Staff Report with Exhibits 1-8.198 Broadway
PREPARED BY: SEAN MULLIN, AICP
Senior Planner
Reviewed by: Planning Manager and Community Development Director
110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872
www.losgatosca.gov
TOWN OF LOS GATOS
PLANNING COMMISSION
REPORT
MEETING DATE: 08/10/2022
ITEM NO: 2
DATE: August 5, 2022
TO: Planning Commission
FROM: Joel Paulson, Community Development Director
SUBJECT: Consider an Appeal of the Historic Preservation Committee Decision to
Approve a Request for Modification of a Previously Approved Project on an
Existing Non-Contributing Single-Family Residence in the Broadway Historic
District on Property Zoned HR-5:LHP. Located at 198 Broadway.
APN 510-43-001. Minor Development in a Historic District Application
HS-22-028. PROPERTY OWNER/APPELLANT: Heidi Bigge. PROJECT PLANNER:
Sean Mullin.
RECOMMENDATION:
Deny the appeal of the Historic Preservation Committee (Committee) decision to approve the
modification of a previously approved project on an existing non-contributing single-family
residence in the Broadway Historic District on property zoned HR-5:LHP.
PROJECT DATA:
General Plan Designation: Hillside Residential
Zoning Designation: HR-5:LHP
Applicable Plans & Standards: General Plan; Residential Design Guidelines;
Hillside Development Standards and Guidelines
Parcel Size: 303,900 square feet (6.98 acres)
Surrounding Area:
Existing Land Use General Plan Zoning
North Single-Family Residential Low Density Residential R-1:8:LHP
South Single-Family Residential Hillside Residential HR-5
East Single-Family Residential Hillside Residential and
Medium Density Residential
HR-5 and
R-1D:LHP
West Open Space/Recreation Hillside Residential HR-5
PAGE 2 OF 8
SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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CEQA:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities.
CONSIDERATIONS:
As required by Section 29.80.290 of the Town Code, with regards to the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors, the
proposed work in a Historic District 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 ap propriateness, with its
surroundings, including neighboring structures, nor adversely affect the character, or the
historical, architectural or aesthetic interest or value of the district.
ACTION:
The decision of the Planning Commission is final unless appealed within ten days.
BACKGROUND:
The subject property is located 460 feet from the intersection of Broadway and W. Main Street,
taking access via an uphill driveway serving the residence (Exhibit 1). Prior to the construction
described below, the property was developed with a two-story residence and a detached
garage dating back to 1890 - 1900.
On January 26, 2011, the Committee reviewed a request from a previous property owner for a
determination of significance. At this meeting, the Committee made no determination and
requested additional information from the applicant (Exhibit 4, Attachment 1). On September
26, 2012, following the sale of the property to the current owner, the Committee reviewed a
request to construct one- and two-story additions to the residence. At this meeting, the
Committee recommended that the plans be approved (Exhibit 4, Attachment 2). A subsequent
Architecture and Site application (S-12-097) for the project was approved by the Development
Review Committee on July 29, 2014; and Building permits were approved and issued on March
16, 2016.
On June 28, 2017, the Committee reviewed a request for project modifications including
construction of a second-story addition above the previously approved garage, connecting to
the existing second story of the residence, then under construction through a Minor Residential
Development application (MR-17-006). Other project modifications included a request to
remove and replace in-kind the shingle siding on the existing portion of the residence due to
rot/termite damage, insufficient sheathing, and concerns related to waterproofing. The
Committee recommended approval of the project revisions (Exhibit 4, Attachment 4) and
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SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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BACKGROUND (continued):
MR-17-006 was approved by the Town on August 21, 2017. The project revisions were
incorporated into the active Building Permit issued for the project.
On January 4, 2021, the property owner contacted staff to schedule a final inspection from
Planning. Upon inspection, staff noted several deviations from the approved plans, including:
1. The deck and front porch column details do not match the approved plans;
2. The windows on the approved plans show divided light details which are not reflected in the
windows that were installed;
3. Windows on the front, right, and left elevations have been moved/reconfigured ;
4. The beam and eave/facia detail modifications on the front porch and gables do not match
the approved plans; and
5. The garage doors do not match the approved plans.
On June 22, 2022, the Committee reviewed a request for modification of the previously
approved project, seeking approval of the deviations described above. At this meeting, the
Committee approved the request with the conditions that the windows be revised to match the
divided light windows included in the approved plans and that the garage doors be revised to
match the carriage style doors included on the approved plans (Exhibits 4, 5, and 6).
On July 1, 2022, the property owner appealed the decision of the Committee (Exhibit 7).
PROJECT DESCRIPTION:
A. Location and Surrounding Neighborhood
The subject property is located 460 feet from the intersection of Broadway and W. Main
Street in the Broadway Historic District (Exhibit 1). The surrounding properties are single-
family residential and open space/recreation uses.
B. Project Summary
The property owner is appealing the Conditions of Approval included in the Historic
Preservation Committee’s decision to approve the request for modifications of the
previously approved project (Exhibit 7).
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SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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DISCUSSION:
A. Appeal to Planning Commission
The decision of the Committee was appealed by the property owner, Heidi Bigge, on July 1,
2022 (Exhibit 7).
Pursuant to Section 29.20.258 of the Town Code, the decision of the Historic Preservation
Committee may be appealed to the Planning Commission by any interested party as defined
by Section 29.10.020 within 10 days of the decision. For residential projects an interested
person is defined as, “a person or entity who owns property or resides within 1,000 feet of a
property for which a decision has been rendered and can demonstrate that their property
will be injured by the decision.” The property owner/appellant meets the requirements.
Pursuant to Town Code Section 29.20.265, the appeal shall be set for the first regular
meeting of the Planning Commission in which the business of Planning Commission will
permit, more than five (5) days after the date of filing the appeal. The Planning Commission
may hear the matter anew and render a new decision in the matter.
The appellant states that the appeal should be granted on the basis that the newly
remodeled residence, including the modifications to the approved windows and garage
doors, is consistent with the residences in the Broadway Historic District, the upgraded
residence should increase the value of the surrounding residences, and the residence is not
visible from any public location (Exhibit 1). The nine points made in support of their appeal
are listed below followed by staff’s analysis in italic font.
1. Appellant: While 198 Broadway is in an historic district of Los Gatos, the house itself has
never been considered a house of any historic value.
The Residential Design Guidelines states that the Town recognizes a historic resource as
any structure/site located within a historic district, recognizing that all structures within
a historic district support the scale and character of the district regardless of their
contributing status. While the property is not identified as a Contributor to the
Broadway Historic District in Appendix B of the Residential Design Guidelines, the
residence was included in the Project Bellringer list (Exhibit 4, Attachment 3).
On January 26, 2011, the Committee reviewed a request from a previous property owner
for a determination of significance. At this meeting, the Committee made no
determination and requested additional information from the applicant (Exhibit 4,
Attachment 1). The requested information was never provided to the Committee and
the request for a determination of significance was not pursued further. The property
was later sold to the current owner.
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SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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DISCUSSION (continued):
Appellant: The windows are consistent with over 60% of the homes located on
Broadway. Specifically, of the 33 homes (not including ours) on Broadway, 20 have no
divided-lights, the majority of which are double-hung, and nearly identical to the
windows used in our remodel. Only 15% of the homes have divided -light windows. The
remaining 24% of homes have a combination of window types. Changing the windows
is financially prohibitive and would make the property less consistent with the balance
of the homes in the neighborhood.
The Historic Preservation Committee did not find this was a compelling argument to
support deviation from the approved plans, see additional response under item 4 below.
2. Appellant: The garage face is constructed from re-claimed wood from the floors of the
carriage house (which had to be demolished in order to bring the driveway up to code).
The use of reclaimed wood maintains the historic character of the property better than
the artist sketch from 2015. Reverting to one artist’s sketch from 2015 would be cost
prohibitive and the home’s appearance would be less consistent with the balance o f the
homes in the neighborhood.
The Historic Preservation Committee did not find this was a compelling argument to
support deviation from the approved plans, see additional response under item 4 below.
