HomeMy WebLinkAboutItem 5 - ARCH-0148-2021 (2006 Swazey)ARCH-0148-2021 (2006 Swazey)
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CULTURAL HERITAGE COMMITTEE REPORT
FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 2006 Swazey St FILE NUMBER: ARCH-0148-2021
APPLICANT: Rob Weber and Steve Bastin; represented by Greg Wynn
For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org)
1.0 BACKGROUND
The applicant proposes to rehabilitate, and
construct an addition to, the single-family
dwelling at 2006 Swazey Street. The property is a
Contributing List Resource in the City’s
Inventory of Historic Resources.
2.0 SITE AND SETTING
The subject site is a residential property on the
southeast corner of Jennifer and Swazey Streets
(see Figure 1) in the East Railroad Area. It is
within in a Medium High Density Residential
(R-3) Zone characterized by single-family
dwellings. Although not located within an
Historic District, many of the homes in the
vicinity exhibit distinctive architectural and
historical character.
The property is developed with a single-family dwelling, estimated to have been built in about
1892, described in the City’s Architectural Worksheet for the property (Attachment 1)1 as
“reminiscent of mid-west farmhouse with two front-facing and 2 side-facing gables,” with an
ornamented centered front porch and 1/1 double-hung windows, on a raised foundation. Following
a City-wide survey that included the East Railroad neighborhood, the property was designated as
a Contributing List Resource as part of a group of 25 properties added to the Historic Resources
Inventory in 2007.2 Permitting history for the property shows no record of addition or significant
modifications to the structure, apart from “Asbestos Siding” in 1949.
A Property History was prepared for the applicant by Betsey Bertrando (Attachment 2). This
document discusses the historical context around the building’s period of significance, and,
beginning with Allen and Lucy Haskin at the turn of the 20th Century, traces its owners and
occupants through to the Del Rio family, who recently sold the property. It also describes the
character-defining features of the building as observed from field investigation. The Property
1 Community Development Department historic property record (“yellow file”) for 2006 Swazey.
2 Council Resolution 9875, adopted February 20, 2007
Meeting Date: June 28, 2021
Item Number: 5
Item No. 1
Figure 1: Subject Property
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History concludes (pg. 12) that new construction
should reflect the original design, notes the
importance of preserving remaining original
materials and decorative elements where possible,
and identifies several remaining character defining
features:
▪ Roof line
▪ Porch placement
▪ Window placement
3.0 FOCUS OF REVIEW
New construction, additions, or alterations on historically listed properties are subject to review
by the Cultural Heritage Committee,3 who will make a recommendation to the Community
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, and its consistency with applicable historical preservation standards.
4.0 PROPOSED WORK
4.1 Rehabilitation of the Existing Dwelling
Foundation: As discussed in the applicant’s Project Description (Attachment 3) and depicted in
project plans (see Attachment 4), the applicant proposes to remove the existing substructure under
the house, install a concrete perimeter stem wall, and lower the house back down onto a new
foundation. Provision of adequate crawlspace and separation of wood materials from grade, to
avoid wood rot, will require that the building be set back in a position about 10 inches higher than
its current condition. The existing horizontal wood skirting below the floor level will be replaced
with vertically oriented wood board-and-batten.
3 Historic Preservation Ordinance § 14.01.030 (C)
Figure 2: 2006 Swazey
Figure 3: North (Jennifer St.) Elevation; New Addition at left
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Wood Features. Existing wood siding, corner trim, and window trim are to be retained or, where
necessary due to deterioration, repaired, or replaced with with features matching in design and
texture (Project Description pp. 3-4). The wood siding of the south wall of the dwelling has been
covered with fiber-cement board, which will be removed to allow assesment of the condition of
the original siding, and its repair or replacement, as appropriate.
Windows. Most of the original windows are described as wood frame, “1/1 double-hung style,”
but having been replaced over time with vinyl insets, although the original framing remains intact.
