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12-17-25 Packet- HPC SPECIAL (PDF)Page 1 HOW TO PARTICIPATE The Town of Los Gatos strongly encourages your active participation in the public process. If you are interested in providing oral comments during the meeting, you must attend in- person, complete a speaker’s card, and return it to the staff. If you wish to speak to an item on the agenda, please list the item number on the speaker card. The time allocated to speakers may change to better facilitate the meeting. If you are unable to attend the meeting in-person, you are welcome to submit written comments via email to planning@losgatosca.gov. Public Comment During the Meeting: When called to speak, please limit your comments to three (3) minutes, or such other time as the Chair may decide, consistent with the time limit for speakers at a Town meeting. Speakers at public meetings may be asked to provide their name and to state whether they are a resident of the Town of Los Gatos. Providing this information is not required. Deadlines to Submit Written Comments: If you are unable to participate in person, you may email planning@losgatosca.gov with the subject line “Public Comment Item #_” (insert the item number relevant to your comment). Persons wishing to submit written comments to be included in the materials provided to the Commission must provide the comments as follows:  For inclusion in the agenda packet: by 11:00 a.m. the Friday before the Committee meeting.  For inclusion in the agenda packet supplemental materials: by 11:00 a.m. on the day of the Committee meeting.  For inclusion in a desk item: by 11:00 a.m. the day of the Committee meeting. TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE DECEMBER 17, 2025 110 EAST MAIN STREET TOWN COUNCIL CHAMBERS 4:00 PM Lee Quintana, Chair Martha Queiroz, Vice Chair Susan Burnett, Planning Commissioner Emily Thomas, Planning Commissioner Alan Feinberg, Committee Member Page 1 Page 2 CALL MEETING TO ORDER ROLL CALL CONSENT ITEMS (Items appearing on the Consent Items are considered routine Town business and may be approved by one motion. Any member of the Committee may request to have an item removed from the Consent Items for comment and action. Members of the public may provide input on any or multiple Consent Item(s) when the Chair asks for public comments on the Consent Items. If you wish to comment, please follow the Participation Instructions contained on Page 1 of this agenda. If an item is removed, the Chair has the sole discretion to determine when the item will be heard.) 1. Draft Minutes of the November 19, 2025, Historic Preservation Committee Meeting VERBAL COMMUNICATIONS (Members of the public are welcome to address the Historic Preservation Committee on any matter that is not listed on the agenda and is within the subject matter jurisdiction of the Committee. To ensure all agenda items are heard, this portion of the agenda is limited to 30 minutes. In the event additional speakers were not able to be heard during the initial Verbal Communications portion of the agenda, an additional Verbal Communications will be opened prior to adjournment. Each speaker is limited to three minutes or such time as authorized by the Chair.) PUBLIC HEARINGS (Applicants and their representatives may be allotted up to a total of five minutes maximum for opening statements. Members of the public may be allotted up to three minutes to comment on any public hearing item. Applicants and their representatives may be allotted up to a total of three minutes maximum for closing statements. Items requested/recommended for continuance are subject to the Committee’s consent at the meeting.) 2. Consider a Request for Approval to Construct a New Second-Story Addition to an Existing Non-Contributing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. Located at 310 Tait Avenue. APN 510-14-058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Minor Residential Development Application MR-25-016. Property Owner/Applicant: Santiago Allende. Project Planner: Erin Walters. 3. Consider a Request for Approval to Construct an Addition and Exterior Alterations to a Pre-1941 Single-Family Residence on Property Zoned R-1D. Located at 249 Los Gatos Boulevard. APN 529-24-024. Request for Review Application PHST-25-027. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Michael Gorini. Applicant: Michael Dern. Project Planner: Ryan Safty. Page 2 Page 3 OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following items.) 4. Consider a Request for Preliminary Review to Demolish an Existing Contributing Single- Family Residence and Construct a New Single-Family Residence Located in the University- Edelen Historic District on Property Zone C-2:LHP. Located at 313 University Avenue. APN 529-04-063. CEQA Review is Pending. Request for Review Application PHST-25-026. Property Owner/Applicant: Frank Delgado. Project Planner: Sean Mullin. 5. Consider a Request for Preliminary Review to Construct Additions and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. Located at 318 Los Gatos Boulevard. APN 532-36-032. Request for Review Application PHST-25-028. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Robert Sohigian. Applicant: Tom Krulevitch, Krulevitch Architecture, P.C. Project Planner: Sean Mullin. REPORT FROM THE DIRECTOR OF THE COMMUNITY DEVELOPMENT COMMITTEE MATTERS ADJOURNMENT ADA NOTICE In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Clerk’s Office at (408) 354-6834. Notification at least two (2) business days prior to the meeting date will enable the Town to make reasonable arrangements to ensure accessibility to this meeting [28 CFR §35.102-35.104]. Page 3 This Page Intentionally Left Blank Page 4 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 12/17/2025 ITEM: 1 DRAFT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE SPECIAL MEETING NOVEMBER 19, 2025 The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on November 19, 2025 at 4:00 p.m. MEETING CALLED TO ORDER AT 4:00 PM ROLL CALL Present: Chair Lee Quintana, Vice Chair Martha Queiroz, Planning Commissioner Emily Thomas, Planning Commissioner Susan Burnett and Committee Member Alan Feinberg. Absent: None. VERBAL COMMUNICATIONS None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1. Approval of Minutes – October 22, 2025 2. Approval of Minutes – October 29, 2025 3. Adopt a Letter to the Town Council Regarding Future Historic Preservation Committee Workplan Items. Consent Item 3 moved to the end of the meeting MOTION: Motion by Commissioner Thomas to approve the Consent Calendar. Seconded by Commissioner Burnett. VOTE: Motion passed unanimously, (5-0) PUBLIC HEARINGS 4. 647 N. Santa Cruz Avenue Consider a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned C-1. APN 410-14-015. Exempt Pursuant to CEQA Section 15061(b)(3). Request for Review PHST-25-022. Property Owner: 647 N. Santa Cruz Ave, LLC. Applicant: Lance Tate. Project Planner: Ryan Safty. Page 5 PAGE 2 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 Ryan Safty, Project Planner, presented the staff report. Opened Public and close Comment. Applicant presented the project. Daniel Hudson, Applicant Team They conducted a study with Bonnie Bamburg. The house in the back is beyond repair. They are asking to remove the structure. It is not salvageable. They want to provide housing. Bonnie Bamburg, Applicant Team They first look to find historical significance and not just the condition of the structure. They did not find any architectural or historical significance. Public Hearing Closed Committee members discussed the matter. MOTION: Motion by Committee Member Feinberg to Recommend Approval to the Community Development Director to a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned C-1. APN 410-14-015. Seconded by Commissioner Thomas. Committee discussed the motion. VOTE: Motion failed (1-4), Commissioner Thomas, Commissioner Brunett, Committee Member Queiroz, and Chair Quintana dissenting. MOTION: Motion by Vice Chair Queiroz to Recommend Denial to the Community Development Director to a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned C-1. APN 410-14- 015. Seconded by Commissioner Burnett. VOTE: Motion passed, (4-1), Committee Member Feinberg dissenting. Page 6 PAGE 3 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 5. 245 Los Gatos Boulevard Consider a Request for Approval to Construct an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. APN 529-24-024. Request for Review Application PHST-25-023. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Michael Phung. Applicant: Andres Johnson. Project Planner: Samina Merchant. Samina Merchant, Project Planner, presented the staff report. Opened Public Comment. Applicant presented the project. Andres Johnson, Architect They Intend to add two bedrooms by adding a second story. It would not be seen from the street. Committee members asked questions of the applicant. Andres Johnson, Architect They can use a French door instead of a sliding glass door. They will discuss with the owner about moving the yard access from the back instead of the side. They are open to suggestions. They want to move ahead with the project. Closed Public Comment. Committee members discussed the matter. MOTION: Motion by Commissioner Burnett to Recommend Approval to the Community Development Director to Construct Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. APN 529-24-024. Request for Review Application PHST-25- 023. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Additional recommendations are to remove the side slider and maintain the back door with French doors, and to maintain the front existing door or use a new similar looking door. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, (5-0) Page 7 PAGE 4 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 6. 321 Bachman Avenue Consider a Request for Approval to Construct an Addition with Reduced Setbacks to an Existing Noncontributing Single-Family Residence Located in the Almond Grove Historic District on Nonconforming Property Zoned R-1D: LHP. APN 510-17-100. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Architecture and Site Application S- 25-049. Property Owner: Stanley and Jean Melax. Applicant: Jennifer Kretschmer, AIA. Project Planner: Suray Nathan. Suray Nathan, Project Planner, presented the staff report. Committee members asked questions of Staff. Opened Public Comment. Applicant presented the project. Jennifer Kretschmer, Architect; Stan and Jean Melax, Co-owners They have incorporated Committee’s suggestions to the columns of the porches and neighborhood context. They added more decorations to the front bay window. The home is not pre-1941 and does not match the neighborhood. Stan and Jean Melax, Co-owners The front is pretty plain. They want to add a small sitting space and a bay window. They are mainly asking for reduced setbacks to put a garage in the back. Committee members asked questions of the applicant. Closed Public Comment. Committee members discussed the matter. MOTION: Motion by Commissioner Thomas to Recommend Approval to the Community Development Director to Construct an Addition with Reduced Setbacks to an Existing Noncontributing Single-Family Residence Located in the Almond Grove Historic District on Nonconforming Property Zoned R-1D: LHP. APN 510-17-100. With recommendations to install one window of appropriate style or one double-hung window for the kitchen facing the alley, and to change the garage door to be compatible with the architectural style of the house. Seconded by Vice Chair Queiroz. Friendly Amendment by Chair Quintana to change the garage door option to a requirement. Page 8 PAGE 5 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 Amendment accepted by the Maker of the Motion and Seconder. MOTION: Motion by Commissioner Thomas to Recommend Approval to the Community Development Director to Construct an Addition with Reduced Setbacks to an Existing Noncontributing Single-Family Residence Located in the Almond Grove Historic District on Nonconforming Property Zoned R-1D: LHP. APN 510-17-100. With the modifications of changing the garden window style and either keeping one window or two double-hung windows on the side. Also, there is a requirement to use a garage door of a different style that is appropriate to the house and neighborhood. Seconded by Vice Chair Queiroz. VOTE: Motion passed unanimously, (5-0) 7. 446 San Benito Avenue Consider a Request for Approval to Construct an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. APN 410-16-051. Request for Review Application PHST-25-021. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner/Applicant: Devendra Deshwal. Project Planner: Sean Mullin for Maria Chavarin. Sean Mullin, Project Planner, presented the staff report. Committee members asked questions of Staff. Opened Public Comment. Applicant presented the project. Devendra Deshwal, Owner Last time they discussed the massing. Now it is a single-story structure. They incorporated all metal-clad windows, stucco in the back, and off-setting of the garage. The belly band is no longer needed. Committee members asked questions of the applicant. Closed Public Comment. Committee members discussed the matter. Page 9 PAGE 6 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 MOTION: Motion by Chair Quintana to Recommend Approval to the Community Development Director to Construct an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. APN 410-16-051. Request for Review Application PHST-25-021. With the following conditions: Give the applicant flexibility on the using Hardie board shingles or other fire safe materials. Change the metal-clad windows to fiberglass-clad windows. Change the slider to French doors that match the style of the house. Change the front door to wood craftsman style door. The garage door should match what is illustrated on drawing A.5-3. The roof shingle color will match the existing roof shingles. Seconded by Commissioner Thomas. Friendly Amendment by Commissioner Thomas to add that the door should match the architectural style of the house. Amendment accepted by the Maker of the Motion. MOTION: Motion by Chair Quintana to Recommend Approval to the Community Development Director to Construct an Addition and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. APN 410-16-051. Request for Review Application PHST-25-021. With the following conditions: Give the applicant flexibility on the using Hardie board shingles or other fire safe materials. Change the metal-clad windows to fiberglass-clad windows. Change the slider to French doors that match the style of the house. Change the front door to wood craftsman style door. The garage door should match the architectural style of the house. The roof shingle color will match the existing roof shingles. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, (5-0) 8. 310 Johnson Avenue Consider a Request for Approval to Construct Exterior Alterations to an Existing Pre 1941 Single-Family Residence on Property Zoned R-1:8. APN 529-39-006. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Request for Review Application PHST-25-024. Property Owner/Applicant: Sumit Ahluwalia. Project Planner: Sean Mullin. Sean Mullin, Project Planner, presented the staff report. Page 10 PAGE 7 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 Committee members asked questions of Staff. Opened Public Comment. Applicant presented the project. Sumit Ahluwalia, Owner The foundation has been assessed to have 70 percent failure. They want to fix and not demolish the house. They have a permit to fix the foundation. A horizontal siding was revealed when some brick façade fell off. They plan to use the horizontal style all around the house. A 1928 drawing shows an open porch. They propose to putting the entry in the middle for symmetry. Committee members asked questions of the applicant. Closed Public Comment. Committee members discussed the matter. MOTION: Motion by Committee Member Feinberg to Recommend Approval to the Community Development Director to Construct Exterior Alterations to an Existing Pre 1941 Single-Family Residence on Property Zoned R-1:8. APN 529-39-006. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Request for Review Application PHST-25-024. Seconded by Commissioner Thomas. Friendly amendment by Chair Quintana to clarify that the replacement of the brick siding will be the same as the horizontal siding on the first floor. Amendment accepted by the Maker of the Motion and Seconder. MOTION: Motion by Committee Member Feinberg to Recommend Approval to the Community Development Director to Construct Exterior Alterations to an Existing Pre 1941 Single-Family Residence on Property Zoned R-1:8. APN 529-39-006. Exempt Pursuant to CEQA Section 15301: Existing Facilities. Request for Review Application PHST-25-024. With the condition that the replacement of the brick siding will be the same as the horizontal siding on the first floor. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, (5-0) Page 11 PAGE 8 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 9. 328 Bachman Avenue Consider a Request for Approval to Modify a Previously Approved Project to Construct a Second-Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing Contributing Single-Family Residence in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-14-037. Request for Review Application PHST-25-025. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Snighdha Uday Dharmavaram. Applicant: Bess Wiersema. Project Planner: Sean Mullin. Sean Mullin, Project Planner, presented the staff report. Opened Public Comment. Applicant presented the project. Bess Wiersema and Michael Rowe, Applicants Due to significant job and budget changes the basement has been eliminated, and the master suite has been reduced. They will match the adjacent dormer. The materials and windows will still be matching. Committee members asked questions of the applicant. Closed Public Comment. Committee members discussed the matter. MOTION: Motion by Vice Chair Queiroz to Recommend Approval to the Community Development Director to Modify a Previously Approved Project to Construct a Second-Story Addition Exceeding 100 Square Feet and Exterior Alterations to an Existing Contributing Single-Family Residence in the Almond Grove Historic District on Property Zoned R- 1D:LHP. APN 510-14-037. Request for Review Application PHST-25-025. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Seconded by Chair Quintana. VOTE: Motion passed unanimously, (5-0) Page 12 PAGE 9 OF 9 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF NOVEMBER 19, 2025 OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following items.) 10. Adopt the 2026 Meeting Schedule. MOTION: Motion by Chair Quintana to approve. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, (5-0) 3. Adopt a Letter to the Town Council Regarding Future Historic Preservation Committee Workplan Items. Committee members discussed the matter. Closed the Public Hearing MOTION: Motion by Chair Quintana to approve the letter as amended in this discussion. Seconded by Vice Chair Queiroz. Friendly amendment by Commissioner Thomas to reorganize the objectives. Amendment accepted by the Motion Maker and the Seconder. VOTE: Motion passed unanimously, (5-0) COMMITTEE MATTERS None. ADJOURNMENT The meeting adjourned at 6:33 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the November 19, 2025 meeting as approved by the Historic Preservation Committee. Sean Mullin, AICP, Planning Manager Page 13 This Page Intentionally Left Blank Page 14 PREPARED BY: Erin M. Walters Senior 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: 12/17/2025 ITEM NO: 2 DATE: December 12, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Construct a New Second-Story Addition to an Existing Non-Contributing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. Located at 310 Tait Avenue. APN 510-14-058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Minor Residential Development Application MR-25- 016. Property Owner/Applicant: Santiago Allende. Project Planner: Erin Walters. RECOMMENDATION: Requesting approval to construct a new first- and second-story addition and exterior alterations to an existing pre-1941 non-contributing single-family residence located in the Almond Grove Historic District on property zoned R-1D:LHP located at 310 Tait Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1918 per County Assessor’s Database 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, Almond Grove 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 lists a construction date of 1918 for the residence. The property is not included in the 1991 Anne Bloomfield Historic Survey and is identified as a non-contributor within the Almond Grove Historic District. Town records indicate prior building permits for the replacement of windows to match the existing aesthetics and originality of the Page 15 PAGE 2 OF 4 SUBJECT: 310 Tait Avenue/MR-25-016 DATE: December 12, 2025 home and for a reroof completed in 2007 (Attachment 1). The applicant provided a summary of the property research and photographs (Attachment 1). At the December 18, 2024, meeting, the Historic Preservation Committee conducted a preliminary review of a proposal for a single-story addition and a new two-story addition, including exterior alterations to the pre-1941 single-family residence. The Committee reviewed the areas of interest outlined in the staff report dated September 19, 2025 (Attachment 1), evaluated the proposal, and provided feedback for the applicant to incorporate into a revised design. At the May 28, 2025, meeting, the applicant returned with a revised design addressing the Committee’s recommendations from the December 18, 2024, meeting (Attachment 1). The Committee deliberated on the proposed revisions and provided additional feedback for refinement of the design (Attachments 2 and 3). DISCUSSION: The applicant has returned to the Committee requesting a formal recommendation for the project. The applicant’s project description and Letter of Justification (Attachment 4) outline the existing site conditions; the proposed single-story and second-story additions; the project’s historic and architectural compatibility; and the surrounding neighborhood context. The applicant’s response letter addresses the Committee’s feedback from the May 28, 2024, meeting (Attachment 5). The development plans are included in Attachment 6. The development plans propose a single-story side addition to the existing 731-square-foot residence, including a 368-square-foot accessory dwelling unit (ADU) that replaces 113 square feet of the first floor. A 415-square-foot second-story addition is also proposed, resulting in a total residence size of 1,401 square feet. The addition and remodel have been reduced in size and massing to maintain the character of the original home and ensure compliance with FAR requirements. The second story has been shifted back to provide a 15-foot setback from both the front and rear property lines. The project complies with all applicable floor area, setback, and building height standards and will be processed as a Minor Residential Development application. The ADU is subject to ministerial review and is not within the Committee’s purview. The exterior modifications include first- and second-story additions designed to preserve the historic character of the home through the use of matching window and door trim, wood siding, the existing front door, scalloped gable siding, the brick chimney, and compatible roof forms. The existing wood windows will be replaced with brown aluminum-clad wood windows. The new roof forms—a combination of gable and hip—will match the existing composite shingle roofing. Proposed horizontal wood siding and a board-and-batten skirt will also match existing materials. All new exterior materials are proposed to match the existing. Page 16 PAGE 3 OF 4 SUBJECT: 310 Tait Avenue/MR-25-016 DATE: December 12, 2025 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 3.9 of the Town’s Residential Design Guidelines offers recommendations for construction of additions to existing residences (Attachment 7 of Attachment 1, December 18, 2024, Historic Preservation Committee Staff Report). CONCLUSION: The applicant is seeking a recommendation of approval from the Committee for the construction of first- and second-story additions and exterior alterations to an existing non- contributing single-family residence located in the Almond Grove Historic District on property Zoned R-1D:LHP, located at 310 Tait Avenue. The application is being processed through a Minor Residential Development Permit application. Should the Committee find merit in the request, the recommendation would be forwarded to the Community Development Director. If confirmed through Planning review to be in substantial conformance with the Committee’s review and recommendations, the application would not return to the Committee. ATTACHMENTS: 1. May 28, 2025, Historic Preservation Committee Staff Report 2. May 28, 2025, Historic Preservation Committee Action Letter 3. May 28, 2025, Historic Preservation Committee Meeting Minutes 4. Letter of Justification 5. Response Letter 6. Revised Development Plans Page 17 This Page Intentionally Left Blank Page 18 PREPARED BY: Erin Walters 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: 05/28/2025 ITEM NO: 8 DATE: May 23, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Preliminary Review to Construct a New Second-Story Addition and Exterior Alterations to an Existing Non-Contributing Single- Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. Located at 310 Tait Avenue. APN 510-14-058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Request for Review Application PHST-24-026. Property Owner: Santiago Allende. Applicant: Donna Chivers. Project Planner: Erin Walters. DISCUSSION: On December 18, 2024, the Committee discussed the proposed second-story addition, provided the following feedback, and requested that the applicant return to the Committee at a future date (Attachment 1): •Take into account the roofing materials and low-pitched roof sections; •Consider adding architectural details to the side elevations; •Pay particular attention to the long pitch on the side elevation as it is not harmonious with the rest of the design; •Study the neighborhood carefully, especially the two-story houses in the immediate neighborhood, update this design to be more consistent with the neighborhood; and •Move the mass of the second floor to the back. The applicant submitted revised plans and a letter summarizing their response to the Committee’s direction (Attachment 2). The revised plans include the following modifications (Attachment 3): •Redesigned roof is a combination of a 4:12 and 6:12 roof pitch which will accommodate asphalt composition roofing shingles; •Retained the existing brick fireplace; •Matched new materials to existing materials; ATTACHMENT 1Page 19 PAGE 2 OF 3 SUBJECT: 310 Tait Avenue/PHST-24-026 DATE: May 23, 2025 • Added a wood scallop detail at the new gable ends to match the original detailing; • Eliminated the long pitch roof; • Redesigned the second-story addition to be consistent with the building height (23 feet, three-inches), roof design, and exterior materials of the two-story homes in the immediate neighborhood and with the architectural style of the existing home; o The 25-foot-tall residence at 301 Almendra Drive features a gable end roofline with shingle siding; o The 30-foot-tall residence at 256 Bachman Avenue features a gable-end roofline and a combination of shingle and horizontal siding for exterior material; and • Reduced the mass of the second story and increased the second story front setback to 15 feet from the property line. 