Staff Report with Attachments 1 through 6.328 Bachman 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: 1/22/2024 ITEM NO: 3
DATE: January 17, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct a Second-Story Addition
Exceeding 100 Square Feet and Exterior Alterations to an Existing
Contributing Single-Family Residence in the Almond Grove Historic District on
Property Zoned R-1D:LHP. Located at 328 Bachman Avenue. APN 510-14-
037. Minor Residential Development Application MR-24-016. Exempt
Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property
Owner: Snighdha Uday Dharmavaram. Applicant: Bess Wiersema. Project
Planner: Maria Chavarin.
RECOMMENDATION:
Consider a request for approval to construct a second-story addition exceeding 100 square feet
and exterior alterations to an existing contributing single-family residence in the Almond Grove
Historic District on property zoned R-1D:LHP located at 328 Bachman Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1900 per County Assessor’s Database; 1885
per researched records
2. Town of Los Gatos Historic Status Code: N, probably built since 1950
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Almond Grove Historic District
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The Santa Clara County Assessor’s Database indicates that the residence located at 328
Bachman Avenue was constructed in 1900, a date often used by the Assessor when the exact
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construction date is not known. The 1990 Anne Bloomfield Survey provides an estimated
construction date of the 1980’s and provides a rating of new, probably built since 1950
(Attachment 1). The researched records estimate the construction date as the 1885’s
(Attachment 2). The Sanborn Fire Insurance Maps include the property beginning in 1928 and
show the residence as having consistent footprint through 1956 (Attachment 3). The list of
permits found in the Town records reflect permits issued since the late 1940’s clearly indicating
that the residence existed prior to the 1980’s (Attachment 4).
The following alterations are reflected in the Town’s permit records included as Attachment 4:
• 1949 – Electrical Permit;
• 1960 – Plumbing Permit;
• 1972 – Plumbing Permit;
• 1978 – Building Permit for repairs, scope not legible;
• 1998 – Plumbing Permit for water heater;
• 2012 – Building Permits for re-roof;
• 2014 – Plumbing Permit to replace water heater in the same location; and
• 2015 – Plumbing Permit for re-piping.
The applicant provided a summary of the property research (Attachment 2) as well as
photographs of the property (Attachment 6).
DISCUSSION:
A Minor Residential Development Application was submitted to the Town on November 5,
2024, proposing construction of a second-story addition exceeding 100 square feet and exterior
alterations to the existing contributing single-family residence. As provided in Attachment 6,
the project includes a second-story addition of 132 square feet on the rear elevation and
demolition of a portion of the first floor at the rear elevation, which the applicant indicates is
not historic given the contemporary materials of the siding (T1-11 panels) and windows
(aluminum). The project also includes an addition on the first floor within the footprint of the
area to be demolished and a new wood deck on the rear elevation. .
The proposed exterior materials include a composition roof, wood scalloped siding, horizontal
wood ship-lap siding, wood trim, a wood deck and railing, and a wrought iron railing at the new
lightwell (Attachment 6). Five new wood windows are proposed on the first floor along with
two sets of French doors opening up to the deck on the rear elevation. Two new vinyl windows
are proposed on the second floor on the rear elevation to match two existing vinyl windows on
the front elevation. All new exterior materials would match existing materials.
The Residential Design Guidelines provides the following recommendations related to
materials:
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3.7.3 Match window materials to the architectural style and to the surrounding neighborhood
• Wood windows are common in Los Gatos. Wood is still the desired choice for styles that
traditionally used wood. However, today there are some window materials, such as vinyl
clad wood windows that are not noticeably different from wood at a short distance.
4.8.4 Windows and Glass in doors
• Windows should be constructed of real glass, and window frames should be constructed of
real wood - not vinyl, metal, or plastic. Wood sashes may be vinyl or metal clad if the
window frame and dressing is designed consistent with the historic context of the building.
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 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
Section 3.9 and 4.8.4 of the Residential Design Guidelines offers recommendations for
construction of additions to an existing residences and window materials (Attachment 5).
