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CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 1159 Islay Street. FILE NUMBER: ARCH-0203-2021
APPLICANT: Chris Knauer, represented by Matt Cebulla
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 BACKGROUND
The applicant proposes to rehabilitate the existing
Contributing historic residence and to construct a
two-story addition to the rear of the dwelling
(Project Description Attachment 1), including a
two-car garage, additional residential floor area,
and an Accessory Dwelling Unit.
2.0 SITE AND SETTING
The site is located on the south side of Islay Street,
between Toro and Santa Rosa Streets in a
Medium-High Density Residential (R-3) Zone
characterized by single-family dwellings, with
several properties included in the City’s Inventory
of Historic Resources1. In 2012 this property was
added to the City’s Inventory of Historic
Resources as part of a group of 53 properties,
following a survey of an eight-block area adjacent
to Johnson Avenue.2 A Primary Record form 3 (Attachment 2) prepared in 2012 by City staff
indicates a construction date of 1880, and describes the building a a “cottage house,” noting several
of its characteristic features:
▪Raised one-story, rectangular in form; high-pitch pyramidal roof form
▪Horizontal siding, gridded rectangular wooden windows and molding (front elevation)
▪Offset recessed porch supported by unfluted columns with ornate corbels
3.0 FOCUS OF REVIEW
New construction, additions, or alterations on historically listed properties are subject to review
by the Cultural Heritage Committee,4 who will make a recommendation to the Community
1 Of the 22 properties on the block, 11 are included in the Inventory, as Contributing List Resources
2 Properties added by Council Resolution 10416, adopted December 4th, 2012
3 Primary Record (Form DPR 523A), California Resources Agency, Department of Parks and Recreation
4 Historic Preservation Ordinance § 14.01.030 (C)
Meeting Date: April 26, 2021
Item Number: 2
Item No. 1
Figure 1: Subject Property
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Development Director as to the
consistency of the proposed work with
applicable historical preservation
policies and standards, and may
recommend related conditions of project
approval. This evaluation is focused on
the proposed addition and modifications
to the existing single-family dwelling, its
consistency with applicable historical
preservation standards.
4.0 PROPOSED WORK
4.1 Addition and Modification to the
Existing Dwelling
As depicted in project plans (see Attachment 3, and Figure 3, below), the applicant proposes to
construct a two-story addition to the rear of the existing dwelling. The addition will accommodate
a two car garage, and pantry space, a Family Room, Laundry Room and a Master Bedroom and
Bathroom for the primary dwelling, along with a a two bedroom Accessory Dwelling Unit (see
Floor Plans, in Attachment 3). The addition is constructed of cement board lap siding, topped by
composition shingle roofing. Windows are of square and vertically-oriented rectangular forms,
with dimensional trim. Sliding glass doors provide access to two upper-level balconies and to the
rear yard at the ground-level (see Elevation Drawings, in Attachment 2).
4.2 Replacement of Wood and Window Features
Plans depict replacement windows and wood features, with new composite siding for the primary
dwelling, and replacement of porch features, including columns and roofing. The applicant has
provided a statement (Attachment 4) describing the deteriorated condition of the windows, with
photographic evidence of the deterioration. The statement also describes the condition of the
existing redwood siding, asserting that the existing siding appears to be worn, with some evidence
of wood rot, but that, contrary to the notation in plans, the siding could be reconditioned and
Figure 2: 1159 Islay
Figure 3: Perspective drawing of proposed addition (front view)
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retained on the building. Elevation drawings note that replacement windows will be selected to
match the existing window forms, but do not explicitly note whether existing window trim is
retained or replaced. The drawings indicate replacement of the porch columns with new “4x4
Posts” with simplified corbels and depict a slightly sloped and hipped roof form covering the
porch, in replacement of the existing flat roof covering.
