Staff Report with Exhibits 1 through 8.228 Bachman Avenue
PREPARED BY: Sean Mullin, AICP
Planning Manager
Reviewed by: Community Development Director, and Town Attorney
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 01/22/2025
ITEM NO: 1
DATE: January 17, 2025
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider an Appeal of a Community Development Director Decision
Determining that the Residence Remain a Contributor to the Historic District
for Property Located in the Almond Grove Historic District Zoned O:LHP. APN
510-14-053. Located at 228 Bachman Avenue. Request for Review
Application PHST-24-017. Exempt Pursuant to CEQA Section 15061 (b)(3).
Property Owner/Applicant/Appellant: James Wood. Project Planner: Sean
Mullin.
RECOMMENDATION:
Deny the appeal of the Community Development Director decision determining that the
residence remain a contributor to the historic district for property located in the Almond Grove
Historic District on property zoned O:LHP, located at 228 Bachman Avenue
PROJECT DATA:
General Plan Designation: Medium Density Residential
Zoning Designation: O:LHP; Office, Landmark and Historic Preservation Overlay
Applicable Plans & Standards: General Plan, Town Code, Residential Design Guidelines
Parcel Size: 7,950 square feet
Surrounding Area:
Existing Land Use General Plan Zoning
North Residential Medium Density Residential R-1D:LHP and
O:LHP
South Residential Medium Density Residential R-1D:LHP
East Residential Medium Density Residential R-1D:LHP
West Residential Medium Density Residential R-1D:LHP
PAGE 2 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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CEQA:
The project is not subject to the California Environmental Quality Act (CEQA) pursuant to the
adopted Guidelines for the Implementation of CEQA, Section 15061(b)(3): A project is exempt
from CEQA when the activity is covered by the commonsense exemption that CEQA only
applies to projects which have the potential for causing a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in question will
have a significant effect on the environment, the activity is not subject to CEQA.
FINDINGS:
▪ As required for a determination of contributing status, the deciding body considers whether
a primary structure has no historic significance or architectural merit through the following
findings:
1. The structure is not associated with events that have made a significant contribution to
the Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period, or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the potential
to convey significance.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located in the Almond Grove Historic District on the north side of
Bachman Avenue, approximately 390 feet west of the intersection with N. Santa Cruz Avenue
(Exhibit 1). The property is currently developed with a single-family residence. The County
Assessor indicates that the residence was constructed in 1922, with an effective year built of
1932, which usually reflects significant alterations or additions occurred after the original
construction date. The 1990 Bloomfield Survey estimates the construction date as the 1920s
and rates the residence as historic with some alterations, but still a contributor to the district if
there is one (Exhibit 3, Attachment 1). The residence is listed as a contributor to the Almond
Grove Historic District in Appendix B of the Residential Design Guidelines. The Sanborn Fire
Insurance Maps show that the property was undeveloped in 1908 (Exhibit 3, Attachment 2). By
1928, a dwelling with an attached accessory building were present along the rear property line.
The 1944 map shows that this dwelling was demolished, and a new dwelling was constructed
PAGE 3 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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toward the front of the property. It is likely that this change is the reason the County Assessor
provides an effective year built of 1932. The footprint of this dwelling remained consistent
between 1944 and 1956.
A search of Town permit records provides the following:
• 1969 use permit to allow a professional office in a residence;
• 1957 Building Permit for construction of an addition (store room); and
• 1975 Planning Commission approval to establish an office in the residence.
On January 7, 2004, the Historic Preservation Committee (HPC) discussed the possibility of
demolishing the subject residence (Exhibit 3, Attachment 3). The HPC noted that the structural
report provided at the time did not justify a demolition; however, the Committee felt that the
residence had unsympathetic additions and that it is likely that the siding is not original. The
HPC stated that a demolition may be possible, adding a recommendation that a replacement
structure not be Mediterranean and that the second story be recessed.
On September 6, 2024, a Request for Review application was received by the Town requesting a
determination of the contributing status of the residence. On September 25, 2024, the HPC
considered this request and forwarded a recommendation to the Community Development
Director that the residence remain a contributor to the Almond Grove Historic District, noting
that the front façade displays historic integrity (Exhibits 3 and 4). The HPC also encouraged the
property owner to seek their feedback on potential improvements to the residence through a
preliminary review. The determination of the Committee was confirmed by the Community
Development Director on September 26, 2024 (Exhibit 5). The audio from this meeting is
available on the Town’s website at https://losgatos-ca.municodemeetings.com/bc-
hpc/page/historic-preservation-committee-4.
On October 7, 2024, the property owner appealed the decision of the Community Development
Director to the Planning Commission (Exhibit 6).
The Town Code provides that decisions of the Community Development Director may be
appealed to the Planning Commission by any interested party as defined by Section 29.10.020
within 10 days of the decision. For residential projects, an interested person is defined as any
person or persons or entity or entities who own property or reside within 1,000 feet of a
property for which a decision has been rendered, and can demonstrate that their property will
be injured by the decision. The appellant meets the requirements.
Pursuant to Town Code Section 29.20.265, the appeal shall be set for the first regular meeting
of the Planning Commission in which the business of Planning Commission will permit, more
than five days after the date of filing the appeal. The Planning Commission may hear the
matter anew and render a new decision on the matter.
PAGE 4 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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On November 13, 2024, the Planning Commission continued consideration of the appeal to a
date certain of January 8, 2025, to allow additional time for the appellant to prepare
information supporting their appeal. On January 8, 2025, the Planning Commission continued
the item to January 22, 2025, to allow additional time for the appellant to finalize their
information supporting the appeal.
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located in the Almond Grove Historic District on the north side of
Bachman Avenue, approximately 390 feet west of the intersection with N. Santa Cruz Avenue
(Exhibit 1). The property is currently developed with a single-family residence.
B. Project Summary
The property owner is appealing the Community Development Director’s decision
determining that the residence at 228 Bachman Avenue remain a contributor to the Almond
Grove Historic District.
DISCUSSION:
A. HPC Authority and Applicability
Pursuant to Town Code Section 29.80.215, the purpose of the Town’s Historic Preservation
Ordinance states:
It is hereby found that structures, sites, and areas of special character or special
historical, architectural, or aesthetic interest or value have been and continue to be
unnecessarily destroyed or impaired, despite the feasibility of preserving them. It is
further found that the public health, safety, and welfare require prevention of needless
destruction and impairment, and promotion of the economic utilization and
discouragement of the decay and desuetude of such structures, sites, and areas.
The purpose of historic preservation is to promote the health, safety, and general
welfare of the public through:
1. The protection, enhancement, perpetuation, and use of structures, sites, and areas
that are reminders of past eras, events, and persons important in local, State, or
National history, or which provide significant examples of architectural styles of the
past or are landmarks in the history of architecture, or which are unique and
irreplaceable assets to the Town and its neighborhoods, or which provide for this
PAGE 5 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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and future generations examples of the physical surroundings in which past
generations lived.
2. The development and maintenance of appropriate settings and environments for
such structures.
3. The enhancement of property values, the stabilization of neighborhoods and areas
of the Town, the increase of economic and financial benefits to the Town and its
inhabitants, and the promotion of tourist trade and interest.
4. The enrichment of human life in its educational and cultural dimensions by serving
aesthetic as well as material needs and fostering knowledge of the living heritage of
the past.
Town Code Section 29.10.020 defines historic structure as any primary structure
constructed prior to 1941, unless the deciding body has determined that the structure has
no historic significance and should not be included in the Town Historic Resources Inventory
(HRI). The Santa Clara County Assessor’s Database lists a construction date for the residence
of 1922, with an effective year built of 1932; therefore, the subject property is included on
the HRI. Further, Appendix B of the Residential Design Guidelines classifies the residence as
a contributor to the Almond Grove Historic District.
Structures within historic districts are individually classified as to their relative contribution
to the historic character and quality of the district. Contributing structures have been
determined to be historically, architecturally, or culturally significant. Noncontributing
structures are those which are not historical in terms of their design or have been so
modified over time as to no longer meet the criteria for contributing status.
