Item 3 - Staff Report with Attachments 1 through 5.78-80 W. Main Street
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: 05/22/2024
ITEM NO: 3
DATE: May 17, 2023
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Removal and Replacement In-Kind of Wood Siding
on a Commercial Structure Located in the Historic Commercial District on
Property Zoned C-2:LHP. Located at 78-80 W. Main Street. APN 529-02-007.
Minor Development in a Historic District Application HS-24-019. Property
Owner/Applicant: Marital Trust – Rita I Minnis, Trustee. Project Planner:
Sean Mullin.
RECOMMENDATION:
Requesting approval for removal and replacement in-kind of wood siding on a commercial
structure located in the Historic Commercial District on property zoned C-2:LHP, located at 78-
80 W. Main Street.
PROPERTY DETAILS:
1. Date primary structure was built: 1901 per County Assessor’s Database; c. 1860s per
Bloomfield Survey; 1901 per Ordinance 1843
2. Town of Los Gatos Historic Status Code: +, historic and intact, or worthy of special note
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Historic Commercial District
5. If yes, is it a contributor? Yes
6. Findings required? Yes
7. Considerations required? Yes
BACKGROUND:
The County Assessor indicates that the building located at 78-81 W. Main Street was
constructed in 1901. The 1991 Bloomfield Survey estimates the construction date as the 1860s
and rates the structure as historic and intact or worthy of special note (Attachment 1).
Ordinance 1843, which established the Historic Commercial District, identifies the structure as a
PAGE 2 OF 4
SUBJECT: 78-80 W. Main Street/HS-24-019
DATE: May 17, 2024
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Street.docx
BACKGROUND (continued):
contributor to the district (Attachment 2). The Sanborn Fire Insurance Maps show that the
current structure was built between 1908 and 1928 (Attachment 3).
The applicant proposes to remove the existing horizontal wood lap siding and replace it in-kind
with custom milled redwood siding.
DISCUSSION:
The applicant requests approval to remove the existing horizontal wood siding and to replace it
in-kind with custom-milled redwood siding to match the existing material, size, and profile. The
applicant indicates that portions of the existing wood siding are damaged by rot and that full
replacement is desired to avoid the need to replace any portions of remaining siding in the near
future. Additionally, full replacement would allow for new waterproofing to be installed. The
applicant indicates that the new matching siding would be installed, primed, and painted the
same color as the existing building resulting in no change to the exterior appearance.
Town Code Section 29.10.020 clarifies that demolition of a historic structure means removal of
more than twenty-five percent of the wall(s) facing a public street or fifty percent of all exterior
walls. The removal and replacement of in-kind, non-repairable exterior wall covering resulting
in no change to its exterior appearance or historic character is exempt from the above
definition when approved by the deciding body.
The applicant is seeking a determination from the Committee that the removal and
replacement in-kind of the siding is appropriate and therefore exempt from the demolition
definition. Should the Committee find merit in the request, Building Permit revisions could be
approved by the Town and the project would not return to the Committee. However, the
property would continue to retain its historic designation and would return to the Committee if
other exterior modifications are proposed in the future.
CONCLUSION:
Should the Committee find merit in the proposed project, it should make the following findings
and considerations and forward a recommendation of approval to the Community
Development Director. The project would be completed through a revision to the issued
Building Permit and would not return to the Committee.
PAGE 3 OF 4
SUBJECT: 78-80 W. Main Street/HS-24-019
DATE: May 17, 2024
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Street.docx
FINDINGS AND CONSIDERATIONS:
A. Findings
Sec. 29.10.020. Demolition (historic structures)
All remaining exterior walls must be contiguous and must retain the existing exterior wall
covering. No new exterior wall covering shall be permitted over the existing exterior wall
covering. The following are exempt from this definition:
a. Replacement. The exterior wall covering may be removed if the covering is not
original to the structure.
X b. Repair. The removal and replacement of in kind non-repairable exterior wall
covering (siding) resulting in no change to its exterior appearance or historic
character if approved by the deciding body.
c. Removal. The removal of an addition(s) that is not part of the original structure
and which has no historic significance, as determined by the Historic Preservation
Committee. Demolition shall be determined by subsections (1) and (2) above for
the original structure, where walls enclosed by additions shall be considered as
exterior walls.
B. 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:
X 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.
ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Ordinance 1843
3. Sanborn Exhibit
4. Photo
5. Project Plans
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ORDINANCE 1843
AN ORDINANCE OF THE TOWN OF LOS GATOS
AMENDING THE ZONING ORDINANCE
AFFECTING ZONE CHANGE NO. 84 FROM C -2
AND C -2 -LHP TO C -2 -LHP
LOS GATOS HISTORIC COMMERCIAL DISTRICT)
THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ORDAINS:
SECTION I.
