Whittier Municipal Code Art. VI Historic Preservation

The California State Historic Building Code (SHBC) provides alternative building regulations for the rehabilitation, preservation, restoration, or relocation of structures surveyed and identified as a historic resource. The SHBC shall be used for any historic resource in the city's building permit procedure.

(Ord. 2785 Exh. A (part), 2001)

Preservation easements on the facades of buildings designated as historic resources may be acquired by the city, or on the city's behalf, by a nonprofit group designated by the city through purchase, donation, or condemnation pursuant to California Civil Code 815.

(Ord. 2785 Exh. A (part), 2001)

In order to ensure that the city's historic resources are preserved for future generations, the following guidelines have been developed to assist owners in the preservation, rehabilitation, protection and maintenance of their historic resources. The guidelines are adapted from the United States Department of the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings.

Additions

Using the existing structure.

Conversions of basements and attics to habitable space are the most preferred way of adding square footage. Dormers shall be introduced, where appropriate, to facilitate conversions. Small bays if strategically spaced and in keeping with the overall design of the house, can accommodate more habitable space while maintaining the integrity of the overall design.

New construction.

All new construction shall be consistent with the existing structure. Large additions should be placed at the rear or side of structures to minimize visual impacts. New additions should be handled in one of two ways:

A seamless addition that forms a new dominant structure mass consistent with the historic style and uses materials and architectural designs indistinguishable from what exists;

An accented addition that expresses a new structure projection as an additive element, reinforcing the identity of the original structure, and is made from compatible, but not necessarily identical, materials.

New construction along the front of a structure should generally maintain the proportion and arrangement of openings, projections, and other features.

Upper-story additions are discouraged unless they are consistent with the original design and character of the house style.

The architectural style shall be consistent with the original structure and shall use material similar to those used on the main structure, including siding treatment, windows, doors, trim, roof pitch, etc.

Details on the addition shall match the architectural details on the original structure, such as lattice work, projecting beams, etc.

Garages and other Accessory Structures

Garages and other accessory structures shall be consistent with the historic character of the main structure.

The architectural style shall be consistent with the main structure and shall use material similar to those used on the main structure, including siding treatment, windows, doors, trim, roof pitch, etc.

Details on the accessory structure shall match the architectural details on the main structure such as lattice work, projecting beams, etc.

Garages shall be located to the rear of the property and detached from the main structure.

Wood Siding and Architectural Details

Preservation.

All original wood siding and architectural details should be identified, retained and preserved.

All wall coverings that hide original wood siding and architectural details should be removed.

Protection.

All causes of wood siding and architectural detail deterioration should be identified, evaluated and treated. Causes include:

Faulty flashing

Leaking gutters

Breaks and cracks

Open joints

Deteriorated caulking and sealants

Insect or fungus infestation

Deteriorated coating, such as paint or stain

Cleaning.

All deteriorated paint or stain should be removed by the gentlest method possible:

Hand scraping

Hand sanding

Hot air heat guns

Chemical strippers

Paint shall not be removed by the following methods:

Propane butane torches

Sandblasting

Water blasting

All wood surfaces that have had paint or stain removed shall be given new coatings to protect the wood.

Repairs.

All deteriorated wood elements that cannot be repaired shall be removed.

All removed wood elements shall be replaced with new wood details that match the size, shape and profile of the original element.

[Figure]

Craftsman Style Home

Concrete Walls

Preservation.

All original finish materials and coatings that have been applied should be identified, retained and preserved.

All original finish materials and coatings that have been applied should be identified.

Protection.

All causes of concrete deterioration should be identified, evaluated and treated. Causes include:

Exposed steel reinforcing members or metal ties that are rusting

Cracked broken concrete

Flat surfaces that permit water to penetrate concrete

Faulty flashing

Leaking gutters

Cleaning

All concrete walls shall be cleaned with gentle methods that will not damage the plaster finish or concrete surface:

Water and detergents applied with natural bristle brushes

Low water pressure

After adequate testing, the following cleaning methods may be permitted:

Liquid chemical cleaners that do not damage the concrete or cause ecological damage

High pressure water

Paint removal strippers

The following cleaning method is not permitted:

Sandblasting

Repairs

All rusted steel reinforcing and metal ties shall be removed.

