Item 3 - Staff Report and Attachments 1 to 8
PREPARED BY: JOCELYN SHOOPMAN
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: 9/28/2022 ITEM NO: 3
DATE: September 23, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Forward a Recommendation to the Community Development Director on a
Request for Demolition of an Existing Non-Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed the
Floor Area Ratio Standards, and a Variance to the Front Yard Setback
Requirements and the Parking Requirements on Property Located in the
Almond Grove Historic District Zoned R-1D:LHP. Located at 114 Wilder
Avenue. APN 510-17-072. Architecture and Site Application S-22-030 and
Variance Application V-22-002. Property Owner: Alvaro Anzoategui.
Applicant: David Kuoppamaki. Project Planner: Jocelyn Shoopman
RECOMMENDATION:
Forward a recommendation to the Community Development Director on a request for
demolition of an existing non-contributing single-family residence and construction of a new
single-family residence to exceed floor area ratio (FAR) standards and a variance to the front
yard setback requirements and the parking requirements located in the Almond Grove Historic
District on property zoned R-1D:LHP located at 114 Wilder Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1935 per County Assessor’s Database
2. Town of Los Gatos Historic Status Code: , preliminary rating of “historic and somewhat
altered but still contributor to district if there is one.” In 2021, the Committee determined
the residence was not historically or architecturally significant and noted that the Sanborn
Fire Insurance Maps indicate that the existing residence was likely constructed after 1944.
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? N/A
7. Considerations required? Yes
PAGE 2 OF 5 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: September 23, 2022
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BACKGROUND:
On January 27, 2021, the Committee considered a request for determination regarding the
contributing status of the existing residence (Attachment 1). The Committee determined that
the existing residence is not historically or architecturally significant, with the required findings,
and noted that the Sanborn Fire Insurance Maps indicate that the existing residence was likely
constructed after 1944 (Attachment 2).
On July 27, 2022, the Committee considered a preliminary review of a proposal for demolition
of an existing non-contributing single-family residence and construction of a new single-family
residence to exceed floor area ratio (FAR) standards and a variance to front yard setback
requirements and parking requirements (Attachment 3). The Committee discussed the item
and recommended that the applicant (Attachment 4):
• Consider ways to break up the massing at the front of the residence;
• Consider a garage door finish or color that is less contrasting with the balance of the
residence;
• Explore finishes for the brick that are more consistent with the Historic District; and
• Minimize the view of the guard rails around the front light well as it interrupts the flow of
the porch.
DISCUSSION:
The property is located east side of Wilder Avenue, between Bean and Nicholson Avenues
(Attachment 5). The applicant is requesting demolition of an existing non-contributing single-
family residence and construction of a new single-family residence in the Almond Grove
Historic District (Attachment 8). The applicant also requests approval to exceed FAR standards
and a variance to the required front yard setbacks and the required number of parking spaces.
The applicant is proposing a 2,129-square foot two-story residence, 513-square foot attached
garage, and 2,202 square feet of below grade square footage that is not counted towards the
allowable FAR.
The proposed residence would require approval to exceed FAR standards. The residence would
be approximately 2,129 square feet where 1,862 square feet is allowed by the Town Code. As
currently shown in the development drawings, below grade square footage is proposed
underneath a covered porch on the rear of the property and would be counted towards the
allowable floor area pursuant to Town Code, as it extends beyond the enclosed building
footprint of the main building (Sheet A2.3, Attachment 8). This would result in a proposed
residence of 2,329 square feet.
PAGE 3 OF 5 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: September 23, 2022
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DISCUSSION (continued):
Exterior materials for the proposed residence include:
• Stucco, brick veneer, and shiplap siding;
• Wood shake roof;
• Architectural cornice details (materials unknown);
• Copper gutters;
• Wood columns;
• Divided lite casement windows (materials unknown);
• Non-divided lite French, sliding, and accordion folding doors (materials unknown);
• Wood window trim (note that no window or door trim is proposed in the areas finished
with brick veneer);
• Cement plaster coated foam cornice trim at the rear accordion folding doors
• Wrought iron guardrails at the lightwells;
• Wood railings with glass panels at the second-story patio; and
• Garage door with windows (materials unknown).
The residence would be roughly 27 and a half feet tall and would have a front setback to the
proposed covered porch between approximately 11 feet, eight inches at the closest corner
(right) and 15 feet at the farthest corner (left). The front setback to the wall containing the
front door is between approximately 15 feet (right corner) and 19 feet (left corner). As
proposed, the enclosed portions of the building are in compliance with the required front
setback of 15 feet; however, a portion of the proposed covered porch, including columns, does
not comply with the required front setback and would require a variance.
The applicant is proposing construction of an attached one-car garage which shows space for
two cars. Pursuant to Town Code, two parking spaces are required for a single-family use.
While the proposed garage shows two parking spaces, the tandem configuration is not
supported by the Town Code and only one space is counted toward the required parking. As a
result, the proposed tandem configuration requires a variance to the required number of
parking spaces.
Variances from the Town Code may be granted upon a finding of fact that, owing to special
conditions, enforcement of the provisions of Chapter 29 of the Town Code would result in
undue hardship. Pursuant to Chapter 29.20.750 of the Town Code, the Planning Commission is
the deciding body to consider a Variance request and pursuant to 29.20.170 of the Town Code,
may grant a variance if it finds that:
1. Because of special circumstances applicable to the property, including size, shape,
topography, location or surroundings, the strict application of this ordinance deprives such
PAGE 4 OF 5 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: September 23, 2022
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DISCUSSION (continued):
property of privileges enjoyed by other property in the vicinity and under identical zone;
and
2. The granting of a variance would not constitute a grant of special privileges inconsistent
with the limitations upon other properties in the vicinity and zone in which such property is
situated.
In their Letter of Justification, the applicant responds to the recommendations provided by the
Committee at their July 27, 2022, meeting (Attachment 6).
1. Consider ways to break up the massing at the front of the residence.
A trellis is proposed above the garage to soften the elevation with wood and plants and the
front facing mass is in keeping with other homes located within the Almond Grove District.
2. Consider a garage door finish or color that is less contrasting with the balance of the
residence.
The proposed natural wood color for the garage door is preferred to provide warmth to the
project.
3. Explore finishes for the brick that are more consistent with the Historic District.
The proposed brick finish on the residence will match the brick finish of the chimney, will
provide texture to the residence, and is in keeping with other homes in the Almond Grove
District.
4. Minimize the view of the guard rails around the front light well as it interrupts the flow of
the porch.
The guard rail for the light well has been removed.
CONCLUSION:
The applicant is requesting approval for demolition of an existing non-contributing single-family
residence and construction of a new single-family residence to exceed FAR standards and a
variance to the front yard setback requirements and the parking requirements on a property
located in the Almond Grove Historic District. Should the Committee find merit in the request,
the recommendation would be forwarded to the Planning Commission and the application
PAGE 5 OF 5 SUBJECT: 114 Wilder Avenue/S-22-030 and V-22-002 DATE: September 23, 2022
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CONCLUSION (continued):
would continue through the Architecture and Site process. The project 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. 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 4.10 of the Town’s Residential Design Guidelines offers recommendations for new
construction within one of the Town’s historic districts (Attachment 7).