When considering a request for a determination of contributing status, the HPC considers
whether a primary structure has no historic significance or architectural merit through the
following findings in their recommendation to the Community Development Director:
1. The structure is not associated with events that have made a significant contribution to
the Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period, or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the potential
to convey significance.
B. Historic Preservation Committee
On September 25, 2024, the HPC considered the request for determination and forwarded a
recommendation to the Community Development Director that the residence remain a
PAGE 6 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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contributor to the Almond Grove Historic District, noting that the front façade displays
historic integrity (Exhibit 4). The HPC also encouraged the property owner to seek their
feedback on potential improvements to the residence through a preliminary review. The
determination of the Committee was confirmed by the Community Development Director
on September 26, 2024 (Exhibit 5). The audio from this meeting is available on the Town’s
website at https://losgatos-ca.municodemeetings.com/bc-hpc/page/historic-preservation-
committee-4.
C. Appeal to Planning Commission
The decision of the Community Development Director was appealed on October 7, 2024, by
the property owner, James Wood (Exhibit 6). The appellant’s reasons for why the appeal
should be granted that are provided on the appeal form are included below, followed by
staff’s response in italics.
1. This home has been abandoned for over a decade. It is an eyesore to the neighborhood
and is in severe disrepair.
It is common for older homes with deferred maintenance to be in disrepair; however, the
condition of a structure is not included in the findings required for determining a
contributing status. Dilapidated structures that meet the criteria for listing as a
contributor can be preserved through thoughtful restoration, rehabilitation, and
reconstruction practices. The findings for determining contributing status should be the
focus when considering a request for determination, rather than the physical condition
of the structure.
2. If we do not re-build on this lot it will be returned to its previous owner by contract and
likely remain abandoned and decaying.
Future ownership and/or the lack of any plans for future improvements are not the
subject of this request for determination. Since the property is located in a historic
district, all future exterior modifications are subject to review by the HPC.
3. The city should support the surrounding neighbors who support its demolition. HPC is
denying just because it is old. It has no significance.
On September 25, 2024, the HPC recommended to the Community Development Director
that the residence remain a contributor to the Almond Grove Historic District, noting
that the front façade displays historic integrity (Exhibit 4). The HPC also encouraged the
property owner to seek their feedback on a potential improvements to the residence
through a preliminary review. The determination of the Committee was confirmed by the
Community Development Director on September 26, 2024 (Exhibit 5). The audio from
PAGE 7 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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this meeting is available on the Town’s website at https://losgatos-
ca.municodemeetings.com/bc-hpc/page/historic-preservation-committee-4.
In addition to the three points provided on the appeal form, the appellant submitted a historic
analysis of the residence prepared by MBA Architects (Exhibit 7). The report discusses the
qualifications of the surveyors and the methodology used in their analysis. The report provides
a description of the existing residence, evolution of development on the property, and past
residents. An evaluation is provided using the regulatory framework of the Town, which closely
aligns with that of the California Register of Historical Resources. The report concludes that the
residence at 228 Bachman Avenue lacks significance under all criteria and is ineligible for
inclusion in the California Register or as a Town of Los Gatos historic resource. The report
opines that the residence lacks architectural distinction and has no relationship to significant
events or people, therefore it is not a contributing structure to the Almond Grove Historic
District.
The historic analysis report by MBA Architects was prepared in response to the Community
Development Director’s decision in preparation for the appeal to the Planning Commission. This
report was not available to the HPC during their September 25, 2024, consideration of the
request for determination.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 300 feet of the subject
property. Public comments received by 11:00 am, Friday, January 17, 2025, are included as
Exhibit 8.
ENVIRONMENTAL REVIEW:
The project is not subject to the California Environmental Quality Act pursuant to the adopted
Guidelines for the Implementation of CEQA, Section 15061(b)(3): A project is exempt from
CEQA when the activity is covered by the commonsense exemption that CEQA only applies to
projects which have the potential for causing a significant effect on the environment. Where it
can be seen with certainty that there is no possibility that the activity in question will have a
significant effect on the environment, the activity is not subject to CEQA.
CONCLUSION:
A. Summary
The property owner is appealing the Community Development Director’s decision
determining that the residence at 228 Bachman Avenue remain a contributor to the Almond
Grove Historic District.
PAGE 8 OF 8
SUBJECT: 228 Bachman Avenue/Appeal of PHST-24-017
DATE: January 17, 2025
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B. Recommendation
For reasons stated in this report, it is recommended that the Planning Commission deny the
appeal and uphold the decision of the Community Development Director determining that
the residence at 228 Bachman Avenue remain as a contributor to the Almond Grove Historic
District.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction; or
2. Grant the appeal and determine that the residence is a non-contribtor to the Almond
Grove Historic District, making the findings provided in Exhibit 2; or
3. Remand the appeal to the HPC with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings
3. Historic Preservation Committee Staff Report and Attachments, September 25, 2024
4. Historic Preservation Committee Meeting Minutes for September 25, 2024
5. Historic Preservation Committee Action Letter, September 26, 2024
6. Appeal of the Community Development Director, received October 7, 2024
7. Historic Analysis Report by MBA Architects
8. Public Comments received by 11:00 am, Friday, January 17, 2024
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Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm)
EXHIBIT 1
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PLANNING COMMISSION – January 22, 2025
REQUIRED FINDINGS FOR:
228 Bachman Avenue
Request for Review PHST-24-017
Consider an Appeal of a Community Development Director Decision Determining that
the Residence Remain a Contributor to the Historic District for Property Located in the
Almond Grove Historic District Zoned O:LHP. APN 510-14-053. Exempt Pursuant to
CEQA Section 15061(b)(3).
Property Owner/Applicant/Appellant: James Wood
Project Planner: Sean Mullin.
FINDINGS
Required findings for determination of contributing status:
■ As required for a determination of contributing status, the deciding body considers whether a
primary structure has no historic significance or architectural merit through the following
findings:
1. The structure is not associated with events that have made a significant contribution to the
Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the potential to
convey significance.
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EXHIBIT 2
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PREPARED BY: Sean Mullin, AICP
Senior Planner
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MEETING DATE: 09/25/2024
ITEM NO: 3
DATE: September 20, 2024
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting a Determination Regarding the Contributing Status of an Existing
Contributing Single-Family Residence Located in the Almond Grove Historic
District on Property Zoned O:LHP. Located at 228 Bachman Avenue. APN
510-14-053. Request for Review Application PHST-24-017. Exempt Pursuant
to CEQA Guidelines, Section 15301: Existing Facilities. Property
Owner/Applicant: James B. Wood. Project Planner: Sean Mullin.
RECOMMENDATION:
Requesting a determination regarding the contributing status of an existing contributing single-
family residence located in the Almond Grove Historic District on property zoned O:LHP located
at 228 Bachman Avenue.
PROPERTY DETAILS:
1.Date primary structure was built: 1922 (effective year built 1932) per County Assessor’s
Database; 1920s per Anne Bloomfield Survey
2.Town of Los Gatos Historic Status Code: ✓, historic and some altered, but still contributor to
district if there is one
3.Does property have an LHP Overlay? Yes
4.Is structure in a historic district? Almond Grove Historic District
5.If yes, is it a contributor? Yes
6.Findings required? Yes
7.Considerations required? No
BACKGROUND:
The County Assessor indicates that the residence located at 228 Bachman Avenue was
constructed in 1922, with an effective year built of 1932, which usually reflects significant
alterations or additions occurred after the original construction date. The 1990 Bloomfield
Survey estimates the construction date as the 1920s and rates the residence as historic and
some altered, but still contributor to district if there is one (Attachment 1). The residence is
EXHIBIT 3
PAGE 2 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
BACKGROUND (continued):
listed as a contributor to the Almond Grove Historic District in Appendix B of the Residential
Design Guidelines. The Sanborn Fire Insurance Maps show that the property was undeveloped
in 1908 (Attachment 2). By 1928, a dwelling with an attached accessory building were present
along the rear property line. The 1944 map shows that this dwelling was demolished, and a new
dwelling was constructed toward the front of the property. It is likely that this change is the
reason the County Assessor provides an effective year built of 1932. The footprint of this
dwelling remained consistent between 1944 and 1956.
