HomeMy WebLinkAboutItem 4b. 1700 Osos (ARCH-0145-2021)
CULTURAL HERITAGE COMMITTEE AGENDA REPORT
SUBJECT: REVIEW OF THE REPAIR AND RENOVATION OF THE ALLEN HOUSE
(MASTER LIST HISTORIC RESOURCE), INCLUDING REPLACEMENT OF WINDOW S;
INSTALLATION OF SKYLIGHTS WITHIN THE BUILDING ROOF; AND REMOVAL OF
A ROOF CANOPY AT THE REAR OF THE BUILDING, AND ITS REPLACEMENT WIT
PROJECT ADDRESS: 1700 Osos St. BY: Walter Oetzell, Assistant Planner
Phone Number: 781-7593
Email: woetzell@slocity.org
FILE NUMBER: ARCH-0145-2021 FROM: Brian Leveille, Senior Planner
RECOMMENDATION
Recommend that the Community
Development Director find the proposed work
to be consistent with the City’s Historical
Preservation Ordinance, with incorporation of
suggested conditions of approval and any
other conditions of approval necessary to
ensure such consistency.
1.0 BACKGROUND
The applicant proposes to rehabilitate the
dwelling at 1700 Osos Street, the Allen
House, a Master List Resource in the City’s
Inventory of Historic Resources, as described
in the applicant’s Project Description
(Attachment A).
2.0 DISCUSSION
The subject site is a residential property at the southeast corner of Leff and Santa Barbara
Streets (see Figure 1) at the southern edge of the Old Town Historic District. It is within
in a Medium High Density Residential (R-3-H) Zone characterized by a mix of commercial
buildings, multi-family dwellings, and single-family dwellings, including many larger
homes of considerable historical character within both the Old Town and Railroad Historic
Districts.
Meeting Date 9/27/2021
Item Number: 4b
Time Estimate: 45 Minutes
Figure 1: Subject Property
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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
The property is developed with a two -story
dwelling, estimated to have been built around
1900, of an architectural style described in the
City’s Architectural Worksheet for the property
(Attachment B)1 as “Railroad Vernacular with
Neo-Classical influence” or “California
Renaissance.” Among the building elements
described are its medium-sloped belled hip
roof, boxed soffit, continuous smooth frieze
band, centered dormer with four 20-pane
windows (visible only on rear elevation, of
which three are extant), center recessed porch
with straight-top arch (remnant of a larger
corner porch subsequently enclosed, see
Figure 2), rows of large double-hung windows on each floor, with wide flat trim and
bracketed lug sills, and clapboard siding and stone base.
At times called “The Foundation House,” the property was included as a Master List
Resource in the City’s Inventory of Historic Resources in 19832 as the Allen House,
presumably named for Nelson D. Allen, a fireman for the Southern Pacific Railroad , who
lived here with his wife, Montez, in 1914 (see Attachment B). It has seen use as a
boarding house, rooming house, and fraternity, experiencing cycles of dilapidation and
renovation throughout its history, including fire damage in the recent past. Permitting
history for the property, however, shows no record of addition or significant external
modifications to the structure, apart from “Remodel Porch,” “Repair Porch,” and “Repair
Fire Damage, Add Fire Escape” in the 1970s.
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 external
changes and modifications to the existing building, and the consistency of the work with
applicable historical preservation standards.
4.0 PROPOSED WORK
Windows. Floor plans and building elevation drawings in project plans (A ttachment C)
depict replacement of most of the existing double-hung wood windows “to be replaced for
like, window frames to be solid wood with aluminum clad exterior.” New windows will be
black in color, and windows that are not replaced will be painted to match the new window
color.
1 Community Development Department historic property record (“yellow file”) for 1700 Osos.
2 Council Resolution 5197, adopted August 16, 1983
3 Historic Preservation Ordinance § 14.01.030 (C)
Figure 2: 1700 Osos (1904)
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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
A Window Schedule has been provided with plans, describing existing and replacement
windows (see Attachment C, Sheet A5.1). Of note is the retention of the surviving
distinctive “20-pane” windows on the rear dormer (Windows 304 A, B, C). The dimension
of window openings and the existing decorative trim are depicted and described as
unaltered, apart from painting of the trim in an “Alabaster” color.
