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Item 4 - 121 Glen Ridge Avenue PREPARED BY: AZHAR KHAN Assistant 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: 06/27/2018 ITEM NO: 4 DATE: JUNE 21, 2018 TO: HISTORIC PRESERVATION COMMITTEE FROM: JOEL PAULSON, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PROJECT LOCATION: 121 GLEN RIDGE AVENUE. PROPERTY OWNER/APPLICANT: HARRY DICKINSON. REQUESTING APPROVAL FOR REMOVAL AND REPLACEMENT OF IN KIND EXTERIOR SHINGLE SIDING ON AN EXISTING PRE-1941 SINGLE-FAMILY HOUSE ON PROPERTY ZONED R-1:8 APN 510-19-006. RECOMMENDATION: Review the proposed removal and replacement of in kind exterior shingle siding, and provide a determination to the Community Development Director as to whether the replacement is appropriate. BACKGROUND: A. Property Details 1. Date primary structure was built: 1920 2. Town of Los Gatos Historic Status Code: 3D 3. Does property have an LHP Overlay? No 4. Is structure in a historic district? No 5. If yes, is it a contributor? N/A 6. Findings required? No 7. Considerations required? Yes B. Background The applicant met with the HPC on May 25, 2016 to receive recommendation on an Architecture and Site application (S-16-055) to relocate a single-family residence and construct an addition to the existing second story. The HPC recommended approval of the project with additional conditions (Exhibit 3). The Development Review Committee PAGE 2 OF 2 SUBJECT: 121 GLEN RIDGE AVENUE JUNE 21, 2018 N:\DEV\HISTORIC PRESERVATION\HPC Sheets\2018\Glen Ridge 121 6.27.18.docx 6/21/2018 10:38 AM BACKGROUND (cont’d): approved the Architecture and Site application on February 28, 2017. The applicant submitted Building Permit plans (B-17-0332) which were approved and issued on September 20, 2017. On January 18, 2018, the applicant met with the HPC to request approval for replacement of the original windows. The HPC reviewed and approved the request (Exhibit 4). C. Comments Per Town Code Section 29.10.020, removal of more than 25 percent of the siding facing a public street, or 50 percent of the exterior siding, of a historic structure constitutes demolition of the structure. The removal and replacement of in kind, non-repairable exterior siding while maintaining the exterior appearance or historic character is exempt from this definition if approved by the deciding body. The project currently proposes removal and replacement of all the existing exterior wood shingle siding in kind, due to the dry rot and brittle paper vapor barrier, as discussed in the justification letter (Exhibit 1). The applicant is seeking a determination from the HPC that the replacement is appropriate, will not change the exterior appearance or historic character of the house, and is therefore exempt from the definition of demolition. DISCUSSION: A. 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: 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. Attachments: 1. Justification letter (one page) 2. Existing photos (five pages) 3. Minutes, May 25, 2016, HPC meeting (two pages) 4. Minutes, January 18, 2018, HPC meeting (three pages) 5. Development Plans (one page) Distribution: cc: Harry Dickinson, 121 Glen Ridge Avenue, Los Gatos, CA 95030 To: Town of Los Gatos Community Development Department Historic Preservation Committee Planning Division Building Division From : Harry & Martha Dickinson , Owners June 6th, 2018 RE : Dickinson Residence 121 Glen Ridge Ave., Remodel/Renovation Permit Number: 617-0332 & 617-0333 Address : 121 Glen Ridge Avenue Subject: Existing exterior shingle siding Our contractor, Mehus Construction, Inc, has recommended the existing exterior shingles be replaced . The communication from Mehus Construction outlining the reasons follows : Dear Harry and Martha, We recommend the existing shingles be replaced for the following reasons: 1. Much of the remaining shingles are split, rotted and disintegrating i.e., all (6) dormers. Other areas appear to have been patched or replaced . None are salvageable for a quality restoration . 2 . The existing shingles are attached to skip sheeted planking, with a compromised and brittle paper vapor barrier. This was unknown until interior lath and plaster was removed . 