Item 5 - Staff Report with Attachment 1.126 University Avenue
PREPARED BY: Sean Mullin, AICP
Planning Manager
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 11/20/2024
ITEM NO: 5
DATE: November 15, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Modification of a Previously Approved Project for
Construction of Exterior Alterations to an Existing Contributing Single-Family
Residence Located in the University-Edelen Historic District on Property
Zoned R-1D:LHP. Located at 126 University Avenue. APN 529-02-016. Exempt
Pursuant to CEQA Guidelines Section 15301: Existing Facilities. Minor
Development in an Historic District Application HS-24-061. Property
Owner/Applicant: Jean-Philippe Persico. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval for modification of a previously approved project for
construction of exterior alterations to an existing contributing single-family residence located in
the University-Edelen Historic District on property zoned R-1D:LHP located at 126 University
Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database; 1880s per Anne
Bloomfield Survey
2. Town of Los Gatos Preliminary Historic Status Code: “+”, Historic & intact or worthy special
note
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen Historic District
5. If yes, is it a contributor? Yes
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
On October 26, 2022, the Committee reviewed a proposal for construction of exterior
alterations to the rear of an existing contributing single-family residence located in the
University-Edelen Historic District. The Committee discussed the proposal and approved the
project with a request that the plans submitted for a Building Permit be modified so the
PAGE 2 OF 3
SUBJECT: 126 University Avenue/HS-24-061
DATE: November 15, 2024
BACKGROUND (continued):
proposed glass roof match the existing shingle roof material, and that the proposed rear glass
doors be swinging doors rather than sliders.
On December 14, 2022, the applicant returned to the Committee with additional materials and
updated plans, requesting approval for the glass roof material proposed at the rear of the
property. Following consideration of the request, the Committee approved the request with a
condition that the submitted plans be modified so the proposed rear glass vertical windows
include two by three divided lights with painted steel tubing.
Building Permits for the project were issued on May 5, 2024, and the project is currently under
construction.
DISCUSSION:
The applicant is requesting approval to modify the previously approved project. The provided
request letter is included as Attachment 1 and details three modifications:
1. Revise the rear elevation windows and doors to eliminate the divided lites to be consistent
with windows on the front and side elevations;
2. Modify the divided lite glass roof to a three-panel glass roof; and
3. Modify the design of the door on the right side of the rear elevation to eliminate the divided
lites to be consistent with windows on the front and side elevations and to reduce the size of
the doors and add a non-operable side lite.
Current Approved Rear Elevation Proposed Rear Elevation
PAGE 3 OF 3
SUBJECT: 126 University Avenue/HS-24-061
DATE: November 15, 2024
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.
CONCLUSION:
The applicant is requesting approval for modification of a previously approved project for
construction of exterior alterations to an existing contributing single-family residence located in
the University-Edelen Historic District on property zoned R-1D:LHP located at 126 University
Avenue. Should the Committee find merit in the request, a recommendation of approval should
be forwarded to the Community Development Director. The project would be accomplished
through a revision to the issued Building Permit and would not return to the Committee.
ATTACHMENTS:
1. Request Letter
This Page
Intentionally
Left Blank
Historical Preservation Committee, November 2024
126 University Ave
Context: The owners moved to Los Gatos three years ago and were attracted to the
charming historic district, active community, excellent schools, and proximity to nature. They
purchased this home with the intention of preserving the integrity of its rich history while
improving the livability for their family. The modifications are almost entirely interior facing,
with the front elevation remaining unchanged and the FAR unchanged and compliant with
town guidelines.
As the construction has progressed on the project over the past ~6 months, the owners have
three requested changes to the approved plans:
1.Remove proposed lite dividers on new windows and doors on the rear elevation
and replace damaged windows
2.Modify lite dividers on the new glass roof on the rear elevation
3.Modify the design of the new back door on the rear elevation
ATTACHMENT 1
Historical Preservation Committee, November 2024
1. Request to remove the proposed lite dividers (i.e., muntins) to new windows and
doors on the rear elevation of the house
• In December of 2022, the Historic Preservation Committee approved the construction
of exterior alterations on the home, contingent on the committee’s request that metal
dividers (i.e., muntins) be added to the new doors and windows on the rear elevation
of the house (see Exhibit 1a).
• As construction has progressed, we have continued to assess the aesthetics of the
renovation to preserve the historical integrity of the home. We note that the requested
muntins on the rear windows and doors are not consistent with any of the original
existing windows on the home (see Exhibit 1b), which will remain untouched with the
renovation.
