Item 3 - Staff Report with Attachments 1 through 5.228 Bachman Avenue
PREPARED BY: Sean Mullin, AICP
Senior Planner
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 09/25/2024
ITEM NO: 3
DATE: September 20, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting a Determination Regarding the Contributing Status of an Existing
Contributing Single-Family Residence Located in the Almond Grove Historic
District on Property Zoned O:LHP. Located at 228 Bachman Avenue. APN
510-14-053. Request for Review Application PHST-24-017. Exempt Pursuant
to CEQA Guidelines, Section 15301: Existing Facilities. Property
Owner/Applicant: James B. Wood. Project Planner: Sean Mullin.
RECOMMENDATION:
Requesting a determination regarding the contributing status of an existing contributing single-
family residence located in the Almond Grove Historic District on property zoned O:LHP located
at 228 Bachman Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1922 (effective year built 1932) 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
district if there is one
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Almond Grove Historic District
5. If yes, is it a contributor? Yes
6. Findings required? Yes
7. Considerations required? No
BACKGROUND:
The County Assessor indicates that the residence located at 228 Bachman Avenue was
constructed in 1922, with an effective year built of 1932, which usually reflects significant
alterations or additions occurred after the original construction date. The 1990 Bloomfield
Survey estimates the construction date as the 1920s and rates the residence as historic and
some altered, but still contributor to district if there is one (Attachment 1). The residence is
PAGE 2 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
BACKGROUND (continued):
listed as a contributor to the Almond Grove Historic District in Appendix B of the Residential
Design Guidelines. The Sanborn Fire Insurance Maps show that the property was undeveloped
in 1908 (Attachment 2). By 1928, a dwelling with an attached accessory building were present
along the rear property line. The 1944 map shows that this dwelling was demolished, and a new
dwelling was constructed toward the front of the property. It is likely that this change is the
reason the County Assessor provides an effective year built of 1932. The footprint of this
dwelling remained consistent between 1944 and 1956.
A search of Town Permit records provides the following:
• 1969 use permit to allow a professional office in a residence;
• 1957 Building Permit for construction of an addition (store room); and
• 1975 Planning Commission approval to establish an office in the residence.
On January 7, 2004, the Committee discussed the possibility of demolishing the subject
residence (Attachment 3). The Committee noted that the structural report provided at the time
did not justify a demolition; however, the Committee felt that the residence had unsympathetic
additions and that it is likely that the siding is not original. The Committee stated that a
demolition may be possible, adding a recommendation that a replacement structure not be
Mediterranean and that the second story be recessed.
The applicant provided results of their research on the residence and a summary of the history
of the residence (Attachment 4). The applicant notes that there have been several additions to
the residence over time and that it includes multiple types of siding and windows.
DISCUSSION:
The applicant is requesting a determination of the historic or architectural significance of the
contributing single-family residence located in the Almond Grove Historic District related to a
future proposal for demolition of the residence and construction of a new single-family
residence.
The 1990 Bloomfield Survey is included as Attachment 1 and provides a preliminary rating for
the residence of “✓” meaning: historic and some altered, but still contributor to district if there
is one. The Sanborn Fire Insurance Maps indicate that the residence was constructed in the
current location between 1928 and 1944 (Attachment 2).
Structures within historic districts are individually classified as to their relative contribution to
the historic character and quality of the district. Contributing structures have been determined
to be historically, architecturally, or culturally significant. Noncontributing structures are those
PAGE 3 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
DISCUSSION (continued):
which are not historic in terms of their design or have been so modified over time as to no
longer meet the criteria for contributing status.
The Residential Design Guidelines state that the demolition of any contributing structure in
historic districts is forbidden absent a cataclysmic event or upon determination by the Deciding
Body that demolition is necessary for the proper restoration of the structure. Additions,
alterations, and removal of non-historic additions may be approved as part of the
reconstruction process, provided the contributing historic elements of the structure are
maintained, and the changes and/or additions could have been approved if the structure had
not been damaged.
CONCLUSION:
Should the Committee find that the structure no longer meets the criteria for contributing
status, the structure would be removed from the list of contributors to the Almond Grove
Historic District. The property would continue to be located within the historic district, and any
proposed work, including demolition and construction of a new residence, would return to the
Committee for review under a formal Planning application.
FINDINGS:
A. Findings - related to a request for a determination that a primary structure has no historic
significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit, the
Historic Preservation Committee shall consider the following:
1. The structure is not associated with events that have made a significant contribution to
the Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the potential
to convey significance.
PAGE 4 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
FINDINGS (continued):
B. Findings
___ As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a
demolition permit for a historic structure may only be approved if:
1. The structure poses an imminent safety hazard; or
2. The structure is determined not to have any special historical, architectural or aesthetic
interest or value.
Any request to demolish an historic structure shall be reviewed by the Historic Preservation
Committee. Applications to demolish a non-contributing historic structure shall be
accompanied by a detailed report describing all aspects of the structure's physical condition
prepared by an architect, licensed design professional, or registered civil engineer at the
applicant's expense.