3 . The structural retrofitting on the exterior walls required detaching the skip sheeting from the wall studs. Some large sections that appear to be intact are actually not attached to the structure. There is no proper way to re-attach these sections. 4 . New windows and doors cannot be properly flashed for a watertight installation without solid backing and a usable vapor barrier to tie into. 5. Removal of the existing shingles will allow a continuous , complaint vapor barrier and cosmetically consistent new shingles throughout. The original cedar shingle and installation pattern would be matched exactly, per the sample submitted to Azhar Khan at last week's site meeting . Regards, Aaron Aaron C. Ewing President Mehus Construction, I nc. 211 San Mateo Avenue Los Gatos, CA 95030 408.3 9 5.2388 Further, we have attached photographs of the issues raised in the communication from Mehus. The photos are titled and reference the points covered in the communication. The attached plans, A-4 & A -5 from the current approved plans show all elevations and the exterior shingles . Our architect for this project, Chris Spaulding has reviewed and agrees with the recommendations . We request the Historical Preservation Committee approve the recommendations made by Mehus Construction and reviewed by Chris Spaulding, AIA. Regards, Harry & Martha Dickinson 408-348-4901 f/aTACHMENT 1 121 Glen Ridge Ave. Restoration Project Request to replace the exterior shingles 6.27.2018 Owners: Harry & Martha Dickinson 121 Glen Ridge Ave Restoration Project Front of the house facing Glen Ridge Ave. • All Windows being replaced • This specific set of shingles replaced in 1992 • Shingles are split, rotted and disintegrating • Shingles attached to skip sheeted planking with a compromised, brittle paper vapor barrier • New windows cannot be properly flashed for a watertight installation without solid backing and a usable vapor barrier to tie into. • The original cedar shingles and installation pattern would be matched. Front of house, right corner detail view. Dormer view, all six -. .... _.. similar condition 121 Glen Ridge Ave Restorati on Project 121 Glen Ridge Ave Restoration Project View from the back of the house View from the Southwest side of the house 121 Glen Ridge Ave Restoration Project The structural retrofitting on the exterior walls required detaching the skip sheeting from the wall studs. Some large sections that appear to be intact are actually not attached to the structure. There is no proper way to re-attach these sections. Slides 4 & 5 are examples . TOWN OF LOS GATOS 1J0 East Main Street, Los Gatos, CA 95030 (408) 354-6874 SUMMARY MINUTES OF REGULAR MEETING OF THE HISTORIC PRESERVATION COMMITTEE OF THE TOWN OF LOS GATOS FOR MAY 25, 2016 HELD IN THE TOWN COUNCIL CHAMBERS , 110 E MAIN STREET, LOS GATOS , CALIFORNIA. The meeting was called to order at 4 :01 P.M. by Chair Bob Cowan. ATTENDANCE Members Present: Kathryn Janoff, Len Pacheco, Michael Kane , Tom ff Donnell Members Absent: Bob Cowan Staff Present: Sally Zamowitz, Planning Manager Marni Moseley, Associate Planner Sylvie Roussel , Administrative Assistant VERBAL COM MUNI CA TIO NS -NONE 1. Approval of Minutes • May 11 , 2016 MOTION: Len Pacheco moved to approve the minutes of May 11 , 2016 . The motion was seconded by Tom 0 'Donnell, VOTE: Motion passes 4-0-1, Bob Cowan absent. 2. 22 Glen Ridge Avenue Requesting approval of exterior modifications on property zoned R-1 D. APN 510-42-020. PROPERTY OWNER/APPLICANT: Eric Leavitt PROJECT PLANNER: Marni Moseley MOTION: Len Pacheco moved to recommend approval of the application with the following recommendation : the proposed lattice can wood or metal , but if metal , it should be painted with a dark finish . The motion was seconded by Tom 0 'Donn ell. VOTE : Motion passes 4-0-1. 3. 