Loading...
Item 4 - Staff Report with Attachments 1 through 6.16488 Bonnie Lane PREPARED BY: Maria Chavarin 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: 4/24/2024 ITEM NO: 4 DATE: April 19, 2024 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Approval for Construction of a Second-Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing Pre-1941 Single- Family Residence on Property Zoned R-1:8. Located at 16488 Bonnie Lane. APN 532-02-014. Minor Residential Development Application MR-24-007. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. Property Owner: Mai of Tran 2020 Trust. Applicant: Vu-Ngan Tran. Project Planner: Maria Chavarin. RECOMMENDATION: Requesting approval for construction of a second-story addition exceeding 100 square feet and exterior alterations to an existing pre-1941 single-family residence on property zone R-1:8 located at 16488 Bonnie Lane. PROPERTY DETAILS: 1. Date primary structure was built: 1938 per County Assessor’s Database 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? Yes 7. Considerations required? No BACKGROUND: The County Assessor indicates that the residence located at 16488 Bonnie Lane was constructed in 1938, and the 1991 Bloomfield Survey estimates the construction date as the 1930s and providing a rating of “historic and intact or worthy of special note” (Attachment 1). The property is not included in the Sanborn Fire Insurance Maps. PAGE 2 OF 3 SUBJECT: 16488 Bonnie Lane/MR-24-007 DATE: April 19, 2024 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\04-24-24\Item 4 - 16488 Bonnie Lane\Staff Report.16488 Bonnie Lane.docx BACKGROUND (continued): Town records indicate that a request for a 644 square-foot second-story addition, a 356 square- foot first-floor addition, and new patios was approved by the Town’s Planning Department in August 1989 (Attachment 2). The applicant provided a summary of the records researched (Attachment 3), as well as property pictures (Attachment 4). On October 25, 2023, the Committee considered a request to remove the pre-1941 single- family residence from the Historic Resources Inventory. After considering the application and materials, the Committee discussed the matter and voted unanimously to deny the removal of the pre-1941 single-family residence from the Historic Resources Inventory. DISCUSSION: Minor Residential Development Application MR-24-007 was submitted on April 8, 2024, proposing construction of a second-story addition exceeding 100 square feet and exterior alterations to an existing pre-1941 single-family residence. The project includes a second-story addition of 346 square feet; infill of an existing door on the west elevation; removal of an existing chimney on the south elevation to be replaced with an interior and exterior fireplace unit; construction of a new balcony on the south and east elevations; and interior remodel (Attachment 5). The proposed materials consist of: stucco siding, new exterior paint, vinyl windows, new wood square columns on the front porch to match craftsman style, and new wood railings. The proposed height of the new second story addition will match the existing roof ridge (approximately 21 feet). CONCLUSION: The applicant is requesting approval for construction of a second-story addition exceeding 100 square feet and exterior alterations to an existing pre-1941 single-family residence on property zoned R-1:8. 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. PAGE 3 OF 3 SUBJECT: 16488 Bonnie Lane/MR-24-007 DATE: April 19, 2024 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\04-24-24\Item 4 - 16488 Bonnie Lane\Staff Report.16488 Bonnie Lane.docx FINDINGS: 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 Sections 3.9 of the Town’s Residential Design Guidelines offers recommendations for construction of additions to existing residences (Attachment 6). ATTACHMENTS: 1. Anne Bloomfield Survey 2. Town Records 3. Applicant’s Submittal Packet 4. Property Pictures 5. Development Plans 6. Section 3.9, Residential Design Guidelines This Page Intentionally Left Blank cflnne J3[oom{ie.£d ARCHITECTURAL/CULTURAL SURVEY LOS GATOS RESEARCH File address /64-:g<{;. "8o l'?.-. ,-e Lt!. PARCEL MAP INFORMATION ARCHITECTURAL HISTORY !4151 922·1 063 2229 WEBSTER STREET SAN FRANCISCO. CA 94 1 1 5 Parcel # 5 .2;;2 -() & Lot size: y1-front ft. x ___ ft. deep Lot shape: Rectangle_ L Rectangle with small rear jog___ Other __ ~'~'---------- I Location: N s E / W d f T::; s si e o ------------------t Ave Other .<:. ------------ distance to cross st: /,r'...:.' ft. N __ S_,_"'_ E ___ W ___ from C.-,.