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2011030712 - Attachment 9-13 - 381 Pennsylvania AvenueATTACHMENT 9 H H -P ro H N U H a) •r4 U 'O . ro •�1 C O U O O 'O H O f0,' ' co H C •� NH 44 a) " Cu) Cl 4J 4 O H c w P.'� 'O r%I r�-i 4-) 4J ro �i ro (o +) 4J N Q b) 4J o M C C a) x U a) H O ro ro 4J ,k 0 o 9 o H C w a) 0 o P N 2 U H (() U D R i U ri) •,A is ro zs ro 3 ro rd N o 4) 0 H N C x z m q -P [ ro •o o H .A a) b) a) H v o a) + W # i U a H H 'O H N 4J (1) Id 0) x P4 4J t` P o 0 s44 N O H N 4-1 H H F7 U 44 O H U H -H o ro O .0 b) -1 O p 0 ro a) N d P4 o 0 H O a U CD H H 8 4-J N N a) 8 N N N N N N N P 4J a) H N N ro H 3 •C o 4J v ro H a) a) H \ C "O o U 4 C 4 0 H q ,q O v r o ro N C a i m .o m o o 4J v \ P b) 0 4J zi U) 'o ro H C a) ' ui m C v ro a) b, o H ro (a >, o 4 N o a) P H -.a S H o •14 N 10 4J H P ro C 4 z ro U' ) - 0 J q d ro N q H ro N 3 O •ri H z H 4 H H P, N ,� ro H a) [ C O 0 C 'O H C U ro •H ro •H H N C C +) a) P o >, a) ro C N P H 44 U ro O $ P O 0 RS R3 0 4J O H H w S o a) (d > ro v U C> q u R, H N 4 & ro N N o A a) ,H "1 x •r i b) q U W D ) N R, 3 C 4J 8 N o a a) C ,n 4-) 4J H 75 H .d ri �uC q S > z a O a) (1) H T1 - O 4J 4J 4' ro O H H N •11 0 >, 4 H a) C a) 4) 4-1 H 4) U) m O N 0 C. •0 .1~ H C H W (b R M R 14 a) ,C N + >, b • r4 4 H 4) ro o C a U ;� a' C. >4 l ro1 b H ) b) v N P, H W 0 N a b r H 'O W (d 7y W' 0 4J -P ',- U 4# H C H m H o d O U qq 3 4 U) o C ti (d " •H P C a) H O C O N m 04J 0.1 U h O H ro z o " O k E"' a) 10 'J a) 4J H O ,4' >, q 10 H � N N a' 41 U L4 r H N i P H C O z q H C O 16 4 a) f.' -P H Z CJ C i 0 •�-1 4J N P, U (d a) q }" � H. U x U +) qq C 0 N N a) -P a; 4J m H 4 .emu 25 s� 0 a ,q b q r 4J 0 C 0 4 •H r4 3 +) ro U (d C 4 10 C •ri a) 4J ro N H H H •ra '0 o U C O 0 w ro o H 4J 4 N o L), U) o C a) >, O 4-) 4-I ro -P -H 'Cl P, O R, •H H ro N 4J H 0 ,'1 U H (d a) 4J ro H 4-1 a) m a) a) H •ri a) 0 H O 4J ro H N M N 4J X H -P ,C N a) N a) 0 P ro 4J w H (a 4J (1) a) R, O, (d 4J + ro x H a) (1) 3 4-1 ro ,i" 4J .. 4 •rl H ,q 4J 4 41 4J H 4 N O C (1) ;� H N M p N l0 t` W Ol O N rl H 'N N M •-, o ri ri l0 N r H W N tll N O N N N N N M N N It) N ATTACHMENT 9 H H ro U H a) •r4 U ro •�1 U O O H N f0,' ' co H C •� NH 44 O Cu) Cl 0 a) N a a O ) O N c w P.'� P r%I r�-i U) h: H �i W N w N Q b) M P U O (1) a) -1 k H O N H - p ro •ri U H m p o 9 o . m a o (d o F7 F7 FD a) 2 U H U D R H H W U a P4 z H H z a , W # U ro Y. U o N P4 c4 H 0 o 0 s44 N C7 N U H N p ro 0 0 i (1) H o 0 H a U q q H H •-, H _ti N H H N N .i N N N N N N N ATTACHMENT 9 H 0 ko N N k N N z o% m H p H ri o " U o z w H H to P4 CO O W N O H U O a o N N rl N N rl rl N 'i N N N N N N N N to O - (1) (1) a i } -) ri 4J C O O o b H U) N o N N )d >1 •11 +) a) o) ro •ri o •rH 41 •r1 4 1 r4. N A ri w a) ,4 •r1 ri N aJ m k 4) m Q) u v •.i p a C .4 +) p u � ro .4 N a) Q) ri P A C ri o •d Ci ro }) •rl: o a) g p v i +) ro ro w a) o U a O w a ko N . b 'd H 9 •d U —I A N H d i b a) C ri ri sa l d ro o p H 4) 4 i o ri o p w a 0 r-I V) a) sa o F 4J si ro 3 +) H o o a a ro ri d a) +) m A A-) O } m W a b) A -ri H C q T) ro ro m H 4j ro a a) C v o w ro +) w o O w o •d a) u +) w m r-I ri 4 a) )d .4 x •ri w o w k w •rl o ro I'd p +) U m a) O a C w s U ri o u + 0 0 o C ro 0 A i H u q a, C m G a •rl •r1 + + a ro ro z C p m u C d 0 1 ro a +� w o + + v ,a ro ro 3 C p, ri ro ro •ri ro C +) C +) C m m E"r o zs u ri ri +? 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U H N N a -H a a) 1 A A a -P b) •d 4 Si ro d) C ro ri u C C .ri 1 U •,-I w w ro u aJ O O .y 4 }i 0 o C 0 u a) m a) 10 A � m N m C o a 4) p +) u o w a ro a A - ro U C 10 C •H w b a) 1•i r1 a) S a) 4 +) C ro o H a a td U P4 Q a) .4 4 a) rd ro ro A k N F Q) p O z 0 O d N ri ro o a )d C -H 3 O 4 m F4 C O •rI U) ri p d � m 'd (1) m 0 a >a a ro a) Si U d C q r-i N H (d u ro a) 0 u o ,4 to o .4 Aj H O w m o ri w O N w ro � k a b N H 4 A-) .4 .N C O A ro P' 0 - ri a) p N v a) 4' m a) 0 d )d 4 z� N O 9 o H 4 •ri 3 •d a) )-1 H N 4 -p q b) C 0 A +) ro .0 }) d i o a � C O H d, m H � 0 U u p O 1 a a O A a) a) -p 4-) •� 0 U a ro m U) w w ro UN U] m a) t- N i a o U U O >+ a' U) a H r U C +) H O m o d ro w x a) O q r O N' H m •rl m 4-) •� m o A U d-) H 0 ko N N k N N z o% m H p H ri o " U o z w H H to P4 CO O W N O H U O a o N N rl N N rl rl N 'i N N N N N N N N to O - (1) (1) a i } -) ri 4J C O O o b H U) N o N N )d >1 •11 +) a) o) ro •ri o •rH 41 •r1 4 1 r4. N A ri w a) ,4 •r1 ri N aJ m k 4) m Q) u v •.i p a C .4 +) p u � ro .4 N a) Q) ri P A C ri o •d Ci ro }) •rl: o a) g p v i +) ro ro w a) o U a O w a ko N . b 'd H 9 •d U —I A N H d i b a) C ri ri sa l d ro o p H 4) 4 i o ri o p w a 0 r-I V) a) sa o F 4J si ro 3 +) H o o a a ro ri d a) +) m A A-) O } m W a b) A -ri H C q T) ro ro m H 4j ro a a) C v o w ro +) w o O w o •d a) u +) w m r-I ri 4 a) )d .4 x •ri w o w k w •rl o ro I'd p +) U m a) O a C w s U ri o u + 0 0 o C ro 0 A i H u q a, C m G a •rl •r1 + + a ro ro z C p m u C d 0 1 ro a +� w o + + v ,a ro ro 3 C p, ri ro ro •ri ro C +) C +) C m m E"r o zs u ri ri +? 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V) N R a) .R �. r, •r w a O m 0 P , � to +) O o ww U r m O q u) � 1 0 z o 0 P, c4 U ro z o 0 ° O 4 0 .i a v O AJ +) •ri O H b (i u O 'J� �", � -P •r1 .4 H H O H U) +) FG $ U H ry' 0 O U A-) V 9 ri U U) to u ro U) a'.r b) a) m 34 O m W O Fq W b H H Q •`i O �. O � H .11 W t7 1 O H W U) U 4 o O rn 4J W C o W U -P C W .,I Si -P m ro O o u 0 N 4 U, Ll Z q •ri N o U ro o •rt IJ H r• q o m o U •ri ° U .4 u w u P ro +� 41 A rG U) >, m w C Old ° > (a a-) C a) w O to rd cl. H O N ro •ri O x 41 •ri C C > p C o a) 3 ri r1 C u C a) 0 a) a) •ri 1-1 P N U) H •ri •O O u 0 1 P a) 4 o b R V U 0 V) , d A H (d N •ri 0 a) a) U) H (d ri' m O O -11 •ri 'O O (1) - >, 4J a) H'. N O a) •rl U () ri 4-) .11 U )-1 9 SI a : 0 a a o. o a u q H ro L D o m c 3 o ro y 0 N N N N N N ri 0 N � � C m 4 N � � P o ro H H � ro H P H H o� U t7 � z w m w U) O C7 H m O a L N RESOLUTION 2011- RESOLUTION REMANDING THE MATTER TO THE PLANNING COMMISSION FOR FURTHER CONSIDERATION OF A TWO -LOT SUBDIVISION ON PROPERTY ZONED R -1:8 APN: 510 -41 -057 SUBDIVISION APPLICATION: M -10 -004 PROPERTY LOCATION: 381 PENNSYLVANIA AVENUE PROPERTY OWNER: 381 PENNSYLVANIA AVENUE LLC APPLICANT: GREG HOWELL APPELLENT: MATTHEW HABERKORN WHEREAS: A. This matter came before the Town Council for public hearing on March 7, 2011, and was regularly noticed in conformance with State and Town law. B. Council received testimony. and documentary evidence from the applicant, appellant, and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated February 24, 2011, along with subsequent reports and materials prepared concerning this application. C. The applicant proposed a two -lot subdivision on property zoned R -1:8 located at the southeast corner of Pennsylvania Avenue and Wissahickon Avenue. The 24,433 sq. ft. property is currently developed with a 1,794 square foot two -story residence, detached garage, guest cottage, pool house, and barn. Properties to the north, south, and east are all developed with single - family homes while the property to the west is a multifamily residential complex. D. The application was approved by the Development Review Committee on November 16, 2010, and appealed by