Patio Cover and Deck. At the rear elevation, a patio covering is proposed to be removed,
to be replaced by a new second-level concrete deck structure with metal guardrails that
will also provide a ground-level covered patio area (see Figure 3).
Stairways and Fire Escape. The front porch and
stairway are maintained in their current configuration.
At the rear of the building, the existing fire escape, from
the attic level, will be retained but repaired and
refurbished to meet current safety codes to serve as
emergency egress (see Sheet A3.3 of Plans,
Attachment C).
A small stairway on the north elevation (Leff Street,
see Figure 4) will be replaced by a small rebuilt
stairway with landing. On the other side of the building,
on the south elevation, the second -floor stairway,
largely out of view from the public right-of-way, will be
rebuilt in an improved configuration. The new stairway has a less steep pitch and provides
additional egress at a landing in front of a first-floor window (see Detail 54 on Sheet A3.3
in Project Plans, Attachment C).
Roof and Skylights. Drawings depict three existing skylights in the roof of the building, to
be removed and replaced with three new skylights large enough to serve as emergency
egress (see Sheets A2.04 and A2.20 of Plans, Attachment C). A more detailed depiction
of the skylights on Sheet A4.1 of plans show low-profile openings centered over attic
spaces which have been proposed to be converted into bedrooms. They are described
as “Velux” material, dark grey in color to harmonize with the windows. A more detailed
explanation provided by the applicant about the selection and design of skylights t o
minimize impact to the character of the building is provided in Attachment D.
Figure 3: Patio cover to be demolished (left); replacement deck (right)
Figure 4: Leff St. Stairs
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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
Other Work. In addition to the above-described work, the applicant intends to repair and
renovate the interior of the building, which has been subjected to significant wear a nd
tear. The floor plan will remain largely unaltered, apart from the creation of an Accessory
Dwelling Unit within a portion of the first floor and potential conversion of two attic spaces
into bedrooms (see Sheets A2.11, .12, & .13 in Plans, Attachment C). Plumbing,
electrical, and other utility repairs and upgrades will be made, which are not expected to
impact the exterior appearance of the building, except where it may be improved by
removal of external piping and conduit from building walls. A small (16 sq. ft.) “pop-out”
will be added to the south elevation to accommodate fire riser equipment. And finally, the
dilapidated small garage at the north side of the property will be refurbished with new
fiber-cement board siding and trim, and new composition shingle roofing. The wood siding
and trim of the Allen House, however, will not be altered, but will be given a fresh coat of
paint, “Alabaster” in color.
5.0 DISCUSSION ITEMS
Guidance is provided mainly in the City’s Historic Preservation Program Guidelines, which
support the Historic Preservation Ordinance (SLOMC Ch. 14.01) in implementing General
Plan policies for the protection of historical resources, and in 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.
5.1 Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 3.4.1 (f)
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.
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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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
Discussion: The proposed deck, rebuilt stairways, and “fire riser pop-out” are sited and
designed in a manner intended to preserve the integrity and historical character of the
building. The deck is placed at the rear elevation and is limited to a single story in height,
with deck and guardrail above, in replacement of an existing patio cover. The concrete
deck and stairway materials and metal guardrails are compatible in appearance with the
building’s wood siding and trim materials, and the deck and stairways are well-integrated
into the building form. The new “pop-out” is on the least visible elevation of the building.
Windows and Porch: As depicted and described in the Window Schedule supplied by the
applicant, existing windows in deteriorated condition are to be replaced “for like” with
windows composed of wood frames and durable aluminum clad exterior material, double-
hung in form and operation, without altering the window trim or the size of window
openings. The three surviving “20-pane” windows in the rear dormer are shown to be
retained. The front porch configuration and characteristic arch, a surviving remnant of a
more extensive original corner porch design, is left unaltered.
Siding: The horizontal wood siding of the building is unaltered, apart from a new opening
on the rear elevation to provide access to the new rear deck. St aff 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 fea tures. 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.
Page 97 of 131
Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
Discussion: The Secretary of Interior’s Standards provide guidance on rehabilitation 5 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-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 which negatively impacts
the building’s historic character.
