Item 4 - Staff Report with Attachments 9 through 13.16488 Bonnie Lane
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: 3/26/25
ITEM NO: 4
DATE: March 21, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct a Second-Story Addition
Exceeding 100 Square Feet and Exterior Alterations to an Existing Pre-1941
Single-Family Residence on Property Zoned R-1:8. Located at 16488 Bonnie
Lane. APN 532-02-014. Minor Residential Development Application MR-24-
007. Categorically Exempt Pursuant to the California Environmental Quality
Act (CEQA) Guidelines, Section 15301: Existing Facilities. Property Owner: Mai
of Tran 2020 Trust. Applicant: Vu-Ngan Tran. Project Planner: Maria Chavarin.
BACKGROUND:
On April 24, 2024, the Committee considered the proposal and continued the item with the
following direction to the applicant (Attachment 9):
Revise the floor plan on the proposed second-floor addition specifically, the angled exterior
walls on the master bath to make the design compatible to the existing residence;
Revise the angle of the roof line; and
Revise the extent of the deck to eliminate visual weight on the design.
On May 22, 2024, the Committee considered the requested changes and recommended
approval to the Community Development Director with a condition that the replacement
windows be fiberglass clad wood windows (Attachment 10 and 11).
DISCUSSION:
On November 25, 2024, the applicant submitted development plans to continue the Minor
Residential Development application review process. During the planning review phase of the
application, it was noted that new changes to the plans were introduced that were not
originally considered by the Committee. The item is returning to the Committee for
consideration and a recommendation to the Community Development Director. The revised
plans are found in Attachment 13. Below is a summary of the applicant’s proposed changes to
the plans:
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SUBJECT: 16488 Bonnie Lane/MR-24-007
DATE: March 21, 2025
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Removal of the existing front entry stairway with side access to Bonnie Lane;
Construction of a new front entry stairway, including new wood railings and square wood
columns with stucco bases, on the north elevation;
Expansion of the proposed second-floor footprint on the east, south and west elevations;
Addition of three windows on the second-floor east and west elevations;
Addition of a new sliding glass door on the first floor on the east elevation;
Removal of the proposed windows on the first floor of the south elevation addition; and
Addition of a new door on the first floor of the south elevation addition
The applicant submitted a Letter of Justification providing the reasons for modifying the
footprint of the second-story floor plan (Attachment 12). The applicant’s Letter of Justification
states, “We feel that the end of the master bathroom looks like two small dormers. We
changed the design to make the house look more proportional.”
At the May 22, 2024, Historic Preservation Committee meeting, the Committee recommended
approval to Community Development Director with a condition that the replacement of
windows be fiberglass clad wood windows (Attachment 10). The applicant is requesting
consideration that the proposed windows be modified to a full fiberglass product rather than
the previously approved fiberglass clad wood windows.
The Residential Design Guidelines provides the following recommendations related to window
materials:
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 ex-
ceptions may be made on a case-by-case basis when the decision-making body
determines that the replacement is consistent with the appearance of the original
material, and that a lay person would be unlikely to discern the difference. The burden
of proof will reside with the applicant. Material samples, photographs, and specific
locations where the material may be seen in use will all assist in the evaluation of
alternative materials.
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SUBJECT: 16488 Bonnie Lane/MR-24-007
DATE: March 21, 2025
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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.
CONCLUSION:
The applicant is requesting consideration and recommendation for construction of a second-
story addition exceeding 100 square feet and exterior alterations to an existing pre-1941 single-
family residence on property zoned R-1:8. Should the Committee find merit in the request, the
recommendation would be forwarded to the Community Development Director and the
application would continue through the Minor Residential Development application process.
The project would not return to the Committee.
ATTACHMENTS:
Previously received with the April 24, 2024, Staff Report:
1. Anne Bloomfield Survey
2. Town Records
3. Applicant’s Submittal Packet
4. Property Pictures
5. Development Plans
6. Section 3.9, Residential Design Guidelines
Previously received with the May 22, 2024, Staff Report:
7. Response Letter
8. Development Plans
Received with this Staff Report:
9. HPC Action Letter, April 24, 2024
10. HPC Action Letter, May 22, 2024
11. Development Plans Approved by HPC on May 22, 2024
12. Letter of Justification
13. Revised Development Plans
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
April 30, 2024
Vu-Ngan Tran
16488 Bonnie Lane
Los Gatos, CA 95032
Via email
RE: 16488 Bonnie Lane
Minor Residential Application MR-24-007
Requesting Approval for Construction of a Second-Story Addition Exceeding 100
Square Feet and Exterior Alterations to an Existing Pre-1941 Single-Family Residence
on Property Zoned R-1:8. APN 532-02-014. Categorically Exempt Pursuant to the
California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing
Facilities.
