Item 5 - Staff Report and Attachments 1 to 6
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: 09/27/2023 ITEM NO: 5
DATE: September 22, 2023
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of an Addition to a Single-Family
Residence to Exceed the Floor Area Ratio Standards on Property Located in the
Almond Grove Historic District Zoned R-1D:LHP. Located at 112 Wilder Avenue.
APN 510-17-103. Architecture and Site Application S-23-017. Categorically
Exempt Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property
Owner: Andrea Grant and Tarek Robbiati. Applicant: Jay Plett. Project Planner:
Jocelyn Shoopman.
RECOMMENDATION:
Requesting approval for construction of an addition to a single-family residence to exceed the
floor area ratio (FAR) standards for a property in the Almond Grove Historic District on property
zoned R-1D:LHP located at 112 Wilder Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 2010
2. Town of Los Gatos Historic Status Code: None
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Almond Grove Historic District
5. If yes, is it a contributor? No
6. Findings required? N/A
7. Considerations required? Yes
BACKGROUND:
The single-family residence located 112 Wilder Avenue was constructed in 2010 on a parcel
that previously served as a parking lot. The single-family residence was reviewed by the
PAGE 2 OF 4 SUBJECT: 112 Wilder Avenue/S-23-017 DATE: September 22, 2023
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BACKGROUND (continued):
Historic Preservation Committee (Committee) at its meetings of September 16, 2009, October
21, 2009, and April 14, 2010.
The proposal was reviewed by the Committee as preliminary review on June 28, 2023.
Committee members provided the following comments:
• Moving the existing doors to the end of the lanai space to enclose the area is consistent
with the neighborhood;
• Be sure to address the FAR considerations relative to the neighborhood; and
• Stylistically it is fine.
DISCUSSION:
The property is located east side of Wilder Avenue, between Bean and Nicholson Avenues
(Attachment 1). The applicant is requesting approval by the Committee for construction of an
addition to an existing single-family residence in the Almond Grove Historic District
(Attachment 6).
The following applicable excerpts from the Residential Design Guidelines are provided to
facilitate discussion relative to the proposed addition:
3.9 Additions/Accessory Buildings/Secondary Units
• Site additions in the least conspicuous place. In many cases this is a rear or side elevation -
only rarely is it a rooftop.
• The existing built forms, components and materials should be reinforced. Heights and
proportions of additions and alterations should be consistent with and continue the original
architectural style and design.
• Additions should be subordinate, and compatible in scale and proportion to the historically
significant portions of the existing structure.
• When an addition or remodel requires the use of newly constructed exterior elements, they
should be identical in size, dimension, shape, and location as the original, and should utilize
the same materials as the existing protected exterior elements.
• When an addition necessitates the removal of architectural materials, such as siding,
windows, doors, and decorative elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not 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).
PAGE 3 OF 4 SUBJECT: 112 Wilder Avenue/S-23-017 DATE: September 22, 2023
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DISCUSSION (continued):
• The character of any addition or alteration should be in keeping with and subordinate to the
integrity of the original structure.
• The height and proportion of an addition or a second story should not dominate the original
structure.
• Deck additions should be placed to the rear of the structure only and should be subordinate
in terms of scale and detailing.
The project requires an Architecture and Site application for a request to exceed the FAR
standards. The residence would be approximately 2,764 square feet where 2,516 square feet is
allowed by the Town Code. The 256-square foot addition to the residence would fully enclose
an existing lanai sunroom that is located along the right elevation and is currently enclosed on
three sides and covered by the existing roof. The applicant is proposing to relocate the existing
painted, wood folding door system to enclose the space. The applicant states that the existing
doors are in keeping stylistically and materially with the existing doors on the residence, the
added mass will be minimally visible from the Wilder Avenue, and the proposed floor area is
compatible with the immediate and greater neighborhood (Attachments 2, 3, 5, and 6).
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
Sections 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 4).
PAGE 4 OF 4 SUBJECT: 112 Wilder Avenue/S-23-017 DATE: September 22, 2023
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CONCLUSION:
The applicant is requesting approval for construction of an addition to an existing single-family
residence located in the Almond Grove Historic District. Should the Committee find merit in the
request, the recommendation of approval would be forwarded to the Community Development
Director and the project would continue through the Architecture and Site application process.
The project would not return to the Committee.
ATTACHMENTS:
1. Location Map
2. Project Description
3. Letter of Justification
4. Section 3.9, Residential Design Guidelines
5. Property Photos
6. Development Plans
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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 1
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JA/FLEET
GRANT/ROBBIATI112 WILDER AVENUE LOS GATOS, CA 95030
LETTER OF JUSTIFICATION
TO: Town of Los GatosFROM: Jay Plett Architect
PROJECT DESCRIPTION:
This is a non-historic home in the Almond Grove Historic District.
