Item 3 - Staff Report with Attachments 1 through 7.134 Hernandez
PREPARED BY: Jocelyn Shoopman
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: 9/11/2024
ITEM NO: 3
DATE: August 23, 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-1:12. Located at 134 Hernandez
Avenue. APN 510-21-002. Minor Residential Development Application MR-
24-013. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing
Facilities. Property Owner: Jason and Janine Paul. Applicant: David
Kuoppamaki. Project Planner: Jocelyn Shoopman.
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-1:12
located at 134 Hernandez Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1928 per County Assessor’s Database
2. Town of Los Gatos Historic Status Code: ✓ or +, historic & intact or worthy special note or
historic & some altered but still contributor to 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? No
7. Considerations required? Yes
BACKGROUND:
The County Assessor indicates that the residence located at 134 Hernandez Avenue was
constructed in 1928, and the 1991 Bloomfield Survey estimates the construction date as the
PAGE 2 OF 3
SUBJECT: 134 Hernandez Avenue/MR-24-013
DATE: August 23, 2024
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\09-11-24 SPECIAL\Item 3 - 134 Hernandez Avenue\Staff Report.134
Hernandez.docx
BACKGROUND (continued):
1930’s to 1940’s and provides a rating of either “historic and intact or worthy special note” or
“historic and some altered but still contributor to district if there is one” (Attachment 1). The
building footprint shown on the Sanborn Fire Insurance Maps is consistent between 1928 and
1956 (Attachment 2).
Town records indicate that a request for a request for a Variance to exceed the maximum
allowable height for an accessory structure was approved by the Planning Commission on June
10, 1981 (Attachment 3). Additional Building Permit record history includes an interior remodel
and window replacement in 2001, a water heater replacement in 2011, an interior remodel and
addition to a detached accessory structure in 2017, foundation replacement in 2019, a roof
replacement to the primary home in 2019, and an interior remodel in 2021 (Attachment 3).
The applicant provided a summary of the records researched (Attachment 4), as well as
property pictures provided in the development plans (Attachment 5).
DISCUSSION:
Minor Residential Development Application MR-24-013 was submitted on August 16, 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 the demolition
of an existing detached accessory structure in order to construct a second-story addition of 618
square feet and addition of 586 square feet to the lower level; a partial infill of an outdoor patio
along the front elevation; new wood windows along all four elevations; a wood French door on
the front elevation; a clad wood sliding pocket door on the rear elevation; an extension of an
existing balcony on the rear elevation; and an interior remodel (Attachments 5 and 6)
The proposed materials to match the existing materials consist of stucco siding, foam trim,
black frame wood windows, terrazzo stairs, ornamental iron guardrail, tile fascia trim, and tile
roofing. The proposed height of the new second story addition will be approximately 22 feet,
nine 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-1:12. 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: 134 Hernandez Avenue/MR-24-013
DATE: August 23, 2024
N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2024\09-11-24 SPECIAL\Item 3 - 134 Hernandez Avenue\Staff Report.134
Hernandez.docx
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 7).
ATTACHMENTS:
1. Anne Bloomfield Survey
2. Sanborn Exhibit
3. Town Planning and Building Records
4. Applicant Submittal Packet
5. Development Plans
6. Existing Windows
7. Section 3.9, Residential Design Guidelines
This Page
Intentionally
Left Blank
cf1ntu !Bfoom(u:.fd
A.RCHITBC~C.tiL'l'URAL SURVBY
NAME RBSBARCH
ARCHITECTURAL HISTORY
141Sl 922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 S
•~ (~rson, building, or~iza tion , etc)~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
ddresses associated with Hame . .....;/:..;:B;..._&/::..-~ckc~;;..:....;;J"t.:.:a..=dt;.;;:;:::..e._;:;;...:"'B--=.~~~~~-~~~~~-~~~~~--~~--~~~~-
-.elevant dates: constr~ction·--~-· birth'--~--· death·--~-· other_~~~-~--~--
J . DIRECTORY SBARCH (City Direetoriea, County Dlreetoriaa, 'l'e~phorw Booka, society directoriea , etc.)
Year Book Na~~~e/Claaaif'ied a.&dina Liatina {cODY entire exactlY as ahown• uae • for boldface)
11~ G.Jp 1-kr n./2ud P..;.-~ ~:.--.L..I ~#>~~">JI/-/~ ,
.
