Staff Report with Attachments 1 through 3.323 Pennsylvania Avenue
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: 03/13/2024
ITEM NO: 3
DATE: March 8, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of an Addition to an Existing Single-
Family Residence, an Accessory Structure with Reduced Side Yard Setbacks,
Demolition of an Existing Accessory Dwelling Unit, Removal of a Large
Protected Tree, and Site Improvements Requiring a Grading Permit on
Property Zoned R-1:8. Located at 323 Pennsylvania Avenue. APN 510-43-
044. Architecture and Site Application S-23-018. Categorically Exempt
Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Property
Owner: Megan Jellinek. Applicant: Gary Kohlsaat, Kohlsaat & Associates, Inc.
Project Planner: Sean Mullin.
RECOMMENDATION:
Requesting approval for construction of an addition to an existing single-family residence, an
accessory structure with reduced side yard setbacks, demolition of an existing accessory
dwelling unit (ADU), removal of a large protected tree, and site improvements requiring a
grading permit on property zoned R-1:8, located at 323 Pennsylvania Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1928 per County Assessor’s Database; 1930s per Anne
Bloomfield Survey
2. Town of Los Gatos Historic Status Code: +, historic and intact or worthy of special note.
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
PAGE 2 OF 4
SUBJECT: 323 Pennsylvania Avenue/S-23-018
DATE: March 8, 2024
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Pennsylvania Avenue.docx
BACKGROUND:
On May 23, 2023, the Committee conducted a preliminary review of a proposal to demolish
portions of the residence behind the front façade and construct additions to the residence,
including a new second story and a basement, a new detached garage with reduced setbacks,
and a swimming pool. The Committee discussed the preliminary plans and provided
recommendations to the applicant for project revisions.
An Architecture and Site application for the project was submitted to the Town on July 24,
2023. The development plans provided with the application were consistent with those
presented during the preliminary review and the applicant responded to all recommendations
of the Committee. On October 25, 2023, the Committee recommended approval of the
Architecture and Site application. The application was deemed complete in November 2023,
and scheduled for the January 2, 2024, Development Review Committee (DRC) meeting. Prior
to the DRC hearing, the applicant contacted staff requesting that the application be continued
to a date uncertain to allow time for project revisions.
A revised project was submitted to the Town on February 15, 2024.
DISCUSSION:
The revised project includes demolition of portions of the residence behind the front façade
and construction of single-story additions to the residence, including a new basement
(Attachment 3). The previously proposed second-story addition has been removed from the
project. The other components of the revised proposal remain consistent to the previous
iteration and include demolition of an existing carport, demolition of a permitted ADU,
construction of a detached garage with reduce side yard setbacks, removal of a large protected
tree, and site work requiring a Grading Permit.
The revised development plans show that the front façade of the residence would remain,
along with portions of the right-side elevation (Attachment 3). Along with the interior walls,
the rear and left-side exterior walls behind the front porch would be demolished. Additions to
the ground floor would expand the existing footprint of the residence along the left and rear
elevations. A loggia is proposed at the rear of the residence, covered by a flat roof. A new
partial basement is proposed with lightwells located on the left and right-side elevations.
The proposed residence would continue to maintain and reinforce the existing Mediterranean
Revival architectural style with exterior materials including smooth stucco siding, two-piece clay
barrel tile roof, copper roofing on a bay window projection, divided lite wood windows, stucco
moulding, copper gutters, and wrought iron guardrails at the lightwells. The existing
rectangular windows on the front elevation include arched reliefs and wood sills. The project
plans show that the smaller window would be replicated and repeated on both sides of the
PAGE 3 OF 4
SUBJECT: 323 Pennsylvania Avenue/S-23-018
DATE: March 8, 2024
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Pennsylvania Avenue.docx
DISCUSSION (continued):
front window, which would be replaced with an arched-top window to match the form of the
existing arched relief. The two circular reliefs above the porch entry would remain and new
gable-end vents with iron grills would be located on the front, rear, and left side elevations.