121 Glen Ridge Avenue Requesting approval to construct an addition to an existing second s tory on property zoned R-1 :8. APN 510-19-006. PROPERTY OWNER/APPLICANT: Harry Dickinson PROJECT PLANNER: Marni Moseley ATTACH'\1ENT ~ Historic Preservation Committee May 25, 2016 Page 2 o/2 MOT ION: Len Pacheco moved to recommend approval of the request to construct an addition with the following recommendations: the bay window should be retained , the original style of window should be copied throughout the property, the shutters should not be replaced, and the proposed small window on the right elevation should match the existing window. The motion was seconded by Michael Kane . VOTE: Motion passes 4-0-1. Adjournment The meeting was adjourned at 4:42 p.m. The next regular meeting is scheduled for June 22, 2016 at 4 :00 p .m . Prepared by: Sylvie Roussel, Administrative Assistant Approved by: arni Moseley, AICP Associate Planner Bob Cowan Chair N:\DEV\HISTORIC PRES ERV A TION \HPCminutcs\2016\HPCminutes 5-25-16 .docx TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING JANUARY 24, 2018 The Historic Preservation Committee of the Town of Los Gatos conducted a Regular Meeting on January 24, 2018, at 4 :00 p .m. ROLL CALL Present : Chair Leonard Pacheco, Vice Chair Nancy Derham (arrived at 4:04 p.m.), Committee Member Robert Cowan, Committee Member Matthew Hudes, Committee Member Thomas O'Donnell Absent: None MEETING CALLED TO ORDER AT 4:00 P.M. VERBAL COMMUNICATIONS None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1. Approval of Minutes-December 13, 2017 MOTION: Motion by Committee Member Thomas O'Donnell to approve the consent calendar. Seconded by Committee Member Matthew Hudes. VOTE: Motion passed 4-0-1, Vice Chair Nancy Derham absent PUBLIC HEARINGS 2 . 121 Glen Ridge Avenue Requesting approval for replacement of original windows on a pre-1941 single-family house on property zoned for R-1:8 . APN 510-19-006. PROPERTY OWNER/APPLICANT: Harry Dickinson PROJECT PLANNER: Azhar Khan Open and closed the Public Comment. Committee members discussed the matter. 110 E. Main Street Los Gatos, CA 95030 • 408-354-6874 www.losgatosca.gov tATTACHMENT 4 PAGE 2 OF 3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JANUARY 24, 2018 MOTION : Motion by Committee Thomas O'Donnell to approve the proposed request to replace the windows per sheet AS of the proposed development plans. Seconded by Vice Cha ir Nancy Derham. VOTE: Motion passed 4-1, Committee Matthew Hudes -nay. 3. 202 University Avenue Requesting approval of a Minor Residential Development in a Historic District for a first floor addition and exterior modifications to a contributing single-family home in the University-Edelen Historic District on property zoned R-lD:LHP. APN 529 -04-001. PROPERTY OWNERS : Barry and Lisa Cheskin APPLICANT : Bess W iersema PROJECT PLANNER : Jocelyn Shoopman Open and closed the Public Comment. Committee members discussed the matter. MOTI ON: Motion by Committee Member Matthew Hudes to continue this matter to the February 28, 2018 Historic Preservation Committee meeting. Seconded by Committee Member Thomas O'Donnell. VOTE: Motion passed unanimously. 4. 51 College Avenue Requesting approval to remove a pre-1941 property from the Historic Resources Inventory for property zoned R-lD. APN 529 -29 -060. PROPERTY OWNERS : David and Allison Mendoza APPLICANT : Rolando Noriega PROJECT PLANNER : Erin Walters Open and closed the Public Comment. Committee members discussed the matter. M OTI ON : VOTE: Motion by Chair Leonard Pacheco to remove the property located at 51 College Avenue from the Historic Resources Inventory. Seconded by Committee Member Thomas O'Donnell. Moti on p assed unani mously. N:\OEV\HISTORIC PRESERVATION \HPCmlnutes\2018\1-2 4-18 Mlns.docx PAGE30F3 MINUTES OF THE HISTORIC PRESERVATION COMMITTEE MEETING OF JANUARY 24, 2018 OTHER BUSINESS 5. 15 Loma Alta Avenue Requesting preliminary review of a proposal to demolish a pre-1941 single -family residence on property zoned R-1:8. APN 532-29-073. PROPERTY OWNER/APPLICANT: Starley Moore PROJECT PLANNER: Sean Mullin Committee members discussed the matter. ADJOURNMENT The meeting adjourned at 5:38 p.m . This Is to certify that the foregoing Is a true and correct copy of the minutes of the January 24, 2018 meeting as approved by the inistrative Technician N :\OEV\HISTORIC PRESERVATION\HPCminutes\2018\1·24 ·18 Mins.docx Attachment 5