All broken and loose concrete shall be removed.

All concrete shall be patched using appropriate repair procedures.

All original finish materials shall be repaired.

Replace Missing Concrete Details

All missing or broken concrete details shall be replaced with new details that match the size, shape, color and texture of the original detail.

[Figure]

Victorian Style Home

Masonry Walls

Preservation

All original exterior masonry walls should be identified, retained and preserved.

All finish materials and coatings that have been applied should be identified.

Protection

All causes of concrete deterioration should be identified, evaluated and treated. Causes include:

Deteriorated roofs

Insufficient drainage

Deferred pointing

Application of coatings and finish materials

Faulty flashing

Leaking gutters

Cleaning

All concrete walls shall be cleaned with gentle methods that will not damage the masonry or mortar:

Water and detergents applied with natural bristle brushes

Low water pressure

After adequate testing, the following cleaning methods may be permitted:

Liquid chemical cleaners that do not damage the masonry or mortar or cause ecological damage

High pressure water

Paint removal strippers

The following cleaning methods are not permitted:

Sandblasting

Acid wash on limestone and marble

Metal bristle brushes

Prior to initiating the work, all cleaning procedures should be tested to ensure that the masonry will not be damaged.

Pointing Repair

Deteriorated pointing will be repaired when it is identified.

Deteriorated mortar will be removed using hand tools.

Power tools shall not be used to remove deteriorated pointing.

The new mortar should match the strength of the original.

The new mortar should match the color, texture and style of the original mortar.

The new pointing shall match the width and profile of the original.

Repairing the Masonry

Masonry units shall be replaced with new masonry units that match the size, texture and color of the original material.

Broken masonry units should be patched rather than replaced.

Replacing Masonry

All missing or broken masonry units that cannot be repaired shall be replaced with masonry units that match the size, shape, color and texture of the original detail.

Architectural Metals

Preservation

All original metal architectural features should be identified, retained and preserved.

Metal architectural features that are important in defining the historic character of the historic resource shall not be removed.

Protection

All causes of metal corrosion should be identified, evaluated and treated. Causes include:

Exposing bare metal to water and moisture

Deterioration of protective coatings

Galvanic action between two incompatible metals

Cleaning Non-Ferrous Materials and Alloys

The type of metal material shall be identified in order to determine the type of cleaning to be used.

Non-ferrous metals (lead, tin, copper, zinc) whose natural patina should be preserved shall be identified.

Non-ferrous materials with a natural patina shall be cleaned using gentle methods in order to clean the surface without damaging the patina or coating.

Alloys that may require protective coatings shall be identified.

A gentle cleaning method that will not abrade the protective coating shall be used.

Cleaning Ferrous Metals

The type of ferrous material (cast iron, wrought iron, steel) shall be identified.

The type of coating and condition of metal shall be determined.

Hand scraping shall be used to remove corrosion and deteriorated paint.

Low pressure grit blasting may be used to remove corrosion and coatings when hand scraping is ineffective.

Cleaned ferrous metals should be painted immediately with a corrosive resistant coating.

Repair

Metal features that are broken or dented shall be repaired.

Metal features that are broken or dented shall not be replaced.

Replacement

Metal features that are too deteriorated to be repaired should be replaced.

The original metal feature shall be used as a model for the new feature.

Missing features shall not be replaced with details that do not convey the same visual appearance.

[Figure]

Spanish/Mediterranean Revival Style Home

Exterior Plaster (Stucco)

Preservation

All original exterior plaster features should be identified, retained and preserved.

Original exterior plaster features that are important in defining the overall historic character of the historic resource shall not be removed.

Technologically advanced paints and finishes that preserve cracked or damaged plaster shall be used when the original plaster is salvageable.

Protection

All causes of plaster deterioration should be identified, evaluated and treated. Causes include:

Leaking roofs

Faulty flashing

Leaking gutters

Broken concrete substrate

Deteriorated or rusted metal lath

Deteriorated wood members

Cleaning

All plaster shall be cleaned with gentle methods that will not damage the plaster:

Water and detergent

Soft natural bristle brushes

The following cleaning methods are not permitted:

Sandblasting

High pressure water

Repairs

All types of deterioration shall be identified:

Spalling plaster

Broken plaster

Cracked plaster

Missing plaster details

All deteriorated substrate material shall be removed.

