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Staff Report with Attachments 1 through 4.17121 Wild Way 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: 2/26/2024 ITEM NO: 2 DATE: February 21, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request to Construct Exterior Alterations (Window and Door Replacement) to a Pre-1941 Single-Family Residence on Property Zoned R- 1:20. Located at 17121 Wild Way. APN 424-30-080. APN 424-30-080. Request for Review PHST-24-022. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: ALG Homes, LLC. Applicant: Erik Zang. Project Planner: Maria Chavarin. RECOMMENDATION: Consider a request for approval to construct exterior alterations (window and door replacement) to a pre-1941 single-family residence on property zoned R-1:20 located at 17121 Wild Way. BACKGROUND: On November 20, 2024, the Committee conducted a preliminary review of the request (Attachment 1) and recommended that the applicant: • Confer with an architect that has experience with window repair and restoration on historic homes to determine if repair and preservation of the existing historic metal windows is possible. Improvement of the efficiency of the windows should also be considered. This determination to be provided to the Committee for consideration at a future meeting. DISCUSSION: The applicant responded to the recommendations of the Committee by engaging Preservation Architect Mark Hulbert to advise on the potential restoration of the existing steel windows and doors and provide recommendations regarding any replacement. Attachment 2 is a letter from Mr. Hubert providing background on the residence’s windows and doors. The letter opines that replacement of the existing windows and doors is necessary rather than restoration. Mr. PAGE 2 OF 3 SUBJECT: 17121 Wild Way/PHST-24-022 DATE: February 21, 2025 Hubert provides a number of recommendations for the replacement windows and doors, including: • Replacement windows and doors should be aluminum or aluminum clad; • Replacements should include exterior design and detailing similar to the originals; • Units should be thermally glazed with simulated divided lites with slender exterior grids to match existing; • Unique windows, as noted in the letter, should be replicated; and • Entire unit assemblies require removal and replacement. The applicant has indicated to staff that they intend to implement all recommendations included in Mr. Hubert’s letter. Photos of the existing condition of the structure are included as attachment 3 to this report and update development plans are included as Attachment 4. CONCLUSION: The applicant is requesting approval for construction of exterior alterations (window and door replacement) to a pre-1941 single-family residence (Attachment 4). The applicant responded to the Committee’s guidance by engaging a preservation architect and indicating that they will implement the architect’s recommendations. Should the Committee find merit in the request, it should make the following considerations, and the recommendation would be forwarded to the Community Development Director, and the project would be completed with a Building Permit. The project would not return to the Committee. 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. PAGE 3 OF 3 SUBJECT: 17121 Wild Way/PHST-24-022 DATE: February 21, 2025 B. Residential Design Guidelines 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. 4.8.2 Building Materials • Composite, synthetic, metal, vinyl, plastic or fabricated/imitation wood products, painted brick or imitation used brick will generally not be approved. However, some exceptions 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. Material samples, photographs, and specific locations where the material may be seen in use will all assist in the evaluation of alternative materials. 