Item 3 - 223 Massol
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: 03/28/2018 ITEM NO: 3
DATE: MARCH 20, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 223 MASSOL AVENUE. PROPERTY OWNER/APPLICANT: VLADIMIR KANEVSKY. REQUESTING APPROVAL 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 the proposed project, make the considerations for design review for the proposed attic
addition to and modification of the residence, and forward a recommendation to the deciding
body.
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? No
7. Considerations required? Yes
B. Comments
An application for a Minor Residential Development in an Historic District (HS-18-018) is
in review for the proposed addition to and modification of the residence submitted on
March 14, 2018.
PAGE 2 OF 3 SUBJECT: 223 MASSOL AVENUE MARCH 20, 2017
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Massol 223 - 03-28-18.docx 3/21/2018 10:37 AM
BACKGROUND (Continued):
On December 12, 2018, the Historic Preservation Committee recommended approval of
a Minor Residential Development (M-17-018) for a previous project. An objection to
this project was received from a neighbor (Exhibit 1) and this application is unresolved.
The applicant is proposing a different project to accomplish their goals for the residence
and to address the comments received from the neighbor on previous project. The
proposal includes exterior modifications to the residence and a 99 square foot addition
to the top floor. The addition would be accomplished by increasing the roof pitch and
introducing dormers on either side of the roof ridge. Windows would be located on the
north facing dormer only. The applicant also proposes to modify the fenestration of the
front elevation, relocating the front door and revising window locations and sizes. An
original window would be replaced in kind to match the existing window. A new front
porch with a standing-seam metal roof would be introduced as well. In addition to the
proposed changes at the front elevation, the applicant proposes to change window and
door locations and sizes on the side and rear elevations. Two bay sections would be
eliminated, while new box bays would be introduced to the side elevations.
The project has been referred to the HPC for its input and recommendations to ensure
the proposal is compatible with the original structure and with the surrounding area.
The revised plans address the recommendations provided by the HPC during preliminary
review of the proposal.
DISCUSSION:
A. Considerations – related to the request for 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:
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.
B. Town Policy
PAGE 3 OF 3 SUBJECT: 223 MASSOL AVENUE MARCH 20, 2017
N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Massol 223 - 03-28-18.docx 3/21/2018 10:37 AM
X That the work proposed is compatible with the neighborhood.
Attachments:
1. Objection to Minor Residential Application M-17-018, dated March 13, 2018.
2. Development Plans, received March 15, 2018
Distribution:
cc: Sandra Paim, P.O. Box 2136, Los Gatos, CA 95031
Vladimir Kanevsky, 20 Sharon Court, Menlo Park, CA 94025
March 13 , 2018
VIA PERSONAL DELIVERY
Los Gatos Historical Preservation Committee
110 East Main Street
Los Gatos , CA 95030
Re : 223 Massei Avenue Application No . MR-17-018
Dear Members of the Historical Preservation Committee :
RECEIVED
MAR 13 2018
T OWN OF LOS GATOS
PLANNING DIVISION
This office represents James McManis and Sara Wigh regarding the pending
application for constructing a 3rd floor at 223 Massol Avenue , No . MR-17-018.
We understand the HPC will consider certain aspects of this application at its regularly
scheduled meeting on March 28, 2018 . Because Mr. and Mrs. McManis are traveling
overseas and unable to attend the meeting , we are submitting their opposition to the
application , previously filed with the Town on February 20 , 2018 , and we respectfully
request the HPC consider the points made therein.
A member of this office will attend the meeting and request an opportunity to make
brief remarks as well.
Thank you .
Very truly yours ,
McMANIS FAULKNER
TA:MBC
Enclosure
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MTTAC HME NT
mcmanislaw.com
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McManis Fa,rm,i1;, Flaz-3, 10th Flov 50 W San Fsn2ndo Str,,et San .Jcse, C.a;if(Fnicl :J';113
To Whom It May Concern,
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.
