Staff Report and Atttachments 1 to 8.117 Edelen Avenue
TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT
MEETING DATE: 06/25/2025 ITEM NO: 4
DATE: June 20, 2025
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider a Request for Approval to Construct a Second-Story Addition of 100
Square Feet and Exterior Alterations to an Existing Noncontributing Single-
Family Residence in the University-Edelen Historic District on Property Zoned
R-1D:LHP. Located at 117 Edelen Avenue. APN 529-02-020. Minor
Development in an Historic District Application HS-25-030. Categorically
Exempt Pursuant to the California Environmental Quality Act (CEQA)
Guidelines, Section 15310: Existing Facilities. Property Owner: Jeff and Julie
Prince. Applicant: David Kuoppamaki. Project Planner: Maria Chavarin.
RECOMMENDATION:
Consider a request for approval to construct a second-story addition of 100 square feet and
exterior alterations 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
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
PAGE 2 OF 4 SUBJECT: 117 Edelen Avenue/HS-25-030 DATE: June 20, 2025
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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.
On April 23, 2025, the Committee considered a request for preliminary review for exterior
alterations and construction of a 100-sqaure foot second-story addition to an existing single-
family residence. The Committee considered the request, discussed the item, and provided the
following feedback to the applicant (Attachment 5):
• Consider adding two windows rather than one on the front elevation as the proposed
design removes a gable window;
• Consider adding a belly band to break the first and second stories on the left elevation;
• Concerns with the number of proposed windows being removed on the left elevation as this
modifies the building’s unique character;
• The proposed design is departing from the Victorian style in the neighborhood;
• The proposed flat roof line is not compatible with the Victorian architectural style;
• The proposed design is a major change in appearance and is not consistent with other
homes in the neighborhood in terms of style; and
• The second-story addition changes the overall character of the house.
DISCUSSION:
On June 3, 2025, the applicant submitted a request for a formal review and a recommendation.
In their response, the applicant provided revised development plans (Attachment 8) and
justification addressing the recommended changes from the previous HPC meeting
(Attachment 3). Below is the applicant’s response to the recommended changes:
• We agree that adding another gable to the front elevation will add character. We’ve
proposed a new gable over the 2nd story front closet window;
• I disagree with this. Look in the neighborhood and belly bands are missing quite often. We
have belly bands on most of this house, but this area has an odd condition of how to stop
the belly band at the front. With that being said, I’ve added a belly band to support your
concerns;
• These windows are not visible from the road, or much of anywhere except our drawings.
With the new design layout we would prefer to keep these windows removed; The
neighborhood is not just Victorian style. On just this road you can see: Sea Ranch/
Modernist style, Colonial Style, Ranch/Craftsman style, Bungalow Style, Italianate Style and
PAGE 3 OF 4 SUBJECT: 117 Edelen Avenue/HS-25-030 DATE: June 20, 2025
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a Contemporary Victorian Style. The neighboring house, 121 Edelen, I’m calling Italianate
Style due to its low-pitched roof, decorative brackets and emphasis on vertical lines. I feel
this house was originally designed by Gary Schloh as a Craftsman style house (not Victorian
in architectural style). We’re proposing a more Italianate Style house similar to 121 Edelen;
• Again, we’re not proposing a Victorian style house and feel you do not need a Victorian
style house to adhere to the history of this neighborhood; and
• Yes we are changing the characteristic of the house from Craftsman style. This is to give our
Client, the new home owner, a normal ceiling height home with their remodel. In our eyes it
is very consistent with many other homes in the neighborhood in terms of style. When
walking around the corner of Miles and University, you see a house under construction with
very similar style and a much simpler roof design (yes, they have a higher pitched roof).
The applicant provided revised plans (Attachment 8) and opted to keep a single window and
introduced a low-pitched gable roof over the single window on the front elevation. A belly band
was added to the left elevation in efforts to show a break between the first and second stories.
The applicant prefers to remove and fill in most windows on the left elevation. Their
justification is based on visibility, the left elevation is not visible from the road. Based on the
applicant’s neighborhood analysis, they determined that the neighborhood is comprised of a
combination of older architectural styles and not only Victorian style. The applicant has firmly
expressed that their intent is not to propose a Victorian style house. However, the design has
been revised to incorporate low-pitched roofs above the new windows. The applicant indicates
that the intent of the remodel is to achieve traditional ceiling heights in keeping with other
homes in the neighborhood in terms of style. The applicant’s response to the Committee’s
feedback is found in Attachment 6 of this report.
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.
PAGE 4 OF 4 SUBJECT: 117 Edelen Avenue/HS-25-030 DATE: June 20, 2025
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B. Residential Design Guidelines
Sections 3.9 of the Town’s Residential Design Guidelines offers recommendations for
construction of additions to existing residences (Attachment 7).
