Item 6 - Staff Report with Attachments 1 through 7.128 University Avenue
PREPARED BY: Sean Mullin, AICP
Senior Planner
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 09/11/2024
ITEM NO: 6
DATE: August 23, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Preliminary Review for Exterior Alterations to an Existing Contributing Single-
Family Residence Located in the University-Edelen Historic District on
Property Zoned O:LHP. Located at 128 University Avenue. APN 529-02-017.
Request for Review Application PHST-24-014. Exempt Pursuant to CEQA
Guidelines, Section 15301: Existing Facilities. Property Owner: Ahmad and
Meyssa Alaadel. Applicant: Jay Plett, Architect. Project Planner: Sean Mullin.
RECOMMENDATION:
Preliminary review of a proposal for exterior alterations to an existing contributing single-family
residence located in the University-Edelen Historic District located at 128 University Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1898 per County Assessor’s Database; 1890s per Anne
Bloomfield Survey
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? University-Edelen Historic District
5. If yes, is it a contributor? Yes
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The County Assessor indicates that the residence located at 128 University Avenue was
constructed in 1898. The 1991 Bloomfield Survey estimates the construction date as the 1890s
and rates the residence as historic and intact or worthy of special note (Attachment 1). The
PAGE 2 OF 3
SUBJECT: 128 University Avenue/PHST-24-014
DATE: August 23, 2024
BACKGROUND (continued):
residence is listed as a contributor to the University-Edelen Historic District. The Sanborn Fire
Insurance Maps show that the primary footprint of the residence remained consistent between
1895 and 1956 (Attachment 2). The applicant provided the results of their property research,
which is included in Attachment 3.
A search of Town Permit records provides the following:
• 1975 Planning Commission approval to establish an office in the residence;
• 1976 Building Permit for conversion of a portion of the residence to an office, including
replacement of five windows and elimination of one window;
• 1996 Building Permit for an interior remodel including in-kind replacement of four wood
windows; and
• 1996 approval and Building Permits to construct a new deck at the rear of the residence.
The applicant proposes exterior alterations to the existing contributing residence and seeks
preliminary feedback from the Committee.
DISCUSSION:
The property is located at the southeast corner of the intersection of University Avenue and
Miles Avenue. The applicant is requesting a preliminary review by the Committee for exterior
alterations to the residence stemming from proposed improvements to the attic space of the
existing Queen Anne Victorian residence (Attachment 7). As described in the applicant’s letter,
the proposed improvements to the attic include an increased roof slope to create a taller ceiling
in the attic area (Attachment 4). The revised roof slope would increase the maximum height of
the residence with an elevated roof ridge running from east to west. A new gable end would be
located on the front (west) elevation, setback from the existing lower gable end. New dormers
on the north and south elevations would be incorporated to provide additional usable space
within the improved second-story attic. The applicant’s conceptual plans provide two options
for the dormers: shed and gable-end dormers. The conceptual plans also show that the steeply
pitched hip roof forming the corner tower would be tied to the new elevated roof. The
applicant indicates that all plaster finishes in the existing gable ends on the side elevations
would be replicated in the dormers. The applicant also indicates that all new trim details would
match existing, and no changes are proposed below the existing eave line (Attachment 4).
PAGE 3 OF 3
SUBJECT: 128 University Avenue/PHST-24-014
DATE: August 23, 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:
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.
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).
CONCLUSION:
The applicant is requesting preliminary review of a proposal for exterior alterations to an
existing contributing single-family residence located in the University-Edelen Historic District
located at 128 University Avenue. Adequate details have not been provided to determine
whether the proposed work would require approval of a Planning application or if it could be
accomplished with only a Building Permit. In either case, the project would return to the
Committee for a formal recommendation to the deciding body.
