Item 2 - 304 Charles StTOWN OF LOS GATOS
COMMUNITY DEVELOPMENT DEPARTMENT
11 0 E. Main Street, Los G at os, CA 95032
Ph one : (408) 354-6874 Fax : (408) 354-7593
HISTORI C PRESERVATIO N COMMITTEE
PROJECT DATA SHEET
1. PROJECT DE TAIL
Project address: 304 Charles Street
Project description : demolition of pre-1941 residence .
2. PROPERTY DE TA IL
Date structure was built 1925
Town of Los Gatos Historic Status Code None
Does property have an LHP Overlay zone? NO
Is structure in a historic district? NO
If yes , what district?
If yes , is it a contributor?
Findings required? YES
If yes , see back page of this document.
Co nsiderations required? NO
If yes , see back page of this document.
Comments: The request was previously cons idered by the HPC , and add itional information was
requested of the applicant. The applicant has provided the additional materials for consideration by the
Committee.
Required Findings
_X_As required by Section 29.10.09030(e)(2) ofthe Town Code for the demolition
of a single family residence (Preservation of historically or architecturally significant
buildings) and the Secretary of Interior Standards of any historic structure.
1. The building is not associated with any events that have made a significant
contribution to the Town.
2. No significant persons are associated with the site.
3. There are no distinctive characteristics of type, period or method of construction
or representation ofwork of a master.
4. The structure does not yield information to Town history.
5. Structural integrity of the building.
Required Considerations
Sec. 29.80.290. Standards for review.
In evaluating applications , the deciding body shall consider the architectural style,
design, arrangement, texture, materials and color, and any other pertinent factors.
Applications shall not be granted unless:
1 On landmark sites, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the landmark (and,
where specified in the designating ordinance for a publicly owned
landmark, its major interior architectural features) nor adversely affect the
character ofhistorical, architectural or aesthetic interest or value of the
landmark and its site.
2 In historic districts, the proposed work will neither adversely affect the
exterior architectural characteristics or other features of the property
which is the subject of the application, nor adversely affect its
relationship, in terms of harmony and appropriateness, with its
surroundings, including neighboring structures, nor adversely affect the
character, or the historical , architectural or aesthetic interest or value of
the district.
3 For pre-1941 structures, the proposed work will neither adversely affect
the exterior architectural characteristics or other features of the property
which is the subject of the application.
Town Policy
__ That the work proposed is compatible with the neighborhood.
MG CONSTRUCTORS & ENGINEERS, INC .
INSPECTORS•ENGINEERS•BUILDERS
CALIFORNIA EN G INEERI NG A ND BUI LD ING LICENSE
A /8 64205 8
MGCE15-246DG September 1oth, 2015
Sam ir Sharma
206-931-4169 I samir19@gmail.com
Foundation and Drainage Inspection for 304 Charles St. Los Gatos, CA
On Friday, August 21st and 28th, 2015 , MG Constructors and Engineers , Inc. (MGC&E-
Devorah Gomez and Timur Saripov) performed a limited foundation inspection at the
above-mentioned structure.
Disclaimer: The professional opinions offered are based on visual observations of
apparent conditions existing at the time of inspection. Latent and concealed defects and
deficiencies are excluded . Destructive testing, subsurface investigation , structural
calculations and seismic analysis as well as preparation of design drawings detailing
any recommended repairs or improvements are beyond the scope of the services
provided. An independent Geotechnical Engineer and/or geologist should be retained if
a complete geotechnical investigation is desired . Owner/Agent/Buyer i s granted a single
use of th is report for one transaction and agrees that this report is not intended for use
in any legal action without written consent from MGC&E .
Findings: This foundation is comprised of a partial cast-in-place concrete spread
footing and slab on grade , on a flat building pad and site, constructed in 1925. The
original construction drawings, soils report and building permits were not available for
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review to verify the structure was done in conformance with construction documents.
The following observations were noted regarding the critical elements of the foundation
and related components.
1. Exterior Drainage. The following was noted :
• There are rain gutters and downspouts installed around the roof perimeter,
directed into underground drainage pipes.
• There were various downspouts that were draining water directly next to the
foundation.
• There was excess soil and debris along the North side of the structure (Refer to
photo #1 ). This is causing water to be directed towards the crawl space.