5.0 DISCUSSION ITEMS
Guidance is provided mainly in the City’s Historic Preservation Program Guidelines and the
Secretary of the Interior’s Standards for the Treatment of Historic Properties.5 Selected applicable
guidelines, standards, and recommendations from these documents are outlined below.
5.1 Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 3.4.1 (d)
Additions
Additions to listed historic structures should maintain the structure’s
original architectural integrity and closely match the building’s original
architecture, or match additions that have achieved historic significance in
their own right, in terms of scale, form, massing, rhythm, fenestration,
materials, color and architectural details
§ 3.4.1 (e)
Consistency required
Alterations to listed historic resources shall be approved only upon finding
that the proposed work is consistent with the Secretary of the Interior’s
Standards for the Treatment of Historic Properties, […] General Plan
policies, the Historic Preservation Ordinance, and these Guidelines.
§ 3.4.3
Retention of character-
defining features
Alterations of historically-listed buildings shall retain character defining
features. New features […] should be completed in a manner that preserves
the original architectural character, form, scale, and appearance of the
building.
§ 3.4.4
Exterior building
changes
Exterior changes to historically-listed buildings or resources should not
introduce new or conflicting architectural elements and should be
architecturally compatible with the original and/or prevailing architectural
character of the building […]. Additions to historic buildings shall comply
with the Secretary of the Interior’s Standards to complement and be
consistent with the original style of the structure. Building materials used to
replicate character-defining features shall be consistent with the original
materials in terms of size, shape, quality and appearance. However,
original materials are not required.
Discussion: The proposed addition is sited and designed in a manner intended to preserve the
integrity of the historical primary dwelling. It is placed behind the existing building, at the rear of
the site and is connected to the existing dwelling by a five-foot long single-story hallway and
5 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings.
Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017
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pantry space to provide visual separation from the historic building. It is two stories in height and
encompasses an additional 2,125 square feet of floor space (1,690 sq. ft. of residential floor area
and 435 sq ft. of garage space) within a 1,220 square-foot building footprint. The horizontal
composite siding, composition shingle roof material, and conventional window forms and pattern
of the addition exhibit a conventional residential form and character that is compatible with the
architectural character of the existing building, itself sheathed in horizontal redwood siding,
composition shingle roofing, and square and vertically-oriented rectangular windows. The
Committee should evaluate the addition on the basis of the above Historic Preservation Program
Guidelines.
Windows, Entry, and Porch: As depicted in plans and described in the applicant statement, the
existing windows and porch features are proposed for removal and replacement. Replacement of
windows is described as necessary due to extensive deterioration observed during initial evaluation
of their condition, and photographic examples of the state of deterioration have been provided with
the applicant’s statement (Attachment 4). Plans do not indicate whether the existing window trim
will be retained, and do not provide sufficient details to evaluate whether the suitability of
replacement window types for maintenance of the appearance and historical character of the
existing building. Nor has an evaluation of the condition of the porch elements been provided,
demonstrating a need for replacement of these features.
Siding: Also described in the applicant statement is that, despite the notation in plans regarding
installation of composite siding, on preliminary evaluation of the existing siding the applicant has
found that “the siding is worn and there is some wood rot,” but that the siding “has lasting
integrity” and “could be reconditioned and stay in place on this house.”
Staff notes the possibility that the need for limited repair or replacement of extensively damaged
wood features, particularly the siding, window trim, and porch elements, may be uncovered with
closer evaluation of the condition of these features. Further discussion of the treatment of the wood
and window elements and suggested conditions of approval, to ensure proposed work is carried
out consistent with relevant guidelines, are discussed in more detail in section 5.2 of this report
below, regarding consistency with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties.
Figure 4: Elevation Drawing (West)
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5.2 Secretary of the Interior’s Standards (Rehabilitation)
Standards for Rehabilitation
2: The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces and spatial relationships that characterize a property will be
avoided.
5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship
that characterize a property will be preserved.