CONCLUSION:
The applicant is requesting approval to construct a second-story addition exceeding 100 square
feet and exterior alterations to an existing contributing single-family residence in the Almond
Grove Historic District on property zoned R-1D:LHP. Should the Committee find merit in the
request, a recommendation of approval would be forwarded to the Community Development
Director and the application would continue through the Minor Residential Development
process. The proposed work would be completed with a Building Permit and would not return
to the Committee.
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ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Applicant’s Research Results
3. Sanborn Fire Insurance Maps
4. Town Building Permit Records
5. Residential Design Guidelines, Sections 3.9 and 4.8.4
6. Development Plans
ATTACHMENT 1
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Left Blank
328 Bachman Ave,
Los Gatos, CA, 95030
11/13/2024
To the Historical Preservation Committee of Los Gatos,
Subject: Historical Documentation and Planned Renovations for 328 Bachman Ave
Dear Members,
We are writing to document the history of 328 Bachman Ave, Los Gatos, CA, 95030 and to outline our
plans for renovations that respect its historical significance while adapting it for modern living,
Historical Timeline
1884-1885: Built by Fen Massol
Constructed by Fen Massol, the house reflects a simple Victorian style. At the time, it was surrounded by
almond orchards, which Fen's father, Florian Massol, cultivated after retiring from tt,e wholesale hardware
business.
1893-1909: Owned by Frank Watkins
Frank Watkins. a pharmacist and local leader. converted the attic into bedrooms in 1902 and installed a
small telephone exchange in a back office of the pharmacy he ran, playing a pivotal role in early
communication for the town of Los Gatos.
1945 Onward: Owned by the McClure Family
The McCllJres made significant updates, including adding living room windows, enlarging doorways, and
constructing a side porch, which softened and brightened the home's atmosphere.
1971 Onward: Owned by the Anderson Family
The Andersons focused on restoration, polishing original hardwood floors, refinishing intricate brass
hinges, and remodeling rooms to add features llke a bay window. They also installed modern heating and
added a white picket fence and arbor gateway to the property.
Planned Renovations
As the current stewards of this historic home, we deeply appreciate its unique character and the stories
embedded in its walls. However, as much as we love its Victorian charm, some features are less
enchanting-drafts masquerading as ventilation and plumbing that seems to have a personality all its
own.
Our plans aim to strike a balance between honoring the past and making the house practical for the
future:
•Functionality Updates: Insulation. plumbing, and heating systems will be updated with a light
touch, ensuring the home stays cozy in winter without losing its old-world charm.
•Living Space Improvements: Some interior spaces including kitchen and a bedroom in the back
will be thoughtfully adapted to accommodate family life in the 21st century. Rest assured, these
ATTACHMENT 2
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1928-1944328 Bachman Ave.
ATTACHMENT 2
1928-1956328 Bachman Ave.
ATTACHMENT 4
Permit #AppType Addr#Street Suffix APN Project Description Current Status
P98-00047 Residential - Misc 328 BACHMAN AVE 51014037 PLUM WATER HEATER Finaled
P15-069 Residential - Copper Re-pipe 328 BACHMAN AVE 51014037 COPPER REPIPE Expired
P14-198 Residential - Water Heater 328 BACHMAN AVE 51014037 REPLACE WATER HEATER, SAME SIZE & LOCATION.Finaled
B12-0196 Residential - Reroof 328 BACHMAN AVE 51014037
T/O (E) ONE LAYER OF COMP AND ONE LAYER OF WOOD R/R
W/COMP 700 SF Finaled
B12-0195 Residential - Reroof 328 BACHMAN AVE 51014037
T/O (E) ONE LAYER OF COMP AND ONE LAYER OF WOOD R/R
W/COMP 2000 SF Finaled
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
Residential Design Guidelines48
Town of Los Gatos
HISTORIC RESOURCES4
• New materials should identically match original materials
in shape, size, dimension, texture and pattern. Metal used
as flashing, screening, gutters, and utility services and other
traditional elements are acceptable.