• There was a low area adjacent to the foundation along the middle of the structure
(Refer to photo #2). This is causing water to be directed towards the crawl space.
These conditions may allow for water to collect at the foundation. This may cause
settlement, mold, dry rot and damage to the foundation and floor framing .
Recommended Action: Add extensions to downspouts to direct water away from the
foundation along perimeter of the structure. Flush, test and clean all roof gutters, and
underground drainage pipes to verify functionality. Install surface drain in the middle of
property to collect and discharge water away from foundation. Excavate soil along the
North side and re-grade to slope away from the foundation.
2. Crawl Space Drainage. There is evidence of water intrusion in the crawl space. The
nails at the bottom of the supporting wood posts were severely corroded and there were
water marks on the wood posts in the crawl space. The water intrusion has caused
water damage to various wood framing members in the crawl space (Refer to photo #3).
Water and termite damage greatly reduces the structural capacity of the wood
members.
Recommended Action: Install a front footing drain on the interior of the crawl space
and a professionally installed sump pump per Professional Engineering (PE) design by
a qualified and experienced company in this type of work.
3. Relative Humidity. Relative Humidity (RH) is the measured ambient quantity of
water in comparison to the temperature . This measurement is important to maintain at
acceptable levels (optimal readings are below 40% and acceptable ranges are between
40 to 60% R.H .) to minimize potential degradation and damage to composite structural
members and ferrous metal building components. The RH was measured as follows :
Crawl Space: 70.4%@ 67.1 oF. Corrosion of metal components were visible due to the
high relative humidity (Refer to photo #4 ). Corrosion of the metal components reduces
the strength of the metal connectors.
Recommended Action: These elevated levels are due to the seasonal amount of
water in the crawl space, and we recommend installing a heavy duty, sealed crawl
space liner throughout the crawl space, along with the above recommended drainage to
mitigate the higher levels of RH and reduce the accelerated corrosion.
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Photo #1, Debris and Leaves Along North Side of Structure
Photo #2, Low Area Adjacent to Foundation
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Photo #3, Wood Post with Water Damage
Photo #4, Corroded Nails in Crawl Space
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4 . Floor Frame Structure & Support Framing. The floor framing is comprised of wood
floor joists supported by wood girders and wood posts on top of concrete bearing piers,
at standard spacing. The following issues were noted with the floor and support framing
in need of repair:
(a) There was shimming in between the mud sill and foundation along the South side of
the crawl space (Refer to photo #5). It is crucial that this section of the floor framing be
re-framed to provide a solid continuous connection between the upper floor framing
down to the foundation. It is important that the floor framing be properly connected to
allow proper transfer of forces between the floor and foundat ion in a lateral event, such
as, an earthquake.
Recommended Action : Remove shims andre-frame floor framing to provide
continuous load path per PE design.
(b) There was water and termite damage to various wood framing members including
the rim joist, floor joists and mud sill (Refer to photo #6). Water and termite damage
greatly reduces the structural capacity of the wood members. It is crucial that the rim
joist be replaced to allow proper transfer of forces between the floor and foundation in a
lateral event, such as, an earthquake.
Recommended Action : Remove and replace wood framing members with termite and
water damage throughout the crawl space per PE design.
Photo #5, Shimmed Floor Framing
Page of 5 of 10
Photo #6, Termite Damage to the Rim Joist and Floor Joist
5. Foundation Anchorage. No foundation bolting, straps or other related seismic
hardware was present in the crawlspace. Proper anchorage and fastening is necessary
throughout the foundation system. The lack of properly installed foundation anchorage
increases the risk of failure during seismic activity potentially causing the structure to lift
or slide off of the foundation .
Recommended Action: Install retrofit anchorage and seismic upgrade to crawl space
per PE design .
6. Concrete Foundation. The existing concrete foundation is in good, overall continued
service providing condition , installed within acceptable guidelines for structural concrete
at the time of original construction. Due to the age and wear on the foundation, the
following items are recommended for repairs:
There was a section of exposed steel reinforcement at the East side of the crawl space
(Refer to photo #7). Exposed steel re inforcement typically will corrode and damage the
foundation if left exposed over time.