ATTACHMENTS:
1. January 27, 2021, Historic Preservation Committee Staff Report and Attachments
2. January 27, 2021, Historic Preservation Committee Action Letter
3. July 27, 2022, Historic Preservation Committee Staff Report and Attachments
4. July 27, 2022, Historic Preservation Committee Action Letter
5. Location Map
6. Applicant’s Response to the Committee’s July 27, 2022, Recommendations
7. Section 4.10, Residential Design Guidelines
8. Development Plans
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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: 01/27/2021 ITEM NO: 3
DATE: January 21, 2021
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for a Determination Regarding the Contributing Status of
an Existing Single-Family Residence Located in the Almond Grove Historic
District on Property Zoned R-1D:LHP Located at 114 Wilder Avenue. APN
510-17-072. Property Owner/Applicant: Alvaro Anzoategui. Project Planner:
Sean Mullin
RECOMMENDATION:
Review the information provided and make a determination regarding the contributing status
of the structure located at 114 Wilder Way in the Almond Grove Historic District.
PROPERTY DETAILS:
1.Date primary structure was built: 1935 per County Assessor’s Database
2.Town of Los Gatos Historic Status Code: , historic and somewhat altered but still
contributor to district if there is one
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? Yes
6.Findings required? Yes
7.Considerations required? Yes
DISCUSSION:
The applicant is requesting a determination of the historic or architectural significance of the
single-family residence located in the Almond Grove Historic District related to a proposal for
demolition of the single-family residence and construction of a new single-family residence.
The applicant has provided a Letter of Justification, historic research, and photos of the existing
residence (Attachments 1 through 3). The County Assessor’s Database indicates that the
ATTACHMENT 1
PAGE 2 OF 3 SUBJECT: 114 Wilder Avenue DATE: January 21, 2021
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DISCUSSION (continued):
residence was constructed in 1935. The 1990 Bloomfield Survey is included as Attachment 4
and indicates a construction date of the 1930s with a preliminary rating for the residence of
“” meaning: historic with some alterations but still contributing to the historic district
(Attachment 4). The Sanborn Fire Insurance Maps show that a residence was present on the
property as early as 1891, although shown as a two-story residence with a notably different
footprint from today (Attachment 5). This residence is present on the maps through 1928. A
residence is not present on the 1944 map. A simple rectangular single-story residence is then
shown on the 1956 map with a footprint consistent to what is present today.
The applicant’s Letter of Justification indicates that the existing residence appears to have been
constructed in the 1940s and consists of mismatched additions with vinyl windows
(Attachment 1). The applicant’s letter describes the residence as deteriorating, having no
unique characteristics or original features.
Structures within historic districts are individually classified as to their relative contribution to
the historic character and quality of the district. Contributing structures have been determined
to be historically, architecturally, or culturally significant. Noncontributing structures are those
which are not historical in terms of their design and construction date or have been so modified
over time as to no longer meet the criteria for contributing status.
The Residential Design Guidelines state that the demolition of any contributing structure in
historic districts is forbidden absent a cataclysmic event or upon determination by the deciding
body that demolition is necessary for the proper restoration of the structure. Additions,
alterations, and removal of non-historic additions may be approved as part of the restoration
process, provided the contributing historic elements of the structure are maintained.
CONCLUSION:
The applicant’s Letter of Justification (Attachment 1) outlines their reasons for the request to
remove the contributing status from the residence including construction of alterations that
have impacted the integrity of the residence and the poor condition of the residence. Should
the HPC find that the structure no longer meets the criteria for contributing status, the
structure would be removed from the list of contributors to the Almond Grove Historic District.
The property would continue to be located within the historic district, and any proposed work
would return to the HPC for review under a formal Planning application.
PAGE 3 OF 3 SUBJECT: 114 Wilder Avenue DATE: January 21, 2021
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FINDINGS:
A. Findings - related to a request for a determination that a primary structure has no historic
significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit,
the Historic Preservation Committee shall consider the following:
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 of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the
potential to convey significance.
B. Findings
___ As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a
demolition permit for a historic structure may only be approved if:
1. The structure poses an imminent safety hazard; or
2. The structure is determined not to have any special historical, architectural or
aesthetic interest or value.
Any request to demolish an historic structure shall be reviewed by the Historic Preservation
Committee. Applications to demolish a non-contributing historic structure shall be
accompanied by a detailed report describing all aspects of the structure's physical condition
prepared by an architect, licensed design professional, or registered civil engineer at the
applicant's expense.
ATTACHMENTS:
1. Letter of Justification
2. Historic Research
3. Photos
4. 1990 Bloomfield Survey
5. Sanborn Map Exhibit
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ATTACHMENT 1
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ATTACHMENT 2
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ATTACHMENT 3
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1891
ATTACHMENT 5
1895
1904
1908
1928
1944
1956
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
February 5, 2021
Alvaro Anzoategui
114 Wilder Avenue
Los Gatos, CA 95030
Via email
RE: 114 Wilder Avenue
Consider a Request for a Determination Regarding the Contributing Status of an
Existing Single-Family Residence Located in the Almond Grove Historic District on
Property Zoned R-1D:LHP. APN 510-17-072
PROPERTY OWNER:/APPLICANT: Alvaro Anzoategui
PROJECT PLANNER: Sean Mullin
On January 27, 2021, the Los Gatos Historic Preservation Committee made the determination
that the structure is not historically or architecturally significant, with the required findings, and
noting that the Sanborn Fire Insurance Maps indicate that the existing residence was likely
constructed after 1944.
If you have any questions, I can be contacted by email at smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Associate Planner
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CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 2
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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: 07/27/2022 ITEM NO: 4
DATE: July 22, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Demolition of an Existing Non-Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed Floor
Area Ratio (FAR) Standards and a Variance to Front Yard Setbacks Requirements
on Property Located in the Almond Grove Historic District Zoned R-1D:LHP.
Located at 114 Wilder Avenue. APN 510-17-072. Request for Review
PHST-22-014. Property Owner: Alvaro Anzoategui. Applicant: David
Kuoppamaki. Project Planner: Sean Mullin.
RECOMMENDATION:
Preliminary review of a proposal for demolition of an existing non-contributing single-family
residence and construction of a new single-family residence to exceed floor area ratio (FAR)
standards and a Variance to front yard setback requirements on property located in the Almond
Grove Historic District zoned R-1D:LHP.
PROPERTY DETAILS:
1.Date primary structure was built: 1935 per County Assessor’s Database
2.Town of Los Gatos Historic Status Code: , preliminary rating of “historic and somewhat
altered but still contributor to district if there is one.” In 2021, the Committee determined
the residence was not historically or architecturally significant and noted that the Sanborn
Fire Insurance Maps indicate that the existing residence was likely constructed after 1944.
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? N/A
7.Considerations required? Yes
ATTACHMENT 3
PAGE 2 OF 5 SUBJECT: 114 Wilder Avenue/PHST-22-014 DATE: July 22, 2022
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BACKGROUND:
On January 27, 2021, the Committee considered a request for determination regarding the
contributing status of the existing residence (Attachment 1). The Committee determined that
the existing residence is not historically or architecturally significant, with the required findings,
and noted that the Sanborn Fire Insurance Maps indicate that the existing residence was likely
constructed after 1944 (Attachment 2).
DISCUSSION:
The property is located east side of Wilder Avenue, between Bean and Nicholson Avenues
(Attachment 3). The applicant is requesting a preliminary review by the Committee for
demolition of the existing residence and construction of a new two-story residence in the
Almond Grove Historic District (Attachment 6). The applicant also requests approval to exceed
FAR standards, a Variance to the required front yard setbacks, and an exception to parking
standards.