As discussed earlier in this report, the proposed new deck is on the lower level of the rear
building elevation, integrated with the building form and composed of compatible
materials, so as to avoid negative impacts to the building’s historic character.
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.
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.
Also mentioned earlier in this report, plans indicate that existing siding will be unaltered,
and replacement of siding on the small accessory garage does not impair the historical
character of the primary dwelling or the property as a whole. In order to avoid changes to
wood features that are important to the primary building’s character, the Committee
should consider recommending a condition of architectural review approval to require that
any changes to final plans which propose repair or replacement of the primary building’s
wood features as being necessary be justified by sufficient evidence of deteri oration or
damage warranting such work, to the satisfaction of the Director or Cultural Heritage
Committee, as appropriate.
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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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
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."
Standards allow flexibility for window replacements where deterioration precludes repair
of existing windows, and plans indicate many existing windows “to be replaced for like.”
The Window Schedule in plans describes the condition of existing windows (good, fair,
poor), indicating replacement of windows that are not in good condition. Replacements
are largely with “clad” windows of wood materials in the interior but more durable
aluminum material on the exterior. While manufacturer information suggests that the
intended replacement windows are generally of a suitably high quality, the aluminum
exterior material represents a substitute material and design which may have
characteristics that affect the finish, profile, dimension and de tails in a manner leading to
subtle mismatch in appearance with original windows. The Commission should consider
whether the clad aluminum window design is a suitable substitute, or whether a wood
material matching original materials is desirable for replacement windows, to achieve
closer consistency with these Guidelines.
In order to ensure appropriate replacement window forms and materials the Committee
should also consider recommending a condition of approval requiring that, in addition to
the window schedule, sufficient documentation of the condition of windows to be replaced
and of proposed window replacements accompany final plans. Such documentation
should include clear photographs of existing windows, of sufficient quality to depict the
range of conditions of the windows, and representative drawings of existing and
replacement windows describing the form, method of operation, materials, and
appearance of replacement windows (including muntins, mullions, other window
components).
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Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
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.
Plans also depict retention of the front porch in its current configuration, including
retention of the surviving flat arch element above the entry. In order to ensure the retention
and preservation of distinctive entry and porch elements, the Committee should consider
recommending a condition of approval requiring that these remaining features be
preserved. Any proposed replacement of the building’s front porch features would have
to be justified by sufficient evidence of deterioration or damage warranting such work, to
the satisfaction of the Community Development Director or Cultural Heritage Committee,
as appropriate.
Code-Required Work (Stairways, Fire Escapes)
Recommended Not Recommended
Adding a new stairway or elevator to meet life-
safety code requirements in a manner that
preserves adjacent character-defining
features and spaces.
Altering, damaging, or destroying character-
defining spaces, features, or finishes when
adding a new code-required stairway or
elevator.
Using existing openings on secondary or less-
visible elevations or, if necessary, creating
new openings on secondary or less-visible
elevations to accommodate second egress
requirements.
Using a primary or other highly-visible
elevation to accommodate second egress
requirements without investigating other
options or locations.
Work proposed in plans includes modification of an existing stairway on the south
elevation, provision of a new second-floor exit from the new rear deck, and refurbishment
of the existing attic fire escape to improve emergency egress provisions from the building,
necessary features given the unusually high bedroom count and potential occupancy of
the building. These are minor alterations to existing features, except for the new deck
stairway, which is limited to a secondary (rear) elevation and does not damage or destroy
any character defining feature of the building.
6.0 SUMMARY
Page 100 of 131
Item 4b
ARCH-0145-2021 (1700 Osos)
Cultural Heritage Committee Report – September 27, 2021
The applicant has placed the
proposed new deck at the rear
elevation of the building, which
reduces its visibility and impact,
and has limited remaining
exterior modifications to minor
alterations of an existing
stairway, refurbishment of an
existing fire escape, and
replacement of windows “for
like” with purposely selected
wood clad replacement
windows. The characteristic
wood siding and trim of the building and its surviving porch features are preserved
unaltered, with remaining work limited to interior renovations.