Consistent with the previous iteration of the project, the applicant also proposes construction
of a new detached two-car garage located in the southern corner of the property. The form
and materials of the garage would match those of the residence. Lastly, a new swimming pool
is proposed behind the residence.
CONCLUSION:
The applicant is requesting a recommendation of approval for construction of additions to an
existing single-family residence, an accessory structure with reduced side yard setbacks,
demolition of an existing ADU, removal of a large protected tree, and site improvements
requiring a grading permit. 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 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:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application.
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 2).
PAGE 4 OF 4
SUBJECT: 323 Pennsylvania Avenue/S-23-018
DATE: March 8, 2024
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ATTACHMENTS:
1. Letter of Justification
2. Section 3.9, Residential Design Guidelines
3. Development Plan
Planning Department February 26, 2024
Community Development Department, Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95030
Re: The Jellinek Residence, 323 Pennsylvania Avenue
Project Description/ Letter of Justification
To Whom it May Concern:
On behalf of Megan Jellinek and her family, I am pleased to present this historic renovation and
addition to the Town Of Los Gatos. The proposed project includes the remodel and addition of an
historic single family residence. The project also includes the construction of a detached garage and
swimming pool. This letter accompanies the submitted building plans and additional exhibits for the
above referenced project, and contains descriptions of the property, it's history and the surrounding
neighborhood.
EXISTING PROPERTY DESCRIPTION
The property is located in the Glen Ridge District on Pennsylvania Avenue just north of cross streets
Fairview and Peralta. Although this property is not within an established historic district, the home
is classified as historic due to the date of its construction and its obvious historic character. The
Bloomfield survey describes the home as a Mediterranean Revival built in the 1930’s. The home can
also be characterized as a Mediterranean bungalow which features a single predominant gable end
that faces the street with a flat roofed porch just tucked back from it on the left.
The front gable features a large picture window with 2 casements at either side with divided lites and
an arched recess at the top. The porch is flanked with spiraling plaster columns with ionic capitals
on the sides of the arched openings. Circular recesses adorn the walls above the arches. The eaves
are very short with crown molding in plaster at the gable ends. The home once had a clay barrel tile
roof, but it has since been removed. Some time after its construction a trellised porch was built at
the rear. The home is elevated above grade by a 3 to 4 feet which allows for a few small windows in
the underfloor cellar space.
A detached accessory dwelling unit and carport are located at the rear accessed through a driveway
to the left of the home, both of which are badly deteriorated. Behind them lies a 20 foot wide
easement once slated to become a large section of Laurel Avenue. The first 3 homes on
Pennsylvania and the home behind them on Fairview share access to the easement that was to be
Laurel Avenue, but is now a shared driveway. This property is at the end of that shared drive with no
through access over it. Laurel Avenue never came to be, but the easement remains on this property.
An application for the abandonment of this easement by the Town for public utilities is being
processed and due to be approved in August. Private ingress/egress easements still remain on the
property at this point, and the owner is actively pursuing their removal with the neighbors.
51 University Avenue, Suite L • Los Gatos, CA 95030 • 408.395-2555
K O HLSAA T
&ASSOCIATES
A R C H I T E C T U R E
ATTACHMENT 1
323 PENNSYLVANIA AVENUE, PAGE of 2 3
DESCRIPTION OF PROPOSED RESIDENCE
The proposed scope of work includes a main floor addition to the left and rear of the home. It also
includes a fully finished basement. The front half of the roof will remain, and rear half will have
taller ceilings with new roof framing.
From the very start the owner fell in love with the historic style of the home and made it her chief
goal to preserve and enhance its character. The front window will be replaced with another picture
window of the same width that matches the shape of the arched top recess above it. The tiny
existing window on the left will be duplicated on the right. Both of them will be enhanced with a
wrought iron grill typical to the time period. A small wrought iron decorative grill will be added at
the top of the gable end facade and on all gable ends to further enhance this historic style. The
existing crown molding at the gable ends will be duplicated at the eaves with a new half round
gutter. The existing gutters are not historic. And a new clay barrel tile roof will replace the current
cap sheet roof.