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 Sections 3.9 of the Town’s Residential Design Guidelines offers recommendations for construction of additions to existing residences (Attachment 7 of Attachment 1, December 18, 2024, Historic Preservation Committee Staff Report). CONCLUSION: The applicant is requesting the Committee to provide preliminary feedback on the first- and second-story additions with exterior modifications (Attachment 3). A new second-story addition, if not triggering a technical demolition, will be processed as an Architecture and Site application. This application would return to the Committee for a formal recommendation to the deciding body. Page 20 PAGE 3 OF 3 SUBJECT: 310 Tait Avenue/PHST-24-026 DATE: May 23, 2025 ATTACHMENTS: 1. December 18, 2024, Historic Preservation Committee Staff Report 2. Response Letter 3. Revised Development Plans Page 21 This Page Intentionally Left Blank Page 22 PREPARED BY: Erin Walters Associate Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT ǣͳʹȀͳͺȀʹͲʹͶ ǣ͹ DATE: December 13, 2024 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Requesting Preliminary Review for Construction of a New Second-Story Addition and Exterior Alterations to an Existing Non-Contributing Single- Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. Located at 310 Tait Avenue. APN 510-14-058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Request for Review Application PHST-24-026. Property Owner: Santiago Allende. Applicant: Donna Chivers. Project Planner: Erin Walters. RECOMMENDATION: Requesting preliminary review for construction of a new second-story addition and exterior alterations to an existing non-contributing single-family residence located in the Almond Grove Historic District on property zoned R-1D:LHP located at 310 Tait Avenue. PROPERTY DETAILS: 1.Date primary structure was built: 1918 per County Assessor’s Database 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, Almond Grove Historic District 5.If yes, is it a contributor? No 6.Findings required? No 7.Considerations required? Yes BACKGROUND: The Santa Clara County’s Accessors Database lists a construction date of 1918 for the residence. According to the Sanborn Fire Insurance Maps, the 1908 and 1928 map shows the property ATTACHMENT 1Page 23 2 Ͷ ǣ ͵ͳͲȀǦʹͶǦͲʹ͸ ǣͳ͵ǡʹͲʹͶ before it was subdivided and an accessory structure shown approximately in the footprint of the subject residence. The footprint on the July 1944 and 1956 maps shows the house in its current configuration located on a larger property, prior a lot split (Attachment 1). The property is not included 1991 Anne Bloomfield Historic Survey. Town records show a building permit for replacement of windows to match the existing aesthetics and originality of the home and a reroof in 2007 (Attachment 2). The applicant provided a summary of the property research (Attachment 3), as well as photographs of the property (Attachment 4). DISCUSSION: The subject property at 310 Tait Avenue is located on the east side of Tait Avenue, between Bachman Avenue and Almendra Avenue. The applicant is requesting a preliminary review by the Committee to provide feedback on a proposed first floor addition, and a new second-story addition to the existing one-story house. The applicant provided a scope of work (Attachment 5). The project proposes an internal remodel of the house, and a 256-square foot one-story addition to the front and rear of the house. The project also proposes a new 730-square foot second-story addition to the residence (Attachment 6). The existing one-story cottage style house is approximately 12 feet, six inches in height with hip roof. The existing house has a mix of tongue and groove vertical wood siding and horizontal lap wood siding. The gable roof ends have wood scalloped vertical siding. The front elevation has brick wainscoting that matches the brick chimney on the south elevation. The front door is a wood decorative cottage style door. The existing windows are white vinyl with wood trim and wood decorative shutters at the front elevation. The existing roof is asphalt composition shingle. The proposed residence would be 25 feet, one inches in height and would install exterior siding to match the existing siding. The new roof would be composition shingle and introduces two new bay windows at the front elevation. The existing windows would be replaced throughout the home with a variety of window styles and shapes. The existing brick chimney is proposed to be removed. The front elevation would retain the brick wainscoting and introduces a new wood front door with sidelights. The proposed project includes a proposed rear deck with wood railings. The proposed project has not been evaluated to determine if it would fall below the Town’s demolition thresholds for historic residences. Page 24 3 Ͷ ǣ ͵ͳͲȀǦʹͶǦͲʹ͸ ǣͳ͵ǡʹͲʹͶ 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 7). Including but not limited to the following recommendations: x 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. x Additions should be subordinate, and compatible in scale and proportion to the historically significant portions of the existing structure. x 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 preliminary review for construction of a new second-story addition and exterior alterations an existing non-contributing single-family residence located at 310 Tait Avenue. A new second-story addition, if not triggering a technical demolition, is processed under a Minor Residential Development application. This application would return to the Committee for a recommendation to be forwarded to the Community Development Director and the application would continue through the Minor Residential Development process. 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: 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 Town’s Residential Design Guidelines offers recommendations for Page 25 4 Ͷ ǣ ͵ͳͲȀǦʹͶǦͲʹ͸ ǣͳ͵ǡʹͲʹͶ construction of additions to existing residences (Attachment 5). ATTACHMENTS: 1. Sanborn Fire Insurance Maps 2. Permit Records 3. Property Research 4. Photographs 5. Request Letter from Applicant 6. Project Plans 7. Section 3.9, Residential Design Guidelines Page 26 Sanborn Map 1908 Location of subject property ATTACHMENT 1 Page 27 Sanborn Map 1928 Location of subject property Page 28 Sanborn Map March 1928- July 1944 Location of subject residence Page 29 Sanborn Map 1956 Location of subject residence Page 30 Page 31 Page 32 Page 33 Page 34 pp18Fdp"j>p ,Wbp(8dWbp%"p p ".- p p &>8\p)GbdW]F<8Op.]>b>\j8cJWUp0W<G>dmp />b>8\<Dpk8bp<WU=f<d>=pAX^pp28Gdp"j>pfbFUCpdD>p\>bWg^<>bpGU=G<8d>=pHUpdD>p 8YZOG<8dGWUp #>PWkp8\>pdD>p@GU=GUCb!p .8c\WUbp+U[fF]F>bp9FV=>\pGU=G<8d>=pcD8dpdD>pO8bdp\>[f>bdp@W\pGUBX]T8eHWUpWUp 18Fdp"j>pk8nbp<WTZO>d>=pGUp -WpZDWdWbpW@pDWfb>p@WgU=pFUp />bG=>U<>bp=\8k>\bpWApdD>p7>`G<8Op'GP> 3E>pDWgb>pIbpUWdpWUpcD>p$>OO\FUC>\bpQGbd 1D>pDWfb>pGbpUWdpOJbd>=pGUpdD>p*KbdW^J<p*WT>bp1Wf]b 4D>pp18lp"bb>bbT>Udp0f^j>mpbhCC>bdbpdD8dpdD>pDWfb>pT8mpD8j>p:>>Up9iGOc JUp 1D>p08U9W\UpT8ZbpbDWkpLU<WUbJbd>Ucpbi;=GjGbGWUbpbc^g<df]>bp8U=pQW<8dGWUpWA bd_f<df\>bpWj>]pdD>pm>8\b 5D>p.WRMbp&G\><dW\G>bp=J=pUWdp\>j>8Rp8UmpUWd8:O>pHU=GjF=g8ObpkDWpOGj>=p8dp 68Kdp"j> .O>8b>pO>dpT>pNUWkpF@pmWgpU>>=p8Ump @faD>\pJU@X\T8dGWUp />C8\=b p op 08UdJ8CWp"PS?U=>p dd,DEdϯ Page 35 Page 36 ATTACHMENT 4 Page 37 7KLV3DJH ,QWHQWLRQDOO\ /HIW%ODQN Page 38 1 Donna Chivers 4716 Bryce Cir. Carlsbad, CA 92008 510-714-8309 donnachivers@gmail.com December 13, 2024 Community Development Department 110 E. Main Street Los Gatos CA 95030Re: Scope of Work for the Proposed Addition and Remodel at 310 Tait Ave. Dear Town of Los Gatos, We are proposing to expand the existing footprint by 256 s.f. and build a new 730 s.f. upper level addition. The entire interior will be remodeled and the existing roof will be removed and replaced to build the upper level. Additional scope of work includes: Install new and replacement windows Install new flooring throughout Install cabinets, counters, plumbing fixtures and appliances Paint interior Install exterior siding to match existing siding Install elextrical fixtures, outlets and switches Insulate per Title 24 requiremens Install new HVAC and Water Heater per Title 24 requirements Please feel free to contact me at any time with questions. Regards, Donna Chivers g, dd,DEdϱPage 39 7KLV3DJH ,QWHQWLRQDOO\ /HIW%ODQN Page 40 6&$/('$7('5$:1%<REVISIONSBY7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1710/28/20243:40:26 PM$Author&29(56+((77$,7$9(/26*$726$//3(50,76(;&((',1*,19$/8$7,216+$//5(48,5(,167$//$7,212)$33529('602.($1'&$5%210212;,'('(7(&7256:,7+,17+(':(//,1*$//3(50,76(;&((',1*,19$/8$7,216+$//5(48,5(7+(,167$//$7,212)$1$33529('$8720$7,&*$66+872))'(9,&(217+(&86720(52:1('3,3,1*$77+(87,/,7<0(7(5%8,/',1*$''5(66180%(560867%($0,1,0802),1&+(6,1+(,*+725,1&+(6,1+(,*+7$1'6(/),//80,1$7('3(57+(*5((1%8,/',1*67$1'$5'6&2'(7+(&216758&7,21$1''(02/,7,2125',1$1&(& '$33/,(675866&$/&8/$7,21672%($'()(55('68%0,77$/*$6/,1(',$*5$072%($'()(55('68%0,77$/2:1(5(1*,1((5,1'(;2)'5$:,1*6$&29(56+((7$6,7(3/$1$(;,67,1*)/2253/$1$1''(023/$1$(;,67,1*522)3/$1$1(:)/2253/$1$1'6&+('8/(6$1(:(/(9$7,216$522)3/$1$6(&7,216$*(1(5$/127(6*&$5(6,'(17,$/*5((1%8,/',1*&2'(6+((7*&$5(6,'(17,$/*5((1%8,/',1*&2'(6+((777,7/($'877,7/($'870$1'$725<0($685(6$'877,7/($'877,7/($'870$1'$725<0($685(6$'8((/(&75,&$/3/$1((/(&75,&$/127(6&2175$&725,65(63216,%/()259(5,)<,1*$//6,7($1'),(/'&21',7,21635,2572$1''85,1*&216758&7,21:,1'2:'225$1'&$%,1(7',0(16,2160867%(9,)%<&2175$&725,167$//(525)$%5,&$72535,257225'(5,1*$1<',6&5(3$1&<)281'%(7:((13/$16$1'$&78$/),(/'&21',7,210867%(%528*+7727+($77(17,212)''(6,*16$1'7+(6758&785$/(1*,1((5,192/9(',17+(352-(&7)$,/85(72'26292,'6''(6,*16$1'7+((1*,1((52)5(63216,%,/,7<72:25.3(5)250('%<&2175$&725''(6,*16,61275(63216,%/()25216,7(,163(&7,2172$6685(&203/,$1&(:,7+0$7(5,$/625:25.0$16+,363(&,),('+(5(,181/(66%<6(&21'$5<$*5((0(17'(6,*1(57,7/('211$&+,9(56%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRP7,7/(6800$5<6(()8//7,7/(5(3257)25$//5(48,5(0(176'$9,'+(16(/3(32%R[6$10$5&26&$ 6&23(2):25.3529,'(3523(5/<3/$&('%/2&.,1*$1'%$&.,1*,1$//%$7+52206$1'&/26(76)257+(3523(5,167$//$7,212)72:(/%$5672,/(73$3(5+2/'(566+(/9,1*$1'$1<:$//02817('),;785(25/,*+7%8,/'6)/2:(5/(9(/$'',7,213(53/$1%8,/'1(:6)833(5/(9(/$'',7,213(53/$1,167$//:,1'2:6$1''22563(53/$1,167$//)/225,1*3(5+20(2:1(5,167$//&$%,1(76&2817(563/80%,1*),;785(6$1'$33/,$1&(6,167$//7,/(,167$//*/$666+2:(5(1&/2685(7$3(7(;785($1'3$,17,17(5,25&2/257%'%<+20(2:1(5,167$//(;7(5,256,',1*&2/257%'%<+20(2:1(5,167$//(/(&75,&$/),;785(6287/(76$1'6:,7&+(63(5(/(&75,&$/3/$1,168/$7(3(57,7/(5(48,5(0(176,167$//+9$&$1':$7(5+($7(53(57,7/(5(48,5(0(1761.CONTRACTOR SHALL, AS PART OF THIS CONTRACT, FURNISH ALL INSURANCE REQUIRED BY THEOWNER AND FURNISH ALL MATERIAL, LABOR TRANSPORTATION AND EQUIPMENT AND PROPERLYINSTALL ALL WORK SPECIFIED HEREIN, SHOWN ON THE DRAWINGS, OR REASONABLY IMPLIED TOCOMPLETE THE CONSTRUCTION. INCLUDED AS PART OF THE WORK OF THESE SECTIONS, NOTNECESSARILY LIMITED BY THEM, ARE THE FOLLOWING: ALL MATERIALS, LABOR, TOOLS ANDEQUIPMENT REQUIRED TO PROPERLY EXECUTE AND COMPLETE HIS WORK ACCORDING TO THEPLANS AND SPECIFICATIONS.2.CONTRACTOR SHALL BE RESPONSIBLE FOR THE FINISHING OF HIS WORK IN THE MANNER ANDFORM PRESCRIBED BY THE PLANS AND SPECIFICATIONS. REPORT DISCREPANCIES OR ERRORSAND OMISSIONS IN THE PLANS AND SPECIFICATIONS FOR THE WORK PRIOR TO SUBMITTING BID.3.CONTRACTORS ARE TO PROTECT ALL PROPERTY AND THE WORK OF ALL APPLICABLE LOCAL,STATE AND NATIONAL CODES WHICH GOVERN THIS AREA.4.ALL CONSTRUCTION AND INSTALLATION SHALL COMPLY ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES WHICH GOVERN THIS AREA.5.CONTRACTORS SHALL INDIVIDUALLY WARRENT FOR ONE YEAR ALL MATERIALS ANDWORKMANSHIP EXCEPT AS OTHERWISE AGREES. IN CASE OF CONCONFLICT, NOTES AND SPECIFICDETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE "GENERAL NOTES ANDSPECIFICATIONS" AND OVER TYPICAL DETAILS.6.WHERE NO CONSTRUCTION DETAILS ARE SHOWN OR NOTED FOR ANY PART OF THE WORK,DETAILS SHALL BE THE SAME AS FOR OTHER SIMILAR WORK.7.ITEMS SPECIFIED ON PLANS AND SPECIFICATIONS REPRESENT THE TYPE AND QUALITY REQUIRED.SUBCONTRACTORS MAY SUBSTITUTE "EQUAL" ITEMS IN THEIR BID WHEN APPROVED BY THEOWNER AND ARCHITECT.8.CONTRACTORS SHALL, UPON COMPLETION OF THIS WORK, CLEAN AND CLEAR THE AREA OF ALLDEBRIS OR ANY OTHER MATTER CAUSED BY HIS OPERATION.9.THE ARCHITECT WILL IN NO WAY BE RESPONSIBLE FOR THE WAY IN WHICH FIELD WORK ISPERFORMED, SAFETY IN, ON OR AROUND THE JOBSITE, METHODS OF PERFORMANCE ORTIMELINESS OF PERFORMANCE OF THE WORK.10.THE CONTRACTOR SHALL CAREFULLY STUDY AND COMPARE THE CONTRACT DOCUMENTS ANDSHALL AT ONCE REPORT TO THE ARCHITECT ANY DISCREPANCY OR OMISSION HE MAY DISCOVER.11.FENCES AND FREE STANDING MASONRY WALLS UP TO 36" IN HEIGHT DO NOT REQUIRE A BUILDINGPERMIT. ALL THOSE OVER 36" IN HEIGHT REQUIRED A SEPARATE BUILDING PERMIT.12.SIGNS REQUIRE A SEPARATE PERMIT.13.WHERE CONTINUOUS OR SPECIAL INSPECTION IS REQUIRED BY THESE PLANS, A REGISTEREDDEPUTY INSPECTOR APPROVED BY AND RESPONSABLE TO THE ARCHITECT AND BUILDING DEPARTMENT SHALL BE EMPLOYED BY THE OWNER.14.SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THEREGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM ANDFORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATINGTHAT THE DEFERREDSUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE INGENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMSSHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEENAPPROVED BY THE BUILDING OFFICIAL.15."PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BEPROTECTED AS REQUIRED IN CRC SECTION R302.4.16.THESE DRAWINGS SHOW ONLY REPRESENTATIVE ABD TYPICAL DETAILS TO ASSIST THECONTRACTOR. THE DRAWINGS DO NOT ILLUSTRATE EVERY CONDITION. ALL ATTACHMENTS,CONNECTIONS, FASTENINGS, ETC. SHALL BE PROPERLY SECURED IN CONFORMANCE WITH BESTPRACTICE, AND CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLING THESAME. ALL SPECIFICATIONS AND DETAILS INCLUDED ON THESE DRAWINGS ARE INTENDED TOINDICATE A PARTICULAR LEVEL OF QUALITY FOR THE PROJECT. THE CONTRACTOR AND ALLSUBCONTRACTORS SHALL INSTALL ALL MATERIALS AND SYSTEMS IN STRICT ACCORDANCE WITHEACH SPECIFIC MANUFACTURERS INSTALLATION INSTRUCTIONS. ALL MANUFACTURERSRECOMMENDATIONS FOR MATERIAL INSTALLATION SHALL TAKE PRECEDENCE OVER ANY METHODIMPLIED IN THESE CONSTRUCTION DOCUMENTS.17.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS AND CONDITIONS PRIOR TOCOMMENCING WORK AND NOTIFY ARCHITECT OF AN DISCREPANCIES.18.ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE SHOWN ON DRAWINGS. DO NOT SCALEANY DRAWINGS. NOTIFY ARCHITECT OF ANY DISCREPANCIES.19.THE BUILDING INSPECTOR WILL RECHECK FOR EXPANSIVE SOILS AND/OR GRADINGREQUIREMENTS AT THE FIRST INSPECTION20.THE CONTROL VALVES IN SHOWERS, TUB/SHOWERS, BATHTUBS, AND BIDETSMUST BE PRESSUREBALANCED OR THERMOSTATIC MIXING VALVES. CPC SECTIONS 408, 409, 410.1.COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2022 ENERGYEFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED,SIGNED, AND DATED COPIES OF THE APPROPIATE CF1R, CF2R, AND CF3R FORMSSHALL BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDINGINSPECTOR REVIEW. FINAL COMPLETED FORMS WILL BE AVAILABLE FOR THEBUILDING OWNER.2.ALL PROPOSED BUILDING, STRUCTURES, ADDITIONS, MODIFICATIONS TOBUILDINGS/STRUCTURES MUST COMPLY WITH THE APPROVED LOCATION, ASSHOWN ON THE COUNTY APPROVED PLOT PLAN. AT THE DISCRETION OF THECOUNTY, THE PROPERTY OWNER MAY BE REQUIRED TO PROVIDE PROOF OFCURRENT PLACEMENT OF EACH ON THE PARCEL. THIS WAY INCLUDE A STAMPEDAND SIGNED SETBACK CERITIFATE PREPARED BY A CALIFORNIA LICENSEDSURVEYOR OR CIVIL ENGENNER. (COUNTY BUILDING CODE 91.1.107.2).COMPLIANCE NOTESGENERAL NOTESALL WORK SHALL BE IN CONFORMANCE WITH, BUT NOT LIMITED TO THE REQUIREMENTS OF THE FOLLOWING AND ANY OTHER STATE AND LOCAL CODES HAVING JURISDICTION:ALL 2022 CALIFORNIA CODES2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARD CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDSGOVERNING CODEPROJECT ADDRESS:310 TAIT AVE., LOS GATOS, CA 95030LOT SIZE: 2649 S.F.APN:510-14-058ZONING DESIGNATION:OVERLAY DESIGNATIONS:BASE FAR:OCCUPANCY GROUP:EXISTING USE:PROPOSED USE:SETBACKS:FRONT YARD SETBACK:INT.SIDE YARD SETBACK:EXTERIOR SIDE YARD SETBACK: REAR YARD SETBACK: MAX. ALLOWABLE HEIGHT:R1-D:LHPNONER-3/URESIDENTIALRESIDENTIALTBDTBDTBDTBD30'CONSTRUCTION TYPE:YEAR BUILT:EXISTING # OF STORIES:PROPOSED # OF STORIES:PROPOSED BUILDING HEIGHT:FIRE SPRINKLERS:FIRE ALARM:V-B19181225' -1"NONOSITE DATAZONING DATABUILDING DATAAREA CALCULATION VICINITY MAP7$,7$9(/26*$726&$$31(N) BUILDING AREA(E) LOWER LEVEL731 S.F.(N) LOWER LEVEL ADDTION256 S.F.(N) UPPER LEVEL ADDITION730 S.F.TOTAL BUILDING AREA1747 S.F.dd,DEdϲPage 41 Page 42 OHOHSD397.83TFS396.86FS397.85FNC/GATE399.53TBC399.03FC/DW399.04TBC398.60FC/DW390.46399.36BRK39916-TE399.15BRK399.26TFS398.54WALK399.24WLK/PVRS399.2321-TREE398.5824-TREE398.44TBC398.63TBC/BRK398.72WLK398.78TBC/BRICK398.82TBC/BRICK398.99WLK398.96WLK399.44CONCWALK397.86DI397.92DI399.31BW399.30BW399.39BW399.19BW399.28FW COR398.93BRK398.65COL COR398.48WLK398.54WLK398.59BW398.57WLK399.11SSCO399.20FNCEND399.08WLK398.73PVRS397.27FWCOR399.33BW399.30BW396.93FW396.26CNC/DECK396.31CONCCOR396.38CONCCOR396.835-LEMON396.67RCKWALLG397.22G397.32FNC398.01FNCEND398.00SHEDCOR396.66RCKWALL396.26G396.12SHED396.12CONC/WDDECK398.74TW392.71G398.68TW397.51TW389.53G397.47TW392.47FW394.75TFW389.75G3913923973 9 7398 399399399390S 53°28'37" E 53.09' (B) (SE'LY 53.0')(C)N 53°28'37" W 53.09'(NW'LY 53.0' & PARALLEL)(C)S 36°28'16" W (B) 48.50' (SW'LY48.5')(C)N 36°28'16" E48.50'N 36°28'16" E 101.52'(NORTHEASTERLY 101.50')(C)WALKGRAVELWALLTURFBRICKPROCKWALLFENCE ON WALLWMCOLUMNFENCESTORM DRAINCHANNEL10"TREE0812164GRAPHIC SCALE1 (/(9$7(''(&.( 6+('72%(5(029('$1'5(%8,/7:,7+,13523(57</,1(6N727$/6,7($5($6)( %8,/',1*$5($5(6,'(1&(6)1 %8,/',1*$5($( /2:(5/(9(/6)1 /2:(5/(9(/$''7,216)1 833(5/(9(/$'',7,216)727$/%8,/',1*$5($6) $5($2)833(5/(9(/$'',7,21$5($2)/2:(5/(9(/$'',7,21( 6+('72%(5(029('3523(57</,1('$6+('/,1(,1',&$7(1(:6+('/2&$7,2172)52173/ 726,'(3/ 7216+(' ',67)5201(:6+('723/ 72'(&. 6&$/('$7('5$:1%<REVISIONSBY7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1710/28/20243:41:21 PM1/4" = 1'-0"$Author6,7(3/$17$,7$9(/26*$7261/4" = 1'-0"1SITE PLANPage 43 0812164GRAPHIC SCALEN5,1',&$7(6'2256:,1'2:672%(5(029(',1',&$7(6:$//672%(5(029(''(02127(65(029('2256$1':,1'2:6$6,1',&$7('5(029(:$//6$6,1',&$7('5(029(522)5(029(&$%,1(76&2817(563/80%,1*),;785(6$1'$33/,$1&(67+528*+2875(029(),5(3/$&($1'&+,01(<5(029($//+9$&$1':+81,765(029(%5,&.67$,56,1%$&.5(029((;7(5,250$7(5,$/67+528*+2875(029(),5(3/$&($1'&+,01(<727$/6,7($5($6)(%8,/',1*)22735,175(6,'(1&(6)/,9,1*522023(1%($09$8/7('&/*%('522023(1&/*%$7+',1,1*5220.,7&+(1/$81'5<:+ 6+6+&/26(7CLOSET 6+6+6+ 6+6+ )5,'*(SLOPE6+:5BENCH6+6+6+6+# +'5:'SLOPE'16+# +'5 555555555555555555556&$/('$7('5$:1%<REVISIONSBY7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(178/28/20246:25:59 AM1/4" = 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DUFKLWHFWXUDOVW\OHHJDYRLGFRQFUHWHURRIWLOHVRQD&UDIWV PDQ6W\OHKRXVH 0DWHULDOVFKDQJHV 0DNHPDWHULDOVDQGFRORUFKDQJHVDWLQVLGHFRUQHUVUDWKHU WKDQRXWVLGHFRUQHUVWRDYRLGDSDVWHGRQORRN $'',7,216$&&(6625<%8,/',1*66(&21'$5< 81,76 6LWHDGGLWLRQVLQWKHOHDVWFRQVSLFXRXVSODFH,QPDQ\FDVHV WKLVLVDUHDURUVLGHHOHYDWLRQRQO\UDUHO\LVLWDURRIWRS 7KHH[LVWLQJEXLOWIRUPVFRPSRQHQWVDQGPDWHULDOVVKRXOG EHUHLQIRUFHG+HLJKWVDQGSURSRUWLRQVRIDGGLWLRQVDQG DOWHUDWLRQVVKRXOGEHFRQVLVWHQWZLWKDQGFRQWLQXHWKH RULJLQDODUFKLWHFWXUDOVW\OHDQGGHVLJQ $GGLWLRQVVKRXOGEHVXERUGLQDWHDQGFRPSDWLEOHLQVFDOH DQGSURSRUWLRQWRWKHKLVWRULFDOO\VLJQLÀFDQWSRUWLRQVRI WKHH[LVWLQJVWUXFWXUH :KHQDQDGGLWLRQRUUHPRGHOUHTXLUHVWKHXVHRIQHZO\ FRQVWUXFWHGH[WHULRUHOHPHQWVWKH\VKRXOGEHLGHQWLFDOLQ VL]HGLPHQVLRQVKDSHDQGORFDWLRQDVWKHRULJLQDODQG 8VHVWRQHRUZRRGOLQWHOVRYHU RSHQLQJVLQVWRQHZDOOV $GGLWLRQVDFFHVVRU\EXLOGLQJVDQGVHFRQGDU\ XQLWVVKRXOGPDWFKWKHIRUPDUFKLWHFWXUDO VW\OHDQGGHWDLOVRIWKHRULJLQDOKRXVH dd,DEdϳ Page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ÀFDQFH 6HFRQGÁRRUDGGLWLRQVDUHGLVFRXUDJHGLQQHLJKERUKRRGV ZLWKODUJHO\RQHVWRU\KRPHV,IKRUL]RQWDOH[SDQVLRQRI WKHKRXVHLVQRWSRVVLEOHFRQVLGHULQFRUSRUDWLQJDVHFRQG ÁRRUDGGLWLRQZLWKLQWKHURRIIRUPDVVKRZQLQWKHH[DPSOH WRWKHOHIW 6HFRQGÁ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age 50 1 Donna Chivers 4716 Bryce Cir. Carlsbad, CA 92008 510-714-8309 donnachivers@gmail.com May 2, 2025 Town of Los Gatos Community Planning Department 110 E. Main St. Los Gatos, Ca 95030 Re: Response to HPC Comments dated 12-19-2024 Dear Los Gatos Historic Preservation Committee, Per your comments, the addition and remodel at 310 Tait Ave. has been thoughtfully redesigned to maintain the look and feel of the original home and minimize the massing of the new upper level. Please see below for details addressing comments: 1.The redesigned roof is a combination of a 4:12 and 6:12 roof pitch which will accommodate asphaltcomp. roofing shingles.2.The existing exterior materials will remain intact (including the brick fireplace) and the new materialswill match in size and type. A wood scallop detail has also been added in the gable ends to carry the original design into the new areas. 3. The long pitch roof has been eliminated4.The proposed building height of 24’ 3”, roof design, and exterior materials is consistent with the 2-storyhouses in the immediate neighborhood and with the original design of the existing home:a.The home at 301 Almendra Dr. features a gable end roofline with shingle siding and sits roughly 25’ in total height above street level b. The home at 256 Bachman Ave. features a gable end roofline and a combination of shingle andhorizontal siding for exterior materials. The building sits roughly 30’ in total height above streetlevel.5. The mass of the second story has been reduced and moved back such that the front wall of the upper level is 15’ from the front property line. Please feel free to contact me at any time with questions. Regards, Donna Chivers 510-714-8309 ATTACHMENT 2Page 51 This Page Intentionally Left Blank Page 52 SCALEDATEDRAWN BYREVISIONSBY310 TAIT AVE.LOS GATOS, CA 95030APN: 510-14-058SHEETDONNA CHIVERSD3 DESIGNS, LLC4716 BRYCE CIR.CARLSBAD, CA 92008510-714-8309donnachivers@gmail.comwww.d-3-design.comDESIGN CONSULTANTCLIENT3/5/20255:58:04 PMA0.0AuthorCOVER SHEET310 TAIT AVE. LOS GATOS, CA95030ALL PERMITS EXCEEDING $1,000 IN VALUATION SHALL REQUIRE INSTALLATION OF APPROVED SMOKE AND CARBON MONOXIDE DETECTORS WITHIN THE DWELLING.ALL PERMITS EXCEEDING $10,000 IN VALUATION SHALL REQUIRE THE INSTALLATION OF AN APPROVED AUTOMATIC GAS SHUT-OFF DEVICE ON THE CUSTOMER OWNED PIPING AT THE UTILITY METER.BUILDING ADDRESS NUMBERS MUST BE A MINIMUM OF 4 INCHES IN HEIGHT OR 3 INCHES IN HEIGHT AND SELF-ILLUMINATED.PER THE GREEN BUILDING STANDARDS CODE, THE CONSTRUCTION AND DEMOLITION ORDINANCE (C & D) APPLIESTRUSS CALCULATIONS TO BE A DEFERRED SUBMITTALGAS LINE DIAGRAM TO BE A DEFERRED SUBMITTALOWNERENGINEERINDEX OF DRAWINGSA0.0COVER SHEETA1.0SITE PLANA1.1DEMO CALCULATIONSA2.0EXISTING FLOOR PLAN AND DEMO PLANA2.1EXISTING ROOF PLANA3.0NEW FLOOR PLAN AND SCHEDULESA3.1NEW ELEVATIONSA3.2ROOF PLANA3.3SECTIONSA3.4GENERAL NOTESG1CA RESIDENTIAL GREEN BUILDING CODE SHEET 1G2CA RESIDENTIAL GREEN BUILDING CODE SHEET 2T24-1TITLE 24 -ADU1T24-2TITLE 24 -ADU 1T24-3MANDATORY MEASURES -ADU 1T24-4TITLE 24 -ADU 2T24-5TITLE 24 -ADU 2T24-6MANDATORY MEASURES -ADU 2E1.0ELECTRICAL PLANE1.1ELECTRICAL NOTESCONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL SITE AND FIELD CONDITIONS PRIOR TO AND DURING CONSTRUCTION. WINDOW, DOOR AND CABINET DIMENSIONS MUST BE VIF BY CONTRACTOR, INSTALLER OR FABRICATOR PRIOR TO ORDERING. ANY DISCREPANCY FOUND BETWEEN PLANS AND ACTUAL FIELD CONDITION MUST BE BROUGHT TO THE ATTENTION OF D3 DESIGNS AND THE STRUCTURAL ENGINEER INVOLVED IN THE PROJECT. FAILURE TO DO SO VOIDS D3 DESIGNS AND THE ENGINEER OF RESPONSIBILITY TO WORK PERFORMED BY CONTRACTOR. D3 DESIGNS IS NOT RESPONSIBLE FOR ON SITE INSPECTION TO ASSURE COMPLIANCE WITH MATERIALS OR WORKMANSHIP SPECIFIED HEREIN, UNLESS BY SECONDARY AGREEMENT.DESIGNERTITLE 24DONNA CHIVERS4716 BRYCE CIR.CARLSBAD, CA 92008510-714-8309donnachivers@gmail.comTITLE 24 SUMMARYSEE FULL TITLE 24 REPORT FOR ALL REQUIREMENTSDAVID HENSEL, PEP.O. Box 1442SAN MARCOS, CA 92079(619) 665-3259SCOPE OF WORKPROVIDE PROPERLY PLACED BLOCKING AND BACKING IN ALL BATHROOMS AND CLOSETS FOR THE PROPER INSTALLATION OF TOWEL BARS, TOILET PAPER HOLDERS, SHELVING AND ANY WALL MOUNTED FIXTURE OR LIGHT.BUILD 301 S.F. LOWER LEVEL ADDITION PER PLANBUILD NEW 415 S.F. UPPER LEVEL ADDITION PER PLANINSTALL WINDOWS, DOORS AND SKYLIGHTS PER PLANINSTALL FLOORING PER HOMEOWNERINSTALL CABINETS, COUNTERS, PLUMBING FIXTURES AND APPLIANCESINSTALL TILEINSTALL GLASS SHOWER ENCLOSURETAPE, TEXTURE AND PAINT INTERIOR. COLOR TBD BY HOMEOWNERINSTALL EXTERIOR SIDING. COLOR TBD BY HOMEOWNERINSTALL ELECTRICAL FIXTURES, OUTLETS AND SWITCHES PER ELECTRICAL PLANINSULATE PER TITLE 24 REQUIREMENTSINSTALL HVAC AND WATER HEATER PER TITLE 24 REQUIREMENTS1.CONTRACTOR SHALL, AS PART OF THIS CONTRACT, FURNISH ALL INSURANCE REQUIRED BY THEOWNER AND FURNISH ALL MATERIAL, LABOR TRANSPORTATION AND EQUIPMENT AND PROPERLYINSTALL ALL WORK SPECIFIED HEREIN, SHOWN ON THE DRAWINGS, OR REASONABLY IMPLIED TOCOMPLETE THE CONSTRUCTION. INCLUDED AS PART OF THE WORK OF THESE SECTIONS, NOTNECESSARILY LIMITED BY THEM, ARE THE FOLLOWING: ALL MATERIALS, LABOR, TOOLS ANDEQUIPMENT REQUIRED TO PROPERLY EXECUTE AND COMPLETE HIS WORK ACCORDING TO THEPLANS AND SPECIFICATIONS.2.CONTRACTOR SHALL BE RESPONSIBLE FOR THE FINISHING OF HIS WORK IN THE MANNER ANDFORM PRESCRIBED BY THE PLANS AND SPECIFICATIONS. REPORT DISCREPANCIES OR ERRORSAND OMISSIONS IN THE PLANS AND SPECIFICATIONS FOR THE WORK PRIOR TO SUBMITTING BID.3.CONTRACTORS ARE TO PROTECT ALL PROPERTY AND THE WORK OF ALL APPLICABLE LOCAL,STATE AND NATIONAL CODES WHICH GOVERN THIS AREA.4.ALL CONSTRUCTION AND INSTALLATION SHALL COMPLY ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES WHICH GOVERN THIS AREA.5.CONTRACTORS SHALL INDIVIDUALLY WARRENT FOR ONE YEAR ALL MATERIALS ANDWORKMANSHIP EXCEPT AS OTHERWISE AGREES. IN CASE OF CONCONFLICT, NOTES AND SPECIFICDETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE "GENERAL NOTES ANDSPECIFICATIONS" AND OVER TYPICAL DETAILS.6.WHERE NO CONSTRUCTION DETAILS ARE SHOWN OR NOTED FOR ANY PART OF THE WORK,DETAILS SHALL BE THE SAME AS FOR OTHER SIMILAR WORK.7.ITEMS SPECIFIED ON PLANS AND SPECIFICATIONS REPRESENT THE TYPE AND QUALITY REQUIRED.SUBCONTRACTORS MAY SUBSTITUTE "EQUAL" ITEMS IN THEIR BID WHEN APPROVED BY THEOWNER AND ARCHITECT.8.CONTRACTORS SHALL, UPON COMPLETION OF THIS WORK, CLEAN AND CLEAR THE AREA OF ALLDEBRIS OR ANY OTHER MATTER CAUSED BY HIS OPERATION.9.THE ARCHITECT WILL IN NO WAY BE RESPONSIBLE FOR THE WAY IN WHICH FIELD WORK ISPERFORMED, SAFETY IN, ON OR AROUND THE JOBSITE, METHODS OF PERFORMANCE ORTIMELINESS OF PERFORMANCE OF THE WORK.10.THE CONTRACTOR SHALL CAREFULLY STUDY AND COMPARE THE CONTRACT DOCUMENTS ANDSHALL AT ONCE REPORT TO THE ARCHITECT ANY DISCREPANCY OR OMISSION HE MAY DISCOVER.11.FENCES AND FREE STANDING MASONRY WALLS UP TO 36" IN HEIGHT DO NOT REQUIRE A BUILDINGPERMIT. ALL THOSE OVER 36" IN HEIGHT REQUIRED A SEPARATE BUILDING PERMIT.12.SIGNS REQUIRE A SEPARATE PERMIT.13.WHERE CONTINUOUS OR SPECIAL INSPECTION IS REQUIRED BY THESE PLANS, A REGISTEREDDEPUTY INSPECTOR APPROVED BY AND RESPONSABLE TO THE ARCHITECT AND BUILDING DEPARTMENT SHALL BE EMPLOYED BY THE OWNER.14.SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THEREGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM ANDFORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATINGTHAT THE DEFERREDSUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE INGENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMSSHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEENAPPROVED BY THE BUILDING OFFICIAL.15."PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BE PROTECTED AS REQUIRED IN CRC SECTION R302.4.16.THESE DRAWINGS SHOW ONLY REPRESENTATIVE ABD TYPICAL DETAILS TO ASSIST THECONTRACTOR. THE DRAWINGS DO NOT ILLUSTRATE EVERY CONDITION. ALL ATTACHMENTS,CONNECTIONS, FASTENINGS, ETC. SHALL BE PROPERLY SECURED IN CONFORMANCE WITH BESTPRACTICE, AND CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLING THESAME. ALL SPECIFICATIONS AND DETAILS INCLUDED ON THESE DRAWINGS ARE INTENDED TOINDICATE A PARTICULAR LEVEL OF QUALITY FOR THE PROJECT. THE CONTRACTOR AND ALLSUBCONTRACTORS SHALL INSTALL ALL MATERIALS AND SYSTEMS IN STRICT ACCORDANCE WITHEACH SPECIFIC MANUFACTURERS INSTALLATION INSTRUCTIONS. ALL MANUFACTURERSRECOMMENDATIONS FOR MATERIAL INSTALLATION SHALL TAKE PRECEDENCE OVER ANY METHODIMPLIED IN THESE CONSTRUCTION DOCUMENTS.17.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS AND CONDITIONS PRIOR TOCOMMENCING WORK AND NOTIFY ARCHITECT OF AN DISCREPANCIES.18.ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE SHOWN ON DRAWINGS. DO NOT SCALEANY DRAWINGS. NOTIFY ARCHITECT OF ANY DISCREPANCIES.19.THE BUILDING INSPECTOR WILL RECHECK FOR EXPANSIVE SOILS AND/OR GRADINGREQUIREMENTS AT THE FIRST INSPECTION20.THE CONTROL VALVES IN SHOWERS, TUB/SHOWERS, BATHTUBS, AND BIDETSMUST BE PRESSUREBALANCED OR THERMOSTATIC MIXING VALVES. CPC SECTIONS 408, 409, 410.1.COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2022 ENERGYEFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED,SIGNED, AND DATED COPIES OF THE APPROPIATE CF1R, CF2R, AND CF3R FORMSSHALL BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDINGINSPECTOR REVIEW. FINAL COMPLETED FORMS WILL BE AVAILABLE FOR THEBUILDING OWNER.2.ALL PROPOSED BUILDING, STRUCTURES, ADDITIONS, MODIFICATIONS TOBUILDINGS/STRUCTURES MUST COMPLY WITH THE APPROVED LOCATION, ASSHOWN ON THE COUNTY APPROVED PLOT PLAN. AT THE DISCRETION OF THECOUNTY, THE PROPERTY OWNER MAY BE REQUIRED TO PROVIDE PROOF OFCURRENT PLACEMENT OF EACH ON THE PARCEL. THIS WAY INCLUDE A STAMPEDAND SIGNED SETBACK CERITIFATE PREPARED BY A CALIFORNIA LICENSEDSURVEYOR OR CIVIL ENGENNER. (COUNTY BUILDING CODE 91.1.107.2).COMPLIANCE NOTESGENERAL NOTESALL WORK SHALL BE IN CONFORMANCE WITH, BUT NOT LIMITED TO THE REQUIREMENTS OF THE FOLLOWING AND ANY OTHER STATE AND LOCAL CODES HAVING JURISDICTION:ALL 2022 CALIFORNIA CODES2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARD CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDSGOVERNING CODEPROJECT ADDRESS:310 TAIT AVE., LOS GATOS, CA 95030LOT SIZE: 2649 S.F.APN:510-14-058ZONING DESIGNATION:OVERLAY DESIGNATIONS:BASE FAR:OCCUPANCY GROUP:EXISTING USE:PROPOSED USE:SETBACKS:FRONT YARD SETBACK:SIDE YARD SETBACK: REAR YARD SETBACK: MAX. ALLOWABLE HEIGHT:R1-D:LHPNONER-3/URESIDENTIALRESIDENTIAL15'5'20'30'CONSTRUCTION TYPE:YEAR BUILT:EXISTING # OF STORIES:PROPOSED # OF STORIES:PROPOSED BUILDING HEIGHT:FIRE SPRINKLERS:FIRE ALARM:V-B19181224' -3"NONOSITE DATAZONING DATABUILDING DATAAREA CALCULATION VICINITY MAP310 TAIT AVE.LOS GATOS, CA 95030APN: 510-14-058(N) BUILDING AREA(N) LOWER LEVEL 662 S.F.