Item 8 - Staff Report with Attachments 1 through 6.311 Johnson
PREPARED BY: Suray Nathan
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: 8
DATE: July 19, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Exterior Alterations and Construction of an Addition
to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1:8.
Located at 311 Johnson Avenue. APN 532-28-017. Request for Review
Application PHST-24-010. Categorically Exempt Pursuant to CEQA Guidelines
Section 15301: Existing Facilities. Property Owner: Nishita Biddala.
Applicant: Abhay Reddy. Project Planner: Suray Nathan.
RECOMMENDATION:
Preliminary review of a proposal for exterior alterations and construction of an addition to an
existing pre-1941 single-family residence located at 311 Johnson Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database; 1920s per Anne
Bloomfield Survey
2. Town of Los Gatos Historic Status Code: ✓, historic and some altered but still contributor to
the district if there is one
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? N/A
7. Considerations required? Yes
BACKGROUND:
The County Assessor indicates that the residence located at 311 Johnson Avenue was
constructed in 1900, and the 1991 Bloomfield Survey estimates the construction date to be the
PAGE 2 OF 3
SUBJECT: 311 Johnson Avenue/PHST-24-010
DATE: July 19, 2024
BACKGROUND (continued):
1920s (Attachment 1). The residence appears on the Sanborn Fire Insurance Map in 1891, and
the detached accessory structure first appears in 1928. The residence's footprint remained
consistent between 1928 and 1956 (Attachment 2).
The 1991 Anne Bloomfield Survey rates the residence as historic, with some alterations but still
contributing to the district if there is one (Attachment 1). This rating suggests that, at the time
of the survey in 1991, the minor alteration did not dimmish the historic fabric of the house.
Town permit records are limited, including a 1954 plumbing permit to relocate the kitchen to
the rear and a 2000 reroof permit with composite shingles. The Sanborn Map shows the rear
addition was expanded or rebuilt sometime between 1908 and 1928 . The applicant provided
research on the property's limited history (Attachment 3) and proposes to demolish the rear
portions of the residence and construct additions to the residence (Attachments 6).
DISCUSSION:
The applicant is requesting a preliminary review by the Committee for exterior alterations and
an addition to the residence. The property is located on the west side of Johnson Avenue,
between Los Gatos Boulevard and Cypress Way. The existing house is a Folk Victorian-style
cottage with a front and rear porch, wood lap siding, and wood framed windows without any
divided lite. There are no records of the rear addition in the Town’s files; however, the Sanborn
Map shows the rear addition was expanded or rebuilt sometime between 1908 and 1928. The
existing approximately 240-square foot rear portion looks distinct from the rest of the house.
The rear portion has a shed roof and smaller windows; however, the horizontal wood lap siding
matches the house in material and the size of the lap siding. The applicant proposes
demolishing the addition in the rear and expanding towards the back by an additional 239
square feet.
The development plans show the demolition of the rear portion of the residence, including
removal of walls on the rear, left, and right elevations and the existing rear porch (Attachment
6). The addition can be partially seen from Johnson Avenue; however, it is not prominent as
the lot is 40 feet wide with a nonconforming four feet side yard setback at the west and 10 feet,
nine inches on the east side. The proposed addition’s siding will match the material and style of
the horizontal lap siding. The new roof on the proposed addition would extend the hip roof of
the remaining portion of the residence and finished to match. The applicant proposes a tri-fold
door and two single-hung windows at the rear elevation and one casement window at the left
and right elevations. The proposed windows and door will match the existing style. No
alteration or changes are proposed for the rest of the existing house.
PAGE 3 OF 3
SUBJECT: 311 Johnson Avenue/PHST-24-010
DATE: July 19, 2024
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
Sections 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 5).
CONCLUSION:
The applicant is requesting a preliminary review by the Committee for exterior alterations and
construction of an addition to an existing pre-1941 residence located at 311 Johnson Avenue.
Should the Committee find merit in the request, a recommendation would be forwarded to the
Community Development Director and the project would be completed with a Building Permit.
The project would not return to the Committee.
ATTACHMENTS:
1. 1991 Anne Bloomfield Survey
2. Sanborn Map
3. Letter of Justification
4. Photos
5. Section 3.9, Residential Design Guidelines
6. Development Plans
This Page
Intentionally
Left Blank
cflnne !Bfoomf u.fd.
ARCHITECTURAL/CULTURAL SURVEY LOS GATOS RESEARCH
File address B � I ..../2:J ) ,1 S, PARCEL MAP INFORMATION
ARCHITECTURAL HISTORY
(4151 922· 1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94115
Parcel # 53;::2-.,::2-g -c> ,,;;-Lot size: 5?front ft. x / ;;;2.� ft. deep
Lot shape: Rectangle/ L __ Rectangle with small rear jog __ Other __________ _
Location: N /� S E W side of .J St Ave / Other ------
distance to cross st: ft. N S E /"' W from ..;:; -/-e r------------
at NE NW SE SW corner of
HISTORIC INFORMATION ON PARCEL MAP ") ?Old tract or subdivision name Jt!?j,f'l�,9.., ,.4Jn Old Block # � "
------------
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating ✓ Estimated age / & Style_,._t5_v_,---,_c::i, __ /'1-_i.,v ____ # stories__
Alterations o # d /.,v / ,,v, t:il!JJ..LJ
Other ------------------------------------------
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS ( paste on copy) Page:il!fL EFFecti ve date / '2 -487
OWNERSHIP SHOWN ON MAPS Source Name Source Date Source Page Location of property, Old·tract/block/lot or Lot Size Owner Name
____ 1891 i I----1------------------------------
Blk Book
Survey
1908
1941
-.------------
MISCELLANEOUS National Register listed date ----------County Inventory 1979 --------------Town of Los Gatos: Designation __ Recognition __
District Name ----------------
Previous Survey
Gebhard: page#
:3;:z.1 J�t ,1�: • --T------•----
illustration page# ----
EVALUATION. Date c. /f PO
Contributo District Non-contrib-Earliest known ,/ s, �� Owner Residen _: �nvrt1-Ei-m ft1a../l�rttext(il)1 .;s,'-k,..d!W,tr·,v,4-/1.,,,.,,9�
Alterations: Moved_ Raised Porch encl Addi ti� Siding_ �indows£"Condition_
Designer: a_ b_ d_
-1 -----
ATTACHMENT 1
dlnn£ !Bfoom(uld.
