Item 5 - Staff Report with Attachments 8 through 11.52 Ashler Avenue
PREPARED BY: Maria Chavarin
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: 10/23/2024
ITEM NO: 5
DATE: October 18, 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-1D. Located at 52 Ashler Avenue. APN
410-14-048. Minor Residential Development Application MR-24-009. Exempt
Pursuant to CEQA Section 15301: Existing Facilities. Property Owner: Joseph
Ervin. Applicant: Ramin Zohoor. Project Planner: Maria Chavarin.
BACKGROUND:
On July 24, 2024, the Los Gatos Historic Preservation Committee considered the proposal and
continued the item with the following direction to the applicant:
• Work with Town staff to facilitate review of the project by the Town’s Consulting Architect;
• Revise the massing of the proposed addition to relocate a portion or all of the addition to
the rear of the residence to incorporate articulation on the second -story front elevation;
• Revise the windows on the proposed addition to be symmetrical and consistent with the
existing residence and Residential Design Guidelines;
• Provide the existing and proposed elevations on the same sheet to allow for easier review
of the plans; and
• Provide streetscape massing studies along San Benito and Ashler Avenues.
DISCUSSION:
The Town’s Consulting Architect reviewed the proposed residence on September 6, 2024
(Attachment 8). In the report, the Consulting Architect noted that the existing residence is
located in an older established neighborhood of traditional style homes with a mix of one- and
two-story structures. The Consulting Architect identified three issues and concerns and
provided recommendations for changes to the original design to increase compatibility with the
Residential Design Guidelines and the immediate neighborhood. The applicant’s response to
these recommendations is summarized in Attachment 9.
PAGE 2 OF 3
SUBJECT: 52 Ashler Avenue/MR-24-009
DATE: October 18, 2024
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DISCUSSION (continued):
The applicant also submitted a letter summarizing the revisions made in response to the
direction provided by the Committee (Attachment 10). The applicant provided revised plans
(Attachment 11) showing symmetrical windows on the front elevation. The plans have been
updated to provide existing and proposed elevations on the same sheets. A street massing
study was incorporated in the set of plans in a photo format. The massing of the proposed
addition was not relocated as directed by the Committee; however, the applicant’s response to
this direction is found in Attachment 10 of this report.
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:
X 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 6).
CONCLUSION:
The applicant is requesting approval from the Committee 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-1D. 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 for further consideration.
PAGE 3 OF 3
SUBJECT: 52 Ashler Avenue/MR-24-009
DATE: October 18, 2024
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ATTACHMENTS:
Previously received with the July 19, 2024, Staff Report:
1. Anne Bloomfield Survey
2. Sanborn Fire Insurance Maps
3. Town Records
4. Development Plans
5. Property Pictures
6. Section 3.9, Residential Design Guidelines
7. Applicant’s Submittal Packet
Received with this Staff Report:
8. Consulting Architect Review
9. Response Letter to the Recommendations of the Consulting Architect
10. Response Letter to the Direction of the Historic Preservation Committee
11. Development Plans
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September 6 2024
Ms. Maria Chavarin
Community Development Department
Town of Los Gatos
110 E. Main Street
Los Gatos, CA 95031
RE: 52 Ashler Avenue
Dear Maria:
I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on
the design are as follows:
NEIGHBORHOOD CONTEXT
The site is located in an older established neighborhood of traditional style homes with a mix on one and to
story structures.. Photos of the site and existing home on the site are shown on the following page.
ATTACHMENT 8
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 2
THE SITE: Ashler Avenue
House to the immediate left on San Benito Avenue Site and house to the immediate right on Ashler Avenue
Nearby houses across San Benito Avenue
Nearby house across Ashler Avenue
THE SITE: San Benito Avenue
Nearby houses across San Benito Avenue
Nearby house across Ashler Avenue
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 3
PROPOSED PROJECT
Proposed Rear Elevation
Proposed Left Side Elevation
Proposed Right Side Elevation
Proposed Front Elevation Existing Front Elevation
Existing Left Side Elevation
Existing Right Side Elevation
Existing Rear Elevation
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 4
ISSUES AND CONCERNS
This is a corner property with facades facing both Ashler Avenue and San Benito Avenue. All existing facades
are well articulated as is common for other nearby homes. The proposed addition would fill in the recesses on
both front facade edges facing or highly visible from the street frontages. Significant isues include the follow-
ing.
1. The small bay projections on the front facade upper floor would be too small in relation to other nearby
home front facades and would not be consistent with Residential Design Guideline 3.3.2.
3.3.2 Height and bulk at front and side setbacks
Give special attention to adapting to the height and massing of adjacent homes. Avoid tall, unbroken front facades when
other nearby homes have more articulated front facades with horizontal wall plane changes.
Houses that are elevated above the street shall be designed to be compatible in height and mass with the other houses on that
side of the street, and should include design techniques to minimize the visual mass resulting from its raised elevation.
2. The resulting highly visible side walls would be two stories in height with very little articulation which
would not be consistent with Residential Design Guideline 3.3.3.
3.3.3 Provide visual relief for two story walls
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 5
3. The opening shown at the top of the San Benito Avenue facade is unclear as to its purpose or design.
CURRENT SAN BENITO AVENUE FACADE ARTICULATION
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 6
RECOMMENDATIONS
1. Increase the bay projections on the front facade.
2. Resolve the awkward opening on the left side facade.
4. Add a shed roof along both side facades to break up the two story wall. An example is shown on the
photo of the immediately adjacent home on Ashler Avenue.
52 Ashler Avenue
Design Review Comments
September 6, 2024 Page 7
Maria, please let me know if you have any questions or if there are any issues that I did not address.
Sincerely,
CANNON DESIGN GROUP
Larry L. Cannon
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MR-24-009: 52 Ashler Ave
Town of Los Gatos Planning,
Response to the CDG design recommendations.
1.We have take the recommendation and accept. The depth of the baywindows have been
increased by 3 ft – We have achieved this design by push the center in by few ft to
achieve the increase in bay projections.
2.The awkward opening on the left side façade has been cleared.
3.Recommendation is accepted. We have added shed roof with arch support to comply
with the residential design guideline 3.3.3.
4.Recommendation is accepted. We have added shed roof with arch support to comply
with the residential design guideline 3.3.3.
ATTACHMENT 9
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MR-24-009: 52 Ashler Ave
Town of Los Gatos Planning,
This letter is to confirm that I “Ramin Zohoor” the designer of the project has done a site visit
and following is the information explaining the proposed changes/ design and materials for the
new addition to the above project.
We have received the July 24th letter from the Los Gatos Historic Preservation committee. In
review of the letter we have discussed our reasoning behind the changes that were done to the
project planner Maria Chavarin before resubmittal of our plans.
1.We have worked with the city project planner staff Maria Chavarin in addressing the
comments.
2.The reason for the addition on where it is located is not just for gaining an additional
bedroom but mainly its to use the unhabitable attic space. Rear portion of the structure
has already been maxed in terms of layout, and flow. There are two good size rooms
which we are avoiding breaking and keep as much of the existing structure as possible.
Front however gives us the easiest flow and the best layout possible. That being said we
have made a signifant improvement to the front by making an adjustment to the roof
design, front wall elevation and making the look match as much possible to the existing
structures in the same street.
3.Windows on the front have been changed to match with the first floor.
4.Existing and proposed elevations are provided on the same sheet.
5.Per discussion with the planners we are making change and photos of the neighboring
hosues were reviewed.
ATTACHMENT 10
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