Based on the evaluation provided in this report, staff suggests that the Committee
specifically consider the suitability of the window replacements and of the new deck, as
described above in this report, following the guidelines supporting the Secretary of the
Interior’s Standards for the Treatment of Historic Properties, and provide appropriate
conditions for final action on the a rchitectural review application to ensure that the
character-defining features of the historic building are retained and preserved and, where
repair or replacement may be deemed necessary, that such work is based on sufficient
justification and evidence, and carried out consistent with those Standards and
guidelines.
7.0 ACTION ALTERNATIVES
Continue review to another date with direction to staff and applicant.
Recommend that the Community Development Director find that the proposed work
is not consistent with the City’s Historical Preservation Ordinance, providing specific
findings regarding inconsistency with the City’s Historic Preservation Ordinance,
Historic Preservation Program Guidelines, or Secretary of Interior’s Standards.
8.0 ATTACHMENTS
A. Applicant’s Project Description (1700 Osos)
B. Architectural Worksheet (1700 Osos; Allen House)
C. Project Plans (ARCH-0145-2021)
D. Skylight Details
Figure 5: Rendering, front (Santa Barbara St.) elevation
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Page 102 of 131
ANDREW GOODWIN DESIGNS
DESIGN | ARCHITECTURE | PLANNING
August 17, 2021
City of San Luis Obispo Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Phone: (805) 781-7170
RE: Minor Use Application for Exterior Retrofit
1700 Osos Street, San Luis Obispo, CA 93401
Allen House Retrofit
We are submi ng plans and this applica on for a Minor Use Permit to be reviewed for work on a
historic home at 1700 Osos Street - the Allen House. This applica on would allow for the owners of the
exis ng home to maintain the property as a single family residence and retrofit the exterior and por ons
of the property. The property in ques on is a large single family residence that was previously a boarding
house. The applica on IS NOT FOR A BOARDING HOUSE. It is to be reviewed by the Cultural Heritage
Commi ee upon direc on of the planning department (Kyle Bell).
The Scope of work includes the following:
●Repair The Allen House at 1700 Osos Street. The exterior scope of work is to rehabilitate The
Allen House, a house listed on the San Luis Obispo master list of historic resources. Exterior work
is to include replacing select windows, replacing the roofing, removing the exis ng roof canopy
over the back deck and replacing with a raised occupiable deck, removing and replacing exis ng
skylights, removing and replacing stairs that do not meet current code standards, removing and
replacing the current non-conforming fire escape landing and ladder, repain ng the home, and
repairing the dilapidated garage.
●The interior scope of work includes the removal and replacement of all broken and old plumbing
fixtures, cabinets, electrical fixtures, and unused u lity pipes such as gas pipes. All exis ng u lity
lines that are being abandoned or fixed will be capped for a future permit.
●All domes c hot and cold water lines will be removed and replaced with new lines. An exis ng
hot water heater will be removed and replaced with an instant hot water heater.
●All electrical to be upgraded to meet current code. The exis ng electrical panel will be replaced
with a new 400 amp panel. PG&E applica on to be submi ed.
●Some damaged interior plaster and paneling is to be replaced with new gyp board walls. New
paint to be included.
●An exterior shed on the north side of the building will be repaired due to poten al dangerous
condi ons.
2050 Parker Street, San Luis Obispo, CA 93401 – (P) 805.439.1611 – (E) andrew@andrewgoodwin.us
Page 103 of 131
●A two-bedroom 834 SF ADU will be designated within the exis ng building envelope on the
southwest side of the first floor. This ADU is to include two bedrooms, one office, one full
bathroom, one half bathroom, a kitchen and a living room.