Matthew Haberkorn on November 16, 2010; based on his ATTAC 10 belief that the application was not consistent with the Town's General Plan, Town Code, or CEQA requirements. E. The Plamling Commission considered the appeal on January 26, 201.1. After considering all testimony and materials, the Planning' Commission was unable to make the required findings to deny the subdivision and consequently voted to uphold the decision of the Development Review Committee to approve the application and denied the appeal. F. The action of the Planning Commission was appealed- by Matthew Haberkorn based on his belief that the Planning Commission erred or abused its discretion` in that the application did not conform to the legally required process and that the findings provided lacked supporting evidence. G. Council has determined that new information has been provided that the Planning Commission did not have at the time of their decision. On March 2, 2011, Appellant submitted additional information that was not provided by Appellant to Planning Commission. RESOLVED: 1. The project application is remanded to Planning Commission for consideration and action. 2. The decision does not constitute a final administrative decision- and the application will be returned to Planning Commission for further determination. 3. Town staff should complete appropriate environmental assessment prior to Planning Commission's consideration and action. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 7 th day of March 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA. NADEV\RES0Sl381 pennsylvania-remandappeal.rtf THIS PAGE INTENTIONALLY LEFT BLANK RESOLUTION 2011- RESOLUTION DENYING AN APPEAL OF A PLANNING COMMISSION DECISION APPROVING A REQUEST OF A TWO -LOT SUBDIVISION ON PROPERTY ZONED R -1:8 APN: 510 -41 -057 SUBDIVISION APPLICATION: M -10 -004 _PROPERTY LOCATION: 381 PENNSYLVANIA AVENUE_ _ PROPERTY OWNER: 381 PENNSYLVANIA AVENUE LLC APPLICANT: GREG HOWELL APPELLENT: MATTHEW HABERKORN WHEREAS: A. This matter came before the Town Council for public hearing on March 7, 2011, and was regularly noticed in conformance with State and Town law. B. Council received testimony and documentary evidence from the applicant, appellant, and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated February 24, 2011, along with subsequent reports and materials prepared concerning this application. C. The applicant proposed a two -lot subdivision on property zoned R -1:8 located at the southeast corner of Pennsylvania Avenue and Wissahickon Avenue. The 24,433 sq. ft. property is currently developed with a 1,794 square foot two -story residence, detached garage, guest cottage, pool house, and barn. Properties to the north, south, and east are all developed with single- family homes while the property to the west is a multifamily residential complex. D. The application was approved by the Development Review Committee on November 16, 2010, and appealed by Matthew Haberkorn on November 16, 2010, based on his ATTACENEAiT 11 belief that the application was not consistent with the Town's General Plan, Town Code, or CEQA requirements. E. The Planning Commission considered the. appeal on January 26, 2011. After considering all testimony and materials the Planning Commission was unable to make the required findings to deny the subdivision and consequently voted to uphold the decision of the Development Review Committee to approve the application and denied the appeal. F. The action of the Planning Commission was appealed by Matthew Haberkorn based on his belief that the Planning Commission erred or abused its discretion in that the application did not conform to the legally required process and that the findings provided lacked supporting evidence. G. The decision of the Planning Commission was correct. H. Council incorporates the findings of the Plamling Commission on January 26, 2011 in that 1) the proposed subdivision is categorically exempt from Section 15315 of CEQA and consistent with the Town's General Plan and the Los Gatos Redevelopment Plan, 2) the main house at 381 Pennsylvania Avenue is recognized that it was recommended for local historic designation however; the property is not designated historic, and pursuant to Town Code, only the main structure is classified as historic, 3) that the subdivision application would not impact the historic structure, and 4) the findings required by the State Subdivision Map Act to deny the subdivision could not be. made. I. Council further finds that the project has been deemed categorically exempt from CEQA pursuant to Section 15315 of the State Enviromnental Guidelines as adopted by the Town in that the proposed subdivision 1) conforms to the Town Code and 2) will not demolish or alter any physical characteristics of the historical resource that conveys its historical significance and (3) that any new information provided to Council after the Planning Commission hearing on January 26, 2011 lacks adequate factual foundation. RESOLVED: 1. The appeal of.aPlanning Commission decision for Subdivision application M -10 -004 is denied. 2. The decision constitutes a final administrative decision pursuant to Code of Civil Procedure section 1094.6 as adopted by section 1.10.085 of the Town Code of the Town of Los Gatos. Any application for judicial relief from this decision must be sought within the time limits and pursuant to the procedures established by Code of Civil Procedure section 1094.6, or such shorter time as required by State and Federal Law.. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 7th day of March 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN: SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA N:\DEV\RESOS \381 Pennsylvan ia -deny appeal. rtf THIS PA GE INTENTIONALLY LEFT BLANK RESOLUTION 2011- RESOLUTION GRANTING AN APPEAL OF A PLANNING COMMISSION DECISION DENYING A REQUEST OF A TWO -LOT SUBDIVISION ON PROPERTY ZONED R -1:8 APN: 510 -41 -057 SUBDIVISION APPLICATION: M -10 -004 PROPERTY LOCATION: 381 PENNSYLVANIA AVENUE PROPERTY OWNER: 381 PENNSYLVANIA AVENUE LLC APPLICANT: GREG HOWELL APPELLENT: MATTHEW HABERKORN WHEREAS: A. This matter came before the Town Council for public hearing on March 7, 2011, and was regularly noticed in conformance with State and Town law. B. Council received testimony and documentary evidence from the applicant, appellant, and all interested persons who wished to testify or submit documents. Council considered all testimony and materials submitted, including the record of the Planning Commission proceedings and the packet of material contained in the Council Agenda Report dated February 24, 2011, along with subsequent reports and materials prepared concerning this application. C. The applicant proposed a two -lot subdivision on property zoned R -1:8 located at the southeast comer of Pennsylvania Avenue and Wissahickon Avenue, The 24,433 sq. ft. property is currently developed with a 1,794 square foot two -story residence, detached garage, guest cottage, pool house, and barn. Properties to the north, south, and east are all developed with single- family homes while the property to the west is a multifamily