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Staff Report with Attachments.333 University Ave PREPARED BY: SEAN MULLIN, AICP Associate Planner 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6874 www.losgatosca.gov TOWN OF LOS GATOS HISTORIC PRESERVATION COMMITTEE REPORT MEETING DATE: 10/27/2021 ITEM NO: 4 DATE: October 20, 2021 TO: Historic Preservation Committee FROM: Joel Paulson, Community Development Director SUBJECT: Preliminary Review of a Request for Construction of Exterior Alterations and a Second-story Addition Greater than 100 Square Feet to a Contributing Single- family Residence in the University-Edelen Historic District on Property Zoned R-1D:LHP Located at 333 University Avenue. APN 529-04-058. PROPERTY OWNER/APPLICANT: Kavin Kankeshwar. Project Planner: Sean Mullin. RECOMMENDATION: Consider a preliminary review of a request for construction of exterior alterations and a second- story addition greater than 100 square feet to a contributing single-family residence in the University-Edelen Historic District on property zoned R-1D:LHP located at 333 University Avenue. PROPERTY DETAILS: 1. Date primary structure was built: 1915 (effective year built 1925) per County Assessor’s Database; 1870s per Bloomfield Survey 2. Town of Los Gatos Historic Status Code: , historic and some alterations 3. Does property have an LHP Overlay? Yes 4. Is structure in a historic district? Yes, University-Edelen 5. If yes, is it a contributor? Yes 6. Findings required? No 7. Considerations required? Yes DISCUSSION: The Santa Clara County Assessor’s Database lists a construction date of 1915 for the existing residence, with an effective year build date of 1925, indicating substantial construction occurred to the residence. The 1990 Anne Bloomfield Survey lists an estimated age of the 1870s (Attachment 1). The Sanborn Fire Insurance maps from 1928 and 1956 show the footprint of the residence in a consistent location with some modifications apparent overtime PAGE 2 OF 3 SUBJECT: 333 University Avenue DATE: October 20, 2021 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2021\10-27-21\Item 04 - University Avenue 333\Staff Report.333 University Avenue.docx DISCUSSION (continued): at the street-facing façade (Attachment 2). The Sanborn maps do not cover the area of the subject property prior to 1928. The existing Craftsman bungalow residence is single-story when viewed from the University Avenue. A limited portion of the residence is two-stories, having a lower level at the rear of the residence visible as the grade descends from the front to the rear of the property. An investigation of the Town’s permit records shows that the top of the chimney collapsed onto the structure in the 1989 Loma Prieta earthquake and permits were issued for a new deck (1980 and 1995), reroof from wood shake to composition (1995), rebuilding of the fireplace (1995), and in-kind replacement of the wood shake siding (1997) (Attachment 3). In their project description letter, the applicant indicates that the original windows were replaced and that the foundation is in need of repair (Attachment 4). The applicant is requesting a preliminary review of a proposal for an addition to and interior remodel of the residence and has provided two options that are currently being considered (Attachment 4). Both options include an addition to extend the rear of the residence 15 feet on both the primary and lower levels. Option 1 includes a rear addition of half the width of the residence on both levels (Attachment 10). The roof ridge of the addition would be lower than the primary roof form, having a nested gable form at the rear elevation. Option 2 includes a rear addition across the entire width of the residence on both levels and includes a small projection at the rear to accommodate a new interior stairwell (Attachment 11). This option would continue the height of the existing roof ridge and have a nested gable over the projection at the rear. Both options would preserve the windows at the front of the residence and would eliminate, relocate, or introduce new windows on the other elevations. The applicant indicates that all new windows will be of similar material and design to reinforce a cohesive look on the residence. Additionally, the applicant intends to source wood shake siding to match the existing siding; however, if a matching product cannot be found, the applicant would like to replace all of the siding with a wood shingle product so the residence would have a consistent look and maintain its historic character. The applicant should work to confirm whether matching siding can be sourced prior to the Committee’s review under a formal Planning application so that a discussion focused on technical demolition can