We are requesting approval of a different project as a response to neighbor concern and have
submitted drawings to Sean Mullin for direction and distribution to the Historic Preservation
Committee.
PROJECT:
Roof height lowered (previous design from 30' to 28')
Change main roof pitch (existing from 7:12 to 9:12)
Reduce attic square footage to be added (previous design from 271.35 SF to 99 SF)
Increase rear setback at attic addition (previous design from 27'-6" to 37'-6" +/-)
Remove (previous design) rear balcony at attic
Remove (previous design) attic windows on left elevation (south); adding two small
skylites
Add cantilevered bay under existing eave at first floor breakfast nook (left elevation -
south)
Add cantilevered bays under existing eave at first floor floor living room and (previous
design) dining room (right elevation -north)
(Previous design) Remove two existing angled bay windows (right elevation -north) and
remove cantilevered bay (left elevation -south)
(Previous design) Modify and upgrade exterior openings including entry
(Previous design) Add porch roof
Thank you for your consideration.
Sandra Paim Architect
RECEIVED
MAR 16 2018
T OWN OF LOS GAT OS
PL A N NIN G DI V I SIO N
February 20 , 2018
HAN D DELIVERED
Sean Mullin , AICP
Assoc iate Planne r
Town of Los Gatos
Civ ic Cen t er
110 E. Main Street
Los Gatos , CA 95031
RECEIVED
FEB 2 0 2018
TOWN OF LOS GATOS
PLANNING DI VISI ON
~
Re : 223 Massol Avenue (MR-17-018, Assessor Pa rcel No. 510-16-020)
Dear Mr. Mullin :
Sara Wigh and I oppose the appli cation and proposal described in your letter dated
February 7 , 2018 , and referenced above .
Our residence is the historic Trantham House at 216 Glen Ridge Avenue , which is
the property adjoining 223 Masso! Avenue and the parcel principally affected by this
proposed development. Please see Exhibits 1 and 2 .
We are opposed to this project for the following reasons , among others :
The posted notice at the site is titled , "Minor Residential Modification Application ."
Please see Exhibit 3. The planned construction is hardly minor. Please see Exhibit
4 . It does not qualify for "minor residentia l development" treatment.
In trying to satisfy the ordinance , the applicant has characterized the work as an
"addition greater than 100 sq . ft . to existing second story ." Please see Exhibit 5. It
is not an addition to a second story; it is a brand new 3rd story. Please see Exhibit
6 . The application must be denied for this reason alone .
Further evidence that the project involves the construction of a third story , as
opposed to a m i nor modification of the "attic," is the 3 rd floor p lan itself,
euphemistically described as "proposed attic floor ." Please see Exhib it 7 . The new
floor measures approximately 30 x 15 feet , and takes up over 450 square feet of
floor space . It includes a stairway , a bedroom , a bathroom , and a "playroom."
Why are w e so concerned about this proposed development? Se veral reasons ,
among others : the 3 rd f lo o r's f ive (5) w indows overlooking th e Trantham House
McManis mcmanislaw.com
Sean Mullin , AICP
February 20 , 2018
Page 2
gardens, as well as our kitchen and dining room ; the elevation of the roof line
(increased from its present 26 feet to a proposed 30 feet , or more ); and the size and
mass of the new floor. Please see Exhibits 8, 9, 10 and 11 .
Situated on the 5-foot setback from our property , the enlarged structure with its
additional floor would tower over our property and would be highly invasive of our
privacy. Please see Exhibit 12 .
In addition , the application cannot be granted since the proposed work "adversely
affects its relationship , in terms of harmony and appropriateness, with [the
property's) surroundings , including neighboring structures," and it "adversely
affects the character , and the historical, architectural and aesthetic interest and
value of the [Almond Grove Historic District)."
We have described the adverse effect of the proposed addition on our home . In
terms of the neighborhood , we do not need another oversized house on Masso!
Avenue .
Finally , the Town "strongly recommends that applicants for any development
proposal make contact with surrounding neighbors to determine their concerns prio r
to submittal of the development application ." This did not happen .