The home has been remodeled recently with very beautiful custom folding doors. We propose to move the existing doors in photo A to the location shown on the Plans, Sheet A-1.
Photo B depicts other matching doors that were added to the home. The door style will remain consistent through out the home and are complementary to the Historic District.
Best Regards,
Jay Plett Architect
ATTACHMENT 2
Photo A.
Photo B.
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JA/FLEET
GRANT ROBBIATTI112 WILDER AVENUE LOS GATOS, CA 95030
PROJECT DESCRIPTION/JUSTIFICATION
PROJECT DESCRIPTION / JUSTIFICATION
PROPOSAL TO INFILL AN EXISTING ROOF COVERED LANAI ON THE GROUND LEVEL BOUNDED ON THREE SIDES WITH THE EXISTING HOMES WALLS – TWO OF WHICH ARE TWO STOREY. THE ADDITION WILL BE INDENTED FROM THE SIDE FACE OF THE BUILDING, WILL BE PRACTICALLY INVISIBLE FROM THE STREET, WITH NO VISIBLE MASS ADDED TO THE STREET PRESENCE OF THE HOME.
PROJECT PROPOSED AREAS / RATIOS
TOTAL FAR = .36 (SIX NEIGHBORS ARE LARGER, ONE IS IDENTICAL)TOTAL FLOOR AREA OVER FAR = 255.5 sf (THREE NEIGHBORS ARE LARGER)TOTAL FLOOR AREA = 2,764.5 sf (ONE NEIGHBOR IS LARGER)
NEIGHBOR COMPARISONS
134 WILDER TOTAL FAR = .42 (LARGER)TOTAL FLOOR AREA OVER FAR = 588 (LARGER)TOTAL FLOOR AREA = 2,770 sf (LARGER)
114 WILDERTOTAL FAR = .44 (LARGER)TOTAL FLOOR AREA OVER FAR = 477.5 sf (LARGER)
100 WILDERTOTAL FAR = .40 (LARGER)TOTAL FLOOR AREA OVER FAR = 244 sf
101 WILDERTOTAL FAR = .44 (LARGER)TOTAL FLOOR AREA OVER FAR = 540 sf (LARGER)
128 WILDERTOTAL FAR = .35TOTAL FLOOR AREA OVER FAR = 36 sf
146 WILDERTOTAL FAR = .38 (LARGER) TOTAL FLOOR AREA OVER FAR = 210 sf
139 WILDERTOTAL FAR = .36 (IDENTICAL) TOTAL FLOOR AREA OVER FAR = 99 sf
THE DATA TABULATION SHOWS THE PROPOSED PROJECT BLENDS WELL WITH THE EXISTING NEIGHBORHOOD FLOOR AREA RATIOS AND FLOOR AREA PATTERNS. IN ADDITION, WE SOUGHT DIRECTION UPFRONT FROM THE HPC AT THE JUNE 26 MEETING – THEY'RE INPUT WAS OVERWHELMINGLY POSITIVE WITH THE QUALITY OF THE MATERIALS TO BE USED AND WITH THE DISCREET VISIBILITY OF THE PROPOSED ADDITION.
PAGE 1
ATTACHMENT 3
JA/FLEET
GRANT ROBBIATTI112 WILDER AVENUE LOS GATOS, CA 95030
PROJECT DESCRIPTION/JUSTIFICATION
NEIGHBOR COMPARISONS (cont.)
123 WILDERTOTAL FAR = .38 (LARGER)TOTAL FLOOR AREA OVER FAR = 218 sf
128 WILDERTOTAL FAR = .35TOTAL FLOOR AREA OVER FAR = 36 sf
146 WILDERTOTAL FAR = .38 (LARGER)TOTAL FLOOR AREA OVER FAR = 210 sf
139 WILDERTOTAL FAR = .36 (IDENTICAL)TOTAL FLOOR AREA OVER FAR = 99 sf
THE DATA TABULATION SHOWS THE PROPOSED PROJECT BLENDS WELL WITH THE EXISTING NEIGHBORHOOD FLOOR AREA RATIOS AND FLOOR AREA PATTERNS. IN ADDITION, WE SOUGHT DIRECTION UPFRONT FROM THE HPC AT THE JUNE 26 MEETING – THEY'RE INPUT WAS OVERWHELMINGLY POSITIVE WITH THE QUALITY OF THE MATERIALS TO BE USED AND WITH THE DISCREET VISIBILITY OF THE PROPOSED ADDITION.
PAGE 2
Residential Design Guidelines 33
Town of Los Gatos
BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 4
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
•When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
•The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
•The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
•The amount of foundation exposed on the addition should
match that of the original building.
•Do not add roof top additions where the roof is of historic
significance.
•Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
•Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
•The height and proportion of an addition or a second story
should not dominate the original structure.
•Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
•New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
•Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can
minimize its impact on the historic resource
and the scale of the neighborhood
ATTACHMENT 5HC
ROBBIATI-GRANT112 WILDER AVENUEPROPOSED SITE PLAN
1/8"=1'-0"8'0'32'16'0'
W
SEWER LINE
G TOPOGRAPHIC CONTOUR LINE
LEGEND
WATER LINE
WALL PERIMETER
SETBACK
EX. TREE DRIP LINE
E
SS GAS LINE
ELECTRIC LINE
PROPERTY LINE
BEAN AVE
PROJECT LOCATION:
112 WILDER AVE
PROJECT SCOPE
VICINITY MAP
112 WILDER AVENUE
ANDREA GRANT AND TAREK ROBBIATI
OWNERS
WILDER AVESHEET INDEX
TREE PROTECTION NOTES SEE PLAN FOR LOCATIONS
OF TREE FENCING, TYP.
TREE FENCING
REQUIRED TREE
FENCING 6' HIGH
A-1 SITE PLAN/NOTES
FLOOR PLAN
FRONT ELEVATION
N. SANTA CRUZ AVE
REMOVE (E) FOLDING DOOR SYSTEM AT KITCHEN/HALLWAY
AND RELOCATE TO (E) LANAI (CONVERTED TO SUNROOM)
NO ADDITIONS PROPOSED HOWEVER CONVERSION OF
LANAI TO SUNROOM WILL ADD 280SF TO (E) HOUSE
EX BUILDING HAS A FIRE SPRINKLER SYSTEM
PROPOSED USE: SINGLE FAMILY RESIDENCE
ZONING DESIGNATION: R1-D
GENERAL INFORMATION
ASSESSOR'S PARCEL NUMBER: 510-17-103
AVERAGE SITE SLOPE: 0%
BUILDING & SITE DATA
LAND USE: SINGLE FAMILY
EXISTING USE: SINGLE FAMILY RESIDENCE
CONSTRUCTION: TYPE V-B OCCUPANCY CLASS: R-3
BUILDING & LOT AREAS
GROSS AREA
LOT AREA
EASEMENT
NET AREA
7624 S.F.
7624 S.F.
7624 S.F.
0 S.F.
SUNROOM 256 256 256
EX. RESIDENCE (HSE) 2508 2508 2508
(LANAI CONVERT TO SUNRM)
TOTAL FLOOR AREA 256 2764 2764 NLOS GATOS, CA N(CONDITIONED SPACE)
(FAR AREA CALCS)
AREAS EX. REMOD ADD TOTAL FAR
07-05-23
A-1.0
LOS GATOS-SARATOGA RD.
PH. (913) 296-2221
LOS GATOS, CA 95030EX. RESIDENCE
EX. GARAGE
RELOCATE FOLDING
DOOR SYSTEM
REMOVE FOLDING
DOOR SYSTEM
(E)
KITCHEN(E) ENTRY
(E)
FAMILY RM (E)
GUEST RM
(E)
LANAI CONVERT
TO SUNRM
(E)
PR
(E)
STAIR (E)FF=100.0'
SEE TREE PROTECTION
NOTES THIS SHEET
EXISTING TREES TO
BE SAVED, TYP.
CONC. LANDING
SS SSSSSSSS
SS
SS
MAIN
WILDERAVENUEGAR MTR
WTR MTR
(E)
(E)
TREE FENCING
TYP.
NO GRADING PROPOSED
(E) DRAINGE PATTERN
TO REMAIN
VICTORYLANE40.43'
101.50'
141.83'63.94''30.62'33.52'APPLICABLE CODES
2022 CALIFORNIA BUILDING STANDARDS CODE, CALIFORNIA
CODE OF REGULATIONS TITLE 24, PARTS 1-12, INCLUDING
LOCALLY ADOPTED ENERGY REACH CODES
RELOCATE FOLDING
DOOR SYSTEM
RIGHT SIDE ELEVATION - SOUTH
1/8"=1'-0"
(E)
WDW
(E)
WDW
(E)
WDW
(E)
WDW
(E)
WDW
(E)
WDW
ALL EXTERIOR LIGHT FIXTURES SHALL
COMPLY WITH TOWN REQUIREMENTS TO BE
DOWNWARD DIRECTED AND SHIELDED
EX. RESIDENCE
EX. RESIDENCE (E)
DINE
(E) LANDSCAPE
EASEMENT
(E)FENCING
(E)FENCING
(E)FENCING
(E)
NEIGHBOR
HOUSE
(E)
NEIGHBOR
HOUSE
(E)
NEIGHBOR
GARAGE
19'X13.5'20'-0"SYSB5'-0"± 24'-0" RYSB± 7'-6"SYSB21'-0" ADDITION TO PL08-09-23
± 21'-6" FYSB
ATTACHMENT 6
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