residential complex. D. The application was approved by the Development Review Committee on November 16, 2010, and appealed by Matthew Haberkorn on November 16, 2010, based on his ATTAc 12 belief that the application was not consistent with the Town's General Plan, Town Code, or CEQA requirements. E. The Planning Commission considered they appeal on January 26, 2011. After considering all testimony and materials, the Planning Commission was unable to make the required findings to deny the subdivision and consequently voted to uphold the decision of the Development Review Committee to 'approve the application acid denied the appeal. F. The action of the Planning Commission was appealed by Matthew Haberkorn based on his belief that the Planning Commission erred or abused its disdretion m that the application did not conform to the legally required process and that the findings provided lacked supporting evidence. G. Council has determined that the Planning Commission erred in its decision in that the project is not consistent with the General Plan and therefore the required findings to deny a subdivision pursuant to the State Subdivision Map Act can be made RESOLVED: The appeal of the decision of the Planning Commission on Subdivision application M=10 -004 is hereby granted. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California on the 7th day of March 2011, by the following vote. COUNCIL MEMBERS: AYES: NAYS: ABSENT: ABSTAIN`. SIGNED: MAYOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA ATTEST: CLERK ADMINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA •N:\DEV\RESOS\381 pennsylvania- grantappeal.rtf THIS PAGE INTENTIONALLY LEFT BLANK PROVENCHER &'FLATT, LLP 823 Sonoma Ave. Santa Rosa, CA 95404 Phone: 707 - 284.2380 Fax: 707 - 284.2387 ATTOR YS AT LAW Ct, ; , Douglas . Pro TOW � LCG GATE bE#AFkTMENT rn, H k I.Tt OF COUNSEL Janis H. Grattan Rachel Mansfiel&Howlett Mayor Joe Pirzynski, Los Gatos Council Members 110 E. Main .Street Los Gatos, CA 95030 Phone: 408- 354 -6801 Fax: 40.8- 399 -5786 Email: council c@ losgatosea.gov ilia hand delivery, email, fair, and U.S. rzrail Re: Appeal of Planning Commission's decision to approve Categorical Exemption for 3 81 Pennsylvania Avenue Dear Mayor Pirzynski and Council Members: I am writing as newly retained counsel, in place of Kristina Lawson, on behalf ofM'aM__1 w Haberk6rn and Cifizens Advacafii � B "titter "Planning (C14BP): I have reviewed the Town's file for the proposed subdivision project, the two attached letters from historic experts Ward "Hill and Paige Swardey, .Esq., and former counsel Lawson's letters to the Town. It is my professional opinion, as a band use attorney familiar with the laws of CEQA, the Project does not qualify for a categorical exemption and the'Tow - n's analysis is legally inadequate for the following reasons. Categorical exemptions are appropriate solely for Projects that have been determined not to have an effect on the enviromnent. (CEQA § 15300.) 1) A categorical exemption "shall not be used for a project which may cause a substantial adverse change in the significance of historical resource.' (Guideline § 15300.2.) A project with an effect that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment. (Pub. Res. Code § 15064.5(b).) There is substantial evidence in the record that the Project may result in historic impacts as verified in the letters of historic experts Ward Hall and Paige Swartley, Esq. (Attached reports incorporated by reference.) ATTACBMENT 13 L to Las Gatos Town Council Re: Appeal; Categorical Exemption 381 Pennsylvania Avenue March ?; 2011 P , ? age 2b f 2) CEQA guidelines define a "project" as the "whole of the action which has a _. potential for resulting in either a direct physical change in the environment or a`reasonably'foreseeable indirect physical change in °the environment (Guideline § 15378.) Foreseeable future development components of the Project have not been considered analyzed for their potential to impact historic resources,,.thus_.the Town has failed to consider the and indirect effects of the "whole of the action." 3) The existence of a historical resource on the site qualifies as an "unusual circumstance" requiring the Town to further consider the Project's potential to impact, among other things, aesthetics, traffic, noise, drainage; and sewage and the Town has not, (Corritrzittee to Save the Hollywoodlanct Specific Plan v. City of Los Angeles (2008) 161 Cal.App.4` ' 1168.) 4) Mitigation measures have been proposed for the Project in the form of conditions of approval for, among other things, aesthetics, traffic, noise, drainage, and sewage. (12/1/10 Conditions. of Approval; 11/16/10 Development Review Committee. Minutes [ "It has been determined that although the proposed project could have an impact on the environment, there will not be,a significant effect because appropriate mitigated [sic] measures haye,.been incorporated in the form of conditions of approval."].) _ Imposition of mitigation measures for a categorical exemption is prima fascie „evidence that the Proje#may have environmental impacts that should be subjected to environmental study. (Azzu aLand Reclamation Co. Lh v. Main Sari Gabriel Basin Watei zater (1997) 52 Cal:App,4 - .1164; Salmon Fr•otection & Matershed Net•rvork v. County of Alfar•ih (2004) 124 Cal:App,& 1098.) Further evidence of potential impacts to land use, hydrology, drainage, and inconsistency with area plans policies are laid out in Kristin a Lawson's letters to the Town, here incorporated by reference. (Kristina Lawson, Esq., Miller Starr Regalia_ letters to town 8/31/10, 11 /15 /10, 1/11/11 } For the reasons set forth, CABP requests the Town Council grant the appeal of the Planning Commission's decision and require „an _EIR be prepared for the Project. y. . wu_ • Sincerely, Rachel Mansfield - Howlett WALL Architectizia' History - Historic PreservatiOrt February 16, 2611 ' Town of Los Gatos ,Las Gatos C . .:. 116 E:'Main Street .. Phone: 408 - 354 -6861, Fax: 46'8 =34g -5786 Email: coundlg.losgatosca.gov ... Via email.and fax Re Categorical Exectrpti:on for. 381..Pennsylvania Avenue Dear Council Members . . ........ ..... . 