ATTACHMENTS:
1. 1990 Bloomfield Survey
2. Sanborn Exhibit
3. Minutes – Historic Preservation Committee, January 7, 2004
4. Research Results and Summary of Residence
5. Exterior Photos
cflnn£ !Bfoom(u:fd
ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH '
ARCHITECTURAL HISTORY
C41 Sl 922·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
File address '2-7-15 -.....g~
PARCEL MAP INFORMATION
Parcel # SiD -1~-05 2. Lot size: 5~ front ft. x ft. deep ---
Lot shape: Rectangle __ ~--Rectangle with small rear jog___ Other _____________ _
Location: N /S E w side of ---==}3=------------St
/ Ave Other ----------
distance to cross st: ;;2 ; ~ ft. N
at NE NW SE
HISTORIC INFORMATION ON PARCEL MAP
s
sw
~
from }a..... I
corner of _______________ __
Old tract or subdivision name;v1~<t>'f>t9 { S v.b Old Block # I Old lot # ~ ----------~-----
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating V Estimated age I CJ ;<.t9 .:>
Alterations 2od ea +reJtts
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy)
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
1891
Blk Book 1908
Survey 1944
Source
Page
Location of property, or Lot
Old ·tract/block/lot Size
Own e r
Name
# storie~
EFFective date ·-----
MISCELLANEOUS PHOTOS: Roll/frame #6/11 /7-.t::t
I
Date .J 2 -/1-8-j
National Register listed date _________________ _
County Inventory 1979 ___________ ~~-----------
Town of Los Gatos: Des ignation ____ Recognition __
District Name ------------------------------
Previous Survey
Gebhard: page # illustration page #
Butler/Junior Leagu e --------
ATTACHMENT 1
This Page
Intentionally
Left Blank
1908
228 Bachman Ave
ATTACHMENT 2
1928
228 Bachman Ave
1944
228 Bachman Ave
1956
228 Bachman Ave
110 TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6872
----------------------------------------------------------------------------------------------------------------------
SUMMARY MINUTES OF A REGULAR MEETING OF THE HISTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR JANUARY 7, 2004, HELD IN TOWN
COUNCIL CHAMBERS, 110 E MAIN STREET, LOS GATOS, CALIFORNIA.
----------------------------------------------------------------------------------------------------------------------
The meeting was called to order at 5:40 P.M. by Chair Pacheco.
ATTENDANCE
Members Present: Kelly Blough, Jeanne Drexel, Len Pacheco and Joanne Talesfore
Absent: Susan Burnett
Staff Present: Sandy Baily, Associate Planner
ITEM 1: 146 Tait Avenue
The Committee considered revised plans to add onto the first floor of a residence and to modify
an existing accessory structure in the Almond Grove Historic District. The applicant stated at
this time, the owner did not want to proceed with the Minor Residential Development
Application for the accessory structure and the plans were modified to improve the existing
structure. Blough moved to approve the application with the revised plans and the following
conditions:
1. Siding material shall be real wood, not a composite, laminated or fabricated wood
product.
2. All windows and doors shall be wood. No snap in grids or grids inside the windows are
permitted. Simulated wood grids are acceptable (ie: one glass pack with grids applied by
manufacturer to inside, outside and between glass), to read as a true divided lite window.
Vinyl and aluminum clad windows are not permitted.
3. All window trim, window finish detail, corner boards, soffits, eaves, millwork and any
other detail shall match existing.
Talesfore seconded, motion passed unanimously. Appeal rights were recited.
ITEM 2: 59 CHESTER STREET
The Committee considered a request to remove the pre-1941 residence from the Historic
Resources Inventory. Pacheco moved to have the house removed from the inventory for the
following reasons:
1. There is nothing left of the original structure.
2. The house has no historic architectural style.
Drexel seconded, motion passed unanimously. Appeal rights were recited.
ATTACHMENT 3
ITEM 3: OTHER BUSINESS
a. 59 Chester Street - Not heard since the Committee determined the house was not
historic.
b. 228 Bachman Ave - The Committee discussed the possibility of demolishing this
house which is located in the Almond Grove Historic District. Although the
structural report did not justify a demolition, the Committee felt that the house
had unsympathetic additions and that the siding most likely was not original.
Therefore, the Committee stated that a demolition may be possible. The
Committee recommended that the replacement structure not be Mediterranean and
that the second story be recessed. Baily stated that the demolition would also
need to be reviewed by the Community Development Department to determine
whether or not a demolition was justified.
c. 312 Bachman Ave - The Committee considered preliminary ideas to make
exterior changes to a residence located in the Almond Grove Historic District.
The Committee felt that the front entry way changes were positive and that the
changes to the side could be treated with a multi-pane room and that the house
maintain it’s colonial revival style.
d. 15901 Blossom Hill Road - The Committee discussed the possibility of
demolishing the house or doing an addition. The Committee had mixed feelings
about a demolition and it was questionable if a demolition would be supported.
As for the addition, it was recommended that the house be relocated on the lot and
that the front portion of the house be saved. Another alternative was to look at
converting the house to an accessory structure or a secondary dwelling unit.
e. Pre-1941 Design Guidelines - No new information to report. Matter will be
continued to each meeting to allow members to add to the list of what needs to
looked at when the guidelines are revised.
ITEM 4: STATUS OF PREVIOUS APPLICATIONS
Baily informed the Committee on the status of previous applications.
ITEM 5: APPROVAL OF MINUTES
The minutes from the meeting of December 3, 2003 were passed unanimously.
ITEM 6: ADJOURNMENT
The meeting was adjourned at 7:30 P.M. to the next regular meeting on February 4, 2004.
Prepared by: Approved by:
___________________________ _______________________
Sandy L. Baily, Associate Planner Len Pacheco, Chair
SLB19\HPCminutes\1-7-04
ATTACHMENT 4
This Page
Intentionally
Left Blank
ATTACHMENT 5