The front porch will be left alone entirely with its spiral plaster columns, arches, wrought iron railing
and circular recesses, with the two exceptions. We propose adding a small cap and trim piece to the
parapet top above the porch to create a more finished look. The front door currently faces the left
side of the house, but it will be relocated to face the street. It will have glass lites much like it does
now and sidelites will be added. At the rear, a new veranda is proposed that will also have spiral
columns to match the front porch and the same parapet roof detail.
A new basement is proposed that includes three bedroom suites and second living space. The
existing cellar is about 7 feet deep and unfinished. Since the cellar is already mostly dug out,
creating a new usable basement/foundation system is the logical solution.
LANDSCAPING AND SITE WORK
The property has a gentle slope uphill from front to back. A very large redwood is located just to the
left of the existing gravel driveway. There are a few large oak trees and another redwood to the rear.
In order to access the garage at the rear, a large oak tree and redwood will have to be removed. A
pool is also proposed. The space between the house and new detached garage will be leveled out for
usability.
At the front, an existing stacked stone retaining wall will be replaced with a low stucco wall and
pedestrian gate that leads to the front door. The driveway will be made of pavers and the new
vehicular gate, as well as light well guardrails, will be made of wood and wrought iron.
COMPLIANCE WITH THE RESIDENTIAL DESIGN GUIDELINES
In addition to what was identified above, the proposed home specifically addresses the Residential
Design Guidelines as follows:
SITE/ PLANNING:
§The existing home will remain and additions to the main floor have been kept to a minimum.
§Perimeter trees have been kept to the fullest extent possible.
§Grading has been minimized as little additional ground floor, floor area is proposed.
§Existing vehicle entrance reused to minimize disruption.
HARMONY/COMPATIBILITY:
323 PENNSYLVANIA AVENUE, PAGE of 3 3
§The style of the home will be preserved and enhanced.
§The existing front facade will remain the same, with only minor enhancements.
SCALE AND MASS:
§The raised portion of the roof is at the rear and is not visible from the street.
§The existing massing as viewed from the front will remain the same.
EXTERIOR MATERIALS:
§The stucco finish will be maintained and matched at the additions.
§The new clay barrel tile roof will bring back some of the original design intent of this
Mediterranean home.
ENERGY CONSERVATION:
§The house will employ high quality dual glazed, low E wood windows, ultra-high
performance insulation packages and high efficiency mechanical systems for heating, cooling
and domestic hot water.
§The house is oriented to take full advantage of cross ventilation practices.
§Substantial amount of roof areas provide plenty of space for solar collectors.
PRIVACY:
§The existing home sits about 9’-6” away from the right side property line and no additions
are proposed to be any closer. The left side addition is more than 16’ from the property line.
§New trees and tall shrubs are proposed at each side of the home.
LANDSCAPING:
§All proposed landscaping shall comply with the Town’s Landscaping Policies including the
HDS&G section.
§Proposed drought tolerant plants and landscape materials have been chosen to enhance both
the architecture and the natural setting of the lot.
GEOLOGICAL:
§There are no significant geological hazards that exist to prevent a safe and secure structure to
be constructed on this site.
CONCLUSION
The addition and remodel to this historic home has been conceived of from the beginning to respect
the original architecture and preserve its character for generations to come. We hope this home will
enhance the neighborhood and follows the intent of the Residential Design Guidelines.
Sincerely,
Gary Kohlsaat
Architect C19245
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 2
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
OF
REVISIONS
DATE:
SCALE:51 UNIVERSITY AVE. "L" • LOS GATOS, CA. • 95030 • (408) 395-2555S H E E TAN ADDITION & REMODEL FOR:THE JELLINEK RESIDENCE323 PENNSYLVANIA AVENUE LOS GATOS, CAAS SHOWN
A-1
07/05/23
-1
COVER SHEET
09/25/23A.
11/02/23B.
11/22/23C.
02/01/24D.
