Item 2 - Staff Report with Attachments 1 through 7.52 Ashler Avenue
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: 07/24/2024
ITEM NO:2
DATE: July 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-1D. Located at 52 Ashler Avenue.
APN 410-14-048. Minor Residential Development Application MR-24-009.
Exempt Pursuant to CEQA Section 15301: Existing Facilities. Property Owner:
Joseph Ervin. Applicant: Ramin Zohoor. 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-1D
located at 52 Ashler Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1915 per County Assessor’s Database; 1920s/1980s
per Anne Bloomfield Survey
2. Town of Los Gatos Historic Status Code: R, historic but grossly altered.
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 52 Ashler Avenue was constructed
in 1915, and the 1991 Bloomfield Survey estimates the construction date as the 1920s/1980s
and providing a rating of “historic but grossly altered” (Attachment 1). The Sanborn Fire
Insurance Maps show a consistent building footprint from 1928 -1955 (Attachment 2).
PAGE 2 OF 3
SUBJECT: 52 Ashler Avenue/MR-24-009
DATE: July 19, 2024
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\07-24-24\Item 2 - 52 Ashler Ave\Staff Report.52 Ashler Avenue.docx
BACKGROUND (continued):
The 1991 Anne Bloomfield Survey noted as an alteration a second-story addition (Attachment
1). The following alterations are reflected in the Town’s permit records included as Attachment
3:
• 2000 replacement of all windows (B00-000744);
• 1999 construction of a porte cochere addition (P7409);
• 1997 replacement of sheetrock and kitchen remodel (B23872);
• 1995 re-roof (B95-000254);
• 1975 construction of a 750 square foot addition (B2267); and
• 1953 remodel of a bathroom and porch (1011)
The applicant provided a summary of the records researched (Attachment 4), as well as
property pictures (Attachment 5).
DISCUSSION:
Minor Residential Development Application MR-24-009 was submitted on May 2, 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 262 square feet and replacement of an existing window with a door on the rear
elevation (Attachment 7).
The proposed materials of the addition consist of wood siding (white color) to match the
existing materials and finishes of the residence. All doors and windows consist of wood trim
(white color) to match the residence. The roof material consists of composition shingles to
match the residence. The addition will follow the same style of roof (gable roof) with a
proposed height to match the existing roof ridge (approximately 29 feet 2 inches).
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-1D. 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: 52 Ashler Avenue/MR-24-009
DATE: July 19, 2024
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\07-24-24\Item 2 - 52 Ashler Ave\Staff Report.52 Ashler Avenue.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:
X 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. Sanborn Fire Insurance Maps
3. Town Records
4. Applicant’s Submittal Packet
5. Property Pictures
6. Section 3.9, Residential Design Guidelines
7. Development Plans
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Left Blank
cflnnt:. !B[oom(u:fd
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
File add r ess -/. • "" ",~ --~?~/--~---~------------------
PARCEL MAP I NFORMATION
A RCH ITECTU RA L HISTORY
(415) 922-1 063
2229 WEBSTER STREET
S AN FRANCISCO. CA 94 1 1 5
Parcel # ~--C ------------------=-----------Lot size: ______ front f t . x ____ ft. deep
Lot shape: Rectangle~ L ___ Rectan gle with small rear jog___ Other _______________ __
Location: N / S E w side of ____ / ________ St __ Av e /Other _____ _
f rom --------------------dis tance to cross s t: ____ ft. N_ s_ E_ w_
SE SW
HISTORIC INFORMATION ON PA~CEL MAP
Other _____________________________________________________________________________ __
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Page ___ EFFective date ___ _
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
____ :1891
I
Blk Book '1908
!
Survey ! 1941
I
Source
Page
Location of property, or Lot
Old ·tract/block/lot Size
Owner
Name
MISCELLANEOUS PHOTOS: Roll/ frame # L'u · ?A Da t e 7J..,
National Re gister listed date __________________ __
County Inventor y 1979 ____________ ~~------------
Town of Los Gato s : Designation __ Recognition __
District Name -------------------------------
Previous Survey
Ge bhard: page # illustration page #
Butler/Junior Leag ue -------
ATTACHMENT 1
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dd,D EdϮ
1928-1944
1928-1956
ATTACHMENT 3
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Photos – MR-24-009/52 Ashler Ave.
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
MR-24-009: 52 Ashler Ave
Town of Los Gatos Planning,
This letter is to confirm that I “Ramin Zohoor” the designer of the project has done a site visit
and following is the information explaining the proposed changes/ design and materials for the
new addition to the above project.
Exterior material of the house which is wood siding white color to remain on the all the portion of
the existing house and the new finishes to match with the main house. Any finishes saved from
existing to be used for the new addition for matching the style.
All door and windows to have a white wood siding trim matching with the existing hosue type.
Roof out of comp. shingles to remain and new addition to match.
Hosue style with single pitched roof, high hip roof style to remain and new addition to follow the
same styel.
dd,D Edϳ
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE
HISTORIC RESEARCH WORKSHEET
Applicants shall provide written evidence and supporting documents to justify their request for a
remodel, alteration, addition, determination of significance, or demolition of a designated or
presumptive historic resource. This worksheet is intended to assist the applicant in gathering written
evidence and supporting documents, and to assist the Historic Preservation Committee during
evaluation of the request.
Applicants shall provide written evidence and supporting documents of the historical and architectural
characteristics, regarding both structures (construction date, alteration dates, photographic
documentation) and people (owner and/or resident names). If written evidence cannot fit on this
worksheet, please attach separate sheets.
The Historic Preservation Committee reviews the application using the Town's Historic District Ordinance
requirements. Copies of the ordinance(s) are available at Town Hall. The Committee meets the fourth
Wednesday of every month. The filing deadline is 20 days prior to the meeting by 11:00 AM.
The applicant shall research the following (please check the box once you complete your research):
1. Los Gatos Public Library (see How to Research the History of a House in Los Gatos):
□Sanborn Maps
□1941 Tax Assessment
□1989 Anne Bloomfield Historic Resource Survey forms
□Polk’s Directories
□Telephone Directories
□Other
2. Santa Clara County Resources (especially helpful for properties previously located in the county’s
jurisdiction):
□Santa Clara County Planning Department records
□San Jose Public Library (California Room)
3. Community Development Department Resources:
□Sanborn Maps
□1989 Anne Bloomfield Historic Resource Survey forms
□Community Development Department property files (permit history)
Research was conducted on (please enter date): ____________________________________
Records and Documents found (please attach copies): _______________________________
___________________________________________________________________________
(NO RECORD WAS FOUND)
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04.01.2024
NO RECORD.
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