(N) UPPER LEVEL 415 S.F.(N) ADU 370 S.F.TOTAL1447 S.F.ATTACHMENT 3Page 53 OHOHOHOHSD399.53TBC399.03FC/DW399.04TBC398.60FC/DW390.46INV400.06CL399.10CL399.39CL399.36BRK399.4116-TREE399.15BRK399.26TFS398.54WALK399.24WLK/PVRS399.2321-TREE398.5824-TREE398.44TBC398.63TBC/BRK398.72WLK398.78TBC/BRICK398.82TBC/BRICK398.99WLK398.96WLK399.44CONC WALK397.86DI397.92DI399.31BW399.30BW399.39BW399.19BW399.28FW COR398.93BRK398.65COL COR398.48WLK398.54WLK398.59BW39857WLK399.11SSCO399.20FNC END399.08WLK398.73PVRS399.56BW399.41BW399.33BW399.30BW396.45BW396.26CNC/DECK396.31CONC COR396.38CONC COR396.48G398.85TFS396.48FS397.22G397.32398.01FNC END398.00SHED COR396.66RCK WALL396.26CNC/DECK396.26G396.12SHED396.12CONC/WD DECK398.74TW392.71G398.68TW397.51TW389.53G397.47TW39247FW394.75TFW389.75G391392398399399399399390S 53°28'37" E 53.09' (B) (SE'LY 53.0')(C)N 53°28'37" W 53.09'(NW'LY 53.0' & PARALLEL)(C)S 36°28'16" W (B) 48.50' (SW'LY48.5')(C)N 36°28'16" E48.50'N 36°28'16" E 101.52'(NORTHEASTERLY 101.50')(C)N 36°28'16" E 360.67'WALKPGRAVELCONCWALLPTURFBRICKPROCKWALLFENCE OWVWMCOLUMNPORTION OFLOT 9 G-M-35FENCESTORM DRAINCHANNEL10"TREEDN(N) ADU(N) DECK(E) SINGLE STORY HOUSE(N) UPPER LEVELADDITION(E) SHEDTO BE REMOVED(E) SHED TOBE REMOVEDTAIT AVE. 65'TO PL15' - 0"TO PL5' - 0"TO PL20' - 0"BRICK STEPSTO BE REMOVED(E) CHIMNEY0812164GRAPHIC SCALENTOTAL SITE AREA2649/2575S.F.(E) BUILDING AREARESIDENCE 731 S.F.(N) BUILDING AREA(N) LOWER LEVEL 662 S.F.(N) UPPER LEVEL 415 S.F.(N) ADU 370 S.F.TOTAL1447 S.F.SCALEDATEDRAWN BYREVISIONSBY310 TAIT AVE.LOS GATOS, CA 95030APN: 510-14-058SHEETDONNA CHIVERSD3 DESIGNS, LLC4716 BRYCE CIR.CARLSBAD, CA 92008510-714-8309donnachivers@gmail.comwww.d-3-design.comDESIGN CONSULTANTCLIENT3/5/20255:59:57 PM1/4" = 1'-0"A1.0AuthorSITE PLAN310 TAIT AVE. LOS GATOS, CA950301/4" = 1'-0"1SITE PLANPage 54 Page 55 0812164GRAPHIC SCALEN(R)INDICATES DOORS/WINDOWS TO BE REMOVEDINDICATES WALLS TO BE REMOVEDDEMO NOTES:1. REMOVE DOORS AND WINDOWS AS INDICATED2. REMOVE WALLS AS INDICATED3. REMOVE ROOF 4. REMOVE CABINETS, COUNTERS, PLUMBING FIXTURES AND APPLIANCESTHROUGHOUT5. REMOVE FIREPLACE AND CHIMNEY6. REMOVE ALL HVAC AND WH UNITS7. REMOVE BRICK STAIRS IN BACK8. REMOVE EXTERIOR MATERIALS THROUGHOUT9. REMOVE FIREPLACE AND CHIMNEYTOTAL SITE AREA2649/2575S.F.(E) BUILDING FOOTPRINTRESIDENCE 731S.F.LIVING ROOMOPEN BEAMVAULTED CLGBEDROOM 1OPEN CLGBATHDININGROOMKITCHENLAUNDRYW/H10' - 4"7' - 11"21' - 2"12' - 7"13' - 8"5' - 4"8' - 0"12' - 3"2640 SH2640 SHCLOSETCLOSET3' - 1"2640 SH2640 SH2640 SH12' - 7"4' - 6"2040 SH2040 SH5' - 7"FRIDGESLOPESHWRBENCH2640 SH2640 SH2640 SH(3) 2428 SH @ 6' HDRWDSLOPE7" DN(2) 2428 SH @ 6' HDR29' - 4"29' - 2"(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)(R)3068(R)(R)(R)(R)SCALEDATEDRAWN BYREVISIONSBY310 TAIT AVE.LOS GATOS, CA 95030APN: 510-14-058SHEETDONNA CHIVERSD3 DESIGNS, LLC4716 BRYCE CIR.CARLSBAD, CA 92008510-714-8309donnachivers@gmail.comwww.d-3-design.comDESIGN CONSULTANTCLIENT3/5/202512:10:51 PM1/4" = 1'-0"A2.0AuthorEXISTING FLOORPLAN AND DEMOPLAN310 TAIT AVE. LOS GATOS, CA950301/4" = 1'-0"1MAIN FLOORPage 56 Page 57 Page 58 Page 59 This Page Intentionally Left Blank Page 60 TOWN OF LOS GATOS COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION (408) 354-6872 Fax (408) 354-7593 May 28, 2025 Donna Chivers Via email RE: 310 Tait Avenue Request for Preliminary Review PHST-24-026 Requesting Preliminary Review for Construction of a New Second-Story Addition and Exterior Alterations to an Existing Non-Contributing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-14-058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Santiago Allende. Applicant: Donna Chivers. On May 28, 2025, the Los Gatos Historic Preservation Committee discussed the revised item and provided the following feedback and requested that the applicant return to the Committee at a future date: •The revised design is a better design. •The lack of parking is a concern. •The massing and scale are concerns. •The proposed home is large on a small lot. •Recommends moving more of the mass to the back. •Major concern is keeping the effect of that immediate neighborhood, four cottage homes. •Consider working within the allowed FAR. •Revisit the Residential Design Guidelines. If you have any questions, I can be contacted by phone at (408) 354-6867or by email at ewalters@losgatosca.gov. Sincerely, Erin M. Walters Senior Planner cc: Santiago Allende, via email N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2025\Letters have been sent\Tait Avenue 310 - HPC Action Letter - 05-28-25.docx CIVIC CENTER 110 E. MAIN STREET LOS GATOS, CA 95030 ATTACHMENT 2Page 61 This Page Intentionally Left Blank Page 62 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING MAY 28, 2025 The Historic Preservation Committee of the Town of Los Gatos conducted a regular meeting on May 28, 2025 at 4:00 p.m. MEETING CALLED TO ORDER AT 4:00 PM ROLL CALL Present: Chair Lee Quintana, Vice Chair Martha Queiroz. Planning Commissioner Susan Burnett, Committee Member Alan Feinberg, and (Planning Commissioner Emily Thomas late due to traffic). Absent: None. VERBAL COMMUNICATIONS Wayne Heimsoth, Vietnam Veteran, California State Guard Staff Sargeant, Los Gatos Veteran Memorial Support Foundation Board Member, and American Legion Post 99 Adjutant. Their mission is to save the old fire station at 4 Tait Avenue as a historical landmark and use it as a meeting place and office for their two organizations. They are asking Planning what needs to be done to rent the building and the approximate cost. The American Legion has a 501c Charity organization which can help with the cost. They are asking that it be called a Veterans Center. Other towns have spaces for veteran organizations. They are not moving in but by calling it a Veterans Center, other veteran organizations can use, help fix and fund the building. Please save the building and advise the Planning Commission to turn it into a Town resource. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1.Approval of Minutes – March 26, 2025 2.Approval of Minutes – April 23, 2025 Correction on April 23 Minutes - Discussion on the criteria for the State and Federal significance and the Town’s significance. There are 5 different categories usually spoken of. For the State and Federal the first four criteria are “or” the last one is “and.” The Town’s all five criteria are followed by “or”. There is no “and”. MOTION: Motion by Commissioner Burnett to approve the Consent Calendar. Seconded by Vice Chair Queiroz. ATTACHMENT 3Page 63 PAGE 2 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 VOTE: Motion passed unanimously. PUBLIC HEARINGS 3. 446 San Benito Avenue Consider a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned R-1D. APN 410-16-051. Exempt Pursuant to CEQA Section 15061(b)(3). Request for Review PHST-25-005. Property Owner/Applicant: Devendra Deshwal. Project Planner: Erin Walters. Erin Walters, Senior Planner, presented the staff report. Opened Public Comment. Applicant presented the project. Devendra Deshwal, Owner/Applicant At the last meeting there were four conditions required to remove from the property from inventory. Of the five conditions to remove from the inventory, four have been satisfied. The fifth condition is if the structure has lost its integrity. They spoke with neighbors regarding the history of the property. The neighbor at 441 has lived there for fifty years and said that the front and rear of the house have been totally changed. A garage and an auxiliary structure used to be in the middle of the lot, but they burned in a fire three or four years ago. The neighbors at 447 and 437 confirmed that there was a fire, and that the auxiliary structure was damaged. They contacted the prior owners, who provided old photos of the front and rear of the house. Current photos are provided for comparison. Committee members asked questions of the applicant. Devendra Deshwal, Owner/Applicant The applicant did a lot of work. They took photos of the subject structures widows and their neighbors windows for comparison. The windows have been altered. They don’t know when the windows were changed. Committee members asked questions of Staff. Erin Walters, Project Planner If the structure stays in the Historic Inventory, it will need to meet the requirement of no more than twenty-five percent demolition of the siding/wall covering for the front facing elevation and no more than fifty percent removal of the covering/siding for all elevations. The Page 64 PAGE 3 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 application will return to the Committee for formal review after submittal of an Architecture and Site Application. Sean Mullin, Planning Manager The lattice is not a wall covering and not included in that twenty-five percent demolition calculation. Erin Walters, Project Planner The garage is an accessory structure and not included. Sean Mullin, Planning Manager Historic houses typically have structural issues and that is not typically a basis for removal from the inventory. Restoration and rehabilitation include structural issues. Closed Public Comment. Planning Commissioner Thomas arrived at 4:20. Committee members discussed the matter. Vice Chair Queiroz Appreciate all the work done by the homeowner. The house represents a simple California bungalow style. It is shown through the front covered porch, wood shingled exterior, and low-pitched gabled roof. The structure could be expanded and kept in the inventory and restored to its former glory. Member Feinberg Satisfied that the technical criteria have been met and is willing to grant the request for removal. Commissioner Burnett It is a perfect example of a California bungalow. The houses on San Benito are unique to Los Gatos. The exterior tells a story about a time in Los Gatos. The owner can still build a larger home but keep the same feeling. I want to keep it in the inventory. Commissioner Thomas I agree that it is a nice representation but there have been modifications. Does it meet the criteria? Chair Quintana If taken off the inventory it could come back as a two-story house. That block has a cohesiveness. Other homes there have additions, but they are towards the back. The major change on this home is the lattice work but that can be removed. The porch floor changed from Page 65 PAGE 4 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 wood to cement which is not significant. The foundation is fixable but costly. What cost does the Committee put on maintaining its inventory? Vice Chair Queiroz The photos reinforce that the house looks unchanged even with the window change. The windows can be replaced with the look of the former windows. What is the cost difference between fixing what is there and tearing down to build new. Member Feinberg Cost is not within our purview. It is not one of the criteria. MOTION: Motion by Commissioner Burnett to forward a recommendation of denial of the above request to the Community Development Director. Seconded by Vice Chair Queiroz. VOTE: Motion passed unanimously, (5-0). 4. 37 Ellenwood Avenue Consider a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned R-1:8. APN 510-19-015. Request for Review PHST-25-008. Exempt Pursuant to CEQA Guidelines, Section 15061 (b)(3). Property Owner/Applicant: Arthur Chatoff. Project Planner: Samina Merchant. Samina Merchant, Associate Planner, presented the staff report. Opened Public Comment. Committee members asked questions of Staff. Applicant presented the project. Arthur Chatoff, Owner He is the owner, showed photos of 41 and 37 Ellenwood. Cannot see the house from the street. 41 is the only house that looks at 37. Daughter, son, and grandkids live in 37. There’s a permit for a shed attached to the garage. Nothing historic about it. Bought it from people who lived there for four generations. The photos show a hodge podge of styles. Went through the five points and none were met. Available for questions. Closed Public Comment. Committee members discussed the matter. Page 66 PAGE 5 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Commissioner Thomas Appreciate the photos and Staff recommendation. In this case we don’t see any original or significant architecture. Commissioner Burnett It has nice architectural features. But because it was built in 1956 it doesn’t qualify. Vice Chair Queiroz If it wasn’t on the map pre-1941, it should be removed. MOTION: Motion by Commissioner Thomas to recommend removal from the Historic Inventory. Does not meet the five criteria. Seconded by Commissioner Burnett. VOTE: Motion passed unanimously, (5-0) 5. 109 Tait Avenue Consider a Request for Approval to Construct Exterior Alterations to a Non-Contributing Single-Family Residence in the Almond Grove District on Property Zoned R-1D:LHP. Located at. APN 510-18-037. Minor Development in a Historic District Application HS-25- 009. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owners: Howard Labe and Jill Nakamura. Applicant: Terry J. Martin, AIA. Project Planner: Erin Walters. Vice Chair Queiroz recused themselves due to owning property within 500 feet of the property. Erin Walters, Senior Planner, presented the staff report. Committee members asked questions of Staff. Opened Public Comment. Applicant presented the project. Rebecca Pollard, Architect; Howard Labe and Jill Nakamura Owners The project has two goals which include making a covered back porch for the owners to enjoy the backyard and replacing the current patchwork roof that is not weather sound. The project is not visible from the street. Committee members asked questions of the applicant. Page 67 PAGE 6 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Howard Labe, Owner The neighbor to the left did the same thing to their home. Closed Public Comment. Committee members discussed the matter. Commissioner Burnett It is an improvement. The design fits very well with the home. Commissioner Thomas It is a nice improvement and fits in with the district. Member Feinberg Main concern was that the left side is visible from the neighbor. But that was addressed. MOTION: Motion by Commissioner Burnett to forward a recommendation of approval of the above request to the Community Development Director. Seconded by Commissioner Thomas. VOTE: Motion passed unanimously, (4-0, Vice Chair Queiroz recused). 6. 16805 Loma Street Consider a Request to Remove a Pre-1941 Property from the Historic Resources Inventory for Property Zoned R-1:8. APN 532-07-101. Exempt Pursuant to CEQA Section 15061(b)(3). Request for Review PHST-25-007. Property Owner: William Wundram. Applicant: David Britt, Britt-Rowe. Project Planner: Sean Mullin. Sean Mullin, Planning Manager, presented the staff report. Committee members asked questions of Staff. Opened Public Comment. Applicant presented the project. Brenna Wundram, Co-owner Brenna and Bill have lived in Los Gatos since 2008. Brenna is teacher at West Valley College. Bill works for Varian Medical Systems. They love Los Gatos. They bought this property and hired an architect. They have many neighbors here. Page 68 PAGE 7 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Bill Wundram, Co-owner He will present the research and the proposal. No significant persons. It was a rental property for forty years. Wasn’t in the Sanborn map or any other historic overlay. Listed as a bungalow. It wasn’t annexed until 1999. The address was originally 16801 Loma Street. Split in 1971. Three of the six pre-1941 neighboring homes were approved for demolition. They had built dates from 1999 to 2010. The property had three primary permits. Main permit in 1967 was for adding a bedroom and a laundry room. The structural engineer described an over span of floor framing, rafter framing without bracing, no sheer walls, and shims under the mudsills between the post and beam connections to level the house. David Britt, Architect They have been in the business for over 30 years. They had worked with HPC in the past on neighborhood projects. They did not find value. Work within an identifiable style. This property is the last parcel on Loma that has not been remodeled or rebuilt. They looked very carefully There was nothing left of the bungalow structure to identify it as California or a Spanish bungalow. They propose removal and building something more consistent with the neighborhood while following the Design Guidelines. Carrie Winhall, Neighbor They bought the adjoining house in 1998 and built in 2000. They’ve been there for twenty-seven years. They are in support of the project. The owners have been proactive in reaching out to the neighbors. All the houses are now two-story homes built in the last 30 years. It’ll be a huge improvement to the neighborhood. It had been a rental property and not very well maintained. Cheryl Green, Neighbor They are in support of the project. The owners have been very proactive in working with all the neighbors. The new design looks consistent with the neighborhood. They have lived there for 20 years and don’t know of any significance at that house. Dave Renner, Neighbor Shady lane 2 blocks away. Know Bill for 15 years. Maintaining the aesthetics of the neighborhood and have done a lot of research and thorough research of the five criteria. David Britt, Architect At the start of any project they try to find some architectural value in the structure. This structure has been reduced to a bungalow shape. All the decorative surface treatments have been removed. To add value it would be purely speculative. Closed Public Comment. Page 69 PAGE 8 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Committee members asked questions of Staff. Sean Mullin, Planning Manager The proposed design is not part of the decision process. Committee members discussed the matter. Commissioner Thomas Encourage the communicating and connecting with the neighbors. Grew up in that neighborhood. It is a generic bungalow. Doesn’t have anything architecturally significant or historically significant. Vice Chair Queiroz We appreciate the applicant’s work. The house is representative of an era. Even though other homes have been taken off, we prefer to keep it. The house looks the same as the original. Commissioner Burnett It is a typical California bungalow built in the 1920’s, especially in that area. In the 1998 Bloomfield photos, it looks the same. It should stay on the inventory. Chair Quintana Of the three examples that were allowed demolition, two were not homes but barns, which are not included as historic structures. The third one indicated an incomplete application. While there are a lot of second-story additions in the area, they are mostly in the back. It is not an exact style but is a typical bungalow seen throughout Los Gatos. Commissioner Thomas The neighborhood is not to be considered. This house does not have enough significance. Not in support of a denial. Chair Quintana In the List of five criteria the “or” integrity has not been kept. Some of the committee says it retains enough of a bungalow style. Keeping it on the inventory does not mean they cannot make improvements. MOTION: Motion by Commissioner Burnett to forward a recommendation of denial of the above request to the Community Development Director. Finding that it still has integrity and typical California bungalow. Seconded by Vice Chair Queiroz. VOTE: Motion passed passes (3-2), Commissioner Thomas and Member Feinberg opposed. Page 70 PAGE 9 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 7. 119 Harding Avenue 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. 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. Sean Mullin, Planning Manager, presented the staff report. Opened Public Comment. Applicant presented the project. Jay Plett, Architect; Brian Conlisk, Owner Proposing a very small addition. According to the Bloomfield Survey, the windows were already changed. This will be the fourth change. The view from the front and roofline won’t change. They are punching out in the back. Moving the door and removing only one window. The addition is no more than 500 square feet. All the new windows will be in keeping with the Spanish revival style. Committee members asked questions of the applicant and staff. Jay Plett, Architect; Brian Conlisk, Owner The front door will be replaced with a similar nice door. They will match the stucco molding around the windows. There are no bay windows. The house will basically stay the same. Chair Quintana The house may have had more embellishment as a Spanish style home. Can the Committee make the recommendation to add lighting fixtures, to be more consistent with the Spanish Colonial style? Sean Mullin, Planning Manager You can make the recommendation, but those items are not part of the project. Chair Quintana Concerned that the project will come back many times due to structural damage. Page 71 PAGE 10 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Jay Plett, Applicant They are not adding a second story. They are not taking the structure apart. Here’s a close-up image of the windowsill that is rotten and filled with Bondo. There is termite damage to the windows. Sean Mullin, Planning Manager It is typical to find structural damage in older homes. It is usually handled at staff level and does not return to the Committee. You don’t know the structure’s condition until you open a wall. Vice Chair Queiroz Can the Committee recommend that if they find damage that they replace in kind? Sean Mullin, Planning Manager To replace in kind is covered in the Design Guidelines and Town Code. Jay Plett The crawl space looks good, and they have not found any termite damage. The windows were 1980’s wood windows. Jay Plett, Applicant The fireplace structure remains but will not be used. The awnings will also remain as protection from the heat. Vice Chair Queiroz Materials for windows. Normally we don’t approve the aluminum clad. How about fiberglass clad? Jay Plett, Applicant They would look for the style. The aluminum clad windows can still have the stucco trim. It will be indistinguishable. The interior would be wood. It would be wood with fiberglass clad or painted metal clad windows. The window would have the same trim and sill. Sean Mullin, Planning Manager Before the availability of fiberglass clad windows, the Committee typically approved wood or metal clad windows. Commissioner Thomas Will you be re-stuccoing the similar color shade. What window style was original to the home? Page 72 PAGE 11 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Jay Plett, Applicant We will re-stuccoing and have not yet decided on a paint color. The window styles are casement and provide circulation. Closed Public Comment. MOTION: Motion by Vice Chair Queiroz to forward a recommendation of approval of the above request to the Community Development Director. Seconded by Member Feinberg. VOTE: Motion passed unanimously, (5-0). OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following items.) 8. 310 Tait Avenue Consider a Request for Preliminary Review to Construct a New Second-Story Addition and Exterior Alterations to an Existing Non-Contributing Single-Family Residence Located in the Almond Grove Historic District on Property Zoned R-1D:LHP. APN 510-14- 058. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Request for Review Application PHST-24-026. Property Owner: Santiago Allende. Applicant: Donna Chivers. Project Planner: Erin Walters. Erin Walters, Senior Planner, presented the staff report Opened public comment. Applicant presented the project. Donna Chivers, Architect, Architectural revisions were made based on the Committee’s comments from the previous meeting. Based on their preliminary calculations and discussions with the project planner, they believe that it does not qualify as a technical demolition. They are saving the entire front, left side, and back of the house. Just taking off a portion. The front door, both windows and chimney all stay intact. They are adding a second story. They pushed back the upper story addition fifteen feet from the front property line. It now sits behind the ridge of the original roof. The ridge helps hide the massing from the front view. Windows are proposed to be single hung windows with wood trim. New windows will have the same trim. They will add a scalloped trim to match the existing. The existing siding was inspected by Planning, Building and Police. It was deemed sound. The foundation will not be demolished but will need to be reinforced. Page 73 PAGE 12 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Committee members asked questions of the applicant and staff and provided comments. Vice Chair Queiroz Is this the ADU bathroom? It seems like a wide building in a small lot. Sean Mullin, Project Planner The setbacks can be 4 feet. Commissioner Thomas The requested changes were addressed. Pushing back the addition lessens the massing. Member Feinberg In two dimensional drawings it is hard to see the setbacks. The landscaping helps a lot. Donna Chivers, Applicant The garage/shed is being removed. It is on the neighbor’s property line. The ADU is attached to the house. There is no garage or off-street parking. Chair Quintana It is a much better design than previous one; however, it dominates the existing structure. Tait is its own neighborhood. There are no other two-story homes. Afraid that it’ll open the door for other case-by-case, two-story structures. Erin Walters, Project Planner The parking and FAR would be reviewed when an Architecture and Site (A&S) application is submitted. Sean Mullin, Planning Manager When they receive the A&S application with details, staff will present it to the Planning Commission who can grant exceptions. Vice Chair Queiroz Recommend moving more of the mass to the back. The bathroom could be moved to the back to reduce the mass. Erin Walters, Project Planner The State allows a minimum 800 square foot ADU even if the main house is over the maximum allowed floor area. Sean Mullin, Planning Manager This attached ADU meets the Town Code. ADUs cannot be subject to discretionary review. The applicant is welcome to consider the recommendation, but it is not binding. Page 74 PAGE 13 OF 13 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF MAY 28, 2025 Member Feinberg The back addition looks massive behind a tiny house. Vice Chair Queiroz Recommend that it should not go over FAR since it is in a historic district. Sean Mullin, Planning Manager In summary, the Committee agrees that it is a better design, but the lack of parking, the massing and the scale are concerns. It is a large home on a small lot. They ask that the architect consider working within the FAR. Chair Quintana Major concern is keeping the effect of that immediate neighborhood Donna Chivers, Architect There is a second-story house on Almendra right across the street and another two- story homes visible on that street. Chair Quintana That is typical of a corner house. This is a street of four cottage homes. Commissioner Burnett Ask that the architect to go back over the design guidelines. ADJOURNMENT The meeting adjourned at 6:19 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the May 28, 2025 meeting as approved by the Historic Preservation Committee. /s/ Sean Mullin, AICP, Planning Manager Page 75 This Page Intentionally Left Blank Page 76 1 Donna Chivers 4716 Bryce Cir. Carlsbad, CA 92008 510-714-8309donnachivers@gmail.com October 11, 2025 Community Development Department 110 E. Main Street Los Gatos CA 95030 Re: Project Justification for a Proposed Addition and Remodel at 310 Tait Ave. APN: 510-14-058 Dear Town of Los Gatos Planning Department, We are submitting the following project justification and design compliance summary for the proposed remodel and addition at 310 Tait Avenue, an historic property located within the Los Gatos Historic District. We believe the proposed project aligns with the Town’s zoning requirements, as well as both the Residential and Historic Design Guidelines. Existing Property Description: The subject property is located on the east side of Tait Avenue, in a neighborhood of architecturally diverse homes. It is currently a 731 square foot, single-story, 1-bedroom, 1-bath cottage, originally constructed in 1918. The home is classified as an historic property. Proposed Development Description: We propose to add: •A 368 s.f. attached ADU on the lower level, which includes replacing 113 s.f. of existing area. •An upper-level addition of 415 s.f., bringing the total proposed living space to 1,401 s.f. Despite the property's small lot size (2,649 s.f.) and its R-1D:LHP zoning designation, the proposed design: •Complies with maximum Floor Area Ratio (FAR) requirements, •Maintains an overall building height of 24’-3”, below the 30’ maximum, •Meets all required front, rear, and side yard setbacks, with the second story addition set back 15’from the front property line. Historic and Architectural Compatibility: To preserve the historic character of the home: •Original window and door trim, siding style, scalloped gable siding, and the brick chimney/veneerwill be preserved or replicated. •Windows will be replaced like-for-like, maintaining historic proportions and profiles. •Insulation will be added to existing walls, floors, and attic spaces to improve energy efficiency. •All existing trees and native landscaping will remain undisturbed. ATTACHMENT 4Page 77 2 Neighborhood Context: The Tait Avenue block between Almendra Avenue and Bachman Avenue includes a mix of single-story and two-story homes, reflecting various architectural styles and exterior finishes. Our proposal maintains compatibility by: • Incorporating gable-end rooflines, • Using wood trim around windows and doors, • Matching horizontal and vertical siding with the existing exterior finishes. These elements ensure that the home blends well into the existing neighborhood look and feel. Design Goals: Our design is guided by the following objectives: 1. Maximize livable space to accommodate a growing family and support long-term occupancy. 