In their Letter of Justification, the applicant indicates that the proposed two-story residence has
been designed in the California Cottage vernacular (Attachment 4). The proposed residence
includes a partial second story with a balcony at the rear and a full cellar. Exterior materials
include:
• Stucco, brick veneer, and shiplap siding;
• Wood shake roof;
• Architectural cornice details (materials unknown);
• Copper gutters;
• Wood columns;
• Divided lite casement windows (materials unknown);
• Non-divided lite French, sliding, and accordion folding doors (materials unknown);
• Wood window trim (note that no window or door trim is proposed in the areas finished
with brick veneer);
• Cement plaster coated foam cornice trim at the rear accordion folding doors
• Wrought iron guardrails at the lightwells;
• Wood railings with glass panels at the second-story patio; and
• Garage door with windows (materials unknown).
The following excerpts from the Residential Design Guidelines are provided to facilitate
discussion relative to the proposed exterior materials:
PAGE 3 OF 5 SUBJECT: 114 Wilder Avenue/PHST-22-014 DATE: July 22, 2022
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DISCUSSION (continued):
3.7.4 Design the windows with attention to matching the traditional details of the
architectural style
• Most architectural styles - except Mission, Spanish Eclectic or Modern - should have wood
trim around the windows. The trim width should be matched to the style, but in general,
should not be less than 3 1/2 inches wide. Head trim depth should be equal to or wider
than the jamb casing, but not less than one-sixth of the opening width.
• Projecting window sills and heads are strongly encouraged unless the architectural style
would not normally have those features.
• Wood trim is also encouraged on stucco houses unless the window frames are recessed at
least 6 inches from the outside face of the wall. The use of stucco covered foam trim is
strongly discouraged.
• Divided lights (i.e., larger window panes broken up into smaller pieces) are common in
many home styles found in Los Gatos. Use either vertical or square proportions for the
smaller window elements. Be consistent in the proportions (i.e., the ratio of the horizontal
to the vertical dimension) of the smaller panes. Do not use snap in flat grids to simulate
divided lights. Use either true divided lights or one of the newer window systems that have
dimensional muntins on both the exterior and interior of the glass along with a spacer
muntin between the panes of glass. Use consistently for windows on all sides of the house.
4.8.4: Windows and Glass in Doors:
• Windows should be constructed of real glass, and window frames should be constructed of
real wood - not vinyl, metal or plastic. Wood sashes may be vinyl or metal clad if the
window frame and dressing is designed consistent with the historic context of the building.
• All lites (panes of glass) should be true divided lite, not artificial or snap-in grids. Simulated
Divided Lite windows are permitted when the details of the window provide projecting
muntin elements on the exterior and interior of the window along with a spacer muntin
between the panes of glass (See example to the left).
Section 3.9:
The introduction of window and door openings not characteristic 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).
Architectural Copper (page 32):
The use of Architectural Copper is of concern because of its potential to contribute pollution
to surface waters and the San Francisco Bay through urban runoff. The major uses of
PAGE 4 OF 5 SUBJECT: 114 Wilder Avenue/PHST-22-014 DATE: July 22, 2022
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DISCUSSION (continued):
architectural copper in residential construction are roofs, gutters, and copper-treated
composite shingles. Alternatives to architectural copper should be considered including:
• Using another roofing material of similar appearance, such as coated steel or pre-patinated
copper.
• Covering the copper feature with a clear coating.
• Avoiding the use of chemicals that are applied at the construction site to accelerate copper
patina development.
The proposed residence would require approval to exceed FAR standards. While not accurately
reflected on the cover sheet of the Development Plans, the residence would be approximately
2,533 square feet where 1,862 square feet is allowed by the Town Code. A portion of the front
porch would project into the required front setback and requires approval of a Variance. Lastly,
the project requires approval of an exception to the parking standards. All single-family
residences are required to accommodate two parking spaces on site. While the proposed
garage shows two parking spaces, the tandem configuration is not supported by the Town Code
and only one space is counted toward the parking requirement.
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 4.10 of the Town’s Residential Design Guidelines offers recommendations for new
construction within one of the Town’s historic districts (Attachment 5).
PAGE 5 OF 5 SUBJECT: 114 Wilder Avenue/PHST-22-014 DATE: July 22, 2022
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CONCLUSION:
The applicant is requesting a preliminary review by the Committee for demolition of the
existing residence and construction of a new two-story residence in the Almond Grove Historic
District. The project would require an Architecture and Site application and a Variance
application. These applications would return to the Committee for a formal recommendation
to the deciding body.
ATTACHMENTS:
1. January 27, 2021, Historic Preservation Committee Staff Report and Attachments
2. January 27, 2021, Historic Preservation Committee Action Letter
3. Location Map
4. Letter of Justification
5. Section 4.10, Residential Design Guidelines
6. Development Plans
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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: 01/27/2021 ITEM NO: 3
DATE: January 21, 2021
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for a Determination Regarding the Contributing Status of
an Existing Single-Family Residence Located in the Almond Grove Historic
District on Property Zoned R-1D:LHP Located at 114 Wilder Avenue. APN
510-17-072. Property Owner/Applicant: Alvaro Anzoategui. Project Planner:
Sean Mullin
RECOMMENDATION:
Review the information provided and make a determination regarding the contributing status
of the structure located at 114 Wilder Way in the Almond Grove Historic District.
PROPERTY DETAILS:
1.Date primary structure was built: 1935 per County Assessor’s Database
2.Town of Los Gatos Historic Status Code: , historic and somewhat altered but still
contributor to district if there is one
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? Yes
6.Findings required? Yes
7.Considerations required? Yes
DISCUSSION:
The applicant is requesting a determination of the historic or architectural significance of the
single-family residence located in the Almond Grove Historic District related to a proposal for
demolition of the single-family residence and construction of a new single-family residence.
The applicant has provided a Letter of Justification, historic research, and photos of the existing
residence (Attachments 1 through 3). The County Assessor’s Database indicates that the
ATTACHMENT 1
PAGE 2 OF 3 SUBJECT: 114 Wilder Avenue DATE: January 21, 2021
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DISCUSSION (continued):
residence was constructed in 1935. The 1990 Bloomfield Survey is included as Attachment 4
and indicates a construction date of the 1930s with a preliminary rating for the residence of
“” meaning: historic with some alterations but still contributing to the historic district
(Attachment 4). The Sanborn Fire Insurance Maps show that a residence was present on the
property as early as 1891, although shown as a two-story residence with a notably different
footprint from today (Attachment 5). This residence is present on the maps through 1928. A
residence is not present on the 1944 map. A simple rectangular single-story residence is then
shown on the 1956 map with a footprint consistent to what is present today.
The applicant’s Letter of Justification indicates that the existing residence appears to have been
constructed in the 1940s and consists of mismatched additions with vinyl windows
(Attachment 1). The applicant’s letter describes the residence as deteriorating, having no
unique characteristics or original features.
Structures within historic districts are individually classified as to their relative contribution to
the historic character and quality of the district. Contributing structures have been determined
to be historically, architecturally, or culturally significant. Noncontributing structures are those
which are not historical in terms of their design and construction date or have been so modified
over time as to no longer meet the criteria for contributing status.
The Residential Design Guidelines state that the demolition of any contributing structure in
historic districts is forbidden absent a cataclysmic event or upon determination by the deciding
body that demolition is necessary for the proper restoration of the structure. Additions,
alterations, and removal of non-historic additions may be approved as part of the restoration
process, provided the contributing historic elements of the structure are maintained.
CONCLUSION:
The applicant’s Letter of Justification (Attachment 1) outlines their reasons for the request to
remove the contributing status from the residence including construction of alterations that
have impacted the integrity of the residence and the poor condition of the residence. Should
the HPC find that the structure no longer meets the criteria for contributing status, the
structure would be removed from the list of contributors to the Almond Grove Historic District.