3. Appellant: At significant cost, we remodeled the original house and maintained the
original character of the property by integrating reclaimed materials, using the same
footprint, and keeping most of the architectural details (such as the front 2nd porch
dormers, shingles, and double-hung windows). It would have been much lower cost to
tear down the old property and build a more modern design. We chose to remodel the
home based on our desire to build a home which builds on the historic nature of Los
Gatos in general and Broadway specifically.
The Committee approved the project with divided-light windows and carriage style
garage doors on September 26, 2012, and June 28, 2017. The approved divided-light
windows are consistent with the majority of the windows present on the original
residence as shown in the pictures included as Exhibit 4, Attachment 3. Additionally,
both the approved Architecture and Site application (S-12-097) and the subsequent
Minor Residential Development application (MR-17-006) included the following
Condition of Approval:
APPROVAL: This application shall be completed in accordance with all of the
conditions of approval and in substantial compliance with the approved plans.
Any changes or modifications to the approved plans and/or business operation
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SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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DISCUSSION (continued):
shall be approved by the Community Development Director, DRC, or the Planning
Commission depending on the scope of the changes.
The Conditions of Approval were included as the first page of the plans issued for the
Building Permit. The plans also included the divided-light window details and the
carriage style garage doors. On June 22, 2022, the Committee did not approve the
change to the windows and garage doors as reflected in their conditions included with
the approval (Exhibit 5). The Planning Commission may hear the matter anew and
render a new decision if merit is found in the appeal.
4. Appellant: It is not possible to view the home, to include the windows and garage,
unless someone enters the property (see attached ‘Street View of Homes’ pdf). It is not
possible to see the house from the street. It is also not possible to see other homes
from our home. As a result, the home has no aesthetic impact on the neighborhood.
The residence is not visible from the end of Broadway. The isolated nature of the
property and the existing trees likely screen views of the residence from neighboring
properties. The property is located in the Broadway Historic District. As discussed
above, all properties, regardless of their contributing status, support the Broadway
Historic District.
5. Appellant: All inspections by the building department have passed – the technical
requirements and standards are all up to code.
To date, all required inspections by the Building Division have been completed. The final
inspection by the Building Division and issuance of a Certificate of Occupancy remain
outstanding and may be requested upon approval of a final Planning inspection.
6. Appellant: The historic committee seemed to approve of some of the changes we made
as they were not even brought up in the meeting of 6/22/22. The beam and eave/facia
detail on the front porch and gables were not even a topic of discussion, so one must
assume they had no problem with that change. We added more sawtooth detail, and a
bit more architectural interest in those areas, again, consistent with homes on
Broadway (and in the Almond Grove district).
The minutes of the June 22, 2022, Historic Preservation Committee meeting are included
as Exhibit 6. The Committee approved all design modifications summarized in the Staff
Report for this meeting except for the revised windows and garage doors (Exhibit 4).
7. Appellant: We submitted our response to the Town on April 6th, 2021. The response I
received from Mr. Paulson was an out of office response (see ‘Joel Paulson Auto-Reply’),
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SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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DISCUSSION (continued):
to which he never followed up, hence we assumed everything was approved (see
attachment).
Planning staff conducted an inspection on January 13, 2021, and identified multiple
changes from the approved plans. Staff contacted the property owner on January 21,
2021, and requested a response to each of the design changes to determine if further
review by the Committee would be required. Staff received the response to the design
changes on April 6, 2021. Staff feedback on the property owner’s response was
unintentionally delayed until the property owner requested an update in their email of
May 16, 2022. Staff provided the determination that review by the Committee would be
necessary on May 25, 2022. The request was then forwarded to the Committee at the
next available meeting on June 22, 2022.
8. Appellant: We love our windows, and we love our garage doors. We respectfully and
strongly disagree with the Historical Committee’s Action Letter. We feel the slight
deviations from the plans have no significant impact on the essence and aesthetic of the
home as built. Consistent feedback from neighbors is our home contributes to the
inventory of ‘homes with character’ in Los Gatos.
The minutes of the June 22, 2022, Historic Preservation Committee meeting are included
as Exhibit 6. The Committee approved all design modifications summarized in the Staff
Report for this meeting except for the revised windows and garage doors (Exhibit 5). The
Planning Commission may hear the matter anew and render a new decision if merit is
found in the appeal.
PUBLIC COMMENTS:
Written notice was sent to property owners and tenants within 500 feet of the subject
property. Public comments received by 11:00 a.m., Friday, August 5, 2022, are included as
Exhibit 8.
ENVIRONMENTAL REVIEW:
The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation
of the California Environmental Quality Act, Section 15301: Existing Facilities.
PAGE 8 OF 8
SUBJECT: 198 Broadway/HS-22-028
DATE: August 5, 2022
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CONCLUSION:
A. Summary
The property owner is requesting that the Planning Commission reconsider the Committee’s
Conditions of Approval included in their approval of the request for modifications of the
previously approved project.
B. Recommendation
Based on the analysis provided in this report, staff recommends that the Planning
Commission deny the appeal and uphold the Conditions of Approval included in the
decision of the Historic Preservation Committee to approve the request for modifications of
the previously approved project as included in Exhibit 3.
C. Alternatives
Alternatively, the Commission can:
1. Continue the matter to a date certain with specific direction;
2. Grant the appeal and remove the Conditions of Approval included in the Historic
Preservation Committee’s approval of the request for modifications of the previously
approved project, making the Considerations provided in Exhibit 2; or
3. Remand the appeal to the Historic Preservation Committee with specific direction.
EXHIBITS:
1. Location Map
2. Required Findings and Considerations
3. Draft Conditions of Approval
4. Historic Preservation Committee Staff Report and Attachments, June 22, 2022
5. Historic Preservation Committee Action Letter, June 22, 2022
6. Historic Preservation Committee Meeting Minutes for June 22, 2022
7. Appeal of the Historic Preservation Committee, received July 1, 2022
8. Public Comments received prior to 11:00 a.m., Friday, August 5, 2022
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Update Notes:
- Updated 12/20/17 to link to tlg-sql12 server data (sm)
- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label
- Updated 10/8/20 to add street centerlines which can be useful in the hillside area
- Updated 02-19-21 to link to TLG-SQL17 database (sm)
EXHIBIT 1
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PLANNING COMMISSION – August 10, 2022
REQUIRED FINDINGS AND CONSIDERATIONS:
198 Broadway
Minor Development in a Historic District Application HS-22-028.
Consider an Appeal of the Historic Preservation Committee Decision to Approve a
Request for Modification of a Previously Approved Project on an Existing Non-
Contributing Single-Family Residence in the Broadway Historic District on Property
Zoned HR-5:LHP. APN 510-43-001.
PROPERTY OWNER/APPELLANT: Heidi Bigge
PROJECT PLANNER: Sean Mullin
FINDINGS
Required finding for CEQA:
■ The project is Categorically Exempt pursuant to the adopted Guidelines for the
Implementation of the California Environmental Quality Act, Section 15301: Existing
Facilities.
CONSIDERATIONS
Required considerations in review of Minor Development in a Historic District applications:
■ As required by Section 29.80.290 of the Town Code, with regards to the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors , the
proposed work in a Historic District 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.
EXHIBIT 2
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PLANNING COMMISSION – August 10, 2022
CONDITIONS OF APPROVAL
198 Broadway
Minor Development in a Historic District Application HS-22-028
Consider an Appeal of the Historic Preservation Committee Decision to Approve a
Request for Modification of a Previously Approved Project on an Existing Non-
Contributing Single-Family Residence in the Broadway Historic District on Property
Zoned HR-5:LHP
PROPERTY OWNER/APPELLANT: Heidi Bigge
PROJECT PLANNER: Sean Mullin
TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT:
Planning Division
1. WINDOWS: Prior to final inspection by Planning, revise the windows to match the divided -
light windows included in the development plans approved under Building Permit
B15-0179.
2. GARAGE DOORS: Prior to final inspection by Planning, revise the garage doors to match the
carriage-style doors included in the development plans approved under Building Permit
B15-0179.
EXHIBIT 3
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PREPARED BY: SEAN MULLIN, AICP
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: 06/22/2022 ITEM NO: 4
DATE: June 17, 2022
TO: Historic Preservation Committee
FROM: Joel Paulson, Community Development Director
SUBJECT: Requesting Approval for Modification of a Previously Approved Project on an
Existing Non-Contributing Single-Family Residence in the Broadway Historic
District on Property Zoned HR-5:LHP. Located at 198 Broadway. APN 510-
43-001. Minor Development in a Historic District Application HS-22-028.