2. Reinforce the structure and foundation to address current safety and seismic concerns. 3. Ensure architectural compatibility with surrounding homes and historic context. Neighbor Interaction: We have proactively shared our plans with our immediate neighbor to the left, as well as two neighbors across the street. All provided positive feedback and support for the project as proposed. Conclusion: We are confident that the proposed design: • Preserves the historic integrity of the existing structure, • Meets or exceeds zoning and design standards, • Is architecturally compatible with the surrounding neighborhood, • And addresses the unique challenges of this constrained site. We respectfully request approval of the design as submitted. Please do not hesitate to contact us with any questions or for additional information. Regards, Donna Chivers Page 78 1 Donna Chivers 4716 Bryce Cir. Carlsbad, CA 92008 510-714-8309donnachivers@gmail.com October 7, 2025 Town of Los Gatos Community Planning Department 110 E. Main St. Los Gatos, Ca 95030 Re: Response to HPC Comments dated 05-28-2025 Dear Los Gatos Historic Preservation Committee, Per your comments, the addition and remodel at 310 Tait Ave. has been reduced in size and scale to maintain the look and feel of the original home, minimize the massing of the new upper level, and comply with the FAR requirements. Please see below for details addressing comments: 1. The mass of the second story has been reduced and moved back such that the front wall of the upperlevel is 15’ from the front property line and 15’ minimum from the back property line. The footprint ofthe house meets all zoning setback requirements, FAR requirements, and building height requirements. 2.The effect of the immediate neighborhood which includes the houses immediately adjacent to our property and the five houses across the street is varied in design with (2) two-story homes of bothtraditional and Victorian style, a Mediterranean style home with stucco exterior, a cottage with stuccoexterior, and several wide facing cottage homes. The proposed building height of 24’ 3”, roof design,and exterior materials is consistent with the 2-story houses in the immediate neighborhood and with the original design of the existing home: a.The home at 301 Almendra Dr. features a gable end roofline with shingle siding and sits roughly25’ in total height above street levelb. The home at 256 Bachman Ave. features a gable end roofline and a combination of shingle andhorizontal siding for exterior materials. The building sits roughly 30’ in total height above street level. Please feel free to contact me at any time with questions. Regards, Donna Chivers 510-714-8309 ATTACHMENT 5Page 79 This Page Intentionally Left Blank Page 80 6&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(1711/1/202511:52:55 AM$Author&29(56+((77$,7$9(/26*$726&$$//3(50,76(;&((',1*,19$/8$7,216+$//5(48,5(,167$//$7,212)$33529('602.($1'&$5%210212;,'('(7(&7256:,7+,17+(':(//,1*$//3(50,76(;&((',1*,19$/8$7,216+$//5(48,5(7+(,167$//$7,212)$1$33529('$8720$7,&*$66+872))'(9,&(217+(&86720(52:1('3,3,1*$77+(87,/,7<0(7(5%8,/',1*$''5(66180%(560867%($0,1,0802),1&+(6,1+(,*+725,1&+(6,1+(,*+7$1'6(/),//80,1$7('3(57+(*5((1%8,/',1*67$1'$5'6&2'(7+(&216758&7,21$1''(02/,7,2125',1$1&(& '$33/,(675866&$/&8/$7,21672%($'()(55('68%0,77$/*$6/,1(',$*5$072%($'()(55('68%0,77$/2:1(56758&785$//(1*,1((5,1'(;;2))'5$:,1*6$&29(56+((766859(<$6,7( 87,/,7<3/$1$'(02&$/&8/$7,216*5$',1*$1''5$,1$*(7,7/(6+((772:1127(6$1'352-(&7'$7$*5$',1*63(&,),&$7,216*5$',1*$1''5$,1$*(3/$1(526,21$1'&21752/3/$1(526,21$1'&21752/3/$1%(670$1$*(0(1735$&7,&(6++<'52/2*<3/$1//$1'6&$3(3/$1$(;,67,1*)/2253/$1$1''(023/$1$(;,67,1*(/(9$7,216$1(:)/2253/$1 6&+('8/(6$1(:(/(9$7,216$522)3/$1$6(&7,216$*(1(5$/127(6*&$5(6,'(17,$/*5((1%8,/',1*&2'(6+((7*&$5(6,'(17,$/*5((1%8,/',1*&2'(6+((7*3*5((132,17&+(&./,6777,7/(77,7/(77,7/(70$1'$725<0($685(6((/(&75,&$/3/$1((/(&75,&$/127(66)281'$7,213/$161')/225)5$0,1*3/$16522))5$0,1*3/$16'*(1(5$/127(66')281'$7,21'(7$,/66')5$0,1*'(7$,/66'522))5$0,1*'(7$,/66')281'$7,21'(7$,/66')/225)5$0,1*'(7$,/6&2175$&725,65(63216,%/()259(5,)<,1*$//6,7($1'),(/'&21',7,21635,2572$1''85,1*&216758&7,21:,1'2:'225$1'&$%,1(7',0(16,2160867%(9,)%<&2175$&725,167$//(525)$%5,&$72535,257225'(5,1*$1<',6&5(3$1&<)281'%(7:((13/$16$1'$&78$/),(/'&21',7,210867%(%528*+7727+($77(17,212)''(6,*16$1'7+(6758&785$/(1*,1((5,192/9(',17+(352-(&7)$,/85(72'26292,'6''(6,*16$1'7+((1*,1((52)5(63216,%,/,7<72:25.3(5)250('%<&2175$&725''(6,*16,61275(63216,%/()25216,7(,163(&7,2172$6685(&203/,$1&(:,7+0$7(5,$/625:25.0$16+,363(&,),('+(5(,181/(66%<6(&21'$5<$*5((0(17'(6,*1(57,7/(('211$&+,9(56%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRP7,7/((6800$5<6(()8//7,7/(5(3257)25$//5(48,5(0(176'$9,'+(16(/3(32%R[6$10$5&26&$ 6&23((2)):25.3529,'(3523(5/<3/$&('%/2&.,1*$1'%$&.,1*,1$//%$7+52206$1'&/26(76)257+(3523(5,167$//$7,212)72:(/%$5672,/(73$3(5+2/'(566+(/9,1*$1'$1<:$//02817('),;785(25/,*+7%8,/'6)/2:(5/(9(/$'8$'',7,213(53/$1%8,/'1(:6)833(5/(9(/$'',7,213(53/$1,167$//:,1'2:6'2256$1'6.</,*+763(53/$1,167$//)/225,1*3(5+20(2:1(5,167$//&$%,1(76&2817(563/80%,1*),;785(6$1'$33/,$1&(6,167$//7,/(,167$//*/$666+2:(5(1&/2685(7$3(7(;785($1'3$,17,17(5,25&2/257%'%<+20(2:1(5,167$//(;7(5,256,',1*&2/257%'%<+20(2:1(5,167$//(/(&75,&$/),;785(6287/(76$1'6:,7&+(63(5(/(&75,&$/3/$1,168/$7(3(57,7/(5(48,5(0(176,167$//+9$&$1':$7(5+($7(53(57,7/(5(48,5(0(176,167$//1*$60(7(51.CONTRACTOR SHALL, AS PART OF THIS CONTRACT, FURNISH ALL INSURANCE REQUIRED BY THEOWNER AND FURNISH ALL MATERIAL, LABOR TRANSPORTATION AND EQUIPMENT AND PROPERLYINSTALL ALL WORK SPECIFIED HEREIN, SHOWN ON THE DRAWINGS, OR REASONABLY IMPLIED TOCOMPLETE THE CONSTRUCTION. INCLUDED AS PART OF THE WORK OF THESE SECTIONS, NOTNECESSARILY LIMITED BY THEM, ARE THE FOLLOWING: ALL MATERIALS, LABOR, TOOLS ANDEQUIPMENT REQUIRED TO PROPERLY EXECUTE AND COMPLETE HIS WORK ACCORDING TO THEPLANS AND SPECIFICATIONS.2.CONTRACTOR SHALL BE RESPONSIBLE FOR THE FINISHING OF HIS WORK IN THE MANNER ANDFORM PRESCRIBED BY THE PLANS AND SPECIFICATIONS. REPORT DISCREPANCIES OR ERRORSAND OMISSIONS IN THE PLANS AND SPECIFICATIONS FOR THE WORK PRIOR TO SUBMITTING BID.3.CONTRACTORS ARE TO PROTECT ALL PROPERTY AND THE WORK OF ALL APPLICABLE LOCAL,STATE AND NATIONAL CODES WHICH GOVERN THIS AREA.4.ALL CONSTRUCTION AND INSTALLATION SHALL COMPLY ALL APPLICABLE LOCAL, STATE ANDNATIONAL CODES WHICH GOVERN THIS AREA.5.CONTRACTORS SHALL INDIVIDUALLY WARRENT FOR ONE YEAR ALL MATERIALS ANDWORKMANSHIP EXCEPT AS OTHERWISE AGREES. IN CASE OF CONCONFLICT, NOTES AND SPECIFICDETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER THESE "GENERAL NOTES ANDSPECIFICATIONS" AND OVER TYPICAL DETAILS.6.WHERE NO CONSTRUCTION DETAILS ARE SHOWN OR NOTED FOR ANY PART OF THE WORK,DETAILS SHALL BE THE SAME AS FOR OTHER SIMILAR WORK.7.ITEMS SPECIFIED ON PLANS AND SPECIFICATIONS REPRESENT THE TYPE AND QUALITY REQUIRED.SUBCONTRACTORS MAY SUBSTITUTE "EQUAL" ITEMS IN THEIR BID WHEN APPROVED BY THEOWNER AND ARCHITECT.8.CONTRACTORS SHALL, UPON COMPLETION OF THIS WORK, CLEAN AND CLEAR THE AREA OF ALLDEBRIS OR ANY OTHER MATTER CAUSED BY HIS OPERATION.9.THE ARCHITECT WILL IN NO WAY BE RESPONSIBLE FOR THE WAY IN WHICH FIELD WORK ISPERFORMED, SAFETY IN, ON OR AROUND THE JOBSITE, METHODS OF PERFORMANCE ORTIMELINESS OF PERFORMANCE OF THE WORK.10.THE CONTRACTOR SHALL CAREFULLY STUDY AND COMPARE THE CONTRACT DOCUMENTS ANDSHALL AT ONCE REPORT TO THE ARCHITECT ANY DISCREPANCY OR OMISSION HE MAY DISCOVER.11.FENCES AND FREE STANDING MASONRY WALLS UP TO 36" IN HEIGHT DO NOT REQUIRE A BUILDINGPERMIT. ALL THOSE OVER 36" IN HEIGHT REQUIRED A SEPARATE BUILDING PERMIT.12.SIGNS REQUIRE A SEPARATE PERMIT.13.WHERE CONTINUOUS OR SPECIAL INSPECTION IS REQUIRED BY THESE PLANS, A REGISTEREDDEPUTY INSPECTOR APPROVED BY AND RESPONSABLE TO THE ARCHITECT AND BUILDINGDEPARTMENT SHALL BE EMPLOYED BY THE OWNER.14.SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THEREGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM ANDFORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATINGTHAT THE DEFERREDSUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE INGENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMSSHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEENAPPROVED BY THE BUILDING OFFICIAL.15."PENETRATIONS OF FIRE-RESISTIVE WALLS, FLOOR-CEILINGS AND ROOF-CEILINGS SHALL BEPROTECTED AS REQUIRED IN CRC SECTION R302.4.16.THESE DRAWINGS SHOW ONLY REPRESENTATIVE ABD TYPICAL DETAILS TO ASSIST THECONTRACTOR. THE DRAWINGS DO NOT ILLUSTRATE EVERY CONDITION. ALL ATTACHMENTS,CONNECTIONS, FASTENINGS, ETC. SHALL BE PROPERLY SECURED IN CONFORMANCE WITH BESTPRACTICE, AND CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLING THESAME. ALL SPECIFICATIONS AND DETAILS INCLUDED ON THESE DRAWINGS ARE INTENDED TOINDICATE A PARTICULAR LEVEL OF QUALITY FOR THE PROJECT. THE CONTRACTOR AND ALLSUBCONTRACTORS SHALL INSTALL ALL MATERIALS AND SYSTEMS IN STRICT ACCORDANCE WITHEACH SPECIFIC MANUFACTURERS INSTALLATION INSTRUCTIONS. ALL MANUFACTURERSRECOMMENDATIONS FOR MATERIAL INSTALLATION SHALL TAKE PRECEDENCE OVER ANY METHODIMPLIED IN THESE CONSTRUCTION DOCUMENTS.17.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS AND CONDITIONS PRIOR TOCOMMENCING WORK AND NOTIFY ARCHITECT OF AN DISCREPANCIES.18.ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE SHOWN ON DRAWINGS. DO NOT SCALEANY DRAWINGS. NOTIFY ARCHITECT OF ANY DISCREPANCIES.19.THE BUILDING INSPECTOR WILL RECHECK FOR EXPANSIVE SOILS AND/OR GRADINGREQUIREMENTS AT THE FIRST INSPECTION20.THE CONTROL VALVES IN SHOWERS, TUB/SHOWERS, BATHTUBS, AND BIDETSMUST BE PRESSUREBALANCED OR THERMOSTATIC MIXING VALVES. CPC SECTIONS 408, 409, 410.1.COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2022 ENERGYEFFICIENCY STANDARDS IS NECESSARY FOR THIS PROJECT. REGISTERED,SIGNED, AND DATED COPIES OF THE APPROPIATE CF1R, CF2R, AND CF3R FORMSSHALL BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDINGINSPECTOR REVIEW. FINAL COMPLETED FORMS WILL BE AVAILABLE FOR THEBUILDING OWNER.2.ALL PROPOSED BUILDING, STRUCTURES, ADDITIONS, MODIFICATIONS TOBUILDINGS/STRUCTURES MUST COMPLY WITH THE APPROVED LOCATION, ASSHOWN ON THE COUNTY APPROVED PLOT PLAN. AT THE DISCRETION OF THECOUNTY, THE PROPERTY OWNER MAY BE REQUIRED TO PROVIDE PROOF OFCURRENT PLACEMENT OF EACH ON THE PARCEL. THIS WAY INCLUDE A STAMPEDAND SIGNED SETBACK CERITIFATE PREPARED BY A CALIFORNIA LICENSEDSURVEYOR OR CIVIL ENGENNER. (COUNTY BUILDING CODE 91.1.107.2).COMPLIANCE NOTESGENERAL NOTESALL WORK SHALL BE IN CONFORMANCE WITH, BUT NOT LIMITED TO THE REQUIREMENTS OF THE FOLLOWING AND ANY OTHER STATE AND LOCAL CODES HAVING JURISDICTION:ALL 2022 CALIFORNIA CODES2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA GREEN BUILDING STANDARD CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDSGOVERNING CODEPROJECT ADDRESS:310 TAIT AVE., LOS GATOS, CA 95030LOT SIZE: 2649 S.F.APN:510-14-058ZONING DESIGNATION:OVERLAY DESIGNATIONS:BASE FAR:OCCUPANCY GROUP:EXISTING USE:PROPOSED USE:SETBACKS:FRONT YARD SETBACK:SIDE YARD SETBACK: REAR YARD SETBACK: MAX. ALLOWABLE HEIGHT:R1-D:LHPHistoric District1033 s.f.R-3/URESIDENTIALRESIDENTIAL15'5' MAIN HOUSE/4' ADU20' MAIN HOUSE/ 4' ADU30'CONSTRUCTION TYPE:YEAR BUILT:EXISTING # OF STORIES:PROPOSED # OF STORIES:PROPOSED BUILDING HEIGHT:FIRE SPRINKLERS:FIRE ALARM:V-B19181224' -3"NONOSITE DATAZONING DATABUILDING DATAAREA CALCULATION VICINITY MAP6$17,$*2$//(1'(7$,7$9(/26*$726&$$31(N) BUILDING AREA(N) LOWER LEVEL618 S.F.(N) UPPER LEVEL415 S.F.MAIN HOUSE TOTAL1033 S.F.(N) ADU368 S.F.TOTAL1401 S.F.6,7([(QJLQHHULQJ,QF0HULGLDQ$YH6DQ-RVH&$7HOZZZ[HQJLQHHULQJFRP&,9,//(1*,1((5*(27(&++(1*,1((5.RXURVK<RXQHVL3(3ULQFLSDO(QJLQHHU*HR)RXQGDWLRQ,QF&KHOVHD;LQJ6DQ-RVH&$&HOOZZZJHRIRXQGDWLRQLQFFRP3HWHU&DUOLQR/HDDQG%UD]HZZZOHDEUD]HFRP3KRQH[0RELOH(PDLO3FDUOLQR#OHDEUD]HFRP1. New walls: R-21 (2x6)2. New Roof: R-303. New floor: R-194. New glazing: U-factor = 0.30 & SHGC = 0.235. Water heater: new tankless water heater w/0.95 energy factor (minimum); 1x for the entirehouse6. HVAC: 2x new furnace + AC for the (95% AFUE, 14.3 SEER2); 1 for the main house and 1 forthe ADUdd,DEdϲPage 81 Page 82 OHOHOHOHSD397.83TFSFNC/GATE399.53TBC399.03FC/DW399.04TBC398.60FC/DW390.46INV400.06CL399.10CL399.10CL399.39CL399.36BRK399.4116-TREE399.15BRK399.26TFS398.59AC/FS398.54WALK399.24WLK/PVRS399.2321-TREE398.5824-TREE398.44TBC398.63TBC/BRK398.72WLK398.78TBC/BRICK398.82TBC/BRICK398.99WLK398.96WLK399.44CONCWALK397.86DI397.92DI398.15FC/DW399.31BW399.30BW399.39BW399.19BW399.28FWCOR398.93BRK398.65COL COR398.48WLK398.54WLK398.59BW398.57WLK399.11SSCO399.20FNCEND399.08WLK398.73PVRS399.56BW399.41BW399.33BW399.30BW396.45BW396.26CNC/DECK396.31CONCCOR396.38CONCCOR396.48G397.22G397.32398.01FNCEND398.00SHEDCOR396.66RCKWALL396.26CNC/DECK396.26G396.12SHED396.12CONC/WDDECK398.74TW392.71G398.68TW397.51TW389.53G397.47TW392.47FW394.75TFW389.75G391392398399399399399390S 53°28'37" E 53.09' (B) (SE'LY 53.0')(C)N 53°28'37" W 53.09'(NW'LY 53.0' & PARALLEL)(C)S36°28'16"W(B)48.50'(SW'LY48.5')(C)N36°28'16"E48.50'N36°28'16"E101.52'(NORTHEASTERLY101.50')(C)N36°28'16"E360.67'DN(N) ADU(N) DECK(E) SINGLE STORY HOUSE(N) UPPER LEVELADDITIONTAIT AVE. (E) CHIMNEY0812164GRAPHIC SCALEN( (/(&0(7(51 *$60(7(5314 TAIT AVE.SF RESIDENTIAL256 TAIT AVE.SF RESIDENTIAL 7267$,56 727$/6,7($5($6)( %8,/',1*$5($5(6,'(1&(6)1 %8,/',1*$5($1 /2:(5/(9(/6)1 833(5/(9(/6)1 $'86)727$/6)(N) UPPER LEVELADDITION(N) ADU(N) ADU(N) ADU 72(:$// 72'(&. 721833(5/(9(/ :0::::0::$7(5/,1(:$7(50(7(5666666666666666666CONNECTS AT BACHMAN AVE.6&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(1710/24/20256:13:16 AM1/4" = 1'-0"$Author6,7( 87,/,7<3/$17$,7$9(/26*$726&$1/4" = 1'-0"1SITE & UTILITY PLANSEWER CONNECTION7$,7$9(6666Page 83 ABCDEFGACFRONT ELEVATION BDF HRIGHT ELEVATION LEFT ELEVATION GEBACK ELEVATION HWALL TO BE REMOVEDOPENING TO BE BLOCKED (:,1'2:725(0$,16)('225725(0$,16)(:,1'2:72%(5(029('6)(:,1'2:72%(5(029('6)( '22572%(5(029('6)(:,1'2:72%(5(029('6)(:,1'2:72%(5(029('6)(:,1'2:72%(5(029('6)(:,1'2:72%(5(029('6)(:,1'2:725(0$,16)( :,1'2:72%(5(029('6)(&+,01(<725(0$,16)(:,1'2:672%(5(029('6)( :,1'2:72%(5(029('6)1(7:$//72%(5(029('6)(:,1'2:725(0$,16)(:,1'2:725(0$,16)1(7:$//72%(5(029('6)1(7:$//72%(5(029('6)( 6,1*/(6725<+286(/2:(5/(9(/$'',7,211 :,1'2:672%(,167$//('6)1:,1'2:72%(,167$//('6)6&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1711/5/20257:56:04 AM1/4" = 1'-0"$Author'(02&$/&8/$7,2167$,7$9(/26*$726&$1/4" = 1'-0"1DEMO CALCPage 84 NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comREVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: JULY 22, 2025MRDHPCMRAS NOTED2251341CI08SHEET OFREV.: SEPT. 2016GRADING AND DRAINAGE PLANSPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS310 TAIT AVEALLENDE RESIDENCE310 TAIT AVENUE, LOS GATOS, CA 95030GRADING AND DRAINAGE PLANSASSESSORS PARCEL NO. 510-14-058TITLE SHEET, ABREVIATIONS, LEGEND01Page 85 NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comREVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: JULY 22, 2025MRDHPCMRAS NOTED2251341CI08SHEET OFREV.: SEPT. 2016GRADING AND DRAINAGE PLANSPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS310 TAIT AVEALLENDE RESIDENCEGRADING AND DRAINAGE PLAN03Page 86 REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: JULY 22, 2025MRDHPCMRAS NOTED2251341CI08SHEET OFREV.: SEPT. 2016GRADING AND DRAINAGE PLANSPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS310 TAIT AVEALLENDE RESIDENCEEROSION CONTROL PLAN06Page 87 REVISIONSBYDATEPROJECT NO.:SCALE:ENGR:CHECK:DRAWN:DESIGN:DATE: JULY 22, 2025MRDHPCMRAS NOTED2251341CI08SHEET OFREV.: SEPT. 2016GRADING AND DRAINAGE PLANSPARKS AND PUBLIC WORKS DEPARTMENTTOWN OF LOS GATOS310 TAIT AVEALLENDE RESIDENCEPage 88 OHOHOHOHSD391392398399399399399390S 53°28'37" E 53.09' (B) (SE'LY 53.0')(C)N 53°28'37" W 53.09'(NW'LY 53.0' & PARALLEL)(C)S36°28'16"W(B)48.50'(SW'LY48.5')(C)N36°28'16"E48.50'N36°28'16"E101.52'(NORTHEASTERLY101.50')(C)N36°28'16"E360.67'DN(N) ADU(N) DECK(E) SINGLE STORY HOUSE(N) UPPER LEVELADDITIONTAIT AVE. 65'(E) CHIMNEY0812164GRAPHIC SCALEN((/(&0(7(51*$60(7(5 7267$,56 727$/6,7($5($6)(%8,/',1*$5($5(6,'(1&(6)1%8,/',1*$5($1/2:(5/(9(/6)1833(5/(9(/6)1$'86)727$/6)(N) UPPER LEVELADDITION(N) ADU(N) ADU(N) ADU 72(:$// 72'(&. 721833(5/(9(/ :0::::0::$7(5/,1(:$7(50(7(5666666661*$/&$123<75((($57,),&,$/785)725(0$,125%(5(3/$&('/$1'6&$3(127(6$//(;,67,1*75((6$1'/$1'6&$3(725(0$,11(:*$/&$123<75((72%($''(',1)5217:'5,3:$7(5,1*6<67(0(;,67,1*$57,),&,$/785)725(0$,1$1'25%(5(3/$&('(;,67,1**5$9(/'5,9(:$<725(0$,1(*5$9(/'5,9(:$<725(0$,16&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(1710/11/20251:14:43 PM1/4" = 1'-0"/Author/$1'6&$3(3/$17$,7$9(/26*$726&$1/4" = 1'-0"1LANDSCAPING PLANPage 89 0812164GRAPHIC SCALEN5,1',&$7(6'2256:,1'2:672%(5(029(',1',&$7(6:$//672%(5(029(''(02127(65(029('2256$1':,1'2:6$6,1',&$7('5(029(:$//6$6,1',&$7('5(029(522)5(029(&$%,1(76&2817(563/80%,1*),;785(6$1'$33/,$1&(67+528*+2875(029(),5(3/$&($1'&+,01(<5(029($//+9$&$1':+81,765(029(%5,&.67$,56,1%$&.5(029((;7(5,250$7(5,$/67+528*+2875(029(),5(3/$&($1'&+,01(<727$/6,7($5($6)(%8,/',1*)22735,175(6,'(1&(6)/,9,1*522023(1%($09$8/7('&/*%('522023(1&/*%$7+',1,1*5220.,7&+(1/$81'5<:+ 6+6+&/26(7CLOSET 6+6+6+ 6+6+ )5,'*(SLOPE6+:5BENCH6+6+6+6+# +'5:'SLOPE'16+# +'5 5555555555555555555556&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1711/5/20257:56:31 AM1/4" = 1'-0"$Author(;,67,1*)/2253/$1$1''(023/$17$,7$9(/26*$726&$1/4" = 1'-0"1MAIN FLOORPage 90 F.F.399'-9 1/8"TOP PLATE408'-1 29/32" $5($2)$'',7,21F.F.399'-9 1/8"TOP PLATE408'-1 29/32"F.F-2399'-3 1/4" $5($2)$'',7,21F.F.399'-9 1/8"TOP PLATE408'-1 29/32"F.F-2399'-3 1/4" $5($2)$'',7,21F.F.399'-9 1/8"TOP PLATE408'-1 29/32"F.F-2399'-3 1/4" $5($2)$'',7,216&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(173/5/202512:28:02 PM1/4" = 1'-0"$Author(;,67,1*(/(9$7,2167$,7$9(/26*$726&$1/4" = 1'-0"1WEST ELEVATION1/4" = 1'-0"2EAST ELEVATION1/4" = 1'-0"3NORTH ELEVATION1/4" = 1'-0"4SOUTH ELEVATION:22'+25,=217$//$33('6,',1*:22'7 *9(57,&$/6,',1*:22'%2$5'$1'%$77(15('%5,&.:22'6&$//23('9(57,&$/6,',1*:,7+75,0522)$63+$/7&20326,7,216+,1*/(%52:175,0;:22'(;7(5,250$7(5,$/6Page 91 UPDNDN0812164GRAPHIC SCALEN727$/6,7($5($6)(%8,/',1*$5($5(6,'(1&(6)1%8,/',1*$5($1/2:(5/(9(/6)1833(5/(9(/6)1$'86)727$/6)/,9,1*5220.,7&+(1 $6+$6+$6+$6+(:'$'8ADU BATH&/26(7$'8.,7&+(1)3$175<)5,'*(7':%8))(7%$538//287'5$:(56)253$175<81'(567$,516*'',1,1*$5($ ':'(&. ; 16+# +'5116616+)6+&22.723LAUNDRY16+ 16+)6+ &$6('23(1 1;:$//61;:$//6SHWR 2A3.33A3.31A3.3[&5$:/$&&(660$;5 0,17 0$;5 0,17 5$1*(+,*+5$,/,1*:3,&.(76#2&0$;+,*+5$,/,1*:3,&.(76#2&0$;2108586858522524285947979245998585612572582597(036$)(7<*/$66:0,123(11*$60(7(5((/(&0(7(5&/26(7%('52209$8/7('&/*%('52209$8/7('&/*&+,01(<&/26(76+:5 ; )/$7&/*%$7+16+16+7(031667(0335'561$:11$:135'561$:11$:116+)6+16+)6+6/23(6/23(6/23(6/23( 2A3.33A3.31A3.322" 30"ATTIC ACCESS0$;5 0,17 8597237979810198981019825425225197972539895TEMP. SAFETY GLASSW/22" MIN OPEN6&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1712/9/20255:53:10 AM1/4" = 1'-0"$Author1(:)/2253/$167$,7$9(/26*$726&$1/4" = 1'-0"1MAIN FLOOR1/4" = 1'-0"2UPPER LEVELDOOR SCHEDULEMr W th H ht F Co t210 3' - 0" 6' - 8" S -F u h FRONT ENTRY - E ISTING WOODDOOR TO REMAIN225 2' - 8" 6' - 8" S -F u h LAUNDRY237 7' - 6" 6' - 8" Door-I t r or-Dou -S -2 P -Woo PR 2968 DRS - BEDROOM 1 CLOSET242 5' - 0" 6' - 8" Door-Dou -SKITCHEN - WOOD INTERIOR -ALUMINUM CLAD E TERIOR245 3' - 0" 6' - 8" S -F u hADU ENTRY - WOOD251 2' - 6" 6' - 8" S -F u hBEDROOM 1252 2' - 6" 6' - 8" S -F u hBEDROOM 2253 2' - 4" 6' - 8" S -F u hBATH 1254 7' - 6" 6' - 8" Door-I t r or-Dou -S -2 P -Woo PR 2968 DRS - BEDROOM 2 CLOSET257 2' - 10" 6' - 8" S -F u hADU INTERIOR ENTRY258 2' - 10" 6' - 8" S -F u hADU BATH259 2' - 4" 6' - 8" S -F u hADU CLOSETWINDOW SCHEDULET MrWthHht F Co t85 2' - 6" 4' - 0" W o -S -Hu LIVING ROOM86 2' - 0" 4' - 0" W o -S -Hu LIVING ROOM852' - 6" 4' - 0" W o -S -Hu LIVING ROOM852' - 6" 4' - 0" W o -S -Hu LIVING ROOM852' - 6" 4' - 0" W o -S -Hu STAIR LANDING852' - 6" 4' - 0" W o -S -Hu STAIR LANDING942' - 6" 3' - 0" W o -FKITCHEN792' - 6" 3' - 0" W o -S -Hu KITCHEN792' - 6" 3' - 0" W o -S -Hu KITCHEN972' - 6" 2' - 0" W o -A -S BEDROOM 1972' - 6" 2' - 0" W o -A -S BEDROOM 1995' - 0" 3' - 0" W o -S -Dou ADU KITCHEN852' - 6" 4' - 0" W o -S -Hu ADU852' - 6" 4' - 0" W o -S -Hu ADU972' - 6" 2' - 0" W o -A -S BEDROOM 2972' - 6" 2' - 0" W o -A -S BEDROOM 2101 2' - 0" 3' - 6" W o -FBEDROOM 1101 2' - 0" 3' - 6" W o -FBEDROOM 2982' - 0" 3' - 6" W o -S -Hu BEDROOM 1982' - 0" 3' - 6" W o -S -Hu BEDROOM 1982' - 0" 3' - 6" W o -S -Hu BEDROOM 2982' - 0" 3' - 6" W o -S -Hu BEDROOM 2982' - 0" 3' - 6" W o -S -Hu BATH 1954' - 0" 1' - 6" W o -S -Dou BATH 1612' - 0" 3' - 0" W o -S -Hu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age 92 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32"A3.15 (;,67,1*'225725(0$,1+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 F.F.399'-9 1/8"TOP PLATE408'-1 1/8" UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32"+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32"+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32":22''225+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 ;75,0;6,//;75,06&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1712/9/20255:51:58 AMA t$Author1(:(/(9$7,2167$,7$9(/26*$726&$1/4" = 1'-0"1WEST ELEVATION1/4" = 1'-0"2EAST ELEVATION1/4" = 1'-0"3NORTH ELEVATION1/4" = 1'-0"4SOUTH ELEVATION:22'+25,=217$//$33('6,',1*:22'7 *9(57,&$/6,',1*:22'%2$5'$1'%$77(15('%5,&.0$7&+(:22'6&$//23('9(57,&$/6,',1*:,7+75,0522)$63+$/7&20326,7,216+,1*/(%52:1:,1'2:6:22',17(5,25$/80,180&/$'(;7(5,2575,0;:22'6+877(56:22'720$7&+((;7(5,250$7(5,$/61/2" = 1'-0"5WINDOW TRIM DETAILPage 93 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32" (;,67,1*'225725(0$,1F.F.399'-9 1/8"TOP PLATE408'-1 1/8" UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32"+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 6&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1712/9/20259:17:26 AM1/4" = 1'-0"$DAuthor(;,67,1*$1'1(:($67$1':(67(/(9$7,2167$,7$9(/26*$726&$1/4" = 1'-0"1NEW WEST ELEVATION1/4" = 1'-0"2NEW EAST ELEVATION(;,67,1*:(67(/(9$7,21(;,67,1*($67(/(9$7,21Page 94 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32"+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 F.F.399'-9 1/8"TOP PLATE408'-1 1/8"UL F.F.409'-1 29/32"UL TOP PLATE417'-1 29/32":22''225+,*+5$,/,1*:3,&.(76#2&0$;0$;5 0,17 6&$/('$7('5$:1%<REVISIONSBY6$17,$*2$//(1'(7$,7$9(/26*$726&$$31SHEET'211$&+,9(56''(6,*16//&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*1&2168/7$17&/,(1712/9/20259:18:16 AM1/4" = 1'-0"$EAuthor(;,67,1*$1'1(:1257+$1'6287+(/(9$7,2167$,7$9(/26*$726&$1/4" = 1'-0"1NEW NORTH ELEVATION1/4" = 1'-0"2NEW SOUTH ELEVATION(;,67,1*1257+(/(9$7,21(;,67,1*6287+(/(9$7,21Page 95 &+,01(<4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"6" / 1'-0"6" / 1'-0"5,'*(9$//(<5,'*(+,3+,35,'*(9$//(<9$//(<5,'*(5,'*(127(60$7&+(29(5+$1*1(:'2:1632876$1'*877(567+528*+287$63+$/7&2037<3($6+,1*/(7<3'6'6'6'6'6'6'6'6'6'6 '2:1632872A3.33A3.31A3.3CRICKET6&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(1710/11/20251:11:57 PM1/4" = 1'-0"$Author522)3/$17$,7$9(/26*$726&$1/4" = 1'-0"1ROOF PLAN)851$&(127(6$WWLFDFFHVVPXVWEHZLWKLQ RIQHZDWWLF+9$&XQLW7KHDFFHVVRSHQLQJPXVWEHDWOHDVWDVODUJHDVWKHODUJHVWFRPSRQHQWRIWKHDSSOLDQFHDQGQRWOHVVWKDQ[3URYLGHVROLGIORRULQJDPLQLPXPRIZLGHIURPDFFHVVWRXQLW3URYLGHDPLQLPXP[FOHDUZRUNVSDFHRQWKHVHUYLFHVLGHRIWKHXQLW:KHUHWKHKHLJKWRIWKHVSDFHLVOHVVWKDQ WKHSDVVDJHZD\VKDOOQRWEHPRUHWKDQ 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VIUHTXLUHGYHQWLODWLRQEVIUHTXLUHGYHQWLODWLRQ[ VTLQUHTXLUHG3URYLGHDWWLFYHQWLODWLRQDVIROORZV*DEOHHQGYHQWVPHDVXULQJ[QHWIUHHRSHQLQJ VTLQ(DYHYHQWVPHDVXULQJ[QHWIUHHRSHQLQJ VTLQPage 96 ADUFLAT CLGBEDROOM 2VAULTED CLGCBATH0,1 KITCHENLIVING ROOM(E) 2 4 RIDGE(E) 6:12 2 4 RAFTERS 24" O.C.E POSED TRUSS 48" O.C.(N) DECK(N) 4:12 ASPHALT COMP. SHINGLEALL (E) FOUNDATION AND FRAMING TO BE VIFFRAME (N) FLAT CLGCRICKETBEDROOM 1VAULTED CEILING2:12 INTERIOR PITCH4:12 E TERIOR PITCH6:12 CONV FRAME.HALLHALLBATHLIVING ROOMSIDING6&$/('$7('5$:1%<REVISIONSBY6$17,$*22$//(1'(7$,7$9(/26*$726&$$31SHEET'211$$&+,9(56' '(6,*16 //&%5<&(&,5&$5/6%$'&$GRQQDFKLYHUV#JPDLOFRPZZZGGHVLJQFRP'(6,*11&2168/7$17&/,(1710/16/20259:57:58 AM1/4" = 1'-0"$Author6(&7,2167$,7$9(/26*$726&$1/4" = 1'-0"1SECTION THRU BEDROOM 2 AND ADU1/4" = 1'-0"2SECTION THRU KITCHEN AND LIVINGROOM1/4" = 1'-0"3SECTION THRU STAIRS AND BEDROOM1ISLAI RE IREE S1. N : R-21 (2 6)2. N Roo : R-303. 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99 This Page Intentionally Left Blank Page 100 PREPARED BY: Ryan Safty Associate Planner TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 12/17/2025 ITEM NO: 3 DATE: December 12, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Construct an Addition and Exterior Alterations to a Pre-1941 Single-Family Residence on Property Zoned R-1D. Located at 249 Los Gatos Boulevard. APN 529-24-024. Request for Review Application PHST-25-027. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Michael Gorini. Applicant: Michael Dern. Project Planner: Ryan Safty. RECOMMENDATION: Consider a request for approval to construct an addition and exterior alterations to a pre-1941 single-family residence on property zoned R-1D located at 249 Los Gatos Boulevard. PROPERTY DETAILS: 1. Date primary structure was built: 1924 per County Assessor’s Database; 1910s per Anne Bloomfield Survey 2. Bloomfield Preliminary Rating: , historic and some altered but still contributor to a district if there is one 3. Does property have an LHP Overlay? No 4. Is structure in a historic district? N/A 5. If yes, is it a contributor? N/A 6. Findings required? No 7. Considerations required? Yes BACKGROUND: The County Assessor indicates that the residence located at 249 Los Gatos Boulevard was constructed in 1924. The 1991 Bloomfield Survey describes the residence as being built in the Craftsman style with an estimated construction date of the 1910s (Attachment 1), while noticing that alterations have occurred consisting of two new aluminum windows. The Bloomfield Survey rates the residence as historic and some altered but still a contributor to a district if there is one, but the property is not within a historic district. The Sanborn Fire Insurance Maps show that the footprint of the residence remained consistent between 1928 and 1956 (Attachment 2). Page 101 PAGE 2 OF 3 SUBJECT: 249 Los Gatos Boulevard/PHST-25-027 DATE: December 12, 2025 Town records in Attachment 3 show minimal changes to the residence over the years: a dormer added to the existing roof line in 1976; deck and stair replacement in 1977; approval to convert the second-story to an Accessory Dwelling Unit in 1985; foundation and porch repairs between 1989 and 1990; demolition, rebuild, and partial enclosure of the front porch in 1990; re-roof in 2019; and installation of the swimming pool in 2022. DISCUSSION: The applicant is proposing to add a covered stairwell to the back of the residence, providing a covered walkway between both the ADU on the second-floor and the primary residence on the first-floor, as well as some window and door changes. The applicant provided a Project Overview (Attachment 4) discussing the request, and photos of the existing residence are provided in Attachment 5. There is an existing exterior staircase at the back of the structure which connects to a second-floor deck and provides access to the second-floor ADU, which would remain. The project plans show the existing ground floor master bedroom at the rear of the house being modified to accommodate the new stairwell (Attachment 7). The second-floor portion of this stairwell, although at the back of the home, would be visible from Los Gatos Boulevard when viewed at an angle. The front elevation would not change, and neither would the building height. As shown on Sheet A5.1 of Attachment 7, the new lap siding and composition shingle roofing proposed with this addition would match the existing residence. The added roof form at the back would have a 4:12 roof pitch, while the rest of the structure has a mixture of 1:12, 3:12, and 6:12. New vinyl windows are proposed, which would match existing. 