PRESERVATION PLANNING ASSOCIATES 519 Fig Avenue, Santa Barbara, CA Telephone (805)

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1 PRESERVATION PLANNING ASSOCIATES 519 Fig Avenue, Santa Barbara, CA Telephone (805) June 17, 2015 Ms. Kimberley Heaton McCarthy Supervising Planner Building and Safety Division, Planning and Development Department Santa Barbara County 123 East Anapamu Street Santa Barbara, CA Re: La Quinta, 936 Hot Springs Road, Demolition and Rebuild Phase 4 Dear Ms. McCarthy: La Quinta, the Mediterranean Classical house designed by Carleton M. Winslow in 1922 for Robert Y. and Hazel Hayne, is included in the County Planning and Development Historic Resources list as a potential historic resource for its architect. Because of this potential significance, I have always analyzed the proposed projects, dating from 2013 to 2015, using the Secretary of the Interior s Standards, specifically Standard 6 which related to these proposed projects from 2013 to On November 4, 2013, I wrote you a letter concerning the proposed exterior alterations to the house at 936 Hot Springs Road. At that time I concluded that these changes met the Secretary of the Interior s Standards for Rehabilitation, and therefore they would not cause a significant impact to an historic resource. On May 23, 2014, I wrote another letter concerning the necessary demolition and rebuild of the East wing because of structural damage. I concluded that this action met the Secretary of the Interior s Standard 6. This current letter analyzes the necessary demolition and rebuild of a number of other areas of the house, because of structural damage, known as Phase 4, according to Standard 6. The house has had a number of alterations since its construction in 1922, many in the 1980s, including: West façade: the removal of the garage along Hot Springs and the addition of a garden wall in its place, the enclosure of the motor court entrance with a new front door, the replacement of the original front door with a window, the second floor addition at the northwest corner for a bedroom and bath. South elevation: the enclosure of the original open terrace with an arched wall with a second floor deck above, the replacement of the second floor arched windows with rectangular French doors, the addition of arched windows at the basement level, the replacement of the transoms in the three arched living room doors, the extension of the

2 Page 2 southeast wing to enlarge the first floor dining room and the second floor master bedroom and bath. North elevation: the addition of an apse at the northwest corner, the second floor addition at the northwest corner for a bedroom and bath, the replacement of the three arched doors at the central section, the expansion of the powder room at the northeast corner, the removal of the stone steps in the retaining wall and their replacement with a curved wall. (Because of the description and analysis of the East elevation in the May 23, 2014 letter to you, which was accepted and approved, this current letter does not concern the east elevation). In spite of these alterations, the house is considered a potential significant historic resource for its architect Carleton M. Winslow. As remedial work has progressed at the house, a number of structural failures from water damage, termites, and dry rot have been uncovered. Water damage in the areas of the 1922 construction along the front façade and the northeast wing was caused by the failure of the tar topping the original sandstone foundations, allowing water to seep up into the lower walls and cause damage to the wall framing. A number of the 1980s additions were inadequately waterproofed, causing dry rot. As well, broken sill plates, cut ridge beams, spliced headers, and inadequate supports for headers, also from the 1980s remodels, were uncovered. As a result, on the west, south, and north elevations, parts of the basement and first floor walls will need to be removed, the second floor shored up, and new wall framing inserted. Once rebuilt, the plaster will be replaced in a color to match the historic color (see attached Sheets for the scope of demolition and for the measured drawings and photographs to allow the distinctive character-defining materials, features, finishes, and construction techniques to be replaced accurately to match the original). The proposed rebuilding is itemized below: West façade: the motor court garden wall will be replaced and extended one foot south to improve the connection of the wall to the house and eliminate future water damage. The small closet window will be moved south four and one half inches to accommodate this shift in the wall. The first floor walls will be replaced due to water damage and to repair the structural wall framing and underpin existing foundations. The exterior stone steps at the southeast corner of motor court will be rebuilt with new concrete retaining wall and concrete foundation (see Sheets A2.0, A2.1, A2.2, A3.0, A3.1). South elevation: The addition of the open south loggia and second floor deck above will be rebuilt in its entirety and new structural connections between moment frame and new surrounding framing. The southeast wing addition, containing the dining room, master bedroom

