Staff Report. 318 Los Gatos Blvd
PREPARED BY: Sean Mullin, AICP
Planning Manager
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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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