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. Page 102 PAGE 3 OF 3 SUBJECT: 249 Los Gatos Boulevard/PHST-25-027 DATE: December 12, 2025 B. Residential Design Guidelines Section 4.8.4 of the Town’s Residential Design Guidelines offers recommendations for window replacements on historic resources. Section 4.8.8 of the Town’s Residential Design Guidelines offers recommendations for roof modifications on historic resources (Attachment 6). CONCLUSION: The applicant is requesting approval to construct an addition and exterior alterations associated with an internal remodel and new stairwell to a pre-1941 single-family residence on property zoned R-1D located at 249 Los Gatos Boulevard. Should the Committee find merit in the request, a recommendation of approval would be forwarded to the Community Development Director. The proposed work could be completed with a Building Permit and would not return to the Committee for further review. ATTACHMENTS: 1. 1991 Anne Bloomfield Survey 2. Sanborn Map Exhibit 3. Town Records 4. Project Overview 5. Property Pictures 6. Sections 4.8.4 and 4.8.8, Residential Design Guidelines 7. Project Plans Page 103 This Page Intentionally Left Blank Page 104 dlnnc. !Bfoom(ufd ARCHITECTURAL/CULTURAL SURVEY LOS GATOS RESEARCH File address .;:2.#1 Ld15 Ca..-h'5 .b l~t?f· PARCEL MAP INFORMATION ARCHITECTURAL HISTORY (415) 922·1 063 2229 WEBSTER STREET SAN FRANCISCO. CA 941 I 5 Parcel # " .:;.? Lot size: front ft. x f df./ ft. deep Lot shape: Rectangle~L ___ Rectangle with small rear jog___ Other ---------------------- Location: N S E W ~side of J {-; St Ave Other ----------- distance to cross st: , :2.6 J ft. N s / E w at NE NW SE sw corner of ---------------------- HISTORIC INFORMATION ON PARCEL MAP Old tract or subdivision name ~ r-flt. ~cb Old Block # _____ Old lot # FIELD SURVEY INFORMATION (handwritten in red) Preliminary rating / Estimated age. ____ _ Other t5 h' /d COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) OWNERSHIP SHOWN ON MAPS Source Name Source Date 1891 Blk Book 1908 Survey 1944 MISCELLANEOUS Source Page Location of property, or Lot Old ·tract/block/lot Size National Register listed date. __________________ _ County Inventory 1979------------~-------------Town of Los Gatos: Designation ____ Recognition __ _ District Name ------------------------------- Previous Survey ~ .ebhard: page # ---':..,t-i~l-1-us_t_r_a_t_i_o_n __ p_a_g_e __ # ______ _ Butler/Junior League --------------------------- Owner Name # stories__ EFFective date --------- ATTACHMENT 1Page 105 1928 ATTACHMENT 2 Page 109 1944 Page 110 1956 Page 111 7KLV3DJH ,QWHQWLRQDOO\ /HIW%ODQN Page 112 Page 113 Page 114 Page 115 Page 116 Page 117 Page 118 Page 119 Page 120 Page 121 Page 122 Page 123 Page 124 Page 125 Page 126 Page 127 Page 128 Page 129 Page 130 Page 131 Page 132 Page 133 Page 134 Page 135 This Page Intentionally Left Blank Page 136 Project Description Prepared by: MICHAEL DERN / Dern Architecture + Development DATE OF ISSUANCE: 10/24/2025 https://netorg2140501-my.sharepoint.com/personal/mdern_dern-ad_com/Documents/DERN-2515 - 249 Los Gatos Blvd/Permitting with the Town of Los Gatos/249 Los Gatos Blvd - Project Description - 2025 1024.docx 300 Railway Avenue, Unit 422 Campbell, California 95008 mdern@dern-ad.com 415.307.1283 Project: Gorini Residence 249 Los Gatos Blvd. Los Gatos, CA 95030 Contact: Ryan Safty / Town of Los Gatos CC: Michael Gorini / Owner Date: 10/24/2025 Town of Los Gatos, We are submitting the following project for Historical Review and Approvals with the following Scope of Work to the site located at 249 Los Gatos Blvd. in Los Gatos, California. The Project consists of remodeling the existing two-story residential building that consists of a single-story Primary Residence (1,438 SF) and a second-floor Attached ADU (793 SF). An additional 20 SF is added above in the second-floor area at the Stair Landing. The addition creates a total of 2,251 SF. The scope of work is to add an internal stair to connect the residence and ADU as well as remodeling the interior Primary Residence. No additional floor area is proposed outside the existing building footprint that would increase the FAR on the Property. All paint, siding, trim materials and windows on the exterior for the new stair envelope and remodeled area at the rear elevation of the building are to have matching window and slider door profiles that match the existing conditions. Our submittal consists of Architectural and Structural Design for the proposed building. 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VL]HGHSWKZLGWKSDWWHUQDQGVKRXOGPDWFKWKHH[LVWLQJ FXWRUEHYHOLQVLGLQJLQDQJOHVORSHW\SHZLGWKDQGGHSWK RIFXWLIDQ\ 2OGGHWHULRUDWHGVKLQJOHVPD\EHUHSODFHG+RZHYHUQHZ VKLQJOHVVKRXOGPDWFKH[LVWLQJVKLQJOHVLQVL]HVKDSHGL PHQVLRQDQGSDWWHUQ 5HVWRUHJDEOHDQGHDYHGHWDLOVEXWGRQ·WDGGIHDWXUHVWKDWZHUHQRWRULJLQDOWRWKHKRXVH $YRLGDV\PPHWULFDO JDEOHHQGVOLNHWKLV +HDY\SURILOHILUHSURRIFRPSRVLWLRQVKLQJOHV PD\EHXVHGDVDUHSODFHPHQWIRUZRRGVLQJOH DQGZRRGVKDNHURRIV 0DLQWDLQWKHVLGLQJVFDOHDQGSDWWHUQVRIWKHRULJLQDOVWUXFWXUH Page 145 7KLV3DJH ,QWHQWLRQDOO\ /HIW%ODQN Page 146 1 INTERIOR ELEVATION REFERENCE SECTION REFERENCE DETAIL REFERENCE DETAIL OR PLAN ENLARGEMENT OFFICE 101 ROOM NAME AND NUMBER KEY NOTE REFERENCEKEY NOTE REFERENCE REVISION A6.11 SHEET NUMBERELEVATION NUMBER SHEET NUMBER SECTION NUMBER SHEET NUMBERDETAIL NUMBER CENTERLINE SHEET NUMBERDETAIL NUMBER A 1 COLUMN LINES 1 A1.1.1 A6.1 A6.1 1 1 1 EXISTING FULL HEIGHTDEMISING WALL NEW FULL HEIGHTDEMISING WALL SHEET NUMBERSHEET NAME PERMITARCHITECTURAL A0.1 PROJECT INFORMATION X A0.2 BLUEPRINT FOR A CLEAN BAY X A0.3 GREEN BUILDING REQUIREMENTS X A0.4 GREEN BUILDING REQUIREMENTS X A1.1 EXISTING SITE PLAN X A1.2 EXISTING GROUND FLOOR PLAN X A1.3 EXISTING SECOND FLOOR PLAN X A1.4 EXISTING REFLECTED CEILING PLANS X A1.5 EXISTING ROOF PLAN X A1.6 EXISTING BUILDING ELEVATIONS X A2.1 DEMOLITION FLOOR PLANS X A3.1 PROPOSED SITE PLAN X A3.2 PROPOSED GROUND FLOOR PLAN X A3.3 PROPOSED SECOND FLOOR PLAN X A3.4 PROPOSED GROUND FLOOR REFLECTED CEILING PLAN X A3.5 PROPOSED SECOND FLOOR REFLECTED CEILING PLAN X A4.1 PROPOSED ROOF PLAN X A5.1 PROPOSED BUILDING ELEVATIONS X A5.2 PROPOSED BUILDING SECTIONS X A5.3 PROPOSED INTERIOR ELEVATIONS X A6.1 PROPOSED FINISH PLAN X A6.2 ROOFING DETAILS X A7.1 PROPOSED INTERIOR STAIR PLAN AND DETAILS X A7.2 DOOR SCHEDULE, HARDWARE, & DETAILS X A7.3 TYPICAL DOOR FLASHING X A7.4 WINDOW SCHEDULE & DETAILS X A7.5 TYPICAL WINDOW FLASHING X STRUCTURAL S-1 FOUNDATION PLAN X S-2 CEILING FRAMING PLAN X S-3 ROOF FRAMING PLAN AND SHEAR WALL PLAN X SD-0 GENERAL NOTES AND SPECIFICATIONS X SD-1 TYPICAL FOUNDATION DETAILS X SD-2 TYPICAL FRAMING DETAILS X SD-3 TYPICAL ROOF FRAMING DETAILS X SD-4 TYPICAL FOUNDATION DETAILS X SD-5 TYPICAL FLOOR FRAMING DETAILS X WSWH1 STRONG-WALL WSWH ANCHORING DETAILS X WSWH2 STRONG-WALL WSWH FRAMING DETAILS X MECHANICAL, ELECTRICAL & PLUMBING MEP1.1 PROPOSED GROUND FLOOR MEP PLAN X MEP1.2 MECHANICAL, ELECTRICAL AND PLUMBING NOTES X TITLE-24 CALCULATIONS T-24.1 TITLE-24 CALCULATIONS X T-24.2 TITLE-24 CALCULATIONS X T-24.3 TITLE-24 CALCULATIONS X T-24.4 TITLE-24 CALCULATIONS X T-24.5 TITLE-24 CALCULATIONS X T-24.6 TITLE-24 CALCULATIONS X REMODEL OF SINGLE FAMILY RESIDENCE AND ATTACHED ADU. ADDITION OF NEW STAIRS TO CONNECT THE HOUSE AND ADU. ABBREVIATIONS PROJECT DATAGENERAL NOTES PROJECT ADDRESS: APPLICABLE BUILDING CODES: CODE REFERENCE LOCAL JURISDICTION: 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 CALIFORNIA ELECTRICAL CODE (CEC) 2022 CALIFORNIA ENERGY CODE ALL CONSTRUCTION SHALL COMPLY WITH THE MINIMUM REQUIREMENTS OF THE FOLLOWING 2022 CALIFORNIA BUILDING STANDARDS CODE, CCR TITLE 24: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA MECHANICAL CODE (CMC) 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA GREEN BUILDING CODE 2022 CALIFORNIA STANDARDS CODE A.B.ANCHOR BOLTABV.ABOVEA/CAIR CONDITIONINGACOUS.ACOUSTICALADJ.ADJACENTADJ. ADJUSTABLEAL.ALUMINUMALT.ALTERNATEAMP.AMPERAGE AVG.AVERAGE BD.BOARDBLDG. BUILDINGBLK'G. BLOCKINGBLT-IN BUILT-INBM.BEAMB.N.BOUNDARY NAILINGBRG. BEARINGB.S.BAR SINK CABT. CABINETCALC. CALCULATIONCMBR. CAMBERC.H.C. CEILING HEIGHT CHANGEC.I.CAST IRONC.J.CEILING JOISTC.L.CENTER LINECLG.CEILINGCLR.CLEARCNTR. COUNTERCNTRTP.COUNTER TOPC.O.CASED OPENINGCONC. CONCRETECONT. CONTINUOUSCPT. CARPETC.R.CURTAIN RODCSMT.WDW. CASEMENT WINDOWC.T.CERAMIC TILECULT.CULTURED D.DRYERDBL. DOUBLED.F.DOUGLAS FIRDIA. OR Ø DIAMETERDIAG. DIAGONALDIM. DIMENSIONDISP. DISPOSALDP. DEEPDR. DOORDRP. DROPD.S.DOWNSPOUTDTL. DETAILD.W.DISHWASHERDWG. DRAWINGDWR.DRAWER EA.EACHELECT. ELECTRICALELEV. ELEVATIONE.N.EDGE NAILINGEQ.EQUALEXH.EXHAUSTEXT.EXTERIORE.W.EACH WAY FAUFORCED AIR UNITF.G.FINISH GRADEF.G.FIXED GLASSF.G.FUEL GASFIN.FINISHFIN.FLR. FINISH FLOORF.J.FLOOR JOISTFL.FLUSHFLUOR. FLUORESCENTF.M.C. FLOOR MATERIALCHANGEF.N.FIELD NAILINGFND.FOUNDATIONF.O.C. FACE OF CURBF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDSFR.DR. FRENCH DOORFTG.FOOTING GA.GAUGEGALV. GALVANIZEDG.B.GYPSUM BOARDG.D.GARBAGE DISPOSALG.D.O. GARAGE DOOR OPERATORG.F.I.GROUND-FAULT CIRCUIT-INTERRUPTERG.I.GALVANIZED IRONGL.GLASSGRD.GRADEGRND. GROUNDGYP.GYPSUMG.L.B. GLUED-LAMINATED BEAMG.T.GIRDER TRUSS H.C.HOLLOW COREH.D.HOLD DOWN ANCHORHDR.HEADERHGT.HEIGHTHNGR. HANGER INSUL. INSULATIONINT.INTERIOR LAV.LAVATORYLAM.LAMINATEDL.F.LINEAL FEET/FOOTL.L.LOG LIGHTERLUM.LUMINOUSLVR.LOUVER MAR.MARBLEMAS.MASONRYMAX.MAXIMUMM.B.MACHINE BOLTM.C.MEDICINE CABINETMFR.MANUFACTURERMIN.MINIMUMMIR.MIRRORM=LMICRO LAMM.O.MASONRY OPENINGMTD.MOUNTEDMTL.METAL N.G. NATURAL GRADEN.I.C.NOT IN CONTRACTNOM.NOMINALN.T.S.NOT TO SCALE O/ OVERO.A. OVERALLOBS. OBSCUREO.C.OR O/C ON CENTERO.H.OVERHEADOPG.OPENINGOSAOUTSIDE AIRO.S.B.ORIENTED STRAND BOARD P.B.PUSH BUTTONP.C.PORTLAND CEMENTP.C.PULL CHAINPCE.PIECEPH.PHONEPLT.PLATEPLAS.PLASTERPLYWD.PLYWOODPR.PAIRPSFPOUNDS/SQUARE FOOTPSIPOUNDS/SQUARE INCHP=LPARALLAM P.T.D.F.PRESSURE TREATEDDOUGLAS FIRPVCPOLY VINYL CHLORIDE R.RISERRAD. RADIAL/RADIUSR.A.G. RETURN AIR GRILLERECPT. RECEPTACLEREF. REFERENCEREFER. REFRIGERATORREINF. REINFORCINGRE/S RE-SAWNREQ'D REQUIREDREV. REVERSEREV. REVISION/REVISER.J. ROOF JOISTRO-IN ROUGH-INR.O. ROUGH OPENINGRO/S ROUGH SAWNR.R. ROOF RAFTERRWD. REDWOOD S.SINKS.C.SOLID CORESCH.SCHEDULESCRND.SCREENEDSEC.SECONDSECT.SECTIONSEL.SELECTSEL.STR. SELECT STRUCTURALSER.SERVICES.H.SINGLE HUNGSHT.SHEETSHTHG.SHEATHINGSHWR.SHOWERSL.SLIDINGSPL.SPLASHSPN.SILL PLATE NAILINGS & PSHELF & POLES.S.SERVICE SINKSTD.STANDARDS.V.SHEET VINYLSTRUCT.STRUCTURALSW.SWITCH T.TREADT & B TOP & BOTTOMT.C.TRASH COMPACTORTEMP.GL. TEMPERED GLASST & G TONGUE & GROOVETJI TRUSS JOISTT.O.C. TOP OF CURBT.O.M. TOP OF MASONRYT.O.S. TOP OF SLABT.O.W. TOP OF WALLT.V.TELEVISION UNFIN.UNFINISHEDU.URINALU.N.O. UNLESS NOTED OTHERWISEVAN. VANITYVEN. VENEERVERT. VERTICALV.G.VERTICAL GRAINV.B.VAPOR BARRIERV.P.VAPORPROOF W.WASHERW/ WITHW.C.WATER CLOSETWD. WOODWDW. WINDOWW.H. WATER HEATERW/O WITHOUTW.P. WEATHER PROOFW/R WARDROBEWT. WEIGHT SAFETY, THE GENERAL CONTRACTOR IS RESPONSIBLE FOR ALL SAFETY PRECAUTIONS OR SAFETY PROGRAMS USED TO PROVIDE A SAFE WORKING ENVIRONMENT ON THE JOB SITE. CONSTRUCTION EXECUTION, EACH CONTRACTOR SHALL FURNISH ALL LABOR, MATERIALS, TOOLS, TRANSPORTATION, AND EQUIPMENT NECESSARY TO PERFORM ALL WORK UNDER HIS TRADE IN FULL ACCORDANCE WITH THE WORKING DRAWINGS, SPECIFICATIONS AND CONTRACTS. JOB SITE CONDITIONS, EACH CONTRACTOR SHALL CLEAN UP AND REMOVE ALL DEBRIS RESULTING FROM HIS WORK PRIOR TO SUBMITTING REQUEST FOR PROGRESS PAYMENT. IN NO CASE WILL FINAL PAYMENT BE DISPERSED TO EITHER THE PRIME CONTRACTOR OR ANY SUB-CONTRACTOR UNTIL ALL DEBRIS AND EQUIPMENT OWNED BY SAID CONTRACTOR'S, HAS BEEN REMOVED FROM THIS PROJECT SITE OR UNTIL OWNER APPROVAL HAS BE GRANTED. THE RESPONSIBLE PARTY, EITHER THE PROJECT OWNER OR THIS SIGNED DESIGNER, SHALL BE NOTIFIED OF ERRORS OR OMISSIONS FOR CORRECTIONS BEFORE PROCEEDING WITH THE WORK. STORAGE, MATERIALS STORED ON SITE SHALL BE PROTECTED FROM DAMAGE BY MOISTURE, WIND, SUN, ABUSE OR ANY OTHER HARMFUL AFFECTS. CHANGES, ANY MINOR OR REQUIRED CHANGES OR MODIFICATIONS TO THIS PLAN DO NOT REDUCE OR VOID THE COPYRIGHTS COVERING THIS SET OF PLANS IN ANY WAY. MODIFICATIONS TO THIS PLAN, FOR ANY REASON, SHOULD BE ATTEMPTED BY AND ARCHITECT OR ENGINEER ONLY. DESIGNER ACCEPTS NO RESPONSIBILITY FOR THE QUALITY AND COMPLETENESS OF ANY CHANGES ATTEMPTED. MATERIALS, ALL MATERIALS, SUPPLIES AND EQUIPMENT SHALL BE INSTALLED PER MANUFACTURERS RECOMMENDATIONS AND PER APPLICABLE CODES AND REQUIREMENTS. THE DESIGNER SHALL HAVE NO CONTROL OR CHARGE OF AND SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES IN CONNECTION WITH THE WORK, FOR THE ACTS OR OMISSIONS OF THE CONTRACTOR, SUB-CONTRACTOR, OR ANY OTHER PERSON PERFORMING ANY OF THE WORK, OR FOR THE FAILURE OF ANY OF THEM TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. JOB SITE CONDITIONS REGULATORY REQUIREMENTS:1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL REQUIREMENTS OF ALL APPLICABLE FEDERAL, STATE, ANDLOCAL CODES, LAWS AND REGULATIONS GOVERNING CONSTRUCTION, BUILDING ACCESS, AND THE USE OF FACILITIES. THIS INCLUDES THE 2019 CALIFORNIA BUILDING CODE & ALL CODES, ORDINANCES AND LAWS ADOPTED BY THE CITY OF LOS GATOS, CA.2. THE "GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION" AIA DOCUMENT A201 2007 EDITION,GOVERNS THIS WORK U.O.N.3. THE CONTRACTOR IS RESPONSIBLE FOR EXAMINING ALL CONTRACT DOCUMENTS AND FIELD CONDITIONS ANDSHALL BASE HIS BID ON EXISTING CONDITIONS. SUBMIT WRITTEN EXCEPTIONS OR OBJECTIONS, WITH ANALYSIS AND RECOMMENDATIONS TO THE OWNER PRIOR TO SUBMITTING BID COSTS.4. ALL MECHANICAL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2022 CALIFORNIA MECHANICAL CODE OROVERRIDING LOCAL MECHANICAL CODES. 5. ALL PLUMBING CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2022 CALIFORNIA PLUMBING CODE OROVERRIDING LOCAL PLUMBING CODES.6. ALL ELECTRICAL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2022 CALIFORNIA ELECTRICAL CODE OROVERRIDING LOCAL ELECTRICAL CODES.7. ALL SHEET METAL WORK AND FLASHING SHALL CONFORM TO S.M.A.C.N.A. STANDARDS.8. CITY AMENDMENTS: CITY OF LOS GATOS CODE, IF APPLICABLE.9. ALL BUILDING STANDARD CONSTRUCTION, MATERIALS AND PRODUCTS SHALL CONFORM TO THE MOST CURRENTSTANDARDS AND DETAILS AS OUTLINED IN THE SPECIFICATIONS, EXCEPT AS EXPLICITLY SUPERSEDED HEREIN. SUBSTITUTIONS:1. REQUEST FOR SUBSTITUTION WILL BE RECEIVED FROM THE GENERAL CONTRACTOR ONLY.2. PRODUCTS IN THE CONSTRUCTION DOCUMENTS IDENTIFIED BY NAME, BRAND OR MODEL OF A MANUFACTURER'SARTICLE SHALL BE PROVIDED UNLESS A WRITTEN REQUEST FOR SUBSTITUTION IS ACCEPTED BY THE ARCHITECT. IN THE EVENT THAT THE CONTRACTOR MAKES A SUBSTITUTION WITHOUT PRIOR APPROVAL FROM THE ARCHITECT, THE CONTRACTOR SHALL BE REQUIRED TO REMOVE THE SUBSTITUTION AND REPLACE IT PER SPECIFICATIONS WITHOUT ANY ADJUSTMENT TO THE CONTRACT AMOUNT OR TIME.3. THE PRODUCTS DESCRIBED IN THE CONSTRUCTION DOCUMENTS ESTABLISH A STANDARD OF REQUIREDFUNCTION, DIMENSION, APPEARANCE AND QUALITY TO BE MET BY ANY PROPOSED SUBSTITUTION. THE BURDEN OF PROOF OF THE MERIT OF THE PROPOSED SUBSTITUTION IS UPON THE PROPOSER. THE OWNER'S DECISION OF THE APPROVAL OR DISAPPROVAL SHALL BE FINAL.4. THE REQUEST SHALL INCLUDE ANY CHANGE REQUIRED IN OTHER ELEMENTS OF THE WORK DUE TO THESUBSTITUTION. SUBMITTALS:1. SCHEDULE SUBMITTALS TO EXPEDITE PROJECT, AS TO CAUSE NO DELAY IN THE WORK OR IN THE WORK OF THEOWNER OR ANY SEPARATE CONTRACTOR. SUBMITTALS NOT SPECIFICALLY REQUESTED SHALL BE RETURNED WITHOUT REVIEW.2. SHOP DRAWINGS SHALL BE DRAWN AT A SCALE SUFFICIENT FOR CLARITY AND COORDINATION AND SHALL SHOWNECESSARY WORKING AND ERECTION DIMENSIONS.3. CIRCLE ALL DEVIATIONS FROM THE CONSTRUCTION DOCUMENTS AND PROVIDE A BRIEF WRITTEN EXPLANATIONTO CLARIFY AND SUPPORT REASONS FOR PROPOSED DEVIATION.4. THE CONTRACTOR SHALL PROVIDE THE OWNER A PROJECT SCHEDULE OUTLINING THE WORK TO OCCUR, ANDTHE MATERIALS BEING ORDERED ON A WEEKLY BASIS PRIOR TO BEGINNING THE PROJECT.5. CONTRACTOR SHALL ALLOW 5 DAYS FOR ARCHITECT AND OWNER TO REVIEW SUBMITTALS.6. ALL SUBMITTALS SHALL HAVE CONTRACTORS STAMP INDICATING SUBMITTAL HAS BEEN REVIEWED ANDAPPROVED BY GENERAL CONTRACTOR PRIOR TO BEING SEND TO ARCHITECT AND OWNER FOR REVIEW.7. SUBMITTALS SENT FOR ARCHITECT AND OWNER REVIEW THAT DO NOT HAVE THE STAMP OF THE GENERALCONTRACTOR WILL BE RETURNED WITHOUT REVIEW. PROTECTIONS:1. BY ACCEPTING THESE DRAWINGS THE CONTRACTOR AGREES THAT HE SHALL ASSUME SOLE AND COMPLETERESPONSIBILITY FOR JOB SITE SAFETY CONDITIONS FOR ALL PERSONS AND PROPERTY, CONTINUOUSLY DURING CONSTRUCTION OF THIS PROJECT, AND NOT LIMITED TO NORMAL WORKING HOURS.2. THE CONTRACTOR SHALL PROTECT NEW AND EXISTING WORK, EQUIPMENT, MATERIALS AND FINISHES. DAMAGEDITEMS SHALL BE REPAIRED OR REPLACED AT THE EXPENSE OF THE GENERAL CONTRACTOR.3. THE CONTRACTOR SHALL AT ALL TIMES DURING THE COURSE OF THE CONTRACT KEEP THE BUILDING, THEOWNER'S PREMISES AND THE ADJOINING PREMISES, INCLUDING STREETS AND OTHER AREAS ASSIGNED TO, OR USED BY THE CONTRACTOR, FROM ACCUMULATIONS OF WASTE MATERIALS AND RUBBISH CAUSED BY HIS EMPLOYEES, SUBCONTRACTORS OR THEIR WORK.4. CONTRACTOR SHALL VERIFY LOCATION OF TRANSFORMERS AND UNDERGROUND UTILITIES WITH APPLICABLEUTILITY COMPANIES.5. CONTRACTOR SHALL PROTECT FROM DAMAGE AND KEEP CLEAN ALL COMMON AREAS OF THE PROJECT. PERFORMANCE REQUIREMENTS:1. DO NOT SCALE DRAWINGS.2. ALL DIMENSIONS AND CONDITIONS SHALL BE VERIFIED AND CHECKED BY THE GENERAL CONTRACTOR AND THESUBCONTRACTORS PRIOR TO BEGINNING WORK AND PRIOR TO ORDERING ANY MATERIALS. ANY ERRORS,OMISSIONS OR DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND THE GENERALCONTRACTOR. SHOULD THERE BE ANY DISCREPANCIES, ERRORS OR OMISSIONS IN THESE DRAWINGS ORSPECIFICATIONS, THE CONTRACTOR SHALL NOTIFY THE OWNER AND WAIT TO RECEIVE WRITTEN INSTRUCTIONS BEFORE PROCEEDING WITH THAT PORTION OF THE WORK.3. THESE DRAWINGS AND SPECIFICATIONS ARE DIVIDED INTO SECTIONS FOR CONVENIENCE ONLY. CONTRACTORS,SUBCONTRACTORS, AND MATERIAL SUPPLIERS SHALL REFER TO ALL RELEVANT SECTIONS IN BIDDING AND PERFORMING THEIR WORK, AND SHALL BE RESPONSIBLE FOR ALL ASPECTS OF THEIR WORK REGARDLESS OF WHERE THE INFORMATION OCCURS ON THE DRAWINGS.4. SUBCONTRACTORS SHALL BE RESPONSIBLE FOR COORDINATION OF THEIR WORK WITH THE WORK OFOTHERS. SUBCONTRACTORS SHALL VERIFY THAT ANY WORK RELATED TO THEM, WHICH MUST BE PROVIDED BY OTHERS, HAS BEEN COMPLETED AND IS ADEQUATE PRIOR TO COMMENCING THEIR WORK.5. PROVIDE STRUCTURAL BACKING FOR ALL WALL MOUNTED EQUIPMENT.6. CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN, COORDINATION, AND EXECUTION OF CONSTRUCTIONMEANS, METHODS AND PROCEDURES.7. PATCH AND REPAIR ALL DISTURBED AREAS TO MATCH ADJACENT SYSTEMS, MATERIALS, AND FINISHES, UNLESSOTHERWISE NOTED.8. INSTALL ALL MATERIALS AND EQUIPMENT AS PER MANUFACTURERS WRITTEN RECOMMENDATIONS.9. ALL INTERIOR DIMENSIONS SHOWN IN FLOOR PLANS ARE FACE OF FINISH, U.O.N.10 ALL EXTERIOR DIMENSIONS ARE SHOW FACE OF FRAMING, U.O.N.11. DETAILS SHOWN ARE TYPICAL. SIMILAR DETAILS APPLY IN SIMILAR CONDITIONS.12. ALL GLAZING SUBJECT TO HUMAN IMPACT SHALL BE 1/4" TEMPERED GLASS UNLESS OTHERWISE NOTED.13. CONTRACTOR SHALL FURNISH AND INSTALL ALL DOORS COMPLETE WITH ALL HARDWARE AS REQUIRED BYCODE AND/OR SPECIFIC INSTALLATION.14. FIRE EXTINGUISHERS SHALL BE LOCATED ACCORDING TO CODE REQUIREMENTS AND MEET ALL APPLICABLECODES.15. WHERE NEW WALLS ALIGN WITH EXISTING WALLS, RESULTANT WALL SURFACES SHALL FORM A SMOOTH ANDCONTINUOUS PLANE.16. AT THE COMPLETION OF THE WORK THE CONTRACTOR SHALL REMOVE FROM THE BUILDING AND THE PREMISESALL SURPLUS MATERIALS AND DEBRIS, AND CLEAN ALL NEW WORK TO THE OWNERS SATISFACTION. INCLUDING BUT NOT LIMITED TO CLEANING INTERIOR GLASS, CLEANING ALL MILLWORK, INSIDE AND OUTSIDE OF CABINETRY, AND CLEANING AND WAXING ALL FLOORING.17. ALL BUILDING MATERIALS SHALL BE THE MOST NONTOXIC AND THE LOWEST POLLUTING AVAILABLE. THEBUILDING SHALL BE VENTILATED DURING CONSTRUCTION AND THOROUGHLY AIRED OUT BEFORE OCCUPANCY.18. NAIL UP ALL J-BOXES FOR REVIEW PRIOR TO WIRING. VERIFY ALL LOCATIONS OF POWER OUTLETS, PHONEJACKS, TV, LIGHT FIXTURES AND SWITCHES W/ OWNER PRIOR TO WIRING.19. CONTRACTOR SHALL PROVIDE SAMPLES OF ALL MATERIALS (INCLUDING BUT NOT LIMITED TO: TILE, TILE TRIM,PAINT, ROOFING, SIDING, WOOD TRIM, WOOD BASE, COUNTERTOPS AND HARDWARE.)TO THE OWNER FOR APPROVAL PRIOR TO ORDERING MATERIALS.20. THE CONTRACTOR SHALL VERIFY WITH THE OWNER MINIMALLY THREE WEEKS PRIOR TO COVER-UP OF THESPECIAL WIRING REQUIREMENTS SUCH AS ALARMS AND STEREO SYSTEMS.22. ALL ELECTRICAL, HVAC, AND PLUMBING SHALL BE DESIGN BUILD BASED ON INFORMATION PROVIDED BYTHE CONSTRUCTION DOCUMENTS.22. A MINIMUM OF 65 PERCENT OF THE CONSTRUCTION WASTE GENERATED AT THE SITE IS DIVERTED TO RECYCLEOR SALVAGE.23. AN OPERATION AND MAINTENANCE MANUAL SHALL BE PROVIDED TO THE BUILDING OCCUPANT OR OWNER.DEFINITIONS: "TYPICAL" MEANS IDENTICAL FOR ALL SIMILAR CONDITIONS, U.O.N. "SIMILAR" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. "ALIGN" MEANS TO ACCURATELY LOCATE FINISHES IN THE SAME PLANE. 24. BUILDING ADDRESS: TO BE POSTED IN A CONSPICUOUS PLACE AND LIGHTED EXTERNALLY. NUMBERS SHALL BEOF CONTRASTING COLOR TO BACKGROUND COLOR. DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 SHEET INDEX CITY AMENDMENTS: CITY OF LOS GATOS CODE DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE +1 (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 BUILDING OCCPANCY:R-1-8 CONSTRUCTION TYPE:VB FIRE SPRINKLERS (AUTOMATIC): NO ACTUAL STORIES:2 STORIES SITE AREA:7950 SF BUILDING AREA:EXISTING HOUSE: 1438 SFEXISTING ATTACHED ADU: 793 SF PROPOSED: 20 SF TO ATTACHED ADU ACCESSOR'S PARCEL NUMBER: CITY OF LOS GATOS, CA 529-24-022 MICHAEL GORINI OWNER DEFERRED SUBMITTALS 1.DEFERRED SUBMITTALS SHALL BE SUBMITTED TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE WHOSHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THATTHE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE TOTHE DESIGN OF THE BUILDING WITHOUT ANY CORRECTIONS. 2. CONTACT THE BUILDING DIVISION FOR DIRECTION CONCERNING SUBMITTAL REQUIREMENTS FOR ALLDEFERRED ITEMS. DEFERRED ITEMS SHALL NOT BE CONSTRUCTED, INSTALLED OR ERECTED UNTIL UNLESSAPPROVED PLANS ARE PROVIDED BY THE BUILDING DIVISION FOR SUCH DEFERRED TEM(S). 3. SEPARATE PERMITS REQUIRE COMPLETE CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL BY ALL CITYDIVISIONS AND DEPARTMENTS. 4.NO FINAL INSPECTION CAN BE GRANTED OR PROVIDED UNTIL ALL DEFERRED ITEMS ARE REVIEWED ANDAPPROVED BY THE CITY. IN ADDITION, THE DEFERRED ITEM MUST BE INSTALLED, INSPECTED AND APPROVEDBY THE CITY INSPECTOR. SCOPE OF WORK PROJECT SYMBOL LEGEND 249 LOS GATOS BLVD LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 AREA COVERAGE:EXISTING: 26%PROPOSED: 26% GORINI RESIDENCE 249 LOS GATOS, LOS GATOS, CA, 95030 249 LOS GATOS,LOS GATOS, CA,95030 A0.1 PROJECT INFORMATION 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date ATTACHMENT 7 Page 147 01624328 FT N (E) PUBLIC SIDEWALK (E) WALKWAY (E) PUBLIC SIDEWALK(E) PUBLIC PARKING LANE(E) PUBLIC PARKING LANELOS GATOS BLVD(E) DRIVEWAY (E) DRIVEWAY (E) PARKING AREA 255 LOS GATOS BLVD 247 LOS GATOS BLVD DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A1.1 EXISTING SITE PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/8" = 1'-0"1EXISTING SITE PLAN No.Description Date Page 148 N 04682FT 9' - 8"7 3/4"4 1/2"7' - 1 3/8"4 7/8" FIREPLACE 4 1/4"13' - 5 1/8"6' - 1 1/4"5 1/2"2' - 7"1' - 4 1/2"4' - 5 1/2" 1' - 4 1/8"1' - 4 1/8" 287 SF (E) LIVING ROOM 167 SF (E) BEDROOM 10' - 6 3/4"2 1/2"2 1/2" 10 7/8" 11" 2' - 8"8 1/2" 10' - 1" 1' - 11 3/8"1' - 5"10 1/2"3' - 6 3/4"9"4 3/8"1' - 7"3' - 4 1/2"8" 1' - 0 1/2"4' - 10" 8 3/4"7' - 1 5/8"5 1/4"6 3/4"2' - 3 5/8" 3' - 9 1/2" 7 1/4"5" 153 SF (E) BEDROOM 107 SF (E) KITCHEN82 SF (E) DINING ROOM 37 SF (E) HALL 15 SF (E) WARDROBE 8"11 5/8" 8' - 10" 112 SF (E) MASTER BEDROOM 64 SF (E) MASTER BATHROOM 156 SF (E) FAMILY ROOM5"DN DN R O 2 1/2"2 1/2"3' - 11"9' - 8"13' - 5 3/4"3' - 6"2' - 4"1' - 5"1' - 9 1/2"4' - 10"52 SF (E) BATH 11 SF (E) CLOSET 4' - 1"DW 1' - 5"1 1/4"2' - 9 1/2"A1.6 3 1/2" = 1'-0"1EXISTING GROUND FLOOR PLAN DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A1.2 EXISTING GROUND FLOOR PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date Page 149 1' - 2"2' - 3 3/4"9' - 9 1/2" A/C 5" 3' - 10"2' - 8 3/4"9' - 0"2' - 11 3/4"2' - 3"3' - 7"3' - 6"1' - 2"2' - 4" 2" 2' - 4"6' - 1 3/8"1' - 10 5/8"2' - 6"6 1/2"8' - 9"4' - 1"4' - 2 1/4"1' - 6" 3' - 5"2' - 4"2' - 4" 2" 86 SF (E) KITCHEN 142 SF (E) MASTER BEDROOM 164 SF (E) LIVING ROOM 29 SF (E) HALL 128 SF (E) BEDROOM 23 SF (E) CLOSET 2' - 2" 2' - 11" 5' - 0 1/2" 6 1/2"2' - 0"6 1/2"1' - 5 3/4"5 1/4"3' - 9"5' - 0"2' - 1"2' - 4"42 SF (E) CLOSET 2' - 9 1/4"6" 1/2" = 1'-0"1EXISTING SECOND FLOOR DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A1.3 EXISTING SECOND FLOOR PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date Page 150 DN DN A1.61 A1.62 A1.6 4 A1.6 3 SLOPE: 6:12 SLOPE: 6:12 SLOPE: 6:12 SLOPE: 6:12 SLOPE: 6:12SLOPE: 6:12SLOPE: 6:12SLOPE: 6:12SLOPE: 3:12 SLOPE: 1:12 SLOPE: 5:12 SLOPE: 5:12SLOPE: 5:12DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 THOMPSON FAMILY OWNER 1251 CAPRI DRIVECAMPBELL, CA 95008 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A1.5 EXISTING ROOF PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date 1/4" = 1'-0"1EXISTING ROOF PLAN Page 151 7 5/8"7 7/8"8"FINISH FLOOR B2' - 5" FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" FINISH FLOOR B2' - 5" FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 THOMPSON FAMILY OWNER 1251 CAPRI DRIVECAMPBELL, CA 95008 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A1.6 EXISTING BUILDING ELEVATIONS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date 1/4" = 1'-0"1 FRONT ELEVATION 1/4" = 1'-0"2 EXISTING BACK ELEVATION 1/4" = 1'-0"3EXISTING NORTHEAST ELEVATION 1/4" = 1'-0"4EXISTING SOUTHWEST ELEVATION Page 152 1 REMOVE (E) WINDOW, KEEP FOR RELOCATION 2 REMOVE (E) DOORS AND FRAMES, TYP. 3 REMOVE (E) WALL FRAMING & FINISHES, SEE (N) FLOOR PLAN 5 REMOVE (E) FLOORING 6 REMOVE (E) COUNTER & CABINETRY BELOW 7 REMOVE (E) CABINETRY 8 REMOVE (E) APPLIANCE, KEEP FOR RELOCATION 9 REMOVE (E) FIXTURES 1 10 REMOVE (E) COLUMN DEMOLITION KEYNOTES 2 24 REMOVE (E) WALL SEGMENT FOR (N) WINDOW OR DOOR FRAMING, SEE (N) FLOOR PLAN 4 6 8 4 32 2 4 6 2 3 2 3 11 REMOVE (E) PASS-THROUGH FRAMING AND WIDEN ENTRY TO THE HALLWAY. PREPARE TRANSITIONS TO HAVE ALIGNED CEILING FINISHES WITH HEADER ABOVE 34 1 1111 DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A2.1 DEMOLITION FLOOR PLANS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/4" = 1'-0"1DEMOLITION GROUND FLOOR PLAN 1/4" = 1'-0"2DEMOLITION SECOND FLOOR PLAN No.Description Date Page 153 DN DN 01624328 FT N (E) PUBLIC SIDEWALK(E) WALKWAY (E) PUBLIC SIDEWALK(E) PUBLIC PARKING LANE(E) PUBLIC PARKING LANELOS GATOS BLVD(E) DRIVEWAY (E) DRIVEWAY (E) PARKING AREA 255 LOS GATOS BLVD 247 LOS GATOS BLVD DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A3.1 PROPOSED SITE PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/8" = 1'-0"1PROPOSED SITE PLAN No.Description Date Page 154 A5.1 1 N 04682FT 190 SF (N) FAMILY ROOM 52 SF (E) BATH 37 SF (E) HALL (N) BATH / SHOWER COMBO (N) LOWERED FLOOR AREA 165 SF (N) MASTERBEDROOM (N) RELOCATED DOOR FROM (E) MASTER BEDROOM 7' - 0 1/2" 114 SF (N) KITCHEN81 SF (N) INFORMALDINING 287 SF (E) LIVING ROOM 2' - 6" RELOCATED (E) 28" X 53" DOUBLE HUNG WINDOW 1' - 8"1' - 8" 3' - 1 1/2" 153 SF (N) FORMALDINING 15 SF (N) WARDROBE DW (N) STACKED WASHER/DRYER COMBO 1 A5.2 2 A5.2 3 A5.2 UP UP6' - 3"A5.3 1 3 2 A7.114' - 1"3' - 6" 34 (N) 40" X 96" OPENING (E) REFRIGERATOR RELOCATED (N) UPPER CABINETRY 178 SF (N) MASTER BATH 2 1 (N) VANITY SINKS, COUNTER, AND CABINETRY BELOW (N) SHOWER74 SF(N) STAIR HALL(N) TOILET DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A3.2 PROPOSED GROUND FLOOR PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/2" = 1'-0"3PROPOSED GROUND FLOOR PLAN No.Description Date Page 155 A5.1 1 A/C 87 SF (E) KITCHEN 165 SF (E) LIVING 29 SF (E) HALL 142 SF (E) MASTER BEDROOM 128 SF (E) BEDROOM 1 A5.2 2 A5.2 DN DNDN3 A5.2 5 (N) 6'-6 3/4" X 8'-0" FRAMED OPENING 3 45 23 SF (E) CLOSET 40 SF (E) BATH 94 SF (N) STAIR HALL 3' - 9 1/8"8' - 4 1/2" 12' - 1 11/16"2' - 6 13/16"2' - 8"2' - 6 5/16" 1' - 8 1/2" 2' - 6"2' - 2 1/2"6 2' - 1"2' - 10 1/2"2' - 2 3/4"2' - 10 1/2" 2'-0", MIN. 12' - 1 11/16"14' - 2 1/8"WIDEN HALLWAY ENTRY TO FULL WIDTH OF (E) HALL 3' - 10"DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A3.3 PROPOSED SECOND FLOOR PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/2" = 1'-0"1PROPOSED SECOND FLOOR No.Description Date Page 156 (N) ATTIC VENTING CALCULATIONS THE MINIMUM NET FREE VENTILATING AREA (NFVA) SHALL BE 1 SF / 150SF OF THE AREA OF THE VENTED SPACE. REQUIRED:95 SF OF (N) ATTIC AREA USING 95 SF / 150 SF = 0.634 SF ATTIC VENTILATION OPENINGS 0.634 SF X 144 SQ. IN. = 91.2 SQ. IN. FOR EACH INTAKE AND EXHAUST NFVA EAVE VENT OF 91.2 SQ. IN.2" x 45 LINEAR INCHES EAVE VENT = 766 SQ. IN. PROVIDED RIDGE VENT OF 91.2 SQ. IN. 20 SQ. IN. PER LINEAR FT. ~ 4.46" MIN.PROVIDING FULL LENGTH OF RIDGE LINE OF 31'-11" NORTH 04682FT (E) SLOPE: 6:12 (E) SLOPE: 6:12 (E) SLOPE: 6:12(E) SLOPE: 6:12(E) SLOPE: 3:12 (E) SLOPE: 1:12 SLOPE: 4:12 SLOPE: 4:12(E) SLOPE: 6:12(E) SLOPE: 6:12 (E) SLOPE: 6:12 (E) SLOPE: 6:123 A6.2 3 A6.2 3 A6.2 5 A6.2 5 A6.2 5 A6.2 SOFFIT VENTING, TYP. GUTTER, TYP.COMP. SHAKEROOFING, TYP.SEE 2/A6.2 RIDGE VENT 4/A6.2 1 A6.2 14' - 6 11/16"11' - 9 1/4"5' - 7 3/16"DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A4.1 PROPOSED ROOF PLAN 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/4" = 1'-0"1PROPOSED ROOF PLAN No.Description Date Page 157 FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3"RELOCATED (E) 2'-4" X 4'-5" DOUBLE HUNG WINDOW (N) 2'-10 1/2" X 3'-0" AWNING WINDOWS, TYP. OF 2, SEE WINDOW SCHEDULE ON SHEET A7.4. (N) PAINTED TRIM BOARDS AROUND WINDOW - MATCH (E) PROFILE (N) COMPOSITE SHAKE ROOFING - MATCH (E) PROFILE (E) BRICK PORCH (E) PAINTED LAP SIDING (N) PAINTED LAP SIDING - MATCH (E) COLOR (N) PAINTED TRIM BOARDS AROUND WINDOW - MATCH (E) PROFILE (E) PAINTED LAP SIDING FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" (E) SLIDING GLASS DOOR (N) 6'-3" X 6'-8" PICTURE WINDOW, SEE WINDOW SCHEDULE ON SHEET A7.4.