The property would continue to be located within the historic district, and any proposed work
would return to the HPC for review under a formal Planning application.
PAGE 3 OF 3 SUBJECT: 114 Wilder Avenue DATE: January 21, 2021
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2021\01-27-21\Item 3 - 114 Wilder Ave\Staff Report.114 Wilder Avenue.docx
FINDINGS:
A. Findings - related to a request for a determination that a primary structure has no historic
significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit,
the Historic Preservation Committee shall consider the following:
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 of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the
potential to convey significance.
B. Findings
___ As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a
demolition permit for a historic structure may only be approved if:
1. The structure poses an imminent safety hazard; or
2. The structure is determined not to have any special historical, architectural or
aesthetic interest or value.
Any request to demolish an historic structure shall be reviewed by the Historic Preservation
Committee. Applications to demolish a non-contributing historic structure shall be
accompanied by a detailed report describing all aspects of the structure's physical condition
prepared by an architect, licensed design professional, or registered civil engineer at the
applicant's expense.
ATTACHMENTS:
1. Letter of Justification
2. Historic Research
3. Photos
4. 1990 Bloomfield Survey
5. Sanborn Map Exhibit
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1891
ATTACHMENT 5
1895
1904
1908
1928
1944
1956
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
February 5, 2021
Alvaro Anzoategui
114 Wilder Avenue
Los Gatos, CA 95030
Via email
RE: 114 Wilder Avenue
Consider a Request for a Determination Regarding the Contributing Status of an
Existing Single-Family Residence Located in the Almond Grove Historic District on
Property Zoned R-1D:LHP. APN 510-17-072
PROPERTY OWNER:/APPLICANT: Alvaro Anzoategui
PROJECT PLANNER: Sean Mullin
On January 27, 2021, the Los Gatos Historic Preservation Committee made the determination
that the structure is not historically or architecturally significant, with the required findings, and
noting that the Sanborn Fire Insurance Maps indicate that the existing residence was likely
constructed after 1944.
If you have any questions, I can be contacted by email at smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Associate Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2021\114 Wilder - 01-27-21 [approved].docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 2
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TMASSOL AVUNIVERSITY AV114 Wilder Avenue
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Update Notes:
- Updated 12/20/17 to link to tlg-sql12 server data (sm)
- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label
- Updated 10/8/20 to add street centerlines which can be useful in the hillside area
- Updated 02-19-21 to link to TLG-SQL17 database (sm)
ATTACHMENT 3
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3141 Stevens Creek Blvd #104
San Jose, CA 95117
408.357.0818 Office
530.919.2921 Cell DATE: JUNE 3, 2022
TO: LOS GATOS BUILDING DEPARTMENT PROJECT OWNER/ADDRESS:
Alvaro Anzoategui
114 Wilder Ave
Los Gatos, CA 95030
Written Description of Proposed Project/ Letter of Justification
This project consists of the demolition of an existing 1,000 SF residence with 178 SF attached garage. We are proposing a new
two story 2,129 SF residence with attached 513 SF tandem garage and 2,202 SF basement. The house designed to follow Los
Gatos Residential Design Guidelines
R‐1D: LHP W/ Historic Preservation
The house is located in R‐1D: LHP w/ Historic Preservation. We have designed the house to conform to the neighborhood
setbacks, residence and garage neighborhood FAR regulations and Los Gatos building height regulations.
Neighborhood Context
The neighborhood has many different Architectural styles of homes and many 1 and 2 story homes. There are Craftsman,
Ranch, Tudor, Cottage, Colonial, Cape Code and Bungalow style homes in the neighborhood. Our proposed design of California
Cottage residence will fit in with this eclectic neighborhood Architectural styles. The neighbors to the right and left are both 2
stories residences.
Increasing FAR and Neighborhood Compatibility
FAR ‐Per planning the max FAR for this lot is 1,862 SF Residence with 531 SF garage. We are proposing a 2,129 SF residence with
a 513 SF garage. Our proposed house is 2,129 SF bringing us over the max FAR by 267 SF. Our house comparison chart shows 8
residences on this block over FAR with the lowest being 65.68 SF over and the highest 1,375.78 SF over with an average of
409.23 SF over max FAR.
Garage – The neighborhood has garages mostly in the rear of the property with access from road/alleys behind. 114 Wilder has
no access to a rear road/alley due to an existing commercial parking lot. Instead of providing a 2 car wide garage, we are
proposing a single car tandem garage at the front of the residence. This is to keep the neighborhood context similar.
Setbacks – The main residence complies with zoning setback requirements. The front setback requirement is 15’‐0”. The
proposed front porch does setback 11’‐8 ¾” from the property line. If you look at the neighborhood context map, multiple
homes front porches also are withing the front setback.
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Residential Design Guidelines54
Town of Los Gatos
HISTORIC RESOURCES4
4.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
Follow the provisions set forth in Guideline 3.9 on page
33.
4.10 NEW CONSTRUCTION
This section applies only to new houses constructed within
one of the Town’s designated historic districts
•Replacement of an existing character-defining or historic
structure with a new structure is strongly discouraged.
•New structures should be built in the same style and de-
sign of contributing structures in the district. In general,
Victorian, Craftsman/Bungalow, and Mission Revival/
Mediterranean styles are the contributors to Los Gatos’
historic districts.
•Exact duplication is neither required or encouraged. How-
ever, a recognized architectural style and design in the
district is required.
•New Victorian and Craftsman style structures must accu-
rately replicate the traditional style, design and integrity of
those contributing structures in the district.
•Replacement of a noncontributing structure is accept-
able.
•The established contextual patterns and rhythms should
be respected. It is perfectly acceptable that a new “style”
be introduced, if it is in keeping with the neighborhood.
Historically that has occurred throughout the development
of the Town of Los Gatos.
•New structures should not create a false sense of the his-
torical development of the district.
•Conform new structures to the existing and/or required
setbacks, and replace the “footprint” of the original struc-
tures if any.
•Respect the established site patterns and harmonize with
neighboring buildings and existing topography. Exceptions
might occur at corners, or where unusual existing condition
or neighboring structures create a special condition.
•Respect the street pattern created by open space.
•New construction should be in keeping with the existing
neighborhood. It should be especially sensitive to the height
and scale of the homes on immediately adjacent parcels.
Front facades should appear similar in height to those seen
historically in the block. Taller portions should be set back
further on the lot.
EXAMPLES OF SYMPATHETIC
NEW CONSTRUCTION
ATTACHMENT 5
Residential Design Guidelines 55
Town of Los Gatos
HISTORIC RESOURCES4
•When a new project has more square footage than the
surrounding structures, reduce the scale of the structure
with sensitive design treatments. Setbacks, overhangs, bay
windows, changes in roof slopes, and facade ornament are
all methods for reducing the scale of a structure.
•Floor to floor heights should match the floor to floor of
adjacent contributing structures.
•The proportion of window and door openings in new
construction should be similar to that of the existing sur-
rounding architecture.
•Porches on new structures should have proportions, ma-
terials and roof slopes similar to original porches in the
district. They should also have depths similar to contribut-
ing structures in the district which normally allows for the
placement of furniture on the porch.
4.11 NONCONTRIBUTING STRUCTURES
This section applies only to existing houses located within one
of the Town’s designated historic districts
4.11.1 Remodel to a Contributing Status
•Owners of noncontributing structures within the Town’s
historic districts are encouraged to remodel them into the
style and design of a contributing structure in the district.
•Structures most suitable for this type of remodel are
those that would likely have been classified as contributing
structures absent previous remodel work or additions that
were not sympathetic to the original architecture of the
structure.
