MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 1 of 8
Proposed Work: 1. Replace Heating Ventilating and Air Conditioning System (HVAC) Work location(s): Rooftop and rear yard. Replaced and relocated new HVAC package unit from existing roof-top location to inside of attic; moved new compressor to rear yard with new pad; replaced and relocated ducts as necessary. Repaired and infilled old package unit’s large roof opening and re-roofed. Non-conforming roof top unit was installed more than 20 years ago, prior to our November 2007 ownership and was completed without building permit. Work performed was removal of a hazardous and non-conforming condition as well as an energy efficient upgrade. Previous package unit may have been visible from street. Aerial view north: April 13, 2019. Rooftop Aerial view north: January 14, 2022. Rear package unit is circled in red. Source: Los yard condenser is circled in red. Source Angeles County Office of the Assessor, same. Property Portal, 2022. Attachment 1- Paid Invoices, Stuart Rose Heating & Air Conditioning Co., and Felix Roofing Services Est. Completion Est. Cost: Visible from Street? Item/Score Completed in $15,945. HVAC b o t h October 2019 + 945. Roofer ____________________
$16,890. TOTAL
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 2 of 8
2. Foundation Bolting, Pin and Plate Location- Foundation beneath building. Seismic retrofit: repaired perimeter foundation using pin& plate method, added metal corner bracket straps, built new concrete base where necessary and installed anchor bolts. Work is not visible on exterior for conformance with The Secretary of The Interior’s Standards for Rehabilitation and “Preservation Brief 41: The Seismic Rehabilitation of Historic Buildings,” by Antonio Aguilar for the National Park Service, 2016. Work was the correction of a hazardous and non-conforming condition.
Attachment 2- Paid Invoice, The Foundation Company Est. Completion: Est. Cost: Visible from Street? Item/Score Completed in March $6,054. No (which is as 2021 intended, in conformance with ____________________ Standards) 3. Replace and Re-route Irrigation System Location- Front yard of property Problem- Front yard slopes downhill toward brick bulkhead and chimney at building. The lower 4th to 8th brick courses have been “wicking” (absorbing) excess water during rainy seasons, which has weakened both the original brick and its mortar. Destruction caused by excessive moisture is a common problem in brick buildings, particularly those completed more than 50 years ago. Historic buildings usually have exterior walls in different construction methods, e.g. walls with all joints filled, walls without filled vertical joints, and walls with layered arrangements of various materials. Excessive moisture causes brick cavities, reduces the load-bearing capacity of walls, is unsightly, and can lead to the destruction of walls or ultimately the failure of a building. After consulting with an experienced historic preservation general contractor, adding drains in beds abutting the building was considered to correct water collection at base of yard at façade and one bay “in.” The landscaping expert who was consulted, after his investigation determined that adding drains would not correct the problem which may have been occurring since 1955 when the building was completed. Because of the slope of the yard, drains would not have adequate “fall” to collect the excess water. In light of the existing sprinklers’ water distribution, he recommended replacing the front system to use fewer sprinkler heads and replace all irrigation in beds with drip systems. In addition, a continuous rain diverter is proposed to be added along the lowest shingle course over the western shed-roofed bay (not included in Mills Act proposal). The addition of a rain gutter at that location would obscure the character-defining, shaped rafter tails. Attachment 3- Estimate, Santiago Landscape Service Est. Completion: 2025 or 2026 Est Cost $4,250.
Visible from Street? Yes. Item/Score
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 3 of 8
4. Brick Repair, Re-pointing and Replacement Location- Exterior perimeter walls of house, chimney and water tables at front and west side. Remove bricks and loose or deteriorate mortar only as necessary, re-point mortar in-kind (material, color, texture, striking) and replace deteriorated bricks only where deteriorated beyond repair. Work would be performed in conformance with The Secretary of The Interior’s Standards for Rehabilitation and direction in “Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings” by Robert C. Mack, FAIA, and John P. Speweik for the National Park Service, 1998. The clinker and ruffled brick with natural stone-faced chimney as well as the bulkhead are character-defining features of property. Photo A- Front exterior Photo B- Front NW corner bulkhead showing long-term water penetration character-defining, stepped and resulting moss growth and damage at base. Note bricks include clinker and chimney. ruffled brick types with random-shaped natural stone.