(N) PAINTED TRIM BOARDS AROUND WINDOW - MATCH (E) PROFILE (E) STEPS AND LANDING (E) PATIO AND GUARD RAIL (N) 4'-8" X 3'-9" DOUBLE HUNG WINDOW, SEE WINDOW SCHEDULE ON SHEET A7.4. (N) PAINTED TRIM BOARDS AROUND WINDOW - MATCH (E) PROFILE (N) 2'-6" X 3'-0" DOUBLE HUNG WINDOW, SEE WINDOW SCHEDULE ON SHEET A7.4 (E) STEPS AND LANDING (E) PATIO ENTRY DOOR (N) COMPOSITE SHAKE ROOFING - MATCH (E) PROFILE (E) PAINTED LAP SIDING (N) PAINTED LAP SIDING - MATCH (E) COLOR (E) POSTS FOR DECK ABOVE (E) ROOFUNDER DECK DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A5.1 PROPOSED BUILDING ELEVATIONS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 1/4" = 1'-0"1PROPOSED NORTHWEST ELEVATION 1/4" = 1'-0"3 PROPOSED ELEVATION - BACK OFHOUSE No.Description Date Page 158 FINISH FLOOR B2' - 5" FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" FINISH FLOOR B2' - 5" FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" FINISH FLOOR B2' - 5" FINISH FLOOR A1' - 11 1/2" GRADE0' - 0" SECOND FLOOR12' - 3" DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A5.2 PROPOSED BUILDING SECTIONS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date 1/4" = 1'-0"1PROPOSED LONGITUDINAL SECTION A 1/4" = 1'-0"2PROPOSED LONGITUDINAL SECTION B 1/4" = 1'-0"3PROPOSED TRANSVERSE SECTION C Page 159 DOOR SCHEDULEDOOR FINISH FRAME HARDWARE NOTESNUMBERTYPE MATERIAL WIDTH & HEIGHT THICKNESS MATERIAL MATERIAL THICKNESS FINISH GROUP 11 (N) WOOD5'-8" X 6'-9"1-3/4" PAINT WOOD 1 1/2"PAINT 2 (N) INTERIOR DOUBLE DOOR SET 22 (N) WOOD6'-6" X 6'-8"1-3/4" PAINT WOOD 1 1/2"PAINT 2 (N) SLIDING CLOSET DOOR SET 33 (E) WOOD2'-8" X 6'-8"(E) PAINT WOOD 1 1/2"PAINT (E)(N) INTERIOR PASSAGE DOOR 44 (N) WOOD2'-4" X 5'-0"1-3/4" PAINT WOOD 1 1/2"PAINT 3 (N) UNDER-STAIR CLOSET DOOR 55 (E) WOOD2'-8" X 6'-8"1-3/4" PAINT WOOD 1 1/2"PAINT 2 (N) STAIR HALL PASSAGE DOOR GROUP 1 (ENTRY DOOR)HINGSPRE-HUNG DOORSET, PER MFG.LOCKSETPER MFG.CYLINDER COREPER MFG.STRIKEPER MFG. GROUP 2 (INTERIOR PASSAGE DOOR )BARN DOOR TOP RAIL & HARDWARE PRE-HUNG DOORSET, PER MFG.LOCKSETPER MFG. GROUP 3 (CLOSET DOOR)HINGSPRE-HUNG DOORSET, PER MFG.LOCKSETSCHLAGE LATITUDE PASSAGE/DUMMY DOORSET, SATIN NICKEL 10LAT625 GROUP 4 (BATHROOM DOOR)HINGSPRE-HUNG DOORSET, PER MFG.LOCKSETPER MFG.CYLINDER COREPER MFG. STRIKEPER MFG. 1. DOORS TO BE OPENABLE FROM THE INSIDE WITHOUT USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 2. THRESHOLDS SHALL NOT EXCEED ½” IN HEIGHT. 3. BOTH SIDES OF DOORS SHALL BE FINISHED THE SAME, U.O.N. 4. DOORS WITH GLASS HAVE TEMPERED GLASS, TYP. HARDWARE GROUPS GENERAL NOTES INTERIOR SCHEDULED DOOR INTERIOR SCHEDULED WOOD FLOORING ON ACOUSTICAL UNDERLAYMENTWITH PERIMETER ISOLATION BOARD 1/2" PLYWOOD SUBFLOOR GYP. BD. SEE DOOR SCHEDULE CASING TRIM INSULATION 2"7/16"5/8" WOOD FRAME (SEE SCHED.), TRIM & STOP SHIM AS REQUIRED SEE WALL SCHEDULE FOR SHEATHING, AS REQUIRED FRAME, BEYOND CAULKING, TYP. BOTH SIDES SEE DOOR SCHEDULE2"7/16"5/8"WOOD FRAME (SEE SCHED.), TRIM & STOP SHIM AS REQUIRED CAULKING, TYP. BOTH SIDES 12 3 4 5 3 A7.23 A7.2 3 A7.2 3 A7.2 3 A7.2 1 A7.2 1 A7.2 1 A7.2 1 A7.2 1 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 2 A7.2 DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A7.2 DOOR SCHEDULE, HARDWARE, & DETAILS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 3" = 1'-0"1INTERIOR WOOD DOOR THRESHOLD 3" = 1'-0"2INTERIOR WOOD DOOR JAMB 3" = 1'-0"3INTERIOR WOOD DOOR HEAD No.Description Date Page 160 STEP 10. ENSURE ROUGH OPENING CAPABLE OF ACCOMMODATINGFLASHING AND ALL APPLICABLE WATERPROOFING ELEMENTS. 1. INSTALL G.S.M. BASE FLASHING 1a. SET FLASHING IN BED OF SEALANT NOTE:SEE DETAIL 2/- FOR DOOR SILL PAN AT PODIUM OR BALCONY CONDITION STEP 1 & 2 TO BE 1 PIECE OR BOTH INSTALLED PRIOR TO WATERPROOFING. FOR ON-GRADE CONDITIONS, INSTALLS.A.S.M. BEHIND G.S.M. SILL PAN BASE FLASHING BECOMES SILL PAN AT ON-GRADE CONDITIONS DOOR ROUGHOPENING 1a 1 STEPS 2 AND 3 2. INSTALL UNCURED NEOPRENE FLASHING OVER BASE FLASHING 2a. WRAP NEOPRENE INTO ROUGH OPENING 3. ATTACH MINIMUM 9" WIDE JAMB S.A.S.M. TO FACE 3a. EXTEND G.S.M. BASE FLASHING JAMB FLANGES 3b. WRAP 2" ONTO INSIDE OF ROUGH OPENING JAMBS 3c. EXTEND 4" ABOVE LOWER EDGE OF ROUGH OPENING HEAD. INSTALL WITHOUT WRINKLES & INSTALL WITH ROLLER NOTE:STEP 1 & 2 TO BE 1 PIECE OR BOTH INSTALLED PRIOR TO WATERPROOFING STEP 4 4. ATTACH MINIMUM 9" WIDE HEAD STRIP 4a. WRAP BOTTOM EDGE 2" INTO ROUGH OPENING 4b. EXTEND BEYOND EDGE OF ROUGH OPENING HEAD MINIMUM 9" 4c. SECURE PER MFR. SPECIFICATIONS ACROSS CONT. SUBSTRATE STEP 5 AND 6 5. INSTALL DOOR AND DRAME 6. ATTACH FINISH MATERIAL TERMINATION (J-MOLD OR ANGLEFLASHING, ETC.) OVER FIRST LAYER OF MEMBRANE FLASHING 6a. LEAVE 1/2" GAP FROM FRAME OVER FIRST LAYER OF FLASHING 6b. INSTALL ADDITIONAL 9" WIDE S.A.S.M. OVER FINISH MATERIAL TERMINATION FLANGE 6c. INSTALL STRIP OVER WEEP SCREED AT CEMENT PLASTER CONDITION 6d. EXTEND JAMB STRIPS FROM SILL TO 4" ABOVE BOTTOM OF HEADER STEP 7 7. COMMENCING AT THE BOTTOM (SILL PLATE) OF THE WALL, LAY BUILDING PAPER (FIRST AND SECOND LAYERS) 7a. MINIMUM 4" VERTICAL LAP AND MINIMUM 6" HORIZONTAL LAP 7b. INTERWEAVE INDIVIDUAL BUILDING PAPER SHEETS 7c. INSTALL BACKER ROD AND SEALANT ALONG DOOR FRAMEPERIMETER STEPS 8 AND 9 8. INSTALL G.S.M. HEAD FLASHING, 24 GA. MIN. 8a. SET HEAD FLASHING IN BEAD OF SEALANT AT DOOR FRAME TO PROVIDE AIR SEAL 8b. END CAPS AT HEAD FLASHING OVER PLASTER J-MOLD AND SEALANT JOINT AT JAMBS 8c. INSTALL HEAD DRIP SCREED OVER HEAD FLASHING AT CEMENT PLASTER CONDITIONS 8d. INSTALL ADDITIONAL 9" STRIP OF S.A.S.M. OVER DRIP SCREED AND HEAD FLASHING FLANGE 9. APPLY THIRD LAYER OF BUILDING PAPER OVER ENTIRE ASSEMBLY. CONTINUE INSTALL W.R.B. ABOVE HEAD 2 3a 2a 3a 3 3b 3 3c 3c 4a 4c4 4b 5 6a 6 DOOR THRESHOLD, SEALFASTENER PENETRATIONSTHROUGH BASE FLASHING WEEP SCREEDS FORCEMENT PLASTERCONDITIONS 7 7c 7a 7B 7b7a 6b 9 8a 8b 8 8c 8d 2"4" MIN.9" MIN.4" MIN.6" MIN. 4 " S.A.S.M. 6" OVER WEEP SCREED 2" MIN. 6c 6d 6 " DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A7.3 TYPICAL DOOR FLASHING 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date Page 161 WINDOW SCHEDULEWINDOW FRAME NOTESNUMBERTYPEMATERIALWIDTH & HEIGHT THICKNESS MATERIAL FINISH 1A(E)2'-4" X 4'-5" (E) (E)(E)(E) DBL HUNG WINDOW RELOCATED 2BTEMPERED GLASS 6'-3" X 6'-8" 1" VINYL WHITE (N) PICTURE WINDOW 3CGLASS 4'-8" X 3'-9"1" VINYL WHITE (N) DBL HUNG WINDOW 4DGLASS 2'-10 1/2" X 3'-0" 1" VINYL WHITE (N) PICTURE WINDOW 5DGLASS 2'-10 1/2" X 3'-0" 1" VINYL WHITE (N) AWNING WINDOW 6AGLASS 2'-6" X 3'-0"1" VINYL WHITE (N) DBL HUNG WINDOW 1/2" GYP. BD. RETURN NAIL FIN WINDOW PTD. WOOD SILL AND APRON BELOW EXTERIORINTERIOR NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A7.4 CONT. BEAD OF CAULK ALL AROUND AT S.A.S.M. FLASHING TO WINDOW FRAME JOINT SEALER AND BACKER ROD PLYWD SHEATHING, S.S.D. CONT. BEAD OF CAULK ALL AROUND NAIL FIN WINDOW SHIM, TYP. S.A.S.M. SILL AND JAMB FLASHING. SEE STEP 1/A5.2 EXTERIOR CEMENT PLASTER 2 LAYER W.R.B., TYP. PTD. WOOD SILL AND APRON EXTERIORINTERIOR NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A7.4 CASING BEAD AND CONT. SEALANTAND BACKER ROD, TYP. FASTENER @ DOUBLE LAYER S.A.S.M.-S.A.F. TABS @ FREQ. OF FASTENING PER MFG SILL PAN (SHOWN DASHED) PLYWD SHEATHING, S.S.D. HEADER, S.S.D. NAIL FIN WINDOW EXTERIORINTERIOR S.A.S.M. - SEE 4/A5.2 2 LAYERS W.R.B. 3 COAT CEMENT PLASTER OVER METAL LATH NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A7.4 CONT. BEAD OF CAULK ALL AROUND WEEP SCREED #36 SILL HEADER FLASHING SEAL FRAME TO S.A.F. PLYWD SHEATHING, S.S.D. A2' - 4 1/2"B 4' - 8 7/8"C 5' - 6"D 7 A7.4 7 A7.4 5 A7.4 6 A7.4 5 A7.4 6 A7.4 6 A7.4 6 A7.4 4 A7.4 1 A7.4 4 A7.4 1 A7.4 3 A7.4 3 A7.4 3 A7.4 3 A7.4 2 A7.4 2 A7.4 CONT. BEAD OF CAULK ALL AROUND NAIL FIN WINDOW SHIM, TYP. S.A.S.M. SILL AND JAMB FLASHING. SEE STEP 1/A5.2 EXTERIOR CEMENT PLASTER 2 LAYER W.R.B., TYP. PTD. WOOD SILL AND APRON EXTERIORINTERIOR NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A9.1 CASING BEAD AND CONT. SEALANTAND BACKER ROD, TYP. FASTENER @ DOUBLE LAYER S.A.S.M.-S.A.F. TABS @ FREQUENCY OF FASTENING PER MFG SILL PAN (SHOWN DASHED) PLYWD SHEATHING, S.S.D. 1/2" GYP. BD. RETURN NAIL FIN WINDOW PTD. WOOD SILL AND APRON BELOW (SHOWN DASHED) EXTERIOR INTERIOR NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A9.1 CONT. BEAD OF CAULK ALL AROUND AT S.A.S.M. FLASHING TO WINDOW FRAME JOINT SEALER AND BACKER ROD PLYWD SHEATHING, S.S.D. HEADER, S.S.D. NAIL FIN WINDOW EXTERIORINTERIOR S.A.S.M. - SEE 4/A5.2 2 LAYERS W.R.B. 3 COAT CEMENT PLASTER OVER METAL LATH NOTE: FOR TYPICAL FLASHINGSEQUENCE, SEE 1/A9.1 CONT. BEAD OF CAULK ALL AROUND WEEP SCREED #36 SILL HEADER FLASHING SEAL FRAME TO S.A.F. PLYWD SHEATHING, S.S.D. DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A7.4 WINDOW SCHEDULE & DETAILS 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCE 3" = 1'-0"6FIXED GLASS JAMB 3" = 1'-0"5FIXED GLASS SILL 3" = 1'-0"7FIXED GLASS HEADER No.Description Date 3" = 1'-0"1 DOUBLE HUNG WINDOW SILL 6" = 1'-0"2 DOUBLE HUNG CHECKRAIL 3" = 1'-0"3DOUBLE HUNG WINDOW JAMB 3" = 1'-0"4DOUBLE HUNG WINDOW HEADER Page 162 0ENSURE ROUGH OPENING CAPABLE OF ACCOMMODATING FLASHING AND ALL RELATED WATERPROOFING ELEMENTS. 0-AADD 3 BEADS OF SEALANT IN EACH RECESSED CORNER. 0-BAPPLY PRE-FORMED CORNER SHIELD FLASHING PIECE WITH GALVANIZEDSHEET METAL OR MEMBRANE SILL PLAN PER FIELD CONDITIONS INTOEACH CORNER, FASTEN WITH STAPLES. 0-CINSTALL BUILDING PAPER AND S.A.S.M. AT SILL, JAMBS AND HEADAS NOTED IN STEPS 1B, C, D AND E. CUT SEAL AND FOLD S.A.S.M.INTO RECESS. INCREASE S.A.S.M. WIDTH BY 12" TO APPLY ONE PIECE INTO ROUGHOPENING, FRAMING RECESS AND REQUIRED PROJECTIONS PER STEPS1B, C, D AND E. 0-B 0-A STEP 0 - HEAD AND SILL CORNERFLASHING - AT RECESSED WINDOW ONLY GENERAL NOTE:WINDOW INSTALLATION TO MEET THEREQUIREMENTS OF AAMA 2400-02(FORMERLY CAWM 400-95) "STANDARDPRACTICE FOR INSTALLATION OFWINDOWS WITH A MOUNTING FLANGEIN STUD FRAME CONSTRUCTION", METHOD B 1-ACONSTRUCT ROUGH OPENING PER WINDOW MANUFACTURERINSTRUCTIONS. VERIFY SHEATHING CUT FLUSH WITH ROUGHOPENING AT ALL EDGES. 1-BINSTALL BUILDING PAPER AT SILL, CUT IT SUFFICIENTLY LONGTO PROJECT BEYOND THE VERTICAL SELF ADHESIVE SHEET MEMBRANE TO BE APPLIED AT STEP 1-D. NOTCH BUILDINGPAPER TO ACCOMMODATE WINDOW. 1-C/1-CAINSTALL SELF ADHERING SHEET MEMBRANE (S.A.S.M.) AT SILLWITH 9" BELOW AND 3" BEYOND INTO THE ROUGH OPENING.EXTEND SELF ADHERING SHEET MEMBRANE 3" BEYONDVERTICAL SELF ADHERING SHEET MEMBRANE TO BE APPLIEDAT STEP 1-D. SEE DIAGRAM 1-CA FOR ADDITIONAL INFO. 1-DAPPLY SELF ADHERING SHEET MEMBRANE AT JAMBS SIMILARTO STEP 1-C. CUT SUFFICIENTLY LONG TO PROJECT 4" BEYONDVERTICAL SELF ADHERING SHEET MEMBRANE TO BE APPLIEDAT STEP 1-E. 1-EAPPLY SELF ADHERING SHEET MEMBRANE AY HEAD SIMILAR TOSTEP 1-C. STEP 1 - SILL, JAMB & HEAD FLASHING 2-AAPPLY CONTINUOUS SEALANT BEAD TO INTERIORSIDE OF WINDOW NAIL-FINS. APPLY ADDITIONAL SEALANT ATMITER CORNERS OF WINDOW FRAME (BACK SIDE). INSPECTWINDOW FINS FOR DAMAGE. INSTALL WINDOW PERMANUFACTURER'S INSTRUCTIONS. UNLESS OTHERWISE NOTEDBY MANUFACTURER, INSTALL AS FOLLOWS: 2-BFASTEN AT HEAD FIN PER MANUFACTURER'S RECOMMENDATIONS.ATTACH AS RECOMMENDED. ALLOW FOR MOVEMENT. TAP DOWNSHARP EDGES AT NAIL HEAD TO AVOID DAMAGE TO FLASHING PAPER. 2-CMIN. 3 FASTENERS EACH SIDE AT 16" O.C. MAX. TYP. OR MORE FREQUENTLY PER MANUFACTURE 2-DNO FASTENERS TO BE WITH 3" OF OUTSIDE CORNER OF FINS. STEP 2 - WINDOW INSTALLATION 3" SELF ADHERINGSHEET MEMBRANEOF 1'-0" WIDE PANELCUT, SEALED ANDFOLDED INTO ROUGHOPENING CONTINUOUS BEADOF SEALANT(DIAGRAM N.T.S.) NOTE:EXTEND S.A.S.M. AT ROUGH OPENING INTO RECESS, SEE STEP 0-C SOLDERED END CAP WINDOW ROUGHOPENING AT JAMB 3-AAPPLY VERTICAL STRIP OF S.A.S.M. TO MULLIONS BETWEENADJACENT WINDOWS. OVERLAP JAMB FLANGES COMPLETELY.EXTEND 6" BEYOND TOP OF HEAD FLANGE AND 6" BEYONDBOTTOM OF SILL FLANGE. 3-BWHERE HEAD TRIM OCCURS, INSTALL SHEET METAL HEADFLASHING WITH SOLDERED END CAPS, TYP. SEE DIAGRAM 3-C.INSTALL SHEET METAL FLASHING ABOVE TRIM EXTENDING 1" BEYOND EDGE OF ROUGH OPENING. SHEET METAL FLASHINGTO HAVE A 2" MIN. VERTICAL LEG, A HORIZONTAL LEG 1/8"DEEPER THAN HEAD TRIM, AND A VERTICAL 1/4" HEMMEDBOTTOM EDGE. INSTALL SELF ADHERING SHEET MEMBRANE OVERVERTICAL LEG OF SHEET METAL FLASHING. EXTEND SHEET METALFLASHING 6" BEYOND JAMB ROUGH OPENING. 3-CSOLDERED END CAPS AT SHEET METAL HEAD FLASHING. STEP 3 - HEAD AND POST FLASHING 4-ACONTINUE INSTALLING 6" WIDE SELF ADHERING SHEETMEMBRANE AT JAMBS TO OVERLAP NAIL FIN AND EXTEND3" BEYOND SILL SELF ADHERING SHEET MEMBRANE. 4-BINSTALL FLUID APPLIED MEMBRANE OR 6" SELF ADHERING SHEETMEMBRANE AT JAMB TO OVERLAP HEAD AND SILL FLASHING. EXTEND 3" BEYOND EDGE OF SELF ADHERING SHEET MEMBRANEAT HEAD AND SILL. 4-CINSTALL 6" SELF ADHERING SHEET MEMBRANE AT HEAD TOOVERLAP SHEET METAL HEAD FLASHING. EXTEND 3" BEYONDEDGE OF SELF ADHERING SHEET MEMBRANE AT JAMB. STEP 4 - SECOND SELF ADHERINGSHEET MEMBRANE APPLICATION 4-AINSTALL BUILDING PAPER. OVERLAP WEATHERBOARD FASHIONFROM BOTTOM TO TOP OF WALL PER MANUFACTURER'SINSTRUCTIONS. NOTES:DO NOT PENETRATE THE WINDOW NAIL FINS WITH FASTENERSFOR SIDING OR TRIM. WHERE JAMB AND SILL SECTIONS ARE EXPOSED AT THE BOTTOMOF THE WINDOW, COVER SASM WITH AN ADDITIONAL LAYER OFBUILDING PAPER. STEP 5 - BUILDING PAPER APPLICATION 1-CA 3"9"9"3"3"1'-0"MIN.1'-1" 9"MIN.3"4"4" 6" 1'-0"MIN.3" 9" 1-B1-C 1-CA 1-E1-A1-D 2-D 2-C 2-B 2-A 3-A 3-C 3-B 3-C SEE BELOW 4-A 4-B 4-C 5-A SHEET METAL SILL PAN DERN PROJECT NUMBER DATE ISSUE SHEET TITLE SHEET NO. REVISION © DERN 2025 DERN ARCHITECTURE + DEVELOPMENT, PC ARCHITECT LOS GATOS, CA 95032 110 CASA GRANDE (415) 307-1283 MICHAEL DERN, AIA PRINCIPAL 3/31/2027 MICHAEL GORINI OWNER 249 LOS GATOS BLVD.LOS GATOS, CA 95030 4X ENGINEERING, INC. STRUCTURAL ENGINEER 1885 MERIDAN AVENUE SAN JOSE, CA 95125 +1 (408) 642-5464 A7.5 TYPICAL WINDOW FLASHING 2515 10/24/2025 249 LOS GATOS, LOS GATOS, CA, 95030PERMITGORINI RESIDENCENo.Description Date Page 163 This Page Intentionally Left Blank Page 164 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: 12/17/2025 ITEM NO: 4 DATE: December 12, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Preliminary Review to Demolish an Existing Contributing Single-Family Residence and Construct a New Single-Family Residence Located in the University-Edelen Historic District on Property Zone C-2:LHP. Located at 313 University Avenue. APN 529-04-063. CEQA Review is Pending. Request for Review Application PHST-25-026. Property Owner/Applicant: Frank Delgado. Project Planner: Sean Mullin. RECOMMENDATION: Consider a request for preliminary review to demolish an existing contributing single-family residence and construct a new single-family residence located in the University-Edelen Historic District on property zoned C-2:LHP, located at 313 University Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1900 per County Assessor’s Database, effective year built 1920; 1920s per Bloomfield Study 2. Bloomfield Preliminary Rating: , historic and some altered but still contributor to a district if there is one 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? University-Edelen Historic District 5. If yes, is it a contributor? Yes 6. Findings required? Yes 7. Considerations required? No BACKGROUND: The subject property is located on the east side of University Avenue just north of Bachman Avenue. The property is developed with a two-story single-family residence located at the back of the property. The County Assessor indicates a construction date for the residence of 1900 and an effective year built of 1920. The Anne Bloomfield survey notes the structure as “historic Page 165 PAGE 2 OF 4 SUBJECT: 313 University Avenue/PHST-25-026 DATE: December 17, 2025 and some altered but still contributor to a district if there is one,” with an estimated construction date of the 1920s (Attachment 1). The residence is first present on the 1928 Sanborn Fire Insurance Map (Attachment 2). The footprint of the residence remains consistent through 1956. The only permitted work on record with the Town is for a plumbing permit for a gas line in 1964. On February 23, 2011, the Committee provided feedback related to a potential demolition of the existing contributing residence (Attachment 3). Photos of the residence from 2011 are included as Attachment 4. On March 13, 2017, the Town issued a Stop Work Notice for unpermitted grading/excavation occurring underneath the existing residence (Attachment 5). A Code Violation (BV17-004) remains active, and the Town’s Code Enforcement Officer has been regularly communicating with the property owner to advise on the steps required to address the open code violation. The applicant now proposes demolition of the residence and construction of a new residence. DISCUSSION: The applicant requests preliminary feedback on a proposal to demolish the existing contributing residence and construct a new residence (Attachment 6). The applicant’s Letter of Justification states that their intent is to reconstruct/restore the residence to match the original residence. The letter indicates that demolition is recommended due to life-safety risk as determined through a structural assessment by a structural engineer, who noted the following (Attachment 7):  Extensive termite damage, dry rot, and structural decay;  Eroded, unanchored shoring at the basement edge; and  No flooring system; structure is suspended above excavation . The applicant provided a conceptual plan showing a simple front elevation drawing and a floor plan (Attachment 8). Additionally, the applicant provided an existing and proposed materials summary (Attachment 9). Staff notes that the front elevation sketch is not reflective of the pictures of the front elevation of the residence included in Attachments 4 and 10. This appears to be inconsistent with the applicant’s assertion that the intent of the project is to reconstruct/restore the residence to match the original residence. Lastly, adequate details have not been provided to evaluate the existing and proposed side and rear elevations. The applicant is proposing to demolish the existing residence and construct a new residence with the stated intent of matching the original residence. Due to the residence’s contributing status to the University-Edelen District, the applicant has chosen to pursue preliminary feedback on the request ahead of submitting the required Planning application. Page 166 PAGE 3 OF 4 SUBJECT: 313 University Avenue/PHST-25-026 DATE: December 17, 2025 Pursuant to Town Code Sections 29.10.09030 (d) and 29.20.145, Architecture and Site approval is required for demolition of the existing contributing residence and construction of a new residence. Town Code Section 29.80.255 requires that construction, alteration, demolition or removal work for which a Town permit is required is prohibited on a designated landmark site or in a designated historic district unless approval by the deciding body has been granted as provided in sections 29.80.260 through 29.80.300, or unless the work conforms with the provisions of section 29.80.310. These sections of the Town Code are provided in Attachment 11. If a formal Planning application is made, the proposed project would return to the Committee for a formal recommendation. FINDINGS AND CONSIDERATIONS: A. Findings ___ As required by Town Code Section 29.10.09030 (c) Demolition of historic structures, a demolition permit for a historic structure may only be approved if: 1. The structure poses an imminent safety hazard; or 2. The structure is determined not to have any special historical, architectural or aesthetic interest or value. ___ As required by Town Code Section 29.10.09030 (e) Demolition Findings, in Architecture and Site approval proceedings, the deciding body shall consider: 1. Maintaining the Town’s housing stock. 2. Preservation of historically or architecturally significan buildings or structures. 3. Property owner’s desire or capacity to maintain the structure. 4. Economic utility of the building or structure. ___ All applications to demolish an historic structure which has been identified as a contributor to an existing historic district, a potential historic district, or is eligible for local designation shall be accompanied by a detailed report describing all aspects of the structure’s physical condition and shall incorporate pertinent information from the Town’s Historic Resources Inventory describing the structure’s historical and architectural characteristics. ___ As required by the Residential Design Guidelines, the demolition of any contributing structure in historic districts is forbidden absent a cataclysmic Page 167 PAGE 4 OF 4 SUBJECT: 313 University Avenue/PHST-25-026 DATE: December 17, 2025 event or upon determination by the Deciding Body that demolition is necessary for the proper restoration of the structure. B. 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: ___ 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. CONCLUSION: The applicant is requesting preliminary feedback from the Committee on a proposal to demolish an existing contributing single-family residence and construct a new single-family residence located in the University-Edelen Historic District on property zoned C-2:LHP, located at 313 University Avenue. An Architecture and Site application is required for the proposed project. Once received, the formal application would return to the Committee for a formal recommendation to the deciding body. ATTACHMENTS: 1. Anne Bloomfield Survey 2. Sanborn Fire Insurance Maps Exhibit 3. Minutes of the February 23, 2011, Historic Preservation Committee Meeting 4. 2011 Pictures of the Residence 5. Stop Work Notice, March 17, 2017 6. Project Proposal and Justification 7. Structural Integrity Report 8. Conceptual Plan 9. Proposed Materials Summary 10. Current Pictures of the Residence 11. Town Code Excerpts 12. Applicant’s Research Findings Page 168 This Page Intentionally Left Blank Page 170 1908 313 University Ave ATTACHMENT 2Page 171 1928 313 University Ave 1928 Page 172 1956 313 University Ave Page 173 This Page Intentionally Left Blank Page 174 ATTACHMENT 3 Page 175 Page 176 Page 177 Page 178 Page 179 This Page Intentionally Left Blank Page 180 ATTACHMENT 4Page 181 Page 182 ATTACHMENT 5Page 183 Page 184 Page 185 Page 186 Page 187 This Page Intentionally Left Blank Page 188 Demolition & Rebuild Proposal – 313 University Avenue, Los Gatos Submitted by: Frank & Michelyn Delgado (Property Owners) Date: 10/3/2025 HPC Meeting Target Date: October/November Request Summary We are requesting: 1. Demolition Permit for the existing unsafe structure at 313 University Avenue. 