PROPERTY OWNER/APPLICANT: Heidi Bigge. PROJECT PLANNER: Sean Mullin.
RECOMMENDATION:
Consider a request for approval for modification of a previously approved project on an existing
non-contributing single-family residence in the Broadway Historic District on property zoned
HR-5:LHP located at 198 Broadway.
PROPERTY DETAILS:
1.Date primary structure was built: 1890-1900
2.Town of Los Gatos Preliminary Historic Status Code: N/A
3.Does property have an LHP Overlay? Yes
4.Is structure in a historic district? Yes, Broadway Historic District
5.If yes, is it a contributor? No
6.Findings required? No
7.Considerations required? Yes
BACKGROUND:
On January 26, 2011, the Historic Preservation Committee reviewed a request from a previous
property owner for a determination of significance. At this meeting, the Committee made no
determination and requested additional information from the applicant (Attachment 1). On
September 26, 2012, following the sale of the property to the current owner, the Committee
reviewed a request to construct one- and two-story additions to the residence. At this meeting,
the Committee recommended that the plans be approved (Attachment 2). A subsequent
EXHIBIT 4
PAGE 2 OF 3 SUBJECT: 198 Broadway/HS-22-028 DATE: June 17, 2022
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BACKGROUND (continued):
Architecture and Site application (S-12-097) for the project was approved by the Development
Review Committee on July 29, 2014; and Building permits were approved and issued on March
16, 2016. Previously submitted research on the property is included as Attachment 3.
On June 28, 2017, the Committee reviewed a request for construction of a second-story
addition above the previously approved garage, connecting to the existing second story of the
residence, then under construction (MR-17-006). Other project modifications included a
request to remove and replace in-kind the shingle siding on the existing portion of the
residence due to rot/termite damage, insufficient sheathing, and concerns related to
waterproofing as reasons for the replacement. The Committee recommended approval of the
project revisions (Attachment 4) and the Minor Residential Development application was
approved by the Town on August 21, 2017. The project revisions were incorporated into the
active Building Permit issued for the project (B15-0179).
On January 4, 2021, the property owner contacted staff to schedule a final inspection from
Planning. Upon inspection, staff noted several deviations from the approved plans, as outlined
below:
1.The deck and front porch column details do not match the approved plans;
2.The windows on the approved plans show divided light details which are not reflected in the
windows that were installed;
3.Windows on the front, right, and left elevations have been moved/reconfigured;
4.the beam and eave/facia detail modifications on the front porch and gables do not match
the approved plans; and
5.The garage doors do not match the approved plans.
DISCUSSION:
The property owner is requesting approval for modification of a previously approved project.
As outlined above, the request includes changes to the column design and detailing, elimination
of the divided lites on the windows and doors, window and door reconfiguration, changes to
the eave and facial detail, and a design change to the garage doors. The property owner a
provided written response to each item, photos of the residence, and photos of other homes in
the neighborhood to support their justification (Attachment 5). Staff has assembled these
items along with excerpts of the approved plans in a single exhibit to aid in the Committee’s
review (Attachment 6).
PAGE 3 OF 3 SUBJECT: 198 Broadway/HS-22-028 DATE: June 17, 2022
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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.
CONCLUSION:
The property owner requests approval for modification of a previously approved project on an
existing non-contributing single-family residence in the Broadway Historic District on property
zoned R-1D:LHP located at 198 Broadway. Should the Committee find merit in the request the
active Building Permit would receive a passing inspection from the Planning Division and the
project would not return to the Committee.
ATTACHMENTS:
1.Minutes, January 26, 2011, Historic Preservation Committee
2.Minutes, September 26, 2012, Historic Preservation Committee
3.Supporting documents and research, previously submitted
4.Minutes, June 28, 2017, Historic Preservation Committee
5.Justification images from the property owner
6.Project revisions exhibit
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Historic Preservation Committee
January 26, 2011
Page 5 of7
Jane Ogl-e commented that Opa has a completely different design and n�aterial. The restaurant
openin g should be centered, the pony wall lowered, and there should be full plate glass windows
in the openings.
Patrick O 'Day commented that the suggestions may work.
Kathy Jen�commented that the sushi restauraat's door has an a•Nkward l:lfl centered location
that creates a narrow spaoe.
Jane Ogle commented the proposed door location could also create coafusion with the aext door
restallfant.
B0h Cowen commented that the materials between the proposed prO:iect llfld adjaceat businesses
are completely different.
Pete Jil/0 commented that everything is old.
Kathy Jen�suggested the use of different tiles to be more similar to adjacent spaces.
Len Peehee0 commented that it is an important part of downto•n<n. The praject should come
back with re¥isions prior to going to the Planning Commission.
Len Peehee0 made a motion to continue the item to February 2nd if the applicant can get
re't•isions and proper material samples turned in. Kathy .hmo.ff seconded and the motion passed
unanimously.
Pete Jil-Je commented that they could use a larger tile, but he would prefer not to move the door.
Len Pacheco departed from the meeting.
ITEMS 198 BROADWAY
Benjamin Guilardi, sale representative, and Sandy Dement, attorney for trustee, were present for
this item.
Charles Erekson clarified that the property is on the boundary of an historic district. There may
be some reason to include the property within the boundary. Staff distributed additional
information regarding the subject property.
Sandy Dement commented that the request for demolition may not be the correct request, but
perhaps the Committee could consider the lack of historic significance and support the
demolition of the structure. She does not believe the building is not historic, but the structure is
ATTACHMENT 1
Historic Preservation Committee
January 26, 2011
Page 6 of7
in disrepair. They are not always confortable going into the structure. It has been vacant since
2006. The intent of the request is to get comments from the Committee to give buyers the
comfort that they could demolish the structures.
Charles Erekson commented that he is reluctant for the Committee to approve the request. He
would want, perhaps, to speak with the Town Council before allowing a demolition to occur.
Sandy D ement commented th at are there two parts, engineering and historic. Is there anything in
that that gives the Committee reservations about the demolition ?
Jane Ogle commented that she would like more information.
Kathy Janoff commented that she is inclined to separate the property and structure. She believes
the property should remain in the historic district.
Jane Ogle would like to know why it was included in the historic di strict and requested more
information on the structure.
Staff clarified that the information passed out noted the structure is a Bellringer home.
Bob Cowan asked about historical character and architectural integrity. Perhaps additions
remove hi storical significance. He would like the Town Engineer or Building Official to look at
it. Any older home could have dry rot.
Charles Er ekson clarified that anyone could have a home in despair from negligence.
Kathy Janoff stated that the Coggeshall Mansion and Thrash House had non-historic
modifications removed and were in disrepair, yet these structures were able to be rehabilitated.
Charles Erekson commented that perhaps the owner should submit a formal application for
demolition only.
Benjamin Guilardi commented the house was moved to this site and added on to multiple times.
They believe the structure is a hazard . He is not allowed to show the property because of the
hazard and believes there is no feasible way to rehab the structure.
Bob Cowan commented that more historical data is needed, such as who lived there, what their
significance to the Town's history is, and the structural condition status. He would like to see
evidence that it cannot be realistically restored. And architectural integrity should include site
plan/diagram of house showing original structure with additions. Photographs are helpful.
Historic Preservation Committee
January 26, 2011
Page 7 of7
Kathy Janoff recommended the applicant go through the process and receive a formal decision.
Benjamin Guilardi suggests that the Committee members visit the site.
The Committee stated that could be possible.
Benjamin Guilardi commented that the cost to restore the house caused a potential buyer to walk
away.
Kathy Janoff emphasized again the house on Los Gatos Boulevard was vacant since 1985 and
had significant need to be restored. So the argument that the structure is in disrepair does not
necessarily give justification for demolition.
Charles Erekson commented that the Committee does not want to make a decision that could
a dversely affect a structure that contributes to the Town.
Bob Cowan stated that the existing engineer report seems superficial. Bob Cowan and Kathy
Janoff agreed that a more substantial report is required.
