18.140.020 Remodeling of existing structures.
A. Remodeling Standard (A) – Original Elements. Elements that are original to a vintage, traditional or historic structure (defined in this standard as primary, secondary, contributing, noncontributing-historic, or any structure 50 years or older) are an important characteristic. These elements enhance appeal and retain the overall historic fabric of a neighborhood. In most cases, these original parts should be restored, first by restoring the original and, if that is not possible, replacing only those parts that are missing or badly damaged with in-kind material. Where alterations to an exterior are proposed, they shall conform to the following:
1. Doors. The original door and opening should be retained, unless beyond reasonable repair. If a new door must be used the style should match the original whenever possible.
2. Windows. Original windows should be retained and, if necessary, restored to working condition. If desired, they can be insulated using the energy conservation methods listed below. Original glass should be retained whenever possible. If all of the above is not possible, then the frame should be retained and a true retrofit sash replacement shall be installed that matches the glass pattern of the original window.
3. Chimneys. Chimneys made of brick or stone shall be retained, and repaired using proper masonry techniques and compatible mortar that will not chemically react with the original masonry and cause further deterioration. If the chimney is no longer in use, the opening should be covered with a metal or concrete cap. If the chimney is to be used, but has been determined to be unsound, the chimney masonry should be retained, as above, and a new flue inserted into the opening.
4. Gutters. Original gutters should be retained, if possible. Half round gutters and round downspouts are highly desirable, and can be obtained from local manufacturers.
5. Architectural Elements. Window trim, corner board trim, sills, eave decorations, eave vents, porch posts, and other types of original architectural trim should be retained. If parts are missing, they should be replicated using the same dimensions and materials as the original. If only a portion is damaged, the portion itself should be repaired or replaced, rather than replacing the whole element.
6. Siding. Original siding should be maintained; first by repairing damaged sections, then, if that is not possible, replacing damaged or missing sections with in-kind matching material. In some cases, original siding may have been overlaid during a later historic period with combed cedar siding, which is a historically appropriate material that may be retained if desired.
B. Remodeling Standard (B) – Front-Facing Presentation. Traditionally, the portions of a structure facing the public right-of-way were considered the most important for presenting an aesthetically pleasing appearance. Skylights were not used, and there was very little venting since the structures were not tightly enclosed and wrapped as they are today. Therefore, keeping all modern looking venting and utilities to the side that is not visible from the public right-of-way is important and greatly adds to the appearance.
1. Skylights. Skylights are not permitted on any side of the structure visible from the public right-of-way, except alleys, and shall be of low profile.
2. Roof Vents. Roof vents should, wherever possible, be placed on the side of the structure least visible from the public right-of-way, and painted to blend with the color of the roofing material. Where possible, a continuous ridge vent is preferred over roof jacks for venting purposes. In the case of using a continuous ridge vent with a vintage structure, care should be taken in creating inconspicuous air returns in the eave of the building.
3. Plumbing Vents. Vents should, wherever possible, be placed on the side of the structure least visible from the public right-of-way, and painted to blend with the color of the roofing material.
C. Remodeling Standard (C) – Weatherization and Energy Conservation. Modern energy conservation results can be obtained by using traditional conservation methods. Attics and floors should be insulated to conserve heat loss in the winter and insulate against the heat in the summer. Windows and doors should be caulked around the inside trim, and copper leaf spring type weather stripping or similar installed to seal leaks. Storm windows (exterior or interior mounted) should be put up during the winter months to create insulation. Windows can be further insulated in winter using insulated-type curtains or honeycomb blinds; in summer, curtains or blinds reflect heat. Using deciduous trees and plants provides additional protection from summer heat. In an attempt to reduce the building’s energy consumption and limit thermal heat gain, metal roofing may be permitted if evidence is submitted the structure historically has had metal roofing. [Ord. 851 § 1; Ord. 817 § 8-3K.120, 2006.]