City Council and Authorities Concurrent
October 24, 2023

City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
23-499 Agenda Date: 8/23/2023

REPORT TO PLANNING COMMISSION

SUBJECT
Action on a Major Significant Property Alteration Permit and Recommendation for Rezoning to Planned Development for Property Located at 1365 Main Street and 1070 Lewis Street Applicant/Owner
: Mark Robson/Pear Street Investments, LLC
General Plan: Very Low Density Residential
Zoning: R1-6L - Single-family Residential
Site Area: 9,386 square foot lot
Existing Site Conditions:

The two houses at 1365 Main Street and 1070 Lewis Street are currently situated on a single 9,386 square-foot L-shaped lot that has frontages on Lewis Street to the north and Main Street to the west.

Surrounding Land Uses
:

The site is bordered by single-family residences in all directions. The surrounding land uses are primarily single-family, with one multi-family property located north of Lewis Street.

Issues:

Consistency with Zoning Ordinance and Single-Family Design Guidelines.

Staff Recommendation
:

That Planning Commission adopt a resolution approving the Major Significant Property Alternation Permit and adopt a resolution recommending that the City Council approve the Rezone to Planned Development for the property located at 1365 Main Street and 1070 Lewis Street, subject to findings and conditions of approval.

BACKGROUND
On December 23, 2021, the property owner submitted formal applications requesting to rezone the property at 1365 Main Street and 1070 Lewis Street from R1-6L to PD-Planned Development, and for granting of a Tentative Parcel Map to subdivide one parcel to two parcels to create a separate lot for 1070 Lewis Street. The proposed project includes interior and exterior alterations, an addition, and construction of two new parking garages and a new Accessory Dwelling Unit (ADU).

The project was referred to the Historical and Landmarks Commission (HLC) for the review of a Mills Act agreement and Major Significant Property Alteration, as the residence at 1365 Main Street is a listed resource on the Historical Resource Inventory (HRI). The residence at 1070 Lewis Street is not listed on the HRI. The HLC reviewed the proposal and recommended approval (vote: 5-0-1) at the regular Historical and Landmarks Commission meeting on May 17, 2023 (See Attachments 1 and 2).

DISCUSSION
City of Santa Clara Printed on 8/18/2023Page 1 of 4
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23-499 Agenda Date: 8/23/2023
The proposed project includes splitting one 9,836 square-foot lot into two lots (5,359 square-feet and 4,027 square-feet) through the Tentative Map process and rezoning from R1-6L - Single-Family Residential to PD - Planned Development to allow unique development standards for setbacks, lot size, lot width and a two-story ADU. The project will include interior and exterior alterations and a rear addition to the house at 1365 Main Street, demolition of all accessory structures, construction of a new detached garage at 1365 Main Street, and construction of a new detached ADU above a two-car garage at 1070 Lewis Street.

Major Significant Property Alteration:

Because the residence at 1365 Main Street is listed on the HRI, significant alterations of the property require granting of a Major Significant Property Alteration (SPA) Permit per Santa Clara City Code (SCCC) 18.106.050. As part of the project, the applicant is proposing an approximately 460 square foot addition (21 by 22 feet) at the southeast corner of the house. As part of this addition, the existing shed roof extension at the east façade will be removed and replaced with a new, gabled roof covering both the addition and existing east section of the house. The applicant will also be removing non- original additions at the front and rear of the house, and reconfiguring the interior space. The resulting residence will have four bedrooms and three bathrooms.

Other exterior alterations to 1365 Main Street include:
 North façade: Three double-hung multi-lite windows will be added to the extension.  West façade: One of the four multi-pane windows to the south will be removed and the remaining three will be centered on the wall. The gaps on each side will be filled in. The existing door will be replaced with a new door.
 South façade: Four vertical casement windows will be removed and the area will be filled in to match adjacent stucco. The center three double-hung windows will be replaced with two new, double-hung windows to meet egress code requirements. An existing pair of double-hung windows will be replaced with one larger double-hung window also required for egress. An additional two double-hung windows will be added at the extension of the house.  East façade: Two sets of double windows and a new door will be added.

According to SCCC Section 18.106.050(c)(3), the Planning Commission will approve or deny the SPA permit following review and recommendation from the HLC and based on the findings in SCCC Section 18.106.050(d) stated below and contained within the attached resolution (Attachment 4):
(1) The alterations shall be designed to the essential character, features, and defining elements that make the HRI property significant;
(2) The project proposals shall not have a significant adverse effect on the integrity of the HRI property;
(3) The alterations must be compatible with the existing structure or district; and (4) The alterations must be consistent with the Secretary of the Interior’s Treatment Standards.

On May 8, 2023, an architecture firm, TreanorHL, prepared a project compliance review for the Secretary of the Interior’s Standards for Rehabilitation (Standards) and concluded that the proposed project appears to be compliant with the Standards . The project fully complies with Standards 1-7, and 9-10, and provisionally complies with Standard 8, which relates to the discovery of archaeological resources, based on mitigations included within the project. The project includes a Window Assessment and Treatment Plan to guide the property owner and contractors in the proper City of Santa Clara Printed on 8/18/2023Page 2 of 4
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23-499 Agenda Date: 8/23/2023
techniques for construction of the addition according to the Standards. With implementation of the recommended mitigation measures, potential impacts to the historic significance of the property would be reduced to a level of less-than-significant. The project includes limited excavation, but mitigation measures such as work stoppage and investigation are included as conditions to address Standard 8.

