HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 1 Prepared by GPA Consulting
1. PROPERTY INSPECTION INFORMATION
Address: 115 E Canada
San Clemente, CA 92672
Inspection Date: July 30, 2025 at 10:00am
APN: 057-154-25 Parties Present: Audrey von Ahrens and Phoebe Rayburn, Architectural Historians, GPA Consulting;
David Carrillo, Associate Planner, City of
San Clemente
Contract Year: 2013
2. REHABILITATION/RESTORATION/MAINTENANCE PLAN (WORK PLAN) PROGRESS Work Plan Items and Proposed Completion Date
Excerpted from EXHIBIT “C” of HPPA Status Inspection Notes
1. Add wood fascia board around the garage and
above the courtyard entrance to rehabilitate the
original architectural elements.
2018 ☐ Complete
☐ In progress
☒ Not completed
Owner found a circa 1970 photo
showing wood lintel and surround.
Owner reported contractor believed
restoring this feature would cause
potential water infiltration/would
compromise the structure.
2. The light fixture at the front of the house is
undersized and shall be replaced to be in scale
with the house.
2018 ☒ Complete
☐ In progress
☐ Not completed
See Photo 6.
3. Paint the building white to be historically
accurate. Paint the flashing to match the
building.
2020 ☐ Complete
☐ In progress
☒ Not completed
Owner reported they are waiting for
clarification on how to implement item 1
before commencing this work (see Photo
7 and Photo 9).
3. MINIMUM MAINTENANCE STANDARDS COMPLIANCE
Minimum Maintenance Standards (Exhibit B of Contract, on file with City) All buildings, structures, yards and other improvements shall be maintained in a manner which does not detract from the appearance of the immediate neighborhood. The following conditions are prohibited:
Condition Present?
Yes No
1. Dilapidated, deteriorating, or un-repaired structures, such as: fences, roofs, doors, walls and windows
☐ ☒
2. Publicly visible storage of scrap lumber, junk, trash or debris. ☐ ☒
3. Publicly visible storage of abandoned, discarded or unused objects or equipment, such as automobiles, automobile parts, furniture, stoves, refrigerators, cans, containers or similar items ☐ ☒
4. Stagnant water or excavations, including pools or spas. ☐ ☒
5. Any device, decoration, design, structure or vegetation which is unsightly by reason if its height, condition, or its inappropriate location.
☐ ☒
Attachment 4
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 2 Prepared by GPA Consulting
4. INSPECTION NOTES AND OBSERVATIONS
Foundation/Structure
• Foundation redone in 2006.
Roof
• Full re-roofing last completed in 2006.
• Metal flashing is highly visible in some areas of roof perimeter (see Photo 9).
Chimney(s)
• No work completed since initiation of HPPA.
• Chimney cap appears to be missing (see Photo 1).
Exterior
• Owner tested potential exterior paint colors on wall within courtyard (see Photo 7). • Chipped wood on front porch support (see Photo 8).
• Stucco texture finish is inconsistent across elevations and various cracks and damaged areas observed (see Photo 10 and Photo 11).
• Red clay foundation vents and attic tube vents are chipped and/or overpainted (see Photo 12). Cracked tile and stucco at rear entrance steps.
Windows and Doors
• Chipped paint on doors and surrounds in courtyard and rear elevation (see Photo 8).
Systems
• Solar panels on rear portion of roof added prior to initiation of HPPA.
Site/Landscape/Ancillary Buildings (garage or carriage house, landscape, walk/drive, fencing, and similar) • Drainage system with sump pump added to site.
• Front and rear yards re-landscaped. Artificial turf was inappropriately installed in the front yard as part of this work (see Photo 15).
• Scored concrete front walkway and driveway were replaced with colored concrete pavers (see Photo 15).
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 3 Prepared by GPA Consulting
5. INSPECTION RESULTS
A. REQUIRED ACTIONS TO BE COMPLETED FOR CONTRACT COMPLIANCE:
To achieve compliance with the obligations of the HPPA, the following are required actions to be completed. Acts to remedy the required work below must be diligently pursued to completion by the Owner or the HPPA is at risk of default:
1. Commence and complete all outstanding work items identified in the HPPA Work Plan (EXHIBIT “C” in the Agreement), specifically:
a. Restore wood lintel and surround at garage door opening, and above the courtyard entrance based on documentary evidence (see Section B. Additional Recommendations, below). b. Re-paint exterior stucco in a historically accurate white color. c. Paint all visible flashing to better blend with the roof perimeter.
