Item 3 - 529 Monterey AveHPC 2-24-16
Item: 3
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2016\Monterey-529.docx
TOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
110 E. Main Street, Los Gatos, CA 95032
Phone: (408) 354-6874 Fax: (408) 354-7593
HISTORIC PRESERVATION COMMITTEE
PROJECT DATA SHEET
Project Data
529 Monterey Avenue (Continued from 11/19/2015)
Requesting approval to remove a pre-1941 property from the Historic Resources Inventory for
property zoned R-1D. APN 410-15-047.
PROPERTY OWNER: Edwin Manuele Mingoia
APPLICANT: Bess Wiersema
PROJECT PLANNER: Marni Moseley
FINAL ACTION BY THE HISTORIC PRESERVATION COMMITTEE
PROPERTY DETAIL
Date structure was built: 1909
Town of Los Gatos Historic Status Code: I
Does property have an LHP Overlay? NO
Is structure in a historic district? NO
If yes, what district?
If yes, is it a contributor?
Findings required? YES
Considerations required? NO
See back page of this document for findings and considerations.
Comments: The application was considered by the HPC on the November 19, 2015 Special
HPC meeting. The application was continued in order to allow the applicant time
to do additional research on the property and provide their findings to the HPC.
The applicant’s research and findings are attached.
Cc: Bess Wiersema, Studio 3 Design, 1585 The Alameda, Suite #200, San Jose, CA 95126
Required Findings
X As required by Section 29.10.09030(e)(2) of the Town Code for the demolition of
a single family residence (Preservation of historically or architecturally significant
buildings) and the Secretary of Interior Standards of any historic structure.
1. The building is not associated with any events that have made a significant
contribution to the Town.
2. No significant persons are associated with the site.
3. There are no distinctive characteristics of type, period or method of construction
or representation of work of a master.
4. The structure does not yield information to Town history.
5. Structural integrity of the building.
Required 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:
1 On landmark sites, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the landmark (and,
where specified in the designating ordinance for a publicly owned
landmark, its major interior architectural features) nor adversely affect the
character of historical, architectural or aesthetic interest or value of the
landmark and its site.
2 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.
3 For pre-1941 structures, the proposed work will neither adversely affect
the exterior architectural characteristics or other features of the property
which is the subject of the application.
Town Policy
That the work proposed is compatible with the neighborhood.
10 February 2016
Dear Historical Preservation Committee,
Attached please find our original submittal letter for 529 Monterey Avenue, for removal from historical
inventory, as well as a neighborhood evaluation, two structural reports deeming the structure to be
removed, and a massing study of the original structure on shape on its corner lot. At our initial meeting
with you, there was feedback stating that the house perhaps had some value to remain on the register.
We believe that the information provided more than satisfactorily shows that the house should be able
to be removed, and is a non-contributing structure:
• The home is NOT in a historic district as defined by the Residential Design Guidelines, in fact the
neighborhood is inconsistent in character and contains multiple styles and types of both
residential and commercial properties (Section 4.4) and (Appendix A "How to Read Your
Neighborhood). The home is NOT on a Landmark Site.
• Within the past 8 years, five neighboring homes have been removed from the register, as well as
a commercial lot being subdivided into two new residential parcels (previously single home)
further demonstrating that the neighborhood is inconsistent in character, and is considered
non-contributing overall from a historical perspective (see attached diagram).
• Per the Town Librarian and resources, nothing of historical significance has ever occurred in this
home (see original letter
• Multiple structural reports state that the condition of the building is not salvageable , in any
manner.
• Existing conditions and siting of the home on the corner lot further reduce opportunities for a
successful addition/remodel based upon current codes , design guidelines, etc.
• The style of the home is not one of architectural significance for the Town or the neighborhood,
and is not contributing to the style, fabric, rhythm, pattern, or character of the neighborhood .
While we appreciate that the HPC has a role to protect the heritage and integrity of the Town of Los
Gatos, it also has a responsibility to be consistent in determining the architectural contribution a home
does or doesn 't make to a neighborhood, especially one of inconsistent character, as defined by the
Design Guidelines. Removal of the existing home will eliminate blight in the neighborhood and allow for
a new home to better the overall character of the neighborhood, consistent with the Design Guidelines
for new home.