Recommended Actions: Repair exposed steel reinforcement per PE design and
American Concrete Institute (ACI) guidelines for structural concrete repair.
Page of 6 of 10
Photo #7, Exposed Steel Reinforcement
7. Floor Elevation Survey: The floor elevation was measured throughout with a liqu id
"zip level" to compare the floor elevation for flatness (Reference Attachment 1 ). This is
important to check because in some situations floors can settle , due to varying causes ,
usually stemming from soil settlement in parts or entirely throughout foundations. These
floor measurements showed the floor diaphragm to be outside of the normal , acceptable
tolerances of 1" in 20', along the North , a portion of the West side and central portion of
the structure. This is likely due to expansive clay soil supporting this structure and
corresponding poor original soils compaction in the area below the footing causing
foundation settlement.
Recommended Action :
Underpin foundat ion and grouVurethane inject below slab. This provides permanent
transfer of building weights to helical anchor or other deep foundation structural
elements , along with central slab lifting to m atch exterior el evat ions. This type of repair
doesn 't allow future moveme nt of e xterior underpinned foundation areas . If this work is
performed, the flooring , interior walls and potentially doors/windows may crack or move
out of plumb/level as part of the lifting process , which will most likely require repairs .
Pag e of 7 of 10
Maintenance: We recommend implementing a standard maintenance program as
follows:
1. Keep rain gutters, downspouts and drain lines clean and directed away from
foundation to lower areas in front of site.
2. Monitor foundation & Sub floor condition for changes every 2-3 years, by a qualified
professional .
3 . Maintain proper function of existing interior and exterior drain and plumbing lines,
monitor annually for functionality.
4 . Monitor crawl space annually during winter months for any signs of moisture or
leaks .
5 . Implement a professional pest control program per current residential standards for
foundations with crawl spaces.
Summary:
For the longevity of the structure, we recommend a competently engineered and
building code compliant repair of the foundation by a drilled pier or equivalent
stabilization of the foundation. As noted above, this work is recommended to be
performed by a qualified company experienced in this type of work. If this work is to be
done the owner should maintain a 15% contingency of the total amount to repair the
finishes (plaster, drywall, windows, etc.) which may occur during the lifting component of
work.
We recommend normal and continuous seasonal maintenance as recommended above
to be implemented by the owners for the longevity of the structure.
Sincerely,
Devorah Gomez
Staff Engineer
MG Constructors & Engineers, Inc.
California Engineering and Bu ilding License A/8642058
Disclaimer: This inspection rep ort has been developed and prepared to address observations, site conditions and evaluations
relating to professional construction standards at the time of construction for this type of structure. Current Building Code (2013
California Building Code/2012 International Residential Code IRC) has been revised from the time of original construction, and is
only used as a basis of knowledge, not as a comparison. This inspection report is contingent only on what was visible at the time of
inspection, and excludes any hidden, latent or other defects/situations which were undetectable to the naked eye during inspection .
MGC&E Inc. assum es no liability for all unforeseen problems. Th is report s hould not be construed as a warranty of any kind,
express or implied.
Page of 8 of 10
Attachment 1, Floor Elevation Survey
r------,21'-10"'------..-
11'-----:37'-1"'--1--1 -----,r
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SLAB-ON -G RADE L-11'-3"__J
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' -2"
CHARLES ST
*D IMENSIONS NOT EXACT
LEGEND
® DOWNSPOUT (TYP .)
CE3::l CRAWL SPACE ACCESS
INTERIOR WALLS
Page of 9 of 10
LIMIT AllONS
The conclusions and recommendations stated in th is report are based on a visual
survey of the structure. Deficiencies which were not apparent at the time of this survey
are not included in this report. This survey is limited to the foundation area. This report
is designed to give a general status of the structure 's foundation system . You have not
requested or authorized any destructive testing , subsurface investigation, structural
calculations or seismic analysis and you have not provided MG with a geotechnical
report. It in no way precludes the possibility of hidden damage nor guarantees that
additional damage may not occur following the survey.
INITIALASSESSMENT REPORT ONLY
This report is intended to be used for information purposes only. The information
presented should not be used by others to make repair recommendations or as
construction documents. The recommendations presented in this report are intended to
give general direction for repairs. Complete repair detail will be specified as a part of
the construction documents.
