Staff Report with Attachments 1 through 6
PREPARED BY: Suray Nathan
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: 12/20/2023 ITEM NO: 4
DATE: December 15, 2023
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of Exterior Modifications and a New
Second-Story Addition to an Existing Noncontributing Single-Family Residence on
Property in the Almond Grove Historic District Zoned R-1D: LHP. Located at 215
Massol Avenue. APN 510-16-022. Categorically Exempt Pursuant to CEQA
Guidelines Section 15301: Existing Facilities. Request for Review Application
PHST-23-017. Property Owner: Jim and Sara McManis. Applicant: Jay Plett.
Project Planner: Suray Nathan.
RECOMMENDATION:
Requesting approval for construction of exterior modifications and a new second-story addition
to an existing noncontributing single-family residence on property in the Almond Grove Historic
District zoned R-1D:-LHP, located at 215 Massol Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1949
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 subject property is located on the west side of Massol Avenue, approximately 145 feet
north of Nicholson Avenue (Attachment 1). The County Assessor indicates that the residence at
215 Massol Avenue was constructed in 1949, and the property was not included in the Anne
Bloomfield Survey. The residence does not appear on the Sanborn Fire Insurance Maps until
1956 (Attachment 2). Town records indicate that in 2002, a 75 square-foot laundry room was
demolished and rebuilt into a 150 square-foot laundry room.
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BACKGROUND (continued):
On October 25, 2023, the Committee conducted a preliminary review of the proposal and
provided the following feedback:
• Provide alternative window styling with divided lite.
• Provide photo samples of the proposed metal chimney flue.
• Retain and enhance the proposed stone accents around the foundation.
DISCUSSION:
A formal Minor Residential Development application was submitted on November 17, 2023,
proposing the construction of exterior modifications and a new second-story addition to an
existing single-family residence in the Almond Grove Historic District (Attachments 3 and 6).
The development plans show that portions of all sides of the residence would remain
(Attachment 6). The existing windows at the front and left elevation will be enlarged and
replaced. The three windows facing the existing porch at the front elevation will be replaced
with a three-panel folding door. Portions of the right side and rear elevation would be
demolished for the new ground floor addition. The additions to the ground floor would expand
the existing footprint of the residence along the right and rear elevations. A new second-story
addition would be slightly set back from the front façade to accommodate the existing roofed
front porch on the left side of the house.
The proposed additions would maintain and reinforce the existing Craftsman architectural style
with exterior materials, including wood lap and stone siding, fiberglass-clad wood windows,
bonderized metal gutters, and composition roof shingles (Attachment 6, Sheet A-4). The
applicant proposes to replace all existing windows with Anderson fiberglass-clad wood
windows. The porch at the front would remain; however, the railing will be replaced with
vertical ‘board-style’ wood balusters, similar to the example in the photo provided by the
applicant (Attachment 3).
The applicant provided additional information in response to the Committee’s feedback
provided under the preliminary review, summarized below in italics:
• Provide alternative window styling with divided lite.
The applicant has provided two sample divided-lite window designs shown on Sheets A-
4.1 and A-4.2 of the development plans (Attachment 6). Alternate No. 1 has four equally
spaced divided-lite, and Alternative No. 2 has a top row of three divided-lite styles.
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DISCUSSION (continued):
• Provide photo samples of the proposed metal chimney flue.
The applicant also provided a photo of the proposed metal flute extending from the
existing brick chimney on Sheet A-4.1 and A-4.2 of the development plans.
• Retain and enhance the proposed stone accents around the foundation.
The development plan continues to retain the existing stone accents at the base, and
new stonework will match the existing stones as closely as possible.
CONCLUSION:
The applicant requests approval for the construction of a second-story addition and exterior
alterations to an existing noncontributing single-family residence on property located in the
Almond Grove Historic District zoned R-1D: LHP located at 215 Massol. Should the Committee
find merit in the request, the recommendation would be forwarded to the Community
Development Director, and the application would continue through the Minor Residential
Development 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 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 3.9 of the Town’s Residential Design Guidelines offers recommendations for the
construction of additions to existing residences (Attachment 5).
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ATTACHMENTS:
1. Location Map
2. Sanborn Exhibit
3. Photos
4. Letter of Justification
5. Section 3.9, Residential Design Guidelines
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)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
ATTACHMENT 1
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Intentionally
Left Blank
1928
ATTACHMENT 2
1956
JA/FLEET
McMANIS215 MASSOL AVENUE LOS GATOS, CA 95030
PROJECT PHOTOS
SIDE VIEW
FRONT VIEW
SIDE VIEW
ATTACHMENT 3
ATTACHMENT 4
This Page
Intentionally
Left Blank
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 5
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