Respectfully,
B~ma
Principal, Studio3 Design, inc.
1.
2.
3 .
4 .
5.
Homes Removed from Historical Inventory
V.)
526 San Benito Ave
516 San Benito Ave
514 San Benito Ave
228 Thurston Ave
590 Monterey Ave
,529 Monterey Ave
15 mtn drive -home
..../
F.
RE:
Date:
Project Address:
Client Name:
Ladies and Gentlemen;
4x Engin ee rin g Inc.
Structure Condition Report
01/27/16
529 Monterey Ave
Los Gatos, CA
Studio 3 Design
As requested by the project owner, our office visited the job site mentioned in the
subject above for the wall:? through inspection at existing house on 01/22/2016.
General Condition of the House and Exterior
The overall condition of the house is considered to be poor. All exterior and interior
finishes show aging and deteriorations. There is high vegetation around the perimeter of the
house which blocl:?s the crawl space vents. Crawl space access size was too small for today's
code requirements. There was not an efficient rodent protection for this access hole. At the rear
porch existing slab shows movement and deep cracl:?s. All exterior post connections are
inadequate. The lumber used is not suitable for exterior application and has no decay
protection. There are some vertical cracl:?s on the site retaining walls along the front of the
house. (See photos 1 thru 14)
Crawl Space
The house has a crawl space and at some areas crawl space grade was closer than 12"
to the bottom of the floor girders. Girder supports were made out of non decay resistant wood
posts without a positive connection to the girders. We also noticed that existing house does not
have proper ventilation for the crawl space on certain areas. Some anchor bolts were installed
with recess in to the mudsill which causes loss in strength of the connection. Some electrical
wires were hanging low or laying on soils and were not properly installed. There is no under
floor insulation. (See photos 15 thru 17)
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x Engin ee rin g Inc.
Attic Space
The attic space access was too small for a regular person to fit in so we couldn't have
an immediate access to this area. We could peat:? in to a very small area and it seemed lit:?e
many rafters hips and ridges are failing and not adequate. We noticed some of the wood
members were touching the wood burning masonry chimney which is creating a fire hazard
(See photos 18 thru 20)
Interior
The whole house interior is mostly old wood plant:?s and plaster which may or may not
contain asbestos. The interior sheathings had a lot of random holes and it was evident that the
walls do not have any insulation.
(See photos 21 thru 24)
Conclusion
We believe the existing structure completed its economical life cycle and it is a current
threat to public safety. It is our recommendation that the structure needs to be demolished
and/or replaced.
Please feel free to contact me if you have any questions,
Vours Truly,
Efe Sozt:?esen, MS. PE.
4x Engineering, Inc.
4340 Stevens Creek Blvd . Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x Eng ineer ing Inc.
Photo 1 Photo 2
Photo 3 Photo 4
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642 .5447
contact@4xengineering .com
4x Engineering Inc.
Photo 5 Photo 6
Photo 7 Photo 8
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x nglneering Inc.
Photo 9 Photo 10
Photo 11
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x Engineering Inc.
Photo 12
Photo 13 Photo 14
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x Engineering Inc.
Photo 15 Photo 16
Photo 17 Photo 18
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
4x Engineering Inc.
Photo 19 Photo 20
Photo 21 Photo22
4340 Stevens Creek Blvd . Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642 .5447
contact@4xengineering.com
4x Engineering In c.
Photo 23 Photo24
4340 Stevens Creek Blvd. Suite 240 San Jose, CA 95129
Phone: 408.642.5464 Fax: 408.642.5447
contact@4xengineering.com
To: City of Los Gatos Planning Department and
The Historic Planning Committee
110 E. Main Street, Los Gatos, CA 95032
Project Address: 529 Monte rev Ave
This letter is in regards to a request to remove the property at the above address from the Historic
Preservation list. This request is based on the following facts:
1. The structure was built in 1923 and has little to no structural improvements made to it since
that time.