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. ATTACHMENTS: 1. Historic Preservation Committee Action Letter, dated November 25, 2024 2. Letter From Mark Hulbert, dated February 3, 2025 3. Property Photos 4. Development Plans This Page Intentionally Left Blank TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 November 25, 2024 ALG Homes, LLC 17121 Wild Way Los Gatos, CA 95030 Via email RE: 17121 Wild Way Request for Review Application PHST-24-002 Requesting Approval for Construction of Exterior Alterations (Window and Door Replacement) to a Pre-1941 Single-Family Residence on Property Zoned R-1:20. APN 424-30- 080. Located at 17121 Wild Way. APN 424-30-080. Request for Review PHST-24-022. Categorically Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: ALG Homes, LLC Applicant: Erik Zang Project Planner: Maria Chavarin On November 20, 2024, the Los Gatos Historic Preservation Committee continued consideration of the above request, providing the following recommendations to the applicant: •Confer with an architect that has experience with window repair and restoration on historic homes to determine if repair and preservation of the existing historic metal windows is possible. Improvement of the efficiency of the windows should also be considered. This determination to be provided to the Committee for consideration at a future meeting. If you have any questions, I can be contacted by phone at (408) 354-6807 or by email at mchavarin@losgatosca.gov. Best regards, Maria Chavarin Assistant Planner cc: Erik Zang, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2024\Wild Way, 17121 - PHST-24-002 - HPC Action Letter - 11-20-24.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 ATTACHMENT 1 This Page Intentionally Left Blank 1315 Walnut St., Berkeley, CA 94709 510 418 0285 mhulbert@earthlink.net February 3, 2025 17121 Wild Way, Los Gatos Historic Window and Door Recommendations The following report summarizes historic architectural considerations and recommendations for the extant windows and doors of the subject residence. Existing windows are traditional industrial steel units, mostly operating casements, several fixed, all with true-divided lites, of which there are some 40 units. There are also 2 pairs of steel doors. Other doors are hardwood plank at front, or painted wood with divided lites at side and rear. In sum, multi-lite steel units, while traditional, are an unfortunate choice for residential construction, as older single-glazed steel units are ultra-lean and lightweight, leak moisture and air excessively so, at this approximately 100-year juncture, have minimal thermal effectiveness and challengingly high maintenance requirements. At Wild Way, this reality is in clear evidence as even interior faces of steel sashes have rusted. As these steel doors and windows are challenging both in terms of the lack of thermal and waterproofing qualities and resulting maintenance requirements, and as insulated windows and doors are recommended for fire prevention, I firmly concur that replacement is needed. Towards which, the following considerations and recommendations are intended to satisfy architectural and historic architectural requirements: 1. As the existing units are metal, replacement exterior material should be similar so that the exterior appearance is similar. 2. While new high quality thermally rated steel windows are available, they are by far the highest cost option. While fiberglas replacement windows are also an option, the exterior material and profiles would not match the existing historic. 3. Aluminum doors and windows are an alternative, whether full aluminum or aluminum exterior clad, the latter the more residential and more available option. 4.Replace the existing windows (figs.4-5) with exterior aluminum clad units with exterior design and details similar to the existing originals. Multiple manufacturers produce standard windows. Yet, based on recent experience, only several provide custom details to effectively replicate historic windows and doors – in particular exterior casings and muntins molded to replicate historic profiles (figs.6-7). Such window and door manufacturers include Marvin (Ultimate series) and Andersen (E-series), which are the recommended and equivalent replacement options (see product literature https://www.dropbox.com/scl/fo/r00ni0he48lhhp2ss2v03/AB7UgDesWLIui_- HCZEVfh0?rlkey=u94jll0xr7aqobb9si82q3u8p&dl=0). 5. The ornamental hardwood front door (fig.8) should be retained, repaired and refinished. Other exterior doors (fig.9) should be replaced with aluminum clad units. 6. Replacement doors and windows to be thermally glazed with “simulated” divided lites and with slender exterior grids (i.e., “muntins”) to match the existing. 7. Entire window and door assemblies require replacement, so complete existing assemblies, including frames, require removal and replacement with thermal- and water-proofed assemblies. 