/inititl! dttt
BIOGRAPHICAL SBARCR, index•• • other alphabetical liatinqa.
Mark •x• (infd .or 'I ' (nothinq found) et each aouroe you try . Liat findtnga below.
Los Gatos Library: California Hi story 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 index)
---Guinn, 1904 (bio index)
---Sawyer, 1922 (bio index)
Extended index to Bruntz
Blo index of hunroe Frazer, 1~81
Photo collection (2 boxes)
Los Gatos Museum (Forbes Mill):
Death records by year
San Jose Historical Museum:
___ Great Registers (of voters)
Indexes
Photo collection
(Survey box)
Other sources:
__ Indexes, California Historical 0uarterly
State Library Information Index (fiche)
State Library-S.F. Newspaper Index (")
Funeral records (index cards to big books)
Photo collection
III. LIST ALL REFERENCES PROM ABOVE . Find them. Copy qood material • attach. Or copy below if only
a few words. or explain why not relevant (aa, wrong person).
L:7 Continued on Reverse
This Page
Intentionally
Left Blank
ϭϵϮϴ
dd,D EdϮ
ϭϵϱϲ
ATTACHMENT 3
INITIAL HERE______
3141 Stevens Creek Blvd #104
San Jose, CA 95117
408.357.0818 Office
530.919.2921 Cell
Project Description
DATE: AUGUST 15, 2024
TO: LOS GATOS HPC
--
PROJECT ADDRESS:
134 Hernandez Ave
Los Gatos, CA 95030
SCOPE OF WORK:
Existing:
1.Existing two story 3,816 SF residence with approx. 480 SF detached garage on 1 acre lot built in 1928
Proposed:
DEMOLITION:
REMOVE EXISTING ACCESSORY BUILDING ON NORTH WEST SIDE OF PROPERTY NEAR PROPERTY LINE. REMOVE
STAIRS BETWEEN ACCESSORY BUILDING AND RESIDENCE FOR NEW ADDITION.
MAIN LEVEL:
ADDITION OUT LEFT SIDE OF RESIDENCE FOR NEW MASTER BATHROOM AND NEW BEDROOM AND GUEST
BATHROOM. CONVERT BONUS ROOM WINDOWS TO A POCKET SLIDING DOOR. ADD A MUDROOM ENTRANCE OFF
THE FRONT OF THE KITCHEN.
LOWER LEVEL:
ADDITION OF OFFICE UNDER ABOVE ADDITION WITH RETAINING WALL TO SUPPORT GRADE ABOVE AND NEW
BATHROOM/CLOSET.
GARAGE:
THERE IS A TREE GROWING INTO THE EXISTING GARAGE ROOF OVERHANG. REMOVE EXISTING ROOF, ADD 4X12
BEAM ACROSS EXISTING PLATE AND RE-ROOF THE GARAGE WITH LESS EAVE OVERHANG NEAR TREE. SEE TREE
PROTECTION NOTES AS TREE IS TO NOT BE HARMED
ELEVATIONS:
WE PROPOSE TO KEEP THE SAME ARCITECTURAL STYLE. THE ADDITIONS WILL MATCH ALL EXISTING FINISHES.
ROOFING MATERIALS WILL MATCH EXISTING BUILT UP ROOFING WITH TILE FASCIA AND BARGE TRIMS. NEW WOOD
WINDOWS WILL MATCH THE EXISTIG WOOD WINDOWS IN STYLE AND FINISH.
SQ FT
THE EXISTING HOUSE IS 3,812 SF WITH A PROPOSED ADDITION OF 1,204 SF CREATING A TOTAL OF 5,016 SF
RESIDENCE. THE MAX ALLOWED SF FOR MAIN RESIDENCE IS 6,000
THE EXISTING GARAGE IS 451 SF WITH A PROPOSED ADDITOIN OF 82 SF CREATING A TOTAL OF 533 SF. THE MAX
ALLOWED SF FOR GARAGE IS 400
WINDOWS AND DOORS:
FRONT DOOR IS A WOOD DOOR AND FRONT WINDOWS ARE WOOD CLAD
RIGHT KITCHEN WINDOW IS WOOD CLAD AND RIGHT LOWER LEVER WINDOWS ARE WOOD CLAD
REAR WINDOWS ON MAIN LEVEL ARE WOOD CLAD REAR LOWER LEVEL WINDOWS BELOW MASTER BEDROOM ARE
WOOD CLAD – THE OTHER LOWER LEVEL REAR WINDOWS ARE VINYL
LEFT WINDOWS ARE VINYL ON MAIN LEVEL AND WOOD CLAD ON LOWER LEVEL.