be had with the Committee at that time. The project would also include foundation repairs and a new fence in the front yard. Fences in Historic Districts are not typically referred to the Committee on their own. Staff will continue to work with the applicant to ensure the design and height of the front yard fence is consistent with the District and provide details to the Committee at the next hearing. Lastly, the applicant is also exploring relocation of the existing driveway from the north side of the house to the south (Attachment 5). PAGE 3 OF 3 SUBJECT: 333 University Avenue DATE: October 20, 2021 N:\DEV\HISTORIC PRESERVATION\HPC Reports and Attachments\2021\10-27-21\Item 04 - University Avenue 333\Staff Report.333 University Avenue.docx CONCLUSION: The applicant is seeking preliminary feedback from the Committee on the proposal. The proposed project would respond to the feedback and return to the Committee under a Planning application for a recommendation to the deciding body. CONSIDERATIONS: A. 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: 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. B. Residential Design Guidelines Section 4.9 of the Town’s Residential Design Guidelines offers recommendations for additions to historic resources through reference to Section 3.9 (Attachment 6). ATTACHMENTS: 1. 1990 Anne Bloomfield Survey 2. Sanborn Map Exhibit 3. Town Building Permit Records 4. Project Description 5. Driveway Reconfiguration Plan 6. Section 3.9, Residential Design Guidelines 7. Research 8. Site Photos 9. Foundation Inspection Report 10. Development Plans – Option 1 11. Development Plans – Option 2 This Page Intentionally Left Blank This Page Intentionally Left Blank 333 University Avenue 1928 ATTACHMENT 2 1944 333 University Avenue 1956 333 University Avenue This Page Intentionally Left Blank ATTACHMENT 3 This Page Intentionally Left Blank Project Description The existing structure can best be characterized as an American Craftsman’s style bungalow. The proposed addition respects and follows the existing character and design style of existing house. The Proposed addition will add 15 feet to the rear of the existing home. The dropping grade (from front to rear) exposes the lower level to a point where it could be considered as a second story, even though from the street the roof elevation does not change. We have shortlisted 2 plans for addition and have attached in this application. We expect to ﬁnalize the plans after we have an initial approval from HPC and Planning department. All windows in the house do not appear to be original, they seem to have been replaced sometime in the past (see attached pictures). We plan on using all existing windows in the remodel and any new windows will be of similar material and design, also we plan to maintain similar look and feel of Shingled house design. In researching the history of the property the house over the years has undergone signiﬁcant changes e.g. the original house had a porch which sometime around 1920-1950 was covered and included in the square footage of the house, in 1995-1997 the entire roof, brick ﬁreplace and external shingles were replaced which is akin to demolishing the original house as per City of Los Gatos. Over the years the foundation in the rear has undergone signiﬁcant deterioration , there has been some cracks and settling of foundation, in addition the slab in the rear has cracks and exposed beams, which we would like to get it ﬁxed. The remodel of the house will be addressing the foundation issue and rehabilitating of the house as much as possible. As the shingles were Kankeshwar Residence 333 University Ave, Los Gatos, 95030 ATTACHMENT 4 completely replaced in 1997, The current plans are to try ﬁnd matching shingles with are similar ones for the new addition and places where windows would be moved, But if the existing shingles and similar ones we ﬁnd are very different and look like a patchwork or break with the external design of the house, we would like to replace/paint all the shingles with similar so they have a consistent look and feel. So they reﬂect the original character, context and exterior look as much as possible. City of Los Gatos, Park and Public works (PPW) apparently reconﬁgured the street (University Ave) in front of the house, reducing the sidewalk size and bringing the busy road very close to the house. The street is just 12 feet from house and 7 feet from sidewalk because of that, as part of addition we would add a wooden fence on property boundary in front of the house and some visual barrier for privacy as pedestrians on sidewalk and cars stopped at the lights do not have unobstructed view into the living room and kids bedroom. Summary The addition has been thoughtfully designed to follow the historic characteristics of the house, also to minimize the visibility of the addition from the street. 