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Staff Report with Attachments 1 to 8 68 Broadway PREPARED BY: Samina Merchant Associate 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: 08/27/2025 ITEM NO: 2 DATE: August 22, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Construct Exterior Alterations to an Existing Contributing Single-Family Residence in the Broadway Historic District on Property Zoned R-1D:LHP. Located at 68 Broadway. APN 510-45- 085. Request for Review HS-25-035. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner/Applicant: Marc Dubresson. Project Planner: Samina Merchant. RECOMMENDATION: Consider a request for approval to construct exterior alterations to an existing contributing single-family residence in the Broadway Historic District on property zoned R-1D:LHP, located at 68 Broadway. PROPERTY DETAILS: 1. Date primary structure was built: 1935 per County Assessor; 1920s per Anne Bloomfield Survey 2. Bloomfield Preliminary Rating: “+” Historic and intact or worthy of special note 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Yes, Broadway Historic District 5. If yes, is it a contributor? Yes 6. Findings required? No 7. Considerations required? Yes BACKGROUND: The Santa Clara County Assessor’s Database lists a construction date of 1935 for the existing residence. The 1990 Anne Bloomfield Survey describes the residence as being built in the ‘Hansel & Gretel’ style with an estimated construction date of the 1920s (Attachment 1). The Bloomfield Survey rates the residence as historic and intact or worthy of special note. The Sanborn Fire Insurance Maps show that the footprint of the residence remained consistent PAGE 2 OF 3 SUBJECT: 68 Broadway/ HS-25-035 DATE: August 22, 2025 between 1928 and 1956 (Attachment 2). The applicant submitted documents based on their findings from the research worksheet, which are included in Attachments 3 and 4. The following is a summary of the Town Records in Attachment 5: 1. 1984: M-84-22 – Subdivision and Lot Line Adjustment resulting in four separate lots seen today as 72 and 68 Broadway and 305 and 307 W Main Street; 2. 1988: S-88-22 – Living area expansion on right side; 3. 1989 – Earthquake damage repairs included remodeling the home with a larger kitchen, master suite, traditional staircase, reuse of fallen brick for patio and walkways, a new pool, and cellar; 4. 1992 - HPC approval to construct a carport; and 5. 2011: HS-11-035 - HPC approved renovations to the front elevation to remove an existing door and replace it with a window to match the existing. On June 25, 2025, the Committee was unable to make the required considerations pursuant to Section 29.80.290 of the Town Code and recommended denial of the request to construct exterior alterations to an existing contributing single-family residence in the Broadway Historic District to the Community Development Director. The request was denied by the Community Development Director on June 26, 2025. DISCUSSION: On June 25, 2025, the Committee reviewed a request to construct exterior alterations, including replacing the existing aluminum sliding door on the rear elevation with a new 16-foot- wide folding door system. The Committee opined that the proposed door’s style and scale differed from the style of the existing windows, and that the proposed work would adversely affect the exterior architectural characteristics or other features of the property. The Committee recommended exploring custom door manufacturers that offer options with divided lites to give the door proportionality and compatibility with the existing facade while still providing the open light panel view. A denial of the proposal, as submitted, was recommended. The applicant subsequently submitted revised project plans and a justification letter with the same general scope, requesting to remodel a portion of the first-floor area within the existing building footprint, but featuring a different rear door in response to the Committee’s recommendations (Attachments 3 and 7). The updated proposal includes replacing the existing aluminum sliding door on the rear elevation with a new 16-foot-wide folding door system from Bend River Sash and Door Company (Attachment 8, Sheet D.2). The proposed wood door features divided lites and would be painted to match the existing doors and windows to remain and the existing trellis at the rear patio. On the northwest (left side) elevation, two existing windows would be removed and replaced with one new wood window to match the existing windows in style and color (Attachment 8, Sheet D.1). All trims would match the original style, and the existing stucco siding and horizontal brick veneer would remain in place. PAGE 3 OF 3 SUBJECT: 68 Broadway/ HS-25-035 DATE: August 22, 2025 CONCLUSION: The applicant is requesting approval to construct exterior alterations to an existing contributing single-family residence in the Broadway 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. The application would continue through the Building Permit process 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: __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. Sections 4.8.3 and 4.8.4 of the Town’s Residential Design Guidelines offer recommendations relative to windows and doors located in Historic Districts and/or on historic properties (Attachment 7). ATTACHMENTS: 1. 