Proposed renovation work includes replacement of all windows in the same openings with
fiberglass single-hung windows matching the form, appearance, and character of original windows
(Project Description, pg. 6).
Removal of Existing Addition. A small (±150 sq. ft.) addition is present at the rear (east) elevation
of the building, with a roofline, siding dimension, and window form and trim that differs from that
of the main house, suggesting that although the addition’s date of construction is unknown it does
not appear to be related to the original construction (Project Description pg. 5). This portion will
be removed, in preparation for a new addition to the back of the house.
Porch. Finally, the front porch will be reoriented so that the stairs will descend to the right side,
toward Jennifer Street, rather than straight down from the front of the house. This is described by
the applicant as necessary to address a significant stairway rise that would otherwise be made
necessary by the installation of additional frontage improvements, including a sidewalk and short
retaining wall, along Swazey Street (Project Description pg. 8). The stairs and railing are not
considered to be original (Project History, pg. 10), and will be reconstructed in a similar design,
but the porch columns, brackets, beam, and roof are retained and preserved (Project Description
pg. 9).
4.2 New Addition
Once the existing small addition at the rear of the existing house is removed, a new addition
providing two additional bedrooms to the dwelling will be constructed, separated from the east
elevation of the house by a short hallway, giving a four-foot separation between the masses of the
two structures (Project Description pg. 9). The addition is to be sheathed in cement board siding,
horizontally oriented, with wood trim. Window patterns include 1/1 single-hung window forms to
“tie in” to the existing window pattern, but also incorporates casement and vertical sliding door
forms which differentiate the addition’s window pattern from that of the original building.
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.4 Selected applicable
guidelines, standards, and recommendations from these documents are outlined below.
4 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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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 and is
connected to the existing dwelling by a four-foot-long single-story hallway to provide visual
separation from the historic building. The addition is a single story in height and adds a modest
770 square feet of floor space to the dwelling. The horizontal composite siding, composition
shingle roof material, and window forms and pattern exhibit a conventional residential form and
character that is compatible with the existing building, itself sheathed in horizontal wood siding,
composition shingle roofing, and square and vertically-oriented rectangular windows.
Windows and Porch: As depicted in plans and described in the applicant’s Project Description,
existing vinyl and aluminum windows are to be replaced with windows of a fiberglass material
that will exhibit a character more consistent with the style and appearance of original wood
windows. New windows will be installed in the existing openings, and the characteristic wood trim
will be retained. It is noted, however, that plans submitted with this application provide minimal
detail about the proposed replacement windows apart from their general form and material.
Siding: Also described in the Project Description is the retention of the existing siding. The
Property History describes the overall appearance and condition of the property as poor, but no
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specific evaluation of the condition of the original siding is provided. Staff notes that while the
siding does not appear to exhibit obvious deterioration beyond repair, closer evaluation of the
condition of wood features, including the siding, could uncover the need for repair or replacement
of damaged or deteriorating wood features. The treatment of the wood elements, with a suggested
condition of approval to ensure proposed work is carried out consistent with relevant guidelines,
is 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.
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 rehabilitation5 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
5 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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As discussed earlier in this report, the proposed addition to the historic dwelling on this property
has been situated behind the existing dwelling, and is of a height, scale, size, and massing
consistent with that of the existing building. Visual separation between the house and addition is
provided by a short connecting hallway, preserving the physical integrity and architectural and
historical character of the primary dwelling. Furthermore, removal of a non-historical addition
from the original house restores its characteristic square form.
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 existing siding will be retained where
feasible, including the possibility of uncovering original wood siding beneath a later cement board
covering on the south building elevation.
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 wood
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.
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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
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.
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, which are not themselves original to
the building. In order to encourage appropriate replacement window forms and materials, the
Committee should consider recommending a condition of approval to ensure that a sufficiently
detailed window schedule should be required in final plans, describing the form, method of
operation, materials, and appearance of replacement windows, sufficient to demonstrate the
consistency of replacements with relevant 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
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
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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 porch railings and stairs, which are not considered original to the
building, but retention of the porch columns, decorative brackets, roof beam, and roof covering.