Rezoning:

Amendments to a property’s zoning designation can be requested consistent with SCCC Section

18.112.020. The proposed PD - Planned Development zoning for the property is intended to accommodate development that is consistent with the City’s General Plan land use designation of Very Low Density Residential, compatible with the existing community, and utilizes imaginative planning and design concepts that are otherwise restricted in other zone districts. The proposed PD zoning provides flexibility and variation in development standards from the R1-6L Single-Family Zoning District standards by allowing for reduced front and side yard building setbacks, reduced lot width and area, increased lot coverage and a new detached two-story ADU. These allowances are appropriate to allow a typical amount of development on the lot as the lot size is small and substandard compared to a typical single-family residential lot in a conventional zoning district.

The proposed rezoning would allow preservation of the established single-family residential development character for this block by restricting the use on each lot to a single-family residence and an ADU consistent with the pattern of development in the neighborhood. The rezoning would also conserve property values, protect and improve the existing character and stability of the area in question, and will promote the orderly and beneficial development in that the proposal would preserve the existing residential unit on the project site, and allow for additional individual ownership opportunities in the neighborhood.

According to SCCC Sections 18.112.030 and 18.112.040, the Planning Commission shall hold a public hearing on any proposed rezoning and make a recommendation to the City Council.

Conclusion:

Approval of this project would provide an opportunity to retain high quality residential units and allow individual ownership. Staff finds that the proposed project adheres to the Secretary of the Interior’s Standards for Rehabilitation with mitigation measures to repair and replace deteriorated windows.

Standard conditions will provide mitigation for any archaeological discovery. With evaluation of the original features of the HRI resource and the use of the Window Assessment and Treatment Plan, the exterior alteration of the resource will be consistent with the Standards.

ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 - Class 1 Existing Facilities, in that the project involves the repairs and alterations to a historic single-family residence and per Section 15331 - Class 31 Historical Resource Restoration/Rehabilitation, in that the project concerns the renovation of a property in a manner consistent with the Secretary of the Interior’s Standards.

FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative time and expense typically covered by processing fees paid by the applicant.

City of Santa Clara Printed on 8/18/2023Page 3 of 4
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23-499 Agenda Date: 8/23/2023

COORDINATION
This report has been coordinated with the City Attorney’s Office.

PUBLIC CONTACT
On August 11, 2023, a notice of public hearing of this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site. No public comments have been received at the time of preparation of this report.

RECOMMENDATION
1) Adopt a resolution to approve the Major Significant Property Alteration (SPA) Permit based on the findings, the historical evaluation, the treatment plan, and recommendation from the HLC; and
2) Adopt a resolution to recommend the City Council approve a rezone from R1-6L-Single-Family Residential to PD-Planned Development based on findings and conditions of approval.

Reviewed by: Andrew Crabtree, Director of Community Development Approved by: Jōvan D. Grogan, City Manager
City Manager

ATTACHMENTS

1. Historical and Landmarks Commission Staff Report of May 17, 2023

2. Historical and Landmarks Commission Meeting Minutes of May 17, 2023

3. Resolution Recommending Approval of the Rezone

4. Resolution Approving a Major Significant Property Alteration

5. Conditions of Approval

6. Development Plan
City of Santa Clara Printed on 8/18/2023Page 4 of 4
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City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
23-357 Agenda Date: 5/17/2023

REPORT TO HISTORICAL AND LANDMARKS COMMISSION

SUBJECT
Consideration of a Mills Act Contract and Major Significant Property Alteration Permit at 1365 Main Street.

BACKGROUND
On December 23, 2021, the owner submitted a formal application requesting to rezone the property at 1365 Main Street and 1070 Lewis Street from R1-6L to PD-Planned Development, and a Tentative Parcel Map to subdivide one parcel to two parcels to create a separate lot for 1070 Lewis Street. The development includes interior and exterior alterations, addition, and construction of two new parking garages, and a new ADU. The project is referred to the Historical and Landmarks Commission (HLC) for the review of a Mills Act agreement and Major Significant Property Alteration, as the residence at 1365 Main Street is a listed resource on the Historical Resource Inventory (HRI). The residence at 1070 Lewis Street is not listed on the HRI.

DISCUSSION
The two houses at 1365 Main Street and 1070 Lewis Street sit on a 9,386 square-foot L-shaped lot located on the northwest corner of the block bound by Lewis Street to the north and Main Street to the west.

The one-story over basement single-family Craftsman bungalow at 1365 Main Street is square in form and clad in stucco. The wood-frame building has a cross gabled roof with two shed roofs over the east and west facades all clad in asphalt shingles. While the house at 1365 Main Street underwent alterations, many of the character defining features have been retained. Major exterior alterations include the stucco cladding over the horizontal wood siding, the east and west additions, and new windows and doors.

The one-story over basement vernacular house at 1070 Lewis Street is rectangular in form and clad in wood clapboard siding. The wood-frame building is capped by an asphalt shingle-clad cross gable roof with a low slope roof over the front porch. The north (front) façade features a low sloped-roofed partial-width porch supported by square wood columns sheltering the main entrance. A historic assessment was prepared by TreanorHL and is attached to this report. The assessment concluded that this residence does not appear eligible for local listing since it does not have any significance under the City of Santa Clara criteria.

Project Description:

The proposed project includes splitting one lot into two lots and rezoning from Single-Family Residential to Planned Development to allow unique development standards for setbacks, lot size, lot width and a second-story Accessory Dwelling Unit (ADU). The project will include interior and exterior alterations and a rear addition to the house at 1365 Main Street, demolition of all accessory City of Santa Clara Printed on 5/12/2023Page 1 of 3
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23-357 Agenda Date: 5/17/2023
structures, construction of a new detached garage at 1365 Main Street, and construction of a new detached ADU above a two-car garage at 1070 Lewis Street.

