Attachment 3 - Letter of JustificationDecember 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 3
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
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
This Page
Intentionally
Left Blank