6: Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in design,
color, texture and, where possible, materials. Replacement of missing features will be substantiated by
documentary and physical evidence.
9: New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be differentiated
from the old and will be compatible with the historic materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its environment.
Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation6 of historic
buildings, including approaches to work treatments and techniques that are either consistent
(“Recommended”) or inconsistent (“Not Recommended”) with the Standards, specific to various
features of historic buildings and sites.
New Exterior Additions
Recommended Not Recommended
Constructing a new addition on a secondary or
non-characterdefining elevation and limiting its
size and scale in relationship to the historic
building.
Constructing a new addition on or adjacent to a
primary elevation
As discussed earlier in this report, the proposed addition to the historic dwelling on this property
has been situated at the rear of the site, behind the dwelling, and adds significant floor area to the
site. The Committee should consider whether, the height, scale, size, and massing of the addition
are consistent with that of the existing building, and whether the placement of the addition behind
the existing dwelling sufficiently minimizes its visual impact to the primary elevations of the
building to preserve its physical integrity and architectural and historical character.
6 Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair,
alterations, and additions while preserving those portions or features which convey its historical, cultural, or
architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet
continuing or new uses while retaining the building’s historic character. (SOI Standards, pg. 3)
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Wood
Recommended Not Recommended
Identifying, retaining and preserving wood
features that are important in defining the overall
historic character of the building (such as siding,
cornices, brackets, window and door surrounds,
and steps) and their paints, finishes, and colors..
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so that,
as a result, the character is diminished.
Removing a major portion of the historic wood
from a façade instead of repairing or replacing
only the deteriorated wood, then reconstructing
the façade with new material to achieve a uniform
or “improved” appearance.
Evaluating the overall condition of the wood to
determine whether more than protection and
maintenance, such as repairs to wood features, will
be necessary.
Failing to undertake adequate measures to ensure
the protection of wood features.
Replacing a deteriorated wood feature or wood
siding on a primary or other highly-visible
elevation with a new matching wood feature.
Replacing a deteriorated wood feature or wood
siding on a primary or other highly-visible
elevation with a composite substitute material.
Also mentioned earlier in this report, plans indicate that replacement of the existing siding was
originally proposed, but the applicant’s later statement regarding the condition of windows and
siding acknowledges that, on preliminary inspection, the existing redwood siding appears to be in
salvageable condition, likely allowing for its retention, noting a limited amount of wear and wood
rot that may need to be addressed.
In order to encourage the retention and preservation of wood features that are important to the
building’s character, the Committee should consider recommending a condition of architectural
review approval to ensure that, as directed by SOI Standards, the overall condition of these
features, including the siding, be evaluated to determine the appropriate amount of repair or limited
replacement that will be necessary, and that sufficient evidence in support of any proposed repair
and replacement be provided before permits are granted to carry out such work.
Windows
Recommended Not Recommended
Identifying, retaining, and preserving windows
and their functional and decorative features that
are important to the overall character of the
building. The window material and how the
window operates […] are significant, as are its
components […] and related features, such as
shutters.
Removing or substantially changing windows or
window features which are important in defining
the overall historic character of the building so
that, as a result, the character is diminished.
Changing the appearance of windows that
contribute to the historic character of the building
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by replacing materials, finsihes or colors which
noticeably change the sash, depth of the reveal,
and muntin configurations, the reflectivity and
color of the glazing; or the appearance of the
frame.
Evaluating the overall condition of the windows
to determine whether more than protection and
maintenance, such as repairs to windows and
window features, will be necessary.
Failing to undertake adequate measures to ensure
the protection of window features
Repairing window frames and sash by patching,
splicing, consolidating, or otherwise reinforcing
them using recognized preservation methods.
Repair may include the limited replacement in
kind or with a compatible substitute material of
those extensively deteriorated, broken, or missing
components of features […]
Replacing an entire window when repair of the
window and limited replacement of deteriorated or
missing components are feasible.