UCIUTBC~~~roRAL-SURVBY
RAM!! RBSBARCH
ARCHITECTURAL HISTORY
14151 922 ·1063
2 2 29 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 5
.... (pera on, 'building, orpni&&tion, etc)~~------------------------------
'dre•••• aaaociated with ~~~~~~~~~--~~~~~~~~~~~~~~-----------------~--------~
ulevent dateas conetr~ction. ___ • birth. ___ _ death. ___ • other---~-------
I. DIRBC'l'ORY SEARCH (City D1n«or1ea, CCNDty Director:iea , 'l'alept\one Booka , aociety dizec torie a, etc. l
Lietinq (coov entire • .,. • ...,1;:, •• ahown · ua• • for bolc!faeel ~Book N-/Cla••if'i.-d u-AIRft
?Po/ I
f# q~...,
lifl~7
l~q;-
,.
~~~
!'to&
;'\,
{.tf~2.
Jli2!l
t61) I Jt'l in.~~ ~.i</ ~21 s 1-e pk-,11'1 ..... #--~
$Jj) ~ k t?lf..-nb fl-o ~E ' (~r · ,., · ~) A I!.;;<. I J -c::·v
A UJa.. /w 1 ,~}:. £U IN' C6-I"P ree;.Jel..v--::.r .. ~tl ~ -C II!\ -j -I" n.l'\ -e> ...._-/-;,
,.. It .Aifl-.Jii£-A·-~ ... .... ... .;::;;.,_ kr rei I
nr
~ •' WW\ Co. r-O .. ..... 4. """ "" ..
"' -
1\ A. t1 £1 -o--r.z ~/"
;t. Jr. ""S [ ... o o ~ ''] r /'/Ia.., J ~!./.,
" h. N'bt/,-!. d YIDr 0•/ ~·--~ k ,-.c.."
,. 51-e r· heY\""' ;p I
.. ... "
BIOGRAPHICAL s~. indexaa • other alphabetical liatinqe.
(iN.titlt dttt
Mark •x• (iafd .or 'J' (nothiftcJ f~) at each aourca you try. Liat findtllfJa below.
Los Gatos Library: California History Center, De Anza College:
City directories (name & street index) ___ Biographical file
---Historic Collection Index (green boxes) Photo collection
---Thompson & West, 1876 (bio index)
---Pen Pictures, 1888 (bio index)
---Sunshine Fruit & Flowers, 1895 (bio
---Guinn, 1904 (bio index)
index)
San Jose Historical Nus e um:
Sawyer, 1922 (bio index)
, , 'j
S-k(:.pLExtended index to Bruntz
____ Blo index of Nunr.oe Frazer,
___ Photo collection (2 boxes)
1881
Great Registers (of voters)
Indexes
Photo collection
(Survey box)
Other sources:
__ Indexes, Californi a Historical ~uarterl y
Los Gatos Museum (Forbes Mill): __ State Library Information Index (fiche)
___ Death records by year __ State Library-S.F. Newspaper Index (")
Funeral records (index cards to big books)
---Photo collection
III. LIST ALL RD'I!:RBliC!:S FROM ABOV!. Find them. Copy good .. tarial • attach . Or copy below if only
a few worda . or explain why not relevant (ae, wronq peraon).
L:7 Continued on Reveree
1891
ATTACHMENT 2
1895
1904
1908
1928
1956 311 Johnson Ave
July 3, 2024
AIASSA DESIGNERS
Jeannie Kester
Page 2 of 2
will be properly prepared and compacted, and all earthworks shall be under the direction and
recommendations of a licensed Civil Engineer. The site contains one tree of size ~30” in diameter.
It is located 5 feet from the rear of the house and poses a significant structural and fire risk (see
image). It is also leaning towards the house with one branch right above the roof of the house. We
have requested for a permit to remove this tree and will comply with necessary replacement tree
decision per the Los Gatos Arborist.
The parcel is zoned R-1:8, and the proposed extension will comply with the Town of Los Gatos
Zoning Ordinance and follows the Town of Los Gatos Residential Design Guidelines.
The extension has been designed with simple wall massing and incorporates simple roof lines using
composition shingle roofing. The exterior of the home is designed with wood sidings and wood
framed windows same as the existing structure. The extension is compatible with the neighboring
surroundings and has been designed to create the least amount of impact to the current structure,
neighboring properties, and the community.
FAR: Our site Gross is 5,120 SqFt and max out the FAR for this house at 1,776 SqFt excluding
ADU and Garage pre zoning regulations. This extension would make the main house 1,206 SqFt
The current homeowners have long term plans to raise their kids and be a part of this community.
The house in its current state is not up to code and this extension and remodel would make this
house match better and in line with all the well-maintained houses on the Johnson Ave while
keeping its charming Victorian cottage character.
Sincerely
Jeannie Kester
AIASSA DESIGNERS
Photos of the House:
Rear:
Front:
ATTACHMENT 4
Right Side:
LeŌ Side:
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 5
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
This Page
Intentionally
Left Blank