Staff Report with Attachments 1 through 6.119 Harding Avenue
PREPARED BY: Sean Mullin, AICP
Planning Manager
110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874
www.losgatosca.gov
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE
REPORT
MEETING DATE: 05/28/2025
ITEM NO: 7
DATE: May 23, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct an Addition and Exterior
Modifications to an Existing Pre-1941 Single-Family Residence on Property
Zoned R-1:8. Located at 119 Harding Avenue. APN 532-35-022. Exempt
Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Request for
Review Application PHST-25-010. Property Owner: Brian Conlisk. Applicant:
Jay Plett Architect, LLC. Project Planner: Sean Mullin.
RECOMMENDATION:
Consider a request for approval to construct an addition and exterior modifications to an
existing pre-1941 single-family residence on property zoned R-1:8 located at 119 Harding
Avenue.
PROPERTY DETAILS:
1. Date primary structure was built: 1927 per County Assessor’s Database
2. Bloomfield Preliminary Rating: ✓ - historic and some altered but still a contributor to district
if there is one.
3. Does property have an LHP Overlay? No
4. Is structure in a historic district? No
5. If yes, is it a contributor? N/A
6. Findings required? No
7. Considerations required? Yes
BACKGROUND:
The Santa Clara County’s Accessors Database lists a construction date of 1927 for the residence.
The property is included in the Sanborn Fire Insurance Maps having a consistent footprint
between 1928 and 1956 (Attachment 1). The property is included in the 1991 Anne Bloomfield
Historic Survey (Attachment 2), which indicates that the Mediterranean revival style residence
has an estimated construction date of the 1930s and provides a preliminary rating of “historic
and some altered but still a contributor to district if there is one.”
PAGE 2 OF 3
SUBJECT: 119 Harding Avenue/PHST-25-010
DATE: May 23, 2025
Town records only provide a permit history for the permitted ADU behind the main residence.
No permits were found for the main residence. The applicant provided a request letter
(Attachment 3), a summary of the property research (Attachment 2), photographs of the
property (Attachment 4), and project plans (Attachment 6).
DISCUSSION:
The subject property at 119 Harding Avenue is located on the north side of Harding Avenue
east of the intersection with Los Gatos Boulevard. The property is developed with a single-story
main residence and a two-story accessory dwelling unit. The applicant is requesting approval to
construct an addition and exterior modifications to the main residence (Attachment 3). The
proposed single-story addition would be located at the rear of the residence and would not
impact the elevations visible from the street (Attachment 6). The addition would introduce a
gable end to the rear elevation, consistent with the front elevation, and would not increase the
height of the residence. The addition would be finished with exterior materials to match the
existing exterior materials. The applicant also proposes the replacement of the existing non-
original windows with fiberglass- or metal-clad wood windows with a profile appropriate for the
historic architecture and finished with stucco mouldings.
The proposed project appears to fall below the Town’s demolition thresholds for historic
residences. Staff will verify this under review of the Building Permit.
Town’s Residential Design Guidelines
The Committee should consider Section 3.9 of the Town’s Residential Design Guidelines, which
provides recommendations for construction of additions to existing residences (Attachment 5).
Including but not limited to the following recommendations:
• 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 should utilize
the same materials as the existing protected exterior elements.
CONCLUSION:
The applicant is requesting approval to construct an addition and exterior modifications to an
existing pre-1941 single-family residence on property zoned R-1:8 located at 119 Harding
PAGE 3 OF 3
SUBJECT: 119 Harding Avenue/PHST-25-010
DATE: May 23, 2025
Avenue. If approved, the project would be accomplished through a Building Permit and would
not return to the Committee.
CONSIDERATIONS:
A. Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications, the deciding body shall consider the architectural style, design,
arrangement, texture, materials and color, and any other pertinent factors. Applications
shall not be granted unless:
For pre-1941 structures, the proposed work will neither adversely affect the exterior
architectural characteristics or other features of the property which is the subject of
the application.
B. Residential Design Guidelines
Section 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 5).
ATTACHMENTS:
1. Sanborn Fire Insurance Maps
2. Request Letter
3. Property Research
4. Photos
5. Section 3.9, Residential Design Guideline
6. Project Plans
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1928
ATTACHMENT 1
1956
TOWN OF LOS GATOS
HISTORIC PRESERVATION COMMITTEE
HISTORIC RESEARCH WORKSHEET
Applicants shall provide written evidence and supporting documents to justify their request for a
remodel, alteration, addition, determination of significance, or demolition of a designated or
presumptive historic resource. This worksheet is intended to assist the applicant in gathering written
evidence and supporting documents, and to assist the Historic Preservation Committee during
evaluation of the request.
