Item 4 - 223 Massol Avenue
PREPARED BY: Sean Mullin, AICP
Associate 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: 07/26/2017 ITEM NO: 4
DATE: JULY 21, 2017 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 223 MASSOL AVENUE. PROPERTY OWNER: VLADIMIR KANEVSKY. APPLICANT: SANDRA PAIM. REQUESTING APPROVAL TO REMOVE A PRE-1941 PROPERTY FROM THE HISTORIC RESOURCES INVENTORY AND A RECOMMENDATION FOR A MINOR RESIDENTIAL DEVELOPMENT ON A NON-CONTRIBUTING SINGLE-FAMILY HOME IN THE ALMOND GROVE HISTORIC DISTRICT ON PROPERTY ZONED R1-D:LHP. APN 510-16-020.
RECOMMENDATION:
Review information and provide a determination regarding the historic significance or
architectural merit of the primary structure. Review information and provide a
recommendation for the applicant’s request of a Minor Residential Development.
BACKGROUND:
A. Property Details
1. Date primary structure was built: 1908
2. Town of Los Gatos Historic Status Code: None
3. Does property have an LHP Overlay? Yes
4. Is structure in a historic district? Yes, Almond Grove
5. If yes, is it a contributor? No
6. Findings required? Yes
7. Considerations required? Yes
PAGE 2 OF 3 SUBJECT: 223 MASSOL AVENUE JULY 21, 2017
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2017\Broadway 198 7/21/2017 9:42 AM
BACKGROUND (cont’d):
B. Comments
The applicant is requesting to remove the pre-1941 property from the Historic
Resources Inventory and has provided supporting documents to indicate that the
structure
has lost its integrity as multiple additions have been constructed and that no person of
historical significance appears to have resided on the property. The supporting
documents are attached. Additionally, the applicant seeks preliminary review of a
Minor Residential Development to make changes to the exterior of the residence,
including an enlarged attic space, façade changes, and changes to exterior materials.
DISCUSSION:
A. Findings - related to the request to remove a pre-1941 property from the historic resources
inventory
X The primary structure that was constructed prior to 1941 has no historic significance or
architectural merit.
1. The primary structure that was constructed prior to 1941 has no historic significance
or architectural merit.
2. The building is not associated with any events that have made a significant
contribution to the Town.
3. No significant persons are associated with the site.
4. There are no distinctive characteristics of type, period or method of construction or
representation of work of a master; and/or the integrity has been compromised
such that the structure no longer has the potential to convey significance.
5. The structure does not yield information to Town history.
B. Considerations – related to the request for preliminary approval for a Minor Residential
Development on a non-contributing single-family home in the Almond Grove Historic
District.
X 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:
PAGE 3 OF 3 SUBJECT: 223 MASSOL AVENUE JULY 21, 2017
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2017\Broadway 198 7/21/2017 9:42 AM
DISCUSSION (cont’d):
1. 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.
C. Town Policy
X That the work proposed is compatible with the neighborhood.
Attachments:
1. Request and research (three pages)
2. Photographs (20 pages)
3. Proposed Development Plans
Distribution:
Cc: Sandra Paim, P.O. Box 2136, Los Gatos, CA 95031
Vladimir Kanevsky, 20 Sharon Court, Menlo Park,CA 94025
To Whom It May Concern ,
~ECE~VED
d~ L 1 4 2017
· • i-1 C'F I OS GATO S
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Office of Sandra Paim Architect
Sandra Paim AIA MGBP
P.O . Box 2136
Los Gatos, CA 95031
(408) 315-1403
sandra@sandrapaim.com
www.sandrapaim .com
Please accept our development proposal for 223 Massol Avenue , Los Gatos.
REQUESTING REMOVAL FROM HISTORICAL INVENTORY.
PROJECT:
The project entails remodeling an existing two story residence in the R1 -D:LHP single family
residential zone.