ITEM7 ADJOUR.~MENT
The meeting v1as adjourned at 6:05 p .m. The next regular meeting is scheduled for February 23,
~
Prepared by: Approved by:
Jennifer Savage, AICP Charles Erekson
Associate Planner Chair
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ATTACHMENT 2
( ( Law Offices of Sandra H. DeMent
99 Almaden Boulevard Suite 740
San Jose, A 95 J 13
Jennifer Savage, AICP
December 7, 2010
Tel: (408) 998-1444
Fax: (408) 998-1449
Email: sandy@dementlaw.net
R CE! E
Associate Planner Community DeveJopment Dept.
Town of Los Gatos
CEC -9 2010
TOWN OF LOS GATOSPLANNING DIVISION
110 East Main Street
Los Gatos. CA 95031
Dear Ms. Savage:
Re: Historic Preservation Committee Calendar
Regarding 198 Broadway, Los Gatos
APN: 510 43 01
1 represent Paige Morehou e who is the court-appointed conservator of her mother,
Jeanne Partridge Gamble, age 93, and is urrently serving as the trustee of her mother's Partridge
Living Trust. The Partridge Investment o., LLC (of which Paige Morehouse is the General
Manager and the Trust is a majority owner) is the owner of the above-referenced property, which
has been vacant since July 2005.
The property is located within the Broadway Historic District but is not itself a historic
building. Ms. Mor house has recently placed the nearly seven acre estate for sale. However,
potential buyers are making the mistaken assumption that tl1e structure must be restored. Ms.
Morehouse is requesting a determination corrfinning that the building is not of historical
significance. To that end, I am asking that you place her request on the appropriate calendar of
the Historical Preservation Committee. I attach a summary of the arguments in support of this
request.
SHD:hof
Enclosures
cc: Client Licen ed in alifomia, Illinois and the District of Columbia Sincerely, CJ�,_ -11 !ff;. J,,--
andra H. D Ment
ATTACHMENT 3
(
Facts in Support of Request for Determination That
198 Broadway, Los Gatos, Is Not of Historical Significance
Assessors Parcel No.: 510-4 3-0 I r>
47
f'L. A <-f'v'/ '-W)
Zoned: HR-S:LHP (orrewt Z--0 ~~ o;--prvP-· · 7
Parcel Not Assembled Until After 1914
The legal description for 198 Broadway makes clear that the parcel was assembled from a
number of smaller parcels, including a portion of the Rancho de Rinconada de Los Gatos, and
land outside the Rancho owned by A.W. and Ida Pattiani. The legal description references the
Map of the Oak Knoll Tract, which was not filed until May 16 , 1914.
Partridge Purchase in 1949
Harold and Jeanne Partridge, then of Modesto , purchased the property in 1949 from Ruth
A . Greaney, a widow living in San Jose . The property was then referred to as the "W.R. Greaney
property," so it may be inferred that Mrs . Greaney , who had owned the property since 1944, had
owned it with her husband or father prior to 1944 . The property at the time of purchase included
a "big house" and the "small house," both tenant occupied.
Partridge Improvements
At the time the Partridge's moved into their home, their daughter, Paige Partridge
Morehouse, was six years old. She r ecalls the home as being "rustic" in nature. In particular, she
recalls that the fireplace in the living room was composed of large river rock, which the
Partridges had removed and replaced with a more "Victorian" fireplace mantel.
Another of the major changes to the building was the addition of a balcony with wooden
balustrades over the porch, extending across the entire north side of the house, accessed by a new
door , formerly a window, in the north bedroom . It is the balcony that gives the Victorian
appearance to the house when viewed from a distance. All of the exterior siding and decorative
woodwork that gave it the Victorian look favored by Mrs. Partridge was added in the five years
after its purchase. The woodwork, including the balustrades over the porch, was brought in
pieces from Modesto, where a home there was slated for demolition.
There apparently was a carriage house at the first turn in the driveway which was tom
down. Mrs . Partridge, who was by profession a decorator, bought the concrete cats that adorn the
long stairway going up to the main house, and had them cemented to the top of stone columns
flanking the bottom of the stairway, in approximately 1980.
The patio east of the house and retaining walls behind both the main house and the
cottage, were added or rebuilt by the Partridges . They also paved the driveway.
(
Historical Report and Structural Inspection
A Historical Report prepared by Beth Wymen is attached. In relevant part, she concludes,
"This many-times modified and long-neglected structure retains very little of its original useable
material. The cost of replacing or restoring it to an actual original would undoubtedly be cost-
prohibitive."
Similarly, The Structural Inspection prepared by Roca3 Engineering concludes that the
main house has no foundation, is unsafe for occupancy, and "seismic retrofittin g is not a viable
solution due to the extensive scope of work involved ... " They recommend the residence be
demoli shed .
Description of Property:
(
HISTORICAL REPORT FOR PROPERTY LOCATED AT
198 Broadway Road
Los Gatos, CA 92030
The two-story , 1902 sq. ft., 5 bedroom, 2 bath house i s a simple, modified Queen Anne sty le structure w ith a
composition cross gable roof and two prominent front dormers . Curiously, one of the dormers ha s a he xagona l roof
while the other is topped by a cross-gable roof. Possibly one of them was replaced . It is located a t 198 Broadway
Road Extens ion in the Town of Los Gatos on 7 acres of wooded , hill s ide land. Additional structures includ e a
detached garage a nd a g ue st hou se. The structure was re-modeled or "ren ovated " in 195 2 by th e owners wh o ha d
access to material and fixtures from another hi storic house. Reportedly, these included a mahogan y stair case , a fire
place, marble bas ins and moldings and sp indles. Th e front porch spindles came from th e o ld Lyndon Hotel in Lo s
Gatos. At that time the front porch was e nclosed .
Two indigen ous stone pill ars mark the origi nal entrance to the property. Atop each of these is a stone
sculpture of a mountain lion in keeping with the town's name, Los Gatos, which means "the cats" in Spani sh
History of the Property:
The property was acquired o n August 2 1, 1899 by A. W. and Ida Pattiani by Deed from F. H. a nd Mary E.
McCullagh and recorded January 8, 1900 in Santa C lara County Book 22 7 of Deeds page 78. Patt ia ni was
reportedly an architect/contractor and , according to hi s eldest daughter, built the house in 1890. See attached copy
of 1887 map of Los Gatos. The hou se number was origi nall y 140 but was changed to 198 in the 1930s.
Subsequent owners include W.R. and Ruth Grean ey in 194 2 and Harold and Jeanne Partridge in 19 50 .
The 1947 City Directory li s ted W.R. Greaney and J. F. Bays li v in g at the 198 Broadway add ress.
The mo st recent transaction of th e property described as 198 Broadway Road , Los Gatos was record ed o n
November 11 , 2007 as a Grant Deed from Grantor Paige Morehouse, Trustee of the Jeanne Partridge Living T ru st.
to the Partridge Investment Company, LLC ,
To summarize m y review of the structure, I believe that although the property a t 198 Broadway Road, Los Gato s
can be id e ntifi ed as "historic" because of the date of construct ion an d its period style , this many-times modified a nd
l on g-neglec ted stru cture retains very little of its useab le orig ina l material. T he cost of re placing or re storing it to an
actu al origi na l would undoubtedly be cos t-prohibiti ve. In ad diti o n, the property has never been included as a
cont ri bu to r to the town 's Broa dway Historic Di s trict.
Beth Wymen
Inform ation Sources:
(
People:
Mardi Gualtieri Bennett Brick, former Los Gatos Mayor, Historian
2395 Delaware A venue #59
Santa Cruz, CA 95060-5721
831 /459 -9459
(
Ms. Mary Durham, former LG resident, Historian , Known as the "Mayor of Broadway"
5685 Lemonmint Lane
Prescott, AZ 98605-3818
928/442-1141
Gabriel Graziadei, Guest House occupant
198 5 Broadway
Los Gatos, CA 95030
408/694-8626
Los Gatos Historical Museum
408/558-8085
Bill Wulf, Los Gatos Historian
Santa Clara, CA 95050
408/249-0655
Documents:
Assessment Roll Information for APN: 510-43-001
Transfer Date: 1 I /30/2007
198 Broadway, Los Gatos, CA
Billing Address:
Paige Partridge Morehouse, Trustee
670 Loring Drive NW
Salem , OR 97304
County of Santa Clara Assessor's Map
Book 510 Page 43
198 Broadway
Los Gatos, CA 95030
City Directories 1890 -1940
Martin Luther King Library -California Room
San Jose State University
One Washington Square
San Jose , CA 95192-0001
No record was found of the names Pattiani , Greaney or Partridge.
