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: 12/18/2024
ITEM NO: 5
DATE: December 13, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Construction of Exterior Modifications and 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.
Minor Residential Development Application MR-24-015. Exempt Pursuant to
CEQA Guidelines, Section 15301: Existing Facilities. Property
Owner/Applicant: Nishita Biddala. Project Planner: Suray Nathan.
RECOMMENDATION:
Requesting approval for construction of exterior modifications and 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; 1880s per Anne
Bloomfield Survey
2. Town of Los Gatos Historic Status Code: +, historic and intact, worthy of special note
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 Anne Bloomfield Survey estimates the construction date to
be the 1880s (Attachment 1). The Bloomfield Survey rates the residence as historic and intact,
worthy of special note. The residence first appears on the Sanborn Fire Insurance Map in 1891,
and the detached accessory structure first appears in 1928 (Attachment 2). Between 1891 and
PAGE 2 OF 3
SUBJECT: 311 Johnson Avenue/MR-24-015
DATE: December 13, 2024
1928, several small additions are evident. The residence's footprint remained consistent
between 1928 and 1956.
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).
On August 23, 2024, the Historic Preservation Committee deliberated on a preliminary review
for a second-story addition at the rear of the residence and provided the following feedback:
• Keep the windows of the new addition consistent with those of the existing house in size,
shape, and design; and
• Provide greater articulation of the proposed addition's blank walls on the right and left
elevations.
DISCUSSION:
A Minor Residential Development application was submitted on November 5, 2024, proposing
the construction of exterior modifications and a new second-story addition to the existing
single-family residence (Attachment 6). The property is located on the west side of Johnson
Avenue, between Los Gatos Boulevard and Cypress Way. The existing residence includes front
and rear porches, 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 , having 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 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). The
Letter of Justification provides project details, including the applicant’s response to the
feedback provided by the Committee in previous reviews (Attachment 3).
The applicant proposes a 239-square-foot addition extending the rear portion of the first-floor
of the residence, and a 515-square foot second-story addition above the rear portion of the
residence. The new second story would be setback approximately 24 feet from the existing
front façade. The new roof on the proposed addition would extend the existing hip roof to the
new second-story addition and would be finished to match the existing. The front elevation of
the second-story addition includes two new single-hung windows balanced symmetrically.
These two windows are wider than the existing windows on the front elevation of the first
PAGE 3 OF 3
SUBJECT: 311 Johnson Avenue/MR-24-015
DATE: December 13, 2024
story, likely due to their need to provide egress. The rear elevation of the addition includes a
new door on the first story and two single-hung windows on the second story. The left and right
elevations each include two new casement windows, and a belly band has been included on the
left elevation to break up the two-story massing. 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 approval for construction of exterior modifications and a new
second-story addition to an existing pre-1941 single-family residence located at 311 Johnson
Avenue. 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.
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
This Page
Intentionally
Left Blank
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ARCHITECTURAL/CULTURAL SURVEY '3 I I LOS GATOS RESEARCH
File address G-7 3D r-.../C)/,~~~
PARCEL MAP INFORMATION
ARCHITECTURAL HISTORY
1415) 922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
Lot size: #0 front ft. x /:;. ~ ft. deep
Lot shape: Rectangle~ L___ Rectangle with small rear jog___ Other _____________________ _
Location: N / S E w side of __ ___;:J=--------------S t Ave I"' Other -----------
distance to cross st: ____ ft. N_ S_ E_/_ W_ from:.__---'--~-=~:........::::..--'--t"'----
at NE NW SE sw corner of ______________________ __
HISTORIC INFORMATION ON PARCEL MAP
li j -.; 7 fl./Xi>+):~
Old tract or subdivision name J,. /.1'1!;. ,. & i1 Old Block # 3 · Old lot # b f!A "'-,./ /9
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating + Estimated age I 8'8'6J7
----
Style ~ J-,"'c.k. # stories__
Alterations~------------------------------------------
Other -----------------------------------------------------
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Page 17t~~EFFective date J-:>-8 7
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Survey 11941
