a unique circumstance based on locations and existing
architectural style, rather than a structure contributing to the character of the University-
Edelen Historic District. The applicant provided excerpts from the Residential Design Guidelines
(Chapter 4 – Historic Resources) to support this stance. Specifically, per Page 43, “A non-
contributing structure, if not rehabilitated into a contributing style or design, should be
remodeled or expanded consistent with its existing architectural style or design.” Given the
justification provided by the applicant and the direction included in the Residential Design
Guidelines, the applicant has not revised the project and presents a design consistent with that
presented at the May 25, 2022 meeting.
ATTACHMENTS:
Previously received with the May 25, 2022 Staff Report:
1. Sanborn Maps
2. 1960’s Building Permits
3. 1994 Building Permits
4. Development Plans
5. Project Description Letter
6. Property Pictures
Received with this Staff Report:
7. Zoning & Historic District Map
8. Revised Project Justification Letter
Zoning and Historic District Map
106 Royce Street
ATTACHMENT 7
WILLIAM C. KEMPF, ARCHITECTS
105 Locust Street, Suite B
Santa Cruz, CA 95060
831 459-0951
www.wckempf.com
MEMORANDUM
TO: Town Of Los Gatos Historic Preservation Committee
ADDRESS: 110 E Main St, Los Gatos, CA 95030
DATE: June 15, 2022 FROM: Todd Bayless
PROJECT: HS-22-023; 106 Royce Street, Los Gatos, California
At the May 25th, 2022 meeting of the Los Gatos Historic Preservation Committee, the committee reviewed
application HS-22-023 for a new coffee shop tenant improvement at 106 Royce street and directed the
applicant to work with the Planning Department in order to refine the design in a way that is “compatible
with the neighborhood”. After a discussion with the Planning Department, we believe this building
represents a unique circumstance. So instead of being considered in the context of the surrounding
neighborhood, this building should be considered based on a strict interpretation of the Residential Design
Guidelines.
106 Royce Street can be examined as a unique circumstance due to it’s geographic location and
architectural style. Located at the edge of the University-Eidolon Historic district, Royce Street creates the
border of the historic district and the downtown area. 106 Royce Street sits adjacent to a town parking lot
and is the only building on Royce street that faces towards the downtown area. For the passerby, 106
Royce Street feels more like it is a part of downtown than the nearby residential neighborhood on
University Ave. Furthermore, the low sloping roof and materials are consistent with Modernist style
architecture which does not contribute to the historic nature of the University-Eidolon district where
Victorian and Craftsman style homes are common.
The Los Gatos Residential Design guidelines addresses “non-contributing” buildings such as 106 Royce
street on page 43, “A noncontributing structure, if not rehabilitated into a contributing style or design,
should be remodeled or expanded consistent with its existing architectural style and design.” We interpret
this to mean that a Modernist style building should be remodeled in a way that is consistent with the
Modernist style, and we believe that we have done so with the proposed design. Local Architect Gary
Kohlstaat offered his support for our position by saying, “This building is a clear example of mid-century
modernism and WCK made it look better than new, in my opinion.”
The Design Guidelines continue on page 54 to warn that “…structures should not create a false sense of
the historical development of the district.” It is our opinion that adding any Victorian or Craftsman styling
to such a modern building would be anachronic and detract from the inherent beauty of all styles
involved.
ATTACHMENT 8
106 Royce Street, Los Gatos
June 15, 2022; Page 2
Due to the unique circumstances of the building, we encourage the HPC to review 106 Royce Street as a
non-conforming building and strongly believe they will find that our tenant improvement and modest
exterior remodel is in conformance with Residential Design Guidelines and that it will be a positive
addition to Los Gatos.
Thank you for your consideration of our project and please feel free to contact me with any questions.
Sincerely,
Todd Bayless, Architect
License C35324
(831) 459-0951