INTENT:
The home was built in 1908 and is in need of retrofitting for the betterment of the health, safety,
welfare and environmental quality of the residential neighborhood and new property owners.
1. Remodel first floor (new interior walls , stairs , plumbing, electrical , mechanical and
windows)
2. Add 2 feet to ceiling height to first floor (from 7' to 9')
3. Extend front covered porch 4'-6" and wrap around front fac;:ade
4. Remodel second floor (new interior walls, stairs , plumbing , electrical , mechanical and
windows)
5. Add pop up in attic with dormers for living space
6. Some exterior changes to windows and doors
7. New roofing
HISTORIC DESIGNATION :
The exterior renovations are planned so as not to adversely affect the architectural design or
historical integrity of the structure by carefully matching exterior materials and detailing.
SITE DEVELOPMENT:
Existing rock wall and columns at the front property line and sidewalk to be retained.
The existing driveway will be repaved as will the walkway from sidewalk and steps leading up to
the building.
SITE PLANNING :
Site design :
The existing topography and tree s will be preserved .
Solar orientation:
New attic windows are oriented to allow for the use of passive and natural heating and cooling
while t aki ng advantage of southern exposure and prevailing winds.
fATTACHMENT 1
Shadow effect:
The shadow effect will be minim al as the new attic is a small footprint and the increased height to
structure is only 2 feet.
Easements/Dedications:
We are aware of no easements or dedications. A topographic map will be prepared soon.
BUILDING DESIGN:
The exterior condition of the building will be improved with new windows and doors matching in-
kind. The existing lap siding will be maintained. We will extent the front p orch and wrap it around
the front fa gade. The porch roof will be standing seam metal roof. And the walls at the porch will
be board and batt.
The attic addition will match the existing lap siding with board and batt at the dormers. The attic
roof will be standing seam roofing.
The main roof will be asphalt composition shingl e. The two front facing hips will be maintained
while the hip in the rear will be replaced with a gable.
Harmony I co mpatibility:
The exteri or materials , heights, scale, mass and setbacks are consistent with the homes in the
neighborhood . (e xc ept for the metal roof)
The wrap around porch is a common theme in the neighborhood.
WE look forward to your comments . Thank you
Sandra Pai m AJA MGBP
Architect
HIS TORICAL RE SEARC H:
To be considered eligible, a property must meet the National Register Criteria for
Evaluation. This involves examining the property's age, integrity, and significance.
•Age and Integrity. Is the property old enough to be considered historic (generally at least 50
years old) and does it still look much the way it did in the past?
The residence was built in 1908. It does not look much like it did in the past.
According to the 1941 A ssess me nt Survey found in the Los Gatos Library,
the res idence had a gabl e s haped roof , wood s hing le d exterior wall s, and wood shingled
roof material.
It no w has a hip roo f, lap sidin g a nd a n as phalt s hin gled roof.
• Significance. Is the property associated with events, activities, or developments that were
important in the past? With the lives of people who were important in the past? With significant
architectural history, landscape history, or engineering achievements? Does it have the
potential to yield information through archeological investigation about our past?
As shown in the Polk Directories (only available dated back to 1937 at the Los Gato s
Library), the property was not associated with the live s of important people in the past.
1937 -40 Louis Bacigalupi
1941 Barney Higgins (1941 Assessment Survey)
1942 Ro se O'Donnell (1941 Assessment Survey)
1944-47 Mrs Kathryn Welter
1949-50 Mrs Paula Kinter
1952 JE McAlinden
1956 Monte Combs
1960 Glendon F Blanchard (owned property until so ld June 2017)
The property was not associated with important events or architectural history as no
information was found in the Anne Bloomfield Survey 1991. (Los Gatos Library and
Town Hall Planning Department) or Images of Long Ago.
And finall y, ba sed on A Field Guide to American Houses by Virginia & Lee McAlester,
the craftsman style home has lo st many of the architectural characteristic s and detailin g
that once made it part of the hi storical fabric of Almond Grove.
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