• Given that none of the original existing windows or doors have muntins but rather
have tall vertical windows that are more consistent with the Queen Anne Victorian
style of the home (see Exhibit 1c), we are requesting that the Historical Preservation
Committee approve the removal of the proposed muntins from the new rear windows
and French doors.
• After inspecting all existing windows, we have identified construction damage caused
by old wood and the overall lifting/securing of the house during excavation. Our
proposed new windows were approved by the planning committee and the Historic
Preservation Committee in their December 2022 meeting as aluminum wood clad.
For consistency, efficiency, and aesthetics, we will use the same material and retain
the same window frames as the existing ones, only upgrading the window technology.
Exhibit 1a: Approved plans as of December 2022 (rear elevation)
Historical Preservation Committee, November 2024
Exhibit 1b: Existing windows and doors
Front view porch
- Existing front porch window to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Front view living room
- Existing front bay windows (living room) to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Side view driveway bedroom
- Existing south-side window (bedroom) to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Side view driveway bathroom
- Existing south-side window (bathroom) to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Rear view bedroom
- Existing rear window (bedroom) to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Side view adjourning house
- The existing north-side window (dining room) to remain as is (no muntins)
- Replace with new window technology with the same style and retain the window
framing as is.
Historical Preservation Committee, November 2024
Existing French doors off primary bedroom to be replaced due to renovation (no muntins)
Existing French doors off main home to be replaced during renovation (no muntins)
Historical Preservation Committee, November 2024
Exhibit 1C: Queen Anne style home (A Field Guide to American Houses) – tall double-
hung windows with no muntins
Historical Preservation Committee, November 2024
2. Request to modify the lite dividers on the glass roof addition on the rear elevation of
the house
• In December of 2022, the Historic Preservation Committee approved the request for a
glass roof to cover a small (4 x 5 feet) addition to the primary bedroom. The approved
design of this glass roof depicted metal tubing dividing the roof into 8 smaller sections
(see Exhibit 1).
• As construction has progressed, we have continued to assess the aesthetics of the
renovation with regard to preserving the historical integrity of the home. Similar to the
requested muntins on the rear window and doors outlined above, these glass roof
dividers would not be consistent with any of the original existing windows on the
home (see Exhibit 2a-f), which will remain unchanged with the renovation.
• In addition, this glass roof is intended to open and close to allow for natural airflow
and improved energy efficiency of the home, and the only manufacturer able to build
this custom construct (Velux) requires a three-panel design (see Exhibit 2) to function
as intended. These three panels would be vertical rectangles (87 by 30 inches), which
mimic the shape of the existing original vertical windows (76 by 30 inches) that will
remain throughout the home, including the window right above the glass roof (see
Exhibit 1).
• Given our desire to maintain an appearance that is consistent with the original historic
existing windows and considering the manufacturer’s requirements to fabricate this
roof, we are requesting that the Historical Preservation Committee approve the glass
roof with three vertical panels.
Historical Preservation Committee, November 2024
Exhibit 2: Proposed design for rear addition glass roof
Historical Preservation Committee, November 2024
3. Request to modify the design of the new back door on the rear elevation of the
house
• In December 2022, the Historic Preservation Committee approved the construction of
exterior alterations on the home, including a wider French door for the main rear
entrance of the home (see Exhibit 1) at the committee’s request as an alternative to
the originally proposed bifold doors, which were deemed to by the committee too
modern.
• The size of the approved double French door is 108 inches wide x 84 inches tall,
which is significantly wider than standard French doors (typically ranging in width from
30-72 inches). French doors with this width pose challenges both in utility (for
example, the wide outswing requires more space and extra reinforcements in the
framing) and safety (for example, the extra weight of the doors shutting).
• In addition, the position of the wider French doors is not centered with the main
interior stairs that transition from the upstairs level to the downstairs level and exterior
of the home. This off-center position would disrupt the natural flow of movement and
diminish the utility of the space.
• To improve the usability and safety of the doors while maintaining historical integrity
and the additional light a wider entrance would offer, we are requesting that the
Historical Preservation Committee approve a modified design of standard-size French
doors (76 inches wide x 82 1/2 inches tall) with a single sidelight (18 inches wide x 82
½ inches tall) configuration that would align with the window above it (see Exhibit 3).
Historical Preservation Committee, November 2024
Exhibit 3: Proposed design for the main back door