In fairness to the applicant, I understand you sent me an email while I was in trial
reporting that the owner of 223 Masso! "welcomes [my) phone call." Although I am
willing to discuss this situation with the applicant at a mutually agreeable time and
place , I do not think his expressed willingness to take DJ.Y call is exactly what the
Town had in mind when it "strongly recommended " that applicants "make contact"
with the neighbors .
I appreciate your consideration of our oppos ition to this proposal. By way of
information, I do not expect my trial to finish soon , and then Sara and I will be out of
the country until mid-April.
Thank you .
Very truly yours ,
McManis
ADDENDUM -February 20, 2018
Opposition to MR-17-018
223 Masso! Avenue, APN 510-16-020
On February 19 , 2018 , Pres idents Day , the applicant , Vlad imir Kanevsky, met Sara
Wigh by happenstance in the vicinity of 223 Masso! Avenue . After a brief conversation ,
she invited Mr. Kanevsky to view his project from the back porch of Trantham House . I
.arrived while they were doing so . I was not present for the entire conversation , but the
following is the gist of Mr. Kanevsky's comments , either made directly to me or reported
by Sara after he left :
Importantly, Mr. Kanevsky said he was willing to remove the windows from the
"Proposed Left Side Elevation -South " and lower the overall height of the house . He
went on to say he would ask his architect to prepare revised plans showing those
changes. He claimed the present plans were the result of requirements the Town had
imposed on him . When Sara asked to see the original plans , Mr . Kanevsky started to
bring them up on his phone, and then said he could not find them or they weren 't there.
I thanked Mr. Kanevsky for his willingness to consider our concerns , and said we looked
forward to seeing the rev ised plans addressing them. I explained however, as a result
of the Town 's letter of February 7 , 2018 , we had until February 20, 2018 , to lodge any
opposition to the present plans , and we had no choice but to do so .
Mr. Kanevsky was worried our opposition would delay approval of his project. As
polite ly as I could , I pointed out that may be why the Town "strongly recommends that
applicants ... make contact with surrounding neighbors to determine their concerns
prior to submittal of the development appl ication ." I said I would withho ld our opposition
if the Town gave us an extension in writing of the February 2Q 1h deadline .
Sara and I are submitting this opposition in order to preserve our right to object to the 223
Masso I project. We are nevertheless willing to withdraw our objection, if the revised plans
address our concerns , as stated in the opposition submitted herewith.
Thank you .
mes McManis
Sara Wigh
McManis mcma ni slaw.com
EXHIBIT 1
ORDIN ANCE 21 65
ORDINANCE OF THE TO\VN OF LOS GATOS
AMENDING ORDll~ANCE N 0.1919 RELATING TO
Z O NE C HANGE N O . 86 (AL M ON D GROVE H I ST ORI C DISTRICT)
TI1e Town Cmmcil of the Town of Los Gatos does hereby ordain:
SE CTION I
T h e distiict d elineated on the attached map is hereby des ignated his torically and culturally
Signi ficant as the Almond Grove Historic District HD-80-lA.
SECTION II
T h e d istiict is designated to be hist orically, architecturally, or aesthetically significant for
the reasons listed below:
A. Pr operty: Almond Grove District. Boundaries : Bean to the south, Glen Rid ge
Avenu e lo the west, lo.but not includ ing the Jots facing Saratoga Avenue to the
North, and t o but not including the lots facing North Sant a Cruz Avenu e to the east
(see map Exhibit A).
B. H istoric designation no.: HD-80-l A
C. D escription of designation: District
D . D escription of characteris tics which justify the designation:
Historical: The Almond Grove add ition was the first and largest subdi vision after
the incorporation of the Town of Los Gato~ Of approximately 40 acres, the
hi stmic tract was the last land, fo1merly an almon d orchard as its name sugg ests, of
J 62Y:i acres bought in i 86 5 by J ohn Mason from Edward Auzerais, an imp01ian t
landowner in Santa C_Iara County after whom Auzerais Street in San Jose and
Auzerai s Couii in Los Gatos was name d.