A search of Town Permit records provides the following:
• 1969 use permit to allow a professional office in a residence;
• 1957 Building Permit for construction of an addition (store room); and
• 1975 Planning Commission approval to establish an office in the residence.
On January 7, 2004, the Committee discussed the possibility of demolishing the subject
residence (Attachment 3). The Committee noted that the structural report provided at the time
did not justify a demolition; however, the Committee felt that the residence had unsympathetic
additions and that it is likely that the siding is not original. The Committee stated that a
demolition may be possible, adding a recommendation that a replacement structure not be
Mediterranean and that the second story be recessed.
The applicant provided results of their research on the residence and a summary of the history
of the residence (Attachment 4). The applicant notes that there have been several additions to
the residence over time and that it includes multiple types of siding and windows.
DISCUSSION:
The applicant is requesting a determination of the historic or architectural significance of the
contributing single-family residence located in the Almond Grove Historic District related to a
future proposal for demolition of the residence and construction of a new single-family
residence.
The 1990 Bloomfield Survey is included as Attachment 1 and provides a preliminary rating for
the residence of “✓” meaning: historic and some altered, but still contributor to district if there
is one. The Sanborn Fire Insurance Maps indicate that the residence was constructed in the
current location between 1928 and 1944 (Attachment 2).
Structures within historic districts are individually classified as to their relative contribution to
the historic character and quality of the district. Contributing structures have been determined
to be historically, architecturally, or culturally significant. Noncontributing structures are those
PAGE 3 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
DISCUSSION (continued):
which are not historic in terms of their design or have been so modified over time as to no
longer meet the criteria for contributing status.
The Residential Design Guidelines state that the demolition of any contributing structure in
historic districts is forbidden absent a cataclysmic event or upon determination by the Deciding
Body that demolition is necessary for the proper restoration of the structure. Additions,
alterations, and removal of non-historic additions may be approved as part of the
reconstruction process, provided the contributing historic elements of the structure are
maintained, and the changes and/or additions could have been approved if the structure had
not been damaged.
CONCLUSION:
Should the Committee find that the structure no longer meets the criteria for contributing
status, the structure would be removed from the list of contributors to the Almond Grove
Historic District. The property would continue to be located within the historic district, and any
proposed work, including demolition and construction of a new residence, would return to the
Committee for review under a formal Planning application.
FINDINGS:
A. Findings - related to a request for a determination that a primary structure has no historic
significance or architectural merit.
In evaluating a request for a determination of historic significance or architectural merit, the
Historic Preservation Committee shall consider the following:
1. The structure is not associated with events that have made a significant contribution to
the Town;
2. No Significant persons are associated with the site;
3. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master;
4. The structure does not yield information to Town history; or
5. The integrity has been compromised such that the structure no longer has the potential
to convey significance.
PAGE 4 OF 4
SUBJECT: 228 Bachman Avenue/PHST-24-017
DATE: September 20, 2024
FINDINGS (continued):
B. Findings
___ As required by Town Code Section 29.10.09030(c) Demolition of historic structures, a
demolition permit for a historic structure may only be approved if:
1. The structure poses an imminent safety hazard; or
2. The structure is determined not to have any special historical, architectural or aesthetic
interest or value.
Any request to demolish an historic structure shall be reviewed by the Historic Preservation
Committee. Applications to demolish a non-contributing historic structure shall be
accompanied by a detailed report describing all aspects of the structure's physical condition
prepared by an architect, licensed design professional, or registered civil engineer at the
applicant's expense.
ATTACHMENTS:
1. 1990 Bloomfield Survey
2. Sanborn Exhibit
3. Minutes – Historic Preservation Committee, January 7, 2004
4. Research Results and Summary of Residence
5. Exterior Photos
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ARCHITECTURAL/CULTURAL SURVEY
LOS GATOS RESEARCH '
ARCHITECTURAL HISTORY
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2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
File address '2-7-15 -.....g~
PARCEL MAP INFORMATION
Parcel # SiD -1~-05 2. Lot size: 5~ front ft. x ft. deep ---
Lot shape: Rectangle __ ~--Rectangle with small rear jog___ Other _____________ _
Location: N /S E w side of ---==}3=------------St / Ave Other ----------
distance to cross st: ;;2 ; ~ ft. N
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HISTORIC INFORMATION ON PARCEL MAP
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Old tract or subdivision name;v1~<t>'f>t9 { S v.b Old Block # I Old lot # ~ ----------~-----
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating V Estimated age I CJ ;<.t9 .:>
Alterations 2od ea +reJtts
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy)
OWNERSHIP SHOWN ON MAPS
Source
Name
Source
Date
1891
Blk Book 1908
Survey 1944
Source
Page
Location of property, or Lot
Old ·tract/block/lot Size
Owne r
Name
# storie~
EFFective date ·-----
MISCELLANEOUS PHOTOS: Roll/frame #6/11/7-.t::t
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Date .J 2 -/1-8-j
National Register listed date _________________ _
County Inventory 1979 ___________ ~~-----------
Town of Los Gatos: Designation ____ Recognition __
District Name ------------------------------
Previous Survey
Gebhard: page # illustration page #
Butler/Junior League --------
ATTACHMENT 1
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1908
228 Bachman Ave
ATTACHMENT 2
1928
228 Bachman Ave
1944
228 Bachman Ave
1956
228 Bachman Ave
110 TOWN OF LOS GATOS
110 East Main Street, Los Gatos, CA 95032 (408) 354-6872
----------------------------------------------------------------------------------------------------------------------
SUMMARY MINUTES OF A REGULAR MEETING OF THE HISTORIC PRESERVATION
COMMITTEE OF THE TOWN OF LOS GATOS FOR JANUARY 7, 2004, HELD IN TOWN
COUNCIL CHAMBERS, 110 E MAIN STREET, LOS GATOS, CALIFORNIA.
----------------------------------------------------------------------------------------------------------------------
The meeting was called to order at 5:40 P.M. by Chair Pacheco.
ATTENDANCE
Members Present: Kelly Blough, Jeanne Drexel, Len Pacheco and Joanne Talesfore Absent: Susan Burnett
Staff Present: Sandy Baily, Associate Planner
ITEM 1: 146 Tait Avenue
The Committee considered revised plans to add onto the first floor of a residence and to modify
an existing accessory structure in the Almond Grove Historic District. The applicant stated at
this time, the owner did not want to proceed with the Minor Residential Development Application for the accessory structure and the plans were modified to improve the existing structure. Blough moved to approve the application with the revised plans and the following conditions:
1. Siding material shall be real wood, not a composite, laminated or fabricated woodproduct.2. All windows and doors shall be wood. No snap in grids or grids inside the windows arepermitted. Simulated wood grids are acceptable (ie: one glass pack with grids applied by
manufacturer to inside, outside and between glass), to read as a true divided lite window.
Vinyl and aluminum clad windows are not permitted.3. All window trim, window finish detail, corner boards, soffits, eaves, millwork and anyother detail shall match existing.
Talesfore seconded, motion passed unanimously. Appeal rights were recited.
ITEM 2: 59 CHESTER STREET
The Committee considered a request to remove the pre-1941 residence from the Historic
Resources Inventory. Pacheco moved to have the house removed from the inventory for the
following reasons:
1. There is nothing left of the original structure.2. The house has no historic architectural style.
Drexel seconded, motion passed unanimously. Appeal rights were recited.
ATTACHMENT 3
ITEM 3: OTHER BUSINESS
a. 59 Chester Street - Not heard since the Committee determined the house was not
historic. b. 228 Bachman Ave - The Committee discussed the possibility of demolishing this house which is located in the Almond Grove Historic District. Although the structural report did not justify a demolition, the Committee felt that the house
had unsympathetic additions and that the siding most likely was not original.