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Size Name
--------·---,-----....----------------------------------------
MISCELLANEOUS PHOTOS: Roll/frame
National Register listed date~-----------
County Inventory 1979 ___________ ~-------
Town of Los Gatos: Designation ___ Recognition __
District Name -------------------------
Previous Survey {) -;' lc-'CJO /
Gebhard: page # illustration page # @
EVALUATION. Date c. /-;! ~ ., V,t-) Alterations:e Moved_ =PO O
Contr ibutor !Raised Porch encl_ C'\
District Non-contri b Additi~ Siding__ ~
Earliest known ~ 1 ~ -Windows~Co nditi on_
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ATTACHMENT 1
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DE,ARTMENT OF 'AfiiKS AND REa.EATION HABS_HAER_Loc __ SHL No._NR Status __ _
•
HISTORIC RESOURCES INVENTORY
UTM: " c __________ __
a o __________ __
IDENTIFICATION
1. Common~:------------------------------------------------------------------
2. Historic "!_me:-------------------------------------------------------------
' 1 ~or rvrallddreu: _...,;3~LuL_:;t;*'a~n~on.siii.·W.'i r;;.nt_ _______________________________________ _
Crt~---------------------------Z~·------------~"~----------------------
4 . Parcel number: ---------------------------------------------------------5. Pr..ent Owner: -------------------------Addrea :: ____________ __
Citv ____________ Zip ______ Ownership il: Public _______ Privltt --------
~ ~tU.: _________________________ ~.iMIU.: ______________________________ _
DESCRIPTION ~
7L ~ Jtyle: Fj i.:-:. :. :.:~()r-dr. -'(·,r::ul\r,::b .: rJ6'i
. 7b. 8riefly dw:i ibi the p~ p~~yDI.-a •JCr oftftl sn. ar 1tn11:11n lftd 1 1 iblmv tnljar •••tiaa fram ill
original condition:
Construction dat:
Estim.-d Fec:tuel ---
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luilder·------------------
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Frontagt Depth:---
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House numbetr: Phone:
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ARCHITECTURAL SURVEY
ASSESSMENT ROLL RESEARCH
Tract/Block/Lot ------------------
ARCHITECTURAL HISTORY
(415) 922-1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 5
Assessments are filed by last name of property owner, but not necessarily in alphabetical order. Some years there is an
index inside the volume or in a separate book . The goal of a search is to find the years when the assessed value of
"improvements" (buildi ngs) changed from 0 to over $500, or when that figure rose by $500 or mroe. Write down every year
and name you try, including the years when you find nothing . Ditto marks are fine .
L -----ot Identification/Boundaries-------------Assessment for--
Tract/ Block/ Lot/ Improve-
Date Page Name Acres N Bdy E Bdy S Bdy W Bdy Land ments Other Info.
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ARCHITECTURAL HISTORY
(415) 922·1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 94 1 1 5
~ (~raon , buildinq, or~iaation, etc)~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
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a. levant date•' conatr~ction. __ _ birth, __ _ death. ___ • oth•r·--~~~-~----
I. DIRl!CTORY SEARCH (City Directoriea, county Directozot.a, Telephorw Booka, aociety directoriea, etc.)
•vat'!t!l~ •• ah,.,..,.. u•• • , ... .,. hnldfaeel Yeu Book IIIU./Cla••i~iad ......,,..;,. T . i .... ,..... I.., .... , ... " i ...
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II. BIOm.APRICAL SBAJICR, in!Sexea 6 cKher alphabetical Uetift9a,
Mark 'X' (infd .or ''' (notbinq f~) et each aouroe you try. Liat fi.nd~ below.
Los Gatos Library: De Anza College :
City directories (name & street index)
Historic Collection Index (green boxes)
____ Thompson & West, 1876 (bio index)
California History Center,
____ Biographical file
____ Photo collection
____ Pen Pictures, 1888 (bio index)
Sunshine Fruit & Flowers, 1895 (bio
----Guinn, 1904 (bio index)
Sawyer, 1922 (bio index)
index)
t+ov~~Extended index to Bruntz
____ B.io index of Nunroe Frazer,
___ Photo collection (2 boxes)
Los Gatos Museum (Forbes Mill):
___ Death records by year
___ Funeral records (index cards
___ Photo collection
1881
San Jose Historical Museum:
___ Great Registers (of voters)
Indexes
Photo collection
(Survey box)
Other sources :
___ Indexes, California Historical ~uarterly
State Library Information Index (fiche)
State Library-S.F. Newspaper Index (")
to big books-)-
III. LIST ALL Rl!P!REIIC!S P'ROH ABOVE. P'ind them. Copy qood lll&terial 6 attach. Or copy below if only
a few worda. or explain why not relevant (aa, wrong peraon).
L:7 Continued on Reverse
PUBLISHBD AMMOmrc&MBift'S
dfnne !Bloomfield
ARCHITECTURAL SURVEY
BUILDING RESEARCH
sourcea __ Ad __ Bulletin __ CA&BIII __ call __ chron __ DPB __ Bd..AB __ a __ llle-_PCA Other
ARCHITECTURAL HISTORY
C415l 922·1063
2229 WEBSTER STREET
SAN FRANC ISCO . CA 941 1 5
Voluae Date · Page __ _
N~ture of announcement: __ contract notice __ Notice of co.pletion __ BP ieeued __ Photo __ Elev/eketch/rend'g __ Ploor plan __ Arch't/cont'r pub __ Real eat .