We request that the CHC approve this retrofit at 1700 Osos Street, and that the owner be allowed to
proceed to building permit applica on
Sincerely,
Andrew Goodwin, AIA, LEED AP
Architect
Andrew Goodwin Designs
2050 Parker Street, San Luis Obispo, CA 93401 – (P) 805.439.1611 – (E) andrew@andrewgoodwin.us
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83836)0(&+$1,&$/6)%('52206)%('5220 6)+$//:$<6)',1,1*52206).,7&+(16)%$7+52220 6).,7&+(1 6)/,9,1*52206)%$7+5220 6)&29(5('3$7,26)(175<6)*$5$*(8383836)%$7+5220$6)/,9,1*5220 6))2<(56)2)),&( 6)%('5220$%&'(
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836)%('5220 6)%('52206)%('52206)%('52206)%('52206)%('52206)%('52206)%('52206)%$7+5220 6))851$&(5220 6)+$//:$<'1'1522)(;,67,1*522)72%('(02/,6+('(;,67,1*522)72%('(02/,6+('522)$%&'(
/(*(1'(;,67,1*:$//'225:,1'2:25522)72%('(02/,6+(' :,1'2:72%(5(3/$&('/,.()25/,.(6((:,1'2:6&+('8/((;+,%,7$ 3/$67(572%(5(029(',17+,6/2&$7,21 20,7 ( 67$,5672%('(02/,6+(' 20,7 ( 6.</,*+7672%(5(029(' 5(029($//81(&(66$5<*$6/,1(6 5(029($//'$0$*('&$%,1(75<6,1.$1'),;785(65(3/$&(:,7+1(::25.,1*,7(06 5(029(81(&(66$5<$1'%227/(**('3/80%,1*$1'(/(&75,&$/,7(06 5(029($1'5(3/$&(+$1'5$,/720$.(,76$)(6(&85($1'8372&2'( 5(029($1'5(3/$&(:,7+1(:)81&7,21,1*,7(06 6+('72%(5(029('$1'5(3/$&(':,7+$6$)($1'6(&85(21( 83*5$'((/(&75,&6(59,&(72$036 5(&211(&7(;,67,1*3/80%,1*,12/'%$7+5220$''&(,/,1*)$1$1'(;+$867722876,'(5(029(121&21)250,1*%22.6+(/) 5()5$0($1'5(&/26(:$// 5(029(&$%,1(76$1'5(3/$&($//'$0$*('$1'121)81&7,21,1*,7(065(3/$&(:,7+1(:&$%,1(76 5(029(2/'9$1,7<2/'/,12/(807,/(678%$1'2/'3/$67(5,163(&7$1'5(3/$&(68%)/225,1*,)1(('('5(7$,178%5(3/$&(5(67:,7+1(: 5(029$/2)(;,67,1*:$7(5+($7(572%(5(3/$&('%<7$1./(66:$7(5+($7(5$1'02817('216,'(2)+286(1(;772),5((6&$3(/$''(5a727+(5,*+72)7+(/$''(5:$7(5+($7(5(1&/2685(72%(&216758&7('72&855(17)5$0,1*&2'($1'86('72(1&/26(7+(:$6+(5$1''5<(5:+,&+86('72%(/2&$7('287'2256217+(&29(5('3$7,2$5($7+(6758&785(:,//86((;,67,1**$6:$7(5$1''5$,16 5(029(.,7&+(1,6/$1'$1'5(3/$&(:,7+1(:,6/$1' 5(029(121/2$'%($5,1*:$// 5(029($1'5(3/$&(',/$3,'$7('6+('$1'5(%8,/'720$.(6$)($1'6(&85( 5(029($1'5(3/$&($//3/80%,1*%5,1*,1*,78372&2'( 029('22528772(;3$1'%$7+5220 5(029(121/2$'%($5,1*:$//72(;3$1'%$7+5220 5(029((;,67,1*,123(5$%/()/22502817('5$',$17+($7(565()5$0()/225,1*$1'&29(5:,7+3/<:22' 5(3$,5(;,67,1**$5$*(5(029($1'5(3/$&('$0$*('*$5$*(6,',1*(;,67,1*121&21)250,1*)5$0,1*522)$1'',/$3,'$7('*$5$*('225.(<127(6 6((.(<127()25(;7(172)'$0$*('3/$67(5&2175$&7257286(',6&5(7,21:+(1,'(17,)<,1*$1'5(029,1*'$0$*('3/$67(5$5&+,7(&772%(127,),('2)$1</2&$7,216%(<21'7+26('(127('213/$16*(1(5$/127(6127)25&216758&7,21352-(&76+((77,7/(6+((7180%(5352-(&70$1$*(5 7(&+1,&,$1 '$7( -2%180%(5 6($/&/,(177KHVHGUDZLQJVDUHLQVWUXPHQWVRIVHUYLFHDQGDUHWKHSURSHUW\RI$QGUHZ*RRGZLQ'HVLJQV,QF7KHLQIRUPDWLRQUHSUHVHQWHGRQWKHVHGUDZLQJVDUHH[FOXVLYHO\IRUWKHSURMHFWLQGLFDWHGDQGVKDOOQRWEHWUDQVIHUUHGRURWKHUZLVHUHSURGXFHGZLWKRXWH[SUHVVZULWWHQSHUPLVVLRQRI$QGUHZ*RRGZLQ&RS\ULJKW$1'5(:*22':,1'(6,*163$5.(5676$1/8,62%,632&$ W ZZZDQGUHZJRRGZLQXVDUFKLWHFW DQGUHZJRRGZLQDLDDQGUHZ#DQGUHZJRRGZLQXV$1*%$&*'(023/$1/(9(/2626675((7+2/',1*//&$//(1+286(5(752),72626676$1/8,62%,632&$ $31 .$5/B/((#<$+22&20%/8(%211(7/181,76&27769$//(<&$ 1/4" = 1'-0"54LEVEL 2 - DEMO PLAN13LEGEND - DEMO PLAN12KEYNOTES - DEMO PLAN5(9,6,2165(9 5(9'$7( 5(9'(6&5,37,2111GENERAL NOTES - DEMO PLANSPage 112 of 131
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Additional Information on Roof Window
Proposal for Application ARCH-0145-2021
(1700 Osos)