Replacing in kind an entire window that is too
deteriorated to repair […] If using the same kind
of material is not feasible, then a compatible
substitute material may be considered.
Using substitute material for the replacement that
does not convey the same appearance of the
surviving components of the window or that is
physically incompatible."
Similarly, plans indicate replacement of existing windows due to, as described and depicted in the
applicant statement, observed wood rot and overall poor condition of the windows.
In order to encourage the retention and preservation of windows and related window features that
are important to the building’s character, the Committee should consider recommending a
condition of approval to ensure that, as directed by SOI Standards, the overall condition of these
features be evaluated to determine the appropriate amount of repair or limited replacement that
will be necessary, that retention, repair, and replacement be clearly indicated in final plans, and
that sufficient evidence in support of any proposed repair and replacement be provided before
permits are issued to carry out such work. In addition, where replacement of extensively damaged,
broken, or missing windows is proposed in final plans, a detailed window schedule should be
required, describing the form, method of operation, materials, and appearance of replacement
windows, sufficient to demonstrate the consistency of the replacement with SOI Standards.
Entrances and Porches
Recommended Not Recommended
Identifying, retaining, and preserving entrances
and porches and their functional and decorative
features that are important in defining the overall
historic character of the building. The materials
themselves (including masonry, wood, and metal)
are significant, as are their features, such as
"Removing or substantially changing entrances
and porches which are important in defining the
overall historic character of the building so that,
as a result, the character is diminished.
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doors, transoms, pilasters, columns, balustrades,
stairs, roofs, and projecting canopies.
Evaluating the overall condition of entrances and
porches to determine whether more than
protection and maintenance, such as repairs to
entrance and porch features, will be necessary.
Failing to undertake adequate measures to ensure
the protection of entrance and porch features
Repairing entrances and porches by patching,
splicing, consolidating, and otherwise reinforcing
them using recognized preservation methods.
Repair may include the limited replacement in
kind or with a compatible substitute material of
those extensively deteriorated features or missing
components of features when there are surviving
prototypes, such as balustrades, columns, and
stairs.
"Removing entrances and porches that could be
stabilized, repaired, and conserved […]
Replacing an entire entrance or porch feature
when repair of the feature and limited replacement
of deteriorated or missing components are
feasible."
Plans also depict replacement of several entrance and porch features, including columns and
corbels, and the roof covering.
In order to encourage the retention and preservation of distinctive entry and porch elements,
including columns, decorative corbels, and covering, the Committee should consider
recommending a condition of approval to ensure that, as directed by SOI Standards, the overall
condition of these features be evaluated to determine the appropriate amount of repair or limited
replacement that will be necessary, that retention, repair, and replacement be clearly indicated in
final plans and, where replacement of extensively deteriorated entry and porch features or missing
components is proposed in final plans, that sufficient evidence in support of any proposed repair
and replacement be provided before permits are issued to carry out such work.
6.0 SUMMARY
The applicant has placed the proposed addition at the rear of the property behind the existing
dwelling, to reduce its visual impact in relation to the historic building, and has employed
rectangular forms and conventional residential building materials in order to achieve scale,
massing, and detailing with that of the existing building. Plans, however, depict replacement of
several character-defining elements of the existing building, where preservation encourage their
retention and preservation or, where necessary, limited repair or appropriate replacement.
Based on the evaluation provided in this report, staff suggests that the Committee specifically
consider the treatment of the wood, window, and entrance and porch elements described above,
following the guidelines supporting the Secretary of the Interior’s Standards for the Treatment of
Historic Properties, and provide appropriate conditions for any potential project approval to ensure
that the character-defining features of the historic building are retained and preserved and, where
repair or replacement are necessary, that such work is based on sufficient justification and
evidence, and carried out consistent with those Standards and guidelines
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7.0 ACTION ALTERNATIVES
▪ Provide a recommendation to the Community Development Director regarding the
consistency of the proposed work with the City’s Historical Preservation Ordinance,
including any necessary conditions of approval to ensure such consistency.