Therefore, the Committee stated that a demolition may be possible. The Committee recommended that the replacement structure not be Mediterranean and that the second story be recessed. Baily stated that the demolition would also need to be reviewed by the Community Development Department to determine
whether or not a demolition was justified.
c. 312 Bachman Ave - The Committee considered preliminary ideas to make exterior changes to a residence located in the Almond Grove Historic District. The Committee felt that the front entry way changes were positive and that the changes to the side could be treated with a multi-pane room and that the house
maintain it’s colonial revival style.
d. 15901 Blossom Hill Road - The Committee discussed the possibility of demolishing the house or doing an addition. The Committee had mixed feelings about a demolition and it was questionable if a demolition would be supported. As for the addition, it was recommended that the house be relocated on the lot and
that the front portion of the house be saved. Another alternative was to look at
converting the house to an accessory structure or a secondary dwelling unit. e. Pre-1941 Design Guidelines - No new information to report. Matter will be continued to each meeting to allow members to add to the list of what needs to looked at when the guidelines are revised.
ITEM 4: STATUS OF PREVIOUS APPLICATIONS Baily informed the Committee on the status of previous applications.
ITEM 5: APPROVAL OF MINUTES
The minutes from the meeting of December 3, 2003 were passed unanimously. ITEM 6: ADJOURNMENT
The meeting was adjourned at 7:30 P.M. to the next regular meeting on February 4, 2004.
Prepared by: Approved by:
___________________________ _______________________ Sandy L. Baily, Associate Planner Len Pacheco, Chair
SLB19\HPCminutes\1-7-04
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ATTACHMENT 5
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION
COMMITTEE REPORT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECCIAL MEETING
SEPTEMBER 25, 2024
The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on
September 25, 2024 at 4:00 p.m.
MEETING CALLED TO ORDER AT 4:00 PM
ROLL CALL Present: Chair Susan Burnett, Planning Commissioner Jeffrey Barnett, Committee Member
Barry Cheskin and Committee Member Martha Queiroz.
Absent: Vice Chair Lee Quintana arrived at 4:03 p.m.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
None
PUBLIC HEARINGS
1.200 Hernandez Avenue
Request for Review Application PHST-24-018.
Requesting Approval for Exterior Alterations to a Pre-1941 Single-Family Residence on
Property Zoned R-1:12. Located at 200 Hernandez Avenue. APN 510-21-003. Exempt
Pursuant to CEQA Guidelines, Section 15301: Existing Facilities.
Property Owner/Applicant: Vaishali Singh-Sood
Project Planner: Sean Mullin
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Vaishali Singh-Sood, Owner/Applicant
EXHIBIT 4
PAGE 2 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
- They want to add a metal roof on their Mediterranean Spanish style house. The house was
not built to hold the weight of a tile roof. It originally had a black shingle roof. It was
updated in 2008 to a red shingle roof. It did not go through HPC at that time.
- Other similar style homes in the neighborhood have installed: metal roofing, combo, TPO
with Spanish style trim, or a full metal roof with a metal edge.
- The benefits of metal are environmentally friendly, rust resistant, prevents corrosion and
pollution, energy efficient, durable, withstands falling branches, and fire resistant.
- Metal roofing eliminates the chance of their insurance coverage being dropped due to
roofing materials.
Committee members asked questions of the applicant.
Vaishali Singh-Sood, Owner/Applicant
- They have photos of TPO roofing but don’t know the meaning of the term.
- The owner can look for lighter weight options of a metal roof that resemble tile.
- They can look for a metal roof that mimics the barrel style tile.
- They have already purchased a flat metal roof. And want to add a trim that looks like tile.
- They had people look at look at the roof to determine if it was strong enough to hold tile.
But they did not consult a structural engineer.
Closed Public Comment.
Committee members discussed the matter.
- The previous owner had a roof that is consistent with the Mediterranean, revival façade of
the home. The owner is advised to return with other options.
- Look for alternative materials.
- A standing seam metal roof looks attractive but is more contemporary. It is against the
guidelines.
- The home is in a fire danger area. We want it to be as safe as possible.
- Historic homes in New Mexico, have standing seam metal roofs. But only if the roof is low
sloped and less obvious. This house has a steeper slope.
- The color is the main obstacle. A red roof would be more consistent with the house’s style.
- Good to have a roof design that enhances the style of the home.
MOTION: Motion by Chair Burnett to continue this item to October 23, with the
following directions: return with alternative roofing materials that are
more in the style of the home; provide fireproof ratings of the roof types
for comparison; and provide weight bearing structural information
regarding the roof. Seconded by Commissioner Barnett.
VOTE: Motion passed unanimously.
PAGE 3 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
2. 14340 Browns Lane
Request for Review PHST-24-019
Consider a Request to Remove a Pre-1941 Property from the Historic Resources
Inventory for Property Zoned R-1:8. Located at 14340 Browns Lane. APN 409-14-010.
Exempt Pursuant to CEQA Section 15061(b)(3).
Property Owner: Cathleen Joyce Vadasz
Applicant: Gordon K. Wong
Project Planner: Erin Walters
Erin Walters, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Gordon Wong, Architect, Cathleen Vadasz, Owner, and Lamar Nolan, General Contractor.
- They focused on how much renovation had occured since the original house was built.
Significant remodels were done from 1970 to the 1980’s.
- The current owner purchased the home in 1995. They made renovations in 1998 to the
sheetrock, wiring, plumbing, and furnace.
- The previous owner made major changes. The original garage was converted to living space.
The original front door entrance was moved from the right side of the house to the area
located between the main house and the former converted detached garage.
- The slab on grade foundation is settling and should be replaced. The original subdivider
didn’t do a reasonable job with getting the permits and installing the utilities.
- The exterior is a hodge podge of materials and appears chopped up.
- They will try to keep as much of the original house as they can.
Committee members asked questions of the applicant.
Gordon Wong, Architect
- They are asking to be taken off the inventory in order to remove 50% instead of just 25% of
the siding. The 50% includes materials that were added after 1941.
- They are not just repairing or replacing in-kind. They want to remodel the front of the
house. There is only room to extend at the front of the property. The house is located
towards the back of the property. The single- story house is under-sized.
Committee members made comments and asked questions of staff.
Staff: Erin Walters, Project Planner
PAGE 4 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
- The build date of the house is uncertain, but county records show a built date before 1941.
A 1939 aerial photo shows an orchard with no house. The records clearly show a structure
on the property in the 1950’s.
• It is difficult to make a decision when there are no plans to look at or any assurance it was
not built prior to 1941.
• When the property is removed from the inventory, the new structure will be built bigger
and better.
• The whole area is remote from the center of Town so it wasn’t on the Historic Bloomfield
Survey. The Committee needs some framework to make consistent decisions. Have other
homes in the area been taken off the inventory? If so, the Committee should make a
determination for the entire area instead of piecemeal removal decisions for each property
Staff: Sean Mullin, Senior Planner.
- The focus should be on the merit of the structure itself not on the work that could take
place in the future.
- Does the structure in its current state deserve staying on the Historic Inventory?
- The outlying areas were part of the County, and the Town does not have records.
- Taking the entire area off the inventory is an action that the Council would need to take.
- The Town don’t have the data to determine what was altered.
- If 50 percent of the whole building is removed, it would be technically demolished and
taken off the inventory.
• If built before 1941, it fits the criteria for removal. All five points of justification are met.
Closed Public Comment.
MOTION: Motion by Committee Member Barnett to recommend removal from the
Historic Resources Inventory. Seconded by Committee Member Queiroz.
VOTE: Motion passed. 4-0-1. Vice Chair Quintana abstained.
Appeal rights read.
3. 228 Bachman Avenue
Request for Review Application PHST-24-017.