The district delineated on the attached map is hereby designated historically and culturally
significant as the Downtown Commercial Historic District HD -91 -1.
SECTION II.
The district is designated to be historically, architecturally, or aesthetically significant for
the reasons listed below:
A. Property: Downtown Commercial Historic District Boundaries:
North - Elm Street /Old Town Parking Lot
South - Main Street
East - Los Gatos Creek
West - North Santa Cruz Avenue
See Map - Exhibit A)
B. Historic designation No.: HD -91 -1
C. Description of designation: District
D. Description of characteristics which justify the designation:
Historical
Los Gatos' only surviving concentration of reasonably intact historic commercial buildings,
the district includes the Town's earliest commercial intersection and half of the 19th century
commercial center. Important businesses, institutions and civic leaders were all located
here. It continues to be a lively commercial center, and an important component of the
Town.
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ATTACHMENT 2
Architecture:
Styles from Queen Anne and Richardsonian Romanesque, through most of the intervening
modes, to Art Deco, all in typical commercial versions with large display windows. Bulk
and scale continuity are good; nothing exceeds 2 stories, and many buildings are single -
story. Most buildings front directly on the sidewalk.
SIGNIFICANT STRUCTURES:
Sorenson Plumbing - 21 -23 West Main Street
A one -story wood frame building in Mission Revival style, constructed in 1906. In 1941 the
property was purchased by Mr. Sorenson when the government forced him to move his
plumbing business out of the Foothill Hotel which was then located across the street.
Sorenson Plumbing has been here ever since.
Fretwell Building - 88 -98 West Main Street at University Avenue
This Romanesque Revival style building is a one -story imitation stone faced reinforced
concrete structure. It is a good example of early heavy reinforced concrete construction.
The building was constructed in 1907. The fine detailing of the concrete facade really looks
like stone and the storefronts remain basically unchanged. The First National Bank of Los
Gatos occupied the building from 1912 -1918.
Rankin Block (Montebello Building) - 123 -149 West Main Street
This two -story stucco faced brick commercial building is another example of Mission
Revival style architecture. Although two curvilinear parapets have been removed, and the
storefronts and applied relief ornamentation on the upper floor have been modified, the
building is an important visual anchor for the district. It retains the historic tile hip- roofed
towers, exterior stucco, fenestration, ornamental window mullions, corner entrance, brick
pilasters, vertical divisions, entrance and hallways for the upstairs. The building was
constructed in 1902 following the October 13, 1901 fire. The Post Office was located here
from 1917 -1948, and from 1932 to the October 17, 1989 earthquake the Chamber of
Commerce occupied a portion of the building.
First National Bank Building - 170 West Main Street
A fine example of Renaissance Revival style architecture, this tall one -story building was
constructed in 1920 and was occupied by The First National Bank of Los Gatos until 1955.
The lunettes over four windows contain bas relief sculptures of Franciscan Missions.
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Bank of America Building - 198 West Main Street
This stucco faced two -story reinforced concrete building was constructed in 1931 -32. The
Art Deco style building was occupied by Bank of America until 1963. It was one of the
earliest new buildings constructed for the bank after the name changed from Bank of Italy
to Bank of America, and includes an enframed window wall composition and a fine zigzag
frieze under the ceramic tile roof.
Hofstra Block (La Canada Building) - 1 -17 North Santa Cruz Avenue
Located at the corner of North Santa Cruz Avenue and West Main Street, this building was
originally constructed as three partywall structures. The northern most section and the first
floor of the center portion were built in 1891. The southern portion was added in 1895,
and the second story was added on to the center portion in 1905. A circular bay window
with a witch -.hat roof projects out from the corner of the building. The structure was
remodeled in 1947, 1972, 1976, and following the 1989 Loma Prieta Earthquake, but the
building's essential character has remained.
Bogart Block (Woodmen's Hall) 18 -20 North Santa Cruz Avenue
Constructed in 1907, this two -story reinforced concrete building has Classical Revival
ornamentation including rusticated plasters, a modillioned cornice, paneled parapet and arc -
headed second story windows. The upstairs was at one time the meeting place for the
Woodmen of the World. The second story separated from the first floor in the 1989 Loma
Prieta Earthquake, but was set back together and strengthened without changing the historic
appearance.
Templeman Hardware Store - 24 North Santa Cruz Avenue
A 1 -story reinforced concrete building in Mission Revival Style with a combed brick
parapet, molded accent blocks and green marble splash panels. Arthur W. Templeman had
a hardware store here from the time the building was constructed in about 1921 until 1966.
Libante's Gem City French Laundry - 11 University Avenue
One of Los Gatos' best examples of Art Deco style, this small stucco faced building was
constructed in 1934 for Jacques Libante. The structure was built in the rear yard of the
Libante residence, the River Rock Bungalow at 15 University Avenue, and was used for a
French hand laundry into the 1960's.