All plaster shall be patched using industry approved repair procedures and materials.

Where a large area of plaster needs to be replaced, the adjacent panel should be completely replaced in order to avoid a patched appearance.

[Figure]

Half-timbered Tudor Style House

Roofs

Preservation

All original character defining features of the roof should be identified, retained and preserved.

Shape

Slope

Roofing materials

Decorative details

Any original defining features that have been removed or altered should be identified.

The character defining features of the roof shall not be altered.

Sound character defining features of the roof should be preserved.

Protection

All causes of roof deterioration should be identified, evaluated and treated. Causes include:

Blocked drains and gutters

Moisture condensation

Faulty flashing

Overhanging tree limbs

Insect and fungus infestation

Deteriorated roofing material

Faulty application of roof fasteners

Deteriorated fasteners

Repairs

All features shall be repaired with similar materials.

Replacement

All features that are not repairable shall be replaced.

The deteriorated elements of the roof should be replaced with new material that preserves the overall shape and slope of the roof.

Materials that do not convey the visual appearance of the original roof shall not be used.

Additions to Buildings

Roofs over additions should retain the character defining features of the original roof.

Additions to Original Roofs

Mechanical or solar collection should be installed so that they are not visible from the public right-of-way

Downspouts

Unless an original decorative feature on a house, downspouts should be located in an inconspicuous place, such as the corner, side or back of a building.

Doors

Preservation

All original character defining features of doors should be identified, retained and preserved.

Frames

Jambs

Door

Transoms

Sills

Trim

Screen door

Fan lights and sidelights

Doors that are important in defining the overall historic character of the building shall not be removed or radically changed.

The pattern of the door shall not be changed.

The historic appearance of doors shall not be changed through the use of inappropriate design, materials, finishes or color.

Original fittings on doors shall not be stripped.

Protection

All causes of deterioration should be identified, evaluated and treated. Causes include:

Weathering due to paint deterioration

Rusting due to paint deterioration

Sealant and caulking deterioration

Repairs

Original broken door detail should be repaired.

When repair of material or missing parts is appropriate, the entire door shall not be replaced.

Replacement

When a door can no longer be repaired, or is missing, it should be replaced with a new door that matches the original.

Character defining doors should not be replaced with new doors that do not convey the same visual appearance of the original.

Doors in Additions to the Original Structures

New doors in additions to the original structures should be compatible with the overall design of the original structures, but need not duplicate the pattern of the original doors.

Windows

Preservation

All original character defining features of windows should be identified, retained and preserved.

Frames

Heads

Sills

Trim

Jambs

Muntins

Shutters

Awnings

Sash

Glazing

Blinds

Screens

Windows that are important in defining the overall historic character of the structure shall not be removed or radically changed.

[Figure]

California Bungalow Style Home

The number, location, size or glazing pattern of windows shall not be changed.

The historic appearance of windows shall not be changed through the use of inappropriate design, materials, finishes or color. Window trim should not be obscured with other materials.

Original fittings on windows shall not be stripped.

Protection

All causes of deterioration should be identified, evaluated and treated. Causes include:

Water penetration

Weathering due to paint deterioration

Rusting due to paint deterioration

Sealant and caulking deterioration

Repairs

Original broken window features should be repaired.

When repair of material or missing parts is appropriate, entire windows shall not be replaced.

Replacement

When a window can no longer be repaired, or is missing, it should be replaced with a new window that matches the original.

Character defining windows should not be replaced with new windows that do not convey the same visual appearance of the original.

Windows in Additions to the Original Structures

New windows in additions to the original structures should be compatible with the overall design of the original structures, but not duplicate the fenestration pattern and detailing of the original windows.

Entrances and Porches

Preservation

All original entrances or porches, including doors, entablatures, columns, balustrades and stairs should be identified, retained and preserved.