Applicants shall provide written evidence and supporting documents of the historical and architectural
characteristics, regarding both structures (construction date, alteration dates, photographic
documentation) and people (owner and/or resident names). If written evidence cannot fit on this
worksheet, please attach separate sheets.
The Historic Preservation Committee reviews the application using the Town's Historic District Ordinance
requirements. Copies of the ordinance(s) are available at Town Hall. The Committee meets the fourth
Wednesday of every month. The filing deadline is 20 days prior to the meeting by 11:00 AM.
The applicant shall research the following (please check the box once you complete your research):
1.Los Gatos Public Library (see How to Research the History of a House in Los Gatos):
□Sanborn Maps
□1941 Tax Assessment
□1989 Anne Bloomfield Historic Resource Survey forms
□Polk’s Directories
□Telephone Directories
□Other
2.Santa Clara County Resources (especially helpful for properties previously located in the county’s
jurisdiction):
□Santa Clara County Planning Department records
□San Jose Public Library (California Room)
3.Community Development Department Resources:
□Sanborn Maps
□1989 Anne Bloomfield Historic Resource Survey forms
□Community Development Department property files (permit history)
Research was conducted on (please enter date): ____________________________________
Records and Documents found (please attach copies): _______________________________
___________________________________________________________________________
ATTACHMENT 2
cflnne !Bfoom{uld
ARCHITECTURA L/CULTURAL SURVEY
LOS GATOS RESEARCH
File address //1 fk:rp/,7
PARCEL MAP INFORMATION
ARCHITECTURAL H ISTORY
14 15) 922-1063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
Parcel # 53 ;2-3 5'"-~z ~ Lot size: . t5""0front ft. x ~~~ ft. deep
Lot shape: Rectangle~~L___ Rectangle with small rear jog___ Other _____________ _
Location: N / S E w side of __,H:........;.._-_________ St Ave ,......... Other _____ _
distance to cross st: JP)~o ft. N_ s_ E / w_ from '-~ s G c:t -.,4..~ ,t3
at NE NW SE sw corner of _____________________ __
HISTORIC INFORMATION ON PARCEL MAP
7 7 -;:::. Old tract or subdivision name. __________________ Old Block #--~---Old lot # ____________ __
FIELD SURVEY INFORMATION (handwritten in red)
Preliminary rating· v' Estimated age/9'30;:. Style /t{eo/, 1 -,t:=;;v # stories__
Alterations vV ,,,.,cJ&t...U«:~ a-Jic ~' ct.. I n/) ne.y c5i(., ,.., ~
Other _____________________________________________ ___
COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on c~py) Page 9"711EFFective date 1;-J--'i! 7
1,2
OWNERSHIP SHOWN ON MAPS
Source Source Source Location of property, or Lot Owner
Name Date Page Old ·tract/block/lot Size Name
:1891
I
Blk Book '1908
I
Survey jl941 17 ~r-s old
I
MISCELLANEOUS PHOTOS : Roll/frame #1/3 ,i_:f
National Register listed date. __________________ __
County Inventory 1979 ______________ ~------------
Town of Los Gat os: Designation __ Recognition __
Di strict Name ~-------------------------------
Previous Sur vey
t/tZ'~.:-· .... ~ ~
~VALUATION. ate'-L.J.:.:;:::;:-z-,~~~T Contributor
JA rJ;,."' Allt J ;J!.'Ti f4.Di s tri ct Hon-contri b_ Raised_ Porch$ d~~cl-tf'A-Additi on i ..... &.._
· · m page #
-~ Alterations: Moved_
Earliest known _ v .....,...,_ _ J.i~/ -.)~ Windovav-Condition_ Owner~ Resident/'lo :.JVwlf .T~~ran•~r .. "'\ cJ,..·,w.'ft-' -eone•••<s~: ~~ --ldre r Des~"'1 ~.~,.-dX, G p .Da.•.-..