1 am, an architectural historian wath 31 years'of experience. (Curriculum: vitae, attached.) L have.reviewe the'liistorical background for the'McCuIlagh.,Guest' House at 381 Pennsylvania Avenue.and the,xatego.rical exemption For the , proposectsubdiyts on project and find.that'th'e exemption is inadeq zate.and incomplete.a'nd. does not constitute `compliance, with CEQA An initial`study siZOUld be prepare'd.for the Project because'there is a: reasonable:possibility that the project may cause a substantial adverse change:in the'significance of ! . historical resources. Further,:tl e`subdivision shbtild.be' considered together ". vinth any foreseeable future development projects on the site so. tllat.all of the'. :.envir6nmental impacts 'af tlie'whole of the:action* are considered at ;the earhest time feasible and prior.to, any issuance of`Town apgroyals .. Built sometime in the :189os,'Town -staff •stated the McCiillagh Guest House at 381 :Perinsylyana Avenue 'meets the �resurn bon'-For being a significant historic resource -as it �s yYell over 56 years :ald (January 12, 2611 Planning Cornmissio.n.Staff Report pg..9,� :This concurs with the National Register`s presuniption.of:eligibility for desigriat o:n: The Los'Gatos Historic Resources inventory alsq Iists the property as ".5S" which it defiizes as a 3124 Octav Street, San Francesco, California 94123 Pfione; 413 -441 -4071 Fax: 415 -441 -4393 0 Letter to Los.Gatos_TbNvn Council Re Categoric al 381.Pennsylvania Avenue February .15, 2011 ,. Page.2 2 property that "appears eligible, irs an individual RSN'72,g; forlocal Historic s! nation," - Em hasis a dded The Los Gatos Assn has .identified g ( de p. ) the.home,as one of the landmark older homes -in, the'community. There is also a barn, other structures, aiid the `estate, grounds, which contain trees that date. .ba to h e's construction that should be included .in the resource's setting ck The McCullakh Guest House was once a'p.art pf the historically uriportarit McCullagh =Jones House and.estate.that is generally acknowledged to be "the most 'architectural ly significant bullding.in the Town of (1991 ' ; . Invent Arine Bloomfield or ) y It is especially Lmportant that historic resources be reviewed in context with the.entire setting. The proposed subdivision proposes alteratlor� o,f. the :' historic setting triggering the need for environmental review ; CEQA has always. protected the built environment..A project with an.:effect that - may cause a substanfiial adverse change in the significance of.an historical resource.is a prolect.that May l. ave,a. significant effect o n the en [Pub..Res.,Code.§ a 15;064.5 f1)) The McCullagli House and its environs are deservini ' of high level of enyironm:ental , scrutiny and study. The purpose oFenvironmental review is quite,practical to proviele .` . ` government aril the public with detailed information about potential proleet impacts, to analyze ways in which significant effects ,might be minimized, and to evaluate feasible alternatives. -(Pub Resources td&§ 21061;; Guideline § 15003, subd CEQA achieves its purpose of l ong- term.protection of the C ) environm ent b fun as an. environmental full disclosure statute, and.. y g preparation of an environmental .docum acts as the disclosure document. (Rural Laridowrier�Assocratan v.;Ctty.Courted:[1983) 143 Gal App 3d 1013, ; :1020.) tai review,, the be�ni fit5'o EQA f this essential .... C canno ' Protection o f tbe,achleved.and hstoric'resaurces.maybc impacted. Ward ill Architectural. Historiari WARD FALL `QUALIFICATIONS..& BACF�GRQ ' ND . rcpiteptural Historian Ward Hill has been active in . architectural histo ry and lst - 6,4 : building restoration : in 'Northern California .far thirty years. He has .a B:A. from'the Uruversity`of 'California, Santa Barbara in American Studies and Literature; and a.M:A.'Archiiectural History`from'the tJtuversity.of Virginia with an emphasis iii Artierican Architecture: aril Historic Preservation. From 1979 -to 1983, �1ie. was involved in:both the evaluation: and. restoration 'of liistonc:buildings - Assista as-the Technical nce Director for the Found`atian foi; FM Cisco's.Architectural Heritage Mr Hili..lZas..'beeri' e staff arcfiifectural historanfor the San Francisco architecture /planning fiim; Face & Tttrnbuil, and he leas worked as a private developer .involved ii*. historic : S building restoratiari rehabilitatian...ince .` 1990, Mr; ;Hill has'been the ents for environprinclpat ,1p his own 'consulting firth specializing m ,prepamg historic architecture'assessmmental impact reports. : ; .: , In his,worlc as architectural histoiiatl; Hill has c o#leted over a hundred historic architecture reports ::under ' :Section: 106 '. :of :ahe hiational:''Historic_' :Prdse1 i7ation •': Act . and the ,California Environmental ;Quality :Act `(CEQA).. These'.repoi ts. incIude; • an - evaluation 'and idetitiftcatian :.of Iustorie archltecttiral.:resources; an, analysis of :project Impacts and 'a presentation`of rnTtigation alternatives'where•irripacts are identif7ed IVIr. Hill's notable' past, projects 'iriclude.the.Eriviiotimental Assessment for the San Francisco Ferry Building`Rehabilitatidn, the. ,Sail, Francisco Zoo Ivlaster ' Plan; anci EIR for'tlre Greystane Cellars ,renovation p'rojeei (Culinary Institute Of Arh6ridd),'St., Helena Asa consultant far.tlle Federal Emergeriey'Management Agency (FEIVIA }, IYIr. Hill worlced with the:FEMA Director of Historic Renew ui- ieviewtng projects far Section I06 :carr California pltance.in rnia an Qregon.. ' Mr..HiII's e � Section 1.06. con Hance p work .for:the,Califarfiia Department."of'Isasisportation. incltide;•the Route $4':Realignlrient Project (which mvolvecl':evaluating over,$0 Pre =1946 buildings), the 1Vlission Bauleyard,'Osgcod Road;'and, tlie.Alvaraao Boulevard .Widening projects, in .A : County; .the.Vasco Rgad.Iltterchange projeet,,Livetmare; the Highway 4 W'idetiing Project. paiate projects ir;ttte Pittsburg' anti 'Hercules.areas )..:IvSr.'Hill has. also completed the'.Sectton.106 historic' ;... architecture: studies. for the .BART extension- to .`San Francisco :e =Bart project in . Eastem: CIaralAlContra Costa Cauinty;'in.addition;to' fhe V asotl3 'Cbr' nd ,Capital Avenue, East.gailta ' um :F2ack..Liglit Rail Projects in Sari - Jose for: the.Vy Tr alleansportation Agency :(VTA): Other VTA projects have ncluaed the_Highwvq -87'v* ,' denip project anti the Coletiian: Avenue /880 ,Interchange project. Section .106 reports•'involvirig. historic bridges have incluaecl the Park'ancl . street Bridges Seism7c Fcetroft:Pro,}ects iri OaI�land; tl�e Gatilt B �d r.'I�evada CI' Oalcville'Bridge, I>iapa County. He •recently completed a report for, tlteNapa River,Flood.Control ' project.for •the Army Corps of Engineers. In addition". 'to working 'for major. government, agencies, Ivlr:..Htll has prepared reports, fora nuiAer of. pitbhc'uti , lities including 5authelu Califortua Edison .(Big Creek Hydro - electric project }, and ..p CT 'E Ivlr: Hill else woiked on`'.tlie phased comprehensive Historic Resources survey of�the City of Fremont in 2000 -2009. Mr. Hill has been the. President of the Northern California Chapter of the Society of Architectural. Historians' * 2001 (web site nccsah.org }. He.is also.an'aetive member .af*the:Natiohal:Tritstfor Historic Presery liitecture.Fonttzi' ation, the Vernacular• Arcand.tlze California historical Society. He has written :several articles: and given.'lectures ati topics- in architectural history :' ''' storio preservation. Mr. Hill contributed `.the :Sail 'Mateo- County` chapter apter to the recently . pubIished k eY l Guidebook to San P'ratzcisco .'a the $cr}i �lr-ea (Gibbs �Smiih, 2007r acid he is Wonting on a book, Sari `F 'Aca � erncisaq Pe�iirrrzrla Floirses,= 1870 - 1940 for New. York publisher, tl�onthus Press slated;ta be.published in 2011: : ' : THIS PAGE INTENTIONALLY LEFT BLANK Ifs s S T CONSULTANTS LLC Seth A. Bergstein Paige I Swardey, Esq. 4 15.515.6224 415.515.6227 seth@pastcDnstilt,ints.com paige @pastconsuitants.com February 20, 2011 Mayor Joe PirzynsId and Members of the Los Gatos Town Council Town of Los Gatos 110 E. Main Street Los