Requesting a Determination Regarding the Contributing Status of an Existing
Contributing Single-Family Residence Located in the Almond Grove Historic District on
Property Zoned O:LHP. Located at 228 Bachman Avenue. APN 510-14-053. Exempt
Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property
Owner/Applicant: James B. Wood
Project Planner: Sean Mullin
PAGE 5 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
Committee Member Martha Queiroz recused themselves from Item 3, 228 Bachman Avenue,
as their property is located within 1,000 feet of the subject property.
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
J. B. Wood, Owner
- They currently live in a house next door at 238 Bachman. They bought the property at 228
Bachman in April to create a new residence to age-in place with an elevator and other ADA
compliant features.
- The property was derelict for more than 10 years.
- It is a commercial property surrounded by residential structures.
- The original garage was demolished.
- The entire rear was paved for parking lot.
- House was remodeled many times and went from 612 sf to 775 sf.
- There are various types of sidings and windows.
- In 2004, the HPC said it could possibly be demolished.
- Library research shows no known historical significance.
- Before hiring an architect, they want it to be removed from the inventory so that
demolition can be done.
- The house doesn’t look like any other house in the neighborhood.
Committee members asked questions of the applicant and staff.
Staff: Sean Mullin, Project Planner
- The house is in a historic district and can be designated as contributing or non-contributing.
Non-contributing status can result if additions and materials are not original. When an
application is submitted, then it will come before the HPC for a formal recommendation.
The property is brought before HPC to evaluate the contributing status of the structure.
• The Committee looks at the façade and street view. It has distinctive features. It is in a
Historic district. Committee wants to maintain the look and feel of the Historic district.
• The house can still be improved, but it must follow the guidelines.
J. B. Wood, Owner
- The building was last used as a medical office.
- The Previous owner, Robert Granham, bought the property in 2004. Since then, nothing has
changed. It has been untouched and unmaintained.
- Mr. Granham will buy back the property if the Woods are not able to get permission to
demolish and build something new.
- They have called the Town many times to contact Mr. Granham to perform basic yard
maintenance.
- The house that they currently live in, was built in 2012 and has the same roofline.
PAGE 6 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
Staff: Sean Mullin, Project Planner
- If zoned as office, the General Plan would have to be amended and rezoned.
- The 2004 HPC minutes were provided for reference, not to justify demolition.
- If an application is submitted the Town Code requires that a structural report be provided.
J. B. Wood, Owner
- We would like to demolish the existing building and build a new similar structure in the
front of the property.
Eric Beckstrom, Neighbor
- Eric has lived on Bachman. That property seems to be a magnet for dumped garbage. That
house has always been empty and looks bereft.
Paul Styka, Neighbor
- Paul also walks past the house. It attracts garbage. It is difficult to get housing in this area.
The applicant is spending their own money to take down a derelict property and provide
more housing. Los Gatos doesn’t need an empty house, but more homes filled with families.
Closed Public Comment
Committee members discussed the matter.
• The 1989 Bloomberg photo shows very little change to the front elevation.
• If the house is kept as a contributor, encourage the applicant to come back with a proposal.
Try to see if we can work together. There are opportunities to remodel or improve without
demolishing it.
• The findings for removal have been met.
• The motion should include that the applicant return with some preliminary design or
concept that the Committee can comment on. Then we can work together. It is better for
everyone that the property be developed.
MOTION: Motion by Committee Member Cheskin to forward a recommendation
to the Community Development Director to keep the Contributing Status
of an Existing Contributing Single-Family Residence. The applicant is
encouraged to come back with preliminary concepts for early review.
Seconded by Vice Chair Quintana.
VOTE: Motion passed unanimously.
Appeal rights read.
PAGE 7 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
4. 145 Tait Avenue
Minor Residential Development Application MR-24-010.
Requesting Reconsideration of a Request for Approval for Construction of a Second-
Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing
Contributing Single-Family Residence Located in the Almond Grove Historic District on
Property Zoned R-1D:LHP Pursuant to Town Council Policy 2-010. APN 510-18-029.
Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities.
Property Owner: Jennifer McNellis
Applicant: Eric Beckstrom
Project Planner: Erin Walters
Committee Member Martha Queiroz recused themselves from Item 4, 145 Tait Avenue, as
their property is located within 1,000 feet of the subject property.
Sean Mullin, Senior Planner, explained the request for reconsideration.
Gabrielle Whelan, Town Attorney
- The request for reconsideration is of any action. In this case, the action is the referral to
Larry Cannon, Town Architect, for outside review to a date uncertain.
Opened public comment.
Paul Styka and Jenny McNellis, Owners
- They love the quiet streets and small-town feel. Next year they will be growing their family.
The house is currently unsafe and unlivable. They are renting in Santa Clara until the home
is rebuilt. They would rather put money into renovating the house instead of paying rent.
They don’t want to change the neighborhood. They are a young couple looking for a safe
place to own.
Eric Beckstrom, Architect
- Last time, there was confusion on the front elevation. This time, they presented the house
in a 3D modeling program on a laptop to the Committee. This showed the existing house. All
the other houses have 6-to-8-foot fences. The depiction of other houses was added to show
scale.
- The roof line has a gable to the side. Currently there is not enough headroom for a bedroom
addition. They intend to balance the roof by running the gable all the way through. The
second story stairs also need more headroom.
- The existing Anderson windows were installed in 1996.
- They intend to keep the bay and projection. The bay jogs out and stays where it is. The new
addition is 3 inches back. The furnace near the bay was added in 1996.
PAGE 8 OF 8 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF SEPTEMBER 25, 2024
Closed public comment.
Committee members discussed the matter.
• In support of it being reconsidered.
• Would still like to see the consulting architect’s recommendations. This doesn’t preclude
incorporating any additional new information.
• After seeing the 3D rendering, we don’t need to refer to the Town architect.
• The applicant will bring samples of the proposed Marvin windows to the next meeting.
• The Town Architect is normally not requested to review HPC projects.
MOTION: Motion by Vice Chair Quintana to deny the reconsideration. Ask that the
Town architect to review the plans. New information may be presented.
Seconded by Chair Burnett.
VOTE: Motion denied 2-2. No action. Commissioner Barnett and Committee
Member Cheskin opposed.
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the
following items.)
None
REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
- Sean Mullin has been promoted to Planning Manager, effective September 30, 2024.
COMMITTEE MATTERS - Contact Sean for the appropriate method to get an item put on the Town Council agenda.
ADJOURNMENT
The meeting adjourned at 5:48 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
September 25, 2024 meeting as approved by the
Historic Preservation Committee.
/s/ Sean Mullin, AICP, Senior Planner
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408)354-6872 Fax (408) 354-7593
September 26, 2024
James B. Wood
238 Bachman Avenue
Los Gatos, CA 95030
Via email
RE: 228 Bachman Avenue
Request for Review PHST-24-017
Requesting a Determination Regarding the Contributing Status of an Existing Contributing
Single-Family Residence Located in the Almond Grove Historic District on Property Zoned
O:LHP. APN 510-14-053. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing
Facilities.
Property Owner/Applicant: James B. Wood
Project Planner: Sean Mullin
On September 25, 2024, the Los Gatos Historic Preservation Committee recommended to the
Community Development Director that the residence at 228 Bachman Avenue remain as a contributor
to the Almond Grove Historic District, noting that the front façade displays historic integrity. The
Committee also encouraged the property owner to seek the Committee’s feedback on a potential
improvements to the residence through a preliminary review. The determination of the Committee was
confirmed by the Community Development Director on September 26, 2024.
PLEASE NOTE: Pursuant to Sections 29.20.255 and 29.20.260 of the Town Code, this decision may be
appealed to the Planning Commission by any interested person as defined by Town Code Section
29.10.020 within 10 days on forms available online with fees paid. Final deadline is 4:00 p.m. on that
10th day. Therefore, this action should not be considered final, and no permits by the Town will be
issued until the appeal period has passed.
If you have any questions, I can be contacted by phone at (408) 354-6823 or by email at
smullin@losgatosca.gov.
