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HomeMy WebLinkAbout5.29.14 Letter from Molnar Construction re Demo of HouseMOLNAR CONSTRUCTION & DEVELOPMENT INC. 672315 283 HIGHLAND DRIVE LOS OSOS,CA 93402 May 29,2014 Molnar Construction and Development,Inc. 283 Highland Drive Los Osos,CA 93402 Higuera Commons,LLC 3480 S.Higuera Street,Suite 130 San Luis Obispo,CA 93401 Re:546 Higuera Street Higuera Commons,LLC: I have been requested to comment on the potential for restoration of the referenced property.As a general contractor and the owner of Molnar Construction and Development,Inc.,1 have developed expertise in the application of guidelines for restoration of such buildings.Most recently,I have participated in the evaluation with historians and architects in preparation of restoration plans for the Avila Schoolhouse in downtown Avila and the Leitcher House on Monterey Street in SLO,both owned by my partnership,Shear Edge Development.My company has built numerous custom homes on the central coast,retailing for between $400 and $2000 per square foot.As a result I have substantial expertise in various and sundry construction techniques,both restoration and new construction. The red house at 546 Higuera Street cannot be restored without a complete reconstruction of the building.The reconstruction is problematic given the absence of a foundation.The house may simply collapse when raised for foundation work,given the lack of MOLNARCUSTOMHOMES.COM 805-235-2295 ----------- structural integrity in the building.Even if it could be done,the total cost to do so would exceed the cost of new construction.The market value of the project would be less than the cost of the new construction.Due to the extreme deterioration and age of the structure and its sub-par structural components,there is simply no efficient way to restore this building.I estimate the reconstruction of this house would cost $500 per square foot and possibly much more,depending on the historic features required to be included in a reconstruction effort.The value of downtown luxury homes recently sold in the Marsh Street Commons project was less than this amount. The following are specific challenges with respect to a potential reconstruction of the building: l.Lack of a foundation.At present there is no foundation.To construction one,the house would have to be raised on steel beams.This is likely to result in substantial cracking of walls and potential collapse of entire section of the house,given its lack of structural integrity.The front porch is severely cracked and will have to be demolished.The connections of the roof supports to the porch are not to code and would have to be replaced. 2.Lack of structural integrity.The building has a bizarre collection of inconsistent and substandard structural components.Much of the walls are constructed with "flat stud"framing (2 bys turned the wrong way)or in some cases,1x8 planks,which provides virtually no framing.Some exterior walls were observed with 2x3 stud framing.All of these walls would have to be torn down and re- framed.Of the full-size 2x4 framing observed in at least one interior wall,I would estimate 50%of those studs would be unusable due to aging and rot.None of the modern code shear wall strength requirements are present and would have to be incorporated into a rebuild effort.I would expect to replace all the joists between floors and the roof.In other words,every wall of the entire building would have to be disassembled and reconstructed to achieve structural integrity. MOLNARCUSTOMHOMES.COM 80:'5-23:'5-2295 3.Siding replacement.All the siding would have to be removed.To preserve any of the siding,each board would have to be removed by hand,which will result in substantial cracking and damage.I would estimate at least 65%of these boards would be unusable due to damage in removal,warping,rot,etc. 4.Roofing.The roof is completely unusable and will have to be rebuilt from the joists up. 5.lnterior wall coverings.The interior walls are a collection of paperboard,wallboard,lath and plaster and non-original panelling. Most of the walls are in substantial disrepair.Since the studs will all have to be replaced insulation added and since the construction is all cracked and substandard,virtually all the interior wall coverings will have to be completely removed down to the studs and nothing will be preserved. 6.Fenestration.The windows are all single pane and will no doubt have to be replaced to meet Title 24 requirements.Many do not meet exiting requirements of modern codes and would have to be replaced for that reason,as well. 7.Chimneys.The chimneys are made of unreinforced masonry and likely cannot be functionally preserved,structurally or consistent with current air quality requirements. 8.Interior stairway.The custom stairway balustrade is obviously too short to meet code and would have to be replaced. In sum,only cosmetic features could be preserved in a reconstruction of this building.Even the siding would have to be replaced. Electrical.All must be replaced. Steve M~lnJ';1 ~~ Molnar onstruction &Development Inc. MOLNARCUSTOMHOMES.COM 805-235-2295