2. Commence and complete the following work items to conform with the Secretary of the Interior’s Standards for Rehabilitation (SOIS) and Minimum Maintenance Standards (EXHIBIT “B” in the Agreement):
a. Prior to repainting the exterior as required per the HPPA Work Plan, i. remove the obsolete metal utility fixture on the east end of the north elevation (Photo 14), and ii. gently sand-blast existing stucco, patch any cracks and damaged areas, and re-apply stucco to restore historic appearance of cohesive texture finish (see Photo 10). b. Remove artificial turf installed in front yard and replace with option that is consistent with the City’s Design Guidelines.
c. Repair damaged doors and surrounds. Gently sand wood, repair or replace in kind any severely damaged units, and re-stain (see Photo 8 and Photo 13).
d. Repair all damaged clay foundation and attic vents, and where overpainted, gently remove paint and restore historic appearance of unpainted clay.
B. ADDITIONAL RECOMMENDATIONS:
The following additional recommendations are intended to assist the property owner(s) in maintaining compliance with the obligations of the Agreement moving forward.
1. During the inspection, it was noted that the outline of the missing wood lintel and surround of the garage door opening is discernable in the Stucco, suggesting that the original wood may be extant beneath (see Photo 1 and Photo 5).
Recommend investigative work by completed to gently and carefully sand/remove a portion of the existing in a small, discrete location, to determine whether the original wood is extant and was simply covered over with stucco. If found intact, gently remove remainder of stucco at opening and restore complete the restoration work. Otherwise, consider embedding new wood units into the stucco to match the original lintel and surround; thereby recreating its historic appearance.
2. Engage the services of a chimney specialist or structural engineer with experience in historic preservation to investigate the existing condition of chimney and prepare an implementation plan for any recommended work to ensure chimney is structurally sound and weathertight. Commence and complete any necessary work as recommended.
3. If relandscaped in the future, recommend replacing existing colored concrete pavers of front walkway and driveway with a new option that is more compatible with the historic character of the property, such as scored concrete or clay tile.
4. If existing non-original double pane windows are proposed to be replaced in the future, recommend replacing with new multi-light, single pane wood windows that are more compatible with the historic character of the property, in terms of style and materials.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 4 Prepared by GPA Consulting
6. PHOTOGRAPHS
Photo 1. Primary (south) elevation and front yard landscaping, looking north.
Photo 2. Side (west) elevation, looking northeast.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 5 Prepared by GPA Consulting
Photo 3. Rear (north) elevation, looking south.
Photo 4. Side (east) elevation, looking southwest.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 6 Prepared by GPA Consulting
Photo 5. South elevation, east end, showing missing wood lintel and surround at garage door opening.
Photo 6. South elevation, showing replacement light fixture.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 7 Prepared by GPA Consulting
Photo 7. South elevation courtyard, west-facing wall, showing sample paint color.
Photo 8. South elevation, entrance courtyard, showing damage at wood post (foreground) and base of door (distance, left).
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 8 Prepared by GPA Consulting
Photo 9. South elevation, entrance courtyard, detail of roof flashing.
Photo 10. South elevation, main entrance, showing damaged stucco.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 9 Prepared by GPA Consulting
Photo 11. West (at left) and south (at right) elevations, showing inappropriate texture of stucco.
Photo 12. West elevation, showing chipped clay tile foundation vent.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 10 Prepared by GPA Consulting
Photo 3. North elevation, rear entrance door.
Photo 14. North elevation, west end, showing metal projecting from exterior wall.
HISTORIC PRESERVATION PROPERTY AGREEMENT (HPPA)
Periodic Inspection Report
HPPA Periodic Inspection | 115 E Canada, San Clemente 11 Prepared by GPA Consulting
Photo 15. Front landscaping, showing artificial turf and concrete pavers.