The addition at 1365 Main Street will extend to the east and a new roof cover the addition and the east section of the existing house. The interior alteration will remove nonoriginal addition in the front and rear of house and the proposed floor plan will include four bedrooms and three bathrooms. The existing shed roof extension at the east façade will be demolished, but the section under the existing north-facing gable roof and the basement access will remain. The addition is roughly square in form (approximately 22 feet by 21 feet) and will expand from the southeast corner. Both the addition and the east half of the house will receive new gabled roofs.

Other exterior alterations to 1365 Main Street include:
 North façade: Three double-hung multi-lite windows will be added to the extension.  West façade: One of the four multi-pane windows to the south will be removed and the remaining three will be centered on the wall. The gaps on each side will be infilled. The existing door will be replaced with a new door.
 South façade: The group of four windows to the west will be removed and the area will be infilled. The group of four vertical casement windows will be removed and the area will be infilled to match adjacent stucco. The center three double-hung windows will be replaced with two new double-hung windows to meet egress code requirements. The pair of double-hung windows will be replaced with one larger double-hung window required for egress. At the extension, two double-hung windows will be added.
 East façade: Two sets of double windows and a new door will be added.

The Secretary of the Interior’s Standard (SIS) evaluation was prepared by TreanorHL and it concludes that the proposed project appears to be compliant with the Secretary of the Interior’s Standards for Rehabilitation (the Standards). The project complies with Standards 1-7, and 9-10; provisionally complies with Standard 8. As the project complies with all Standards, it would not cause potential impacts to the historic significance of the property. The project plans include a Window Assessment and Treatment Plan in the SIS evaluation to guide the property owner and contractors in the proper techniques for construction of the addition according to the SIS for Rehabilitation. With implementation of recommended mitigation measures, the impacts would be reduced to a level of less-than-significant. The project includes limited excavation, but appropriate mitigation measures such as stop work and investigation would be conditioned to address Standard 8.

Mills Act:

The applicant is requesting approval of a Historic Preservation Agreement (Mills Act Contract) for the property including the adoption of a 10-Year Rehabilitation and Maintenance Plan associated with this historic preservation agreement. An updated DPR form in the SIS evaluation was prepared my Lorie Garcia of Beyond Buildings on December 2, 2021. The draft Mills Act agreement is attached to this report along with the 10-year preservation plan. Some of the notable work that would be performed under this Plan include repair and replacement of exterior windows, termite fumigation, adding HVAC, interior paint, and foundation replacement.

Conclusion:

Staff finds that the proposed project adheres to the Secretary of the Interior’s Standards for Rehabilitation with mitigation measures to repair and replacement of deteriorated windows. Standard City of Santa Clara Printed on 5/12/2023Page 2 of 3
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23-357 Agenda Date: 5/17/2023
conditions will apply to implement protection mitigation for any uncovered archaeological discovery.

With evaluation of the original features of the HRI resource and the Treatment Plan, the exterior alteration of the resource is consistent with the SIS evaluation for Rehabilitation. The 10-year preservation plan will preserve the integrity of the historic resource. Given the historic integrity and the proposed 10-Restoration and Maintenance Plan, staff supports the proposed Mills Act Preservation Agreement for the property.

ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15301 - Class 1 Existing Facilities, in that the project involves the repairs and alterations to a historic single-family residence and per Section 15331 - Class 31 Historical Resource Restoration/Rehabilitation, in that the project concerns the renovation of a property in a manner consistent with the Secretary of the Interior’s Standards.

PUBLIC CONTACT
On May 4, 2023, a notice of public hearing of this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 300 feet of the project site.

No public comments have been received at the time of preparation of this report.

RECOMMENDATION
Staff recommends the Historical and Landmarks Commission find that the residence will retain sufficient integrity as a significant example of Craftsman Bungalow style architecture through the construction of the proposed addition, subject to the procedures outlined in the Treatment Plan, and recommend approval of the following:
1) That, based upon the analysis and findings of the historical evaluation, the Commission forward a recommendation to the City Council for approval of the Mills Act Contract application, including the adoption of a 10-Year Rehabilitation and Maintenance Plan associated with this historic preservation agreement; and,
2) That, based upon the analysis and findings of the historical evaluation, the Commission forward a recommendation of approval for issuance of a Major Significant Property Alteration (SPA) Permit to the Planning Commission for the proposed addition, subject to the procedures outlined in the Treatment Plan attached.

Prepare by: Steve Le, Senior Planner
Reviewed by: Rebecca Bustos, Principal Planner
Approved by: Lesley Xavier, Planning Manager

ATTACHMENTS

1. SIS Analysis and Treatment Plan with DPR Form for 1365 Main Street

2. Historic Assessment with DPR Form for 1070 Lewis Street

3. Draft Mills Act Agreement

4. Development Plan
City of Santa Clara Printed on 5/12/2023Page 3 of 3
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TreanorHL, 1365 Main Street, Santa Clara, CA, Window Survey and Assessment, February 8, 2023

1365 MAIN STREET
SANTA CLARA, CA 95050

CONDITION ASSESSMENT AND

TREATMENT PLAN

APN 269-05-082
CITY OF SANTA CLARA PROJECT #PLN 21-15422

PREPARED FOR THE CITY OF SANTA CLARA

PRIMARY PROJECT CONTACT:

Tom Halaszynski, Architect
2321 Tice Valley Blvd.