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Charles Wagner River Block Bungalow - 15 University Avenue
This is the only residential structure included in the district. Constructed in the 1920's, the
exterior of the one -story bungalow is composed entirely of rounded rock obtained from Los
Gatos Creek. The original owner, Charles Wagner, had a barber shop on West Main
Street, and Mrs. Alice Wagner conducted her professional photography business here. In
the 1930's the owner of the laundry at 11 University Avenue resided in the house.
Properties Included in this District
ADDRESS
1 -17 N. Santa Cruz
6 -8 N. Santa Cruz
10 -16 N. Santa Cruz (new)*
18 -20 N. Santa Cruz
19 N. Santa Cruz
21 N. Santa Cruz
24 N. Santa Cruz
11 -15 University
14 W. Main
21 -23 W. Main
25 W. Main
33 -55 W. Main *
50 W. Main (parking)*
65 -117 W. Main
78 W. Main
88 W. Main
100 -130 W. Main (remodeled)*
131 W. Main
140 W. Main (ext. remodeled)*
150 W. Main (remodeled) *
160 W. Main
180 W. Main (parking)*
198 W. Main
Non - contributing property.
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APPROX.
DATE
OWNER CONSTRUCTED STYLE
James and Louise B. Farwell 1894 Queen Anne
Rose Taormina 1931 Mission Revival
Michael J. and Thomas M. and 1970's Modern
Timothy C. Bonasera
Sky Properties 1910's Classical Revival
Randall D. Reedy 1920's Mission Revival
Crall Estate 1910's Classical Revival
Larry J. Arzie et al 1920's Mission Revival
Theresa Libante 1920's River Rock Bungalow
Frank G. and Carol Borgardt et al 1904 Classical Revival
Eleanor L. Sorenson 1901 Mission Revival
Paul W. Chamberlain &1901 Commercial
Carol Kasaban
Charles J. and Jo J. Conover 1988 Post Modern
Charles & Constance Beretold
James & Louise B. Farwell 1902 Googie
Joreta Sondrol & Britt Fernandez 1901 Colonial Revival
Charles & Constance Beretold 1902 Richardsonian Rom.
Jane Summers Trustee 1901 Tudor Revival
Philip L. Scott 1908 Mission Revival
Paul J. and Linda E. Dorsa 1901
Nino Gallo Trustee et al 1910 Victorian Revival
Robert L. and Muriel J. Brouwer 1920 Renaissance Revival
Town of Los Gatos
Dennis Berry 1931 Art Deco
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E. Standards for review of new commercial structures and all exterior remodels and
additions as required by Section 4.86.180 are as follows:
1. Contributing Buildings: Buildings which contribute to the district should not
be demolished except under exceptional circumstances. Their historic
appearance should be maintained, and remodelings should either maintain the
existing extent of departure from the documented historic appearance, or shall
make the appearance closer to the documented one; remodelings shall not
increase the extent of departure from an appearance which can be
documented in historic photos (over 50 years old) or similar records.
2. Setbacks: Since the historic buildings have no setbacks from the sidewalks
on North Santa Cruz Avenue or West Main Street, no new setbacks on these
streets will be permitted, either of whole structures or of parts of buildings,
except for entrances. However, new upper story additions may be set back
to conceal them from view and /or to differentiate them from the historic
building.
3. Heights and Proportions: Heights and proportions of additions and alterations
should be compatible with those of existing structures. New construction
should maintain the existing scale and character through compatible design
and attention to detail.
4. Building Facades: Protected elements include cladding, transoms, parapets,
splash panels, display and,other windows, entrance vestibules if any, historic
tilework, and other detailing.
5. Siding: The historic siding should be maintained on all sides of the
historic buildings, and it should be matched in repair or rehabilitation.
Preferred materials for siding on new construction or additions are stucco
or brick, but a single material on all elevations of the buildings. When
cleaning is necessary for brick or other masonry, the gentlest means
possible should be used; sandblasting will not be permitted because it
accelerates deterioration of the building by letting in water.
6. Building Materials: The original materials shall be matched as closely as
possible when rehabilitating a structure. Modern materials such as plastics
or aluminum are discouraged.
7. Roofs: Roofs should be concealed behind parapets. The ends of gable
roof should not be visible.
8. Windows and Doors: Existing historic windows and doors should be
retained where possible; if not possible, they should be replicated in kind.
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The preferred material for doors and windows (except the large display
windows) is wood; plastic materials should not be used in place of glass,
but glass block may be approved if individual circumstances warrant it.
For new construction and additions, windows should be compatible with
their surroundings in proportions, size, type, subdivisions, and materials.
Transom windows above display windows should be maintained and /or
restored; they are encouraged in new construction.