CONCLUSION:
The applicant is requesting approval to construct a second-story addition of 100 square feet
and exterior alterations to an existing noncontributing single-family residence in the University-
Edelen Historic District on property Zoned R-1D:LHP. Should the Committee find merit in the
request, a recommendation of approval would be forwarded to the Community Development
Director and the application would continue through the Building Permit process and would not
return to the Committee for further consideration.
ATTACHMENTS:
1. 1990 Anne Bloomfield Survey
2. Sanborn Fire Insurance Maps
3. Town Building Permit Records
4. Exterior Photos
5. HPC Action Letter, April 23, 2025
6. Response Letter to the Direction of the Historic Preservation Committee
7. Section 3.9, Residential Design Guidelines
8. Development Plans
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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 3
ATTACHMENT 4
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
April 28, 2025
Jeff and Julie Price
117 Edelen Avenue
Los Gatos, CA 95030
Via email
RE: 117 Edelen Avenue
Request for Preliminary Review Application PHST-25-003
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 on Property
Zoned R-1D:LHP. Located at 117 Edelen Avenue. APN 529-02-020. Request for Review
Application PSHT-25-003. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing
Facilities.
Property Owner: Jeff and Julie Prince
Applicant: David Kuoppamaki
Project Planner: Maria Chavarin
On April 23, 2025, the Los Gatos Historic Preservation Committee considered the request, discussed
the item and provided the following feedback:
•Consider adding two windows rather than one on the front elevation as the the proposed design
removes a gable window,
•Consider adding a belly band to break the first and second stories on the left elevation;
•Concerns with the number of proposed windows being removed on the left elevation as this modifies
the building’s unique character;
•The proposed design is departing from the Victorian style in the neighborhood;
•The proposed flat roof lines is not compatible with the Victorian architectural style;
•The proposed design is a major change in appearance and is not consistent with other homes in the
neighborhood in terms of style; and
•The second story addition changes the overall character of the house.
If you have questions, I can be contacted by phone at (408) 354-6807 or by email at
mchavarin@losgatosca.gov.
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
ATTACHMENT 5
Sincerely,
Maria Chavarin
Assistant Planner
cc: David Kuoppamaki, via email
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INITIAL HERE______
3141 Stevens Creek Blvd #104
San Jose, CA 95117
408.357.0818 Office 530.919.2921 Cell
HPC RESPONSE LETTER
DATE: MAY 30, 2025
TO: HISTORIC PRESERVATION COMMISSION PROJECT ADDRESS:
117 Edelen Ave
Los Gatos, CA 95030
HPC Comments our response in red
•Consider adding two windows rather than one on the front elevation as the proposed design
removes a gable window,
We agree that adding another gable to the front elevation will add character. We’ve proposed a new gable
over the 2nd story front closet window
•Consider adding a belly band to break the first and second stories on the left elevation;
I disagree with this. Look in the neighborhood and belly bands are missing quite often. We have belly bands on most
of this house, but this area has an odd condition of how to stop the belly band at the front. With that being said, I’ve added a belly band to support your concerns
•Concerns with the number of proposed windows being removed on the left elevation as this modifies
the building’s unique character;
These widnows are not visible from the road, or much of anywhere except our drawings. With the new design layout
we would prefer to keep this windows removed.
•The proposed design is departing from the Victorian style in the neighborhood;
The neighborhood is not just Victorian style. On just this road you can see: Sea Ranch/Modernist style, Colonial Style, Ranch/Craftsman style, Bungalow Style, Italianate Style and a Contemporary Victorian Style. The neighboring house,121 Edelen, I’m calling Italianate Style due to its low pitched roof, decorative brackets and emphasis on vertical lines. I feel this house was originally designed by Gary Schloh as a Craftsman style house(not Victorian in
architectural style) We’re proposing a more Italianate Style house similar to 121 Edelen
•The proposed flat roof lines is not compatible with the Victorian architectural style;
Again, we’re not proposing a Victorian style house and feel you do not need a Victorian style house to adhere to the history of this neighborhood.
•The proposed design is a major change in appearance and is not consistent with other homes
in the neighborhood in terms of style; and The second story addition changes the overall
character of the house.
Yes we are changing the characteristic of the house from Craftsman style. This is to give our Client, the new
home owner, a normal ceiling heigh home with their remodel. In our eyes it is very consistent with many other
homes in the neighborhood in terms of style. When walking around the corner of Miles and University, you see a
house under construction with very similar style and a much simpler roof design(yes they have a higher pitched
roof).
ATTACHMENT 6
This Page
Intentionally
Left Blank
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 7
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