▪ Continue review to another date with direction to staff and applicant.
8.0 ATTACHMENTS
1. Project Description (Applicant)
2. Primary Record (DPR 523A) 1159 Islay Street
3. Project Plans
4. Applicant Statement Regarding Condition of Wood and Window Features
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Cebulla
January 12, 2021
City Of San Luis Obispo
RE: ProjectDescription,1159 Islay, SanLuisObispo,Ca.
Dear Sirs;
Proposingto remodelexistingresidence,replacesiding , windowsand doors.Adda 2 story
additionintheback, add2 cargarage,add anADU behindthegarageand abovethegarage.
Sincerely,
Charles Cebulla, Architect C3445
ASSOCIATES
ARCHITECTURE / DESIGN
P.O.Box 42
Pismo Beach, CA 93448
PH. (805) 473-1298
www.cebullaassociates.com
ATTACHMENT 1Item 2
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DPR 523A (1/95) *Required information
State of California The Resources Agency Primary # _________
DEPARTMENT OF PARKS AND RECREATION HRI # ___________________
LOCATION MAP Trinomial______________
Page 1 of 2 *Resource Name or #: (Assigned by
recorder)______________________________________________
P1. Other Identifier:
*P2. Location: Not for Publication [] Unrestricted
*a. County San Luis Obispo and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' Quad San Luis Obispo Date 1995 T 30S; R 12E; L1 of Sec 35; B.M.
c.Address 1159 Islay Street City San Luis Obispo Zip 93401
d.UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN
e.Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate)
APN: 003-555-019
*P3a.Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and
boundaries)
The rectangular cottage house is a raised one story building with an offset recessed porch
with railing, supported by three columns, without fluting, with ornate corbels on the two
sides of the column perpendicular to the street; it has a very high-pitched comp shingle hipped
roof with enclosed eaves, projecting very little. The rectangular wooden windows in the front
elevation are gridded, with a 6” wide and plain wooden molding around it. The exterior is
covered with horizontal siding. The ornamentation shows in the porch’s corbels only. The
structure sits on concrete foundation with steps leading to the porch and is in decent but
original and unrestored condition. The current occupant of this residence has lived here for
more than 50 years.
P5a. Photograph or drawing (photograph required for buildings, structures, and objects.
*P3b. Resource Attributes:
(List attributes and codes) Single
Family
*P4. Resources Present: x
Building Structure Object
Site District Element of
District Other (Isolates, etc.)
P5b. Description of Photo: (view,
date, accession #)
*P6. Date Constructed/Age and
Source:
x] Historic Prehistoric
Both
1880
*P7. Owner and Address:
Harrison Bina L Etal
1159 Islay San Luis Obispo, Ca
93401
*P8. Recorded by: (Name,
affiliation, and address) City of San
Luis Obispo Historic Resource
Inventory
*P9. Date Recorded: November
2012
*P10.Survey Type: (Describe)
Reconnaissance
*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Citywide historic resource inventory
prepared by the City of San Luis Obispo Cultural Heritage Committee 2011-2012
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
ATTACHMENT 2Item 2
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DPR 523A (1/95) *Required information
State of California The Resources Agency Primary # _________
DEPARTMENT OF PARKS AND RECREATION HRI # ___________________
LOCATION MAP Trinomial______________
*Attachments: NONE [x]Location Map Continuation Sheet Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
Page 2 of 2 *Resource Name or #: (Assigned by
recorder)______________________________________________
*Map Name: ____________ *Scale: _________________ *Date of Map: _______________________________
ATTACHMENT 2Item 2
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DPR 523A (1/95) *Required information
State of California The Resources Agency Primary # _________
DEPARTMENT OF PARKS AND RECREATION HRI # ___________________
LOCATION MAP Trinomial______________
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Cebulla
To: Walter Oetzell- San Luis Obispo Planning Department
From: Matt Cebulla- Cebulla and Associates
Subject: Window and Siding replacement at 1159 Islay-
Application ARCH-0203-2021
Date: April 15, 2021
Dear Walter:
My firm was hired to provide a review of the siding and window replacement for the residence located
at 1159 Islay. I reviewed the structure today and the following are my conclusions:
Windows- Many of the windows are in poor shape. They have wood rot throughout the frames and the
structural integrity and functionality of the windows is extremely poor. Many of the windows do not
open or the pully system ropes are broken and cannot be found. In addition, some of the windows are
off centered, slanted with window glass missing.