Copy exactlys
Qlm!..!. Builder/Contractor Architect/Engineer Location Nature of work £2!!,
BUILDING PERMITS
>ource' Permit
{•CJieter Pr•••
Address requested·----------------------
• -Application >ea •• or . . . !!Wilber
OTRBR SOURCB (specify thoroughly)
SAHBOIUi MAPS
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Color:
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blu,gry
reen
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No. of
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Ko. of
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Height
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Owner Builder/ Arch't/
~ contr. & engin'r
address address & address Description
No. of
bay 'Pc.Rct< windowt
Differences from today ins
~ Storie! Footprint
I 7&-
/Initials Date
of work
Bldg 's
width/
I depth
height
Exten.or
Materials
.~itials date
'
Initials Date
Date of
constr .
Describe or sketc h
elan
0
/Jnit~aiS Date
1891
ATTACHMENT 2
1895
1904
1908
1928
1956 311 Johnson Ave
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 1 of 5
Letter of Justification
09/30/2024
To Los Gatos Building Department,
We had proposed a 750 SqFt extension at the rear of the single-family residence located at 311 Johnson
Ave, Los Gatos. During the September 12th HPC meeting, the committee had the following
recommendations:
• Keeping the windows of the new addition consistent with those of the existing house in
size, shape, and design.
• Providing greater articulation of the proposed addition's blank walls on the right and left
elevations.
We have since updated the drawings to keep the windows consistent with those of the existing house in
size, shape, and design, and we have provided clear articulation of the previous blank left and right walls.
The new proposal clearly articulates a Belly Band that separates the floors, and the windows on the left the
right (previously blank) walls match the existing houses window in shape, size, and design.
We had earlier requested a 239 Sqft addition during the July 24th HPC committee meeting but couple of
key events since have compelled the owners to take a more long-term view of the extension.
1. They recently received a letter from their insurance provider that their homeowner policy would be
cancelled due to the proximity of the tree (fire hazard) and that they would have to replace the entire roof
(The house was re-roofed with new plywood and composite in 2000).
ATTACHMENT 3
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 2 of 5
2. The house resides close to an earthquake fault zone and would require a soil report and further
foundation reinforcement. Any foundation they lay now will have to accommodate any future expansions
as well. This expansion would give an opportunity to bring this house up to modern building codes which
are safer for the neighborhood.
The homeowners have two young kids who would outgrow the 2-bedroom house in couple of
years and it would be much more economically feasible (based on quotes) to build once instead of
having to demolish and expand later initially wanted to make the rear portion of the house livable
and move in as soon as possible, but these delays and new requirements have them considering a
more comprehensive expansion.
The existing house was built circa 1900 with earliest site map in Sanborn maps from 1928. It is a folk
Victorian cottage with 964 Sq Ft of living space. The rear of house includes a kitchen that was moved there
in 1954 (See plumbing permit attached).
The kitchen (The highlighted area above) was moved to the old sunroom of the house in 1954 for which
plumbing, and gas extension permit was pulled in 1954. This kitchen as evidenced in pictures attached is
not up to code. The proposed plan is to remodel this portion and extend by 6 Ft towards the rear of the
house and go one level up to accommodate a master bedroom. No changes will be made to the main
house. The extension shall now look very similar to the neighboring houses on the street all of which have
a second floor.
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 3 of 5
The extension shall also comply with all setbacks and building height requirements as applied to this
property. The property also has an approved secondary dwelling unit in the backyard. The proposed
extension‘s exterior wall is more than 5FT from this secondary dwelling unit. The existing soils will be
properly prepared and compacted, and all earthworks shall be under the direction and recommendations
of a licensed Civil Engineer. The site contains one trees of size from ~30” in diameter. It is located 5 feet
from the rear of the house and poses a significant structural and fire risk. We have requested for a permit
to remove this tree and will comply with necessary replacement tree decision per Los Gatos Arborist.
The parcel is zoned R-1:8, and the proposed extension will comply with the Town of Los Gatos Zoning
Ordinance and follows the Town of Los Gatos Residential Design Guidelines.
The extension has been designed with simple wall massing, home also incorporates simple roof lines using
composition shingle roofing. The exterior of the home is designed with wood sidings and wood framed
windows same as the existing structure. The extension is compatible with the neighboring surroundings
and have been designed create the least amount of impact to the neighboring properties, and the
community.
FAR – Our site Gross is 5,120 SqFt and max out the FAR for this house at 1,776 SqFt excluding ADU and
Garage pre zoning regulations. This extension would make the main house 1,718 SqFt
The current owner has long term plans to raise his kids and be a part of this community. The house in its
current state is not up to code and this extension and remodel would make this house match better with
all the well-maintained houses on the Johnson Ave while maintaining its charming Victorian cottage
character.