Photo Key
View southeast with photograph letters
Photo C- Detail of NW corner bulkhead return and and mortar deterioration. and mortar deterioration. Attachment 4- DiBarra Masonry estimate Est. Completion: 2026 or 2027 Est Cost $ 6 , 5 8 8 . Visible from Street? Yes. Item/Score
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 4 of 8
5. Wood Sash Window Repair Location- Throughout exterior perimeter walls of house. Repair 14 double-hung wood sash windows to operational condition including replacement of sash balances where needed. Repair four wood sash clearstory casement windows and mechanisms as-needed.
Repair or replace custom, wood framed, built-in wood screens at casements on west-facing side. All windows are character-defining features of property. The proposed work would conform with The Secretary of The Interior’s Standards for Rehabilitation. Photo A- Living room corner, double-hung, lozenge-type Photo B- Front western bay with three, mulled, wood sash windows grouped in in pairs. lozenge windows with shed roof and dove cote Dining room double-hung, 4-over-4 windows at left with and board-and-batten wall cladding above. original, paneled wood shutters. Photo C- Typical bedroom, wood clearstory casement windows with central fixed light. Note original internal wood screens on left and right sides. View from interior of front bedroom.
Attachment 5- Window Restoration & Repair and Coppa Woodworking estimates
Est. Completion: Est. Cost: Visible from Street? Item/Score 2027 or 28 $6,300 - 8,100. Yes + 320. ____________________
$6,620-8,420.
Photo Key
Plan view of
property with
photograph letters.
N
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 5 6 of 8
67. Replace Garage Window Location- East side of garage Problem- Original garage, wood sash “Speedline”-type, fixed window has had decades of neglect, including lack of paint. A central muntin is broken and the window sags at the center. Remove and replace window in-kind, including jambs and sill. Install new custom window, replace broken-out stucco (necessary for its removal), prime and paint new stucco and window replacement. The proposed solution conforms with the Standards for Rehabilitation, particularly Standard 6, which directs Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Photo A- View east from inside of garage of four-light, fixed window. Photo B- View northeast of garage window located in 18”-wide sideyard. Attachment 6- J& S Windows and The Thomas Company estimates. Est. Completion: 2029 or 2030 Est. Cost $3,000.
Visible from Street? No. Item/Score
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 6 5 of 8
76. Repair and Replace Exterior Stucco As-Needed Location- All exterior perimeter walls of house, garage and exterior walls and retaining walls. Repair only damaged exterior stucco on house, garage and perimeter walls to correspond with existing finish.
Prime and paint to match existing walls. Work would be performed in conformance with The Secretary of The Interior’s Standards for Rehabilitation.
Contractor recommended wholesale removal on damaged, patched east elevation. The stucco exterior finish is a character-defining feature. Attachment 7- Del Torro Stucco estimate Est. Completion 2030 or 2031 Est. Cost $7,075. Visible from Street Yes Item/Score See page 6 for Work Item #7
8. Replace and Install Decorative Shutters Location-On either side of one east and one west window Replace four rotted, many times repaired and wood putty-filled, two paneled shutters with same type.
Replacements would be wood and slightly thicker (front-to back) than the originals and would be mounted at windows with a small gap between backs of shutters and stucco walls to avoid future moisture trapping and related decay. Proposed replacements would have the same number of panels, center rails, etc. The shutters would be factory-primed primed and painted which ensures better paint adherence.
The proposed replacement of extremely deteriorated, un-repairable shutters would comply with The Secretary of The Interior’s Standards for Rehabilitation.
Photo A- West-facing shutters’ condition before January 2020 repair and paint. Photo B- East-facing shutter example after mechanically fastening, sanding, filling with wood putty where necessary and gluing. Last repair was made in January 2020. Attachment 8- Larsen Shutter Company estimate, installation costs unknown. Est. Completion 2031 or 32 Est. Cost $3,756 plus installation Visible from Street Yes Item/Score
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 7 of 8
9. Replace Inappropriate, Paneled Garage Door Location- North side of garage, facing street Replace deeply textured, steel, faux wood, paneled garage door with plain flat design in keeping with the 1950s in factory painted metal. The garage door exterior trim is white vinyl. The garage door was replaced prior to our ownership in November 2007. I t w o u l d b e r e p l a c e d b y a n A m a r r 15'-7" by 7'-1" Heritage Flush Panel door, factory to match the Dunn Edwards Marsh Maverick stucco color in an eggshell finish Its replacement would comply with The Secretary of The Interior’s Standards for Rehabilitation and would be visible from the street. The proposed work would rectify a previous alteration.