Walnut Creek, CA 94595
408-761-2710
[email protected]

May 5, 2023

TABLE OF CONTENTS

INTRODUCTION
PURPOSE 1 METHODOLOGY 1

EXISTING CONDITIONS
EXISTING CONDITIONS DEFINITIONS 2 EXISTING CHARACTER DEFINING FEATURES AND EVALUATION 2 GENERAL FEATURE CONDITION TO PRESERVE THE RESIDENCE 5

TREATMENT
TREATMENT RECOMMENDATIONS 7

REHABILITATION DESIGN RECOMMENDATIONS
GENERAL RECOMMENDATIONS 9 SPECIFIC CONDITIONS AND RECOMMENDATIONS 13

CONCLUSION
CONCLUSION 17

APPENDIX

CONDITIONS BY ELEVATION/PLAN A

DPR FORM, LORI GARCIA, BEYOND BUILDINGS B

SECRETARY OF STANDARDS, COMPLIANCE ASSESSMENT, TRENOR HL C

WINDOW SURVEY AND ASSESSMENT, TRENOR HL D

SITE VISIT REPORT, GOUVIS ENGINEERING E

SCDC ARCHITECTURAL DESIGN PLANS F

1 PURPOSE
This report has been prepared for the City of Santa Clara Planning to establish the existing conditions and treatment recommendations regarding the main residence at 1365 Main Street, Santa Clara, CA 95050.

The property consists of a .22-acre parcel with two single-family homes, two independent garage structures, and an accessory building. The property will be subdivided. Only the main house at 1365 Main Street is of historical value. The accessory and detached garage structures will be demolished. A garage with an ADU above will be built on the parcel for 1070 Lewis Street. A new single story detached garage will be built at 1365 Main Street.

The main house at 1365 Main Street meets criterion for local significance within the City of Santa Clara being part of the area known as the ‘Old Quad’ neighborhood.

The property is on the City of Santa Clara’s historically significant properties list. It is a nice example of the vernacular Craftsman, cross gable architectural style.

The subject property is owned by Pear Street Investments, the current property consists of one parcels. The historic home will be renovated to maintain its historic character and a new detached garage will be added.

This report includes a conditions assessment and treatment recommendations based on the conditions observed.

METHODOLOGY
Robson Homes architectural staff has conducted several site visits to 1365 Main Street, Santa Clara, California. Photo documentation of all existing interior and exterior conditions have been performed for evaluation of existing historic conditions as needed. Robson Homes architectural staff worked to prepare:
x Accurate field measurements.
x Digital images were collected as part of the field survey. x DPR form prepared by consultant and has been reviewed, DPR FORM, LORI GARCIA,

BEYOND BUILDINGS, APPENDIX B
x And a Secretary of the Interior Standards Compliance Review has been prepared and reviewed, SECRETARY OF STANDARDS, COMPLIANCE ASSESSMENT, TRENOR HL,

APPENDIX C
x A window survey and assessment has been prepared by TRENOR HL and reviewed,

WINDOW SURVEY AND ASSESSMENT, APPENDIX D
x An evaluation of the building structure by a qualified structural engineer has been performed and reviewed, SITE VISIT REPORT, GOUVIS ENGINEERING, APPENDIX E x A local historic architect has evaluated the historic character of the existing structure and prepared plans with proposed modifications to the existing structure, SCDC

ARCHITECTURAL PLANS, APPENDIX F

2 This condition, assessment and treatment recommendation report has been prepared upon review of the above consultant documents. Based on these consultant documents, an in-house evaluation of the homes initial historic character and significant elements were assessed and treatment recommendations have been prepared as part of this report.

3 EXISTING CONDITION DEFINITIONS
Unknown (U)
The assembly or feature was not accessible for assessment or not enough information is available to make an evaluation. Unknown conditions which are observed in the field during construction shall be evaluated by the historic architect and the Robson restoration team for historical value and context. Upon review of the existing condition appropriate repairs or remediations will be developed which are compatible with the character of the building. These actions will be reviewed by the historic architect.

Poor (P)
The building feature or element is in poor condition. The element is deteriorated, damaged or missing. The feature or components of the feature have deteriorated more than 30% of the component. The parts or element shows signs of imminent failure. The component is no longer performing the intended purpose.

Fair (F)
The building feature or element is in fair condition. There are signs of failure in part or the whole of the building component. The parts or component are performing their intended purpose but show signs of failure due to deferred maintenance or damage.

Good (G)
The building feature or element is in good condition. The element is structurally sound and performing the intended purpose and does not show signs of failure. Good components can still require maintenance but do not show signs of failure.

EXISTING CHARACTER DEFINING FEATURES & EVALUATION
The character defining features of the building will be discussed in this section and recommendations shall be made to rehabilitate these components in later sections.

The significant components defining the character of this building based on consultant reports include:

1. Roof form and shape

2. Roof eave size and characteristics

3. Eaves and rafter tails

4. Decorative barge board

5. Knee braces

6. Windows, window frames and window trim

7. Entrance

8. Stucco

4 Roof form and shape
The roof form is a defining feature of architectural character of this building. The cross gable creates a repetitive roof pitch and element tying the front and side elevations together. The cross gable is in good condition. Specific components of the roof form are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit. No treatment recommendations are required to maintain the roof form and shape unless additional changes are proposed.

Roof eave size and characteristics
The roof eave size is a unique defining characteristic of the vernacular Craftsman. The roof eaves are open, and the rafter tails are exposed. The rafter tails are in good overall condition protected from rain and sun by a gutter. Specific components of the roof eaves are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit. See the TREATMENT RECOMMENDATIONS Wood and Paint sections for how to maintain and rehabilitate the roof eave as needed.