2. The building is not associated with any historical events or persons of historical significance.
3. There are no distinctive historical architectural characteristics to this structure.
4. The structure is not located in a historic district, nor a landmark site, of the town of Los Gatos .
5. The property is not part ofthe heritage ofthe town of Los Gatos.
6. We are proposing to build an aesthetically pleasing single-family home which would enhance
the quality and property value ofthe neighborhood.
Research on this property and its structure was conducted at the Los Gatos Public Library and was
assisted by Melissa Maglio of History Services.
Based on the facts presented in this letter and following documentation, we are requesting that the
property located at the above address be removed from the Historic Preservation list.
Sincerely,
Bess Wiersema
Principal & Owner
Jose.Ca I iforn ia. 95126-2310
2531:3 99 :11 25
Studio 3
1585 The Alameda Suite 200
San Jose, CA 95126
Phone: (408) 292-3252
Fax: (408)253-1125
bess@s!udio-thr:ee .com
October 16, 2015
Subject: Single Family Residence at 529 Monterey A venue, Los Gatos
Job No.: 215284
To Whom It May Concern :
At your request we have made a site visit on October 16, 2015 at the subject property.
The purpose of our reconnaissance was to perform a visual review of the existing
residence to determine the general condition of the existing structural system. We
understand that the existing residence is to be demolished and replaced with a new
residence and this report is to be used for obtaining planning approval as required by the
City for building demolition.
The existing residence is a one-story wood-framed structure located on a flat lot in the
City of Los Gatos. The residence has exterior wood siding and composition shingle
roofing material. The existing roof framing consist of2x rafters. The existing floor
framing consists of 2x floor joists with 4x/girders. The existing foundation consists of
concrete continuous footings at perimeter and concrete isolated footings at interior. The
interior and exterior walls consist of 4x posts at 4' -0" o.c. with horizontal wood members
or "bam board" at interior side.
We observed or performed a visual review of the subject property. Our observation
included only areas visible at the time of our inspection and areas in question as specified
by the Client. The items listed below are our findings:
1. At exterior roof, we observed sagging at several locations and it appears the
existing 2x roof framing members are over spanned.
2. At exterior elevations, we observed the house (wood structure) shifted from the
foundation, typical throughout.
3. At interior, we observed doors to be out of alignment. at several locations.
4. At interior, we observed floors to be not level, typical throughout.
5. At interior, we observed wall construction to be non-conventional framing;
substandard construction that shall not comply with current building codes.
6. At underfloor crawl space, we observed support for the existing floor framing to
be inadequate.
29300 Kohoutek Way, Suite 190 · Union City, CA 94587 · (510) 475-7900 · Fax (510) 475-7913
.... . Page 2
The existing residence consists of non-conventional construction and/or substandard
construction. It is our opinion that the existing residence would require excessive
modifications and retrofit work in order to comply with cunent building code
requirements and/or re-built entirely to suppm1 a future 2nd floor addition. We
recommend demolition of the existing residence and new construction to comply with
cunent building code requirements.
The opinions rendered by us have been derived in accordance with the currently accepted
standards of engineering practice, and have been conducted in a manner consistent with
the level of care and skill ordinarily exercised by members of the profession practicing in
the same locality under similar conditions at the time the services were provided. No
other representation, expressed or implied, and no waiTanty or guarantee is included or
intended in this report or in any opinion, documented or otherwise.
If you have any questions concerning this report, please contact our office. Thank you.
Very truly yours,
SITE SCALE: 1/16" = 1'-0"
EXISTING EXTERIOR ELEVATION
APPROXIAA.lE t'O..U:\.'
LOCATlON J
LOT 38
LOT39
SCALE: 1/8" = 1'-0"
EXISTING EAST ELEVATION
(FRONT-MONTEREY AVE.)
SCALE: Ys" = 1'-0"
EXISTING WEST ELEVATION
(BACK)
SCALE: Ys" = 1'-0"
I j ~l
LOT34
.J
I
I
Ll.l .[
~ lli lc.3)
a:·~ w i-
l-l~ z ,
O !
~I
..,.