Gatos CA 45030 Re: Subdivision Application M -10 -007 (3 81 Pennsylvania Avenue, Los Gatos) Dear Mayor Pirzynt1d and Members of the Town Council: On behalf of Matthew )-laberkorn, I. have reviewed Subdivision Application M -10 -007 for the property at 3,31 Pennsylvania Avenue, Mr. Haberkorn appealed the Planning Commission's January 26 project approval. The property owner is 331 Pennsylvania Avenue, LLC (Gregory and Diana Howell, or the Howells) and the Howells' architect, Chris 'Spaulding, AIA, is the project applicant. The Planning Commission approved the subdivision application under California Environmental Quality Act (CBQA) Guideline Section 15315, the categorical exemption for Minor Land Divisions. In my.professional opinion as a historic preservation consultant, the project does not qualify fora categorical exemption. First, the Town improperly segmented the review of several related projects that impact historic resources on the Howells' property. Second, the Town unlawfully approved the categorical exemption with mitigation measures. Third, the historical Resources exception to the categorical exemption applies because the record contains a fair argument of potentially significant impacts to historic resources, requiring an Environmental Impact Report. Accordingly, the Town Council must deny the categorical exemption, prepare an Initial Study and conduct a thorough CEQA review for all related projects at 381 Pennsylvania Avenue. V Pro-fessional Qualifications I hold a master's degree in historic preservation planning from Cornell University, a law degree with a concentration in public law from Cornell University, and a bachelor's degree in urban studies from Vassar College. I meet the Secretary of the Interior's Professional Qualifications for P.O. Box 283, Petaluma CA 91953 SxrvLfiv.pastconsultants com Town of Los Gatos; Subdivisio, pptication M-10-007 Pennsylvania Avenu, February 18, 2011 Architectural History and History. I have been in the historic preservation Feld since 1992 as a consultant, attorney planner, advocate and educator. I am a former president of the Board of Trustees of the California Preservation Foundation (CPF), the only statewide nonprofit organization in California dedicated to preserving. California's historic and cultural resources. I served on CPF's Board for six years ai d as CPF's professional - h storic preservation staff member -for four .years. - Immediately before joining PAST Consultants as a founder and principal, I was a CEQA petitioner's attorney focusing on the protection of historic resources. Although I am a licensed attorney, PAST Consultants is not a law firm and I offer my professional opinion here as a preservation consultant, not as a lawyer. The Town Unlawfully Segmented Environmental Review The property at 3 81 Pennsylvania Avenue contains a historic main house (circa 1880 -90), a historic cottage (circa 1880 -90, formerly a barn) and other outbuildings. Mary McCulhagh occupied the property from the early 1900s to 1936, so this letter refers to the property's historic resources as the Mary ivlcCullagh House and Cottage.' To properly assess the proposed subdivision's potentially significant impacts to these historic resources, the Town must review all related projects simultaneously. Under CEQA, all phases of a project.must be, -considered - as the "whole of the action'' so that "environmental considerations "do not bee orne submerged by chopping a large project into many little ones, each with a potential impact, on the environment, which cumulatively ,2m may have disastrous consequerices The Howells and the Town of Los Gatos have unlawfully segmented project review'related to 381 Pennsylvania Avenue. The Planning Commission has approved the project under CEQA Guideline Section 15315, the categorical e;cemption for Minor Land Divisions The January 12, 2011 Planning Commission Staff Report for the,Subdivision Application states that `.`[n]o additional development is proposed or approved with the Subdivision Application" and "[t]he proposed subdivision will not impact. the historic nature of the house in that no changes are proposed to the house or guest cottage. " Eowever,lhe Town is separately reviewing Howells' designs for a proposed remodel of and additions tp the lustoric Nh , cCu11 gh House and Cottage To comply with? CEQA, the Town M ust review the proposed subdivisipr and alterations together. In July o0I0, the'Howells applied for a iblmor Residential Application MR 10 -008 to build a second story addition to the Mary IVScCullagh Qri July 22', 2010, the Hoviells.applied for °a Certificate of Compliance to legalize two lots and fora Lot Line` Adjustment. `The Town advised the Howells that they needed to provide additional information or apply for a two -lot subdivision. The Howells applied for the subdivision on August 16, 2010.' In the interim, on July 28, 2010, , the Town.'s Historic Preservation Committee reviewed the proposed additions to the historic Mary This letter describes the;pioperty's history in a subsequent section entitled "The Historical Resources Exception Nullifies the Categorical Exemption.. "' '- Bvrba�7k- Glendale - Pasadena Airpoi Authorio? v. Hensler (1991) 233 Cal.App.3d 577, 592. ' Planning.Commission Sl Report, 391 Pennsylvania. Avenue/1V1- 10- 007,_January 12, 2011, 7. ° "Agenda: Town of Los Gatos Historic Preservation Committee," July 28, 2D 10. 5 Planning Commission Staff Report, 391 Pennsy'Ivania,Aveiuelhl- 10 -D07; January 12, 2011,2-3. Town of Los Gatos: Subdivisii,. .pplieation NI-10-007,381 Pennsylvania Aven4.. February 18, 2011 Paae3 of 9 McCullagh House. The Town received and stamped a set of architect Chris Spaulding's drawings on September 21, 2010. The proposed changes include additions to the first and second floors of the Mary McCullagh House, a new basement, and an addition to the historic Cottage. TI drawings show two lots with a "proposed Boundary" line dividing them and they Iist the applicable parcel size as 13,081 square feet. These notations clearly tie the proposed alterations to the pending Subdivision Application. Curiously, the Planning Commission Staff Report notes past alterations to historic properties in the neighborhood but fails to mention the Howells' pending modifications to the Mary McCullagh House and Cottage. Instead, the staff report simply states that "[tlhe proposed snUdivisiog will nat inilract =tlie hisforic nature of the house in - that nts changes are proposed =to the house or guest cottage" and "any new development subsequently proposed [on the new lot] will be required to be consistent in size, massing, and architecture with those in the neighborhood. No additional development is proposed or approved with the Subdivision Application." 