The Replacement windows will look similar as we will use single hung, double hung and divided light
windows to mimic the old windows. The goal is to repair the house but continue its form and function.
Siding- The siding is worn and there is some wood rot but I believe the siding could be reconditioned and
stay in place on this house. The siding is redwood and has lasting integrity.
I have attached some pictures for your review. If you have any questions please contact me.
Sincerely,
Matt Cebulla
ASSOCIATES
ARCHITECTURE / DESIGN
P.O. Box 42
Pismo Beach, CA 93448
PH. (805) 440-5016
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ARCH-0203-2021 (1159 Islay)
Alteration of, and addition to, a single-family
dwelling (Contributing List Historic Property)
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3
4
Raised one-story, rectangular in form; high-pitch pyramidal roof form
Horizontal siding, gridded rectangular wooden windows and molding (front elevation)
Offset recessed porch supported by unfluted columns with ornate corbels
Sanborn Map -1903
5
6
7
8
Historic Preservation Program Guidelines -Alterations to Historic Resources
§3.4.1 (d)
Additions
Maintain the structure’s original architectural integrity, closely match the
building’s original architecture, in terms of scale, form, massing, rhythm,
fenestration, materials, color and architectural details
§3.4.1 (e)
Consistency required
Alterations shall be approved only upon finding that the proposed work is
consistent with the Secretary of the Interior’s Standards for the Treatment of
Historic Properties, […] General Plan policies, the Historic Preservation
Ordinance, and these Guidelines.
§3.4.3
Retention of character-
defining features
Alterations shall retain character defining features. New features […] should
be completed in a manner that preserves the original architectural character,
form, scale, and appearance of the building.
§3.4.4
Exterior building changes
Exterior changes should not introduce new or conflicting architectural
elements and should be architecturally compatible with the original and/or
prevailing architectural character of the building […].
Additions to historic buildings shall comply with the Secretary of the
Interior’s Standards to complement and be consistent with the original style
of the structure.
Building materials used to replicate character-defining features shall be
consistent with the original materials in terms of size, shape, quality and
appearance. However, original materials are not required.
9
Historic Preservation Program Guidelines -Alterations to Historic Resources
§3.4.1 (d)
Additions
Placed behind primary dwelling, with separation by five-foot long hallway.
2-stories in height, 1,220 sq. ft. footprint
1,690 sq. ft. residential floor area, 435 sq. ft. garage area.
Horizontal composite siding, composition shingle, rectangular window forms.
§3.4.1 (e)
Consistency required
Consider proposed treatment of Wood, Window, and Porch Features.
§3.4.3
Retention of character-
defining features
Provide evaluation of condition of porch elements, windows and trim, and
siding, justification for repair and replacement, and full replacement window
and trim details in final plans, as discussed in SOI Standards consistency,
following…
§3.4.4
Exterior building changes
Conventional residential form, materials, and window patterns provide for
architectural compatibility and do not introduce new or conflicting
architectural elements.
10
Secretary of the Interior’s Standards for Treatment of Historic Property (Rehabilitation)
2: The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces and spatial relationships that characterize a property will be
avoided.
5: Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship
that characterize a property will be preserved.