2. Planning and Building Permit for a full reconstruction/restoration of the original home, using archival photos and period-appropriate materials to match the structure as it existed. Site & Structure Overview - Address: 313 University Ave., Los Gatos, CA-Historic Status: Contributor to University-Edelen Historic District - Original Construction Era: c. 1908–1928 - Structure Type: Single-story wood-framed residence (~850 sq ft) - Historic Style: Vernacular Craftsman or Bungalow Demolition Justification As outlined in the attached structural assessment by Structural Engineers, Inc. (Paul Slattery, SE): - Extensive termite damage, dry rot, and structural decay - Eroded, unanchored shoring at the basement edge - No flooring system; structure is suspended above excavation - Recommendation: Immediate demolition due to life-safety risk Per Section 4.5 of the Residential Design Guidelines, demolition is permitted when necessary for restoration. Proposed Rebuild / Restoration Plan Design Intent: -Match the original architecture as shown in archival photo - Retain contributing elements: gable roof, rafter tails, porch, wood siding, original window types Likely Historic Materials (c. 1908–1928): - Wood siding: 1x6 or 1x8 horizontal clapboard or shingles - Roofing: Wood shakes or composition shingles - Trim: Painted solid wood corner boards, fascia, and casings ATTACHMENT 6Page 189 - Foundation: Redwood mudsill over brick or early concrete - Windows: True divided-lite wood sash (6-over-1 or 4-over-1) Next Steps 1. Demolition Approval - Based on engineering report - Section 4.5 restoration pathway 2. Planning Review of Rebuild Concept - Elevations and site plan sketch 3. HPC Submission – - Structural report, photo, narrative, restoration plan 4. Post-Approval Actions - Demolish and backfill - Submit full construction drawings - Rebuild per historic guidelines Page 190 April 29, 2025 City of Los Gatos Building and Planning 110 East Main Street Los Gatos, CA 95030 Re: Structural Condition Assessment 313 University Avenue Los Altos, CA 94022 SEI Project No. 5794.00 Attention: Chief Building Official As requested by the property owner, this letter is provided to report on the structural integrity of a small single story residential structural (located below) totaling approximately 850 square feet in area. The roof construction is comprised of straight plank sheathing and sloped 2x roof framing with collar ties. The walls are constructed with 2x studs and straight planking with no interior finishes. Currently there is no floor and the structure is completely detached and shored in place over a partially complete basement excavation. It is our understanding that the building was built in 1900. ATTACHMENT 7Page 191 Exterior View East Side Exterior View - South Side Page 192 Exterior View – West Side Page 193 Inside View - Looking North Inside View - Looking East Page 194 Inside View - Looking South/East Inside View looking – South/West Page 195 Observations A close up evaluation of the existing framing reveals significant wood decay from both termite infestation as well as on going dry rot (fungal decay) occurring in much of the original perimeter stud framing and plank siding. Page 196 The slopping roof joists and ridge board are undersized and sagging. Proper ceiling/collar ties are not present in the construction. As expected, this has resulted in outward bowing of the exterior walls along the main plate line over time. The observed shoring has been eroded with no mechanical anchorage. Page 197 Conclusions/Recommendations The building appears to be in significant disrepair with extensive decay, water damage and framing deficiencies. The current shoring is unstable and in eminent danger of collapse at the soil interface. We would expect that the cost to properly repair this structure would likely exceed the cost of replacement. In our opinion, the structure in its current state, poses an immediate life safety risk should someone enter the interior or stand too close to the perimeter of the excavation. We recommend that warning signs be posted immediately and that the structure be completely demolished as soon as is feasible. Limitations Our professional services have been performed using that degree of skill and care ordinarily exercised, under similar conditions, by reputable engineers in the structural discipline in this area. No other warranty, expressed or implied, is made as to the professional content of this report. This report was prepared upon your request for services and is to be used solely for this project. If you have any questions regarding this matter, please do not hesitate to contact me. Sincerely, Paul E. Slattery S.E. Principal STRUCTURAL ENGINEERS, INCORPORATED Page 198 313 University Ave Front Elevation Concept SketchATTACHMENT 8Page 199 Ground Level University AveUniversity Ave Garage Porch Page 200 313 University Ave, Los Gatos – Existing & Proposed Materials Summary Existing (Current) Materials Feature Existing Material Notes Exterior Siding Horizontal wood lap siding (painted) Likely original wood clapboard from early 1900s, still visible beneath later paint layers. Trim / Fascia Painted wood Simple rectangular fascia and corner boards, consistent with early Craftsman detailing. Roofing Composition shingles (dark gray) Modern replacement, likely asphalt composite. Not original to structure. Windows Wood sash, double-hung Painted white, period- appropriate style typical of early Los Gatos cottages. Doors Wood panel with divided- lite glass Traditional Craftsman cottage door with glass upper section. Foundation Stacked rock footings Original home sat on rock base with a partial basement, no continuous footing or stem wall. Porch / Steps Wood deck and stairs Simple railings and small stoop, appropriate scale to house massing. Color Palette Light body with white trim Neutral tones fitting the surrounding historic streetscape. ATTACHMENT 9 Page 201 Proposed Materials for HPC Rebuild Proposal Feature Proposed Material HPC Justification Siding 5" exposure fiber-cement lap siding (smooth finish, painted) Matches original horizontal wood look while offering fire resistance and durability. Trim / Fascia 1x4 and 1x6 wood or composite trim, painted white Profiles reflect Craftsman-era proportions while maintaining low maintenance. Roofing Architectural composition shingles (Weathered Wood color) Dark tone similar to existing roof with added texture and dimensionality. Windows Wood or aluminum-clad double-hung with divided lites Retains original sash appearance while providing modern energy efficiency. Doors Wood front door with divided-lite glass Reflects historical door pattern and glass proportion. Foundation Reinforced concrete basement with lime-wash or stucco finish Provides seismic safety and waterproofing while evoking original stone appearance. Basement Detail Partial daylight wall or exposed fieldstone veneer accent References original basement condition and adds authenticity. Porch / Steps Composite decking with painted wood railing Preserves original porch scale using modern, durable materials. Color Palette Body: beige/gray-green; Trim: white; Accents: black hardware Reflects early 20th-century color schemes per HPC guidelines. Page 202 Page 203 This Page Intentionally Left Blank Page 204 313 University Ave. Los Gatos, CAATTACHMENT 10Page 205 Page 206 Page 207 Page 208 (a) (b) (1) (2) (c) (1) (2) (d) (1) (2) (e) (1) (2) Sec. 29.10.09030. - Demolitions. Scope. Applications for demolition permits (Uniform Building Code, section 301(a), or any successor section) filed with the Building Department shall be submitted to the Planning Director for approval unless such permit is required as part of a code enforcement action by the Building Official, Council, or other authorized agency. Approval of permits. The Planning Director may approve the demolition permit application if: It is accompanied by a building permit for a replacement structure which meets all town regulations and has received all required approvals, or It is for demolition of an accessory building or structure. Demolition of historic structures. A demolition permit for a historic structure may only be approved if: The structure poses an imminent safety hazard; or The structure is determined not to have any special historical, architectural or aesthetic interest or value. Any request to demolish an historic structure shall be reviewed by the Historic Preservation Committee. All applications to demolish an historic structure which has been identified as a contributor to an existing historic district, a potential historic district, or is eligible for local designation shall be accompanied by a detailed report describing all aspects of the structure's physical condition and shall incorporate pertinent information from the Town's Historic Resources Inventory describing the structure's historical and architectural characteristics. This report shall be prepared by a qualified person knowledgeable in historic preservation under contract with the Town at the applicant's expense. Applications for all other historic structures proposed for demolition shall be accompanied by a detailed report describing all aspects of the structure's physical condition prepared by an architect, licensed design professional or registered civil engineer at the applicant's expense. Architecture and site approval required. Issuance of a demolition permit requires architecture and site approval if: The conditions of subsection (b)(1) are not met, or An application is for demolition of an accessory building or structure and the Planning Director determines for any reason that the accessory building or structure ought not to be demolished. Findings. In architecture and site approval proceedings, the deciding body shall consider: Maintaining the Town's housing stock. Preservation of historically or architecturally significant buildings or structures. 12/11/25, 11:42 AM Los Gatos, CA Code of Ordinances about:blank 1/4ATTACHMENT 11 Page 209 (3) (4) (f) (g) (1) (2) a. b. (3) (h) (1) (2) Property owner's desire or capacity to maintain the structure. Economic utility of the building or structure. Verification that work will not result in a demolition: Prior to issuance of a building permit and/or zoning approval for an addition where the work will result in the removal of over forty (40) percent of the exterior walls, the developer shall submit written verification from a registered structural engineer, certifying that the exterior walls shown to remain are structurally sound and will not be required to be removed for the addition. Prior to issuance of a building permit, the property owner and contractor shall sign an affidavit to the town that they are aware of the town's definition of a demolition and the penalties associated with an unlawful demolition. Penalties for unlawful demolition: A property owner who has unlawfully demolished a structure shall: File the required Planning and Building Department applications and pay the required fees as established by resolution for new applications and for work unlawfully completed. Be subject to the greater of the following penalties set by the Planning Director as an administration order: If the structure has a Landmark Historic Preservation designation a fine equaling fifteen (15) percent of the building permit valuation at the time of demolition, as determined by the Planning Director; or If the structure was an historic residence and does not have a Landmark Historic Preservation overlay zone, the fine shall be equal to ten (10) percent of the building permit valuation at the time of demolition, as determined by the Planning Director. If no building permit was issued, the fine shall be assessed on the building permit filed for the replacement structure. In all cases, no changes to the previously approved plans may be made except as determined by the Planning Director to meet current zoning and building code requirements. No building permits for new construction at this site shall be approved until the required applications have been filed and approved and the required penalty fee has been paid. Collection of penalty fees. The Town may collect the assessed penalty fees by use of all legal means including the recordation of a lien. Whenever the amount on the penalty fee pursuant to this chapter has not been satisfied in full within ninety (90) days and/or has not been successfully challenged by a timely writ of mandate, this obligation may constitute a lien against the real property on which the violation has occurred. 12/11/25, 11:42 AM Los Gatos, CA Code of Ordinances about:blank 2/4 Page 210 (3) (4) (5) (6) a. 1. 2. 3. 4. (j) The lien provided herein shall have no force and effect until recorded with the county recorder. Once recorded, the administration order shall have the force and effect and priority of a judgement lien governed by the provisions of sections 697.340 of the Code of Civil Procedure and may be extended as provided in sections 683.110 to 683.220, inclusive, of the Code of Civil Procedure. Interest shall accrue on the principal amount of the judgement remaining unsatisfied pursuant to law. Prior to recording any such lien, the Planning Director shall prepare and file with the Town Clerk a report stating the amounts due and owing. The Town Clerk shall fix a time, date and place for hearing such report and any protests or objections thereto by Town Council. The Planning Director shall cause written notice to be served on the property owner not less than ten (10) days prior to the time set for the hearing. Demolition for Corrective Maintenance. If during the construction process for an approved construction the developer has determined that the structure is in a deteriorated condition, that cannot be repaired, an architecture and site application can be filed requesting a demolition without a penalty provided the following conditions have been met: Construction work has ceased, and The work completed prior to filing the application does not classify as a demolition, and Documentation has been provided to justify the necessity of the demolition, and No changes to the previously approved plans will be made except as determined by the Planning Director to meet current zoning and building code requirements. If a planning filing fee was paid for the original addition, this fee shall be credited to the architecture and site application fee. If the Development Review Committee determines that the application cannot be approved, the applicant shall pay the credited fee for the architecture and site application if the application is appealed to the Planning Commission. Salvage of building materials. When demolition of a structure is allowed, the Town shall provide the developer of the structure to be demolished with information about the recycling of building materials. Prior to the issuance of the demolition permit, the developer shall provide the Planning Director with written notice of the company that will be recycling the building materials. All wood, metal, glass, and aluminum materials generated from the demolished structure shall be deposited to a company which will recycle the materials. Receipts from the company(s) accepting 12/11/25, 11:42 AM Los Gatos, CA Code of Ordinances about:blank 3/4 Page 211 these materials, noting the type and weight of materials, shall be submitted to the Town prior to the Town's demolition inspection. No recycling of materials shall occur until a demolition permit has been approved by the Building Department. (Ord. No. 1316, §§ 3.65.010—3.65.040, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1789, § V, 5-15-89; Ord. No. 1887, § I, 2-3-92; Ord. No. 2083, § I, 5-7-01; Ord. No. 2149, § I, 5-1-06) 12/11/25, 11:42 AM Los Gatos, CA Code of Ordinances about:blank 4/4 Page 212 (1) (2) (3) a. b. (4) (5) (6) Sec. 29.20.145. - Approval required. Architecture and site approval is required in all zones for the following: New construction of any principal building; An exterior alteration that changes the architectural style of a single-family and two-family residence. Any exterior alteration or addition to a building excluding: Alterations or additions to a single and two family dwelling that do not require approval by the Planning Commission or Development Review Committee pursuant to the Residential Design Guidelines or the Hillside Development Standards and Guidelines; Minor exterior alterations to commercial and multifamily buildings. Intensification of land use. For the purposes of this section only, intensification of land use means all changes in use which require more parking and/or results in an increase in peak hour trips for mixed use, multi tenant commercial, industrial or multifamily development projects if the trips exceed the traffic generation factor assigned to the project at the time of approval and/or an increase of five (5) or more peak hour trips; Residence conversions; Any development in a floodplain as required by article IX of this chapter; and as otherwise specified in this article. (Ord. No. 1316, § 5.20.030, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1493, 3-17-81; Ord. No. 1521, 11-2-81; Ord. No. 1680, 3-17-86; Ord. No. 1736, 10-19-87; Ord. No. 1763, § III, 10-3-88; Ord. No. 1815, § III, 3-19-90; Ord. No. 1832, § I, 7-16-90; Ord. No. 2149, § I, 5-1-06) 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 1/1 Page 213 (1) (2) (3) (4) (1) (2) (3) DIVISION 3. - HISTORIC PRESERVATION AND LHP OR LANDMARK AND HISTORIC PRESERVATION OVERLAY ZONE Sec. 29.80.215. - Purposes. It is hereby found that structures, sites and areas of special character or special historical, architectural or aesthetic interest or value have been and continue to be unnecessarily destroyed or impaired, despite the feasibility of preserving them. It is further found that the public health, safety and welfare require prevention of needless destruction and impairment, and promotion of the economic utilization and discouragement of the decay and desuetude of such structures, sites and areas. The purpose of historic preservation is to promote the health, safety and general welfare of the public through: The protection, enhancement, perpetuation and use of structures, sites and areas that are reminders of past eras, events and persons important in local, State, or National history, or which provide significant examples of architectural styles of the past or are landmarks in the history of architecture, or which are unique and irreplaceable assets to the Town and its neighborhoods, or which provide for this and future generations examples of the physical surroundings in which past generations lived. The development and maintenance of appropriate settings and environment for such structures. The enhancement of property values, the stabilization of neighborhood and areas of the Town, the increase of economic and financial benefits to the Town and its inhabitants, and the promotion of tourist trade and interest. The enrichment of human life in its educational and cultural dimensions by serving aesthetic as well as material needs and fostering knowledge of the living heritage of the past. (Ord. No. 1316, § 4.86.010, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.220. - Powers and duties of Planning Commission. The Planning Commission: Shall recommend to the Town Council, after public hearing, concerning designation of landmarks and historic districts, as provided in Section 29.80.245. May establish and maintain a list of structures and other landmarks deserving official recognition although not designated as landmarks or historic districts, and take appropriate measures for recognition. Shall hear and determine architecture and site approval applications for demolition a designated landmark sites and principal buildings in historic districts, as provided in sections 29.80.270 through 29.80.290. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 1/9 Page 214 (4) (5) (1) (a) (b) May take steps to encourage or bring about preservation of structures or other features where the Planning Commission has decided to suspend action on a permit application, as provided in Section 29.80.285. Shall seek and consider a recommendation from the Historic Preservation Committee when undertaking the powers and duties set forth in subsections (1) and (3) above, and shall consult with or request assistance from the Historic Preservation Committee when undertaking the powers and duties set forth in subsections (2) and (4) above. (Ord. No. 1316, § 4.86.020, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1831, § I, 7-16-90; Ord. No. 2041, § IV, 2- 2-98; Ord. No. 2355, § V, 4-2-24) Sec. 29.80.222. - Powers and duties of the Planning Director. The Planning Director: Upon recommendation by the Historic Preservation Committee, determines matters pertaining to historic preservation as provided in Section 29.80.227 that are not assigned to the Planning Commission. (Ord. No. 2355, § VI, 4-2-24) Sec. 29.80.225. - Historic Preservation Committee. The Historic Preservation Committee acts as an advisory body to the Planning Commission and Planning Director on all matters pertaining to historic preservation. The Historic Preservation Committee shall consist of five (5) members, three (3) public members and two (2) Planning Commissioners. The public members shall be appointed by the Town Council, and the Planning Commission members shall be appointed by the Planning Commission Chair and affirmed by the Town Council. The Committee is composed of professional and lay members with demonstrated interest, competence, or knowledge in historic preservation. Committee members shall be appointed from among the disciplines of architecture, history, architectural history, planning, archeology, or other historic preservation-related disciplines such as urban planning, American studies, American civilization, cultural geography, or cultural anthropology to the extent that such professionals are available in the community. (Ord. No. 1316, § 4.86.040, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84; Ord. No. 1762, § I, 9-19-88; Ord. No. 1831, § II, 7-16-90; Ord. No. 1856, § I, 6-3-91; Ord. No. 1915, § III, 10-19-92; Ord. No. 2041, § IV, 2-2- 98; Ord. No. 2355, § VII, 4-2-24) Sec. 29.80.227. - Powers and duties of the Historic Preservation Committee. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 2/9 Page 215 (1) (2) (3) (4) (5) (6) (a) (1) (2) The Historic Preservation Committee shall: Regularly review and make recommendations to the Planning Commission concerning the determination of all matters pertaining to historic preservation which comes before the Planning Commission. Review and make recommendations to the Planning Director concerning the determination of a minor residential development permit for properties with a LHP overlay zone or structures which were built prior to 1941. Review and make recommendations to the Planning Director concerning minor residential and commercial exterior alterations not covered under the architecture and site approval process or the minor residential development permit, for designated properties with a LHP overlay zone pursuant to subsection 29.20.485. Upon request of the Planning Director, review pending or proposed building permits dealing with historic structures when it is questionable that the work proposed meets the guidelines for pre-1941 structures. May, on request of the property owner, advise with respect to any proposed work requiring or not requiring a Town permit on any historic structure, a designated landmark site or in a designated historic district. Examples of the work referred to are additions, demolitions, painting and repainting of exterior surfaces, roofing, fencing, landscaping, glazing, and installation of lighting fixtures. In advising, the Historic Preservation Committee shall be guided by the purposes and standards specified in this division and other applicable ordinances and/or development standards. This subsection does not impose regulations or controls on any property. Review and make recommendations to the Planning Director on requests for removal of a pre-1941 property from the Historic Resources Inventory. (Ord. No. 1915, § IV, 10-19-92; Ord. No. 2041, § IV, 2-2-98; Ord. No. 2169, § I, 10-20-08; Ord. No. 2355, § VIII, 4-2-24) Sec. 29.80.230. - Designation by ordinance. The Council may by ordinance designate: One (1) or more individual structures or other features, or integrated groups of structures and features on one (1) or more lots or sites, having a special character or special historical, architectural or aesthetic interest or value, as landmarks, and shall designate a landmark site for each landmark; and 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 3/9 Page 216 (b) (c) (1) (2) (3) (4) (d) (e) (1) (2) (f) One (1) or more areas containing a number of structures having special character or special historical, architectural or aesthetic interest or value, and constituting distinct sections of the Town, as historic districts. Each designating ordinance shall include a description of the characteristics of the landmark or historic district which justify its designation, and a list of any particular features in addition to those features which would be affected by work described in section 29.80.260 that are to be preserved, and shall specify the location and boundaries of the landmark site or historic district. A lot zoned LHP may only be used in the manner provided in the underlying zone, however, the Town Council, on the basis of the evidence submitted at the hearing, may permit an existing use not otherwise permitted in the underlying zone to continue providing the Council makes the following findings: The use has been legal and continues to operate in a manner that is not detrimental to other uses in the general vicinity; There is no history of complaints about the use; Removal of the use to another location would effectively end the significance of the historical designation on the property; and The use has been legally and continuously operating for at least fifty (50) years. The specific use and the findings to support its continuance shall be incorporated in the designating ordinance. If the use permitted by subsection (c) above is discontinued for one hundred eighty (180) consecutive days, the use shall not be resumed and the use of the property shall conform with the provisions of the underlying zone. Token use does not toll or interrupt a period of discontinuance. The property designated shall be subject to the controls and standards contained in this division. In addition, the property shall be subject to the following further controls and standards if imposed by the designating ordinance: For a publicly owned landmark, review of proposed changes in major interior architectural features. For a historic district, such further controls and standards as the Council finds necessary or desirable, including but not limited to facade, setback and height controls. The Council may amend or rescind a designation only by ordinance, after Planning Commission and Council hearings as required for original designations. (Ord. No. 1316, § 4.86.050, 6-7-76; Ord. No. 1674, 2-18-86; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.235. - Initiation of designation. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 4/9 Page 217 (1) (2) Initiation of designation proceedings shall be by resolution of the Council or Planning Commission. The date of initiation is the date the resolution is adopted. (Ord. No. 1316, § 4.86.060, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.240. - Procedure. Except as provided by this division the proceedings for LHP or landmark and historic preservation overlay zone designation are the same as for any other zoning of land. (Ord. No. 1316, § 4.86.070, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.245. - Hearing by Planning Commission for proposed historic designation. Notices required by sections 29.20.560 and 29.20.565, shall be mailed. Action and time limit. The Planning Commission shall consider the degree of conformity of the proposed designation with the purposes and standards of this division and the general plan. The Planning Commission shall determine the matter within one hundred twenty (120) days after the initiation of designation proceedings. Notice of action. The Planning Commission shall promptly notify the property owner of action taken. If the Planning Commission approves or modifies the proposed designation in whole or in part, it shall transmit the proposal, together with a copy of the resolution of approval, to the Council. (Ord. No. 1316, § 4.86.080, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1626, 8-6-84; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.250. - Notice of designation by Council. When a landmark or historic district has been designated by the Council, the Town Clerk shall promptly notify the owners of the property included therein. (Ord. No. 1316, § 4.86.100, 6-7-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.255. - Conformity required. Construction, alteration, demolition or removal work for which a Town permit is required is prohibited on a designated landmark site or in a designated historic district unless approval by the deciding body has been granted as provided in sections 29.80.260 through 29.80.300, or unless the work conforms with the provisions of section 29.80.310. (Ord. No. 1316, § 4.86.110, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98) 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 5/9 Page 218 (1) (2) (3) Sec. 29.80.260. - Permit required. No person shall do any work listed below without first obtaining the required planning approval: Exterior alteration to a designated landmark, property in an historic district or pre-1941 structure consisting of any construction, addition, demolition, restoration or rehabilitation. Interior alterations that would affect the exterior of a designated landmark, a structure in an historic district or a pre-1941 structure. Construction of any type on a landmark site or within a historic district unless excepted by the designating ordinance, or of a type which does not affect the exterior appearance of the site, district or any structure on the site or in the district. (Ord. No. 1316, § 4.86.120, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.265. - Application for permit. Prior to issuance of a building permit, a Notice to Contractor form must be signed by the contractor and posted at the job site stating that the property is on the Historic Resources Inventory and no deviations from the approved plans are allowed without prior review and approval. This information shall be affixed on the approved building plans. (Ord. No. 1316, § 4.86.130, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2- 98; Ord. No. 2083, § I, 5-7-01) Sec. 29.80.270. - Reserved. Editor's note— Ord. No. 1914, § I, adopted Oct. 19, 1992, deleted former § 29.80.270, relative to the procedure for architecture and site approval, which derived from Ord. No. 1316, § 4.86.140, adopted June 7, 1976 and Ord. No. 1375, adopted Nov. 21, 1977. Sec. 29.80.275. - Reserved. Editor's note— Ord. No. 2083, § II, adopted May 7, 2001, repealed former § 29.80.275 of the Code entitled Notice which derived from Ord. No. 2041, § IV, adopted Feb. 2, 1998. Sec. 29.80.280. - Decision. The Planning Commission shall consider any report from the Historic Preservation Committee and shall ascertain whether the proposed work conforms to this chapter and to the provisions of the designating ordinance. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 6/9 Page 219 (1) (2) (3) (Ord. No. 1316, § 4.86.160, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.285. - Suspended action. To obtain sufficient time for steps necessary to preserve the structure concerned, the Planning Commission may suspend action on an architecture and site approval application to permit construction, alteration, demolition or removal for a period not to exceed one hundred eighty (180) days. The Council may, by resolution, extend the suspension for an additional period not to exceed one hundred eighty (180) days, if the resolution is adopted not more than ninety (90) days and not less than thirty (30) days prior to the expiration of the original one-hundred eighty-day period. During the suspension period, the Planning Commission may consult with the Historic Preservation Committee, the Los Gatos Heritage Preservation Society and other civic groups, public agencies and interested citizens, make recommendations for acquisition of property by public or private bodies or agencies, explore the possibility of moving one (1) or more structures or other features, and take any other reasonable measures. (Ord. No. 1316, § 4.86.170, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 1626, 8-6-84) 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: On landmark sites, the proposed work will neither adversely affect the exterior architectural characteristics or other features of the landmark (and, where specified in the designating ordinance for a publicly owned landmark, its major interior architectural features) nor adversely affect the character of historical, architectural or aesthetic interest or value of the landmark and its site. 