8 This information is incomplete and misleading. At the January 26` Planning Commission hearing on the Subdivision Application, Associate Planner Marni Moseley noted that "the application for improvements to the house on Lot I was put an hold after being fully reviewed by staff. The next step for the Minor Residential Application would be to put up :story poles and notify the neighbors." Ms. Moseley noted that she was not sure whether the Historic Preservation Committee was aware of the Howells' other project application when they reviewed the proposed alterations to the Mary McCullagh HousO These projects are obviously related but the Town is unlawfully segmenting their review, Also, the fact that the Howells applied for a subdivision indicates that a project on the proposed new lot is likely in the near future. The Town should conduct CEQA review of all of these projects simultaneously. The categorical exemption is improper and the Town should prepare an Initial Study and conduct simultaneous CEQA review for all related projects at 3 81 Pennsylvania Avenue. The Town Unlawfully Approved a Categorical Exemption ti�ith lYlitigation Measure's This project is not eligible for a categorical exemption for Minor Land Divisions because the Town included mitigation measures as conditions of approval. Imposing .mitigation measures when adopting a categorical exemption unlawfully avoids CEQA's procedural and substantive requirements. (Azusa Land Reclamation Co. v. Main San Gabriel Basin 6Yatermaste7- (1997) 52 Cal.App.4`' 1165,1199-1201.) Categorical exemptions cannot include mitigation measures to reduce potential impacts. (Salmon Protection and PVatershed .Nets -vorlc u. Cout7ty of 1pfarin (2004) a "Summary Minutes of a Regular Mleeting of the Historic Preservation Committee of the Town of Los Gatos for July 28.2010." 7 "A Proposed Remodel & Addition for Howell Residence, 381 Pennsylvania Avenue, Los Gatos, California," Chris Spaulding, Architect, revised September 20, 2010. Stamped "Received Sep 212010 Totem of Los Gatos Planning Division." The plans indicate.a 91.5 square foot addition to the fast floor, a 309 square foot addition to the second floor and a new 754 foot basement (also listed as a 552.5 square foot basement). A chart states that no addition will be made to the historic cottage but the drawing states "7' 8" proposed addition to cottage." S Planning Commission Staff Report, 381 Pennsylvania Avenue/MI -10 -007, January 12, 2011, 6 -7, 9. s Planning Commission Meeting Action Minutes, January 26, 2011. The Howells had filed the Certificate of Compliance and Lot Line Adjustment before the Historic Preservation Committee met in July. They changed it to a Subdivision Application in August. Town of Los Gatos: Subdivisk,. pplication N1 -10 -007, 381 Pennsylvania Menu - February 18`, 2011- _ Paee 4 of 9 125 Cal.App .4th "1098). Here; the Town of Los Gatos has mitigation measures related to n traffic, oise, drainage, sewa and other impacts For example, the long hst of thirty six conditions u�cl'udes a "Traffic lrrigact Mitigation Fee" Condition 20 tD :The Mutt anon measure states tn- art that `TheeveIo - er -shall - a a ro ortional - ( [sic] the project's share of transportation improvements needed to`serve cumulative development within the Los Gatos' andarnposed a fee -to be' based on the project's final plans. Not only . is this' a mitigation measure for 'traffic impacts; but the mitigation language also concedes that the project has' curnulative impacts; wlueh must be studied ui a CEQA aualysiS. - The Town also irnposed- ntigation_ measure for - construction noise i:mpaets (Condition 33), mitigation, measures for drainage impacts (Conditions 16, 17,:22; 23, 24 and 34); mitigation measures for sewage impacts (Conditions 30 and 31), and required Architectural and Site Review for any proposed development (Condition 32)> ::The -Tovvn'`s efforts to'downplay these nutlgation measures` does not change their character. -- Iri the January' 11 1 Plan"hing Commission I Staff Report, the Town claims that the Noise Ordiiiance will govern future development or use of the site. This is a- typical CEQA mitigation measure for noise impacts. ;The Towrialso claims - that "when future development is proposed :on the new. -lot's the anticipated traffic increase "would not be considered a significant impact, and will be niitigate l by the assessed Traffic mitigation fees inchrded as a Condition ofApprbvcrl. " The fee is still a mitigation measure for traffic impacts. Imposition of these and other measures makes the categorical exemption unlawful and the Town must prepare an Initial Study to determine the appropriate level of CEQA ieview. The Historical Resources Exception Nullifies the Categorical Exemption The project is also ineligible for a categorical exemption because the Historical Resources exception applies. CEQA Guideline Section 15300.2(f) states that "[a] categorical exemption shall not be used for a project which may cause a substantial adverse change in the signiIf'cance of a historical resource." The Mary McCullagh House's status as a historic resource is.not in dispute. Indeed, it is one of the Town's, earliest buildings.; and is 'as'sociated.-,with the McCull"agh family'.and the Willis. Polls designed IvieCullagh -3ones House (National.Register of Historic Places, California Register of Historical Resources,.Town of:Los..Gatos Historical Landmark). However, the Town has failed to analyze adequately the potentially significant impacts of the proposed subdivision, the Howells'. plans to modify the historic Mary McCullagh House and. Cottage, and potential future development adjacent to the historic resources. The record contains a fair, argument that these projects have.. potentially significant historic impacts. Accordingly;: the Town must prepare an Initfid Study an co'd uct a thorough CEQA review of all pending and foreseeable projects at 381 Pennsylvania Avenue: 10 "Conditions of Approval — November 16,2010," attached to January 31, 2011 letter iiom Wendie R. Rooney, Director of Community Development to Gregory Howell. " Planning Commission Staff Report, 381 Pennsylvania Avenue/lvi -10 -007, January 12, 2011, 9 (emphasis added). Town of Los Gatos: Subdivisio.. - pplication ivf -10 -007, 381 Pennsylvania Avenues February 18, 2011 Paee 5 oF9 Alfaty JlfcCullaglt House and Cottage: Under CEQA, "historical resources" include resources listed in or eligible for listinb in the California Register of Historical Resources; resources included in a local register of historical resources or identified as significant in a historical resource survey; and resources that a Iead agency determines to be significant for their history, architecture or other factors. The Mary McCullagh House and Cottage at 381 Pennsylvania Avenue qualify as historical resources under CEQA. The property at 381 Pennsylvania Avenue is associated wits siblings Frank and Mary McCullagh. _ Frank McCullagh was a town four'A who -' am d-Pentsylvania axiciWissah ckon= avenues after his state dhd Philadelphia's Wissahickon Creek, respectively. In 1880, FrankMeCullagh moved to Los Gatos and bought substantial acreage. He donated land for what is now .Fairview Plaza Park. In June 1 885, McCulIagh created the Fairview Addition subdivision, hiring the San Jose Finn of Herrmann Brothers, Land 'Surveyors to survey the property. It is now the "Fairview' Plaza Historic District." The Victorian and Craftsman style homes in the district retain their historic character; many pre -date 1900. The cul -de -sac street called Fairview