6: Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
9: New additions, exterior alterations, or related new construction will not destroy historic materials,
features, and spatial relationships that characterize the property. The new work will be differentiated
from the old and will be compatible with the historic materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its environment.
Staff Note: Limited repair or replacement of extensively deteriorated or damaged wood features,
particularly the siding, window trim, and porch elements, may be uncovered with closer evaluation of
the condition of these features. Conditions of approval are suggested (as described in subsequent
slides) to ensure proposed work is carried out consistent with relevant guidelines, while allowing for
rehabilitation and continued residential use of this structure.
11
New Exterior Additions
Recommended Not Recommended
Constructing a new addition on a secondary or
non-character defining elevation and limiting its
size and scale in relationship to the historic
building.
Constructing a new addition on or adjacent to a
primary elevation
Situated at the rear of the site, behind the dwelling; adding a substantial amount of new floor area.
The Committee should consider whether, the height, scale, size, and massing of the addition are
consistent with that of the existing building, and whether the placement of the addition behind the
existing dwelling sufficiently minimizes its visual impact to the primary elevations of the building to
preserve its physical integrity and architectural and historical character.
12
Wood
Recommended Not Recommended
Identifying, retaining and preserving wood
features that are important in defining the
overall historic character of the building (such as
siding, cornices, brackets, window and door
surrounds, and steps) and their paints, finishes,
and colors..
Removing or substantially changing wood
features which are important in defining the
overall historic character of the building so that,
as a result, the character is diminished.
Removing a major portion of the historic wood
from a façade instead of repairing or replacing
only the deteriorated wood, then reconstructing
the façade with new material to achieve a
uniform or “improved” appearance.
Evaluating the overall condition of the wood to
determine whether more than protection and
maintenance,such as repairs to wood features,
will be necessary.
Failing to undertake adequate measures to
ensure the protection of wood features.
Replacing a deteriorated wood feature or wood
siding on a primary or other highly-visible
elevation with a new matching wood feature .
Replacing a deteriorated wood feature or wood
siding on a primary or other highly-visible
elevation with a composite substitute material.
13
Wood
Consider recommending a condition of architectural review approval to ensure that, as directed by
SOI Standards, the overall condition of these features, including the siding, be evaluated to
determine the appropriate amount of repair or limited replacement that will be necessary, and that
sufficient evidence in support of any proposed repair and replacement be provided before permits
are granted to carry out such work
The applicant shall, consistent with Guidelines for Rehabilitating Historic Buildings
provided in SOI Standards, evaluate the overall condition of character-defining wood
features (e.g.siding, trim, decorative detailing, etc.) to determine the extent of repair or
replacement of these elements that will be necessary. Final plans for the project shall
clearly describe and depict the extent of any proposed repair and replacement. Where
replacement is proposed, final plans shall be supplemented by evidence documenting
and justifying the need for such replacement, to the satisfaction of the Community
Development Director.
14
Windows
Recommended Not Recommended
Identifying, retaining, and preserving windows and their
functional and decorative features that are important to
the overall character of the building. The window
material and how the window operates […] are
significant, as are its components […] and related
features, such as shutters.
Removing or substantially changing windows or window
features important in defining the overall historic
character of the building so that,as a result,the
character is diminished;Changing the appearance of
windows that contribute to the historic character of the
building by replacing materials,finishes or colors which
noticeably change the sash,depth of the reveal,and
muntin configurations,the reflectivity and color of the
glazing;or the appearance of the frame .
Evaluating the overall condition of the windows to
determine whether more than protection and
maintenance, such as repairs to windows and window
features, will be necessary.
Failing to undertake adequate measures to ensure the
protection of window features
Repairing window frames and sash by patching, splicing,
consolidating, or otherwise reinforcing them using
recognized preservation methods. Repair may include
the limited replacement in kind or with a compatible
substitute material of those extensively deteriorated,
broken, or missing components of features […]
Replacing an entire window when repair of the window
and limited replacement of deteriorated or missing
components are feasible.