ALL WINDOWS ARE BLACK EXTERIOR COLOR
NEW WINDOWS AND DOORS WILL MATCH EXISTING DOORS AND WINDOWS IN STYLE AND COLOR. NEW SLIDING
GLASS DOOR OUT REAR WILL BE WOOD CLAD
NEW FRONT DOOR TO KITCHEN/MUD ROOM WILL BE BLACK FRENCH DOOR SIMILAR TO THE EXISTING, OR MAYBE
THE SAME DOOR AS A RE-USE EXTERIOR DOOR.
Thank you,
David Kuoppamaki
ATTACHMENT 4
d/nne. !Bfoom{iLlJ.
ARCHITECTURAL /CULTURAL SURVEY
LOS GATOS RESEARCH
File address /..:Z L/ /6 rn.an de z:-
PARCEL MAP INFORMATION
Parc el # 6/ J ;. -__.c ..........
.,_;
Lot size: :l. S""" front ft . x .?Jz8'
A RCHITEC TUR AL H IST O RY
(4 1 5) 922·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 5
ft . deep
Lot shape: Rectangle~ L___ Rectangle with small rear jog___ Other ____________________ __
Location: N /s E w side of /r St Ave ·, Other ----------------------------------
distance to cross st : -------ft. N ___ S ___ E ___ W ___ from:__ __________________ _
at NE /NW SE SW corner ------
HISTORIC INFORMATION ON PARCEL MAP
Old tract or subdivision name __________________ Old Block# ________ Old lot# ____________ __
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating~/_, __ _ Estimated age ______ __
I
Style /Jtt:/, '-kr ;-~., f:v # stories__
Other -----------------------------------------------------------------------------------
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Pag e51t1 EFFective date /~ ')s' 1
OWNERSHIP SHOWN ON MAPS
Source
Name
I
Source
Date
____ ,1891
Blk Book 11908
i
..:;.S..::.ur;;..v.;..;e;..ty ____ ll941
_I_
I
MISCELLANEOUS
Source
Page
,,00 •
Location of property, or
Old :tract/block/lot
I
I
I
National Register listed date __________________ _
County Inventory 1979~------------~----~~----
Town of Los Gatos: Designation ____ Recognition __ _
District Name ·---------------------------------
Previop s S,ey~e y
r.~fh !:>rd.· y Jt f ~,,.,~ .. -~-:ion page # ~~LUATI~f~4 -&c ff'l9:?r2-;J 1 {HtlJS.,_1 . ~------t-,\0 Concribuco ~ 'A!c e r ac1ons: Moved_
~~ Discr1cc Non-contr1b__ Raised_ Po r ch encl_
Ea rl ie~t kno n I& Addicion__ Siding__
Own er Resident __ : '? ~ Wind ows_ Condieion_
-Gettteu(s }. De aig ner: a __ b_ d_
Lot Owner
Size Name ----
I
cf1ntu !Bfoom(u:.fd
A.RCHITBC~C.tiL'l'URAL SURVBY
NAME RBSBARCH
ARCHITECTURAL HISTORY
141Sl 922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 S
•~ (~rson, building, or~iza tion , etc)~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
ddresses associated with Hame . .....;/:..;:B;..._&/::..-~ckc~;;..:....;;J"t.:.:a..=dt;.;;:;:::..e._;:;;...:"'B--=.~~~~~-~~~~~-~~~~~--~~--~~~~-
-.elevant dates: constr~ction·--~-· birth'--~--· death·--~-· other_~~~-~--~--
J . DIRECTORY SBARCH (City Direetoriea, County Dlreetoriaa, 'l'e~phorw Booka, society directoriea , etc.)
Year Book Na~~~e/Claaaif'ied a.&dina Liatina {cODY entire exactlY as ahown• uae • for boldface)
11~ G.Jp 1-kr n./2ud P..;.-~ ~:.--.L..I ~#>~~">JI/-/~ ,
.
/inititl! dttt
BIOGRAPHICAL SBARCR, index•• • other alphabetical liatinqa.
Mark •x• (infd .or 'I ' (nothinq found) et each aouroe you try . Liat findtnga below.
