Loading...
Item 5 - 16982 Kennedy AveHPC 4-27-16 Item 5 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2016\Kennedy-16982.4-27-16.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 16982 Kennedy Road Requesting approval to remove a pre-1941 property from the Historic Resources Inventory for property zoned R-1:8. APN 532-35-060. PROPERTY OWNER: Rhonda Jeffrey APPLICANT: D and C Development PROJECT PLANNER: Marni Moseley FINAL ACTION BY THE HISTORIC PRESERVATION COMMITTEE PROPERTY DETAIL Date structure was built: 1939 Town of Los Gatos Historic Status Code: None 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 applicant is requesting removal of the subject property from the Historic Resource Inventory. The library research worksheet and structural condition report are attached. Cc: Rhonda Jeffrey, 1601 Adeline Drive, Burlingame, CA 94010 D and C Development, 349 First Street, Suite J, Los Altos, CA 94022 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. Town of Los Gatos Historic Preservation Committee 4/15/2016 Subject: General overall opinion on condition and ability to market main house and 2 separate units located at 16982 Kennedy Road Los Gatos To Whom It May Concern, In discussions with our Realtors and other local real estate professionals, as well as potential clients, the subject dwellings are not desirable in their current condition and layout and could not be sold without prohibitive rehabilitation costs equal to the costs to construct new dwellings that are more serviceable and meet today's standards in the current Real Estate Market. In our opinion and those of others consulted, it is recommended that the dwellings be demolished and new designs be created and submitted for approva l by Town of Los Gatos planning and building departments. Very Truly Yours, Laura Zuckerman D & C Development l~ECI.:!VED fir'.) , r r ~'16 /'I ., I J /_U. TOVVN OF LOS GATOS PLAI\!i'I!:NG D:v!S!ON Town of Los Gatos Hi storic Preservation Committee 4/15 /2016 iDG Architects, Inc. Subject: Report on General Structural Integrity and general overall condition of main house a nd 2 separate units lo cated at 16982 Kennedy in L os Gatos, CA At the request of our client we have inspected the 3 wood frame dwellings located at subject address in Los Gatos, California. We have also rev iewed the Home in spection report provided by Home Guard Incorporated provided for Keller Williams Realty in Los Gatos dated 4/11116 as we ll as a pest report completed by the same company dated 4/11 /16. Cosmetically the Units have been maintained to a level that is appropriate for reasonable occupancy. However, the s tructural components of the building, foundation s, exterior walls, roof structure along with the Electrical, Plumbing and Mechanical systems in the Units would have to substantially upgraded and/or completely removed and replaced to bring the units up to current codes. There is considerable moisture damage, dry rot and fungus in Crawl spaces and attics in many locations in all three structures. Further testing would need t o be performed to determine the extent of these issues in areas that could not be inspected because of la ck of access . The plumbing systems are a combination of galvanized with some changes made to copper in certain areas over the years. Similarly the electrical systems are a combination of o ld line and tube combi ned with some wiring which has been added or changed since original constmction. As noted in the Home inspection reports much of the wiring is substandard and even exposed and potentially dangerou s. The Heating and Air systems are deficient as well and would most likely have to be completely rep laced to bring the dwetlings up to current standards. Structurally the units would have to be retrofitted extensively to bring them up to today's standards including seismic and loading requirements. It is also our understanding that one of the dwellings was never permitted. Considering the extensive stmctural and Mechanical d eficiencies, It is our opinion that the cost to rehabilitate the dwellings would require th at they almost entirely demolished and rebuilt. This would be impractical and cost prohibitive. These costs would be equal to the cost to demolish and completely rebuild the structures from scratch. Therefore our recommendation would be to demolish the dwellings and redesign structures that meet all current California and Town Codes and modern standards. The opinions r endered in th is letter have been derived in accordance with the currently accepted standards of architectural practices and have been conducted in a manner consistent with the standard of care and skill ordinarily exercised by members of the Profession practicing in the same locality under the similar conditions at the time t he services were provided. No other representation either expressed or implied, and no warranty or guarantee is included or intended in this report, or in any opinion documented or otherwise. If you have any questions regarding this report please contact our office. 3 Sincerely, Lance Crannell AlA LEED AP Architect I Principal Phone: 925.634.7000 Fax: 925.634 .80 20 strauss design.com Historic Research Town Of Los Gatos Library Resources Vertical Files Reviewed ownership and title chain to verify names in vertical file and no name was found. Assisted by Melissa Maglio, Librarian on April 15, 2016 Tax Assessment No information found, assisted by Melissa Maglio, Librarian on April15, 2016 Telephone Directories No information found, assisted by Melissa Maglio, Librarian on April 15, 2016 Polk Directories First name of past owner appears in 1954. Assisted by Melissa Maglio, Librarian on April15, 2016 Sanborn Directories The only map with a property reference was in 1944. Assisted by Melissa Maglio, Librarian on April15, 2016 Anne Bloomfield Historic Inventory No information on address was found in book, assisted by Melissa Maglio, Librarian on April15, 2016 Santa Clara County Resources Santa Clara County Planning Department Records Not applicable San Jose Public Library Not applicable Community Development Department Sanborn Maps Information provided above Anne Bloomfield Historic Worksheet Binders Information provided above Community Development Department Property Files There is no information available, assisted by Dorian