The pur chasers and developers of Almond Grove wer e four very important figures
of Los Gatos history and honored by street n ames sti ll used in the area. They were
Alphonse Eli Wilder, banker; Augustine Nicholson, capital ist; Magnus Tait, farmer
and miner; an d John Bean, orchardist.
Many important contributors to the development of the Town lived in the Almond
Grove area. L.E. HamiHon, secreta.ry of the Odd FeJlows and director of the 1889
Los Gatos C emetery A ssociation , built his own hous e at 139 Wilder (which is still ·
owned an d occupied by his daughter). In addition, he also did extensive carpentry
Work for lv1rs. Winchester of the famous Winchester House in San Jose. The
house at 115 W ilder was owne d b y Clarence L ydon, n ephew of town pioneer John
Lyndon. E.N. Davis, head trustee (mayor) on the board of trus tees, 18980-1902,
iived at 1 31 Tai t. The Magnus Tait home is 231 Tait. 129 Tait was the h ome of
E.E. Place and birthplace of George Place, owner of Place Mortuary housed in the
Coggeshall Mansion (a Town historic landmark now the site of the Chart House).
328 Bach.man is the "Masso!" h ouse. Fenilen Masso1 was Los Gatos mayor, 1894-
97. 354 Baclunan was the home of George McMurty, who as a youth helped haul
stones to build Forbes Mill Annex and later became the first treasurer of
incorporated Los Gatos, a p ost he held for over 40 years. 216 G len Ridge was. the
home of W .H .B . Trantham, who i n 1885 b ecame the fir st owne r of th e Los Gatos
News after its founder temporarily r tired. Trantham own er the New s (later the
M ail-News) u n til 197 6. The Mail-News remained in exist ence until 1953. 200
G len Ridge was at one t ime the home of Raymond J . Fisher, educator, after whom
Fisher school is named. John Bean started a bl1siness ri ght in Almond Grove that
evo l ve d into a loca1 family dynasty's multi -national corporation, Food Machinery
Corporation. P l agued by San Jose scale on bis or chard tree s, h e developed an
improved chemical spray pump, a significant developmen t in an era of tremendous
fruit growing in Santa C lara Valley. Bean gave his son-in-law, David C.
Crununey, a share in the business. Historical evidence i ndi cated that Crununey
li v ed in the house on the corner of Bean and Santa Crnz Avenues, 212 Bean
A.v e nue, until the business prospered and he built the elaborate mansion at 33 Glen
Ridge Avenue. D .C. 's son, John Crnmmey, further improv ed the pump and
expanded the Almond Grove h eadquartered business. (In Horati o Algier tradition,
he enterpri singly rode a bicycle up and down the Sacramento Valley and lined up
enough order to keep the company in business for years.) Under Crummey, the
Bean Spray Pump Company became F .M.C. (still retaming a division entitled Bean
Spray Pump Company). Under John Crummey's son-in-law, Paul Davies, F.M.C.
became an international corporation, and a member of his fami ly still serves on the
board of directors.
Architectural: The predominance of Victorian architecture, including informal
Wood frame cottages and impressive homes, intermixed with bungalow-style
cottages Colonial Revival and Mission Revival homes built somewhat lat er reflect
the history and development of the district. Individual architectural distinction is
not the important factor in an historic district but the neighborhood entity created.
The Almond Grove area is unique in that of the 7 8 pre-1895 houses buih here, 64
or about 82% still grace the streets. In addition, 22 houses built between 1895 and
1908, 31 houses built between 1908 and 19 l 6 and another 30 houses built between
1917 and 1930 still exist. The 198 9 earthquake significantly damaged two houses
built prior to the 1900's and one built in the 1920's which were demolished. A
total of 180 structures now line the streets within the boundaries of the district, 147
or 82% of those structures were built by 1930. The streetscapes remain basically
unchanged. Lending the district a special old-time feeling, that for many symbolize
old Los Gatos and represents an important part of the Town's heritage.