333 University Ave, Los Gatos, CA 95030 Driveway relocation As a part of addition and remodeling we would like to move driveway to the bigger south side of house. Currently we have a narrow driveway of about 10 feet, with a big oak tree and ﬁreplace further narrowing the driveway. We would like to move the driveway on the other side so we get a bigger driveway. Property map: ATTACHMENT 5 333 University Ave, Los Gatos, CA 95030 Driveway Proposed Driveway Location 333 University Ave, Los Gatos, CA 95030 This Page Intentionally Left Blank Residential Design Guidelines 33 Town of Los Gatos BUILDING DESIGN3 3.8.3 Use traditional detailing •Treat openings in walls as though they were constructed of the traditional material for the style. For example, be sure to provide substantial wall space above arches in stucco and stone walls. Traditionally, wall space above the arch would have been necessary to structurally span the opening, and to make the space too small is inconsistent with the archi- tectural style. •Openings in walls faced with stone, real or synthetic, should have defined lintels above the opening except in Mission or Spanish Eclectic styles. Lintels may be stone, brick or wood as suits the style of the house. •Treat synthetic materials as though they were authentic. For example, select synthetic stone patterns that place the individual stones in a horizontal plane as they would have been in a load bearing masonry wall. •Select roof materials that are consistent with the traditional architectural style (e.g., avoid concrete roof tiles on a Crafts- man Style house.) 3.8.4 Materials changes •Make materials and color changes at inside corners rather than outside corners to avoid a pasted on look. 3.9 ADDITIONS/ACCESSORY BUILDINGS/SECONDARY UNITS •Site additions in the least conspicuous place. In many cases this is a rear or side elevation - only rarely is it a rooftop. •The existing built forms, components and materials should be reinforced. Heights and proportions of additions and alterations should be consistent with and continue the original architectural style and design. •Additions should be subordinate, and compatible in scale and proportion to the historically significant portions of the existing structure. •When an addition or remodel requires the use of newly constructed exterior elements, they should be identical in size, dimension, shape and location as the original, and Use stone or wood lintels over openings in stone walls Additions, accessory buildings and secondary units should match the form, architectural style, and details of the original house ATTACHMENT 6 Residential Design Guidelines34 Town of Los Gatos BUILDING DESIGN3 should utilize the same materials as the existing protected exterior elements. • When an addition necessitates the removal of architectural materials, such as siding, windows, doors, and decorative elements, they should be carefully removed and reused in the addition where possible. • The introduction of window and door openings not char- acteristic in proportion, scale, or style with the original architecture is strongly discouraged (e.g., sliding windows or doors in a structure characterized by double hung windows and swinging doors). • The character of any addition or alteration should be in keeping with and subordinate to the integrity of the original structure. • The amount of foundation exposed on the addition should match that of the original building. • Do not add roof top additions where the roof is of historic significance. • Second floor additions are discouraged in neighborhoods with largely one story homes. If horizontal expansion of the house is not possible, consider incorporating a second floor addition within the roof form as shown in the example to the left. • Second floor additions which are not embedded within the roof form should be located to the rear of the structure. • The height and proportion of an addition or a second story should not dominate the original structure. • Deck additions should be placed to the rear of the struc- ture only, and should be subordinate in terms of scale and detailing. • New outbuildings, such as garages, should be clearly subor- dinate to the main structure in massing, and should utilize forms, materials and details which are similar to the main structure. • Garages should generally be located to the rear of the lot behind the rear wall of the residence. One car wide access driveways should be utilized. Original structure Addition incorporated into the roof successfully adds space while respecting the integrity of the existing house and the scale of the neighborhood Placing a