Replacing in kind an entire window that is too
deteriorated to repair […] If using the same kind of
material is not feasible, then a compatible substitute
material may be considered.
Using substitute material for the replacement that does
not convey the same appearance of the surviving
components of the window or that is physically
incompatible."
15
Windows
Consider recommending a condition of approval to ensure that the overall condition of these
features be evaluated to determine the appropriate amount of repair or limited replacement that
will be necessary, that retention, repair, and replacement be clearly indicated in final plans, and that
sufficient evidence in support of any proposed repair and replacement be provided before permits
are issued to carry out such work.
Where replacement of extensively damaged, broken, or missing windows is proposed in final plans,
a detailed window schedule should be required, describing the form, method of operation,
materials, and appearance of replacement windows
The applicant shall, consistent with Guidelines for Rehabilitating Historic Buildings
provided in SOI Standards, evaluate the overall condition of windows to determine the
extent of replacement of these elements that will be necessary. Final plans for the
project shall clearly note the disposition of each existing window (to be preserved, to be
repaired and re-used, to be replaced). New or replacement windows shall be installed
on secondary building elevations and in less-visible locations, as practicable, and all
proposed window replacements shall be justified by a description of the reasons why
replacement is necessary, and why the original window cannot be repaired and reused.
Final plans shall include a window schedule describing all new and replacement
windows, including window type, operation, and dimensions of window elements
(sashes, muntins and sills, mullions, etc.), sufficient to evaluate their consistency with
original windows and their appropriateness as replacements.
16
Entrances and Porches
Recommended Not Recommended
Identifying, retaining, and preserving entrances
and porches and their functional and decorative
features that are important in defining the
overall historic character of the building. The
materials themselves (including masonry, wood,
and metal) are significant, as are their features,
such as doors, transoms, pilasters, columns,
balustrades, stairs, roofs, and projecting
canopies.
Removing or substantially changing entrances
and porches which are important in defining the
overall historic character of the building so that,
as a result,the character is diminished.
Evaluating the overall condition of entrances and
porches to determine whether more than
protection and maintenance, such as repairs to
entrance and porch features, will be necessary.
Failing to undertake adequate measures to
ensure the protection of entrance and porch
features
Repairing entrances and porches using
recognized preservation methods. Repair may
include the limited replacement in kind or with a
compatible substitute material of those
extensively deteriorated features or missing
components of features when there are surviving
prototypes, such as balustrades, columns, and
stairs.
"Removing entrances and porches that could be
stabilized,repaired,and conserved […]
Replacing an entire entrance or porch feature
when repair of the feature and limited
replacement of deteriorated or missing
components are feasible."
17
Entrances and Porches
Consider recommending a condition of approval to ensure that, as directed by SOI Standards,
the overall condition of these features be evaluated to determine the appropriate amount of
repair or limited replacement that will be necessary,
retention, repair, and replacement be clearly indicated in final plans and,
where replacement of extensively deteriorated entry and porch features or missing components
is proposed in final plans, that sufficient evidence in support of any proposed repair and
replacement be provided before permits are issued to carry out such work
The applicant shall, consistent with Guidelines for Rehabilitating Historic Buildings
provided in SOI Standards, evaluate the overall condition of the dwelling’s entrance and
porch features windows to determine the extent of replacement of these elements that
will be necessary. Final plans for the project shall clearly describe and depict the extent
of any proposed repair and replacement. Where replacement is proposed, final plans
shall be supplemented by evidence documenting and justifying the need for such
replacement, to the satisfaction of the Community Development Director.
ARCH-0203-2021 (1159 Islay)
Alteration of, and addition to, a single-family
dwelling (Contributing List Historic Property)
Action
Provide a recommendation to the Community Development Director regarding consistency
of the proposed addition with historical preservation policies and standards