•In some cases, it may also be possible to make changes that
would convert an otherwise non-descript structure into a
contributing structure for the district. In general, Victorian,
Craftsman/Bungalow, and Mission Revival/Mediterranean
styles are the contributors to Los Gatos’ historic districts.
•An applicant must produce photographs, counts, and docu-
mentation of the location of existing structures of that style
in the district or reference materials indicating consistency
with contributing styles in the district.
•All exterior elements subject to review should be consistent
with the proposed style.
•Remove previous additions and alternations that are not
consistent with the architectural style of the structure and
the district.
•Carry out exterior changes to the building facades and addi-
tions using the guidelines in Section 4.8, 4.9 and 4.10.
CVR1COVER SHEETNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818CONSULTANTS
(E) GRADE ELEVATION
NEW GRADE ELEVATION
ELEVATION NUMBER
SHEET NUMBER
T.O.P.
2435.12
WALL TYPE / STUD SIZE
INTERIOR ELEVATIONS
DETAIL NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
(OR)
SECTION NUMBER
SHEET NUMBER
DOOR NUMBER
KEYNOTE
ROOM NUMBER
WINDOW NUMBER
ROOM NAME
ELEVATION SYMBOL
ROOF PITCH
+9'-0"
A6
BC24A
ROOM NAME
100
GRID BUBBLEA
A001
RI
SIGN NUMBER
SIGN TYPE
OWNER
A.B. AGGREGATE BASE
A.C. ASPHALT CONCRETE
A/C AIR CONDITIONING
ACC ACCESSIBLE
A.D. AREA DRAIN
ADJ ADJUSTABLE
A.F.F. ABOVE FINISH FLOOR
ALT ALTERNATE
ALUM ALUMINUM
APPROX APPROXIMATE
A.T. ACOUSTIC TILE
BLDG BUILDING
BLKG BLOCKING
B.O. BOTTOM OF
BOT BOTTOM
B.U.R. BUILT UP ROOFING
CAB CABINET
CBC CALIFORNIA BUILDING CODE
C.J. CONSTRUCTION JOINT
CLG CEILING
CLR CLEAR
CMU CONCRETE MASONRY UNIT
C.O. CLEAN OUT
COL COLUMN
COMP COMPOSITION
CONT CONTINUOUS
CONC CONCRETE
CTSK COUNTERSUNK
D DEPTH
DTL DETAIL
D.F. DRINKING FOUNTAIN
DIA DIAMETER
DIM DIMENSION
DN DOWN
DS DOWNSPOUT
DW DISHWASHER
DWG DRAWING
(E) EXISTING
EA EACH
E.J. EXPANSION JOINT
ELEC ELECTRICAL
ELEV ELEVATION
EQ EQUAL
EQUIP EQUIPMENT
EXT EXTERIOR
(F) FUTURE
F.D. FLOOR DRAIN
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.F.E. FINISH FLOOR ELEVATION
F.G. FINISH GRADE
F.H. FIRE HYDRANT
F.H.W.S. FLAT HEAD WOOD SCREW
FIN. FINISH
FLR FLOOR
FLUOR FLUORESCENT
F.O.F. FACE OF FINISH
F.O.M. FACE OF MASONRY
F.O.S. FACE OF STUD
FTG FOOTING
GA. GAUGE
GALV GALVANIZED
GLB GLUE LAMINATED BEAM
G.S.M. GALVANIZED SHEET METAL
GWB GYPSUM WALLBOARD
H.B. HOSE BIBB
H.C. HOLLOW CORE
HDWR HARDWARE
HDWD HARDWOOD
H.M. HOLLOW METAL
HORIZ HORIZONTAL
HT HEIGHT
I.D. INSIDE DIAMETER
INSUL INSULATION
INT INTERIOR
JAN JANITOR
JT JOINT
L LENGTH
LAM LAMINATED
LAV LAVATORY
LB. POUND
L.S. LAG SCREW
LT LIGHT
MFR MANUFACTURER
MAX MAXIMUM
MECH MECHANICAL
MIN MINIMUM
MISC MISCELLANEOUS
MPE MULTI-PURPOSE EASEMENT
M.O. MASONRY OPENING
M.R. MOISTURE RESISTANT
(N) NEW
N.I.C. NOT IN CONTRACT
NO. NUMBER
NOM NOMINAL
OBSC OBSCURE
O.C. ON CENTER
O.D. OUTSIDE DIAMETER
OPP OPPOSITE
OZ. OUNCE
O.F.C.I. OWNER FURNISHED,
CONTRACTOR INSTALLED
O.F.O.I. OWNER FURNISHED,
OWNER INSTALLED
PERF PERFORATED
PL PLATE
PLAS PLASTIC
PLUMB. PLUMBING
PLYWD PLYWOOD
PMF PRESSED METAL FRAME
PR PAIR
PSI POUNDS PER SQUARE INCH
P.T. PRESSURE TREATED
Q.T. QUARRY TILE
RAD RADIUS
R.D. ROOF DRAIN
REINF REINFORCE
REQ'D REQUIRED
RM ROOM
R.O. ROUGH OPENING
RWD REDWOOD
RWL RAIN WATER LEADER
R.H.W.S. ROUND HEAD WOOD SCREW
SAF SELF-ADHERED FLASHING
S.C. SOLID CORE
SDE SIDE DRAINAGE EASEMENT
SHT SHEET
SIM SIMILAR
S.M.S. SHEET METAL SCREW
SPEC SPECIFICATION
SQ SQUARE
S.S. STAINLESS STEEL
STD STANDARD
S.T.S. SELF-TAPPING SCREW
STL STEEL
STOR STORAGE
STRUCT STRUCTURAL
SUSP SUSPENDED
SYM SYMMETRICAL
T&G TONGUE & GROOVE
TEL TELEPHONE
THK THICK
T.O. TOP OF
T.O.C. TOP OF CONCRETE
TYP TYPICAL
U.O.N. UNLESS OTHERWISE NOTED
UNREINF UNREINFORCED
UR URINAL
VCT VINYL COMPOSITION TILE
VERT VERTICAL
VEST. VESTIBULE
VWC VINYL WALL COVERING
W WIDTH
WC WATER CLOSET
WD WOOD
W.H. WATER HEATER
WSCT WAINSCOT
WT WEIGHT
CHARACTER SYMBOLS
& AND
ɒ ANGLE
@ AT
ȭ CENTER LINE
Ⱦ DIAMETER
# NUMBER
O/ OVER
W/ WITH
ABBREVIATIONS
4
A2.1
INDICATES NOMINAL CEILING
HEIGHT ABOVE F.F.E. ON
REFLECTED CEILING PLAN
SYMBOLS APPLICABLE CODES
INDEX TO DRAWINGS
2019 CALIFORNIA CODE OF REGULATIONS (CCR) APPLICABLE CODES EFFECTIVE JAN 1, 2019:
TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS
TITLE 24 CCR, PART 1 - 2019 BUILDING STANDARDS ADMINISTRATIVE CODE
TITLE 24 CCR, PART 2 - 2019 CALIFORNIA BUILDING CODE, VOL. 1 & 2 (CBC)
TITLE 24 CCR, PART 2.5 - 2019 CALIFORNIA RESIDENTIAL CODE (CRC)
TITLE 24 CCR, PART 3 - 2019 CALIFORNIA ELECTRICAL CODE (CEC)
TITLE 24 CCR, PART 4 - 2019 CALIFORNIA MECHANICAL CODE (CMC)
TITLE 24 CCR, PART 5 - 2019 CALIFORNIA PLUMBING CODE (CPC)
TITLE 24 CCR, PART 6 - 2019 CALIFORNIA ENERGY CODE
TITLE 24 CCR, PART 7 - 2019 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE
TITLE 24 CCR, PART 8 - 2019 CALIFORNIA HISTORICAL BUILDING CODE
TITLE 24 CCR, PART 9 - 2019 CALIFORNIA FIRE CODE (CFC)
TITLE 24 CCR, PART 10 - 2019 EXISTING BUILDING CODE
TITLE 24 CCR, PART 11 - 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE
TITLE 24 CCR, PART 12 - 2019 CALIFORNIA REFERENCED STANDARDS
LOCAL MUNICIPAL CODE
SPECIAL INSPECTIONS
DEFERRED SUBMITTALS
•FIRE SPRINKLER DESIGN PER NFPA 13D
•UPGRADE DOMESTIC WATER SERVICE LINE
HERS FEATURE SUMMARY
PROJECT SCOPE
PROJECT DATA
•APN 510-17-072
•ZONING SFR R-1D: LHP W/ HISTORIC PRESERVATION
•OCCUPANCY:R-3 / U
•CONSTRUCTION TYPE: V-B
•SPRINKLER:YES
•YEAR BUILT NEW
PROJECT SUMMARY TABLE
NET LOT AREA 5,366 SF .347072 TOTAL .0989752
FLOOR AREA 1ST LEVEL 2ND LEVEL RES FAR BASEMENT LIVING GARAGE FAR
EXISTING 1,000 --- 1,000 --- 1,000 178
PROPOSED 1,477 652 2,129 2,202 4,331 513
MAX ALLOWED 1,862 531
EXCEEDING MAX BY - 267 N/A
LOT COVERAGE
MAX LOT COVERAGE 40% ALL BUILDINGS 2,146 SF
PROPOSED LOT COVERAGE 1,990 SF