PUBLISH!!> MIMOUNC&M!NTS
clln.ne _r \om{u:.fd
ARCHITECTURAL SURVEY
BUILDING RESEARCH
sourcer __ A&.& __ Bulletin __ CA&BN __ call Chron DPB __ Ed..AB __ EX __ News _PeA Other
ARCHIT 'TURAL HISTORY
C4151 922·1063
222" ..VEBSTER STREET
SAN FRANCCSCO, CA 9411 5
Volunae Date · --Page-=-
Nature of announcement: Contract notice ___ Notice of completion ___ BP issued __ Photo ___ Elev/sketch/rend'g __ Floor plan __ Arch't/cont'r pub __ Real eat.
Copy exactly: --~ Builder/Contractor Architect/Engineer 4ocation Nature of work Coat
BUILDING PERMITS
source, Permit
Reqiater Preas
Address requested~-------------------
• -Application Date Delli., or . . . Number '"""""""' Location £2.!1
OTHER SOURCE (specify thoroughly)
SANBORN MAPS Color:
Vac. yel, pnk,
or orange Patches
Vol/ dif. blu,gry Yea/ No. l)f
Date ~ bldg Address reen ..J!!!._ No stories
f/1/J..g ;;17 /s ,//7 #-v IJ 1
Use/ Owner Builder/ Arch't/
No . of & contr. & engin'r
units address address & address
No. of
Height bay 'PoR e 1+ M ·.s~. ....uw windows
0 0
Description
/Initials Date
of work
Bldg's
width/ I depth
height
~.nitia 18
Exterior
Mater~als
s!•te ---
/Initials Date
Date of Describe or aketcl
constr. plan
0
dlnfU !Bfoom{utd
ARCHI'!SC~C..t}L_'l'URAL_ SURVBY
RAM!! RBIBARCH
ARCHITECTURAL HISTORY
141 51 ~22·1 063
2229 WEBSTER STREET
SAN FRANCISCO. CA 941 1 5
•~ (~r•~. b~i~in9, or~aation, atc)~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
\ddra•••• aaaociated with ~~~~~~-~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
aelevant datea r conatr~ction._~~-· birth. ___ • death. ___ • othar_~~~~~~~~~-
I. DIRECTORY S&ARCH (City Directori••· county Db-actorie•, Telephorw Book•, aociaty t!iNctori••· ate.)
Yaa Book N&Me/Claaai.#iad H-di"" Liat:ifta f....,nv •ftt:i..,. .... ,..,~ aa ah,_• u a• * •nP hnl,..a,..\
/~ 'PtJ SJD <-!Ia d~ -vur_ I;., C '-" i-1 n ~-~ ~,_..., "-O~v;;.,J-w I' ~14 ) ~/e.,... 1:,.1' tV~+~~ ,_J!
" + ~#-v, Jf"11 r<S :U.-Pv b"s e-J...
I <in " ·Cv;,nrf ~/.a.-. "D~ j;q tv+ uJ C~'ff.J ~1/e.r ~~ N<V/-/15&~ . .-cJ h /11~rzl,-~ .a.v ,
date
• BIOGRAPHICAL SIARCR, indaae• • other alphabetical li•tinqa.
Mrk 'X' (infct .or 'tJ' (nothin9 found) at each •ource you try. Liat fi.ndtecJa below.
·Los Gatos Library: California History Center, De Anza College:
City directories (name & street index) ___ Biographical file
Historic Collection Index (green boxes) Photo collection
Thompson & West, 1876 (bio index)
Pen Pictures, 1B88 (bio index)
Sunshine Fruit & Flowers, 1895 (bio index)
--Guinn, 1904 (bio index) San Jose Historical Museum:
---Sawyer, 1922 (bio index) ___ Great Registers (of voters)
---Bruntz, Hist'y of.LG, 1971 (bio index) ___ Indexes
Cu~xtended index to Bruntz Photo collection
Blo index of Nunroe Frazer, 1681 (Survey box)
Photo collection (2 boxes) Other sources:
Los Gatos Museum (Forbes Mill):
___ Death records by year
___ Funeral records (index cards to big
Photo collection
__ Indexes, California Historical ~uarterly
State Library Information Index (fiche)
--State Library-S.F. Newspaper Ind~-x -:(")
books_) _
III. LIST ALL RU'EUNCES FROM ABOVE. Find them. Copy qoot! -tarial " attach. Or copy below if only
a few words. Or explain why not relevant (as, wronq ~r•on).
L:7 Continued on Reverse
1-
File Address /! 1 ./-4:::t '~'/, ,. ._,.