Attachments:
1. 1991 Anne Bloomfield Survey
2. Sanborn Map Exhibit
3. Research Results
4. Project Description
5. Existing Attic Design
6. Section 3.9, Residential Design Guidelines
7. Development Plans
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Ut
cflnne. 23foom{U.fd
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH
File address /:;)<6 ()I\.•Jer4";>,4--t
I
PARCEL MAP INFORMATION
ARCHITECTURAL HISTORY
(41 5) 922-1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 15
Parcel # .;£;..z. "t-O:' 0 ( 7 r:1
Lot size:~ front ft. x //() ft. deep
Lot shape: Rectangle __ /' L___ Rectangle with small rear jog ___ Other ____________________ _
Location: N s E ~w side of J St Av e-/' 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 \], ..£ 1.a_rJ ~fs Old Block # .:::J..
FIELD SURVEY INFORMATION (handwritten in red )
Preliminary ratin ~ + : Estimated age 1~0-.
Alterations ~OV'-col i~,-~.,..... t'-Bt>~
Other &a~ n ' c (.ft. ~
Style ~A
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy)
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
____ 1891
Blk Book 1908
Survey 1944
Source
Page
Lo cation of property, or Lot
Old -tract/block/lot Size
Owner
Nam e
Old lot # I .J e...f.., ~
I
# stories__
EFFective date --------
MISCELLANEOUS
National Register listed date __________________ _
PHOTOS: Roll /frame #o~%3/ Date 'f;() ./ '8'j
County Inventory 1979------------~-------------
Town of Los Gatos: Designation ____ Recognition __ _
~---~~
District Name -------------------------------
Previous Survey
Gebhard : page # illustration page # ______ _
Butler/Junior League ----------------------------
ATTACHMENT 1
128 Vniv~~raity
Pre~:;cnt {)Wner: i'1nnuel N;.1chndo
E.C.D. 1885 L.G.T.H.
Ownership:
Charles Whiteman ( 1911 L.G.T.H.)
I •.: Belvin WllitcmHn
1973 Hanuc 1 ~1achado (LAndscape gardener)
't'.:·_;.·~~ .~ I•"'J/t ·"' ... --:~~:· ·r: / :.; .. :,. ..... ~t:.·.'.-... -l)'ed.t ... · y1.n/;
Occ upantn:(C.D. emd T.D.) ~-
1924 -1943 C!1arlcs T. Whiteman (Butcher
on Santa Cruz Blvd.)
1954 Mrs. Pearl Whiteman
1967 Manuel MachAdo
I • \.
at grocery sto~c
1895
128 University Ave
ATTACHMENT 2
1904
128 University Ave
1908
128 University Ave
1928
128 University Ave
1944
128 University Ave
1956
128 University Ave
ATTACHMENT 3
JA/FLEET
128 University Avenue
LOS GATOS, CA 95030
TO: TOWN OF LOS GATOS
FROM: JAY PLETT ARCHITEct
REQUESTING THE COMMITTEE'S INPUT FOR CONCEPTUAL 2ND
STORY ATTIC LIVING SPACE ADDITION for 128 University.
1.INCREASE ROOF SLOPE TO CREATE ADEQUATE HEAD ROOM
IN ATTIC. THE INCREASED SLOPE and building height WILL
BE CONSISTENT WITH NEIGHBORING HOMES IN THE DISTRICT.
2.THE EXISTING PLASTER FINISH OF THE FRONT AND SIDEYARD
gables WILL BE DUPLICATED AT THE FRONT ELEVATION
GABLE AND DORMERS.
3.NO WORK IS PROPOSED BELOW THE EXISTING EAVE LINE. IF
REPAIRS ARE WARRENTED, IT WILL BE MATCHED/
DUPLICATED.
4.ALL NEW ADDITION TRIM WILl MATCH THAT OF THE EXISTING
HOME.
