Item 5 - Staff Report and Attachments 1 to 8. 318 Los Gatos Blvd
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 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 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
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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
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1928ATTACHMENT 2
1944
1956
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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 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
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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
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Residential Design Guidelines 33
Town of Los Gatos BUILDING DESIGN3
3.8.3 Use traditional detailing
•Treat openings in walls as though they were constructed of
the traditional material for the style. For example, be sure to
provide substantial wall space above arches in stucco and
stone walls. Traditionally, wall space above the arch would
have been necessary to structurally span the opening, and
to make the space too small is inconsistent with the archi-
tectural style.
•Openings in walls faced with stone, real or synthetic, should
have defined lintels above the opening except in Mission or
Spanish Eclectic styles. Lintels may be stone, brick or wood
as suits the style of the house.
•Treat synthetic materials as though they were authentic.
For example, select synthetic stone patterns that place the
individual stones in a horizontal plane as they would have
been in a load bearing masonry wall.
•Select roof materials that are consistent with the traditional
architectural style (e.g., avoid concrete roof tiles on a Crafts-
man Style house.)
3.8.4 Materials changes
•Make materials and color changes at inside corners rather
than outside corners to avoid a pasted on look.
3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY
UNITS
•Site additions in the least conspicuous place. In many cases
this is a rear or side elevation - only rarely is it a rooftop.
•The existing built forms, components and materials should
be reinforced. Heights and proportions of additions and
alterations should be consistent with and continue the
original architectural style and design.
•Additions should be subordinate, and compatible in scale
and proportion to the historically significant portions of
the existing structure.
•When an addition or remodel requires the use of newly
constructed exterior elements, they should be identical in
size, dimension, shape and location as the original, and
Use stone or wood lintels over
openings in stone walls
Additions, accessory buildings and secondary
units should match the form, architectural
style, and details of the original house
ATTACHMENT 7
Residential Design Guidelines34
Town of Los Gatos
BUILDING DESIGN3
should utilize the same materials as the existing protected
exterior elements.
• When an addition necessitates the removal of architectural
materials, such as siding, windows, doors, and decorative
elements, they should be carefully removed and reused in
the addition where possible.
• The introduction of window and door openings not char-
acteristic in proportion, scale, or style with the original
architecture is strongly discouraged (e.g., sliding windows or
doors in a structure characterized by double hung windows
and swinging doors).
• The character of any addition or alteration should be in
keeping with and subordinate to the integrity of the original
structure.
• The amount of foundation exposed on the addition should
match that of the original building.
• Do not add roof top additions where the roof is of historic
significance.
• Second floor additions are discouraged in neighborhoods
with largely one story homes. If horizontal expansion of
the house is not possible, consider incorporating a second
floor addition within the roof form as shown in the example
to the left.
• Second floor additions which are not embedded within the
roof form should be located to the rear of the structure.
• The height and proportion of an addition or a second story
should not dominate the original structure.
• Deck additions should be placed to the rear of the struc-
ture only, and should be subordinate in terms of scale and
detailing.
• New outbuildings, such as garages, should be clearly subor-
dinate to the main structure in massing, and should utilize
forms, materials and details which are similar to the main
structure.
• Garages should generally be located to the rear of the lot
behind the rear wall of the residence. One car wide access
driveways should be utilized.
Original structure
Addition incorporated into the roof
successfully adds space while respecting the
integrity of the existing house and the scale of
the neighborhood
Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood
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
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.
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
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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