8. Per attached photos (figs.10-12), a range of unique windows should be replicated to be similar to the existing originals include: •The living room bay window does not have molded casings but has flat casings, which exterior appearance the replacement assembly should replicate. ATTACHMENT 2 17121 WILD WAY, LOS GATOS MHPA RECOMMENDS – 02.03.2025 – P2 • The living room bay with fixed transom. • Upper stair at front - with fixed transom and sidelights. • Upper left front - with fixed transom and sidelights. • Left side - 2 with transoms, 1 with sidelights. Signed: Mark Hulbert Preservation Architect attached: figs.1-12 (pp.3-6); product literature Professional Qualifications: The current inspector and author is an historical architect and historic preservation consultant with thirty-five years of professional experience in San Francisco and northern California and who exceeds the Secretary of the Interior’s Professional Qualifications Standards for historical architecture and architectural history. My work regularly addresses historic building inspection, maintenance, rehabilitation and restoration. For further detail, please see attached resume. 17121 WILD WAY, LOS GATOS MHPA RECOMMENDS – 02.03.2025 – P3 Fig.1 – 17121 Wild Way - View from Wild Way (south) drive Fig.2 – 17121 Wild Way - Front view from on site (west) 17121 WILD WAY, LOS GATOS MHPA RECOMMENDS – 02.03.2025 – P4 Fig.3 – 17121 Wild Way - View from Summit Way (north) drive Figs.4-5 – Typical casement windows 17121 WILD WAY, LOS GATOS MHPA RECOMMENDS – 02.03.2025 – P5 Fig.6 – Typical window casing Fig.7 – Typical window muntin Fig.8 – Front (north) door Fig.9 – Living room (south) doors - steel 17121 WILD WAY, LOS GATOS MHPA RECOMMENDS – 02.03.2025 – P6 Fig.10 – Living room bay window Fig.11 – Casements with transom window at front Fig.12 – Casements with side lights and transom window at front 1315 Walnut St., Berkeley, CA 94709 510 418 0285 mhulbert@earthlink.net www.preservationarchitecture.com Mark Hulbert Preservation Architect With forty years of professional preservation experience – including, since 2002, as an independent historical and cultural resources consultant with offices in Oakland – I have been privileged to work on many important historical projects as a consultant, planner, architect and author. The range of my work includes: •Preservation and rehabilitation consultation to property owners, project sponsors and their project teams; •The preparation of historic structures reports, landscape reports, and preservation plans; •Cultural and historical resources evaluation and consultation specific to local, state and national criteria; •Historic preservation tax credit applications. My professional qualifications exceed the Secretary of the Interior's Professional Qualifications Standards in the fields of History, Historic Architecture and Architecture; I am listed by the State of California Historical Resources Information System (CHRIS) as a CEQA qualified historical architect and historic preservation consultant; additionally hold a Certificate in Architectural Conservation from UNESCO's International Centre for the Conservation and Restoration of Cultural Property (ICCROM) in Rome, Italy; am serving a second term as a member of Marin County’s Frank Lloyd Wright Civic Center Conservancy; and have been a registered California Architect since 1989. Professional Experience 2002- Mark Hulbert Preservation Architecture, Oakland, CA 1998-2002 Associate/Preservation Architect, C David Robinson Architects, San Francisco 1990-1998 Architectural Conservator/Preservation Architect, Page & Turnbull, San Francisco 1986-1989 Architect, Michael Rex Associates, Sausalito, CA 1984-1985 Architecture & Preservation, Buttrick, White & Burtis, NY, NY 1982-1984 Retail Planning, Architectural & Industrial Design, Milton Glaser, NY, NY 1981-1982 Architecture & Preservation, William A. Hall & Associates, NY, NY Professional Education International Centre for the Conservation of Cultural Property, Rome, Italy; ARC, 1996. North Carolina State University School of Design, Raleigh, NC: B-Env.Des.