Decorative bargeboard
Decorative bargeboards consist of a four plane barge with a floating trim wrapping under each knee brace. This unique historic element appears original and in good condition overall. The bargeboard ends typically show signs of dry rot and are in poor condition. Specific components of the decorative barge are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

General recommendations shall be made for field evaluation by the contractor and painter during construction. The top flat surface of the floating trim shall be checked for dry rot and repairs made on an as needed basis prior to painting the surface. See the TREATMENT RECOMMENDATIONS Wood and Paint sections for how to maintain and rehabilitate the decorative bargeboard as needed.

Knee braces
The knee braces are a historic feature common for the vernacular Craftsman, cross gable architectural style. The knee braces are in good overall condition. Specific components of knee braces are addressed in the attached CONDITIONS BY ELEVATION/PLAN exhibit. General recommendations are made for the contractor and painter during construction. The top flat surface of each brace shall be check for dry rot and repairs made on an as needed basis prior to painting the surface. See the TREATMENT RECOMMENDATIONS Wood and Paint sections for how to maintain and rehabilitate the knee braces feature as needed.

Windows, window frames and window trim
A detailed survey and assessment was performed for every existing and proposed window for the project by Treanor HL. Any additional window assessment of existing and proposed window features would be repetitive. Specific components of entrance features are evaluated in the attached WINDOW SURVEY AND ASSESSMENT by Treanor HL. The window conditions vary from poor to good. See the TREATMENT RECOMMENDATIONS Wood and Paint sections for how to rehabilitate existing windows to remain. See treatment recommendation in the WINDOW SURVEY AND ASSESSMENT REPORT.
5 Regarding window trim, the existing exterior window trim at windows shall be removed and salvaged for reuse at new windows, when feasible. If the trim is in poor condition upon removal, the profile and size of the trim shall be matched and replaced.

Entrance
The entrance is a defining feature of architectural character of this building. The opening and dropped beam and bead board ceiling are part of the buildings historic character and should be restored. Specific evaluation of other entrance features are made in the attached CONDITIONS BY ELEVATION/PLAN exhibit. The entrance is in overall good condition.

Stucco
The stucco was added to this building in the 1940s. Various remodels were performed since the structure was built. The stucco texture and patching were consistent based on site observations. The stucco will be retained as part of the proposed restoration and will be repaired to match existing where required. The stucco as an assembly is in fair condition.

Stucco has minor cracking. Specific evaluation of stucco elements/locations are made in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

GENERAL FEATURE CONDITION TO PRESERVE THE RESIDENCE
There are several general features of the building which require maintenance to preserve and enhance the historic character defining features of the building.

The general features requiring evaluation for the preservation and the enhancement of the historic character features include:

1. Site

2. Structure

3. Roof

4. Stucco (addressed previously)

5. Gutters and downspouts

6. Flashings

7. Mechanical, electrical and plumbing
See the GENERAL RECOMMENDATIONS section for recommended actions to address common issues and provide strategies. These recommendations will help preserve the historic building.

Site
The overall site features have little historic value. Due to time, planters have a tendency to build up organic material over time around the perimeter of the building. This puts older buildings at increased risk for water damage, dry rot and insect infestations. The site is in fair condition.

6 Structure
Older buildings often have structural issues related to settlement and structural deterioration.

A survey was performed of the visually accessible portions of the structure by Gouvis Engineering of the existing structure. The existing structure is in fair condition based on an observation of the subfloor/partial basement area and the attic. The condition of bearing walls is unknown. Additional recommendations and repair work will likely be required as demolition of interior work occurs. The structural engineer will prepare structural drawings and calculations to the city for the home addition, interior remodel and new garage. Specific components of the structure are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

Roof
The roof form is a defining feature of architectural character of this building. The cross gable creates a repetitive roof pitch and element tying the front and side elevations together. The existing composition shingles are 30 plus years old. The existing composition shingle roof is in poor condition. It may be difficult to match the existing roof material. More importantly, however, the roofing material should be replaced. Specific components of the roof are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

Gutters and Downspouts
The existing gutters and downspouts are in poor condition. The downspouts are undersized at most location based on the gutter size. New gutters were added within the last 20 years, but the downspouts were not replaced. The gutters are not historical significant elements, but are required for general protection of the historic building façade and roof eaves from rain and splash up. Specific components of the gutters and downspouts are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

Flashings
The roof and gable flashings are poor with minimal use and are generally missing. Specific components of the flashing are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.

Mechanical, electrical and plumbing
The mechanical, electrical and plumbing systems are in poor condition. These systems are in need of replacement to prevent failure and support habitable use of the structure. Specific components of the mechanical, electrical, and plumbing are evaluated in the attached CONDITIONS BY ELEVATION/PLAN exhibit.
7 TREATMENT RECOMMENDATIONS FOR CHARACTER DEFINING

FEATURES
The treatment recommendations outlined below are intended to preserve the character defining elements of the original structure. Recommendations will prolong the useful life of the historic elements and preserve the overall character of the building. All damaged or deteriorated historic elements shall be repaired when possible. If replacement is required historic elements shall be replaced in-kind. Historic element treatment recommendations are covered first. Then general building recommendations are covered.

Historic Element Treatments
Wood - Roof Eaves, Decorative Bargeboard, Knee Braces, and Window Trim Extra care is required in the treatment of the buildings wood features. During rehabilitation decorative wood features should be evaluated visually by the painter and through the use of an awl or equivalent tool. A visual inspection involves:

1. Looking for missing wood and voids in wood components

2. Identifying potential issues visually:
a. Paint pealing;
b. Wood cracking;
c. Wood or paint is discolored.

All horizontal planed woods and woods showing potential signs of decay should also be tested.