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. 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. In any event applications shall not be granted for work which violates standards included in the designating ordinance or pre-1941 design guidelines. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 7/9 Page 220 (a) (b) (Ord. No. 1316, § 4.86.180, 6-7-76; Ord. No. 1375, 11-21-77; Ord. No. 1914, § II, 10-19-92; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.295. - Exemptions for reconstruction. Reconstruction of a designated structure shall be exempt from setback and height requirements if it is rebuilt as originally constructed, except for modifications approved in the permit. (Ord. No. 1316, § 4.86.185, 6-7-76; Ord. No. 1546, 8-16-82; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.297. - State Historical Building Code. The California State Historical Building Code (SHBC) provides alternative building regulations for the rehabilitation, preservation, restoration or relocation of structures designated as cultural resources. As required by state law, the SHBC shall be used if the property owner requests its use for historic buildings in the Town's building permit procedure. (Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.300. - Showing of hardship in cases of proposed alterations, demolitions or construction. If the applicant presents facts clearly demonstrating to the satisfaction of the Planning Commission that failure to approve the application will work immediate and substantial hardship because of conditions peculiar to the particular structure or other feature involved, the Planning Commission may approve the application even though it does not meet the standards set forth in either the enabling or designating ordinance. (Ord. No. 1316, § 4.86.190, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 1375, 11-21-77; Ord. No. 2041, § IV, 2-2- 98) Sec. 29.80.305. - Applicability for proposed historic designation. No application for a permit to construct, alter, demolish or remove any structure or other feature on a proposed landmark site or in a proposed historic district, filed subsequent to the date of initiation of proceedings to designate the landmark site or historic district, shall be approved while the proceedings are pending; provided, however, that if final action on the designation has not been completed one hundred eighty (180) days after initiation of designation proceedings, the permit application may be approved. The regulations of this division do not apply to the construction, alteration, demolition or removal of any structure or other feature on a landmark site or in a historic district, where a permit for the performance of such work was validly issued and used before initiation of proceedings for designation of the landmark site or historic district. For the purpose of this subsection, a permit is 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 8/9 Page 221 used if substantial construction work specifically for the purpose for which the permit is issued is lawfully performed after the permit is issued, and in reliance on the permit. (The term "construction" includes grading.) (Ord. No. 1316, § 4.86.200, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.310. - Unsafe or dangerous conditions. None of the provisions of this division shall prevent any measures of construction, alteration, or demolition necessary to correct the unsafe or dangerous condition of any structure, other feature, or part thereof, where such condition has been declared unsafe or dangerous by the Building Official or the Fire Marshal, and where the proposed measures have been declared necessary, by such official to correct the condition; provided, however, that only such work as is absolutely necessary to correct the unsafe or dangerous condition and as is done with due regard for preservation of the appearance of the structure involved may be performed pursuant to this section. If any structure or other feature is damaged by fire, or other calamity, or by act of God, to such an extent that in the opinion of the aforesaid officials it cannot be reasonably repaired and restored, it may be removed in conformity with normal permit procedures and applicable laws. (Ord. No. 1316, § 4.86.210, 6-7-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.315. - Duty to keep in good repair. The owner, lessee, and any other person in actual charge or possession of a pre-1941 structure, designated landmark or structure in the LHP or landmark and historic preservation overlay zone shall keep all of the exterior portions in good repair as well as all of the interior portions which are subject to control by the terms of the designating ordinance, and all portions whose maintenance is necessary to prevent deterioration or decay of any exterior portion. (Ord. No. 1316, § 4.86.220, 6-7-76; Ord. No. 1328, 8-2-76; Ord. No. 2041, § IV, 2-2-98) Sec. 29.80.320. - Reserved. Editor's note— Ord. No. 1981, § I, adopted July 5, 1994, repealed former § 29.80.320, relative to filing fees, which derived from Ord. No. 1610, § I(4.86.230), adopted March 5, 1984 and Ord. No. 1952, § IV, adopted Aug. 2, 1993. Secs. 29.80.330—29.80.400. - Reserved. 12/11/25, 11:43 AM Los Gatos, CA Code of Ordinances about:blank 9/9 Page 222 313 University Ave. Los Gatos, CAATTACHMENT 12Page 223 Page 224 Page 225 Page 226 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: 12/17/2025 ITEM NO: 5 DATE: December 12, 2025 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Preliminary Review to Construct Additions and Exterior Alterations to an Existing Pre-1941 Single-Family Residence on Property Zoned R-1D. Located at 318 Los Gatos Boulevard. APN 532-36-032. Request for Review Application PHST-25-028. Exempt Pursuant to CEQA Guidelines, Section 15301: Existing Facilities. Property Owner: Robert Sohigian. Applicant: Tom Krulevitch, Krulevitch Architecture, P.C. Project Planner: Sean Mullin. RECOMMENDATION: Consider a request for approval to construct an addition and exterior alterations to an existing pre-1941 single-family residence on property zoned R-1D, located at 318 Los Gatos Boulevard. PROPERTY DETAILS: 1. Date primary structure was built: 1931 per County Assessor’s Database 2. Bloomfield Preliminary Rating: “N” New (probably built since 1950) 3. Does the property have an LHP Overlay? No 4. Is the 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 subject property is located on the east side of Los Gatos Boulevard, two properties south of the intersection at Harding Ave. The County Assessor reports that the residence was constructed in 1931. The Anne Bloomfield Survey rates the residence as ‘New’ probably built since 1950 (Attachment 1). The Sanborn Fire Insurance Maps do not provide coverage for the property until 1928. The footprint of the residence remains consistent between the 1928 and the 1956 maps Page 227 PAGE 2 OF 3 SUBJECT: 318 Los Gatos Boulevard/ PHST-25-028 DATE: December 12, 2025 (Attachment 2). The applicant submitted documents based on their findings from the research worksheet, which are included in Attachments 4. The following is a summary of the Town Records in Attachment 6:  1991: 294-square-foot second-story additions to the existing two-story residence; and  2007: Enclosure of the existing first-floor covered deck to living area and new trellis. DISCUSSION: The applicant provided a Letter of Justification and project plans, including photos of the existing residence (Attachments 3 and 8). A neighborhood outreach letter was also submitted with signatures garnered from two adjacent neighbors. Also, the applicant indicated an intent to gather additional signatures from the remaining immediate neighbors (Attachments 3 and 5). The applicant is requesting a preliminary review by the Committee to provide feedback on the proposed basement expansion, front porch additions, and new second-story rear balcony (Attachment 8). The project includes expansion of the existing 436-square-foot partial basement to a 796- square-foot full basement with an increased ceiling height of eight feet. The basement is not visible from the street, and the proposed expansion would maintain new walls at less than four feet above grade. Other exterior improvements include extensions to the existing front porch. The current porch is five feet, six inches deep by eight feet wide, and the project proposes two new porch wings, each approximately 11 feet, four inches wide. New corner columns would match the existing materials and detailing of the existing columns, and ceramic tiles matching the existing diamond pattern with brick edging would be applied. The expanded porch is intended to integrate with the home’s facade and overall architectural character. At the rear of the residence, the applicant proposes a second-story balcony off the primary bedroom. While the property includes other second-story railings with cross balusters, the applicant indicates that the proposed balcony would incorporate traditional vertical balusters to meet current code requirements and maintain consistency with the architectural style. The balcony would be located nine feet, three inches from the adjacent side property line. The Residential Design Guidelines 3.11.2 recommends a minimum setback of 10 feet for balconies and decks more than two feet above grade; however, the balcony edge aligns with the existing pergola beam, and the applicant is requesting consideration for the nine-inch encroachment. The existing residence features wood columns, pergola elements, and exterior materials consistent with its architectural character. The proposed additions would match these materials and detailing. Page 228 PAGE 3 OF 3 SUBJECT: 318 Los Gatos Boulevard/ PHST-25-028 DATE: December 12, 2025 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__ 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 Sections 3.9, 3.10, 3.11, and 4.8.7 of the Town’s Residential Design Guidelines provide recommendations for additions to existing residences, architectural detailing and minimizing privacy impacts on neighboring residences located in Historic Districts and/or on historic properties (Attachment 7). CONCLUSION: The applicant is requesting preliminary feedback from the Committee on a proposal to construct an addition and exterior alterations to an existing pre-1941 single-family residence on property zoned R-1D, located at 318 Los Gatos Boulevard. Additions to an existing second-story, if not triggering a technical demolition, is processed under a Minor Residential Development application. This application would return to the Committee for a formal recommendation to be forwarded to the Community Development Director. ATTACHMENTS: 1. Anne Bloomfield Survey 2. Sanborn Fire Maps 3. Letter of Justification 4. Applicant’s Research 5. Neighborhood Outreach Summary 6. Town Planning & Building Records 7. Section 3.9, 3.10, 3.11, and 4.8.7 Residential Design Guidelines 8. Development Plans Page 229 This Page Intentionally Left Blank Page 230 d/nne !B[oom{iL£d ARCHITECTURAL/CULTURAL SU RVEY LOS GATOS RESEARCH File address .3 /"6 L"6~ -hs '"75' 11/d> PARCEL MAP INFORMATION ARCHITECTURAL HISTORY 141 5) 922·1 063 2229 WEBSTER STREET SAN FRANCISCO. CA 941 1 5 Parcel # !JF3 ;;t -:-4 -0 3 .::2-Lot size: ___ front ft. x ___ ft. deep Lot shape: Rectangle__ L__ Rectangle with small rear jog___ Other ____________ _ Location: N s E w side of St Ave Other ------------------- distance to cross st: _____ ft. N_ s_ E_ w_ from ~------------- at NE NW SE SW corner of ____________ __ HISTORIC INFORMATION ON P~RCEL MAP Old tract or subdivision name Old Block # Old lot # --------------------------- FIELD SURVEY INFORMATI?~ (handwritten in red) Preliminary rating 11/ Estimated age __ ~-----Style _______________________ # stories__ Alterations ·------------------------------------------------------------------ Other ------------------------------------------------------------ COUNTY ASSESSOR--PROPERTY CHARACTERISTICS (paste on copy) Page~FFective date J:;J. -8-, OWNERSHIP SHOWN ON MAPS Source Name -------- Source Date : 1891 Blk Book '1908 Survey i 1941 Source Page Location of property, or Lot ) FAIIIll '·{) UllLln Old ·tract/block/lot Size Owner Name MISCELLANEOUS PHOTOS : Roll/frame # --------National Register listed date ____________ _ County Inventory 1979 __________ ~~------------ Town of Los Gatos: Designation ___ Recognition __ District Name ·----r~~~---------------- Previous Survey , ~ ------------------------Gebhard: page # illustration page # Butler/Junior League ------ Date ----- ATTACHMENT 1 Page 231 This Page Intentionally Left Blank Page 232 1928ATTACHMENT 2 Page 233 1944 Page 234 1956 Page 235 This Page Intentionally Left Blank Page 236 December 17th, 2025 Meeting 1 Los Gatos Planning and Historic Preservation Committee, This letter is intended to explain the proposed changes at 318 Los Gatos Blvd. The existing home was built in 1931 in the Dutch Colonial Revival Style. We are proposing modification to the basement, front porch and rear balcony, all of which will seamlessly blend into this beautiful historic home. The Sohigian family are the current owners and would like to add more space for their multigenerational family… a full basement for working at home and to provide more room for two growing children, a front porch for their parents to take in the lively scene on Los Gatos Boulevard and a rear balcony off the primary bedroom to provide a retreat for themselves. Basement There is currently a 436 SF partial basement with 6’-3” head height. The proposal is to expand the basement to 796 SF and 8’-0” head height. The basement is not visible from the street as all but 5” is below grade. Front Porch There is currently a 5’- 6” deep by 8’-0” wide front entry porch. The proposal is to add a 11’- 4” +/- porch “wing” to each side with a corner column to match the existing wood column (material and capital / base detailing). This porch extension integrates nicely with the front of the home and will look like it has always been there. The wider porch with additional columns is consistent with Dutch Colonial architecture as shown in Figure 1 below. Ceramic tile will be applied to the porch addition to match the existing diamond with brick edge pattern. Rear Balcony There is currently a robust pergola on the rear of the home. The proposal is to build a second story balcony off the primary bedroom which is framed by and will blend into the current pergola beams. There are two other second story railings on the property with diagonal cross balusters (one over the breakfast nook and one on the cottage rear deck, A- 7 rear / driveway side image). We are proposing traditional vertical balusters, also consistent with Dutch Colonial architecture because the cross balusters do not meet current code (e.g. 4” sphere cannot pass). See Figure 2 below ATTACHMENT 3Page 237 December 17th, 2025 Meeting 2 Fig 1a Fig 2b Additional information on nonconformities, neighbor outreach and historic research is captured below. Our goal is to propose modifications which are consistent with the historic character of this Dutch Colonial home. We hope the committee agrees and will support our proposal. Thank you and Best, Thomas Krulevitch Thomas Krulevitch Krulevitch Architecture, P.C. krulevitch@verizon.net 408.806.8850 Page 238 December 17th, 2025 Meeting 3 Nonconformities The proposed balcony is 9’-3” from the adjacent property line (The Residential Design Guidelines state As a general rule, balconies and decks more than two feet above grade should maintain a distance of ten feet from side property lines). The balcony edge is aligned with the existing pergola beam and we are hoping this 9” overage will be acceptable Neighbor Outreach The owners are planning to conduct neighborhood outreach with each of their adjacent neighbors. We hope to have these conversations completed prior to the December 17th HPC meeting Historic Research 1928 Sanborn Maps. Property shows up on 1928 and 1944 Sanborn maps. There are 2 buildings on the property – a dwelling towards the front of the lot and an accessory building towards the rear of the lot. Same as today. Property appears to be represented identically in both maps. 1941 Tax Assessment Survey: Property is found in this survey. Information appears consistent with Sanborn Maps. Anne Bloomfield Historic Resources Survey: Property is found in this survey. A notation is made that the house was a “new building or total remodel by 1990” Polk’s Directories: Owners researched and no owner of historical significance was found Building History 1931 Built. 7 rooms. 1990. Master bedroom added first, with rear porch below... likely in 1990 as noted by Anne Bloomfield 2007 Major Remodel/Addition, for which we have drawings. Created new family room in rear of home, under primary bedroom, added large trellis to cover rear ‘deck’ / porch Image References (a) Durie House. A Field Guide to American Houses by Virginia & Lee McAlester, Knopt Inc, 1984, p119 #5 (b) Yates House. A Field Guide to American Houses by Virginia & Lee McAlester, Knopt Inc, 1984, p117 #1 Page 239 This Page Intentionally Left Blank Page 240 History of 318 Los Gatos Blvd Findings The property known today as 318 Los Gatos Blvd, was originally known as 318 San Jose Road in Los Gatos. The original house appears to have been built in 1931- although the property appears on the 1928 Sanborn maps. The following was found during research of property: Sanborn Maps: Property shows up on 1928 and 1944 maps (attached). Property has 2 buildings on the property – a dwelling towards the front of the lot and an accessory building towards the rear of the lot. Property appears to be represented identically in both maps. 1941 Tax Assessment Survey: Property is found in this survey. Information appears consistent with Sanborn Maps. See attached information. Anne Bloomfield Historic Resources Survey: Property is found in this survey. A notation is made that house is “new building or total remodel by 1990”. See attached information. Polk’s Directories: Property first found in 1930 – ownership A Warren West. They held ownership until around 1934/35. Property ownership in 1936 – P.L. Burnette and Florence C. They held ownership until around 1945/46. Property ownership in 1947 – JJ McSwiggins and Alice. They held ownership until around 1962. Property ownership in 1963 – Douglas Bailey. He held ownership until around 1968. Property ownership in 1971 – Donald Edson. ATTACHMENT 4 Page 241 Page 242 Page 243 Page 244 Page 245 Page 246 Page 247 Page 248 Page 249 Page 250 Page 251 This Page Intentionally Left Blank Page 252 Page 253 Page 254 Page 255 Page 256 Page 257 Page 258 Page 259 Page 260 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 Page 261 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 Page 262 Residential Design Guidelines 35 Town of Los Gatos BUILDING DESIGN3 3.10 ARCHITECTURAL DETAIL 3.10.1 Porches and Entries • Select columns that are traditional to the architectural style of the house. Take care in selecting columns with an ap- propriate width to height ratio for the style. Except for a very few styles, the columns should have appropriate caps and bases with proportions typical of the style. • Provide a well proportioned beam between the column caps and the roof. Size and detail the beam so that it looks like a convincing structural member. It should be visible both from inside and outside of the porch. A common problem is to make this element of the porch too small or to face it with a material (e.g., siding) that would not carry the weight above if it were structural. For most architectural styles, molding and trim will divide the beam vertically into three major elements of varying height. • Railings should generally be constructed of wood unless the specific architectural style allows for metal or stone. Provide both top and bottom rails with the bottom rail raised above the porch floor level. • Vertical balusters should be appropriate to the architectural style. Some are quite simple while others may have special shapes. • Take care in designing porch stairs. They generally should match the porch floor (e.g., wood) or the sidewalk material if other than concrete (e.g., brick). Note: All porches are expected to be usable and have a minimum depth of 6 feet or preferably more. 3.10.2 Balconies• Avoid balconies that project more than 3 feet from the face of the building unless they are typical of the architectural style. • Provide supporting brackets or beams that are large enough to clearly appear to provide structural support for the bal- cony. • Railings should be designed as discussed above for porch railings. For longer railings, intermediate posts with caps and bases should be used to break the railing into smaller increments. 3.10.3 Brackets • Brackets at roof overhangs, balconies and bay windows should be designed to extend to fascia/balcony edge/pro- jecting bay front or slightly beyond. Avoid stub brackets that do not appear substantial enough to support the element above. Porch beam example with good depth and details Some architectural styles suggest simple columns and railings While others require much more refined details Page 263 Residential Design Guidelines36 Town of Los Gatos BUILDING DESIGN3 3.10.4 Chimneys • Chimneys should extend to ground level. Avoid cantilevers above the ground. • Chimney materials, size, shape and height should be ap- propriate to the architectural style and to the scale of the house. Avoid undersized chimneys that are too narrow and too low. Add chimneys for gas fireplaces when the archi- tectural style would normally feature chimneys. • Provide chimney caps that are interesting and appropriate to the architectural style. 3.10.5 Roof flashing and vents • Paint flashing and vents to match the color of the roof. 3.10.6 Skylights • First, consider the use of roof dormers or clerestories instead of skylights. • Use flat profile skylights rather than domed models. • Select glazing to avoid the feeling of roof beacons or lan- terns that are highly visible from the street or neighboring properties. 3.11 PRIVACY AND SOLAR ACCESS 3.11.1 Minimize shadow impacts on adjacent properties • Locate structures to minimize blocking sun access to liv- ing spaces and actively used outdoor areas on adjacent homes. 3.11.2 Minimize privacy intrusions on adjacent residences • Windows should be placed to minimize views into the living spaces and yard spaces near neighboring homes. • When windows are needed and desired in side building walls, they should be modest in size and not directly opposite windows on adjacent homes. • Where possible, second floor windows that might intrude on adjacent property privacy should have sill heights above eye level or have frosted or textured glass to reduce visual exposure. • Bay windows should be avoided on side walls where they would intrude on adjacent residents’ privacy. • Second floor balconies and decks should be used only when they do not intrude on the privacy of adjacent neighbors. Page 264 Residential Design Guidelines 37 Town of Los Gatos BUILDING DESIGN3 Place landscaping in the shaded areas shown on the diagram above to mitigate privacy intrusions on adjacent homes Use landscaping to minimize energy usage •As a general rule, balconies and decks that are more than two feet above grade should try to maintain a distance of ten feet from side property lines and twenty feet from rear property lines when the adjacent use is single family resi- dential. •When allowed, the design of railings should be tailored to the privacy concerns of neighbors (e.g., balcony or deck sides overlooking adjacent windows or actively used yard space should be solid in form). Open railings should only be used where privacy concerns are minimal. •Landscaping may be used to mitigate privacy concerns so long as the landscaping does not deny solar access to living spaces and actively used yard areas of neighboring homes. •Landscaping used for privacy screening purposes, should be of sufficient size and of an appropriate species to provide such privacy within a two year time frame. •Trees should be twenty-four inch box size. •Shrubs used to promote privacy should be fifteen gallon in size and six feet minimum height at planting. •As a general rule, privacy landscaping should be placed with a cone-of-vision defined by a thirty degree angle from the side window jambs of second story windows. 3.11.3 Design and plan for energy efficiency •Design to minimize energy costs by selecting and locating landscaping and windows to block hot summer sun exposure and allow winter sun exposure. 3.11.4 Solar Panels The Town supports the use of alternative energy sources and pro- vides the following advisory guidelines to reduce potential negative visual impacts of solar energy systems. •Design solar panels and any piping to be an integral part of the architecture. •Align solar panel faces with that of the underlying roof slope. Avoid panels with slopes that are different than that of the roof. •Integrate the design of panels into the design of the roof. Avoid a tacked-on appearance. 3.11.5 Minimize exterior lighting impacts on neighbors • All permanent exterior light fixtures should utilize shields so that no bulb is visible and to ensure that light is directed to the ground surface and does not spill light onto neighboring parcels or produce glare when seen from nearby homes. • Decorative residential light fixtures are preferred rather than strictly utilitarian security lighting fixtures. Avoid placing windows in locations that would look into adjacent neighbors’ windows or active private yard spaces Avoid second floor masses in locations that would block sun access to adjacent homes Page 265 Residential Design Guidelines50 Town of Los Gatos HISTORIC RESOURCES4 • Painted metal stove pipe projections of less than four feet are permitted in less visible locations of the structure. • The size, shape, dimensions, design and patterns of new and reconstructed chimneys should match those features of the existing structure. • Chimneys should not be cantilevered and stone or stucco chimneys should be narrower at the top than at the base. • Chimneys should have clay, slate or stone caps. Metal caps may be acceptable if they are not readily visible. • Chimneys appropriate to the structure and architectural style, as described above, should be provided at new gas fireplaces even when a full height chimney is not required for the functioning of the fireplace. 4.8.7 Porches • Existing front porches, railings, posts, corbels, roof cover- ings, ceilings, floors, steps, mouldings, trim, gingerbread, and other decorative features should be retained and restored using original materials, or identical material of same size, shape, proportion, pattern and in the same locations. • Removal or enclosure of porches is inappropriate. • Construction of new porches should consist of materials of the same size, shape, dimension and pattern as contrib- uting structures of similar style and design in the district or neighborhood. New porches should be in appropriate locations on the structure. • Additional porch or decorative elements (e.g., gingerbread brackets) should not be added if they did not exist histori- cally. • Painted wooden steps and flooring should usually be used on a wooden porch. Brick or poured concrete steps and floor surface should be used on a brick or stucco porch. New concrete or masonry porch floors are prohibited on Victorians or Craftsman/Bungalow style houses. • The design and materials for porch skirts (the vertical face between the porch floor and grade) should be consistent with the main structure and the architectural style. • Minor alternations of existing porches are permitted on contributing structures only when the applicant proves to the Deciding Body that the alteration is consistent with the existing style, design and character of the structure. Restore porches to their original form and detail whether simple, as above, or decorative as below. 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