Best regards,
Sean Mullin, AICP
Senior Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2023\Address Avenue 123 - 00-00-23_Action Letter Template - HPC - Rec to CDD.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 5
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ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
HISTORIC ANALYSIS
of the single family house at
228 Bachman Avenue
Los Gatos, CA
for
James B. Wood
236 Bachman Avenue
Los Gatos, CA 95030
2 JAN 2025
EXHIBIT 7
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
INDEX
INTRODUCTION and METHODOLOGY
EXECUTIVE SUMMARY
EXISTING SITUATION
Maps Architectural Description
Almond Grove Historic District 228 Bachman Development Past Residents Photos
HISTORICAL SUMMARY
PROPOSED DEVELOPMENT
HISTORIC EVALUATION
Town of Los Gatos Regulatory Framework California Register of Historic Resources
CONCLUSION
SOURCES CONSULTED
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
INTRODUCTION and METHODOLOGY
The subject property is under a purchase contract by the next-door neighbor who wishes to re-place the existing single-story building with a larger home more compatible with the neighbor-hood. The property is close to the eastern boundary of the ALMOND GROVE HISTORIC DIS-TRICT, the oldest such district in the Town. When the prospective new owner, who wishes to file for a demolition permit from the Town, came before the Historical Commission, they recom-mended that the historic importance of the property be researched to confirm that no historical significance is involved.
The property consists of a single parcel totaling 7,950 sf upon which is a single-story house (1 BR & 1 bath) of 775 sf. Records show the house dating back to 1935 in its approximate current size and form.
An on-site survey of the property was conducted on 26 November 2024 by the preservation consultant URBAN PROGRAMMERS, and a practicing historical architect, Marvin Bamburg of MBA ARCHITECTS. This combined team meets the requirements of the SECRETARY OF THE
INTERIOR Professional Qualification Standards for Architectural History. The subject property was documented by digital photography.
Archival research was performed at a number of repositories in an attempt to gain historical in-formation and property data. Locally, the Los Gatos Public Library was researched for historical records including old editions of the Los Gatos City Directory and Sanborn Maps. The Team visited the Los Gatos History Museum also and were referred to the Library’s Local History Room records for City Directories, maps and surveys.
Online research was done through on-line repositories, the Town’s website, the Library of Con-gress and genealogy sites.
Assessor's maps, aerial photographs and the Town’s historical records were consulted to deter-mine accurate addressing, Assessor's Parcel Numbering (APN), and the configuration of the lot
and location of the building. Copies thereof are included in this report.
The following history and evaluation is submitted to provide information to the Town of Los Ga-tos, as required by the California Environmental Quality Act (CEQA).
EXECUTIVE SUMMARY
MBA ARCHITECTS in association with URBAN PROGRAMMERS, historic preservation consult-ant, has provided research and architectural descriptions of the residence at 228 Bachman Ave-nue, Los Gatos, CA.
Research was conducted in the Los Gatos History Room of the New Library, the Los Gatos Li-brary Local History section, the Library of Congress and genealogy sites and on-line reposito-ries. A site visit and interview with the prospective new owner were also part of the research. A draft report was reviewed by Town staff with resulting suggestions incorporated.
After reviewing the Town’s historic preservation ordinance and other local regulations, our con-clusion is that the house at 228 Bachman Avenue cannot be considered a “contributing struc-ture” to the District. It is not eligible for listing in the California Register of Historical Resources because it does not meet any of the criteria for association with an event or broad pattern of im-portance or associated with the lives of persons important in local, state or national heritage
(CRHR criteria). The building is of a generic architecture with little relevance to others in the Al-mond Grove Historic District.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
EXISTING SITUATION
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
Subject parcel is in yellow at the east corner of the District.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
ASSESSOR’S PARCEL MAP – DEC 2024
ARCHITECTURAL DESCRIPTION:
A low white picket fence defines the front property line at the sidewalk. The simple stucco box house has a recessed and covered entry at the south corner of the street façade. The low-
sloped gable roof has the central gable facing the street with simple barge rafters. Windows are wood double-hung style with plain wood trim and the siding is stucco. A rectangular attic vent is located in the gable peak. The roof over the corner entrance is a perpendicular gable with stucco arched openings on two sides. On an otherwise plain stucco box, those arches are the only stylistic elements that might be interpreted as Mediterranean. At the driveway side an elec-tric box and meter are located. At the midpoint of the driveway side a shed dormer protrudes. Above the roof is evidence of a brick chimney. Toward the rear of the driveway side the archi-tecture changes to horizontal wood siding below the window band and a shed roof sloping to the rear of the house. This corner of the house is an addition. The rear side of the house continues the wood siding and windows (probably enclosing a porch), with a very low-slope gable roof over the original eastern portion of that rear side. Stairs at the rear access the floor level which
was less than a foot above the grade on the front of the building. The house floor area is cur-rently listed as 775 sf and the property as 7,950 sf.1 The garage no longer exists.
1 Request for Review Historic Preservation Committee filed by James B Wood on 8/30/24.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
ALMOND GROVE HISTORICAL DISTRICT HD-80-1A
This historical district was designated and amended by the following Town of Los Gatos ordi-nances: 1463 [4/7/1980], 1643 [3/4/1985], 1919 [10/19/1992] and 2165 [10/20/2008]. It was the
first and largest subdivision in the Town after incorporation and consisted of approximately 40 acres.2 At that time the district was mostly in agricultural use, thus its name. It currently is pri-marily residential neighborhoods with minor commercial uses.
The predominant architectural styles in the District are Victorian and Craftsman bungalow, with elevated front porches covered with a gable roof and entry stairs. Materials used mostly are wood siding and some masonry accents. The District consists of a profusion of beautifully artic-ulated dwellings representing high quality architectural development and robust community pride.
228 BACHMAN AVENUE DEVELOPMENT
The limited Sanborn Maps available in the Town’s library indicated that in 1908 no structures ex-isted on the site. The 1928 Sanborn map shows a small, 2-unit building on the rear property line and lists the address as 232 Bachman. The 1944 Sanborn map shows the existing house at the front of the property in its current configuration and a 440 sf garage at the rear in the north corner replacing the prior two-unit building.3 The 1941 Tax Record shows an original building of 612 sf and additions totaling 111sf.4 Building measurements were not taken for this analysis.
Over the years most of the homes in the District have been remodeled and upgraded from sin-gle-story to multi-stories and increased in floor area. The house at 228 Bachman Avenue has been added to very slightly leaving it significantly smaller than any other in the neighborhood and with a lack of architectural quality. Its floor elevation is only slightly higher than the existing exterior grade unlike most homes in the District with front porches two to four feet above the front yard. The main entrance is by a corner porch rather than a front-facing entry served by a stairway leading up to the front porch. There is no artistic décor on the simple flat stucco fa-
çade; the only architectural element used on this plain building is the unadorned arches on two sides of the side porch.
PAST RESIDENTS OF 228 BACHMAN AVENUE5
No residents were listed in any directory prior to 1935. No evidence was found that any of these residents were extraordinarily significant in the community.
1935 Adam Contardo (Albina), concrete contractor
1936 – 1939 K. M. Thysen (Kathryn); K.M. died in 1938, and Kathryn continued to live at 228
1940 Marian Hoyle
1941 James A. LeMieux (Agnes C.)
1942 Robert W. Cushman (Lorna), carpenter
1943 John P Escover (Maria), tractor operator
1944 – 1954 Albert L. Norman (Charlotte); painter; Albert died in 1954.
2 Los Gatos Ordinance 2165 of 6 October 2008.
3 1941 Tax Assessment document
4 Building Classification and Computation Record, Form 1(5) dated 3/24/41.
5 For this information, City Directories for the Town of Los Gatos were consulted ranging from 1927
to 1964. The directories used are from the private collection of Bonnie Bamburg and the public col-
lection of the Los Gatos Library.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
1955 – 1957 Charlotte Norman, widow
1958 – 1963 George E Martin and Martha, landscape architect6
1964 – 1967 G. E. Martin and Donald C. Edson, architect (Janice S.)
1968 – 1969 G. E. Martin
1970 – 1971 G. E. Martin and Oscar E. Sohns, architect (Jean F.)