-Arch., 1980-81. Boston Architectural Center, Boston, MA; 1979-1980 Mercer College, Trenton, NJ: A. Arch., 1977-1979 Professional Registration/Affiliation Certificate, Architectural Conservation, ICCROM, 1996 California Architect C 21014, 1989 Member & Chairperson (current), The Frank Lloyd Wright Civic Center Conservancy, Marin County Selected Preservation & Rehabilitation Project Experience Pier 70/20th Street Historic Buildings (1886-1945), San Francisco Brickyard Landing Masonry Structures, Point Richnond Mare Island Sentry Houses, Mare Island, Vallejo Tomales Town Hall, Tomales Napa Post Office (William Corlett, 1933), Napa Sherwin Factory (The Austin Co., 1920-1938), 1450 Sherwin Ave. Emeryville General Storehouse Building 8 (1939), Naval Station Alameda Hawk Hill/Battery Construction 129, Marin Headlands, GGNRA MHPA – QUALIFICATIONS – P2 Selected Preservation & Rehabilitation Project Experience-cont. HJK/Oakland Auditorium (John J. Donovan, 1914), Oakland La Bahia Hotel/Casa del Rey (William C. Hays, 1926), Santa Cruz BPR Hotel/Petaluma Silk Mill (C. Havens, 1892; Brainerd Jones, 1922), Petaluma Borreo Building (1877), Napa Eschol/Trefethen Winery Building (Hamden McIntyre, 1886), Napa 471 Throckmorton Ave. (Harvey Klyce, c1892), Mill Valley The Chalet, (Bernard Maybeck, 1904) Sonoma County The Marshall Houses (C.M. Cook, 1900; Cunningham Bros., 1903), Berkeley Archer Hotel/1212-1221 First Street (1929), Napa Phoenix Lake Log Cabin (1893-94), Marin Municipal Water District Cardiff House (1864), UC Santa Cruz Mill Valley Lumber Co. (c1892-1926), Mill Valley Gamble Building (c1850), Big Oak Flat Buildings 45 and 223, Mare Island Saint Mary’s College (John J. Donovan, 1928; Milton T. Pfleuger, 1960), Moraga Marin County Civic Center Chambers (Frank Lloyd Wright, 1962), Marin County Filbert Street Cottages (1906-1946), San Francisco Shattuck Hotel (Benjamin McDougal, 1909-14; Walter Ratcliff, Jr., 1927), Berkeley The Valhalla (1893), Sausalito Demmel Boathouse, Inverness Petaluma & Santa Rosa Railroad Trestle (1922), Petaluma Highland Hospital (Henry H. Meyers Arch., Howard Gilkey Landscape Arch., 1926), Oakland Claremont Branch Library (James Plachek, 1924), Berkeley Richmond Civic Center (Pflueger & Pflueger Arch., H. Leland Vaughan Landscape Arch., 1948), Richmond San Joaquin Experimental Range (1934), Madera County Ford Assembly Building (Albert Kahn, 1929), Richmond Clark Kerr Campus Buildings and Landscape (Alfred Eichler, 1930-1950), UC Berkeley Building 165/Baylink Ferry, Mare Island Naval Shipyard, Vallejo Chi Theta Chi House (W. Corlett, 1935-1950), Stanford Municipal Boathouse (John G. Howard, 1907), Oakland Los Gatos High School Theatre (William Weeks, c1925), Los Gatos Marshall General Store/Hog Island Oyster Co., Marshall Cryer Ranch, Hayward Kingman Hall (Drysdale & Thomson, 1914), Berkeley YWCA (Julia Morgan, 1914), Oakland Studio One Arts Center, Oakland William Colby House (Julia Morgan, 1905), Berkeley Keeler Residence (Bernard Maybeck, 1902), Berkeley SummerHill Historic Homes, (904-932 Bryant St., 264-270 Channing Way), Palo Alto Edwards Stadium, UC Berkeley Pier 40, San Francisco Boudrow Residence (Julius Krafft, 1881), Berkeley Heritage Theatre/Campbell High School Auditorium (William Weeks, 1925), Campbell Lucie Stern Community Theater (Birge Clark, c1921), Palo Alto Hearst Memorial Mining Building (John G. Howard, 1907), University of California, Berkeley Geary Theater (Bliss & Faville, 1910), San Francisco Pacific Gas & Electric Company (Bakewell & Brown, 1922; Bliss & Faville, 1925), San Francisco MHPA – QUALIFICATIONS – P3 Selected Historical Resource and Project Evaluations Sausalito Yacht Club Mallard Point, Belvedere CA Capitol Annex, Sacramento 100 E. Grand Ave., South San Francisco Laflin Residence, Berkeley 1897 Calle Arroyo, Diablo 170 Bridge Rd., Hillsborough Dwight/Milvia Properties, Berkeley Alexandria, San Carlos 2526 Hawthorne, Berkeley Hayward Plunge, Hayward 12/14 Onyx Street, Larkspur 2115 Broadway, Oakland Ladera Winery, Angwin Kennedy Park House, Napa Cambrian Park Plaza, San Jose Stanford Financial Square, Palo Alto Trefethen Winery, Napa County Sausalito City Hall, Sausalito Point Reyes Lodge, Olema Saint Mary’s College, Moraga 94th & International, Oakland 1212-1222 First Street, Napa 1945 Broadway, Oakland Demmel Boathouse, Inverness Mill Valley Lumber Co., Mill Valley 450 Hayes Street, San Francisco 565 Throckmorton Avenue, Mill Valley The Valhalla, Sausalito 167 Lovell Avenue, Mill Valley Wheeler Plaza, San Carlos 1538 3rd Street, Napa 1501 Third Street, Napa 94th & International, Oakland 136 Ord Street, San Francisco University/Shattuck