Plaza retains its original configuration with a landscaped island. The McCullagh family is also associated with St. Luke's Episcopal Church in Los Gatos. In 1882, Theresa _Rector Lyndon donated property for an Episcopal church. Frank McCullagh and his wife belonged to the congregation and FrankMcCullagh's mother -in -law, Mrs. Thomas Evans, visited then? in Los Gatos and heard about plans for the church. She returned to her home in the Philadelphda neighborhood of Germantown and organized her St. Luke's church to contribute money, furniture and boobs for the Los Gatos church. The Los Gatos congregation named their church St. Luke's to honor the Pennsylvania congregation. It was built in 1883, burned in 1901 and rebuilt after the fire. 1 ' In the 1880s, Frank McCullagh built what is now knotivn as the McCullagh -Jones House at 18000 Overlook Road on a 200 -acre prune orchard, located on the next block from the project parcel. Stone columns marked the property's main'entrance. McCullagh sold the property and the new owners divided and sold part of it. At the turn of the century, McCullagh repurchased and remodeled the Victorian home he had built in the 1880s. His urr_married sister, Mary McCullagh, reportedly admired the California Missions., so Frank McCullagh hired noted California architect Willis Polk to remodel the house into the Mission Revival style. In 1901, Polk split the house in two, built a loggia and living room between the two sections, and applied stucco and a tile exterior. It was reportedly one of the first Mission Revival homes built in California. 16 The McCunagh- 12 CEQA Guideline § 15064.5(a). '' Stephanie Ross Matthews, "Los Gatos" (Los Gatos Library and Museum History Project, 2009), 79. j "' Ordinance 2167, "Ordinance of the Town of Los Gatos Amending Ordinance No. 1918, Effecting Zone Chance No. 89 (Fairview Plaza Historic District);" October 20, 2008. is Sara Powell Millar, "History of St. Luke's o FLos Gatos, 1882 — 1982," St. Luke's Episcopal Church, Los Gatos, CA, http: /fsttulceslg.org/Millar- Histary- complete.htm. is Willis Polk designed many famous California buildings, including.Filoli (Woodside), The Carolands (National Register, Hillsborough), and San Francisco's Hallidie Building, Flood' Mansion and Beach Chalet (all in National Register). Julia Prodis Sulek, "Lookiloos: A peek at a Los Gatos estate." San Jose Mercury News, April 12, 2010. "Pennsylvania Avenue 381" Hooked on Los Gatos: Library and Mzrseirm History Project, :Los Gatos Public Library, http: ! /ww-w.historyloseatos.org/cdm4 /item viewer. php? CISOROOT= ` /`2Fres &CTSOPTR= 39&DMSCA.LE= 80.00000& Town of Los Gatos: Subdivisic. pplication M -1 007, 381 Pennsylvania Avenu, February 19, 201 Paae 6 of 9 Jones House is listed in the National Register of Historic Plates and the California Register of t7 Historical Resources and is a Town of Los Gatos44istorical'Landmai-1c, 17 InI939-, the McCullagh estate sold the house to Dr. Horace Jones, the McCullaoi't doctor. .Sometime .after-.l 9.04-,. Franle =IvIcC.ullagh,pur-chased.-the-hotise at,3-8-1 PennsyLv.atia.A-v.enue--for-Ilis ... ... ..... sister, Mary. Around 1880-90, New England - textile businessman Everett Pomeroy had built a Queen Am'ew-styld house on the property using. old' growth-redwood. Subsequently, a Mr. Steton purchased 'it and rented . it'out-to S' Dean Balch :m' - 1 904. a protnin eht local' citizen who ran the ffar lc' Los later became pr''eside NatiofialA34L L - Gatos and Mayor of Los Gato*s.-i.After Balch moved his -family to a-1V1asso1.Av6tiue hb eFrahk bought 3'81: Pennsy'.1vaiud Avenue. Mary. M*6ved in and,,mad'6.tr'etille a'ni organization for ' the blind. She lived In the home until her death in 1936. - The McCulla -h estate sold th ho in . 21 19' )9 to Dean Balch'!s son Bill Bal He'sold it'-to Morton atd'Mar garei Manson in' 1 962 , The Mansons or-a previous owner converted the historic barn into the Cottage �-, 22 r B 1971, the Los Gatos Museum Association had identified the Mary' McCullagh'1466se as "oiie bf the landmark older homes in the community" and the grounds included an orchard as well as a pine and 23 fig tree dating to the. home's construction. In 1973, the Historic Home Awards Committee in Los ?- ...... and honored 381 Pennsylvania Avenue and Dr. d Mrs. Manson with a Historic Home plaque. 2 The property is located. in the historic Glen Ridge neighborhood. The Town of Los Gatos. considers the Mary McCullagh Hc�6ie to be historic, stating that "the existing house at 38.1 Penn is considere . , hi . s in that it Was constructed prior to Gatos Hist 1941.' TIM 1991 Los oricReso Inventory rated 381 Pennsylvania Avenue as a 2 6 "5S," meaning that it "appears eligible for local designation.` There the property at 381 Pennsylvania Avenue is considered to be historic for CEQA purposes. DlvfWIDTk1=600&DNE-IEIGHT=60.0&DIYNODE=viewer&DN9-'ULL7=0&-DlvlOLDSCALE=2 IvIY=O&DMTF-XT�=&DMTHlJiVM=I&REC=I&DMRQ,TAtt�= "McCulla House," National Register of HNtoric Places, National Park Service, p ditn "of the Inferior. e, e Resources listid in the National Register bfHisf6ri Plc , v,'-a"u't'o'm i atfcally listed in the'Cali*fbmia Regis�tet of Nat Historical Resourdes. (California Public kesources Code § 5024A(d)(].);."McCullagil=j orfd6 Hbiise;" loftil Register of Historic l Par Nation Places. ak Seryica Dep n d gtme.., t,of th jni.,riPr.),jhe Town's 19.74,historic desigriation noted that the hous "is the "most,architedt&ally significant,bui , building Ath e T , own of Los Gatos It-is also,one'of the most . . , 'V;. oj _M %, " c ountr y. — : - , " impofiantjylissionReviv s in the en country. d�i�aq sel'6qted the it as , W � . t he "T _ ouse and dk. signation app! ies b first West Coast home �6'aiued i_ Qp�. tbe local histond'de` [i7 , . grounds within at',U�Mgnation brbunda�ry. (Ton ofL65'"Gdtos FMtoric 4-,J974.) 19 Julia Prodis Sulek. 'Lookiloos: A peels at a Los Gatos estate," San Jbsd.A News, April 12, 2010. Rita Bearnish, "Old and New Characterize Manson House," unknown newspaper, undated. 19 Pita Beamish, "Old and New Characterize Manson House," unknown newspaper,,undated. "Older,hoffies must be listed by March 15," Los" Gatos Ties 0&ervef,14arch 12,: Rita Beami 1 and -New -; drac I ftze:Mdnion House," unk-no"Wn newspaper, undated. 'Trnnsylv' ania Avenue 3 8 1" Hooked 617 Los Gatos: Library fzi��Ll lint His 1 1 ' qlyk - bfdcf, Los: Gatos Library, http://,V,rtiv. s.org/ At - �m. vi , ew6 f. I php?CISOROOTi=%2F e-t&CISOPTR=39&t)vISC,;kLE=80.0'00()O& DTv[WTDTH=600&Dty&MIGHT=600&DIYDAODE=viewer&D1vlFML 0 &DMX=0&D ivrY=O&DM. Bearniih, afidNe Characterize Manson House,' unknowvn newspaper,-undated. 21 - Olddewomits: inust listed by-'March 15," Los Gatos Times . Obs6r9er' , Mardh'12, 1971. 24 "1 40-. i�CohtesfWinners;" Los Gatos Times Obsemer, 1973. 31 pl - 71, - , - anning SthffRejYdrt, 381 Pennsylvania Avenueflvl-1 0-007, Januarv.12, 2011.,9. 