Staff Report with Attachments 1 through 6.215 Massol 2-28-24
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: 2/28/2024 ITEM NO: 5
DATE: February 23, 2024
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 December 20, 2023, the Committee conducted a review of the proposal and provided the
following feedback:
• Change the three-panel folding door on the front elevation to a set of French doors with
divided lites and having a narrower opening;
• Add divided lites to the proposed French door leading to the first-floor bedroom;
• All windows shall have two-by-two divided lites;
• Chimney extension shall be fully constructed in brick or brick veneer to match the existing
style;
• Provide details on any bracing required for the chimney extension; and
• The front door shall be acceptable as presented.
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 to 5).
The development plans show that portions of all sides of the residence would remain
(Attachment 5). 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 set of French doors with divided lites. 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 5, 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 previous review, summarized below in italics:
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DISCUSSION (continued):
• Change the three-panel folding door on the front elevation to a set of French doors with
divided lites and having a narrower opening.
The applicant has changed the three-panel folding door to a set of French doors with
divided lites on the front door elevation (A-4; Attachment 5).
• Add divided lites to the proposed French door leading to the first-floor bedroom.
The applicant has added divided lites to the proposed French door leading to the first-
floor bedroom, as shown on Sheet A-4.
• All windows shall have two-by-two divided lites.
The updated design shown on Sheets A-4 and A-5 of the development plans shows that
all windows have two-by-two divided lites.
• Chimney extension shall be fully constructed in brick or brick veneer to match the
existing style;
The updated elevation plan on Sheet Sheets A-4 and A-5 shows that the chimney
extension is constructed in brick, matching the existing style.
• Provide details on any bracing required for the chimney extension and
The updated elevation plan on Sheet A-4 shows a steel chimney tie that would match the
existing chimney.
• The front door shall be acceptable as presented.
The applicant has retained the front door design with a single pane over a solid recessed
panel.
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.
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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 6).
ATTACHMENTS:
1.Location Map
2.Sanborn Exhibit
3.Photos
4.Letter of Justification
5.Development Plans
6.Residential Design Guidelines - Section 3.9
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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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1928
ATTACHMENT 2
1956
JA/FLEET
McMANIS215 MASSOL AVENUE LOS GATOS, CA 95030
PROJECT PHOTOS
SIDE VIEW
FRONT VIEW
SIDE VIEW
ATTACHMENT 3
JA/FLEET
MCMANIS215 MASSOL AVENUE
PAGE 1 OF 2
PROJECT JUSTIFICATION
D E S C R I P T I O N
THE HOME POSSESSES A LARGE WELCOMING PORCH SPACE FROM STREET TO HOUSE – THIS DESIRABLE ELEMENT WILL REMAIN UNCHANGED. THE EXISTING NATIVE LOS GATOS STONE FRONT YARD LANDSCAPE WALLS WILL REMAIN UNCHANGED; COMPLEMENTING STONE WILL BE ADDED TO THE BASE OF THE HOUSE.
THE EXISTING HOME IS NON-HISTORIC and IS SITUATED BETWEEN A BEAUTIFUL MATURE OAK AT THE REAR OF THE HOME and A GROVE OF BEAUTIFUL MATURE OAKS AT THE FRONT OF THE HOME. THE
ADDITION HAS BEEN PLACED and DESIGNED WITH NO GRADING REQUIRED TO FIT SEAMLESSLY BETWEEN THE TREES; TREES THAT THE HOMEOWNERS APPRECIATE and HAVE PROFESSIONALLY MAINTAINED. THE HOME EXISTS AS A TWO BEDROOM and HAS BEEN DESIGNED TO REMAIN A TWO BEDROOM.
A NON-CONFORMING PORTION OF THE EXISTING STRUCTURE ENCROACHES INTO THE REQUIRED SIDE-YARD SETBACK BY 3’-0” ALONG THE NORTHERLY PROPERTY LINE. THIS PROJECT WILL ELIMINATE THAT ENCROACHMENT, BRINGING THAT PORTION OF THE HOME INTO COMFORMANCE WITH THE REQUIRED SIDE-YARD SETBACK.