If replacement is necessary, the proportion and composition of original design should be retained, preferably by using traditional moldings and balusters.

An entrance or porch shall not be removed in order to reorient the structure for a new use.

Columns and railings for porches, stoops and front steps should be substantial looking and not be replaced with pipes, wrought iron or "ranch-style" members.

Brick stairs are rarely appropriate; wood stairs are most appropriate to late victorian and classical revival houses.

New entrances shall not be cut into the primary façade.

Utilitarian or service entrances shall not be altered so they appear to be the formal entrance.

Protection

All causes of deterioration should be identified, evaluated and treated. Causes include:

Water penetration

Weathering due to paint deterioration

Rusting due to paint deterioration

Sealant and caulking deterioration

Repairs

The historic materials used in the character defining features should be repaired.

Original materials should be used for repairs or substitute materials that are compatible.

Substitute materials or features that do not convey the visual appearance of the original features shall not be used.

Replacement

When an entrance or porch can no longer be repaired, or is missing, it should be replaced with a new entrance or porch that conveys the same visual appearance.

A New Entrance or Porch on Additions to the Original Structure

A new entrance or porch should be designed to be compatible to the original structures.

Storefronts

Preservation

All original storefronts should be identified, retained and preserved.

Bulkhead

Window frame

Door transom

Recessed ceiling

Lighting

Wall material Display window

Door

Awnings

Recessed paving

Parapets

The original features of the storefront shall not be removed.

The location of the storefront main entrance shall not be changed.

The original configuration of the storefront shall not be altered.

Inappropriate materials shall not be added over original ones.

Protection

All causes of deterioration on the storefront should be identified, evaluated and treated. Causes include:

Water penetration

Weathering due to paint deterioration

Rusting due to paint deterioration

Sealant and caulking deterioration

Historic materials shall not be stripped from the storefront.

Repairs

The historic materials used in the character defining features of the storefront should be repaired.

Original materials or substitute materials that are compatible should be used for repair.

Materials or features that do not convey the visual appearance of the original features should not be substituted.

Replacement

If there is insufficient information about the original appearance of the storefront, it should be rebuilt using a new design whose size, scale, style, detail and color are compatible with the original appearance.

When a storefront can no longer be repaired, or is missing, replace it with a reconstructed storefront based on the available historical, pictorial and physical documentation of that storefront or similar storefront, if no such documentation is available.

A new design that is incompatible in size, scale, material, style and color with the original appearance is not allowed.

Significant Interior Space Features and Finishes

Preservation of Interior Spaces

A floor plan or significant interior spaces that are important in defining the overall historic character of the structure should be identified, retained and preserved.

Size

Proportions

Configuration

Relationship of rooms

Individual room or space

Relationship of features to spaces or rooms

The floor plan or significant interior spaces that are important in defining the overall historic character of the structure shall not be radically changed.

Interior space should not be altered or destroyed by inserting floors, cutting through floors, lowering ceilings, or adding or removing walls.

A feature should not be relocated so that a historic relationship between the feature and the related interior space is altered.

Preservation of Interior Features and Finishes.

Interior features and finishes that are important in defining the overall historic character of the historic resource should be identified, retained and preserved.

Features and finishes that are important in defining the overall historic character of the historic resource shall not be removed or radically changed.

New features or finishes that obscure the character defining features of the historic resource should not be applied.

Protection.

All causes of deterioration should be identified, evaluated and treated. Causes include:

Surface dirt;

Moisture penetration from the exterior;

Insect and fungus infestation;

Excessive moist or dry air;

Vandalism;

Improper cleaning procedures;

Excessive use.

The original features and finishes should be protected from inappropriate changes:

Removal of original features;

Replacement of original features;

Repainting of original finishes;

Introduction of new mechanical, plumbing and electrical systems that cause damage when they are installed.

Repairs.

Deteriorated features or finishes should be repaired using the same or compatible materials.

Repairs shall not be made with incompatible materials.

Replacement.

Unrepairable features or finishes should be replaced with new features or finishes that match the original.

Features or finishes should not be replaced with new features or finishes that do not convey the same visual appearance of the original.

(Ord. 2785 Exh. A (part), 2001)