DEMOLITION OF EXISTING RESIDENCE
CONSTRUCTION OF NEW 2-STORY 2,129 SF 2 STORY(ABOVE GROUND) RESIDENCE WITH 2,202 SF
BASEMENT AND 513 SF ATTACHED GARAGE
NEW 2 STORY RESIDENCE
ANZOATEGUI RESIDENCE CVR1 COVER SHEET
BMP BLUE PRINT FOR A CLEAN BAY
PLN0 NEIGHBORHOOD CONTEXT MAP
PLN1 SITE PHOTOS
PLN2 NEIGHBORHOOD PHOTOS
PLN3 NEIGHBORHOOD PHOTOS
PLN4 PROPOSED RENDERINGS
A0.1 ARCHITECTURAL SITE PLAN
A2.0 EXISTING PLANS
A2.1 1ST FLOOR PLAN NEW
A2.2 2ND FLOOR PLAN NEW
A2.3 BASEMENT PLAN
A3.1 ELEVATIONS NEW
A3.2 ELEVATIONS NEW
A4.1 ROOF PLAN
A5.1 SECTIONS
A5.2 SECTIONS
A5.3 SECTIONS
GP1 GREEN POINT RATING
NORTH
A.F.F.
+6'-10"
4:12
A14.1
1
A15.1
2
2
3
4
1
2438.18A4.1
2
PROJECT LOCATION
STANDARDS REQUIRED (MAX) PROPOSED
HEIGHT 30'-0"28'-3 1/2"
SETBACKS 1ST FLOOR
FRONT 15'-0"15'-0"
FRONT PORCH 11'-8 3/4"
SIDE 5'-0"5'-0"
REAR 20'-0"20'-0"
PARKING &2 GARAGE 2 GARAGE
GARAGE SIDE BY SIDE TANDEM
100
100
ATTACHMENT 6
BMPBLUE PRINT FOR A CLEAN BAYNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818
PLN0NEIGHBORHOOD CONTEXT MAPNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818
PLN1SITE PHOTOSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818FRONT ELEVATION FRONT ELEVATION
REAR ELEVATION REAR ELEVATION
RIGHT ELEVATION
PLN2NEIGHBORHOOD PHOTOSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818100 WILDER 104 WILDER 112 WILDER 122 WILDER 124 WILDER
128 WILDER 134 WILDER 138 WILDER 140 WILDER
PLN3NEIGHBORHOOD PHOTOSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818113 WILDER107 WILDER101 WILDER
139 WILDER135 WILDER
131 WILDER127 WILDER123 WILDER121 WILDER
115 WILDER
PLN4PROPOSED RENDERINGSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
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PER SHEET
DAVID
2039 408.357.0818
A0.1ARCHITECTURAL SITE PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A2.0EXISTING PLANSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A2.11ST FLOOR PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A2.22ND FLOOR PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
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REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A2.3BASEMENT PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818
A3.1ELEVATIONS NEWNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
2022.05.06
PER SHEET
DAVID
2039 408.357.0818
A3.2ELEVATIONS NEWNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A4.1ROOF PLANNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
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REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A5.1SECTIONSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A5.2SECTIONSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
DRAWN BY:
PLAN NO.:
SHEET:
REVISIONS DATE
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PER SHEET
DAVID
2039 408.357.0818
A5.3SECTIONSNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
SCALE:
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GP1GREEN POINT RATINGNEW RESIDENCE FOR:ALVARO ANZOATEGUI114 WILDER AVELOS GATOS, CA 95030APN# 510-17-072PAGE TITLEDATE:
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
July 28, 2022
David Kuoppamaki
3141 Stevens Creek Blvd #104
San Jose, CA 95117
Via email
RE: 114 Wilder Avenue
Request for Review PHST-22-014
Preliminary Review for Demolition of an Existing Non -Contributing Single-Family
Residence and Construction of a New Single-Family Residence to Exceed Floor Area Ratio
(FAR) Standards and a Variance to Front Yard Setbacks Requirements on Property Located
in the Almond Grove Historic District Zoned R-1D:LHP.
PROPERTY OWNER: Alvaro Anzoategui
APPLICANT: David Kuoppamaki
PROJECT PLANNER: Sean Mullin
On July 27, 2022, the Los Gatos Historic Preservation Committee discussed the item and
recommended that the applicant:
•Consider ways to break up the massing at the front of the residence;
•Consider a garage door finish/color that is less contrasting with the balance of the
residence;
•Explore finishes for the brick that are more consistent with the Historic District; and
•Minimize the view of the guard rails around the front light well as it interrupts the flow of
the porch.
If you have any questions, I can be contacted by phone at (408) 354 -6823 or by email at
smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Senior Planner
CC: Alvaro Anzoategui, via email
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\Wilder Avenue, 114 - 07-27-22 Action Letter - HPC.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
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Update Notes:
- Updated 12/20/17 to link to tlg-sql12 server data (sm)
- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label
- Updated 10/8/20 to add street centerlines which can be useful in the hillside area
- Updated 02-19-21 to link to TLG-SQL17 database (sm)
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INITIAL HERE______
3141 Stevens Creek Blvd #104
San Jose, CA 95117
408.357.0818 Office
530.919.2921 Cell
HPC REVIEW
DATE: AUGUST 25, 2022
TO:
Town of Los Gatos
Planning Division and HPC
PROJECT ADDRESS:
114 Wilder Ave
Los Gatos, CA 95030
Thank you for your review comments/feedback on our project at 114 Wilder in the Almond Grove
Historic District. Below you will see your comments in blue with our feedback.
Consider ways to break up the massing at the front of the residence;
Other addresses that have massing in the Almond Grove Historic District:
17 Bay View 101 Wilder
203 Tait 204 Tait 229 Wilder
If you look at our sections. Our 2nd floor plate height is only 5’-1 ½” tall. This drastically
reduces the 2nd floor exterior mass and lowers the eaves to reduce massing. On the garage
side we have proposed a trellis over the garage to soften the elevation with wood and plants.