Properties, Berkeley 466 Missouri Street, San Francisco 352 Richland Ave., San Francisco 1531 Oak Park Blvd., Pleasant Hill 12 Laurel Way, Kentfield St. Matthew School, San Mateo 2 Glenwood Avenue, Ross Claremont Branch Library, Berkeley Horseshoe Hill Ranch, Bolinas Menlo Park Fire Station 2, East Palo Alto Yolanda-Hurd Ranch, Danville Lick Mansion, Santa Clara Laurel Ranch, Clayton 401 Taylor Blvd., Pleasant Hill 350 Bella Vista, Belvedere Fire Station 66, Richmond Masonic Homes, Union City 280 Divisadero Ave., San Francisco 660 Bridgeway Blvd., Sausalito 24829 Palomares Road, Castro Valley Richmond Public Library, Richmond San Antonio Hills Neighborhood, Oakland 30935 Vallejo Street, Union City 1 Culloden Park Road, San Rafael 1500 San Pablo Avenue, Berkeley 2600 Shattuck Avenue, Berkeley St. Brigids Church, San Francisco 2255 Lyon Street, San Francisco 216 Corte Madera Avenue, Mill Valley Armstrong School Building, Berkeley First Congregational Church, San Francisco 412 Monte Vista Avenue, Oakland 1849 Van Ness Avenue, San Francisco Booker T. Washington Center, San Francisco SF Boys & Girls Club, San Francisco 430 Main & 429 Beale Street, San Francisco Town & Country Village, Palo Alto Winters Building, Richmond 3900 Adeline Street, Emeryville 323 University Avenue, Palo Alto Spring Estate, Berkeley 5924-30 Foothill Blvd., Oakland Mazda Lamp Works, Oakland 461 Baker Street, San Francisco Berkland Baptist Church, Oakland Pier 40, San Francisco 1505 Shattuck Avenue, Berkeley Harrison Street Properties, San Francisco 2121 Allston Way/Magnus Museum, Berkeley 45 Lansing Street, San Francisco 401 Alice & 420 Third Streets, Oakland Pier 23, San Francisco 1919 Market Street, Oakland Clayburgh Building, San Francisco Terminal One, Richmond Saratoga Lanes, San Jose Macdonald Avenue, Richmond MHPA – QUALIFICATIONS – P4 Historic Structure Reports and Preservation Plans Maybeck Chalet, Sonoma Phoenix Lake Log Cabin, MMWD Hawk Hill/Battery 129, GGNRA Girton Hall, UC Berkeley The Pelican Building, UC Berkeley Sea Scout Base, Palo Alto Municipal Boathouse, Oakland SummerHill Historic Homes, Palo Alto Petaluma Silk Mill, Petaluma Richmond Civic Center, Richmond Cloyne Court Hotel, Berkeley Clark Kerr Campus, UC Berkeley 323 University Avenue, Palo Alto Camera Obscura, San Francisco Ahwahnee Hotel, Yosemite Geary Theatre, San Francisco California State Office Building, San Francisco Casa Amesti, Monterey U.S. Court House, Los Angeles U.S. Customs House, San Francisco U.S. Appraiser’s Building, San Francisco U.S. Court of Appeals, San Francisco Presidio of Monterey Recent Awards Pier 70, 20th Street Historic Buildings, San Francisco: • Governor’s Historic Preservation Award, 2023 Pier 70, Building 102, San Francisco: • Traditional Building’s Palladio Design Award, 2022 Pier 70, Buildings 113-116, San Francisco: • ASCE-SF Historical Renovation Project of the Year, 2019 • California Preservation Foundation, Preservation Design Award, 2018 • Engineering News Record, Best Project Award, 2018 Trefethen Winery Building, Napa: • California Preservation Foundation, Preservation Design Award, 2017 Filbert Street Cottages, San Francisco: • California Preservation Foundation, Preservation Design Award, 2017 Ford Assembly Building, Richmond: • California Governor’s Historic Preservation Award for 2013 • California Heritage Council, Award of Recognition, 2013 • National Trust for Historic Preservation, National Honor Award, 2008 • California Preservation Foundation, Preservation Design Award, 2009 • AIA East Bay Chapter, Citation Award, 2009 • AIA San Francisco Chapter, Historic Preservation and Innovation Award, 2010 Highland Hospital, Alameda County: • Design/Build Institute of America, Western Pacific Region, Award of Distinction, 2012 Richmond Civic Center, Richmond: • California Governor’s Historic Preservation Award, 2011 • California Preservation Foundation, Preservation Design Award, 2010 • AIA San Francisco Chapter, Historic Preservation and Innovation Award, 2010 • Design/Build Institute of America, Western Pacific Region, Regional Award, 2010 • City of Richmond, Historic Preservation Award, 2010 • California Construction Award, Overall Top Project, 2009 Municipal Boathouse, Oakland: • California Preservation Foundation, Preservation Design Award, 2011 Studio One Arts Center, Oakland: • AIA East Bay Chapter, Citation Award, 2011 ATTACHMENT 3