two story addition to the rear can minimize its impact on the historic resource and the scale of the neighborhood Town of Los Gatos Historic Preservation Committee Historic Research Worksheet Applicants shall provide written evidence and supporting documents to justify their request for a remodel, alteration, addition, determination of significance, or demolition of a designated or presumptive historic resource. This worksheet is intended to assist the applicant in gathering written evidence and supporting documents, and to assist the Historic Preservation Committee dur ing evaluation of the request. Applicants shall provide written evidence and supporting documents of the historical and architectural characteristics, regarding both structures (construction date, alteration dates, photographic documentation) and people (owner and/or resident names). If written evidence cannot fit on this worksheet, please attach separate sheets. The applicant shall research the following (please check the box once you complete your research): 1.Los Gatos Public Library (see How to Research the History of a House in Los Gatos): Ƒ Sanborn Maps Ƒ 1941 Tax Assessment Ƒ 1989 Anne Bloomfield Historic Resource Survey forms Ƒ Polk’s Directories Ƒ Telephone Directories Ƒ Other 2.Santa Clara County Resources (especially helpful for properties previously located in the county’s jurisdiction): Ƒ Santa Clara County Planning Department records Ƒ San Jose Public Library (California Room) 3.Community Development Department Resources: Ƒ Sanborn Maps Ƒ 1989 Anne Bloomfield Historic Resource Survey forms Ƒ Community Development Department property files (permit history) Research was conducted on (please enter date): ____________________________________ Records and Documents found (please attach copies): _______________________________ ___________________________________________________________________________ x x x x x x x x x x x April 15, 2021 Attached copies of research from Los Gatos Public library Nothing found from San Jose Public library other than 1952 Sanborn maps No Records exist in Santa Clara County Planning department No one of historical signiﬁcance lived or owned the house ATTACHMENT 7 N:\DEV\FORMS\Planning\2020-21 Forms\HPC - Request for Review.docx 6/24/2020 HOW TO RESEARCH THE HISTORY OF A HOUSE IN LOS GATOS At the Los Gatos Public Library 100 Villa Avenue, Los Gatos CA 95030 Locked Cases Area 1. The Los Gatos Sanborn Fire Insurance Maps located on the microfilm file cabinet. These maps indicate the outline of buildings in 1884, 1888, 1891, 1895, 1904, 1928 and 1944 (please note the 1944 maps have been relabeled and appear out -of-order, before the 1928 maps). These can be used to identify a construction date range. Bookcase #11 1. The 1941 Tax Assessment Survey. The listings are alphabetical by street name. An entry will note how old the owner thought the house was in 1941 (please note that this information is not always accurate). 2. The 1991 Anne Bloomfield Historic Resources Survey. These listings are alphabetical by street name. 3. A list of the Museums of Los Gatos Historic Homes Tours and programs. 4. A list of the 100 Bellringers and information. 5. As it Was by Dora Rankin. Bookcase #12 1. The 1924-1974 Polk’s Directories (please note that some years are missing), with reverse listings by address and then resident name. 2. Business and Telephone Directories, as early as 1881-82. History Room (Docent Hours: 1:00-5:00 Mondays and Thursdays; 10:00-12:00 Wednesdays) 1. History of Los Gatos by George Bruntz and Los Gatos Observed by Alistair Dallas (979.473). 2. Information in the Residences drawers of the Vertical File, filed by street. 3. The Patrons’ Inquiries, binder #3 Residences, listed by street, located on the shelf above the computers. These may provide information found under previous searches. General 1. ancestry.com is available free while inside the library. 2. A Field Guide to American Houses by Virginia Savage McAlester (728 M11 in non-fiction) 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 1 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 Kavin Kankeshwar <kavinkankeshwar@gmail.com> Request for records for 333 University Ave, Los Gatos Grace Song <GSong@losgatosca.gov>Thu, Apr 15, 2021 at 6:02 PM To: Kavin Kankeshwar <kavinkankeshwar@gmail.com> Cc: Bhumi Kakadiya <bhumikakadiya@gmail.com> Hi Kavin, Here is what I found: Attached is the 1941 Tax Assessment (Anne Bloomfield) for 333 University Ave. Nothing found in the 1991 Tax Assessments I checked in multiple City Directories books, and found a few names: in the 1940s, someone named R.F. Martin owned the house/lived there. In the 1950s - 1970s, Edmond A. De Ferrari lived there/owned the property. It is not listed as a Bellringer