In order to encourage the retention and preservation of distinctive entry and porch elements, 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
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, while
achieving differentiation between them by
separation (a hallway acting as a “hyphen”) and
use of more contemporary window forms for the
addition. Plans and the Project Description
describe the retention of important character-defining features of the original home, including
distinctive rooflines, (restored) rectangular plan and axial symmetry, wood siding and trim, wood
porch columns, brackets, and roof covering. Replacement windows have been selected to exhibit
a form and quality of materials more consistent with original window features than the existing
vinyl and aluminum windows.
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.
Figure 4: West (Front) Elevation, showing porch
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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. Architectural Worksheet
2. Property History (Bertrando)
3. Project Description
4. Project Plans
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2006 Swazey - Project Description
Rehabilitation / Addition to a Contributing Residence
The proposed project is a 769 square foot (SF) addition to an existing 843 SF single story
residence, c.1890. As part of the project, a 150 SF irregular addition is proposed to be
removed. The use will remain as a single level, single family residence. The work will be
completed under the Rehabilitation section of the Secretary of the Interior’s Standards for the
Treatment of Historic Properties with associated Guidelines (SOI Guidelines).
A site history prepared by Betsy Bertrando describes the house as the Allen Simpson House,
constructed as a rectangular form with a double gable toward Swazey Street (formerly Osos
St). The full report is a part of this project application.
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SOI Standards and Guidelines
The Secretary of the Interior’s Standards for Rehabilitation are listed here.
This project proposes to meet these Standards as follows:
1. The property will remain as a single family residence, as originally constructed.
2. The historic character of the original structure will be preserved, including the character
defining roof form, overall mass and shape, front porch location and axial symmetry.
3. The completed project will be an accurate representation of its time, with all elements
preserved or included in this proposal having been found on the site (exterior wood siding
and trim, porch brackets and railing for example).
4. Beyond the original rectangular structure, the additive shed has not acquired its own
historic significance, and is therefore proposed for removal.
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5. Materials, finishes, methods, etc. are non-distinctive and in fact common during the
period of significance. Care will be taken to preserve or replace in kind with like materials
and techniques, particularly with wood siding and trims on the original structure.
6. Deteriorated features will be repaired. Where features are severely damaged or rotted
(some wood siding, trims, and front porch flooring), replacement features will match in
design, and texture. The exterior color will be white, traditional of the period and as
noted in historic photographs of the building.
7. Chemical treatments will the gentlest possible. It is expected that lead paint abatement
will be required on the exterior wood surfaces.
8. Archeologic resources are not expected but if found, will be treated per standard City
ordinances.
9. The proposed addition will be both differential and deferential to the original structure. It
will be separated both vertically and horizontally, with a spatial ‘hyphen’ (SOI page 157).
All connections occur under the existing roof overhang.
10. The original walls, floor and roof of the historic structure is proposed to remain. Note that
in areas of the addition, new walls are adjacent to the historic walls that remain in place.
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Overall Condition
While the original form is intact, the Bertrando report notes “…the overall appearance and
condition of the property is poor…”. Bertrando goes on to identify the wooden steps and
railing as ‘not original’.
In terms of character defining features, Bertrando notes they “…remain on the exterior front
and sides. In particular, the roof line, porch, and window placement…”. This architect also
recognizes the axial symmetry of the plan form and the decorative bracketing at the porch.
With this proposal, the low slope porch roof, the porch beam brackets and the wood column
set remain, as does the window and door axial symmetry.
While the local historic preservation guidelines require 75% of the original building
framework, roof, and exterior bearing walls and cladding to remain, it is expected that this
proposal will retain closer to 90%-95% of those items.