~ 1 .' -'lJfJ.n at NE NW SE SW corner of ______________________ __ HISTORIC INFORMATION ON PARCEL MAP ,/ / ~8';, Old tract or su bdivi sion name ;VtS e:; .. ,., r ~ ,, ··/-..; Old Block #-Old lot # ~~~~--~~------~~--------------- FIELD SURVEY INFORMATION (handwritten in red) Preliminary rating~-:t~-Estimated age # storie1;L_ Other ------------------------------------------------------------------------------ COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (pa ste o n copy) Page __ EFFect ive date ___ _ OWNERSHIP SHOWN ON MAPS Source Name Source Date Source Page I I Location of property , Old ·tract/block/lot or Lot Size Owner Name ____ :1891 ------j --------------------------------------------------------- Blk Book 1908 1 ' Survey ~1 941 =..:....:=...J..--1 I _______ ! ----------:------------------------------· ----------------------------- MISCELLANEOUS PHOTOS: Roll/ frame #o !I' ./1 National Register listed date _________________ __ County Inventory 1979 _____________ =------------- Town of Los Gatos: Designation __ Recognition __ District Name ·------------------------------- Previous Survey Gebhard: page # illustration page # Butler/Junior League -------- ATTACHMENT 1 This Page Intentionally Left Blank •TOWN o'r t.os dA1'0S PiAHHiM:fl>IP�('a08) 35'i•'871 August 18. 1989 •NOTJCR OF ltffOOION TO APPROVE •NEW RFSIDl'Nl'IAL OO�STRUCTIO� The l,os Oal()s· f>lenning OOr,art11cnt. hat �coived an ·appHca·uon ·rro■ Steve and Nol fto Baunach t.o construct a second etory l'OOCII addfUon at. 1�88 9onnie Lane ()(�89 .. 23). . . . Tho proposal· will bo approved on August 31 � 1989,unleu tMre ie ovlden� that the·ptoJect '.te tO(?·tarl() or bulky. inco■pet.ib\e with the neighborhood, 'ln(erforea·wlth· viows'CH' privacy, c�a�e• an eitvet•so erfect on the envlroo11cr�t.. or ia not tn cMpUance with tho approved de\·elopc,cnt etandards for relldenUol zonea. The 'plins • tll'G available tor t'OViev • in •'the Planning �partaent fN>Ci '8tOO •A.M. t.e 5t.OO P.N .. Any cQileenta in oppoettt� t.o ttite proposal ■ust. be ·recelv(!dby thie orrico tn wrlUng prior to the anUcipatcd oppa-oval date. Very truly roura. Lr�/.L__. IAe !. Bch.-ean Planning·o1roctor t.F.8: OfUhchor 'n.-ic tJ:N1f.R �0UtF.AST MA,N STRD:-T • P.O. IOX 9't• lO$ GATOS, CAUJORNIA 950)1 •Af>r>l'rs-... . .. 11.-�, • • • ATTACHMENT2. ATTACHMENT 3 10/18/23, 11:47 AM Property Profile https://sccdpdapps.com/profile/profile_web.html?apn=53202014 1/1 APN: 532-02-014 Site Address: 16488 BONNIE LN LOS GATOS CA 95032-4715 Recorded Size (Assessor Database): 14,375 sq. ft. / 0.3 acres Computed Size (GIS): 11,718 sq. ft. / 0.3 acres TRA: 03000 APN:53202014 is incorporated (LOS GATOS). General Plan: USA USA: Los Gatos (100%) SOI: Los Gatos Zoning: INCORPORATED Supervisor District: 5 Approved Building Site: Research needed to evaluate parcel as a Building Site Los Gatos Hillside Specific Plan Area: IN Fire Responsibility Area: LRA (100%) Fire Protection District: Santa Clara County Central Fire Protection District Historic Parcel: NO FEMA Flood Zone: X (95.1%), D (4.9%) Sanitary District: West Valley Sanitation District Watershed: San Francisco Bay Rain isohyet: 23 inches Nearest named creek: EAST ROSS CREEK (287 feet) Nearest named lake: Vasona Reservoir (5749 feet) COUNTY OF SANTA CLARA PLANNING OFFICE 70 W. HEDDING ST., SAN JOSE, CA 95110 (408) 299-5770 Santa Clara County Department of Planning and Development Online Property Profile October 18, 2023 11:46:16 AM.  The GIS data used in this analysis was compiled from various sources. While deemed reliable, the Planning Office assumes no liability. Property Location Information Planning and Development Information Special Area Policies and Information + − Leaflet Map data ©2023 Imagery ©2023 AMBAG, Airbus, CNES / Airbus, Maxar Technologies Report a map error Date Item Provider Permitted 1984 * repaired main bath, removed gravity furnace, replaced hallway floor, replaced kitchen floor K.K. & Son no 1985 * built out studio in the rear of the detached garage. K.K. & Son (construction), C.E. Hilpipre (plumbing)no 1988 * install fireplace insert in living room Sun, Wind & Fire ? 1989 * added 2nd floor, family room, and enlarged the kitchen area.Steve Rehder yes 2000 * install retaining wall and french drain around back of garage Reid Clark ? 2005 * replaced main house roof Los Gatos Roofing yes 2013 * replaced and added 2-zone HVAC system ASAP heating & cooling yes 2013 * replaced sewer lateral with impervious 4" STR17 pipe Drainworks no 2014 * replaced cooktop with induction cooktop PJs Building & Installation no 2016 * replaced garage roof Reed Roofers yes 2016 * installed solar system Solar City (Tesla)yes 2019 * remodeled main bathroom and replaced main sewer junction under house LAR Construction yes 2019 * copper repipe and new hot water heater Repipe Specialists yes DocuSign Envelope ID: 5CD868D5-BCD9-4791-8150-A357BA9B3F54 9/15/2022 9/15/2022 Received Sign DATE Sign DATE This Page Intentionally Left Blank ATTACHMENT 4 DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS DATE:SCALE:DRAWN:JOB:SHEETOF 10 SHEETSAS NOTEDMar. 9, 2024PROPOSED REMODLE AND ADDITION FOR :DR. MAI THINH RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONS 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