Sources: Robert E. Lee, supported by Sanborn maps, T own of Los Gat os and Santa
Clara County tax records; and Histo1y of Los Gatos by George Bnmtz.
E . Listed below are Town features recommended for preservation. Review by the
Historic Preservation Committee is required for any changes to these features.
1 . Roads are concrete and should be repaired to maintain appearance as of the
year 1976.
2. Date stamp in concrete sidewalks.
EXHIBIT 2
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EXHIBIT 3
Minor Re5 1dentral Modlf 1tat1CX1 hpplicar,ioo
MR-17 -018
Requ e5tinC\ approva l for min or resi dent ial develo pment on a
nc,r contri butinC\ sinC\\e~famil ~ hom e 111 llie ~mond ~r(Jve Hl5Wr lc.. 015tr1ct
on pr aper~ zcmed RI -D :lHP
/fN 01 0-16-02 0 .
. Appl,canb Name · Sandra Paim Arch itect
f elephone Number-408 -)1 S ~ 1407
fer more informat ion abrut lliis project , please
ccntad llie f (Min of ~05 Llato5 Plann l1t1 Division at
110 f . Ma in Sfreet
1
los CAatos , ( 408) 1J04-6B12.
t?l an s can be view ed at we same address between
8 :00 a.m . and I :00 p.m. Monda4 and f rida4.
EXHIBIT 4
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EXHIBIT 5
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....-" .. AP1PLICATIOf'1 FOR MINOR RESIDENTllAL DEVELOPMENT
TOWN OF 11.,0S GATOS· COMMUNITY DEVELOPMENT DEPARTMENT
Civic Center: 110 E. Main Street, Los Gatos, CA 95030
Phone : (408) 354-6874 FAX: (408) 354-7593
1, PROPERTY LOCATION:
Address or subject property
2. APPLICANT REQUEST:
-j-
Q(:. <qs, ~ CIEIVED
New Second Story Addition G47;
Addition greater than 100 sq.ft. to el<istlng second story qS' OCT 1 g 2017
3,
4 .
s.
Reconstruction of a portion of a single or two-family dwelling with a nonconforming setback
Accessory structure exceeding 450 sq .ft.
Reduction In side/rear yard setbacks for an accessory structure
Sport Court Lighting
PROPERTY OWNER:
Name 11 i A c;1 ,\,1 1 r~ v<1tN€: V0t Kl/
Address
I\A t::,/"-' LO rA_JZI< State CA via Ka1 1:e ~ co,~cast .-111-e_± __ _ City
Email
TOWN OF LOS GATOS
PLANN ING DIVISION
Zip
I hereby certljy that I am the owner of reczod 0/. he property described in Box #1 and that I approve OJ the action requested
herein.
SIGNATURE OF PROPERTY OWNER ' Date / t)
APPLICANT:
Name
Address
City
Email
f hereby certify under penalty of pe(Jury that all Pf pl/ca on materlajJ and plans p,{e yue and correct .
SIGNATURE OF APPLICANT ;\ ft 1· y .... /J,,/[,..1 , _i , ~ ~) I q-Date
..... ....,.. ....... "+--........ '-
6. ITEM S RECENF.D:
____ r:nvelopes "· ____ Set(s) of plans ____ Malling List (Owners & Occupant~)
0 0 NOT WRllE IN THIS SPACE
0 If site Is located within Route 85 Study Plan Area (10%)
'°' If site is located within North 40 Study Plan Area
PLPERMIT
PLTRACI<
PLANAP
$ 1,950 .00
TOTAL $
The Information contained In this appllc.itlon ls considered part of t he public r ecord. Therefore, It will appear In both the public record file for the site address,
which ts available upon request, and on the permitting sy~tem on the official Town of Los Gatos website at www.losgatosca.noy.
N:\D£V\FORMS\Pi.nn:O£\l017·16 f0<rn,\Mlnor RosldMllol Fo,m1\MR Appllwl iof> 07/01/2017
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