Photo A- North-facing paneled garage door. Heritage Flush Panel door Attachment 98- Not appended. No companies have responded to our numerous requests for estimates to replace door and opening mechanism. C o m p a n i e s c o n t a c t e d h a v e i n c l u d e d S e a r s , M e s a , O n e T r a c a n d A l l S t a r G a r a g e D o o r C o n t i n u i n g t o request estimates. 15'-7" by 7'-1" Hertage Flush Panel to match stucco color (but eggshel finish The proposed door is at https://www.amarr.com/us/en/garage-doors/explore-products/view-all-doors/heritage?panel=short-panel&color=almond&window=clear-sp https://www.archwaygaragedoors.com/request-true-request.php Est. Completion 2031 or 32 Est. Cost unknown $5-7,000. Visible from Street Yes Item/Score
MILLS ACT APPLICATION- WORK PROGRAM 2024
324 Lawson Place 8 of 8
10. Replace Roof Location- Residence and detached garage. Tear-off both roofs and base sheets as necessary to replace existing dimensional asphalt roof material. Replace with more compatible, dimensional replacement material such as Cedar Lite 600 or Brava synthetic shake to replicate the appearance of original wood shake roof referenced on original building permit. The replacement would be expected to rectify a previous alteration. The gable-on hip roof configurations of the residence and garage, as well as their plain and scalloped fascia boards are character-defining features of the property. Roof replacement with a more dimensional product would comply with The Secretary of The Interior’s Standards for Rehabilitation. Replacement roofing materials would follow “Preservation Brief 4: Roofing for Historic Buildings” by Sarah M. Sweetser for the National Park Service,1978, particularly the section regarding Alternative Materials. Work would include “cool roof” underlayment material and shingles and would therefore be an energy efficient upgrade.
Attachment 10- Felix Roofing Services estimate Est. Completion: Est. Cost: Visible from Street? Item/Score Proposed December $48,200. Yes 2033 or earlier (if Additional costs necessary) unknown for ___________________ replacement of sheeting, rafters and like-for-like
decorative, front-facing or plain (other) fascia boards if necessitated
required by wood deterioration
Santiago BanuelosBusiness # License 1063644
2233 N. Casitas Ave Altadena Ca 91001
6268930522
[email protected]
ESTIMATE TO:
Francesca Smith324 Lawson Place, Glendale 91902
[email protected]
EST412Date: Feb 10, 2024
#Item Unit PriceQty Total
01 Front Yard Irrigation Update
We will be replacing front yard irrigation. Lawn irrigation will have one dedicated valve and new sprinkler lay out to conserve water and provide even coverage of complete lawn. Flowerbeds will have one dedicated valve with drip system. Drip systems included air release and flush valves. New system will consist of 1 valve for lawn sprinklers and 1 valve for drip.
$4,250.001 $4,250.00
Subtotal$4,250.00
Pay Pal Tax (3.5%)$0.00
Grand Total$4,250.00
Thank you!
ATTACHMENT 5
----- Forwarded Message -----
From: "Norm Tuazon" <[email protected]>
To: "[email protected]" <[email protected]> Sent: Mon, Aug 29, 2022 at 2:33 PM
Subject: Window Restoration & Repair: Draft quote
Hi Francesca,
Thank you for your interest in repairing your wood windows with us. Keep in mind, we only handle the mechanics & wood repair. We do NOT prep, prime, paint, glaze, or handle screens; only the mechanics.
We typically charge $350-$450 for a basic tune up for the double hung windows to work; and we charge about the same for any single outswing casements $350-$450. If it's a double casement then it would be double ($700-$800). We have options of weather-stripping & new locks as well.
14 double hung $350-$450 = $4900 to $6300
4 single casements $350-$450 = $1400 to $1800
Price subject to change upon inspection of the condition of the windows.
Total = $6300 to $8100
Hope that helps,
Norm
562-493-1590 office
Window Restoration & Repair, Inc.
CAL. State Lic. #987212
From: Coppa Woodworking, Inc.
To: Smith, Francesca@DOT
Subject: Re: Estimate to replace metal screens w copper Date: Wednesday, 31 August, 2022 10:10:31 AM
EXTERNAL EMAIL. Links/attachments may not be safe.
Hi Francesca,
Figure approximately $80.00 each to re-screen them with the copper screen.
Pricing may change once we actually see them (how the molding is held in, if the molding breaks and we have to replace it, etc.).
Thank you,
Rick
Coppa Woodworking, Inc.
310-548-4142
https://urldefense.com/v3/__http://www.coppawoodworking.com__;!!LWi6xHDyrA!- jRH2ns2xnfOVx2QUDoVLwbYvk9nnsHHE_z7NDGRMfs7SSZ4deJaetNmUM7qp_0xKB105KdltweaB3ixk2xT2Cc6P-lB$ > Photos attached for copper re-screening. There are four and each one is 25 by > 23.