1972 G. E. Martin and Robert D. Folendorf, landscape architect (Marjorie M.)
Aerial view of the immediate neighborhood. Subject house outlined in yellow. The existing resi-dence is significantly smaller, out of scale, than any other in the vicinity.
6 It appears that during the period 1958 thur 1972 there were commercial uses at this site.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
Photograph 1 – Street façade
Looking northeast
Google Maps
Photograph 2 – Street façade
and driveway side view
Looking east
MBA photo 31 OCT 2024
Photograph 3 – Street façade
and south corner
Looking north.
MBA photo 31 OCT 2024
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
Photograph 4 – Rear elevation
Looking southwest
Infill addition on the right.
Owner’s photo 2024
Photograph 5 – Street façade
Owner's photo 2024with
fence; Looking north
Photograph 6 – Northwest side
detail; Looking southwest.
North corner infill addition.
Owner’s photo 2024
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
1928 SANBORN MAP shows only a small two-unit building at the rear of the sit.
1944 SANBORN MAP Shows the house and garage; house is without rear corner addition.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
HISTORICAL SUMMARY
The area that became Los Gatos was inhabited by a group of the Ohlone, Coastal Native Ameri-cans. The abundance of animals and native plants provided for year-round habitation that was enhanced by the temperate climate. Described as hunters and gathers, the population remained relatively constant for hundreds of years prior to the European explorers and Mission settle-ments.
The Spanish Period
The Portola Expedition of 1769 was when Captain Juan Gaspar de Portolá led a contingent of
Spaniards on an exploration of the San Francisco Peninsula seeking the seaward entrance to the Bay. By 1777 a city was established at San Jose de Guadalupe to provide provisions for the presidio at San Francisco. Mission Santa Clara, established that same year, brought Europeans
and western customs to the area. Although not located in the Los Gatos area, the mission drew from the native population, exposing them to disease and deprivation of the native lifestyle. Within a few years the native population had expired.
The Mexican Era
In 1821, the governance of California changed from the Spanish to the Mexican authority. Dur-ing this period (1821-1848) the bestowing of large acreages for service to the governors was popular, and California was extensively divided by these “Ranchos”. In 1840, El Rancho Rin-conada de Los Gatos was 6,631-acres granted by Governor Juan Alvarado to Jose Maria Her-nandez and Sebastian Fabian Peralta. It appears that the only structure constructed thereon was an adobe house where Vasona Park is today. After California became a state in 1850, the land grant was patented to Sebastian Peralta and José Hernandez in 1860. The owners began selling portions of the land as settlers came to the area. An early entrepreneur was James Alex-ander Forbes (1805–1881), who purchased about 200 acres in 1853, whereupon he built Forbes Mill. The mill began operating in 1855, but Forbes went bankrupt in 1857. This misfor-
tune was overshadowed by the many who found success in orchards or services for the growing Town of Los Gatos.
Early Settlement
Los Gatos was located along the corridors between San Jose (Santa Clara Valley) and Santa Cruz. Connecting railroads began as a service to logging and agriculture and grew to be im-portant for travelers going between the cities of the Santa Clara Valley and both Santa Cruz and
San Francisco.
Twentieth Century
The new century was one of dramatic change in Los Gatos. At the turn of the century when the population was 1,952, the economy was primarily agriculture, orchards and vineyards. Trans-portation remained essential as agriculture expanded and both new residents and visitors in-creased. The Southern Pacific train and interurban system of street cars and the private auto-mobile were the primary modes. By mid-century the private automobile had replaced all but the Southern Pacific train. Los Gatos was changing from agriculture to a suburban residential com-munity with small subdivisions accessed by hastily constructed roads. Access to the Town was from the State Route 17 and State Route 9 (Los Gatos-Saratoga Road). Both were improved in the early 1950s, and State Route 17 continued to be widened after connecting the East Bay with
Santa Cruz and the coast. Infrastructure within the Town was narrow streets with little parking which provided an opportunity for growth adjacent to the core where land was available for park-ing. Commercial development extended along North Santa Cruz Street and extended Bascom
Avenue south into Los Gatos. An entrance from State Route 17 proved a good location for mo-tels to develop on each side of Los Gatos-Saratoga Road. They provided ample parking and rooms and were popular with travelers and local residents. At the end of the century, Los Gatos
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
was entering another phase, with a population of 28,593 3and technology changing the econ-omy.
With improved access, the first subdivision in Los Gatos was created. It was the first and largest subdivision in the Town at that time and consisted of approximately 40 acres. At that time the district was mostly in agricultural use, thus its name. It currently is primarily residential neigh-
borhoods with minor commercial uses.
PROPOSED DEVELOPMENT
The prospective owner wishes to replace the building with a new house compatible with the His-toric District. His preliminary review proposal of August 2024 to the Historic Commission was reviewed and he was requested to provide further historic evaluation before a demolition permit could be recommended, thus this report. It should be noted that a prior Historic Commission on 7 January 2004 stated with regard to 228 Bachman Avenue:
“Bachman Ave -The Committee discussed the possibility of demolishing this house which is
located in the Almond Grove Historic District. Although the structural report did not justify
demolition, the Committee felt that the house had unsympathetic additions and that the
siding most likely was not original. Therefore, the Committee stated that demolition may be
possible. The Committee recommended that the replacement structure not be Mediterra-
nean and that the second story be recessed. Baily stated that the demolition would also
need to be reviewed by the Community Development Department to determine whether or
not the demolition was justified.”
HISTORIC EVALUATION
TOWN OF LOS GATOS
The Town has several ordinances and regulations that bear on the historic designation of prop-erties as follows:7
1. Historic Preservation Ordinance sections 29.80.215 through 29.80.320 of the Town Code.
a. To find that a structure has or has not an historic significance, Town Code 29.80.215(1) requires the following considerations:8
• The structure is not associated with events that have made a significant contribu-tion to the Town;
• No significant persons are associated with the site;
• There are no distinctive characteristics of type, period or method of construction or representation of the work of a master;
• The structure does not yield information to Town history;
• The integrity has been compromised such that the structure no longer has the potential to convey significance.
b. These considerations are identical to those used by the State CRHR criteria used for the evaluation below.
7 Email from Sean Mullen to Marvin Bamburg of 17 DEC 2024.
8 ditto
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
2. Almond Grove Historic District, Ordinance 1463, last amended by Ord. 2165 on 20 OCT 2008
a. Demolition of any “contributing structure” in the District is forbidden, thus in order to replace the subject house with one more in scale and architecturally compatible to its neighbors, the existing structure must be determined to be non-contributing.
3. Chapter 4, Historic Resources, of the Residential Design Guidelines 9 a. Structures within Historic Districts are considered significant if they are “contributing structures” to the historic character and quality of the district. To be considered a
contributing structure, it must be determined to be historically, architecturally or cul-turally significant. Evaluation criteria for making such a determination is very similar to that used by the State’s CRHR process described below.
Anne Bloomfield’s historic survey of NOV 1989
9 Residential Design Guidelines, Town of Los Gatos, Chapter 4
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
REGULATORY FRAMEWORK
Evaluation criteria
The Town of Los Gatos has traditionally accepted the California Register of Historical Re-sources criteria for determining historical significance. The Town’s preservation ordinance10 has
not adopted different criteria.
The CRHR and the National Register of Historic Places have similar criteria with the NRHP be-ing more stringent, therefore properties that do not meet the CRHR would not qualify for the Na-
tional Register.
To evaluate a property for historical significance, it is necessary to place it in context to define the period of significance and identify the important items for the property. The context for the Almond Grove Historic District was initially agricultural orchards which were subdivided into resi-dential lots to form the residential neighborhood that exists today.