Consider a garage door finish/color that is less contrasting with the
balance of the residence; We appreciate the feed back but we really love
the natural wood color to help give warmth to this project.
Explore finishes for the brick that are more consistent with the Historic District.
We see brick used in the Almond Grove Historic District in a few ways(see below for
ATTACHMENT 6
INITIAL HERE______
examples) We are hoping to use brick in a similar fashion to give texture to the residence
and to match the brick chimney.
328 Massol uses brick as a chimney.
311 Main uses brick/stone as a wainscot.
238 Bachman uses stone as column bases
17 Tait uses brick as a façade
Minimize the view of the guard rails around the front light well as it interrupts
the flow of the porch.
We agree that the guard rail for the light well is not attractive, and we do not require a window in that location of the basement,
so have removed the front guard rail from our plans.
Residential Design Guidelines54
Town of Los Gatos
HISTORIC RESOURCES4
4.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
Follow the provisions set forth in Guideline 3.9 on page
33.
4.10 NEW CONSTRUCTION
This section applies only to new houses constructed within
one of the Town’s designated historic districts
•Replacement of an existing character-defining or historic
structure with a new structure is strongly discouraged.
•New structures should be built in the same style and de-
sign of contributing structures in the district. In general,
Victorian, Craftsman/Bungalow, and Mission Revival/
Mediterranean styles are the contributors to Los Gatos’
historic districts.
•Exact duplication is neither required or encouraged. How-
ever, a recognized architectural style and design in the
district is required.
•New Victorian and Craftsman style structures must accu-
rately replicate the traditional style, design and integrity of
those contributing structures in the district.
•Replacement of a noncontributing structure is accept-
able.
•The established contextual patterns and rhythms should
be respected. It is perfectly acceptable that a new “style”
be introduced, if it is in keeping with the neighborhood.
Historically that has occurred throughout the development
of the Town of Los Gatos.
•New structures should not create a false sense of the his-
torical development of the district.
•Conform new structures to the existing and/or required
setbacks, and replace the “footprint” of the original struc-
tures if any.
•Respect the established site patterns and harmonize with
neighboring buildings and existing topography. Exceptions
might occur at corners, or where unusual existing condition
or neighboring structures create a special condition.
•Respect the street pattern created by open space.
•New construction should be in keeping with the existing
neighborhood. It should be especially sensitive to the height
and scale of the homes on immediately adjacent parcels.
Front facades should appear similar in height to those seen
historically in the block. Taller portions should be set back
further on the lot.
EXAMPLES OF SYMPATHETIC
NEW CONSTRUCTION
ATTACHMENT 7
Residential Design Guidelines 55
Town of Los Gatos
HISTORIC RESOURCES4
•When a new project has more square footage than the
surrounding structures, reduce the scale of the structure
with sensitive design treatments. Setbacks, overhangs, bay
windows, changes in roof slopes, and facade ornament are
all methods for reducing the scale of a structure.
•Floor to floor heights should match the floor to floor of
adjacent contributing structures.
•The proportion of window and door openings in new
construction should be similar to that of the existing sur-
rounding architecture.
•Porches on new structures should have proportions, ma-
terials and roof slopes similar to original porches in the
district. They should also have depths similar to contribut-
ing structures in the district which normally allows for the
placement of furniture on the porch.
4.11 NONCONTRIBUTING STRUCTURES
This section applies only to existing houses located within one
of the Town’s designated historic districts
4.11.1 Remodel to a Contributing Status
•Owners of noncontributing structures within the Town’s
historic districts are encouraged to remodel them into the
style and design of a contributing structure in the district.
•Structures most suitable for this type of remodel are
those that would likely have been classified as contributing
structures absent previous remodel work or additions that
were not sympathetic to the original architecture of the
structure.
•In some cases, it may also be possible to make changes that
would convert an otherwise non-descript structure into a
contributing structure for the district. In general, Victorian,
Craftsman/Bungalow, and Mission Revival/Mediterranean
styles are the contributors to Los Gatos’ historic districts.
•An applicant must produce photographs, counts, and docu-
mentation of the location of existing structures of that style
in the district or reference materials indicating consistency
with contributing styles in the district.
•All exterior elements subject to review should be consistent
with the proposed style.
•Remove previous additions and alternations that are not
consistent with the architectural style of the structure and
the district.
•Carry out exterior changes to the building facades and addi-
tions using the guidelines in Section 4.8, 4.9 and 4.10.
CVR1COVER SHEET
NEW RESIDENCE FOR:
ALVARO ANZOATEGUI
114 WILDER AVE
LOS GATOS, CA 95030
APN# 510-17-072
PAGE TITLE