home It was never on the Historic Homes Tours Nothing found in "As It Was" by Dora Rankin Nothing found in the Vertical File Nothing found in George Bruntz' book Nothing found in the Patron Inquiries Binder #3 Ancestry will not tell you anything about the house, just the people who lived there... Nothing found in the Field Guide to American Houses book Sanborn maps: doesn't show anything in the earlier maps from 1880s and early 1900s. But I found it in the 1928 and 1944 maps: 1928: 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 2 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 1944: 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 3 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 The maps are huge, so I cannot scan the pages. But I took up-close photos of the house on University. I marked the house with a red line. Thank you, Grace 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 4 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 Grace Song (she/her) ● Librarian Los Gatos Library ● 100 Villa Avenue, 95030 Ph: 408.399.5724 ● gsong@losgatosca.gov www.losgatosca.gov/42/Los-Gatos-Library ● www.facebook.com/losgatoslibrary/ ● www.instagram.com/los_gatos_library From: Grace Song <GSong@losgatosca.gov> Sent: Thursday, April 15, 2021 12:47 PM To: Kavin Kankeshwar <kavinkankeshwar@gmail.com> Cc: Bhumi Kakadiya <bhumikakadiya@gmail.com> Subject: Re: Request for records for 333 University Ave, Los Gatos Hi Kavin, Thanks for your email. I will be going into the library later this afternoon and will check to see what records I can ﬁnd. Thank you, Grace Grace Song (she/her) ● Librarian Los Gatos Library ● 100 Villa Avenue, 95030 Ph: 408.399.5724 ● gsong@losgatosca.gov www.losgatosca.gov/42/Los-Gatos-Library ● www.facebook.com/losgatoslibrary/ ● www.instagram.com/los_gatos_library From: Kavin Kankeshwar <kavinkankeshwar@gmail.com> Sent: Thursday, April 15, 2021 10:57 AM To: Grace Song <GSong@losgatosca.gov> Cc: Bhumi Kakadiya <bhumikakadiya@gmail.com> Subject: Request for records for 333 University Ave, Los Gatos Hi Grace, We came in yesterday to the library to research about 333 University Avenue, Los Gatos, 95030, We were recommended to email you and request these documents. We wanted to find documents of the historical and architectural characteristics, regarding both structures (construction date, alteration dates, photographic documentation) and people (owner and/or resident names) Thanks a lot for your help. 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 5 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 Regards, -- Kavin.Kankeshwar PS: We were told we can find all the documents related to property in these locations: Locked Cases Area 1. The Los Gatos Sanborn Fire Insurance Maps located on the microﬁlm ﬁle cabinet. These maps indicate the outline of buildings in 1884, 1888, 1891, 1895, 1904, 1928 and 1944 (please note the 1944 maps have been relabeled and appear out-of-order, before the 1928 maps). These can be used to identify a construction date range. Bookcase #11 1. The 1941 Tax Assessment Survey. The listings are alphabetical by street name. An entry will note how old the owner thought the house was in 1941 (please note that this information is not always accurate). 2. The 1991 Anne Bloomfield Historic Resources Survey. These listings are alphabetical by street name. 3. A list of the Museums of Los Gatos Historic Homes Tours and programs. 4. A list of the 100 Bellringers and information. 5. As it Was by Dora Rankin. Bookcase #12 1. The 1924-1974 Polk’s Directories (please note that some years are missing), with reverse listings by address and then resident name. 2. Business and Telephone Directories, as early as 1881-82. History Room (Docent Hours: 1:00-5:00 Mondays and Thursdays; 10:00-12:00 Wednesdays) 1. History of Los Gatos by George Bruntz and Los Gatos Observed by Alistair Dallas (979.473). 2. Information in the Residences drawers of the Vertical File, filed by street. 3. The Patrons’ Inquiries, binder #3 Residences, listed by street, located on the shelf above 9/26/21, 2:16 PMGmail - Request for records for 333 University Ave, Los Gatos Page 6 of 6https://mail.google.com/mail/u/0?ui=2&ik=fa5fddd3ce&view=lg&permmsgid=msg-f:1697156894622905725 the computers. These may provide information found under previous searches. General 1. ancestry.com is available free while inside the library. 