| OCR Text |
Show This initial pre-development report includes the following: ** A brief and selective statement of the work previously completed and the subsequent work needed, evaluated under the Secretary of the Interior's Standards for Rehabilitation. ** A selective description of building materials and systems, their conditions and any apparent evidence of material or system failure that may pose either an immediate or eventual threat to the soundness of the building. ** Recommendations for rehabilitation or further evaluation and estimated costs for rehabilitation. Much of the prior rehabilitation and remodeling has been restricted to the interior. All mechanical systems have been replaced or upgraded (electrical, HVAC and plumbing). In order to conceal new electrical wiring, horizontal cuts were made across most of the load bearing interior walls. This entailed cutting through the lathe-and-plaster and across at least 50% of one wythe of adobe brick in the wall. The wall is monolithic, three wythes thick, two adobe bricks and one wythe of kiln dried brick. Along with other adverse circumstances (to be discussed below), this seemingly minimal damage could adversely affect the stability of these walls. The pre-construction floor plan, which followed closely the original plan, has been maintained with two major exceptions. A new bathroom was framed and plumbed on the second floor and the building's 1938 leanto kitchen addition has been completely gutted. To build the new bathroom three closets (one accessed from the hallway the others from adjacent bedrooms) were demolished and a small recessed section from an adjacent room was partitioned off. Combined, this area was converted into a full bath. Replacement closets were framed into each of the bedrooms. This was a relatively minor and sympathetic alteration to the floor plan. Besides these minor alterations, all character defining interior features such as the main entry way and opened staircase (with original banister and newel posts), ceiling heights and angles, tung-and-grove pine flooring, and the original windows have been preserved. The owner's expressed intentions is to preserve these features. The only work completed on the exterior, that I was able to observe, was the introduction of a new roof (board underlayment and 40 year warranty asphalt shingles). The house sustained water damage before this new roof was installed. Nearly every exterior wall on the second floor sustained some kind of water damage, predominately to the plaster layer. There is also evidence of long term water infiltration around the two chimney |