Testing wood with an awl involves establishing a base line for testing. To establish a base line, consistent pressure is applied on wood trim in good condition and observing the depth of penetration if any. When the awl with consistent pressure penetrates deeper than the baseline test area, the area should be marked with paint for repair. The edge of damaged wood should be marked with paint as well.

Most rotted wood repairs can be made with filler or epoxy. Care should be taken to match preserved elements shape, size, and character. Damaged wood material should be removed until sound supporting wood can be found. Follow the exterior filler/epoxy manufacturer’s instruction. All wood filler should be sanded smooth, primed, and painted upon repair/restoration.

Areas where sound wood does not exist to support the epoxy/filler, the wood should be patched using the same decay resistant wood species with similar graining as the original. This work requires an experienced exterior trim carpenter. Below are the standard steps:

1. Remove the damaged section: If a splice is deemed appropriate, the next step is to remove the damaged section of wood. This can be done using a saw or other cutting tool, and care should be taken to ensure that the cut is clean and straight. 8 2. Prepare the new section of wood: The new section of wood should be prepared to match the existing wood as closely in profile, species, and graining as possible. This may involve planing or sanding the wood to the correct thickness and shaping it to match the existing wood's profile.

3. Cut the splice: The splice should be cut into the new section of wood using a scarf joint or other appropriate method. The splice should be cut at an angle to ensure that it fits tightly and securely into the existing wood.

4. Apply adhesive: Once the splice has been cut, an adhesive should be applied to the surfaces of the splice and the existing wood. This will help to ensure a strong and secure bond between the two pieces of wood.

5. Install the splice: The splice should be installed into the existing wood, with care taken to ensure that it fits tightly and securely. Clamps or other devices may be used to hold the splice in place while the adhesive dries.

6. Finish the repair: Once the adhesive has dried, the repair can be finished by sanding or planing the wood to the correct profile and applying any necessary finishes or coatings.

Should a visible structural element or a larger historic element need repair vs. replacement, the use of concealed and covered fasteners is acceptable. The additional steps are outlined below:

1. Choose the appropriate fasteners: The type of mechanical fasteners you choose will depend on the type of wood you're working with and the specific repair you're making.

For example, screws may be more appropriate for some repairs than nails.

2. Determine the placement of the fasteners: The placement of the fasteners is critical to ensuring that the repair is effective and minimally intrusive. Fasteners should be placed in areas where they will not be highly visible and where they will not compromise the structural integrity of the wood.

3. Pre-drill holes: To avoid splitting the wood, it's important to pre-drill holes for the fasteners. The holes should be slightly smaller than the diameter of the fastener.

4. Install the fasteners: The fasteners should be installed carefully and securely, without over-tightening or damaging the wood.

5. Finish the repair: Once the fasteners have been installed, the repair can be finished by sanding or planing the wood to the correct profile and applying any necessary finishes or coatings.

Should a visible structural element or a larger historic element need replacement, these steps are outlined below:

1. At demolition, multiple profiles should be preserved of the wood element to be replaced. Photos including a scale should be used to document the wood profile and shape prior to removal and after removal.

2. A matching piece of wood for the trim should be milled based on the historic profile.

3. Prime and install replacement historic piece of trim during reconstruction.

9 TREATMENT RECOMMENDATIONS FOR GENERAL FEATURES
Paint
Paint can in historic buildings conceal or diminish historic elements when excess paint has been applied. The historic wood details are not so fine in nature that the existing paint should be removed and the building repainted. Instead the building should be prepped for painting similar to any building being repainted. The main difference being an extra level of care should be utilized to prepare the building for new paint. The following steps are recommended:

1. Clean all exterior surfaces by wiping them down thoroughly.

2. Remove all loose paint to reach a sound substrate.

3. Sand all surfaces to create a good bond and a smooth finish.

4. Clean all exterior surfaces by wiping them down thoroughly.

5. Fill voids and prepare all surfaces for priming, taking care to follow appropriate protocols for wood, stucco, gutters, or other materials.

6. Apply an appropriate primer based on the material of the surface.

7. Paint with an exterior-approved paint to enhance the historic character of the building.

It is important to note that this process should be carefully evaluated and colors selected based on its compatibility with the historic fabric of the building, as well as its effectiveness in preserving historic elements. Working with a preservation expert or professional contractor experienced in historic restoration is recommended to ensure that the treatment options are appropriate and do not cause damage to the historic fabric of the structure.

Caution
Working with lead-based paint can pose a serious health hazard, so it is important to take appropriate precautions when dealing with it. Here are some cautions to add to the recommended treatment option:

1. Since the building was built before 1978, it is likely to contain lead-based paint, which can pose a health risk if it is disturbed. Before beginning any work on the building, it is recommended to have a certified lead inspector test for lead and follow all necessary lead-safe work practices.

2. If lead-based paint is present, workers should wear appropriate personal protective equipment, such as respirators and disposable coveralls, to prevent the inhalation or ingestion of lead dust.

3. The sanding, scraping, or otherwise disturbing of lead-based paint can create lead dust, which is toxic if inhaled or ingested. It is important to take measures to minimize the creation of dust, such as using wet sanding methods or a HEPA vacuum to capture dust.

4. Proper containment measures should be used to prevent lead dust from spreading beyond the work area. This may include plastic sheeting or other barriers.

5. All waste and debris generated from the work should be handled as hazardous waste and disposed of properly in accordance with applicable regulations. 10 6. Workers should wash their hands and clean their clothing and equipment thoroughly after working with lead-based paint.

7. It is important to work with a contractor or professional who is experienced in working with lead-based paint to ensure that all necessary precautions are taken and that the work is done safely.

