EXHIBIT D
HISTORIC PROPERTY IMPROVEMENTS TO BE COMPLETED
Historic property improvements due prior to and up to the date of sale or transfer of the property shall be completed prior to sale or transfer of the property.
Complete by end of 2023
1. Engage a qualified structural engineer experienced in working with historic properties to properly inspect the foundation and make any recommendations to upgrade and seismically retrofit foundation with an implementation plan. Execute any work as recommended in a sensitive manner to avoid causing damage to the historic fabric or visually impacting the historic building.
2. Provide a termite / wood destroying organism (WDO) report indicating a termite free condition or take recommended actions within the report if pests are present.
3. Remove any obsolete utility equipment from the east elevation, including exposed wiring and piping. Improve appearance of remaining equipment by relocating it to a less visible area and/or concealing within appropriately designed utility boxes.
Complete by end of 2024
4. Repair/install new site drainage to ensure water is diverted away from the building base and prevent damage to foundation.
5. Treat property for termites to prevent immediate and long-term damage to the historic fabric. Repair termite damaged wood, including exterior wood trim such as rafter tails, brackets, and doors/window frames using appropriate epoxies, or by splicing and replacing damaged units. If severity of deterioration necessitates replacement, individual wood units should be replaced in kind.
Complete by end of 2025
6. Repair/reconstruct damaged original clay foundation vents. Re-install failing and/or missing mesh within openings. If severity of deterioration necessitates replacement, replace in kind.
7. Remove vines growing up/along exterior wall of primary elevation, which can damage exterior features and surface finishes, particularly wood and stucco. Remove or relocate plants away from the house and if retained, install a trellis or cables and ensure vines are kept away from the building.
Complete by end of 2026
8. Engage the services of a roofing specialist for inspection of all roofs and complete recommended work. Clay tiles should be carefully removed and reinstalled. Where the severity of deterioration necessitates replacement, individual clay tiles should be replaced in kind or using appropriate clay tiles in accordance with City of San Clemente Building Code requirements.
Complete by end of 2027
9. Repair and repaint original wood windows and doors. Paint has failed and the wood is exposed to the elements and is susceptible to deterioration. Some wood framing and sills appear to be severely deteriorated and window putty is missing. Gently scrape the remaining paint and make repairs to the wood prior to repainting. If deterioration necessitates replacement, replace individual wood members in kind.
Apply putty where missing and ensure windows are weathertight; carefully repaint to ensure paint does not bleed onto glazing.
10.There are expansive cracks and flaking stucco on the first floor of the west and east elevations, and various patch repairs throughout the exterior walls were inappropriately completed with inconsistent stucco textures. Infill cracks to prevent water intrusion and re-stucco exterior elevations to match original portions of stucco to create a cohesive finish.
Complete by end of 2028
11.There is extensive paving with patchwork of various concrete throughout the site.
Create a comprehensive landscape/hardscape plan for the property. Commence and complete work to clear the property of overgrown landscaping in front yard and along driveway, repair damaged planters and retaining walls, and install appropriate landscaping and hardscaping to replace extensive concrete. Ensure any irrigation systems are located/directed away from the building base.
12.Repair or replace in kind individual Saltillo tiles that are damaged.
Complete by end of 2029
13.Repair or replace wood fence along western property line. If replaced, the new fence should be historically compatible in terms of style and materials.
Ongoing
14.Maintain wrought iron features, including decorative grills, driveway and gates, balconies, and railings. Clean of corrosion and reapply protective coat as needed.
15.Clean original light fixture within main entrance porch (south elevation) of corrosion and maintain.
16.Maintain landscaping to prevent overgrowth and attachment of vines onto the building.
17.Property owner should inspect annually for termite, weather, or other damage and make related repairs in kind as needed. If deterioration necessitates replacement, features should be replaced in kind.
18.Inspect gutters and downspouts annually and maintain by clearing of debris to prevent overflow and potential damage to exterior features and interior structure.