A-1
A-2
A-3
A-4
1
2
3
4
5
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
A-13
COVER SHEET
EXISTING PHOTOS
NEIGHBORHOOD PLAN & STREETSCAPES
SITE PLAN & LANDSCAPE PLAN
CIVIL COVER SHEET
CONSTRUCTION BEST MANAGEMENT PRACTICES
EXISTING TOPOGRAPHIC SURVEY & DEMOLITION PLAN
GRADING & DRAINAGE PLAN
EROSION CONTROL PLAN
AS-BUILT/DEMO FLOOR PLAN & ROOF PLAN
AS-BUILT/DEMO ELEVATIONS & DEMO CALCULATIONS
PROPOSED MAIN & LOWER FLOOR PLAN
PROPOSED ROOF PLAN
PROPOSED FRONT & LEFT ELEVATIONS
PROPOSED REAR & RIGHT ELEVATIONS
CROSS SECTIONS
GARAGE PLANS
SHADOW STUDIES
PROJECT DATA
PROJECT ADDRESS:
OWNER:
APN#:
ZONING:
OCCUPANCY GROUP:
CONSTRUCTION TYPE:
GROSS & NET SITE AREA:
AVERAGE SLOPE:
ALLOWABLE F.A.R.- RESIDENCE:
ALLOWABLE F.A.R.- GARAGE:
ALLOWABLE BUILDING COVERAGE:
ALLOWABLE ACC. STR. COVERAGE:
323 PENNSYLVANIA AVENUE
LOS GATOS, CA 95030
MEGAN JELLINEK
510-43-044
R-1:8
R-3/U
V-B / SPRINKLERED
9,002 SF
8.8%
.35 - [(9-5) X .20)]
25
.32 X 9,002 = 2,881 SF
.10 - [(9-5) X .07]
25
.089 X 9,002 = 801 SF
40% = 3,601 SF
15% OF BUILDABLE AREA
=15% OF 4,623 = 693 SF
FLOOR AREAS:
MAIN FLOOR 1,301 SF
BASEMENT 0 SF
EXISTING STRUCTURES
TO BE DEMOLISHED:
ADU
CARPORT
410 SF
219 SF
SITE AREAS:
RESIDENCE
COVERED PORCH & PATIOS
LIGHTWELLS
ADU
CARPORT/ DET. GARAGE
TOTAL BUILDING COVERAGE
PATIOS & PATHS
POOL & SPA
DRIVEWAY
TOTAL SITE COVERAGE
1,860 SF
367 SF
327 SF
0 SF
660 SF
3,214 SF
1,058 SF
557 SF
917 SF
5,746 SF
1,301 SF
127 SF
0 SF
410 SF
219 SF
2,057 SF
70 SF
0 SF
0 SF
2,127 SF
EXISTING PROPOSED
EXISTING ADDITION TOTAL
DETACHED GARAGE 0 SF
1,367 SF
660 SF
1,589 SF
660 SF
559 SF 1,860 SF
PROJECT DIRECTORY
ARCHITECT:
KOHLSAAT & ASSOCIATES
51 UNIVERSITY AVENUE, SUITE L
LOS GATOS, CA 95030
CIVIL ENGINEER:
HANNA-BRUNETTI
7651 EIGLEBERRY STREET
GILROY, CA 95020
SCOPE OF WORK
A REMODEL AND ADDITION OF A PRE-1941 SINGLE FAMILY
RESIDENCE AND A NEW DETACHED GARAGE, WHICH INCLUDE
A NEW SECOND STORY & BASEMENT. SCOPE INCLUDES 5
TOTAL BEDROOMS, 5½ BATHS, A GAME ROOM, AN OFFICE
AND A COVERED LOGGIA. ALSO INCLUDES SITE RETAINING
WALLS AND A POOL. REQUESTING REMOVAL OF 8
PROTECTED TREES, TWO OF WHICH ARE IN POOR
CONDITION. 4 UNPROTECTED TREES ARE ALSO PROPOSED
FOR REMOVAL.
NOTES
1.AN AUTOMATIC FIRE SPRINKLER SYSTEM WILL BE
INSTALLED THROUGHOUT, AS A DEFERRED SUBMITTAL.
SHEET INDEXVICINITY MAP
SITE
The Jellinek Residence
ATTACHMENT 3