7
d/mu: !J3foor r . .,[J
A H C II I 'I' 1·: C T lll< A l. :-, ll H V E Y
ASSESSMENT HULL RESI~ARCII
True t.l HI ockl Lot -------------------
L.L.i.~ Wt.U:>tt;.tC ::Jitctt.l
SAN H~ANCISI r -... !t41 I::>
Assessments arc filed by last name of property uwuer, hut uot IICiess;H ·ily ill alphabetical order·. Sonrt.• yt><US there is a11
index inside the vol ume or in a separatt.> hook . Tlu .. • goa l of a sear•ll is to find the years wheu the asse•sscd value of
"improvements" (buildings) c hanged from 0 to ovl'r $'>00, en wh1·11 that figut·p rust.' hy $'>00 or mroe. Wri l t~ down every ye<H
and name you tr·y, inc luding the years wht•n you I iud nothiug . l>itto marks are I ine.
--.of I d I'll I i I i cat i ""I Bo 1111 d; 11 i t• s
'l't ill' I I B I c 11 k / Lot I
Date Page Name Acre::; N Bd y E Bd y S Bd y
-g !>.
;?.;;;;.. Cu .-r· .... ) 5c) ' 7·' ·?,~ /_.,.,. 1, T
( I K~=--'--"'-----
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Other Info.
/tnttJals it ate
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JA/FLEET
CONLISK 4/22/25
119 HARDING AVENUE
LOS GATOS, CA 95030
project description
TO: TOWN OF LOS GATOS hpc
FROM: JAY PLETT ARCHITECT
description
RESTORE, REMODEL and ADD small addition TO A
PRE-1941 HOME LOCATED AT 119 HARDING AVe.
•the home is in general dis-repair
•Per Anne Bloomfield, the windows are not
original and are historically inaccurate.
Windows are failing of rot, bondo-ed to hold
together and fill holes, and are termite
infested (see attached photos and Bloomfield
report).
•the roofing has outlived its life
we propose to replace the failing existing non-
original windows with like sized new wood windows of
fiberglass or aluminum clad with stucco mould
matching a historically correct profile.
the front street view facade massing and roof
profile will remain unchanged - only the windows
and entry door will be replaced.
new roofing will be asphalt comp shingles, matching
the existing roofing.
the addition has been kept to the rear of house, not
visible from street, the plaster will match the
existing.
P R
O P
O S
A L
REST
ORE,
REM
ODE
L
and
ADD
TO A
PRE-
1941
HOM
E
LOC
ATED
AT
119
HAR
DING
AV.
- THE
HOM
E IS
IN
GENE
RAL
DIS-
REP
AIR
- THE
WIND
OWS
ARE
NOT
ORIG
INAL,
ARE
HIST
ORIC
ALLY
IN-
ACC
URAT
E,
ARE
FAILI
NG
OF
ROT
BEIN
G
BON
DO-
ED
TOGE
THER
TO
FILL
THE
HOLE
S.
- THE
ROO
FING
HAS
OUTLI
VED
ITS
LIFE
WE
PRO
POS
E TO
REP
LACE
THE
FAILI
NG
WIND
OWS
WITH
NEW
CLA
D
WOO
D
WIND
OWS
WITH
STUC
CO
MOUL
D
MAT
CHIN
G A
HIST
ORIC
ALLY
COR
RECT
PRO
FILE.
THE
FRO
NT
FAC
ADE
MAS
SING
and
ROO
F
PRO
FILE
WILL
REM
AIN
UNCH
ANG
ED -
ONLY
THE
WIND
OWS
AND
ENTR
Y
DOO
R
WILL
BE
REP
LACE
D.
NEW
ROO
FING
WILL
BE
ASP
HALT
COM
P
SHIN
GLES
,
MAT
CHIN
G
THE
EXIST
ING
ROO
FING.
THE
ADDI
TION
HAS
BEEN
KEP
T TO
THE
REA
R OF
HOUS
E,
NOT
VISIB
LE
FRO
M
STRE
ET,
THE
PLA
STER
WILL
MAT
CH
THE
EXIST
ING.
proposal
ATTACHMENT 3
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ATTACHMENT 4
Residential Design Guidelines 33
Town of Los Gatos BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 5
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
•When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
•The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
•The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
•The amount of foundation exposed on the addition should
match that of the original building.
•Do not add roof top additions where the roof is of historic
significance.
•Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
•Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
•The height and proportion of an addition or a second story
should not dominate the original structure.
•Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
•New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
•Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood
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