Gutters and downspouts
Based on observations, gutters were added or modified multiple times in the homes history, gutters are necessary to protect the structure from water damage in this climate area. Based on the available limited information and resources, below are the recommended treatment options for the historic house gutters:

1. Since gutters are deemed necessary, select a gutter material and style that is compatible with the historic character of the building. Bonderized painted metal gutters are appropriate if carefully evaluated and installed in a way that is compatible with the historic fabric of the building.

2. The gutter installation should be in a way that is compatible with the historic fabric of the building and does not cause damage to the structure. This may involve working with a professional contractor experienced in historic restoration. A decision on the appropriate treatment of barge board ends and gutters should be determined by the architect of record. There were multiple solutions visible on the building.

3. Trees, shrubbery should be cut back from the gutters and downspouts. Gutter debris, gutters, and downspouts should be removed regularly as part of future maintenance.

4. Gutters and downspouts and diverters should be utilized to direct water away from the building to protect the building and the historic character of the building.

Stucco
Stucco finish is consistent, some cracking is visible. Stucco was applied over existing siding material down to finish hard surfaces or earthen grade.

Here are some additional guidelines for working with a later addition of stucco:

1. Compatibility: The stucco contractor should ensure that the new stucco material is compatible with any existing stucco on the house. Since the existing stucco is in good condition, the contractor can match the new stucco to the existing stucco in terms of texture and color.

2. Texture and finish: If an alternative texture and finish is desired, the style selected should take into account the overall style of the house when determining the texture and finish of the new stucco. The entire house can be treated with a finish coat of stucco to achieve a cohesive texture and finish.

3. Color: The stucco color should complement the existing color scheme of the house. If the house has a more neutral color palette, a warm beige or light brown may be appropriate for the stucco. If the house has more vibrant colors, the stucco color should be chosen to complement those colors.
11 4. Repairs: the existing stucco is in need of repair based on penetrations, repairs required, etc. At these locations, the stucco contractor should use a matching stucco mixture to ensure a seamless repair. The contractor should also be careful to match the texture and finish of the surrounding stucco if the original texture is being maintained.

5. Protection: To protect the stucco from the elements, the stucco contractor may recommend adding an admixture and finish to the stucco. The addition of acrylic paints and additives will reduce cracking and enhance the longevity of the stucco.

A stucco contractor who has experience working with historic buildings and understands the unique challenges of stucco repair will be best equipped to handle a project like this.

Site
The site surrounding the building has no historic elements or significance. Multiple improvements have damaged the historic character of the building and should be changed.

Below are some site specific treatment recommendations for the historic building:

1. Landscaping: Remove landscaping plants against or on the structure. Consider landscaping options that will enhance the historic building. This could include planting trees, shrubs, or flowers that are historically appropriate for the area or that complement the architectural style of the building.

2. Hardscaping: Remove hardscape elements that drain toward the historic building. Add hardscaping elements like walkways, patios, or seating areas that will enhance the use of the site and complement the building's historic character. Consider using materials that are historically appropriate, such as brick, stone, or concrete pavers.

3. Drainage: Ensure that drainage away from the building is carefully addressed to prevent water damage. Area drains and slopes away from the building should be added as needed. Consider installing gutters and downspouts, or other drainage solutions to channel water away from the building and into appropriate drainage areas.

4. Lighting: Consider adding lighting to the site to enhance the building's historic character and improve safety and security. Use fixtures and styles that are historically appropriate and complement the architectural style of the building.

All of these site recommendations should be tailored to meet the unique needs and character of the historic building and the site on which it is located while also ensuring that the site is functional and safe for the future residents.

12 Roof
The existing roof is an asphalt composition shingle roof. Asphalt composition shingles have traditionally been considered a suitable replacement for traditional wood shake roofs on historic homes. They can provide a similar aesthetic while offering the benefits of modern roofing technology, such as improved durability and fire resistance to protect the life safety of the occupants.

The existing asphalt composition is in poor condition and no longer protects the structure from water damage in multiple locations. Roof materials should be selected to replicate historically appropriate wood shake materials.

It is also important to consider the long-term maintenance and repair needs of any roofing material. Asphalt composition shingles will still require periodic maintenance and may eventually need to be replaced.

Working with a professional contractor experienced in historic restoration and roofing is recommended to ensure that the selected materials and installation methods are appropriate and compatible with the historic fabric of the property.

13 SPECIFIC CONDITIONS AND RECOMMENDATIONS

Photo 2
Phase: Struct. Design/Construction
Comments: In the remodeled area,
wood piers and plates are bearing
directly on soil. Current standards call
for a minimum of 8 inches clearance
between soil and wood framing. Some
piers are unsupported. Shore and
provide a concrete footing/piers as
required by structural engineer.

Photo 3
Phase: Demolition/Construction;
Plumbing, Electrical, and HVAC
Comments: The current plumbing
system is failing. The entire system
needs replacement. In addition, the
electrical and HVAC system are
inadequate for modern living and
require full replacement.

Photo 1
Phase: Struct. Design/Construction
Comments: Structural floor sheathing
is failing in some location. During
demolition, material and locations
should be evaluated for decay.

Decayed or failing 1 x 6 sheathing to be
removed between joists and replaced
with an equivalent thickness exterior
grade plywood with an appropriate
span rating. Structural engineer should
provide a detail.

14 Photo 4
Phase: Design/Demolition/
Construction
Comments: This awkward floor
transition is in the existing Family
Room due to an earlier remodel. To
eliminate this trip and fall hazard, the
lower floor should be furred and
sheathed to the same level as the
higher floor. The interior door
threshold will be removed for the same
reason.