PROPERTY OWNER/APPLICANT: Vu-Ngan Tran
PROJECT PLANNER: Maria Chavarin
On April 24, 2024, the Los Gatos Historic Preservation Committee discussed the item and
recommended that the applicant:
•Revise the floor plan on the proposed second-floor addition specifically the walls on the
master bath to make the design compatible to the existing residence.
•Revise the angle of the roof line.
•Revise the extent of the deck.
If you have any questions, I can be contacted by phone at (408) 354-6807 or by email at
mchavarin@losgatosca.gov.
Sincerely,
Maria Chavarin
Assistant Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2024\Bonnie Lane, 16488 - 4-24-24 - HCP Action Letter.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 9Page 87
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
May 23, 2024
Vu-Ngan Tran
16488 Bonnie Lane
Los Gatos, CA 95032
Via email
RE: 16488 Bonnie Lane
Minor Residential Development Application MR-24-007
Requesting Approval for Construction of a Second-Story Addition Exceeding 100
Square Feet and Exterior Alterations to an Existing Pre-1941 Single-Family Residence
on Property Zoned R-1:8. APN 532-02-014.Categorically Exempt Pursuant to the
California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing
Facilities.
PROPERTY OWNER/APPLICANT: Vu-Ngan Tran
PROJECT PLANNER: Maria Chavarin
On May 22,2024, the Los Gatos Historic Preservation Committee recommended approval of the
above request to the Community Development Director with a condition that the replacement
windows be fiberglass clad wood windows.
If you have any questions, I can be contacted by phone at (408) 354-6807 or by email at
mchavarin@losgatosca.gov.
Sincerely,
Maria Chavarin
Assistant Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2024\Bonnie Lane, 16488 - MR-24-007 - HPC Action Letter.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 10
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ATTACHMENT 11Page 91
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DATE:
SCALE:
DRAWN:
JOB:
SHEET
OF 10 SHEETS
AS NOTED
May. 1st, 2024PROPOSED REMODLE AND ADDITION FOR :RESIDENCE16448 BONNIE LANE, LOS GATOS, CALIFORNIA DongTNPREVISIONSNGUYENPHANDESIGNCONSULTING7080 AVENIDA ROTELLASAN JOSE CALIFORNIADong NP: 408-206-7332 email: dongtnp@aim com
A-56'-8"8'-3"6'-8"6'-8"6'-8"EAST ELEVATION
SCALE: 1 / 4" = 1' - 0"
WEST ELEVATION (BONNIE LANE)
SCALE: 1 / 4" = 1' - 0"
SOUTH ELEVATION (REAR)
SCALE: 1 / 4" = 1' - 0"
NORTH ELEVATION (FORNT)
SCALE: 1 / 4" = 1' - 0"EXISTING MAXIMUM HIEGTHEXISTING MAXIMUM HIEGTHEXISTING SECOND FLOOR LINE
EXISTING FIRST FLOOR LINE
12
5 5
12
5 5
EXISTING SECOND
FLOOR LINE
EXISTING FIRST
FLOOR LINE EXISTING MAXIMUM HIEGTHEXISTING MAXIMUM HIEGTH12
5 5
EXISTING FIRST
FLOOR LINE
12
5 5
12
5 5
EXISTING SECOND
FLOOR LINE
EXISTING FIRST
FLOOR LINE
EXISTING
FRONT PORCH
EXISTING
FRONT PORCH
EXISTING PAVED
PATIO
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DATE: March 18, 2025
TO: TOWN OF LOS GATOS Community Development Department 110 E. Main Street
Los Gatos, CA 95030
LETTER OF JUSTIFICATION
To Whom It May Concern;
I am writing this letter of justification to obtain approval for exterior alterations of the property at
16488 Bonnie Ln.
•Removal of the existing front entry stairway with side access to Bonnie Lane;
•Construction of a new front entry stairway, including new wood railings and square build-
up wood columns with stucco finish bases, on the north elevation with front access;
•Expansion of the proposed second-floor footprint on the east, south, and west elevations;
•Addition of three windows on the second-floor east and west elevations;
•Addition of a new sliding glass door on the first floor on the east elevation;
•Removal of the proposed windows on the first floor of the south elevation addition; and
•Addition of a new door on the first floor of the south elevation addition
We respectfully request your approval to resubmit this plan. Your support in this matter will help
us maintain our community's beauty and integrity.