Los Gatos Library: California Hi story 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 index)
---Guinn, 1904 (bio index)
---Sawyer, 1922 (bio index)
Extended index to Bruntz
Blo index of hunroe Frazer, 1~81
Photo collection (2 boxes)
Los Gatos Museum (Forbes Mill):
Death records by year
San Jose Historical Museum:
___ Great Registers (of voters)
Indexes
Photo collection
(Survey box)
Other sources:
__ Indexes, California Historical 0uarterly
State Library Information Index (fiche)
State Library-S.F. Newspaper Index (")
Funeral records (index cards to big books)
Photo collection
III. LIST ALL REFERENCES PROM ABOVE . Find them. Copy qood material • attach. Or copy below if only
a few words. or explain why not relevant (aa, wrong person).
L:7 Continued on Reverse
l"ile address L? <t ~lf4 ..ckz..
PUBLISHED A!INOUNCEM.!NTS
c::lfnru .. r-"oom(u.fd
ARCHITECTURAL SURVEY
BUILDING RESEARCH
sourc:ec __ A&E __ Bulletin __ CA&BN __ call __ chron __ DPB __ Ed...AB __ EX __ News _PCA Other
ARCHITECTURAL HISTORY
(415) 922·1063
2<. IEBSTER STREET
SAN FRANCISCO . CA 9411 5
VoluJae Date Page __ _
Nature of announcement: __ contract notice __ Notice of completion __ BP issued __ Photo __ Elev/sketch/rend'g __ Floor plan __ Arch't/cont'r pub __ Real e111t .
Copy exactly: ~ Builder/Contractor Architect/Engineer !.ocation Nature of work £.Qll
BUILDING PERMIT9
soureez Permit
Reqiater Preas
Address requested~----------------
• -Application Date Dem., or . . . Number .............. Location £2!S
OTHER SOURCE (specify thoroughly)
SANBORN MAPS Color :
vac. yel, pnk,
or orange Patches
Vol/ dif. blu,gry Yes/ No. of
Q!1!. .?!.!a bldg Address reen ...J!!L No stories
/-1:;!6 1 ,-~ ./3¢/-/-? n
/1q~ ,., A "'\.
A/ 713
N'
I 'tt:J<i> & "" ~ ~Pf?-G!
U•e/ Owner Builder/
No. of & contr. &
2!1.!!!.. address address
No. of
Height bay 'Po~c " -1..tt.:.l windows -0 I
Arch't/
engin'r
& address Description
/Initials Date
of work
Bldg's
width/
d h/ ept
height
~.nitiah
/Initials
i Exter or
Materials
date
Date
Date of Describe or skate!
constr. elan
This Page
Intentionally
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WOOD WINDOWS
\M TRIM
:OLUMN
_--,.....__
_:_;._.:..:..,__ f---+--+--.. ---,-----f---+---+. -;-;------:-----::;,f------+-L ....:..:_..._._·
(E)STUCCO ARCH
FRONT SOUTH E EVATION EXISTING
1/4" = 1'-0"
FRONT WOOD CLAD WINDOW FRONT WOOD CLAD WINDOW
. . . ,
LEFT (WEST) ELEVATION EXISTING
1/4" = 1'-0"
(E)BLACK FRAME WOW W/ MULLIONS
MATCHING CASING AND STUCCO STOOL
(E)GABLE VENT
□ □
, .. • ..
TO STORM DRAIN
(E)GAS METER
FRONT WOOD DOOR
��-(E) TILE PARAPET TRIM
(E)TILE FASCIA TRIM
(E)BUILT UP
ROOFING SYSTEM
/
/
+530.17 +16'-111 8"ROOF T ABV GRADE
(E)TILE FASCIA TRIM
(E)SCUPPER PAINTED COPPER
,c-J---(E) STUCCO
t----(E) ORNAMENTAL IRON GUARDRAIL
FINIS
(E) STUCCO
(E)STAIRS W/ ANTI SLIP
TERRAZZO TILE RISE & RUN
� � -
VINYL OR WOOD W/ VINYL CLAD WINDOW
VINYL WINDOW
FILENAME:ECIEGNYTEISHAF<EO\_t<UOP OESIGNS\_Pl'<OJECTS\24--021 134 HERNANDEZ\_ 134 HEl'<NANOEZISHEETSIA3. 1 ELEVATIONS EXISTING.OWG
REVISIONS DATE
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ATTACHMENT 6
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 7
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