Photo 5
Phase: Design/Demolition/
Construction
Comments: The current electrical
service appears to be 100 to 125 AMPs.

This is likely inadequate, but should be
verified with a licensed electrician. If
so, it is recommended the electrical
service be located to a less visible
location on the South Elevation of the
building.

Photo 6
Phase: Demolition/Construction
Comments: Termite damage is evident.

Upon completion of wall plaster
demolition, all exposed wood framing
members should be evaluated,
replaced as needed, and the structure
treated as needed.

15 Photo 7
Phase: Demolition/Construction
Comments: Termite damage is evident.

Upon completion of wall plaster
demolition, all exposed wood framing
members will be evaluated, replaced as
needed, and the structure treated as
needed.

Photo 8
Phase: Demolition/Construction
Comments: Water damage is evident.

Upon completion of paneling
demolition, all exposed framing
members will be evaluated and
replaced as needed.

Roof replacement will elevate any
future issue.

Photo 9
Phase: Design/Construction, Windows
1-7, Additional recommendations
Comments: Window trim and putty has
a specific profile. Window repair and
glazer should maintain the same flat
ogee trim/putty profile.

16 Photo 10
Phase: Design/Construction, Windows
1-7, Additional recommendations
Comments: Original window
eye/bracket assembly to lodge window
open during hot days appears intact in
multiple locations, see photo 11 as
well. Clean, repair, and replace as
needed.

Photo 11
Phase: Design/Construction, Windows
1-7, Additional recommendations
Comments: Original window
eye/bracket assembly to lodge window
open during hot days appears intact in
multiple locations, see photo 10 as
well. Clean, repair, and replace as
needed.

17 CONCLUSION
The recommendations outlined in this report are intended to guide the repair and restoration of character defining elements of the building. Overall, the structure and its elements are in good to fair condition. All character defining elements will be repaired when possible rather than replaced. Any element damaged or deteriorated beyond repair will be replaced in-kind. Specific building exterior elevation components and recommendations regarding the design, demolition, and construction are attached in Appendix A, CONDITIONS BY ELEVATION/PLAN.

APPENDIX A

Phase: Construction
Comments: Downspouts should not extend past
bargeboard. Run downspouts inside of
bargeboard. Remove excess electrical equipment.

Phase: Design/Construction
Comments: Add note. Remove TV antenna and
exhaust vents from front of house. Vents to
be relocated to rear elevation.

Phase: Design
Comments: The crown termination is
unclear. A return or termination design
needs to be developed.

Phase: Design
Comments: Window on porch is not original
and should be removed.

Phase: Design/Construction
Comments: Adjust note. Floodlight and
circuit to be removed. New compatible
fixture to be selected at ceiling.

Phase: Design/Construction
Comments: Adjust note. Remove handrail
and mailbox. Patch stucco as needed.

Phase: Pre-construction
Comments: The porch ceiling height and trim
varies. During construction, evaluate structure
and conditions. Retain the bead board and crown
at front of porch.

Phase: Design/Construction
Comments: Add/Note. These attic vent
elements appear original. Retain by
cleaning and repainting as needed.

Phase: Design/Construction
Comments: The gutter passes the barge. Develop
repair detail. Bargeboard end needs restoration.

Extend bargeboard and crown to original location.

Phase: Design/Construction
Comments: Add note. Replace/repair vent screen as
needed. This prevents rodent intrusion. Unless screens can be repaired. Stucco needs to be removed, an
matching vent installed, and the stucco patched at
multiple locations. Stucco is delaminating due to
moisture. Either patch stucco, or remove stucco, add a
weep screed to prevent moisture wicking/entrapment
Phase: Design/Construction
Comments: Add note. The wall finish jogs and an old
porch ledge is exposed. Remove ledge, fur wall, and
adjust windows. New window trim should match
addition to differentiate between old and new.

Phase: Design/Construction
Comments: Existing concrete slopes toward house.

Add drainage if possible, Slope planter away from
house.

Phase: Design/Construction
Comments: Add note. Remove and relocate
irrigation, surface mounted electrical to side yard.

Adjust water line as needed.

Phase: Design/Construction
Comments: Add/Note. Conduit is exposed on
the building. Reroute conduit to inside wall.

Note electrical panel requires an upgrade.

Phase: Construction
Comments: Gutters and downspouts are loose
and in poor condition in multiple locations.

Replace system.

Phase: Design/Construction
Comments: Add note. Exterior conduit to
be removed. Patch stucco as required.

Phase: Design/Construction
Comments: Add note Remove AC. Remove
AC unit and wiring during construction.

Patch stucco.

Phase: Design/Construction
Comments: New locations for utilities. Wall penetrations when utilities are moved should be flashed. Add note,
Remove stucco, add flashing at new wall penetrations.

Phase: Design
Comments: Existing gable end vents are not shown
on architectural drawings. Add to drawing. These
vents are not original and were added with the
stucco for ventilation of the attic.

Phase: Design/Pre-construction
Comments: Add note: All MEP penetrations to be
evaluated and abandoned wire/pipe penetrations
to removed during demolition. Remove and patch
stucco as needed.

Phase: Design/Construction
Comments: Adjust note. Replace existing basement
access doors.

Phase: Design/Construction
Comments: The stairs and the porch enclosure
were part of an addition and will be removed and
replaced with a compatible stair and railing.

Phase: Design/Construction
Comments: Add/Note. The wood trim
around the door and the horizontal wood
trim are from a prior remodel. Remove
corner trim and horizontal trim. Patch
stucco.






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