Grant Deed
October 3, 1949
Ruth A. Greaney to Harold A. and Jeanne Partridge, joint tenants
Grant Deed
November 21, 2007
Transfer between a Revocable Trust and a Legal Entity for
198 Broadway Road, Los Gatos, CA
APN 510-43-001
Grantor: Paige Morehouse
Trustee of the Jeanne Partridge Living Trust dated November 6 , 1984
Grantee: Partridge Investment Company, LLC , a Californi a limited liability company
Grant Deed -Book "O", pages 50 and 51 at SC Co Archi ves
Map of the Oak Knoll Tract, Ranch Rinconada de Los Gatos by F. A. Herriman dated May 16, 1914
Los Gatos Museum Association Historic Home Survey (no date)
198 Broadway
Los Gatos, CA 95050
Title of Ownership:
18 90 , Mr. Pattiani (authenticated by his daughter, Vio la Pattiani Mace)
1942 , W .R. and Ruth A. Greaney
1950 , Harold and Jeanne Partridge
1946, W.R. Greaney and James F. Bays
Mapquest Map: 09/09110
198 Broadway
Los Gatos, CA 95030
Quitclaim Deed/Trust Transfer
From: Mrs. Jeanne Partridge
PO Box 477
Los Gatos, CA 95050 (sic)
To: Jeanne Partridge, Trustee for Jeanne Partridge Living Trust
November 6, 1984
Fi led November 13 , 1984 for:
Douglas P. Barnes , Notary Public
1999 South Bascom A venue, Suite 5 15
Campbell , CA 95008
Appendix B: Historic Districts
Town of Los Gatos Residential Design Guidelines
Broadway Historic District page 81
( (
Books/Articles/Websites:
Bennett, Mardi. Images of Long Ago. Photos, Postcards and "Pen Pictures of the Garden of the Wor ld".
Los Gatos, Saratoga and Monte Sereno ,
Marben Associates, 1987.
Bruntz, George G. History of Los Gatos. Gem of the Foothills, Valley Publications, 1971.
Boutelle, Sarah. Julia Morgan, Architect, Abbeville Press Pub, New York, 1988.
Conway, Peggy. Images o(America. Los Gatos Generations, Arcadia Publications, 2007
County of Santa Clara. Santa Clara County Heritage Resource Inventory,
SCCo Histo ric Heritage Commission, San Jose, CA, 1999.
San Jose Mercury. Sunshine, Fruit, Flowers. Santa Clara County, California,_
San Jose Mercury Souvenir, 1895.
Sawyer, Eugene T. History of Santa Clara County,
Historic Record Company, Lo s Angeles, 1922.
"Hooked on Los Gatos " -film made of Los Gatos , CA Hi story, 2007.
"Remode l Inc . by Jeanne ", San Jose Mercury News, Sunday, March 9, 1952.
An article about the remodel/renovation of hi storic house at 198 Broadway by new owners, Mr. and Mrs . Harold
Partridge, using decorative items taken from other historic structures.
Roe~}
-~
(
ROCA3 ENGINEERING
STRUCTURAL DESIGN
(
Er. ";! ~::t~\1 ~: ~ 88 So. Park Victoria Drive, PMB# 145, Milpitas, CA 95035
Mobil e: (408) 821-1335 Fax: (408 ) 934-1322
November 4, 2010
Mr. Benjamin Guilardi
Alain Pinel Realtors
bguilard@apr.com
Re: Structural Inspection -198 Broadway, Los Gatos, CA
Dear Benjamin:
e-mail : Roca3@ ymail.com
In accordance with your authorization, we have surveyed the condition of the existing
two story residence for the above project address. The object of the survey was to
examine the structural components of the existing structural system and determine its
serviceability. The following are our findings and recommendations subsequent to our
field survey dated October 18, 2010.
The subject re sidence is a two-s tory wood -framed, single family re sidence on the hillside
lot located in the Town of Los Gatos. The re sidence is a Victorian -e ra home built in 1900.
The residence has lightweight composition roofing and wood siding exterior finish. The
house rest s on the flat sec tion of the lot except for the upper and lowe r wood decks of
the front elevation which is located at the downhill side of the property. The corner rear
side of the residence is on an uphill steep slope retained with maximum 3 foot high
masonry wall. The roof has skip sheathing with 2x4 rafters with no collar ties. The
existing floor framing consists of 2x floor joists and 4x girders . No foundation was
observed around the perimeter of the house within the flat section of the property. The
foundation system at the front section of the deck consists of masonry blocks with
cripple walls. The house has been vacant for several years and it is evident that no
continued maintenance has been undertaken to keep the property in better cond ition .
Page 1
Matt & Heidi Bigge
September 12, 2012
Town of Los Gatos
Historic Preservation Committee
110 E. Main Street
Los Gatos, CA 95030
Re: 198 Broadway Project Review
Dear Committee Members:
RECE!VED
T OWN OF LOS GAT OS
PLANN ING DIVIS ION
\-\S · \'2.-·0l<d
A little over a year ago, we bought the property at the very end of Broadway, 198
Broadway (the former Patridge property). We fell in love with the land, house,
views and proximity to town, and realized there would be a lot of work to do in
order to restore the home and property.
Over the past year, we have been working with Chris Spaulding to come up with the
best plan for renovating the house while maintaining the historic character, and at
the same time making it safe and secure for years to come (the house doesn't have a
proper foundation).
Our project consists of the following:
• Renovate and remodel the existing historic house
• Add a basement
• Re-build the damaged porch
• Add a new entry porch and one dormer
• Add a garage wing
Would you please place our project on your next committee agenda (Wednesday,
September 26, 2012)?
Thank you very much for your time. We look forward to hearing from you.
Kind regards,
198 Broadway * Los Gatos, CA 95030 * (408) 202-8484 * bigge@bigge.ca
' '
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Garage door and outside lights
Sawtooth Detail
landscaped area
ATTACHMENT 5
Examples of homes in the neighborhood (Broadway, Fairview, Bay, other Almond Grove
homes) with double hung windows, no lights in glass; squared columns; eave/fascia detail
DESIGN CHANGE ISSUE AND APPLICANT’S RESPONSE IN RED:
1.The deck and front porch column details do not match the approved plans.
You are correct, and they look different because the supports for the deck and front porch are square iron beams. It was near ly impossible to wrap them in
something that matched the detail on the drawings (rounded columns), so I chose these instead. Design -wise, I feel these columns actually look better with the
house and I am quite happy with them. There is a lot going on with the pattern of the shingles, and I felt a simpler, less or nate column would look and fit the
design of the house better. I don't feel it's much of a design change, and if anything, I think it ’s an improvement! The columns on the plan are more Victorian, and
the style of this house, as one member of the historic committee referenced is 'shingle style'
Round, tapered columns atop a square base.
Square columns with simple cap and base.
APPROVED PLANS AS-BUILT PHOTO
ATTACHMENT 6
DESIGN CHANGE ISSUE AND APPLICANT’S RESPONSE IN RED:
2. The windows on the approved plans show divided light details which are not reflected in the windows that were installed.
You are correct. I did not consider the change to be material. I realized that when I was inside looking outside, I wanted to see more of outside and not
have my vision be distracted by the lines in the windows. Plus, they are easier to clean! The windows are all double -hung, however, which is consistent
with many of the other historic homes on Broadway, and in the Almond Grove district of Los Gatos (see attached photos)
APPROVED PLANS AS-BUILT PHOTOS
DESIGN CHANGE ISSUE AND APPLICANT’S RESPONSE IN RED:
3. Windows on the front, right, and left elevations have been moved/reconfigured. Was a revision approved for these window mo difications?