Dear Walter,
I am writing this letter to you with the intent to provide more supporting information and boost my
chances of having these roof windows approved by the CHC and the SLO City Planning Department.
Adding these units to the roof and discarding the existing ones is a high priority for me on this project
and I will support my case below on how this will benefit all. I have done a fair amount of research and
information gathering that all point to benefits in aesthetics, safety and health, and consistency with SOI
standards.
The proposed product is the roof window manufactured by Velux USA, model number GPU MK06 and
here is quick overview of the product:
Page 127 of 131
• Exterior color: Dark grey (standard and one choice)
• Interior color: White (standard)
• Materials: Aluminum clad exterior surrounding a wood (pine) frame
• Opening dimensions: 31 1/4” x 46 7/8” (rough opening, finished frame)
• 3” Height profile: Top edge of frame sits 3” above the shingles
• Product data: Velux emergency exit information sheet, see Exhibit B.1
• Approved for egress: See Certification Letter Exhibit B.2
• Cross Section Details: For vertical and horizontal cross section details see Exhibit C.1
Exterior aesthetics:
These new roof windows will look far better than the ones that are on the roof now. Currently, 1700
Osos Street has three existing skylights, two that are fixed 20” x 20” and one that is 24”H x 48”W (top
hinge casement type). All three skylights are of the curb mounted type with a faded white plastic dome
on the two square ones. All three frames extend about 9 inches from the roof and the style looks very
dated, plus the 24 x 48 one leaks, and all are at their ends of their useful lives. The two skylights located
on the north end of the roof (the north attic space) are not centered. When looking at it from the
outside, the skylights are left-aligned with the smaller one stacked on top of the larger one. When these
skylights were originally installed it does not look like it was done with care or attention to how it would
look from the outside.
Existing condition, north end:
Page 128 of 131
The proposed product is a top-hinged roof window manufactured by Velux USA, model number GPU
MK06 which is 31 1/4” x 46 7/8” (rough opening, finished frame). These units will look good on the roof
as it will be centered on the roof. The color of the exterior frame will blend in with the dark colored
shingles to be installed after the roofing permit is approved. Further on appearance, these units will
have a 66% lower profile at ~3 inches high. These units actually are set inside the roof, hence “roof
window” versus being on top like a curb mounted skylight.
Two new roof windows will replace the existing two on the north end and two new roof windows of all
the same type will replace the single square skylight on the south end of the roof.
Since the larger 24” x 48” skylight leaks, replacing it would be consistent with the Secretary of Interior’s
(SOI) guideline in that it is consistent with the recommendations that:
Protecting a leaking roof with a temporary waterproof membrane with a synthetic underlayment, roll roofing,
plywood, or a tarpaulin until it can be repaired.
And SOI is not recommended that:
Leaving a leaking roof unprotected so that accelerated deterioration of historic building materials from the
restoration period (such as masonry, wood, plaster, paint, and structural members) results.