• Composite, synthetic, metal, vinyl, plastic or fabricated/
imitation wood products, painted brick or imitation used
brick will generally not be approved. However, some ex-
ceptions may be made on a case-by-case basis when the
decision making body determines that the replacement is
consistent with the appearance of the original material, and
that a lay person would be unlikely to discern the difference.
The burden of proof will reside with the applicant. Mate-
rial samples, photographs and specific locations where the
material may be seen in use will all assist in the evaluation
of alternative materials.
• The decision making body may approve an acceptable alter-
native to the original building material if use of the original
material is not feasible due to unreasonable cost and com-
mercial availability, or health and safety considerations.
4.8.3 Doors
• Original doors should be retained and restored.
• New replacement doors for Victorians should not be flush,
but of raised or flat panel design.
• Front doors generally should be painted, not stained.
Not applicable to Mission Revival/Mediterranean style structures.
• Screened doors should be real wood framed of simple de-
sign unless patterns can be shown to fit the existing style.
4.8.4 Windows and Glass in doors
• Original windows, glass and window decorations should be
retained and restored.
• Replacement of only the deteriorated portions of the win-
dows is recommended rather than the replacement of the
entire window.
• New or replacement windows should be wood-sashed and
muntined if applicable.
• Sills, lintels, frames, sashes, muntins, and all decorations
should be identically replaced.
• All elements of new windows should be identical in size,
shape, proportion, and dimensions as the original windows
of the building, or consistent with traditional sizes, propor-
tions and dimensions of buildings of the same architectural
style, design and era.
• Windows should be constructed of real glass, and window
Simulated divided lite windows may be considered on a case-by-case basis
True divided lite windows are encouraged when appropriate to the original structure
Original doors and windows should be
retained and repaired
Residential Design Guidelines 49
Town of Los Gatos HISTORIC RESOURCES4
frames should be constructed of real wood - not vinyl,
metal or plastic. Wood sashes may be vinyl or metal clad if
the window frame and dressing is designed consistent with
the historic context of the building.
• All lites (panes of glass) should be true divided lite, not
artificial or snap-in grids. Simulated Divided Lite windows
are permitted when the details of the window provide
projecting muntin elements on the exterior and interior of
the window along with a spacer muntin between the panes
of glass (See example to the left).
• New arched, angled, and/or octagonal windows are discour-
aged.
• Large expanses of blank exterior walls without windows
are discouraged.
4.8.5 Bay Windows
• Size, shape, proportion, dimension, type of foundation, and,
roof material and style of bay windows, whether restored
or of new construction, should be identical to the original
or existing bay windows of the structure.
• New bay windows may be added to the building in loca-
tions where no bay windows previously existed. These new
bay windows should be identical to and replicate the style,
design, size, shape and proportion, type of foundation and
roof of other bay windows existing on structure. If there are
no existing bay windows on the structure, new bay windows
should be built in the same size, shape, dimension, propor-
tions, material and type of foundation and roof typical of
the architectural style. Metal frame kitchen garden windows
are prohibited.
• Generally, traditional architectural styles will require either a
foundation to the ground or substantial supporting brackets
below a bay window. Floating windows without support, as
shown for the bow bay window example to the right, are
rarely appropriate.
• New bay windows are permitted only when the applicant
proves to the Deciding Body that they are consistent with
existing style, design and character of the structure.
4.8.6 Chimneys
• Wood-framed chimneys are prohibited unless their exteri-
ors are covered with brick or river rock veneers. Masonry
veneers may be used. However, they should be detailed
exactly as the solid construction that they are emulating.
• Stucco Mission Revival or Mediterranean style houses may
have stucco covered chimneys.
Match bay windows to the architectural style
of the house
Some window styles, such as this bow bay window, would have very limited applicability for use on a historic resource structure
Wood clad chimneys are prohibited
Masonry and stucco chimneys are
preferred