Aring for Your Historic Home

aring for your Historic Home

Preserving L.A.’s Legacy Table of Contents

USING THE GUIDE 4

WOOD SIDING 6

STUCCO & MASONRY 8

PAINT 10

WINDOWS 12

DOORS 16

ROOFS & CHIMNEYS 18

PORCHES & BALCONIES 20

FENCES & GATES 22

LANDSCAPING & HARDSCAPE 24

ARCHITECTURAL STYLES 26

INCENTIVES 28

HISTORIC RESOURCES 30

LOS ANGELES CITY PLANNING DEPARTMENT

2 3 Using The Guide

While many outsiders view Los Historic Resources. The first nine Angeles as an imposing metropolis, it chapters explain what is historically is truly a city of great neighborhoods. appropriate (Do) and what is Just slightly off the beaten path, inappropriate (Don’t), and offer in communities throughout the basic tips on simple maintenance city, are remarkably intact historic and repairs. The remaining chapters neighborhoods. The historic include general information about architecture of Los Angeles is one of its Los Angeles’ architectural history, most important resources. This guide commonly found styles, preservation has been designed to educate property incentives, and historic rehabilitation owners, contractors, and residents contacts and resources. on how to best maintain and repair a historic property in order to ensure that Although this guide was developed to it is preserved for future generations. help property owners, contractors, and residents living in the City’s Historic Rehabilitation (or “rehab”) is Preservation Overlay Zones (HPOZ), making the necessary changes to where many kinds of rehab work allow a building to be usable again, require City approval, it may also be incorporating or recycling as much used by any property owner hoping to of the original and existing building maintain or rehab a historic building. Acknowledgments material as possible. This guide does not address every Department Of City Planning Many people believe that old houses problem that comes up in home S. Gail Goldberg, AICP, Director have too many problems and are rehabilitation projects, but focuses on Ken Bernstein, Manager, Office Of Historic Resources difficult to maintain. But it doesn’t some of the most common problems. Shakeh Boghoskhanian, Graphic Designer II have to be this way if you keep up Edgar Garcia, Preservation Planner with maintenance to avoid problems. If you have any other questions Melinda Gejer, AICP (Former Staff), City Planning Associate Quality home maintenance improves or need additional information, Matthew Glesne, Planning Assistant property values, promotes pride in please visit our website at http://www. Megan Hunter*, City Planning Associate the neighborhood, and saves time and preservation.lacity.org Blake Kendrick*, AICP, City Planning Associate money in the long run. Louisa Ranick*, Graphic Designer II Michael Uhlenkott, Graphic Designer III This guide includes the following twelve chapters: Wood Siding, Support from Stucco & Masonry, Paint, Windows, City Of Los Angeles Construction Services Committee Doors, Roofs & Chimneys, Community Redevelopment Agency Porches & Balconies, Fences & Gates, Landscaping & Hardscape, *Project lead Architectural Styles, Incentives, and

4 5 Wood Siding

Wood Siding, its scale, texture, and finish are important to the look and Basic Tips On Wood Siding • Use a different type of wood only character of your building. Most wood siding in Los Angeles is either weatherboard You may not have to replace your when the historic material is not available. The new material should (lap siding) or shingle, and usually made of Douglas Fir or old growth Redwood. wood siding. Try cleaning it first. These woods are more resistant to termites. In some buildings, vertical siding look the same as the original. Mildew and many stains can be • Use aluminum or stainless steel may be used. Be sure to preserve wood siding first before adding new materials or removed with 25% bleach in water and replacing it. nails. They do not stain the siding a small amount of detergent. A fresh or break as easily. coat of paint can protect your house Do Don’t and improve how it looks. Sometimes, Co mm o n Ty p e s minor damage can be fixed with epoxy or similar filler. o f We a t h e r b o a r d

Maintaining Si d i n g • Fix leaks around gutters, chimneys, The decorative detail of the wood shingles The brick veneer alters the look of this roofs, and windows. Water leaks lead has been preserved, and highlighted by clapboard sided home. to wood damage and can attract pests change in color. like termites. Beaded Weatherboard Beaded