California Register of Historical Resources
The California Office of Historic Preservation’s Technical Assistance Series #6, California Regis-
ter and National Register: A Comparison, outlines the differences between the federal and state processes. The context types to be used when establishing the significance of a property for list-ing on the California Register of Historical Resources are very similar, with emphasis on local and state significance. They are:
1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or
2. It is associated with the lives of persons important to local, California, or national his-tory; or 3. It embodies the distinctive characteristics of a type, period, or method of construction
or represents the work of a master, or possesses high artistic values; or 4. It has yielded, or is likely to yield, information important to prehistory or history of the local area, California, or the nation.
Eligibility to the CRHR requires an establishment of historic significance before integrity is con-sidered. California’s integrity threshold is slightly lower than the federal level. As a result, some resources that are historically significant but do not meet NRHP integrity standards may be eligi-ble for listing on the CRHR.
For the purposes of CEQA (Guidelines Section 15064.5), the term “historical resources” shall include the following:
1. A resource listed in or determined to be eligible by the State Historical Resources Commission, for listing in the CRHR (Public Resources Code §5024.1, Title 14 CCR, Section 4850 et seq.).
2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the Public Resources Code or identified as significant in a historical re-
source survey meeting the requirements of Section 5024.1(g) of the Public Re-sources Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the pre-ponderance of
evidence demonstrates that it is not historically or culturally significant.
10 Code of the Town of Los Gatos California, 29.80.215 thru 29.80.320
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, en-gineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California, may be considered to be a historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing in the CRHR (Pub-lic Resources Code Section 5024.1, Title 14 CCR, Section 4852) as follows:
A. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage;
B. Is associated with the lives of persons important in our past;
C. Embodies the distinctive characteristics of a type, period, region, or method
of construction, or represents the work of an important creative individual, or possesses high artistic values; or
D. Has yielded, or may be likely to yield, information important in prehistory or
history. (Guidelines for the California Environmental Quality Act) Un-der CEQA §15064.5, “generally, a project that follows the Secretary of the Inte-rior’s Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings or the Secretary of the Interior’s Standards for Rehabilitation with Guide-lines for Rehabilitating Historic Buildings shall be considered as mitigated to a level of less than a significant impact on the historical resource.”
Historic Evaluation
California Register of Historical Resources Criteria
1. It is associated with events that have made a significant contribution to the broad pat-
terns of local or regional history, or the cultural heritage of California or the United States; or
228 Bachman is a single-family residence and is not associated with any event of significance in Los Gatos. The property is located within the boundaries of the Al-
mond Grove Historic District, the first subdivision after the town incorporated. The house was constructed somewhat later than most in the District. This parcel does not exemplify the historic district and is not a contributing structure to the District.
Criterion 1 is not met.
2. It is associated with the lives of persons important to local, California, or national his-tory.
228 Bachman was constructed as a single-family, one bedroom house and served as an investment property for most of its history. Tenants changed frequently and were part of the workforce. None were identified through research to have contrib-uted in a significant way to the history of Los Gatos. In the 1970s, the building had commercial tenants with small professional offices. Research did not identify any of these tenants as significant in the history of Los Gatos. The property does not meet Criterion 2.
3. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master or possesses high artistic values.
ARCHITECTS
MBA 1176 Lincoln Avenue, San Jose, CA 95125 408.297.0288 F408.297.0384
228 Bachman Avenue is a one-story, one-bedroom house that exhibits a vernacu-lar version of the Mediterranean Revival Style with arched openings on the front corner entry as the only detail of the style. The stucco-covered house may have been moved to the site and/or constructed with wood siding initially - the records are inconclusive. The extant building is not a significant example of the Mediterra-nean Style, for which many fine examples exist in Los Gatos. The house is not artistic and was not designed by a master architect or designer. The house does not meet Criterion 3.
4. It has yielded, or is likely to yield, information important to prehistory or history of the lo-cal area, California, or the nation.
228 Bachman Avenue is located in an area of suburban development where the native soils have been disturbed by agriculture and housing development. It is
unlikely that important archaeological material would be present. However, an ar-chaeological survey was not part of this evaluation. The existing building is of common construction methods using materials in common use today. The build-
ing would not provide significant information of either construction or cultural infor-mation from the past. The property does not appear to meet Criterion 4.
CONCLUSION
Due to a lack of significance, the property at 228 Bachman Avenue is ineligible for inclusion in the California Register or as a Town of Los Gatos Heritage Resource. Therefore, it is not a his-
torical resource as defined by the Town of Los Gatos Code or the California Environmental Quality Act (CEQA). 228 Bachman lacks architectural distinction, has no relationship to signifi-cant events or people, therefore It is not a “contributing structure” to the Almond Grove Historic
District in accordance with the Town Code.
SOURCES CONSULTED
Los Gatos Public Library was researched for historical records including old editions of the Los Gatos City Directory and Sanborn Maps.
The Team visited the Los Gatos History Museum also and were referred to the Library’s Local History Room records for City Directories, maps and newspapers
Request for Review Historic Preservation Committee filed by James B Wood on 8/30/24.
Los Gatos Ordinance 2165 of 6 October 2008, the Almond Grove Historic District
City Directories for the Town of Los Gatos were consulted ranging from 1927 to 1964. The di-rectories used are from the private collection of Bonnie Bamburg and the public collection of the
Los Gatos Library.
Building Classification and Computation Record, Form 1(5) dated 3/24/41.
Town of Los Gatos Code for Historic Preservation; 29.80.215 thru 29.80.320
Email from Sean Mullen to Marvin Bamburg of 17 DEC 2024
Residential Design Guidelines, Town of Los Gatos, Chapter 4
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From: Tom Belshe <>
Sent: Tuesday, January 14, 2025 7:43 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines. Thank you.
Sent from my iPhone
EXHIBIT 8
From: Stephen Bonelli <>
Sent: Tuesday, January 14, 2025 7:43 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines. Thank you.
From: paffw@yahoo.com <>
Sent: Tuesday, January 14, 2025 5:28 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines. Thank you.
Sent from my iPhone /errors and all
From: chad fentress <>
Sent: Wednesday, January 15, 2025 11:02 AM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I’ve been a resident of the Glenridge area for over 10 years and I’ve walked the streets hundreds of times
with my dog. There is nothing of architectural significance in this dilapidated old building. Please let’s try
some common sense.
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines. Thank you.
Regards,
Chad Fentress
Founder Novare Consulting LLC.
Ethics & Compliance Solutions
From: Martin Dove <>
Sent: Wednesday, January 15, 2025 2:07 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines.
Thank you.
Martin Dove
This email and any files transmitted with it are confidential and intended solely for the addressee. If you
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may unsubscribe at any time.
From: Sophie Zimmer <>
Sent: Wednesday, January 15, 2025 2:31 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident ( next to the 228 Bachman) and I support the removal of this house from the
historic inventory, demolition of the structure and a new residence in keeping with city design
guidelines. Thank you.
Best regards. Sophie Riss
From: Jeff Black <>
Sent: Wednesday, January 15, 2025 9:09 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident living at and I support the removal of this house from the
historic inventory, demolition of the structure and a new residence in keeping with city design
guidelines. The house clearly does not add any historic attributes to our neighborhood.
Thank you.
Jeffrey S Black
From: Constance Hogenhout <>
Sent: Thursday, January 16, 2025 3:24 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave
[EXTERNAL SENDER]
I am a Los Gatos resident and I support the removal of this house from the historic inventory, demolition
of the structure and a new residence in keeping with city design guidelines. Thank you.
Thanks,
Connie
From: Chris Clark <>
Sent: Thursday, January 16, 2025 7:08 PM
To: Sean Mullin <SMullin@losgatosca.gov>
Subject: 228 Bachman Ave, LG
[EXTERNAL SENDER]
To Whom it Concerns,
We have lived at and currently for over 21 years combined. The
entire time 228 Bachman Ave has been a disgrace to our neighborhood.
I don’t know the owners
but support their request to remove this eye sore house and build a new home. It is certainly not
historic. Its architecture is nondescript.
Our neighborhood is tired of looking at this dumpy house.
Please help us and allow this eye sore to be removed.
Sincerely,
Chris & Hally Clark
Christopher J. Clark
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