1990 Anne Bloomfield Survey 2. Sanborn Fire Maps 3. Justification Letter 4. Applicant’s Research 5. Town Planning & Building Records 6. Existing Exterior Elevation Photo 7. Section 4.8.3 & 4.8.4, Residential Design Guidelines 8. Proposed Plans This Page Intentionally Left Blank ATTACHMENT 1 This Page Intentionally Left Blank 1908ATTACHMENT 2 1928 1928-1944 1956 Re: Resubmittal – Rear Window/Door Modiﬁcation at 68 Broadway Dear Chair, members of the Historic Preservation Committee and members of the staff, Thank you for your time and thoughtful review of our initial application regarding modiﬁcations to the rear façade of our home. We greatly appreciate the committee’s input and have taken your feedback seriously in preparing this resubmittal. In response to the committee’s comments, we are now fully committed to ensuring that all proposed windows and folding doors include divided lites to match the existing historic style of the home. We understand that consistency in design is essential to maintaining the architectural integrity of the property and the neighborhood. At your suggestion, we reached out to Bend River, a company with experience in the Los Gatos historic district. They conﬁrmed their ability to custom-manufacture folding doors with divided lites, matching both the color and detailing of our existing windows. This option had not surfaced in our earlier research, and we now agree that it offers the best blend of functional improvement and historic compatibility. We continue to believe this modest change to the rear of the house—entirely out of public view—will enhance the livability of our kitchen while remaining faithful to the property’s historical character. We hope this revised submission reﬂects our alignment with the town’s preservation values. Thank you again for your consideration. Sincerely, Marc Dubresson ATTACHMENT 3 This Page Intentionally Left Blank ATTACHMENT 4 This Page Intentionally Left Blank ATTACHMENT 5 This Page Intentionally Left Blank Source: Redfin. (n.d.). Photo of residential property located at 68 Broadway, Los Gatos, CA [Image]. Redfin. Retrieved June 11, 2025, from https://www.redfin.com/ATTACHMENT 6 This Page Intentionally Left Blank Residential Design Guidelines48 Town of Los Gatos HISTORIC RESOURCES4 •New materials should identically match original materials in shape, size, dimension, texture and pattern. Metal used as flashing, screening, gutters, and utility services and other traditional elements are acceptable. •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. Mate- rial samples, photographs and specific locations where the material may be seen in use will all assist in the evaluation of alternative materials. •The decision making body may approve an acceptable alter- native to the original building material if use of the original material is not feasible due to unreasonable cost and com- mercial availability, or health and safety considerations. 4.8.3 Doors •Original doors should be retained and restored. •New replacement doors for Victorians should not be flush, but of raised or flat panel design. •Front doors generally should be painted, not stained. Not applicable to Mission Revival/Mediterranean style structures. •Screened doors should be real wood framed of simple de- sign unless patterns can be shown to fit the existing style. 4.8.4 Windows and Glass in doors •Original windows, glass and window decorations should be retained and restored. •Replacement of only the deteriorated portions of the win- dows is recommended rather than the replacement of the entire window. •New or replacement windows should be wood-sashed and muntined if applicable. •Sills, lintels, frames, sashes, muntins, and all decorations should be identically replaced. •All elements of new windows should be identical in size, shape, proportion, and dimensions as the original windows of the building, or consistent with traditional sizes, propor- tions and dimensions of buildings of the same architectural style, design and era. •Windows should be constructed of real glass, and window Simulated divided lite windows may be considered on a case-by-case basis True divided lite windows are encouraged when appropriate to the original structure Original doors and windows should be retained and repaired ATTACHMENT 7 Residential Design Guidelines 49 Town of Los Gatos HISTORIC RESOURCES4 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. • All lites (panes of glass) should be true divided lite, not artificial or snap-in grids. Simulated Divided Lite windows are permitted when the details of the window provide projecting muntin elements on the exterior and interior of the window along with a spacer muntin between the panes of glass (See example to the left). • New arched, angled, and/or octagonal windows are discour- aged. • Large expanses of blank exterior walls without windows are discouraged. 4.8.5 Bay Windows • Size, shape, proportion, dimension, type of foundation, and, roof material and style of bay windows, whether restored or of new construction, should be identical to the original or existing bay windows of the structure. • New bay windows may be added to the building in loca- tions where no bay windows previously existed. These new bay windows should be identical to and replicate the style, design, size, shape and proportion, type of foundation and roof of other bay windows existing on structure. If there are no existing bay windows on the structure, new bay windows should be built in the same size, shape, dimension, propor- tions, material and type of foundation and roof typical of the architectural style. Metal frame kitchen garden windows are prohibited. • Generally, traditional architectural styles will require either a foundation to the ground or substantial supporting brackets below a bay window. Floating windows without support, as shown for the bow bay window example to the right, are rarely appropriate. • New bay windows are permitted only when the applicant proves to the Deciding Body that they are consistent with existing style, design and character of the structure. 4.8.6 Chimneys • Wood-framed chimneys are prohibited unless their exteri- ors are covered with brick or river rock veneers. Masonry veneers may be used. However, they should be detailed exactly as the solid construction that they are emulating. • Stucco Mission Revival or Mediterranean style houses may have stucco covered chimneys. Match bay windows to the architectural style of the house Some window styles, such as this bow bay window, would have very limited applicability for use on a historic resource structure Wood clad chimneys are prohibited Masonry and stucco chimneys are preferred ATTACHMENT 8 This Page Intentionally Left Blank