Item 5 - 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: 09/11/2024
ITEM NO: 5
DATE: August 23, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Exterior Alterations and Construction of a New
Second-Story 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-24-015. Exempt Pursuant to CEQA
Guidelines, Section 15301: Existing Facilities. Property Owner: Nishita
Biddala. Applicant: Abhay Reddy. Project Planner: Suray Nathan.
RECOMMENDATION:
Preliminary review for exterior alterations and construction of a new second-story 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-24-015
DATE: August 23, 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 of the residence 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, including
a new second story (Attachments 6).
At the July 24, 2024, meeting, the Historic Preservation Committee deliberated on a preliminary
review for a single-story addition to the rear of the residence and expressed their support for
the project. The applicant is returning to the Committee for preliminary review of a revised
project.
DISCUSSION:
The applicant is requesting a preliminary review by the Committee for exterior alterations and
construction of a new second-story addition to the residence (Attachment 6). 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 records; 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 to d 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). A 239
square-foot addition would extend the rear portion of the residence and a new 515-square-foot
second-story addition would be made above the rear portion of the residence, setback
approximately 24 feet from the existing front façade. The new roof on the proposed addition
would extend the existing hip roof style to the new second-story addition and finished to
match. The addition includes a tri-fold door, four single-hung windows, two casement windows
PAGE 3 OF 3
SUBJECT: 311 Johnson Avenue/PHST-24-015
DATE: August 23, 2024
DISCUSSION (continued):
at the rear elevation, and two at the right elevation. The proposed exterior materials at the
addition would match the existing exterior materials, which include horizontal lap siding; single-
hung and casement wood windows, and a composition roof. No alteration or changes are
proposed for the rest of the existing house.
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 new second-story addition to an existing pre-1941 residence located at 311
Johnson Avenue. The new second-story addition will be processed under a Minor Residential
Development application. This application will return to the Committee for a formal
recommendation at a future meeting.
ATTACHMENTS:
1. 1991 Anne Bloomfield Survey
2. Sanborn Exhibit
3. Letter of Justification
4. Photos
5. Section 3.9, Residential Design Guidelines
6. Development Plans
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