Thank you for considering our request.
Sincerely,
Vu-Ngan Tran
Property Owner
ATTACHMENT 12
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Construction Best Management Practices (BMPs)
Construction projects are required to implement year-round stormwater BMPs.
Non-Hazardous Materials
Berm and cover stockpiles of sand, dirt or other construction material
with tarps when rain is forecast or when they are not in use.
Use (but don’t overuse) reclaimed water for dust control.
Ensure dust control water doesn’t leave site or discharge to storm
drains.
Hazardous Materials
Label all hazardous materials and hazardous wastes (such as
pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in
accordance with City, County, State and Federal regulations.
Store hazardous materials and wastes in water tight containers, store
in appropriate secondary containment, and cover them at the end of
every work day or during wet weather or when rain is forecast.
Follow manufacturer’s application instructions for hazardous
materials and do not use more than necessary. Do not apply
chemicals outdoors when rain is forecast within 24 hours.
Arrange for appropriate disposal of all hazardous wastes.
Waste Management
Cover and maintain dumpsters. Check frequently for leaks. Place
dumpsters under roofs or cover with tarps or plastic sheeting secured
around the outside of the dumpster. A plastic liner is recommended to
prevent leaks. Never clean out a dumpster by hosing it down on the
construction site.
Place portable toilets away from storm drains. Make sure they are in
good working order. Check frequently for leaks.
Dispose of all wastes and demolition debris properly. Recycle
materials and wastes that can be recycled, including solvents, water-
based paints, vehicle fluids, broken asphalt and concrete, wood, and
cleared vegetation.
Dispose of liquid residues from paints, thinners, solvents, glues, and
cleaning fluids as hazardous waste.
Keep site free of litter (e.g. lunch items, cigarette butts).
Prevent litter from uncovered loads by covering loads that are being
transported to and from site.
Construction Entrances and Perimeter
Establish and maintain effective perimeter controls and stabilize all
construction entrances and exits to sufficiently control erosion and
sediment discharges from site and tracking off site.
Sweep or vacuum any street tracking immediately and secure
sediment source to prevent further tracking. Never hose down streets
to clean up tracking.
Materials & Waste Management Equipment Management &
Spill Control
Maintenance and Parking
Designate an area of the construction site, well away
from streams or storm drain inlets and fitted with
appropriate BMPs, for auto and equipment parking,
and storage.
Perform major maintenance, repair jobs, and vehicle
and equipment washing off site.
If refueling or vehicle maintenance must be done
onsite, work in a bermed area away from storm drains
and over a drip pan or drop cloths big enough to collect
fluids. Recycle or dispose of fluids as hazardous waste.
If vehicle or equipment cleaning must be done onsite,
clean with water only in a bermed area that will not
allow rinse water to run into gutters, streets, storm
drains, or surface waters.
Do not clean vehicle or equipment onsite using soaps,
solvents, degreasers, or steam cleaning equipment, and
do not use diesel oil to lubricate equipment or parts
onsite.
Spill Prevention and Control
Keep spill cleanup materials (e.g., rags, absorbents and
cat litter) available at the construction site at all times.
Maintain all vehicles and heavy equipment. Inspect
frequently for and repair leaks. Use drip pans to catch
leaks until repairs are made.
Clean up leaks, drips and other spills immediately and
dispose of cleanup materials properly.
Use dry cleanup methods whenever possible
(absorbent materials, cat litter and/or rags).
Sweep up spilled dry materials immediately. Never
attempt to “wash them away” with water, or bury
them.
Clean up spills on dirt areas by digging up and
properly disposing of contaminated soil.
Report significant spills to the appropriate local spill
response agencies immediately. If the spill poses a
significant hazrd to human health and safety, property
or the environment, you must report it to the State
Office of Emergency Services. (800) 852-7550 (24
hours).