DATE:SCALE:DRAWN BY:PLAN NO.:SHEET:REVISIONS DATE2022.05.06PER SHEETDAVID2039408.357.0818 CONSULTANTS(E) GRADE ELEVATIONNEW GRADE ELEVATIONELEVATION NUMBERSHEET NUMBERT.O.P.2435.12WALL TYPE / STUD SIZEINTERIOR ELEVATIONSDETAIL NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBER(OR)SECTION NUMBERSHEET NUMBERDOOR NUMBERKEYNOTEROOM NUMBERWINDOW NUMBERROOM NAMEELEVATION SYMBOLROOF PITCH+9'-0"A6BC24AROOM NAME100GRID BUBBLEAA001RISIGN NUMBERSIGN TYPEOWNERA.B. AGGREGATE BASEA.C. ASPHALT CONCRETEA/C AIR CONDITIONINGACC ACCESSIBLEA.D. AREA DRAINADJ ADJUSTABLEA.F.F. ABOVE FINISH FLOOR ALT ALTERNATEALUM ALUMINUMAPPROX APPROXIMATEA.T. ACOUSTIC TILEBLDG BUILDINGBLKG BLOCKINGB.O. BOTTOM OFBOT BOTTOMB.U.R. BUILT UP ROOFINGCAB CABINETCBC CALIFORNIA BUILDING CODEC.J.CONSTRUCTION JOINTCLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITC.O. CLEAN OUTCOL COLUMNCOMP COMPOSITIONCONT CONTINUOUSCONC CONCRETECTSK COUNTERSUNKD DEPTHDTL DETAIL D.F. DRINKING FOUNTAIN DIA DIAMETERDIM DIMENSIONDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWING(E) EXISTINGEA EACHE.J. EXPANSION JOINTELEC ELECTRICALELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTEXT EXTERIOR(F) FUTUREF.D. FLOOR DRAINF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER CABINETF.F.E. FINISH FLOOR ELEVATIONF.G. FINISH GRADEF.H. FIRE HYDRANTF.H.W.S. FLAT HEAD WOOD SCREWFIN. FINISHFLR FLOORFLUOR FLUORESCENTF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFTG FOOTINGGA. GAUGEGALV GALVANIZEDGLB GLUE LAMINATED BEAMG.S.M. GALVANIZED SHEET METALGWB GYPSUM WALLBOARDH.B. HOSE BIBBH.C.HOLLOW COREHDWR HARDWAREHDWD HARDWOODH.M.HOLLOW METALHORIZ HORIZONTALHT HEIGHTI.D.INSIDE DIAMETERINSUL INSULATIONINT INTERIORJAN JANITORJT JOINTL LENGTHLAM LAMINATEDLAV LAVATORYLB. POUNDL.S. LAG SCREWLT LIGHTMFR MANUFACTURERMAX MAXIMUMMECH MECHANICALMIN MINIMUMMISC MISCELLANEOUSMPE MULTI-PURPOSE EASEMENTM.O. MASONRY OPENINGM.R. MOISTURE RESISTANT(N) NEWN.I.C. NOT IN CONTRACTNO. NUMBERNOM NOMINALOBSC OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROPP OPPOSITEOZ. OUNCEO.F.C.I. OWNER FURNISHED, CONTRACTOR INSTALLEDO.F.O.I. OWNER FURNISHED,OWNER INSTALLEDPERF PERFORATEDPL PLATEPLAS PLASTICPLUMB. PLUMBINGPLYWD PLYWOODPMF PRESSED METAL FRAMEPR PAIRPSI POUNDS PER SQUARE INCHP.T. PRESSURE TREATEDQ.T. QUARRY TILERAD RADIUSR.D. ROOF DRAINREINF REINFORCEREQ'D REQUIREDRM ROOMR.O. ROUGH OPENINGRWD REDWOODRWL RAIN WATER LEADERR.H.W.S. ROUND HEAD WOOD SCREWSAF SELF-ADHERED FLASHINGS.C. SOLID CORESDE SIDE DRAINAGE EASEMENTSHT SHEETSIMSIMILARS.M.S. SHEET METAL SCREWSPEC SPECIFICATIONSQ SQUARES.S. STAINLESS STEELSTD STANDARDS.T.S. SELF-TAPPING SCREWSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDEDSYM SYMMETRICALT&G TONGUE & GROOVETEL TELEPHONETHK THICKT.O. TOP OFT.O.C. TOP OF CONCRETETYP TYPICALU.O.N. UNLESS OTHERWISE NOTEDUNREINF UNREINFORCEDUR URINALVCT VINYL COMPOSITION TILEVERT VERTICALVEST. VESTIBULEVWC VINYL WALL COVERINGW WIDTHWC WATER CLOSETWD WOODW.H. WATER HEATERWSCT WAINSCOTWT WEIGHTCHARACTER SYMBOLS& ANDɒANGLE@ ATȭCENTER LINEȾ DIAMETER# NUMBERO/ OVERW/ WITHABBREVIATIONS4A2.1INDICATES NOMINAL CEILINGHEIGHT ABOVE F.F.E. ONREFLECTED CEILING PLANSYMBOLSAPPLICABLE CODESINDEX TO DRAWINGS2019 CALIFORNIA CODE OF REGULATIONS (CCR) APPLICABLE CODES EFFECTIVE JAN 1, 2019:TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONSTITLE 24 CCR, PART 1 - 2019 BUILDING STANDARDS ADMINISTRATIVE CODETITLE 24 CCR, PART 2 - 2019 CALIFORNIA BUILDING CODE, VOL. 1 & 2 (CBC)TITLE 24 CCR, PART 2.5 - 2019 CALIFORNIA RESIDENTIAL CODE (CRC)TITLE 24 CCR, PART 3 - 2019 CALIFORNIA ELECTRICAL CODE (CEC)TITLE 24 CCR, PART 4 - 2019 CALIFORNIA MECHANICAL CODE (CMC)TITLE 24 CCR, PART 5 - 2019 CALIFORNIA PLUMBING CODE (CPC)TITLE 24 CCR, PART 6 - 2019 CALIFORNIA ENERGY CODETITLE 24 CCR, PART 7 - 2019 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODETITLE 24 CCR, PART 8 - 2019 CALIFORNIA HISTORICAL BUILDING CODETITLE 24 CCR, PART 9 - 2019 CALIFORNIA FIRE CODE (CFC)TITLE 24 CCR, PART 10 - 2019 EXISTING BUILDING CODETITLE 24 CCR, PART 11 - 2019 CALIFORNIA GREEN BUILDING STANDARDS CODETITLE 24 CCR, PART 12 - 2019 CALIFORNIA REFERENCED STANDARDSLOCAL MUNICIPAL CODESPECIAL INSPECTIONSDEFERRED SUBMITTALS•FIRE SPRINKLER DESIGN PER NFPA 13D•UPGRADE DOMESTIC WATER SERVICE LINEHERS FEATURE SUMMARYPROJECT SCOPEPROJECT DATA•APN510-17-072•ZONINGSFR R-1D: LHP W/ HISTORIC PRESERVATION•OCCUPANCY:R-3 / U•CONSTRUCTION TYPE: V-B•SPRINKLER:YES•YEAR BUILTNEWPROJECT SUMMARY TABLENET LOT AREA 5,366 SF .347072 TOTAL.0989752FLOOR AREA 1ST LEVEL 2ND LEVEL RES FAR BASEMENT LIVING GARAGE FAR DECKEXISTING 1,000 --- 1,000 --- 1,000 178PROPOSED 1,477 652 2,129 2,202 4,331 513378MAX ALLOWED1,862531EXCEEDING MAX BY - 267N/ALOT COVERAGEMAX LOT COVERAGE 40% ALL BUILDINGS 2,146 SFPROPOSED LOT COVERAGE1,990 SFDEMOLITION OF EXISTING RESIDENCECONSTRUCTION OF NEW 2-STORY 2,129 SF 2 STORY(ABOVE GROUND) RESIDENCE WITH 2,202 SFBASEMENT AND 513 SF ATTACHED GARAGENEW 2 STORY RESIDENCEANZOATEGUI RESIDENCECVR1 COVER SHEETBMP BLUE PRINT FOR A CLEAN BAYPLN0 NEIGHBORHOOD CONTEXT MAPPLN1 SITE PHOTOSPLN2 NEIGHBORHOOD PHOTOSPLN3 NEIGHBORHOOD PHOTOSPLN4 PROPOSED RENDERINGSCIVILC1.1 STORM EROSION AND SEDIMENT CONTROL GRADING AND DRAINAGE PLANC1.3 EROSION AND SEDIMENT CONTROLARCHITECTURALA0.1 ARCHITECTURAL SITE PLANA2.0 EXISTING PLANSA2.1 1ST FLOOR PLAN NEWA2.2 2ND FLOOR PLAN NEWA2.3 BASEMENT PLANA3.1 ELEVATIONS NEWA3.2 ELEVATIONS NEWA4.1 ROOF PLANA5.1 SECTIONSA5.2 SECTIONSA5.3 SECTIONSGP1 GREEN POINT RATINGNORTHA.F.F.+6'-10"4:12A14.11A15.1223412438.18A4.12PROJECT LOCATIONSTANDARDSREQUIRED (MAX) PROPOSEDHEIGHT30'-0"28'-3 1/2"SETBACKS 1ST FLOORFRONT 15'-0"15'-0"FRONT PORCH11'-8 3/4"SIDE5'-0"5'-0"REAR20'-0"20'-0"PARKING &2 GARAGE2 GARAGEGARAGESIDE BY SIDETANDEM100100LANDSCAPEIMPERVIOUS(SF) PERVIOUS(SF)EXISTING ROOF 1,178EXISTING WALK 3083,880PROPOSED ROOF 1,990PROPOSED WALK 5572,819ATTACHMENT 8
PLN4PROPOSED RENDERINGS
NEW RESIDENCE FOR:
ALVARO ANZOATEGUI
114 WILDER AVE
LOS GATOS, CA 95030
APN# 510-17-072
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A0.1ARCHITECTURAL SITE PLAN
NEW RESIDENCE FOR:
ALVARO ANZOATEGUI
114 WILDER AVE
LOS GATOS, CA 95030
APN# 510-17-072
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114 WILDER AVE
LOS GATOS, CA 95030
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NEW RESIDENCE FOR:
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114 WILDER AVE
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