By not replacing that old skylight that leaks, further water damage will happen. The new roof windows
will provide superior waterproofing and longevity to the historic building. Velux has a 10 year no leak
warranty.
Safety and Health:
In terms of safety, the addition of the new roof windows will provide more, by a factor of 4, egress
compliant openings, allowing occupants more ways to escape, through the roof, in the event of an
emergency. The GPU MK06 models have been certified for being egress compliant by the Window &
Door Manufacturers Association. Regarding health and comfort, the new units will provide far more
natural light and improved ventilation and access to fresh air. These modern units also provide good
energy efficiency qualities.
Page 129 of 131
Recap of key points in favor of new roof windows versus leaving current skylights in place:
• Looks better from the street. The roof windows will be centered and because of the
lower profile and color, will blend in better with the new roof. These are high quality
units.
• Does not compromise the historical nature of the roof or the building. It can be argued
that the current non-original skylights do compromise the look of the building as-is.
• Will stop the accelerated deterioration of the historic building by replacing the leaking,
outdated skylight. Velux has a 10 year no leak warranty.
• Adds superior safety benefits by proving more emergency exit points on the 3rd floor.
• More natural light and more fresh air
• Better energy efficiency
• Higher quality living experience for the occupants
To recap, the addition of the Velux GPU MK06 does not harm the historic nature of the building, but
rather improves the look and longevity of the building and provides for high quality living for the
occupants.
Existing north end of roof, aerial view and view from Osos St:
Left-aligned to rafter that
leads to ridge, not centered
f
Page 130 of 131
Existing south end of roof, aerial view and view from Osos St:
Page 131 of 131
CHC Item 4b Staff Presentation 9/27/2021
1
ARCH-0145-2021 (1700 Osos)
Renovation of the Allen House (MasterList Resource)
1
2
CHC Item 4b Staff Presentation 9/27/2021
2
Railroad Vernacular (Neo-Classical Influence); “California Renaissance”
Clapboard siding, stone base
Medium-sloped belled hip roof, boxed soffit, continuous smooth frieze band
Large double-hung windows with wide flat trim, bracketed lug sills
Centered dormer, 20-pane windows (three survive, on rear elevation)
Center recessed porch with straight-top arch (remnant of original)
Interior
Establish ADU (Ground Floor)
Replace plumbing, utility pipes
Upgrade electrical system
Exterior
Remove patio cover, replace with second-
floor deck
Window and skylight replacement
Reconstruct stairways with new code-
compliant exiting stairways
Renovate fire escape, to current codes
Renovate garage structure (siding, roof)
Re-roofing (comp. shingle); re-paint
3
4
CHC Item 4b Staff Presentation 9/27/2021
3
Historic Preservation Program Guidelines
Alterations to Historic Resources
§ 3.4.1 (f)
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.
5
6
CHC Item 4b Staff Presentation 9/27/2021
4
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 which negatively
impacts the building’s historic character.
Secretary of Interior’s Standards (Rehabilitation)
7
8
CHC Item 4b Staff Presentation 9/27/2021
5
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."
9
10
CHC Item 4b Staff Presentation 9/27/2021
6
ARCH-0145-2021 (1700 Osos)
Renovation of the Allen House (Master List Resource)
Placement of deck at rear elevation, use of compatible materials
Reconstructed stairways on less-visible elevations, of compatible materials
Replacement windows of suitable quality and form
Aluminum-clad exterior materials preserve historical character?
Low-profile skylights, in replacement of existing skylights
Retention of important character-defining features:
Siding, trim, roofing unaltered (apart from new roofing material)
Preservation of configuration and detail of surviving porch feature
Alternative Actions:
Continue consideration of the request with direction on pertinent issues
Recommend Director does not find the work consistent with applicable
preservation standards, based on specific findings of inconsistency
11
12
CHC Item 4b Staff Presentation 9/27/2021
7
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)
13
14
CHC Item 4b Staff Presentation 9/27/2021
8
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 and “flat
arch” feature. Final plans submitted for construction permits to complete this project
shall clearly depict these retained features.
Suggested Condition of Approval (Entrance, Porch)
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)
15
16
CHC Item 4b Staff Presentation 9/27/2021
9
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)
17