9. Detailing: Historic detailing such as patterned brickwork, cornices,
ceramic tile pentroofs, decorative splash panels, molded or bas relief
ornament, columns and pilasters should be retained or, if necessary,
replicated in kind. New construction may use detailing to creation
compatible scale.
10. Color: Brick or stone that is currently unpainted shall not be painted over.
Colors should be appropriate to the style and period of the building.
11. Pavement: Historic tilework or mosaic in entrance vestibules should be
maintained. Sidewalks should meet Town standards.
12. Other Features: Awnings and other features should be compatible with
those on other structures in the district, especially with those on structures
nearby.
13. Relation to other codes and guidelines: Nothing in this ordinance shall
lessen the requirements of other zoning ordinances or guidelines. Where
there is a conflict, the stricter provision shall prevail.
F. Street Furniture
1. Existing electroliers and light standards shall be maintained.
2. Any additions or changes to street furniture shall be compatible with the
building style and are subject to Architecture and Site Application
approval.
G. All structures (including accessory buildings) included in the district are regulated
by this ordinance and subject to all of the provisions of Chapter 4.86 of the
Zoning Ordinance. However, the permit requirements of Section 4.86.120 only
apply to work which is considered a material change. A material change is any
exterior alteration for which a building permit is required.
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SECTION III.
This Ordinance shall rescind Historic Designation HD -73 -3, Section 2 of Ordinance
1145, and HD -76 -2, Section 2 of Ordinance 1354.
SECTION IV.
This Ordinance was introduced at a regular meeting of the Town Council of the Town
of Los Gatos on April 1, 1991 and adopted by the following vote as an ordinance of the
Town of Los Gatos at a regular meeting of the Town Council on April 15, 1991.
COUNCIL MEMBERS:
AYES: Randy Attaway, Steven Blanton, and Mayor Brent N. Ventura
NAYS: None
ABSENT: None
ABSTAIN: Joanne Benjamin, and Eric D. Carlson
SIGNED.
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
CLERK OF THE TOWN OF L W GATOS
LOS GATOS, CALIFORNIA
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Exhibit "A"
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Approved bylown Cou cfl date 14115/91 Ord.—/S`
Town Clerk
78-80 W. Main
1884
ATTACHMENT 3
1891
78-80 W. Main
1895
78-80 W. Main
1904
78-80 W. Main
1908
78-80 W. Main
1928
78-80 W. Main
1956
78-80 W. Main
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FRONTBACK11"10'-2"15'-1112"1'-512"6"29'-5"8"5"3'-712"5"3'-8"5"3'-814"5"3'-714"5"8"18'6"1'-512"8'-9"3'-6116"5"3'-1"5"6'-8"28'-6"8"4'-312"4"3'-8"4"4'-4"6"2'-5"3"1'-212"18'8"8"5"3'-712"5"3'-8"5"3'-814"5"3'-714"5"18'6"1'-512"3'-812"3'-812"5'-6"4'-1012"5'-412"9"7'3"5"6"1'-512"3'-812"3'-6"5'-5"1'-8"5'-5"6'-10"29'-5"28'-6"1'-212"5"32"8'-112"10"41"10"8"18'NOTES:-SIDING TO BE REPLACED AS EXISTING(REDWOOD) 4" WITH 12" OVERLAP-CORBELS 5 @ 17-1/2" X 5"RECESSED 42"3'5'3'3'6'8'3' PROJECTIONFIXED WINDOWSMONDOLFO INTERIOR DESIGNMONDOLFO INTERIOR DESIGN1815 EL CAMINO REAL, STE. 8BURLINGAME, CA 94010ADDRESS:80 W MAIN ST.LOS GATOS, CA 95030TITLE:EXTERIOR ELEVATIONSCLIENT NAME:SCALE:1/4" = 1' - 0"DRAWN BY:ASFSCHECKED BY:ANDREW GCONSTRUCTIONDATE:MARCH 27, 2024REVISION DATE:MONTH - DAY - YEARSHEET NO:ID - 1ATTACHMENT 5
28'-6"17'-6"11'72'17'-6"28'-6"11'72'SIDE VIEW80 W MAIN ST50 W MAIN ST.BACKSTREETMONDOLFO INTERIOR DESIGNMONDOLFO INTERIOR DESIGN1815 EL CAMINO REAL, STE. 8BURLINGAME, CA 94010ADDRESS:80 W MAIN ST.LOS GATOS, CA 95030TITLE:EXTERIOR ELEVATIONSCLIENT NAME:SCALE:1/8" = 1' - 0"DRAWN BY:ASFSCHECKED BY:ANDREW GCONSTRUCTIONDATE:MARCH 27, 2024REVISION DATE:MONTH - DAY - YEARSHEET NO:ID - 2