AREA THIS REPORT IS LIMITED TO
This report is limited to the substructure only. No investigation was made as to the
structural integrity (specifically the seismic stability) of the superstructure section of the
residence .
LIMITATION OF LIABILITY
In using this report Owner/Agent agrees that the liability of MG, its officers, agents ,
employees, affiliates , used on this inspection and to the extent such liability arises from
professional acts, errors and/or omissions , shall be limited in the aggregate to a sum
that is no greater than the total fee of MG for services rendered on this inspection.
Page of 10 of 10
..
Gllrovf CA.
Lkl A/1 &420$1
MG Constructors & Engineers, Inc.
15650 Vineyard Blvd. #232, Suite A
Morgan Hi ll, CA 95037, CA License A/B 642058
Phone (408} 842-5599 Fax (408) 842-5655
Date: 09/10/2015
Proposal: MGCE15-246DG
C/0: Samir Sharma
206-931-4169/ samir19@gmail.com
Project Location Address: 304 Charles Street Los Gatos, CA 95032
Item: Scope of Work
1 Professionally Engineered Design Drawings
Third Party Geotechnical Eng ineering, Testing and Report Writing (To Be Paid
2 By Owner)
3 Permit Coordination/Permit/City Inspections
4 Mobilization: Saw Cutter, Drill Rig, Hydraulic Gear, Compressor Lifting Gear
5 Remove Leaves and Debris Along North Side of Structure and Re-Grade Soil
Install Surface Drain at Center Portion of Property and Discharge to Lower
6 Section of Property
7 Install Below Grade Footing Drain Along North and East Side of Crawl Space
8 Install New Heavy Duty Sump Pump, with Effluent to Side
9 Install New Ground Fault Circuit to Sump Pump Per Building Code
10 Clean Crawl Space and Dispose of Debris
11 Install Drain Mat and Heavy Duty Sealed Crawl Space Liner System
Remove Exterior Finishes for Rim Joist and Mud Sill Repair. Repair Exterior
12 Wood Siding After Repair is Complete
13 Repair Shimmed Mud Sill Per PE Design
14 Repair Rim Joist and Mud Sill Per PE Design
15 Repair Floor Joist with Termite Damage Per PE Design
16 Install New Foundation Anchorage/Pre-Engineered Hardware Per PE Design
17 Excavate Soil at New Underpinning Anchor Locations
18 Install Underpinning Anchors
19 Install Brackets and Lifting Hardware
~ift Foundation to Acceptable Tolerance 1"-20LF*, Shim Interior Posts and
20 Interior Footings
21 Place Concrete Fill at Holes, and Off haul Soils
22 Prep Work for Urethane on Interior Sections of Slab on Grade**
23 Urethane Injection for Under Slab Lifting on Interior
24 Repair Exposed Steel Reinforcement Per PE Design
25 Punch List, Clean Up, Final Permit Sign Off, Demobilize
TOTA L COSTS ''
Notes:
Design: Design includes structural drawing details for work noted above only.
Permit: Scope of work includes permit fees, permit coordination and City inspections.
Totals
$ 4,444.95
$ -
$ 2,771.02
$ 15,284.74
$ 2,915.80
$ 3,528.61
$ 5,262.81
$ 2,215.06
$ 1,231.57
$ 2,277 .89
$ 6,969.16
$ 5,756.19
$ 3,726.49
$ 4,995.89
$ 1,747.00
$ 1,980.06
$ 9,539.30
$ 30,690.12
$ 15,580.69
$ 6,908.38
$ 4,181.54
$ 2,350.28
$ 5,793.64
$ 2,727.29
$ 4,367.28
$147,245.75
Construction: Workmen to access all necessary areas for duration of work. Add $ 150 plus the cost of detectors if additional
smoke/carbon detectors are required .
Work Schedule
Time Duration: After issuance of Notice to Proceed, Signed Agreement and Deposit by Owner to start. Completion of work varies
depending on scope of work. Engineering/Permits up to 3 weeks to complete, prior to start of work. Permit cost is based on valuation at
this writing, actual cost may vary. Any additional fees for building permit will be added to this proposal after permit issuance . Lifting of
MG Constructors & Eng ineers. Inc. Job Pro posal/Contract. Rev. September 20 14
1