2nd Floor
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 4 of 5
Photos of the House:
Rear:
Front:
October 5, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 5 of 5
Right Side:
Left Side:
This Page
Intentionally
Left Blank
August 8, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 1 of 3
Photos of the House:
Rear:
Front:
ATTACHMENT 4
August 8, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 2 of 3
Right Side:
Left Side:
August 8, 2024
AIASSA DESIGNERS
Jeannie Kester
Phone: 408-230-2989
jaiassa@yahoo.com
jeannieaiassa@gmail.com
Page 3 of 3
Tree
This Page
Intentionally
Left Blank
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 5
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
NORTH(E)PORCHGASGAS(E)HOUSEBUILT(E)ADUBUILT(E)COVEREDPORCH(E)ONE CARGARAGEBUILT31'-5"3'-0"24'-1"22'-2"2'-0"4'-0"10'-9"13'-5"18'-6"6'-2"(E)SIDEWALK AND LANDSCAPE/CURB(E)DRIVE APPROACH(E)DIRT DRIVEWAYFENCEWATERMETER40'-0"40'-0"128'-0"128'-0"LANDING AND STEPSFIRST FLOORREMODEL/ADDITIONPROPOSED NEW SECONDSTORY ADDITION AREAREMOVAL OF 30"DiaOAK TREE
-71 =lll
/
No. Revision/lBsue Date
NEIGHBORING PHOTOS
Drvtt.n Nome and Add� AIASSA DESIGNERS JEANNIE KESTER 654 NEILL CT FRENCH CAMP, CA. 95231
( 408)230-29B9JAIASSA@YAHOO.COM
ProJ■ct Name and Addren
NISHITA BIDDALA 311 JOHNSON AVE. LOS GATOS, CA, 95030
(81 B) 292-6581 ABHAYNISHIREDDY@GMAIL.COM
Proj,ot ADDITION Sh..t
'
-A1 07-20-2024 1 tc ... =-------1
1/4"=1'-0 "
'
PORCHMASTER BED 3CLBATHBED 4CL(E) 5:12SLOPE(E) 5:12SLOPE(E) 5:12SLOPELAUNDRYDOWN2(N)3046SH*EGRESS(N)2068(N)2668(N)2668(N)2840(N)3046SH*EGRESS(N)3046SH(N)6068(N)2668(N)2068(N)2068*TEMPEREDRUN 12"RISE 6"(N)3940CM(N)3940CM*TEMPEREDAA4AA4B
A4
B
A4
REF
SINKBATHBED 1DININGLIVINGPORCHKITCHENFAMILYCLCLBED 2KITCHENCOFFEE BARDWGASGAS(E)3068(E)2663SH2(E)2663SH(E)2063SH (E)2063SH(E)2663SH(E)2663SH(E)3940DB CM*EGRESS(N)2068(E)2668(E)6068(E)2668(N)2668(N)2668(N)6068(E)9068(E)2020CM(N)3070(N)6068(N)26683'X9'LANDINGB
A4
B
A4
AA4AA4(N)3940DB CM*TEMPEREDRAILING
RUN 12"RISE 6"(N)3940DB CM(N)3940DB CM*TEMPEREDTYPICAL guards (guardrails) to CRC a. Provide a guard at any walking surface over 30″b. Minimum height of 42″handrailmay be 34″″c. Indicate spacing for intermediate rails such thata 4″diameter sphere cannot pass through (orspecify that rail is solid). Exceptions: 4.375″″ allowed attriangle opening formed by riser, tread and bottom rail.EXISTINGWALL LEGENDREMOVINGNEWDOOR AND WINDOWNEWREMOVALNREXISTINGEREFSINKBATHCLBED 2BED 1LIVINGPORCHDININGHALLKITCHENPORCHW/HHALLPROPOSED ADDITION AREA(E)2668(E)2668(E)2868(E)2668(R)2868(R)2668(R)2868(R)2020SL(R)3030SL(R)2630SL(R)2020SL(E)1940SH(E)1940SH
512112812512
512112512112
BATHBED 1LIVINGBED 2CLATTICCRAWL SPACECRAWL SPACEATTICBATHBED 3ATTICBED 2FAMILY ROOMCRAWL SPACEATTICCL BED 3BED 4STAIRS12 BATH(E) 5:12SLOPE(E) 8:12SLOPE(E) 8:12SLOPE(E) 1:12SLOPE(E) 5:12SLOPE(E) 5:12SLOPE2ND STORY ADDITION(N) 5:12SLOPE(N) 5:12SLOPE(N) 5:12SLOPE(N) 5:12SLOPE(E)ONE STORY