>
> Get Outlook for Android<https://urldefense.com/v3/__https://aka.ms/ghei36__;!!LWi6xHDyrA!- jRH2ns2xnfOVx2QUDoVLwbYvk9nnsHHE_z7NDGRMfs7SSZ4deJaetNmUM7qp_0xKB105KdltweaB3ixk2xT2AdnCgYb$ >
> ________________________________
> From: Smith, Francesca@DOT
>
Sent: Sunday, August 28, 2022 2:21:44 PM
> To: [email protected] <[email protected]> > Subject: Estimate to replace metal screens w copper
>
>
> Hi.
I need an written estimate to replace four existing metal screens in wood > frames with copper screens (see attached photos below). >
> The wood frames are very thick, are in in good condition and have wood molding > at the edges of the screens that may need to be replaced (w/ paint grade >
molding). They slide into casement openings. Feel free to call. I need a > written estimate for a city application by no later than noon on 8/31/22- >
sorry!
>
> We would deliver the four 25 by 23-inch frames to your business. Thanks in > advance!
>
> [cid:[email protected]]
>
> Photo of lower half of one of the screens.
They serve wood casements windows
> and have drilled openings in the bottoms (see left side). >
> [cid:[email protected]]
>
> Detail of drilled opening and its metal plate.
>
ATTACHMENT 5- Replace Screens
>
>
> Francesca Smith
>
> PQS Principal Architectural Historian
>
> Caltrans District 7
>
> 100 S. Main St., MS 16A
>
> Los Angeles, CA 90012
>
> New cell 213-266-3790
>
>
>
DEL TORO PLASTERING, INC.
P.O. Box 148
San Fernando, CA 91341
(818) 838-0412
[email protected]
.Bonded & Insured
CA Lie. # 936289
Name __________________________ _ Date _________ _
Address------------------------ Phone
_________ _
Job Address--------------------�------------
YES NO YES NO YES NO
Haul Away Debris Scaffolding
Lath
Scratch Coat
Sandblasting
Patching
Skim coat
Brown coat
Fiber Mesh
Stucco
Clean Up
* Color variation and cracking to be expected on all stucco finishes. * In the event any process of law Is resorted to by the contractor to collect any money due hereunder, the buyer agrees to pay ALL COSTS, INTEREST, AND ATTORNEY'S FEES INCURRED. * All additional work will be charged extra.
* Materials guaranteed solely by manufacturers.
* Your property may be subject to a mechanic's lien if timely payment Is not received. * Contractor Is not responsible for any water leaks caused by sandblasting or for any plants within five feet of work area. • Owner/customer is responsible for notifying neighbors of proposed construction. * Owner/customer is responsible for providing water, power, and parking for work trucks and equipment. • Downspouts, electrical fixtures, conduits, and all other fixtures must be removed by customer prior to sandblasting. • Del Toro Plastering will not be held responsible for any damage to items not removed by customer from proposed work area prior to construction.
Signature _______________ _ Customer Signature _______________ _
IF PROPOSAL IS ACCEPTED THIS DOCUMENT AUTOMATICALLY BECOMES A CONTRACT Date ______ _
Francesca Smith
324 Lawson Pl Glendale, CA
4. Patch window at side of garage.
3. Patch at garage.
2. Patch at west wall along bottom.
1. Patch at pool area.
OPTIONAL - sandblast, skim coat, & stucco sand finish east wall (driveway side) - $3,875 - included in bid price.
$7,075
03/13/2024
24022
(818) 421-2749
Mills Act Application- 324 Lawson Place 1 of 2
Work Program, Item 7 Supplemental Stucco Photographs
S1- Detail of deteriorated stucco at base of on west side of house. Note the finish coat (painted green), brown coat (light gray) and scratch coat (sand colored with heavy texture) are each visible. This condition is present in approximately a third of that exterior demising wall. See S2 below.
S2- Traditional three-coat stucco diagram from Best Practices Guide to Residential Construction by Steven Bliss, John Wiley & Sons 2006. Not for publication.
Mills Act Application- 324 Lawson Place 2 of 2
Work Program, Item 7 Supplemental Stucco Photographs
S3- Detail of more typical example of deteriorated stucco at base east perimeter retaining wall.
S3- Detail of bubbling, lifting stucco at base of
garage, north side.
