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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 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\05-22-24\Item 3 - 78-80 W. Main Street\Staff Report.78-80 W. Main 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 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\05-22-24\Item 3 - 78-80 W. Main Street\Staff Report.78-80 W. Main 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 This Page Intentionally Left Blank 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. L6 \ords \h1stor1c 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. L6 \ords \h1stor1c 2 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. L6 \ords \h1stor1c 3 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. L6 \ords \histor1c 4 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 L6 \ords \histor1c 4 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. L6 \ords \historic 5 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. L6 \ords \historic 6 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 L6 \ords \h1stor1c 7 Exhibit "A" historic Commercial District s 9 6' a . s 2 sr GIr N ' FAf Per! VIA AN 6 37 7 C43 a J o e I2 8 contributor to district c. 387/ v a 0/ C3 ey q V ej C3 0 5 r Z 2 0 8 A Chv'i CIVI CENTS OJW Nij OjF L OjqPM S%j GW'A\Tu---ij OJFS by 1 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 This Page Intentionally Left Blank ATTACHMENT 4 This Page Intentionally Left Blank 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