21 Anne Bloomfield, Los Gatos Historic Resources Invenlory (June 1991), Town of Los Gatos: Subdivisic- ,PPlication M-10-007,381 Pennsylvania Avenu,; February 18, 201 I Paee 7 of 9 Historic finpacts: A project "that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment," and mitigation is required 27 "Substantial adverse change in the significance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an lustorical resource would be materially impaired. "' The significance of an historical resource is materially impaired when a project "[djemolishes or materially alters in an adverse mariner those physical characteristics of an historical resource that convey rats historical sipanlficarice and -that justlfyits inclusion - ln, ©i eligibility for; inclusion in CaliforniaRegister of I Istorical Resources," or its inclusion in a Iocal register of historical resources, or an historical resources survey. Here, the proposed subdivision, the proposed alterations to the historic Mary McCullagh House and Cottage, and the related future development of the proposed new .lot may cause a "substantial adverse change" in the significance of the Mary McCullagh House and Cottage by altering "the resource or its immediate surroundings such that the significance of an historical resource would be materially. impaired." 30 To determine the extent of potential impacts, the Town must evaluate the related projects' impact on the historic integrity of the Mary McCullagh House and Cottage. Generally, to remain eligible for listing in a historic register, historic resources must retain sufficient integrity of location, design, setting, materials, workmanship, feeling, and association- 31 Location is the place where the historic property was constructed or the place where an associated historic event occurred. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Setting is the physical environment of a historic property. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. Workmanship is the physical evidence of the crafts of a particular culture or-people during the property's development. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time. Association is the direct link between an important historic event or person and a historic property. The proposed subdivision, proposed alterations to the Mary McCullagh House and Cottage, and proposed future development may adversely impact six of the seven aspects of historic integrity: design, settings, materials, ivorbnanslup, feeling and association The Howells' proposed changes to the Mary McCullagh House and Cottage may particularly impact the property's historic design, materials, workmanship, feeling and association. It is necessary to assess the impact the proposed changes will have on the Mary McCullagh House and Cottage individually and collectively, how the changes will alter the relationship between the historic resources, and how the rest of the property will be affected. To prevent adverse irapacts, the changes should comply with the Secretary of the Interior's Standards for the Treatment of Historic Properties. Generally, under CEQA, a project that complies with the Secretary of the hnterior's Standards shall be considered to '' Public Resources Code §-21084.1. 2a CEQA Guideline § 15064.5(b)(1). CEQA Guideline § 15064.5(b)(2)(A), (B) and (C), 70 CEQA Guideline § 15064.5(b)(1). 31 U.S. Department of the Interior, National Park Service, Jational Register Bulletin 15: Hotiv to Apply the National Register Criteria for Evaluation (Washington, D.C.: National Park Service, U.S. Dept. of the Interior, 1997), 44 - 49. Town of Los Gatos: Subdivisie,._ _,pplication M -10 -007, 331 Pennsylvania Avenue February 13, 20 1.1 - be mitigated to a - level of less than a st impact 3 ' On July 28, 20 - 10, the Town's Historic Preservation Corr mittee r `eviewed the Howelfs' proposed modifications to the'p'operty but apparently did not - apply the-Secretary °of the hltei Sta7ld6rds.' The. Town must require such review to=assess .historic impacts. The proposed r suhdivtsion and futuredeveloprsmentwrll particularly impact the property's lustoric design, and eeli g, especially because the proposed lot line `is dizectly behind the Iustoric cottage. It will permanently separate the historic lviary NlcCullaah House and C- e from th traditional rear of tli'e property:` Portlier; new fencing' - will likely divide the parcels; cutting the original setting in half. The open space, plantings and setting around tiie'Ivlary ' McCullagh House and Cottage contribute to the property's historic significance. Indeed, they are a cultural landscape, defined as `"a geographic area; including boar cultural and natural resources and the wildlife or domestic a "'i'— i s"tlie ed with a hreiri associati:stb* event; activity, or person or e;4htbit ng atl er cultural or aesthetic•values'' � Thereforei uui ing the- properly�in Half ai d'build r g'on - the:, rear lot will have potentially si'"i can -impacts on the historic resources Develdpment on the new parcel, particularly a multi -story home, will also create visual and aesthetic impacts to the .histone Mary McCullagh House and Cottage. Architectural historian Ward Hill reviewed-the proposed project and agrees that an Initial Study is required "because'there is a reasonable pos`sibltty tliatthe proiectmay cause a substantial 'adverse change iri the significance of historical resources.' Specifieally;'tl "proposed subdivision ; e pr »35 proposes alteration of the historic setting triggering the need for environmental review, The Mary McCullagh House and Cottage are historical resources pursuant to CEQA: The proposed subdivision, proposed alterations to the resources, and future development on the new lot have a potentially significant I'M' pact on the histori'eai• resources. Therefore, the Town must prepare an Initial Study and conduct a thorough CEQA review of the related'projects. The Town: bf -Los Gatos has already lost important*exainples of its historic and architectural heritage. The- hi Mu star c y McCullagh House and Cottage are some of the oldest bWldin sin Los Gatos, are associated with the proiriirlent McCullagh fam l3r, and the Town rriust conduct the appcoprfi e C €QA g1ialysis .Based on the'record, the Subdivision'Application does not qualify for a categorical''exemption because the Town improperly segmented environmental review, unlawfully approved the - categorical exemption with mitigation measures; and khe record °contains a fair ''- CEQA Guideline § 15064.5(b)(3). 77 "Summary Iviinutes of a Regular Meeting of the Historic Preservation Committee of die Town of Lds Gatos for July 28,2010. "Charles A. Birnbaum, ASLA, Presenution prief36: Protecting Cultural Landscapes: Plan>ttng Treatment mid �blanagement nfHistor rc LanVscapes (Washington, D.C.: Technical' Preservation Services, National Parlc'smice, U.S. Department of dle Inteno�; 35 Ward Ward Hill, Letter to Los Gatos Town Council, February 16, 2011. Town of Los Gatos_ Subdivisie,,_ .pplication'NI -10 -007, 381 Pennsylvania Avenue February 18, 2011 Paae 9 of 9 argument of potentially significant impacts to historic resources, Accordingly, the Town Council must deny the categorical exemption and require staff to prepare an Initial Study and conduct a , thorough CEQA review for all related projects at 381 Pennsylvania Avenue. Thank you for your consideration. Sincerely, r Paige J. Swartley, Esq., Principal THIS PAGE INTENTIONALLY LEFT BLANK