Mills Act Application- 324 Lawson Place 3 of 2
Work Program, Item 7 Supplemental Stucco Photographs
- CONSTRUCTION PROPOSAL -
CLIENT: PROJECT :
Name: Francesca & Lee Smith Name: Smith Residence
Address: 324 Lawson Place Location: 324 Lawson Place
Glendale, CA 91202 Glendale, CA 91202
Date: March 12, 2024 Project #:
Upon acceptance of this proposal a contract containing terms mutually agreeable to both parties shall be drawn and executed prior to scheduling and performance of scope of work. If this proposal has not been accepted within thirty (30) days of the above bid date, or the scope of work is modified, Thomas & Takei, Inc. reserves the right to revise and/or adjust the quoted price. Any deviation written, typed, or otherwise transmitted by the client on the Thomas & Takei, Inc. proposal is null and void. Thomas & Takei, Inc. will generate any adjustments or additional changes.
If Thomas & Takei, Inc. is authorized to commence and/or continue providing its services on the project, either verbally or in writing, prior to execution of a written contract, such authorization shall be deemed an acceptance of this proposal and all such services shall be provided and compensated for in accordance with the terms and conditions contained herein as though this proposal was fully executed by the client.
SCOPE OF WORK
1 Remove existing window in Garage.
2 Install new owner provided Garage window (approx. 36"x48"). 3 Patch existing exterior wall finish around new window.
TOTAL = $1,500.00
Authorized Signature:
Acceptance of Proposal:
Lic. #: 932601
THE THOMAS COMPANY
A Fine Homebuilding Experience
THOMAS & TAKEI, INC.
1443 E. Washington Blvd., #161
Pasadena, California 91104
T: 626.744.9224
E: [email protected]
Dale S. Thomas, President
Accepted
Date
Date
The above prices, scope, and conditions are satisfactory and are hereby accepted. Thomas & Takei, Inc. is authorized to perform the work as specified.
Name (Print)
Thomas & Takei, Inc.
ATTACHMENT 7
On February 7, 2024, at 10:02 AM, Francesca Smith received an esƟmate via text from Julio at J & S Windows:
“Good morning.
Window is $1,500.
Douglas Fir, verƟcal grain, divided lites, ¼” clear tempered glass.
No install.
Lead Time: 6-8 weeks.”
ESTIMATE
Date
08/29/22
Estimate No.
1187
Name/Address
Franciasca Smith
324 Lawson st
Glendale, ca
ESTIMATE GOOD FOR 30 DAYS DUE TO INCREASE IN PRICE OF MATERIALS.
Felix Guevara
(818) 652-9587
felixroofi[email protected]
Lic.# C39-893967
Item Description Total
PERMITS APPLY FOR CITY PERMITS AND INSPECTIONS 650.00
TEAR-OFF REMOVE EXISTING ROOF DOWN TO WOOD AND HAUL AWAY ON
HOUSE AND GARAGE
2,900.00
DRYROT REPAIR REMOVE AND REPLACE DAMAGED PLYWOOD WITH NEW WHERE NEEDED
650.00
2X2 EDGE METAL INSTALL 2X2 EDGE METAL WHERE NEEDED
UNDERLAYMENT INSTALL SHARKSKIN REFLECTIVE UNDERLAYMENT WHERE NEEDED VALLEY METAL INSTALL 24 INCH VALLEY METAL WHERE NEEDED.
O'HAGIN ROOF VENTS INSTALL 10 ATTIC VENTS
FLASHINGS INSTALL ALL NEW PIPE FLASHING WHERE NEEDED
SHAKE LINER INSTALL 22 INCH ROLL OF #30 SHAKE LINER
CE DUR SHAKES INSTALL GOLDEN OAK CE DUR SHAKES IN ACCORDANCE TO
MANUFACTURES SPECIFICATIONS
RIDGE INSTALL RIDGE CAPS WHERE NEEDED
PAINT AND SEAL 1)SEAL COLLAR OF ALL ROOF PENETRATIONS WITH PLASTIC CEMENT
2) PAINT ROOF PENETRATIONS TO MATCH COLOR OF ROOF
SHINGLES AS CLOSE AS POSSIBLE
FINAL INSPECTION CALL FOR FINAL ROOF INSPECTION
LABOR AND
MATERIALS
THIS INCLUDES DELIVERED OF MATERIALS AND LABOR
44,000.00
PROGRESS
PAYMENTS
PROGESS PAYMENTS WILL BE DISCUSS WITH OWNERS UPON
APPROVAL OF ESTIMATE
$48,200.00Total
$48,200.00
ATTACHMENT 10