3 Page 3 and bath and roof above, will be rebuilt in its entirety due to water damage and inadequate structural detailing. The arched windows at the basement level will be replaced with rectangular casement windows (see Sheets A2.0, A2.1, A2.2, A3.0, A3.1). North elevation: The modern apse will be removed. The first floor of the east wall of the west wing will be replaced due to water damage and to repair the structural wall framing and underpin foundations of these walls. The two-story service stair hall and roof at the northeast wing will be rebuilt in its entirety for foundation repair. The stone retaining wall of the courtyard will be dismantled; a new concrete wall built with a veneer of the original stones will be added. The original east curved wall will be replaced with a straight extension (see Sheets A2.0, A2.1, A2.2, A3.0, A3.1). Interior Remodel: Revise the interior floor framing and non-structural walls as necessary to replace damaged framing. Remove existing tie rafters of bedroom #2 adding new architectural and structural exposed beams. Revise tied rafter ceiling in bedroom #1. Repair or replace existing fireplace hearths as needed and convert to Metalbest flues if possible. Replace existing masonry fireplace with new Isokern fireplace at master bath. Standard 6 of the Secretary of the Interior s Standards for Rehabilitation is operative here for the project rebuild plans: Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and, where possible, materials. Replacement of missing features shall be substantiated by documentary and physical evidence. According to the National Park Service Guidelines for Interpreting the Secretary of the Interior s Standards for Rehabilitation, specifically Standard 6, under the heading Replace Deteriorated Historic Materials and Features: Rehabilitation guidance is provided for replacing an entire character-defining feature with new material because the level of deterioration or damage of materials precludes repair If the essential form and detailing are still evident so that the physical evidence can be used to re-establish the feature as an integral part of the rehabilitation, then its replacement is appropriate. Like the guidance for repair, the preferred option is always replacement of the entire feature in kind, that is, with the same material. (www.nps.gov/history/hps/tps/standguide/rehab/rehab_approach.htm

4 Page 4 Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings: Rehabilitation: the Approach ). In this case, since all the areas to be demolished and rebuilt are still standing, photographs were taken and measured drawings were prepared so that the characterdefining features of the elevations would be replaced accurately to match the existing in design and materials. Therefore the replacement is substantiated by documentary and physical evidence. The rebuild of portions of the south and north walls takes place on non-public elevations which have been modified by the 1980s remodels. They are not visible from the front entry. As a result, because this remedial work takes place on modern additions located in non-public areas of the house, this necessary demolition and rebuilding will not cause an impact to the significant section of the house. The rebuild of the west elevation involves the façade of the house, normally an area preferably left untouched. However, the severity of the water damage necessitates remedial work here as well. Because the work will replicate the façade s essential form and detailing, using measured drawings and photographs, it will not cause a significant impact to this elevation. Because the proposed demolition and rebuild of aspects of these three elevations meets Standard 6, they will not cause a significant impact to an historic resource. Four elements of the project will include alterations, as opposed to rebuilds, to certain architectural elements. These are: 1. Remove apse at northwest wall (see Plate 1). 2. Change windows at basement level of south elevation from arched casements to rectangular casements (see Plate 2). 3. Move façade closet window at northwest approximately four and one half inches south to accommodate the new garden wall configuration (see Plate 3). 4. Replace the original curved configuration at the east end of the rear retaining wall with a straight wall to accommodate a new pathway (see Plate 4). These alterations are addressed according to Standard 9: Standard 9. New additions, exterior alterations, or related new construction shall not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

5 Page 5 The apse at the northwest wall and the windows at the basement level of the south elevation are 1980s additions, and their removal/alteration will not cause a significant adverse impact. The left window to be moved slightly south on the façade is symmetrically balanced with the window flanking the front door on the right. Moving it slightly south will not appreciatively alter the spatial relationship of the wall plane to the fenestration on this elevation. The removal of the 1922 curved wall at the east end of the retaining wall will not cause a significant adverse impact because it is on a nonpublic side of the house, and the rebuilt walls will use the existing stone as a veneer and will add new stone to match the original. Therefore these four alterations meet Standard 9 and will not cause a significant impact to an historic resource. Sincerely, Alexandra C. Cole Principal

6 Page 6 Plate 1. Apse to be removed at northwest wall. Facing southwest. Photo: Appleton Partners LLC Plate 2.Arched windows in basement to be replaced with rectangular windows. Facing north. Photo: Appleton Partners LLC.

7 Page 7 Plate 3. Façade showing small window at left to be moved a foot to the right. Facing east. Plate 4. Curved stone wall at right to be replaced with a straight wall. Facing northwest. Photo: Appleton Partners LLC

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