Yes we did - per the revisions from 2017
APPROVED PLANS AS-BUILT PHOTOS
DESIGN CHANGE ISSUE AND APPLICANT’S RESPONSE IN RED:
4. Was a revision approved for the beam and eave/facia detail modificatfons on the front porch and gables?
No, I didn't realize I needed this, and I'm not quite sure what you're talking about? If you are talking about the little squ ared-off landing platiorm, I thought
it looked better and added a bit more architectural detail, and also is in keeping with the historic nature of many of the ho mes in the area. (see attached
photos from neighborhood). If you're talking about the sawtooth detail, I was trying to match the detail of the original hous e (see attached photos).
APPROVED PLANS AS-BUILT PHOTO
DESIGN CHANGE ISSUE AND APPLICANT’S RESPONSE IN RED:
5. Was a revision approved for the garage door modificatfon?
There was not. The garage door now matches the front door - which has been made out of salvaged/reclaimed lumber from the floor boards of the
carriage house that we had to demolish in order to make room for the new driveway that we had to widen/modify in order to be brought up to code. Due
to covid, we've had a hard tfme getting the carpenter here to finish this up.
APPROVED PLANS AS-BUILT PHOTO
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TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
(408) 354-6872 Fax (408) 354-7593
June 23, 2022
Heidi Bigge
198 Broadway
Los Gatos, CA 95030
Via email
RE: 198 Broadway
Minor Development in a Historic District HS-22-028
Requesting Approval for Modification of a Previously Approved Project on an Existing
Non-Contributing Single-Family Residence in the Broadway Historic District on
Property Zoned HR-5:LHP. APN 510-43-001.
PROPERTY OWNER/APPLICANT: Heidi Bigge
PROJECT PLANNER: Sean Mullin
On June 22, 2022, the Los Gatos Historic Preservation Committee approved the above request
with the condition that the windows and garage doors be revised to match the approved plans
for Building Permit B15-0179.
PLEASE NOTE: Pursuant to Sections 29.20.258 and 29.20.260 of the Town Code, this approval
may be appealed to the Planning Commission within 10 days of the date the approval is
granted. Therefore, this action for approval should not be considered final, and no permits by
the Town will be issued until the appeal period has passed.
If you have any questions, I can be contacted by phone at (408) 354 -6823 or by email at
smullin@losgatosca.gov.
Sincerely,
Sean Mullin, AICP
Senior Planner
N:\DEV\HISTORIC PRESERVATION\HPC Action Letters\2022\Broadway, 198 - 06-22-22 Action Letter - HPC.docx
CIVIC CENTER
110 E. MAIN STREET
LOS GATOS, CA 95030
EXHIBIT 5
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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: 07/27/2022 ITEM: 1
DRAFT
MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING
JUNE 22, 2022
The Historic Preservation Committee of the Town of Los Gatos conducted a Regular Meeting on
June 22, 2022 at 4:00 p.m.
This meeting is being conducted utilizing teleconferencing and electronic means consistent with
Town Council Policy 2-01 entitled Town Agenda Format and Rules and Town Resolution. In
accordance with Town Policy and Resolution, the public may only view the meeting online and
not in the Council Chamber.
MEETING CALLED TO ORDER AT 4:00 PM
ROLL CALL
Present: Chair Timothy Lundell, Vice Chair Barry Cheskin, Planning Commissioner Kylie Clark,
and Planning Commissioner Steve Raspe.
Absent: None.
VERBAL COMMUNICATIONS
None.
CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION)
1.Approval of Minutes – May 25, 2022
MOTION: Motion by Chair Lundell to approve the Consent Calendar. Seconded by
Commissioner Raspe.
VOTE: Motion passed unanimously.
EXHIBIT 6
PAGE 2 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
PUBLIC HEARINGS
2. 106 Royce Avenue
Minor Development in a Historic District Application HS-22-023
Requesting Approval for Construction of Exterior Alterations to an Existing Non-
Contributing Commercial Building in the University-Edelen Historic District on Property
Zoned C-2:LHP. APN 529-04-025.
PROPERTY OWNER: Rosa Family LLC
APPLICANT: Todd Bayless
PROJECT PLANNER: Savannah Van Akin
Continued from 5/25/2022
Savannah Van Akin, Assistant Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Todd Bayless, Applicant
- 106 Royce Ave is a modernist style building. Though it is in the University Edelen district, it
is a non-contributing structure. Based off this and the details outlined in the documents
provided in your attachments, this project should be reviewed based on its merits alone.
This project proposes a modest exterior remodel, involving mostly tenant improvements.
Closed Public Comment.
Committee members discussed the matter.
• Non-historic commercial buildings and downtown parking lots are directly adjacent to
this subject property. The buildings placement and unique design make it difficult to
apply the specific guidelines developed for historic districts. Applying the Edelen
Historic District standards to this property may not be appropriate in this unique case.
• Committee members are largely supportive of the project.
• Members discussed how the existing modern style building stands alone in the
neighborhood, and how its presence is not necessarily negative.
• Committee members like and support the design. The work proposed visually improves
the existing building while maintaining its modernist structure.
MOTION: Motion by Vice Chair Cheskin to Approve the Request for Construction of
Exterior Alterations to an Existing Non-Contributing Commercial Building
in the University-Edelen Historic District on Property Zoned C-2:LHP.
Seconded by Commissioner Clark.
PAGE 3 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
VOTE: Motion passed unanimously.
Appeal rights were recited.
3. 327 University Avenue
Minor Development in a Historic District Application HS-22-025
Requesting Approval for Construction of Exterior Alterations to an Existing Contributing
Single-Family Residence Located in the University-Edelen Historic District on Property
Zoned R-1D:LHP. APN 529-04-060.
PROPERTY OWNER: Johan Back and Vibha Rao
APPLICANT: Greenberg Design Gallery
PROJECT PLANNER: Sean Mullin
Continued from 5/25/2022
Sean Mullin, Senior Planner, presented the staff report.
Committee asked questions of Staff
Opened Public Comment.
Enrique Eckhouse, Project Designer, presented the project.
- They are keeping the chimneys. They have changed the sliding doors to French doors.
Closed Public Comment.
Committee members discussed the matter.
• The applicant addressed all our concerns.
• We asked the applicant to provide structural justification and they have gone beyond by
keeping the chimneys.
• We appreciate that the applicant listened.
• The revised design is very attractive and meets all our concerns.
MOTION: Motion by Commissioner Clark to Approve the Request for Construction
of Exterior Alterations to an Existing Contributing Single-Family Residence
Located in the University-Edelen Historic District on Property Zoned R-
1D:LHP. Located at 327 University Avenue. Seconded by Vice Chair
Cheskin
VOTE: Motion passed unanimously.
Appeal rights were recited.
PAGE 4 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
4. 198 Broadway
Minor Development in a Historic District HS-22-028
Requesting Approval for Modification of a Previously Approved Project on an Existing
Non-Contributing Single-Family Residence in the Broadway Historic District on Property
Zoned HR-5:LHP. APN 510-43-001.
PROPERTY OWNERS/APPLICANT: Heidi Bigge
PROJECT PLANNER: Sean Mullin
Sean Mullin, Senior Planner, presented the staff report.
Committee asked questions of Staff
Opened Public Comment.
Applicant presented the project.
Heidi Bigge, Owner
- They made some changes but didn’t realize it would be an issue. Maintained 100% and
improved upon the character of the house.
They wanted to see outside so deleted the lites in the windows
- Six-inch square beams wrapped in curvilinear Victorian didn’t seem to work.
Committee members asked questions of the applicant.
Heidi Bigge, Owner
- Though the lites are missing from the windows, they are double hung. Match other houses
in the area. The garage doors and front door are made of wood taken from the original
carriage house.
- The changes were a combination of aesthetics and structural. The light in the top window
was for aesthetics. Some of the windows were moved due to the framing of the house and
other windows were moved to balance the house.
Susan Burnett, Resident
- The house looks very different. The left and right side look different. The biggest problem
are the windows and garage doors. We would like to see more lites put in the windows
garage doors. There’s no comparison to what it looked like before.
PAGE 5 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
Heidi Bigge, Owner
- Though the lites are missing from the windows, they are double hung. They match other
houses in the area. The garage doors and front door were made of wood taken from the
original carriage house.
Closed Public Comment.
Committee members discussed the matter.
• I feel uncomfortable with approving these changes when clear direction was given in the
past. The changes were not requested or approved. I’m concerned about setting
precedent in approving construction that did not conform to the original approved
design.