Character defining features to be retained include the roof line, building form, wood siding
and corner trim, window patterning and operation, window trim package, porch brackets and
columns, axial symmetry, and front porch (albeit enlarged).
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Removal of the Rear Addition
To the rear of the house, at the northeast corner, a 150 sf addition has been constructed.
While old, the Bertrando report does not provide a date of this addition. The roof line is
different, the exterior siding is different, and the floor levels are uneven. Perhaps this was an
enclosure added at the time interior plumbing was added, but it has little resemblance to the
original structure. This architect assumes it was an addition of convenience, cobbled
together to add size and comfort to the small original house. This project proposes to remove
this non-historical addition as a way of clarifying the original rectangular form, as
recommended by the SOI Guidelines (p. 142).
Note that this rear addition has at least three different types of siding, three different window
types, and three different window trim kits.
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South Wall
The south facing wall of the historic residence is faced with a modern horizontal cement
board product. It is likely covering the original siding that has been sun beaten for 130 years
though that is unclear. Care will be taken to remove the cement board covering, to assess
the existing siding if any, and to repair or replace per the SOI Guidelines.
Openings
The original historic windows were wood frame, 1/1 proportion, and likely double hung in
operation. Most have been infilled with inferior vinyl or aluminum replacements. This project
proposes to replace all the windows in the same openings with fiberglass single hung
windows that closely match the original windows of the period, as allowed under SOI p.106.
Fiberglass frames provide a close match to wood
profiles with lower maintenance. These have been
used on historic homes throughout the City with
great results.
Fiberglass windows at the new addition area will
match the frame and trim packages, yet differ in
operation, primarily using casement and awning
windows and an accordion door.
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Foundation
The existing foundation is practically non-existent. Redwood joisting is supported on beams
and posts that bear directly into dirt, or rest on a wood plate buried in dirt. Neither
appropriate bracing nor lateral force resisting elements are in place.
This proposal will require the jacking up of the floor system, removal of the existing
substructure, installation of a concrete perimeter stem wall, and the lowering of the house
down to the new foundation. In the process, the horizontal skirting boards will be removed
and discarded.
Due to the slope of the lot, the rear portion of the home is buried below the existing grade and
lacks adequate crawlspace clearance. Current code requires the wood to be no less than 8”
out of grade and requires an 18” minimum high crawlspace. This proposal will place the
structure back down on a foundation that is 10” higher than the current condition to remedy
these defects.
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Exterior elevations and Front Stair
With the removal of the skirting boards listed above, the area between the floor and the curb
will be re-sided with wood board and batt below the water table. This is a traditional
replacement finish where larger flat planks can no longer be obtained. The non-historic entry
stair will be removed as will the non-historic porch railing.
The Public Works department requires the installation of a sidewalk and retaining wall along
Swazey Streets. With this new sidewalk and wall, a 9’ high stairway from the Swazey
sidewalk to the front porch would be required. To alleviate this drastic rise, the entry stair has
been rotated to Jennifer Street where the grade is higher. This proposal increases the size of
the front porch for added function and importance, and replicates the existing porch railing.
This porch change is allowed under the Guidelines, p.157, due to the deterioration of the
existing porch.
The deck extension will require discretionary approval as a part of the public hearing and
Director Action. The existing structure and deck currently do not meet the setback standard,
and this proposal amplifies that non-conformity, but with a more desirable appearance.
The new railing will meet the building code required height and will be based on pattern of the
sawn planks found on site.
The new addition portions of the project will be clad in cement board horizontal siding to
differentiate new versus old portions of the building.
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Hyphen
As recommended by the SOI Guidelines p.157, the addition to the historic structure should be
both differential and deferential. This project proposes a simple ‘hyphen’ of space,
connecting the new and old. The hyphen space is offset vertically and laterally from the
historic building. Additionally, the existing walls of the historic structure will be preserved in
place as noted in SOI guidelines.