Earthmoving
Grading and Earthwork
Schedule grading and excavation work
during dry weather.
Stabilize all denuded areas, install and
maintain temporary erosion controls (such
as erosion control fabric or bonded fiber
matrix) until vegetation is established.
Remove existing vegetation only when
absolutely necessary, plant temporary
vegetation for erosion control on slopes
or where construction is not immediately
planned.
Prevent sediment from migrating offsite
and protect storm drain inlets, drainage
courses and streams by installing and
maintaining appropriate BMPs (i.e. silt
fences, gravel bags, fiber rolls, temporary
swales, etc.).
Keep excavated soil on site and transfer it
to dump trucks on site, not in the streets.
Contaminated Soils
If any of the following conditions are
observed, test for contamination and
contact the Regional Water Quality
Control Board:
Unusual soil conditions, discoloration, -
or odor.
Abandoned underground tanks. -
Abandoned wells -
Buried barrels, debris, or trash. -
If the above conditions are observed,
document any signs of potential
contamination and clearly mark them so
they are not distrurbed by construction
activities.
Landscaping
Protect stockpiled landscaping materials
from wind and rain by storing them under
tarps all year-round.
Stack bagged material on pallets and
under cover.
Discontinue application of any erodible
landscape material within 2 days before a
forecast rain event or during wet weather.
Paving
Avoid paving and seal coating in wet
weather or when rain is forecast, to
prevent materials that have not cured
from contacting stormwater runoff.
Cover storm drain inlets and manholes
when applying seal coat, slurry seal, fog
seal, or similar materials.
Collect and recycle or properly dispose of
excess abrasive gravel or sand. Do NOT
sweep or wash it into gutters.
Sawcutting & Asphalt/Concrete Removal
Protect storm drain inlets during saw
cutting.
If saw cut slurry enters a catch basin,
clean it up immediately.
Shovel or vacuum saw cut slurry deposits
and remove from the site. When making
saw cuts, use as little water as possible.
Sweep up, and properly dispose of all
residues.
Concrete Management
Store both dry and wet materials under
cover, protected from rainfall and runoff and
away from storm drains or waterways. Store
materials off the ground, on pallets. Protect
dry materials from wind.
Wash down exposed aggregate concrete
only when the wash water can (1) flow onto
a dirt area; (2) drain onto a bermed surface
from which it can be pumped and disposed
of properly; or (3) block any storm drain
inlets and vacuum washwater from the
gutter. If possible, sweep first.
Wash out concrete equipment/trucks offsite
or in a designated washout area onsite,
where the water will flow into a temporary
waste pit, and make sure wash water does
not leach into the underlying soil. (See
CASQA Construction BMP Handbook for
properly designed concrete washouts.)
Dewatering
Discharges of groundwater or captured
runoff from dewatering operations must
be properly managed and disposed. When
possible, send dewatering discharge to
landscaped area or sanitary sewer. If
discharging to the sanitary sewer, call your
local wastewater treatment plant.
Divert run-on water from offsite away from
all disturbed areas.
When dewatering, notify and obtain
approval from the local municipality before
discharging water to a street gutter or storm
drain. Filtration or diversion through a basin,
tank, or sediment trap may be required.
In areas of known or suspected
contamination, call your local agency to
determine whether the ground water must be
tested. Pumped groundwater may need to be
collected and hauled off-site for treatment
and proper disposal.
Painting Cleanup and Removal
Never clean brushes or rinse paint
containers into a street, gutter, storm
drain, or stream.
For water-based paints, paint out brushes
to the extent possible, and rinse into a
drain that goes to the sanitary sewer.
Never pour paint down a storm drain.
For oil-based paints, paint out brushes to
the extent possible and clean with thinner
or solvent in a proper container. Filter and
reuse thinners and solvents. Dispose of
excess liquids as hazardous waste.
Sweep up or collect paint chips and dust
from non-hazardous dry stripping and
sand blasting into plastic drop cloths and
dispose of as trash.
Chemical paint stripping residue and chips
and dust from marine paints or paints
containing lead, mercury, or tributyltin
must be disposed of as hazardous waste.
Lead based paint removal requires a state-
certified contractor.
Painting & Paint RemovalConcrete Management
and Dewatering
Paving/Asphalt Work
Storm drain polluters may be liable for fines of up to $10,000 per day!Page 114
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