THE REMODEL and ADDITION HAVE BEEN DESIGNED TO NOT INCREASE THE HOMES FOOTPRINT (OTHER THAN A SMALL INCREASE AT THE KITCHEN) SO AS NOT TO IMPACT THE SITES OAK TREES. THE TOWN’S ARBORIST HAS FOUND THIS DESIGN WILL NOT POSE DETRIMENTAL IMPACTS TO THE TREES. THE HOME HAS BEEN DESIGNED WITH THOROUGH CONSIDERATION OF THE TOWN’S DESIGN GUIDELINES. THE ADDITION IS CONSISTANT WITH THE HOMES EXISTING DESIGN STYLE, NEIGHBORHOOD SCALE and ITS FLOOR AREA IS BELOW THAT WHICH IS ALLOWED FOR THE SITE.
THE ALLOWABLE FLOOR AREA FOR THE SITE …………………………….1835 SF
THE HOMES PROPOSED FLOOR AREA ……………………………………….......................1714 SF
UNDER THE ALLOWABLE FLOOR AREA BY ………………………………….............-121 SF
P R O J E C T
DESIGN SUMMARY
ATTACHMENT 4
JA/FLEET
MCMANIS215 MASSOL AVENUE
PAGE 2 OF 2
PROJECT JUSTIFICATION
SUPPLEMENTAL PLANNING COMMENTS
1. REFERENCE THE NEIGHBORHOOD CONTEXT SHEET A-1.1. THEHOME IS NOT THE TALLEST IN ITS IMMEDIATE NEIGHBORHOOD-200, 218, 223 and 228 MASSOL ARE ALL TALLER.2.REFERENCE NEIGHBORHOOD CONTEXT SHEET A-1.1. THERE AREEIGHT HOUSES IN THE IMMEDIATE NEIGHBORHOOD WITHGREATER FLOOR AREAS.3. THERE ARE FOUR HOMES WITH GREATER F.A.R.'s.4. THE HOME'S FINISH MATERIALS WILL NOT DEVIATE FROM HOWIT CURRENTLY EXISTS - THEREFORE, IT DOES and WILLCONTINUE TO BLEND AMICABLY WITHIN ITS NEIGHBORHOOD.STONE VENEER WILL BE INCORPORATED INTO THE BASE OFHOUSE PER THE ELEVATIONS. THE NEW STONE WILL MATCHTHE EXISTING LOS GATOS STONE AS CLOSELY AS PRACTICALand COMPLEMENT THE EXISTING SITE STONE WORK.
SUMMARY
HPC:
THE PROJECT WAS REVIEWED BY THE HPC AND ALL OF HPC'S RECOMMENDATIONS FOR WINDOW/DOOR/CHIMNEY DESIGN HAVE BEEN INCORPORATED INTO THE HOME'S DESIGN.
THE PROJECT IS:
• BELOW ITS ALLOWABLE FLOOR AREA• BELOW THE FLOOR AREAS OF EIGHT OF ITS NEIGHBORS•BELOW THE FAR OF FOUR OF ITS NEIGHBORS• BELOW THE HEIGHTS OF NEIGHBORING HOMES• THOUGHTFULLY DESIGNED TO SITUATE HARMONIOUSLY INTO ITS UNIQUE SITE CONSTRAINTS OF BEAUTIFUL TREES, NATURAL GENTLE SITE SLOPE and THE EXISTING LANDSCAPE WALLS OF NATURAL LOS GATOS STONE•NO GRADING IS PROPOSED, NATURAL GRADE TO BE UNCHANGED• THE NORTHERLY PORTION OF THE BUILDING WILL BE BROUGHT INTO COMPLIANCE WITH THE REQUIRED SIDE-YARD SETBACK
THIS IS A WELL DESIGNED HOME REMODEL IN TERMS OF DETAIL, RESPECT FOR ITS BUILIDNG SITE, NEIGHBORHOOD COMPATIBILITY and THE INCORPORATION OF TOWN DESIGN GUIDELINES.
ATTACHMENT 5
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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 6
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