Conclusion
As designed, this project meets the intent and letter of the local historic ordinance and
guidelines, as well as the Standards and Guidelines established by the Secretary of the
Interior. I anticipate that the rehabilitation methods described above will give this old home a
new life, and that the new owners will appreciate their work to rehabilitate the Allen Simpson
House on Swazey Street.
Thank you,
Greg Wynn
Architect
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▪Roof Line
▪Porch
▪Window Placement
Important to Preserve Remaining
Original Materials and Decorative
Elements
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.
Secretary of Interior’s Standards (Rehabilitation)
Evaluation and Treatment of Wood Features. The applicant shall evaluate the
overall physical condition of all character-defining wood features, including the
siding, trim, and decorative detailing. Final plans for the project shall clearly
identify, describe, and depict the nature and extent of any proposed repair or
replacement, where the physical condition of character-defining materials and
features warrant such work. Where repair or replacement is proposed, final
plans shall be supplemented with evidence describing and documenting the
justification for the proposed work, consistent with the Secretary of the
Interior’s Standards for the Treatment of Historic Properties, to the satisfaction
of the Community Development Director.
Suggested Condition of Approval (Wood Features)
Evaluation and Preservation of Window Features. The applicant shall evaluate the
overall condition of all of the character-defining window features. Final plans for the
project shall clearly note window features to be preserved. The nature and extent of
any proposed repair or replacement of window features shall be clearly described and
depicted in plans, where the physical condition of the features warrant such work.
Where repair or replacement of window features is proposed, final plans shall be
supplemented with evidence describing and documenting the justification for the
proposed work, consistent with the Secretary of the Interior’s Standards for the
Treatment of Historic Properties, to the satisfaction of the Community Development
Director. 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 the building’s characteristic window pattern and their
appropriateness as replacement windows.
Suggested Condition of Approval (Windows)
Evaluation and Preservation of Entrance and Porch Features . The applicant shall
evaluate the overall condition of all of the dwelling’s entrance and porch features.
Final plans for the project shall clearly describe and depict the nature and extent of
any proposed repair and replacement, where the physical condition of character-
defining entry and porch features warrant such work. Where repair or replacement of
such features is proposed, final plans shall be supplemented with evidence describing
and documenting the justification for the proposed work, consistent with the Secretary
of the Interior’s Standards for the Treatment of Historic Properties, to the satisfaction
of the Community Development Director. Particular attention shall be given to
preservation of the material, configuration, and design of the porch columns,
decorative brackets, roof beam, and roof covering. Final plans submitted for
construction permits to complete this project shall clearly depict these retained
features.
Suggested Condition of Approval (Entrance, Porch)
P roposed addition placed behind the existing dwelling, differentiated by
separation (hallway as “hyphen”)
Addition exhibits rectangular form and employs conventional residential
building materials
Scale, massing, and detailing appropriate in relation to that of the existing
building
Proposed replacement windows exhibit form and quality of materials more
consistent with original window features
Important character-defining features retained:
▪distinctive rooflines,
▪(restored) rectangular plan and axial symmetry,
▪wood siding and trim,
▪wood porch columns, brackets, and roof covering
Summary of Project Design Elements
ARCH-0148-2021 (2006 Swazey)
Rehabilitation of, and addition to, a single-family dwelling
(Contributing List Resource)
Placement of addition behind existing dwelling, differentiation (separation)
Rectangular form, conventional residential building materials
Appropriate scale, massing, and detailing (in relation to existing building)
Form and quality of replacement windows
Retention of important character -defining features:
▪distinctive rooflines,
▪(restored) rectangular plan and axial symmetry,
▪wood siding and trim,
▪wood porch columns, brackets, and roof covering
Alternative Actions:
▪Continue consideration of the request with direction on pertinent issues
Secretary of Interior’s Standards (Rehabilitation)
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 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.
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."
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 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."
Secretary of Interior’s Standards (Rehabilitation)