Staff Report with Attachments 1 through 6.117 Edelen Avenue
PREPARED BY: Maria Chavarin
Assistant Planner
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE
REPORT
MEETING DATE: 4/23/25
ITEM NO: 4
DATE: April 18, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Preliminary Review for Exterior Alterations and
Construction of a Second-Story Addition of 100 Square Feet to an Existing
Noncontributing Single-Family Residence on Property Zoned R-1D:LHP.
Located at 117 Edelen Avenue. APN 529-02-020. Request for Review
Application PHST-25-003. Exempt Pursuant to CEQA Guidelines, Section
15301: Existing Facilities. Property Owner: Jeff and Julie Prince. Applicant:
David Kuoppamaki. Project Planner: Maria Chavarin.
RECOMMENDATION:
Preliminary review for exterior alterations and construction of a second-story addition of 100
square feet to an existing noncontributing single-family residence in the University-Edelen
Historic District on property zoned R-1D:LHP, located at 117 Edelen Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 2000 per County Assessor’s Database; 2000
per Town records
2. Town of Los Gatos Historic Status Code: N/A
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, University-Edelen Historic District
5. If yes, is it a contributor? No
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The Santa Clara County Assessor’s Database and Town records indicate that the original
residence located at 117 Edelen Avenue was demolished in 2000, and the existing residence
was constructed in 2000. The 1990 Anne Bloomfield Survey does not provide a specific
construction date for the original residence, providing only an estimated construction date of
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SUBJECT: 117 Edelen Avenue/PHST-25-003
DATE: April 18, 2025
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the 19th century (Attachment 1). The Sanborn Fire Insurance Maps include the property
beginning in 1928 and show the original residence as having consistent footprint through 1956
(Attachment 2). The list of permits found in the Town records reflect permits issued since the
2000’s clearly indicating that the original residence was approved for demolition (Attachment
3).
The following is a summary of the Town’s permit records included in Attachment 3:
2000 – Demolition Permit for single-family residence and garage;
2000 – Building Permit for new single-family residence and garage; and
2001 – Electrical and Plumbing Permits to convert cellar to habitable area.
Current photos of the property are found in Attachment 4.
DISCUSSION:
The applicant is requesting a preliminary review by the Committee for exterior alterations and
construction of a 100-square foot addition to the existing second story (Attchament 6). The
property is located on the west side of Edelen Avenue, between Miles Avenue and Mullen
Avenue. The existing house appears to be a Victorian design, characterized by its gabled roof,
front porch, horizontal siding and details of wood material. Town records show that in 2000,
the original residence was approved for demolition and a new Victorian style residence was
constructed in its place. The noncontributing residence does not have historic merit but
remains within the University-Edelen historic district and is subject to review by the Historic
Preservation Committee for the proposed alterations/additions to the residence. The
Residential Design Guidelines provides the following regarding noncontributing structures in
historic districts:
Noncontributing Structures These 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. Owners of noncontributing structures are encouraged to remodel
them to better support the scale and character of the historic district. A noncontributing
structure, if not rehabilitated into a contributing style or design, should be remodeled or
expanded consistent with its existing architectural style and design.
The applicant proposes the following:
On the front elevation, demolish siding and include a second-story addition creating a wider
roof gable, widening an existing window including window type and removal and
replacement of an existing window on the second-story;
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SUBJECT: 117 Edelen Avenue/PHST-25-003
DATE: April 18, 2025
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On the left elevation, demolish siding and include a second-story addition creating flat eave
line across, remove existing windows on the first floor and infill, remove and replace
windows on the second-floor;
On the right elevation, demolish siding and include a second-story addition creating a wider
roof gable resulting in a flat eave line across, remove an existing window and infill, add a
new window, and remove and add new windows to the first and second story; and
On the rear elevation, demolish siding and include a second-story addition creating a flat
eave line across, a new window, and remove and replace an existing window with a smaller
window on the second floor. On the first floor replace existing window/door with a new
sliding glass door.
The proposed exterior materials consist of roof (composition shingles), siding (horizontal lap
siding), siding at base of residence (hardie siding panels), windows (wood painted red with
sawn trim) and detailed features (wood, brick and plastics). The proposed changes would match
the existing materials.
CONSIDERATIONS:
A. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Applications
shall not be granted unless:
X In historic districts, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application, nor adversely affect its relationship, in terms of harmony and
appropriateness, with its surroundings, including neighboring structures, nor adversely
affect the character, or the historical, architectural or aesthetic interest or value of the
district.
B. Residential Design Guidelines
Section 3.9 of the Residential Design Guidelines offers recommendations for additions to
historic resources through reference to Section 3.9 (Attachment 5).
CONCLUSION:
The applicant is seeking preliminary feedback from the Committee for exterior alterations and
construction of a second-story addition of 100 square feet. The new second story addition will
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SUBJECT: 117 Edelen Avenue/PHST-25-003
DATE: April 18, 2025
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be processed either ministerially or through a discretionary application. The application will
return to the Committee for a formal recommendation at a future meeting.
ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Sanborn Fire Insurance Maps
3. Town Building Permit Records
4. Exterior Photos
5. Section 3.9, Residential Design Guidelines
6. Development Plans
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1928-1944
ATTACHMENT 2Page 275
1928-1956
Page 276
Permit #AppType Addr#Street Suffix APN Project Name Project Description
PHST-25-003 Historic 117 EDELEN AVE 52902020 PRINCE JEFFREY AND JULIE
Consider a Request for Preliminary Review for Exterior Alterations and
Construction of a Second-Story Addition of 100 square feet to an
Existing Single-Family Residence Within a Historic District on Property
Zoned R-1D:LHP. APN 529-02-020. Categorically Exempt Pursuant to
CEQA Guidelines Section 15301: Existing Facilities.
PRE25-00276 Planning On-line Pre-application 117 EDELEN AVE 52902020
REMODEL OF EXISTING HOME WITH RELOCATION OF EXTERIOR
WINDOWS AND CONVERSION OF REAR WINDOW/DOOR SYSTEM TO
NEW SLIDING GLASS DOOR
RE-FRAME RE-ROOF 2ND FLOOR WITH NEW 10FT 2ND FLOOR
WALLS AND TRUSS ROOF WITH 3:12 ROOF SLOPE
VL-21-008 CodeCompliance/Enforcement/Admini
strative/Citation 117 EDELEN AVE 117 Edelen Ave trash cans left out in public view
VL-17-227 CodeCompliance/Enforcement/Admini
strative/Citation 117 EDELEN AVE 117 Edelen Ave front fence too high and electric gate without permit
VL-17-185 CodeCompliance/Enforcement/Admini
strative/Citation 117 EDELEN AVE 117 Edelen Ave gas blower Friday 3:15 pm
M01-000194 Residential - M - Other 117 EDELEN AVE 52902020 CONVERT NON-HABIT CELLAR TO HABITABLE 355SF
P01-000338 Residential - Misc 117 EDELEN AVE 52902020 CONVERT NON-HABITABLE CELLAR TO HABITABLE
B01-000503 Residential - Addition 117 EDELEN AVE 52902020 CONVERT HON-HAB CELLAR TO HABITABLE 355SF
E01-000346 Residential - E - Other 117 EDELEN AVE 52902020 ELEC CONVERT CELLAR TO HABITABLE
EN01-024 PPW/Engineering/Commercial/Encroac
hment 117 EDELEN AVE 52902020 INSTALL NEW SEWER LATERAL & PROPERTY LINE CLEANOUT
EN00-268 PPW/Engineering/Commercial/Encroac
hment 117 EDELEN AVE 52902020 INSTALL UNDERGROUND GAS, ELECTRIC, AND PHONE
T-00-0108 Tree Removal Permit 117 EDELEN AVE 52902020 TANBARK OAK
EN00-091 PPW/Engineering/Commercial/Encroac
hment 117 EDELEN AVE 52902020 REMOVE & REPLACE (E) CURB & SIDEWALK
E00-000171 Residential - E - Other 117 EDELEN AVE 52902020 TEMP POWER POLE
EN00-074 PPW/Engineering/Commercial/Encroac
hment 117 EDELEN AVE 52902020 EMERGENCY-ABANDON GAS SERVICE
B00-000169 Residential - New 117 EDELEN AVE 52902020 NEW 441 SF DETACHED GARAGE
B00-000170 Residential - Demolition 117 EDELEN AVE 52902020 DEMO 1042 SF HOUSE
B00-000171 Residential - Demolition 117 EDELEN AVE 52902020 DEMO 494 SF DETACHED GARAGE
B00-000168 Residential - New 117 EDELEN AVE 52902020 NEW SFR 1174SF 1ST FLR, 950SF 2ND FLR, 484SF L/L 690SF NON-
HAB UNFIN BASEMENT, 75 SF ROOFED PORCH, 192 SF WOOD DECK
E00-000131 Residential - E - Other 117 EDELEN AVE 52902020 ELEC FOR NEW SFR 2800 SF
E00-000132 Residential - E - Other 117 EDELEN AVE 52902020 ELEC FOR NEW 441 SF DETACHED GARAGE
M00-000078 Residential - M - Other 117 EDELEN AVE 52902020 MECH FOR NEW SFR 2800 SF
P00-000136 Residential - Misc 117 EDELEN AVE 52902020 PLUM FOR NEW SFR 2800 SF
S-99-0019 Architecture Site/Addition-Remodel
Single Family 117 EDELEN AVE 52902020 DEMO AND CONSTRUCT NEW HOUSE
328 Historic 117 EDELEN AVE 52902020 New door;2/2+4/4 windows on side
ATTACHMENT 3Page 277
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ATTACHMENT 4
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Residential Design Guidelines 33
Town of Los Gatos BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 5
Page 355
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
•When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
•The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
•The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
•The amount of foundation exposed on the addition should
match that of the original building.
•Do not add roof top additions where the roof is of historic
significance.
•Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
•Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
•The height and proportion of an addition or a second story
should not dominate the original structure.
•Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
•New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
•Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood
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