• The window design is important to the committee. It is a big jump from installing
windows with divided lites to big panes of glass. The window and garage door are too
different.
• It is difficult to remedy. Not require the applicant to redo all the work. The columns are
okay, and the window locations are okay. But counsel the applicant to make those two
sets of changes.
• Columns are alright. Window location is okay. Remedy the garage doors and the lites in
the windows.
• Even though made from old wood, the new garage doors don’t look historic. Would like
to see them changed.
• Ask the applicant to go back and look at the columns and see what can be done.
MOTION: Motion by Chair Lundell to forward a recommendation of approval of the
above request to the Community Development Director with direction to
add the divided lites to the windows and revise the garage doors to be
consistent with the approved plans.
Seconded by Commissioner Raspe.
VOTE: Motion passed (3-1). Vice Chair Cheskin opposed.
Appeal rights were recited.
5. 44 Bayview Avenue
Request for Review PHST-22-011
Requesting Approval to Modify the Previously Approved Window Materials on a New
Single-Family Residence on Property Zoned R-1D. APN 510-44-020.
PROPERTY OWNER/APPLICANT: David Ladan Ralston
PROJECT PLANNER: Sean Mullin
PAGE 6 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
Sean Mullin, Senior Planner, presented the staff report.
Committee members asked questions of staff.
Opened Public Comment.
Applicant presented the project.
David Ladan Ralston, Owner/Applicant
- The goal is to do like for like replacement. The wood window has Fibrex as the cladding
material and is paintable. We’re not proposing changes to the divided lights or window
appearance. It is for energy efficiency and maintenance. If approved, happy to have you all
over to see what it looks like.
Committee members asked questions of the applicant.
David Ladan Ralston, Owner/Applicant
- Yes, it is fully paintable.
Susan Burnett, Resident
- She has a comment about the windows. New guidelines come about as times change. She
was at the Argonaut window store. The new windows involve the sash, framing and
exterior look of the window. The exterior look can also be replicated by the contractor and
not just when the window is bought. It depends on how the window is finished up.
Particular attention should be paid to how to use the new material to make it appealing
from the street. Jay Plett could provide good guidelines.
David Ladan Ralston, Owner/Applicant
- Yes, we are already working with Jay Plett to incorporate his insights into our design.
Closed Public Comment.
Committee members discussed the matter.
• In favor of the new product if the windows are paintable, look like wood, and are energy
efficient.
• Approve the project since it’s a like for like change.
• Thank you to the applicant for bringing it to the committee and.
MOTION: Motion by Commissioner Raspe to recommend approval to the
Community Development Director to Modify the Previously Approved
Window Materials on a New Single-Family Residence on Property Zoned
R-1D. Seconded by Vice Chair Cheskin.
VOTE: Motion passed unanimously.
Appeal rights were recited.
PAGE 7 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
6. 64 Fairview Plaza
Request for Review PHST-22-0012
Consider a Request to Remove a Presumptive Historic Property (Pre-1941) from the
Historic Resources Inventory for Property Zoned R-1:8. APN 510-43-008.
Property Owner: Ben Cohen and Helen Clark
Applicant: Jay Plett, Architect
PROJECT PLANNER: Sean Mullin
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Jay Plett, Architect Applicant
- The 1888 map shows nothing. The 1928 map shows a home up front. The 1944 map shows
a home up front. Currently there is not a home but an apartment building up front with a
house behind. They both have an inconsistent mix of detailing.
Committee members asked questions of the applicant.
Jay Plett, Architect Applicant
- Yes, If the siding was replaced it is considered technically demolished. That’s one of the
criteria for preserving a historic house.
- It’s a steep lot. It is doubtful that it was moved there. It would have been cheaper to build
a new house.
- Even if historic, there is nothing of merit. There is Victorian railing on a folk house. the
railing is ornate and was installed, instead of at the historic height of 24 inches, it is at the
current code height of 36 inches.
Closed Public Comment.
Committee members discussed the matter.
• The home was not at its current location in 1941.
• It was newly built vs transported.
• Later there was a technical demo when siding was replaced.
MOTION: Motion by Vice Chair Cheskin to Approve the Request to Remove a
Presumptive Historic Property (Pre-1941) from the Historic Resources
Inventory for Property Zoned R-1:8. Located at 64 Fairview Plaza.
Seconded by Commissioner Clark.
VOTE: Motion passed unanimously.
Appeal rights were recited.
PAGE 8 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
7. 68 Fairview Plaza
Architecture and Site Application S-22-007
Requesting Approval for Construction of an Addition to an Existing Single-Family
Residence Located in the Fairview Plaza Historic District on Property Zoned R-1D:LHP.
APN 510-43-009.
PROPERTY OWNER: Jan and Irena Blom
APPLICANT: Jay Plett
PROJECT PLANNER: Jocelyn Shoopman
Jocelyn Shoopman, Associate Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
Jay Plett, Architect Applicant
- This is a new house built in 2001. It’s a good example of new home in a historic district. It
fits on the site and is not ostentatious. It is a non- conforming lot of only 5000 square feet in
an 8000 square feet district. The materials used on the addition will match the house. The
door and window design will be the same as the house. The addition will not be visible
from the street.
Committee members asked questions of the applicant.
Jay Plett, Architect Applicant
- Yes, they will use sliders on the addition. There are sliding doors elsewhere. There is an
existing door leading to the patio that they may salvage and reuse in the front.
Closed Public Comment.
Committee members discussed the matter.
• Addition isn’t visible from the street.
• Original and modified plans are acceptable.
MOTION: Motion by Commissioner Clark to forward a recommendation of
approval of the above request to the Community Development Director.
Seconded by Commissioner Raspe.
VOTE: Motion passed unanimously.
Appeal rights were recited.
PAGE 9 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
8. 15950 Stephenie Lane
Historic Review Request PHST-22-010
Consider a Request to Remove a Pre-1941 Property from the Historic Resources
Inventory for Property Zoned R-1:8. APN 523-25-051.
Property Owner: David Alves
Applicant: Payman Farzaneh
PROJECT PLANNER: Ryan Safty
Sean Mullin, Senior Planner, presented the staff report.
Opened Public Comment.
Applicant presented the project.
David Alves, Owner
- The property was originally part of the county. It was split up several times. Existing parcel
number does not show any permits. Original home built in 1940 was 1,627 square feet. It
was significantly remodeled in 1970 and 1999. Doubled in square footage. Satellite photos
show the change in size and shape. It’s been remodeled quite a bit. It doesn’t exhibit any
special character, architectural interest, or value. Photos show unremarkable exterior.
Now have the permits from the county that show the 1970 and 1999 remodels.
Payman Farzaneh, Applicant
- He is part of the design team. Only Interior renovations except for a few window locations.
Closed Public Comment.
Committee members discussed the matter.
• The house doubled in size over the years.
• Significant alterations make it a likely candidate for removal from the inventory.
MOTION: Motion by Vice Chair Cheskin to Approve a Request to Remove a Pre-
1941 Property from the Historic Resources Inventory for Property Zoned
R-1:8. Located at 15950 Stephenie Lane. Seconded by Commissioner
Clark
VOTE: Motion passed unanimously.
Appeal rights were recited.
PAGE 10 OF 10 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JUNE 22, 2022
OTHER BUSINESS (Up to three minutes may be allotted to each speaker on any of the following
items.)
None.
ADJOURNMENT
The meeting adjourned at 5:19 p.m.
This is to certify that the foregoing is a true
and correct copy of the minutes of the
June 22, 2022 meeting as approved by the
Historic Preservation Committee.
Jennifer Armer, AICP, Planning Manager
N:\DEV\FORMS\Planning\2021-22 Forms\Appeals\Appeal - HPC.docx 02/22/22
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main Street
Los Gatos, CA 95030
APPEAL OF THE DECISION OF
HISTORIC PRESERVATION COMMITTEE
PLEASE TYPE or PRINT NEATLY
I, the undersigned, do hereby appeal a decision of the HISTORIC PRESERVATION COMMITTEE as follows:
DATE OF DECISION: ___________________________________
PROJECT/APPLICATION: ___________________________________
LOCATION: ___________________________________
Pursuant to the Town Code, any interested person as defined in Section 29.10.020 may appeal to the Planning
Commission any decision of the Historic Preservation Committee.