BEST REGARDS,
JAY PLETT ARCHITECT
ATTACHMENT 4
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A-A CROSS SECTION
SC : 1/4" = 1'-0"2
B-B CROSS SECTION
SC : 1/4" = 1'-0"3
PLAN
SC : 1/4" = 1'-0"117'-7"13'-0"6'-10"18'-0"50'-0"28'-0"
3'-0"
3'-0"
2'-0"5'-9"10'-4"6'-9"6'-0"28'-9"41'-11"7'-2"7'-2"12'-9"7'-2"13'-2"HABITABLE AREA:
~ 401 SQF.A-01.01AA-01.01AA-01.01
B
A-01.01
B
8
12
8
12
5'9'-8"7'-2"13'-2"
8
12
8
12
5'9'-8"7'-2"7'-2"
4010 MOORPARK AVE#101,
SAN JOSE, CA 95117
TELL: (415)254.1606
E-MAIL: OFFICE@AMSDESIGNLLP.COM
PROJECT NAME:
ALL WORK DESCRIBED IN THE DRAWINGS SHALL BE VERIFIED FOR
DIMENSION, GRADE, EXTENT AND COMPATIBILITY TO THE EXISTING SITE.
ANY DISCREPANCIES AND UNEXPECTED CONDITIONS THAT AFFECT OR
CHANGE THE WORK DESCRIBED IN THE CONTRACT DOCUMENTS SHALL
BE BROUGHT TO THE AMS DESIGN’S ATTENTION IMMEDIATELY. DO NOT
PROCEED WITH THE WORK IN THE AREA OF DISCREPANCIES UNTIL ALL
SUCH DISCREPANCIES ARE RESOLVED. IF THE CONTRACTOR CHOOSES
TO DO SO HE SHALL BE PRECEDING AT HIS OWN RISK.
OMISSIONS FROM THE DRAWINGS AND SPECIFICATIONS OR THE MIS-
DESCRIPTION OF THE WORK WHICH IS MANIFESTLY NECESSARY TO
CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR
WHICH IS CUSTOMARILY REFORMED, SHALL NOT RELIEVE THE
CONTRACTOR FROM PERFORMING SUCH OMITTED OR MIS-DESCRIBED
DETAILS OF THE WORK AS IF FULLY AND COMPLETELY SET FORTH AND
DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS.
SITE CONDITIONS: ALL CONTRACTORS AND SUB-CONTRACTORS SHALL
VERIFY DIMENSIONS AND CONDITIONS AT THE SITE PRIOR TO
COMMENCEMENT OF THEIR WORK. FAILURE TO DO SO SHALL NOT
RELEASE THEM FROM THE RESPONSIBILITY OF ESTIMATING THE WORK.
IF ANY VARIATION, DISCREPANCY OR OMISSION (BETWEEN THE INTENT
OF THESE CONTRACT DOCUMENTS AND THE EXISTING CONDITIONS ARE
FOUND, THE CONTRACTOR OR SUB-CONTRACTOR SHALL NOTIFY AMS
DESIGN IN WRITING AND OBTAIN WRITTEN RESOLUTION FROM AMS
DESIGN PRIOR TO PROCEEDING WITH ANY RELATED WORK.
SHEET NUMBER:
SHEET TITLE:
THESE PLANS ARE INTENDED ONLY FOR THE ORIGINAL SITE FOR WHICH
THEY WERE DESIGNED AND ARE THE PROPERTY OF AMS DESIGN. THESE
PLANS ARE PROTECTED UNDER COPYRIGHT LAWS AND MAY NOT BE
REVISED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE
EXPRESSED WRITTEN CONSENT OF AMS DESIGN. ANY USE OF THESE
PLANS ON OTHER SITES IS PROHIBITED WITHOUT THE CONSENT OF AMS
DESIGN. ANY DISCREPANCY DISCOVERED ON THESE PLANS SHALL PRIOR
TO COMMENCEMENT OF THE WORK IN QUESTION. ALL WRITTEN
DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS.
PROJECT ID:
DATE:
SCALE:
DRAWN BY:
REVISION TABLE:
AMSDESIGN
DESIGN
Azadeh Masrour
REVISION DATE BY DEP
UNIVERSITY
RESIDENCE
128 UNIVERSITY AVE.
LOS GATOS, CA 95030
2407-20
JULY.2024
S.A.
PLAN / SECTIONS
A-01.01
1/4''=1'
SMA
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
128 universityconcept addition/renovation8.07.24
ATTACHMENT 7
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