2. A Field Guide to American Houses by Virginia Savage McAlester (728 M11 in non-fiction) 1941 Anne Bloomfield 333 University Ave.pdf 558K View as HTML Download 1928 Sanborn map 1944 Sanborn map 1952 Sanborn map Front Rear Left Right ATTACHMENT 8 Rear - Left Rear - Right Front (Fence to be added) Right - Driveway Exposed beams/cracks in storage - Rebuild, attach and lower Slab (Crack marked in red) Cracks in Foundation Structural Stabilization Windows (All windows seem to be newer windows) 333 University Avenue, Los Gatos – Property Inspection Service, Inc. Page 19 of 21 1-800-RED-FLAG | 408-261-7000 | 650-346-3800 | propertyinspection.com ³%LJHQRXJKWRVHUYH\RX6PDOOHQRXJKWRFDUH´ FOUNDATION, PARTIAL BASEMENT, & CRAWL SPACE Our foundation inspection does not include soil testing or visual evaluation since this work requires skills beyond our capabilities. The soil type and condition can and/or will determine the amount of future settlement. The foundation, partial basement, and crawl space were inspected by entering the crawl space and basement. 39.INSULATION The under-floor area of the building is not insulated. This condition is normal for this climate area as the heat loss through the floor is considered minimal. 40.STRUCTURAL MEMBERS The structural supports SHOULD BE SERVICED because: A.The posts are marginally connected and/or there are improper footings and/or shims at various piers at the front of the crawl space. (SEE PHOTO) It is recommended that a competent contractor be consulted for recommendations and corrective work. B.The wood members at the framing at several locations of the crawl space show evidence of damage. (SEE PHOTOS) It is recommended that a competent pest control contractor be consulted for recommendations and corrective work. ATTACHMENT 9 333 University Avenue, Los Gatos – Property Inspection Service, Inc. Page 20 of 21 1-800-RED-FLAG | 408-261-7000 | 650-346-3800 | propertyinspection.com ³%LJHQRXJKWRVHUYH\RX6PDOOHQRXJKWRFDUH´ There is wood to earth contact at the framing at several locations of the crawl space (SEE PHOTOS) and at the form boards. This condition could result in pest infestation, however, we are not qualified to inspect for this condition. We recommend that a competent pest control contractor be consulted for recommendations and corrective work. The debris and trash should be removed from the crawl space area. 41. BELOW SUB FLOOR There is evidence of water staining below the kitchen and bathrooms that appears to be the result of a previous leak. It is suggested that repair of the previous leak be confirmed with the property owner. 42. VENTILATION The ventilation for the foundation and crawl space area SHOULD BE SERVICED because: A. There are no vents provided for the foundation and crawl space area. It is recommended that a competent contractor be consulted for recommendations and corrective work. 43. FOUNDATION The perimeter concrete and concrete block foundation SHOWS EVIDENCE SUGGESTING CORRECTIVE WORK MAY BE REQUIRED: A. There are cracks in the left foundation wall. This kind of cracking is larger than we normally find and we do not have the skill to make a structural analysis to confirm its effect on the building. (SEE PHOTO) 333 University Avenue, Los Gatos – Property Inspection Service, Inc. Page 21 of 21 1-800-RED-FLAG | 408-261-7000 | 650-346-3800 | propertyinspection.com ³%LJHQRXJKWRVHUYH\RX6PDOOHQRXJKWRFDUH´ B. There is a horizontal crack in the right foundation wall. (SEE PHOTO) It is recommended that a competent specialist be consulted for an appropriate technical inspection to determine if corrective work is required at this time. There is evidence of minor cracks at the foundation. This condition does not appear to be unusual considering the age of the building, however, we cannot confirm if the condition has stabilized. It is very important that surface water drainage and soil moisture content be properly maintained to help control building settlement. A fuzzy salt deposit, known as efflorescence, was observed on the exposed foundation walls in the crawl space area. Surface deterioration, commonly known as spalling, was observed on the exposed foundation walls. This condition is common in homes. 44. FOUNDATION BOLTS The structural framing system is fastened to the concrete foundation by steel anchor bolts. This is considered adequate for normal earthquake protection. 45. MOISTURE INFILTRATION There was no evidence of unusual or excessive infiltration of moisture in the crawl space. GENERAL COMMENTS There appears to be additional construction to the original building at the basement room. This construction would usually require the issuance of a building permit. Please verify with the property owner if a permit was issued for this work. The following items are not included in this report: A. The irrigation system. B. An evaluation of retaining walls used for soil and site grading stability. C. The detached deck. It is noted that there is evidence of rodent activity in the crawl space and attic. This Page Intentionally Left Blank ATTACHMENT 10 ATTACHMENT 11 This Page Intentionally Left Blank