Interested person means:
1.Residential projects. Any person or persons or entity or entities who own property or reside within
1,000 feet of a property for which a decision has been rendered, and can demonstrate that their property
will be injured by the decision.
2.Non-residential and mixed-use projects. Any person or persons or entity or entities who can
demonstrate that their property will be injured by the decision.
LIST REASONS WHY THE APPEAL SHOULD BE GRANTED:
IMPORTANT:
1.Appeal must be filed not more than ten (10) days after the decision is rendered by the Historic Preservation
Committee. If the tenth (10th) day is a Saturday, Sunday, or Town holiday, then the appeal may be filed on
the workday immediately following the tenth (10th) day, usually a Monday. Appeals are due by 4:00 P.M.
2.The appeal shall be set for the first regular meeting of the Planning Commission which the business of the
Planning Commission will permit, more than five (5) after the date of the filing of the appeal. The Planning
Commission may hear the matter a new and render a new decision in the matter.
3.You will be notified, in writing, of the appeal date.
4.Contact the project planner to determine what material is required to be submitted for the public hearing.
RETURN APPEAL FORM TO COMMUNITY DEVELOPMENT DEPARTMENT
PRINT NAME: ______________________________ SIGNATURE: ____________________________________
DATE: ____________________________________ ADDRESS: ______________________________________
PHONE: ________________ EMAIL: __________________
******************************************************************************
OFFICE USE ONLY
DATE OF PLANNING COMMISSION HEARING: _________________________
COMMISSION ACTION: 1.DATE:
2.DATE:
3.DATE:
No Appeal Fee for the decision by the Historic Preservation Committee.
22 June 2022
HS-22-028
198 Broadway
Heidi Bigge
1 July 2022 198 Broadway
please see attached
EXHIBIT 7
Bigge Appeal to Historic Preservation Committee Action Items of 6/22/22
In 2016 we broke ground on a remodel of the home located at 198 Broadway. When we purchased the
property in 2011, the existing structure was deemed unlivable by structural engineers. The home lacked
a proper foundation, most of the exterior wood, windows and porch were rotting and in general state of
disrepair. The home lacked proper heating and cooling and had one functioning bathroom. Over the past
six years, we conducted a remodel which has resulted in a beautiful home which leveraged the use of
reclaimed materials and is designed consistent with other homes in the neighborhood. We love our home
and respectfully appeal the Historic committee determination of June 22, 2022. Reviewing the before and
after photos of the property clearly show three key characteristics: 1) the remodeled structure is
stylistically consistent with the other homes on Broadway; 2) the home is much nicer and generally should
increase the value of the homes proximate to the property; and 3) the home is tastefully private and not
viewable from any public location (see attached Street Views of Homes on Broadway). The list below
highlights what we believe are key data points as the committee allows us to close out our permits and
obtain the final documentation.
1. While 198 Broadway is in an historic district of Los Gatos, the house itself has never been
considered a house of any historic value.
2. The windows are consistent with over 60% of the homes located on Broadway. Specifically, of the
33 homes (not including ours) on Broadway, 20 have no divided-lights, the majority of which are
double-hung, and nearly identical to the windows used in our remodel. Only 15% of the homes
have divided-light windows. The remaining 24% of homes have a combination of window types.
Changing the windows is financially prohibitive and would make the property less consistent with
the balance of the homes in the neighborhood.
3. The garage face is constructed from re-claimed wood from the floors of the carriage house (which
had to be demolished in order to bring the driveway up to code). The use of reclaimed wood
maintains the historic character of the property better than the artist sketch from 2015. Reverting
to one artist’s sketch from 2015 would be cost prohibitive and the home’s appearance would be
less consistent with the balance of the homes in the neighborhood.
4. At significant cost, we remodeled the original house and maintained the original character of the
property by integrating reclaimed materials, using the same footprint, and keeping most of the
architectural details (such as the front 2nd porch dormers, shingles, and double-hung windows). It
would have been much lower cost to tear down the old property and build a more modern
design. We chose to remodel the home based on our desire to build a home which builds on the
historic nature of Los Gatos in general and Broadway specifically.
5. It is not possible to view the home, to include the windows and garage, unless someone enters
the property (see attached ‘Street View of Homes’ pdf). It is not possible to see the house from
the street. It is also not possible to see other homes from our home. As a result, the home has no
aesthetic impact on the neighborhood.
6. All inspections by the building department have passed – the technical requirements and
standards are all up to code.
7. The historic committee seemed to approve of some of the changes we made as they were not
even brought up in the meeting of 6/22/22. The beam and eave/facia detail on the front porch and
gables were not even a topic of discussion, so one must assume they had no problem with that
change. We added more sawtooth detail, and a bit more architectural interest in those areas,
again, consistent with homes on Broadway (and in the Almond Grove district)
8. We submitted our response to the town on April 6th, 2021. The response I received from Mr.
Paulson was an out of office response (see ‘Joel Paulson Auto-Reply’), to which he never
followed up, hence we assumed everything was approved (see attachment).
9. We love our windows, and we love our garage doors. We respectfully and strongly disagree with
the Historical Committee’s Action Letter. We feel the slight deviations from the plans have no
Bigge Appeal to Historic Preservation Committee Action Items of 6/22/22
significant impact on the essence and aesthetic of the home as built. Consistent feedback from
neighbors is our home contributes to the inventory of ‘homes with character’ in Los Gatos.
We have been diligent working with the town for the past six years. Our submission for approval took
over two years to be evaluated. While we recognize the impact of COVID on the town’s operations, it is
time to provide final approvals of a beautiful home which is consistent with the rules, regulations and
historic district style. We appreciate the time and effort of the committee and look forward to a speedy
approval.
Respectfully,
Matt & Heidi Bigge
198 Broadway
Heidi Bigge <hbigge@gmail.com>
Automatic reply: 198 Broadway- Permit B15-0179 - Final Approval/Inspection
Joel Paulson <jpaulson@losgatosca.gov>Tue, Apr 6, 2021 at 1:59 PM
To: Heidi Bigge <hbigge@gmail.com>
Thank you for emailing the Town of Los Gatos Community Development Department.
I will be out of the office until Monday April 12, 2021. If you have a question another staff
member may be able to help you with please email Planning@losgatosca.gov otherwise I will
get back to you when I return.
Thank you.
Street views of homes on Broadway
198 Broadway
view from the street
¾ up our driveway - remodeled view
¼ up our driveway
¾ the way up our driveway - pre-remodel
Broadway Extension Homes (neighbors)
132 Broadway – plain windows
117 Broadway – plain windows
107 Broadway - plain
131 Broadway – plain windows
115 Broadway – combo divided lights, plain
100 Broadway - plain
Lower Broadway (working down the street
towards the post office)
93 Broadway - plain
89 Broadway – plain windows
86 Broadway – divided lights
85 Broadway - plain
84 Broadway - plain
81 Broadway – combo
80 Broadway – plain windows
77 Broadway – combo plain divided lights
74 Broadway - plain
72 Broadway – plain
71 Broadway – combo divided
69 Broadway – craftsman divided lights
68 Broadway – plain
65 Broadway – divided lights
64 Broadway - plain
62 Broadway - plain
56 Broadway - plain
50 Broadway – plain, w 1 decorative
47 Broadway – plain w plantation shutters
46 Broadway – plain w 1 decorative light
45 Broadway – plain
44 Broadway - plain
42 Broadway – combo plain and divided glass
37 Broadway - plain
29 Broadway – plain
25 Broadway - plain
30 Broadway – divided lights
From: Irving MITSUNAGA
Sent: Saturday, July 30, 2022 11:00 AM
To: Planning Comment <PlanningComment@losgatosca.gov>
Subject: 198 Broadway
EXTERNAL SENDER
TO the Planning Commission:
We live at and are neighbors of Matt and Heidi Bigge at 198
Broadway. We support the Bigge's in their Appeal of the Historic Preservation
Committee Decision regarding modifications to their remodel.
They have been diligent in their consideration of the community and immediate
neighbors during their entire remodel, and deserve final approval.
Irving & Evelyn Mitsunaga
EXHIBIT 8
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