----....s.----=mfiilci --
EXISTING NORTH ELEVATION
(RIGHT-THURSTON)
SCALE: Ys" = 1'-0"
EXISTING SOUTH ELEVATION
(LEFT)
SCALE: Ys" = 1'-0"
NORTH
--j
-----~.1
---·. 'I
11 ll!! II
--1 ·-.-
STUDIO THREE CESIG,..
INTERIORS
REMODELS +
ADDITIONS
NEW CONSTRUCTIOI'
1 585 THE ALAMEDA
SUITE 200
SAN .JOSE
CALIFORNIA
95126
T 406,292.3252
F' 253.399.1 I 25
FOX
529 MONTEREY AVE
LOS GATOS
CALIFORNIA
950l:l
AP.N 410-1!Hl47
27 OCTOBER 2015
SCALE: AS NOTED
SITE • EXISTING
EXTERIOR ELEVATIONS
A 1. 1
NEIGHBORHOOD ANALYSIS
SOURCES:
PROJECT ADDRESS: 529 MONTEREY
* DENOTES ADDRESSES NOT IN “IMMEDIATE NEIGHBORHOOD”
529 MO NlfREY AVE
f.200Sf ,HOUSE
!i.ooosF lOT
13.3%
590 MONtEREY AVE
3,09lSF
10.890
28.4%
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NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
*306 ANDREWS ST SPANISH REVIVIAL
WITH PUEBLO REVIVAL INFLUENCES
BRICK
STUCCO AT REAR ADDITION
CLAY TILE
*509 MONTEREY AVE NEW TRADITIONAL
WITH SHINGLE STYLE INFLUENCES
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
*511 MONTEREY AVE NEW TRADITIONAL
WITH CRAFTSMAN INFLUENCES
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
513 MONTEREY AVE NEW TRADITIONAL
WITH CRAFTSMAND INFLUENCES
WOOD SIDING
WOOD TRIM
STONE VENEER
ASPHALT COMPOSITION SHINGLE
519 MONTEREY AVE MINIMAL TRADITIONAL HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
529 MONTEREY AVE MINIMAL TRADITIONAL
PYRAMIDAL FAMILY
AMERICAN FOUR-SQUARE
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
239 THURSTON ST NEW TRADITIONAL
WITH MEDITERRANEAN INFLUENCES
STUCCO
WOOD TRIM DETAILS
CLAY TILE
242 THURSTON ST MINIMAL TRADITIONAL
POST WAR RANCH
STUCCO
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
232 THURSON ST NEW TRADITIONAL
WITH FRENCH INFLUENCES
STUCCO
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
228 THURSTON ST NEW TRADITIONAL
WITH CLASSICAL INFLUENCES
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
PLASTER COLUMNS
ASPHALT COMPOSITION SHINGLE
214 THURSTON ST NEW TRADITIONAL STUCCO ASPHALT COMPOSITION SHINGLE
212 THURSTON ST MODERN MINIMAL TRADITIONAL RANCH
WITH SIDE GABLED ROOF
VERTICAL WOOD SIDING
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
590 MONTEREY AVE NEW TRADITIONAL
WITH CRAFTSMAN INFLUENCES
WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
ASPHALT COMPOSITION SHINGLE
530 MONTEREY AVE NEW TRADITIONAL
WITH TUDOR INFLUENCES
BRICK
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
*510 MONTEREY AVE NEW TRADITIONAL
WITH TUDOR INFLUENCES
BRICK
WOOD TRIM DETAILS
ASPHALT COMPOSITION SHINGLE
NEIGHBORHOOD ANALYSIS
ADDRESS IMAGE OF HOUSE HOUSE TYPE FAÇADE MATERIALS
(DECENDING ORDER OF SQUARE FEET
PER TYPE)
ROOF MATERIALS
*508 MONTERY AVE CRAFTSMAN HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
ASPHALT COMPOSITION SHINGLE
*500 MONTEREY AVE NEW TRADITIONAL
WITH SHINGLE STYLE AND COLONIAL
INFLUENCES
HORIZONTAL WOOD SIDING
WOOD TRIM DETAILS
STONE VENEER
ASPHALT COMPOSITION SHINGLE