• Use caulking and paint to fill in Weatherboard Common holes, cracks, joints, and seams to seal out water and insects. • Paint to protect wood siding. It can last a long time if cared for properly. • Treat wood with pesticide to protect it from insects and fungus. Co mm o n Pr o b l e ms Wi t h Wo o d Si d i n g The siding added to the bottom of the window Re p a i r i n g /Re p l a c i n g Si d i n g Drywood and subterranean does not match the original shingle siding. • Test for dry rot by pushing a nail termites. Be sure to store any wood Some buildings like this one have two types into the siding by hand. If the nail product 20 feet away from your of siding, lap siding on the bottom and goes in easily, it is dry rot. The home. Stop water from building up shingles on top. • Don’t cover wood siding or wood will have to be replaced. around the foundation. Seal all cracks • Clean wood siding regularly. details with vinyl, stucco, or other • Save wood that isn’t rotten. and holes around the foundation. • Paint or stain exposed wood siding materials. • Replace rotten wood siding by Maintain a one-inch gap between to protect it. • Don’t replace wood siding with “piecing in” like materials. the soil and wood sections of your building. • Repair damaged siding by “piecing siding that doesn’t look the same as • Check for wood siding at local the original. lumberyards. in” with materials that match the Dry Rot is a fungus and is found original. • Be sure that siding material is the same size, profile, detail, and finish where water doesn’t drain well like as the original. window and door sills. Be sure to repair water leaks right away.

6 7 Stucco & Masonry

Stucco is plaster applied in two or three coats to brick, metal or wood lath. Basic Tips on Stucco Re p a i r i n g Ma s o n r y Because it is durable and less costly than stone, stucco became widely used Check the mortar between your brick beginning in the 1890s. In California, where Spanish Colonial Revival and Mission Maintaining St u c c o /Ma s o n r y or stones regularly. Mortar that has Revival architecture became popular, stucco was one of the most commonly used The best way to preserve historic worn way from the brick or stone building materials. Original stucco was never sprayed on, but applied by hand. stucco or masonry is to prevent water face to a depth of about ¼ inch or leaks. Check for leaks around the has many vertical cracks should Masonry binds together individual units like stone, brick, or concrete block with roof, chimney, windows, doors, and probably be replaced. Removing mortar. This type of construction was less common in Los Angeles and usually foundation. Water leaks cause wood damaged mortar and replacing it with saved for more important apartment and commercial buildings. A few popular framing to rot and stucco to loosen. compatible mortar is called re-pointing. styles like Tudor Revival and Craftsman were built with brick or stone. Los Angeles They also causes mortar to weaken You may need to hire a professional was also famous for using local river rock as a building material. and bricks or stones to fall out. Be sure to do the work. The mortar mixture must be just right or it will damage the Do Don’t to repair water leaks and direct water runoff away from the building. brick or stone. Only re-point the areas that need it. Never throw away stone or Re p a i r i n g St u c c o brick that isn’t broken. Make sure the walls are strong and do not have structural problems. It may be best to hire a professional when you Cl e a n i n g St u c c o have large cracks. Bad stucco repair Mix two gallons of hot water, a squirt can cause more damage. of dish soap, a cup of washing soda, • Preserve as much of the historic and a cup of borax. Use a power The stucco of this home is subtly textured The heavily textured stucco The river rock on the base washer with low-pressure to soak the to add visual interest. attracts dirt. of the columns should not stucco as possible. house. A common garden hose with a be painted. • Don’t use commercial caulk to patch pressure sprayer can work. Make sure • Don’t cover original stucco with cracks. to rinse well. other building materials like wood, • Seal hairline cracks with a thin slurry coat (the finish coat of the stucco brick or stone veneer. Cl e a n i n g Ma s o n r y • Don’t change the stucco texture mixture). Only clean masonry when it is really and finish. Stucco was never heavily • Only mix enough stucco that can be dirty because cleaning can cause some textured, but troweled by hand. used in 1½ to 2 hours. Do not over- damage. Use water in a low to medium mix stucco mortar. The stucco and brick work are key features • Don’t paint brick or stone that was pressure power washer to remove dirt of this Tudor Revival home. originally unpainted. • Wet the underlying structure and lath. without harming the brick or stone. • Check stucco or masonry for water • Don’t sandblast brick or stone to • Keep wet stucco shaded or damp. If For tougher stains ask for a non-ionic damage. Preventing water leaks can remove dirt or paint. the stucco dries too fast it will crack. detergent at a hardware store. Add the preserve stucco and masonry. • Don’t overlap the new patch and the detergent to water and use a gentle brush to clean, and then rinse. • Repair damaged stucco and old stucco. It can lose its bond. masonry before replacing it. • Only replace damaged stucco or masonry by patching in new materials that match the original.

8 9 Paint

Exterior paint was and still is used to protect wood siding, windows, and framing Basic Tips on Painting Pa i n t Co l o r & Bu i l d i n g St y l e from water damage and to accent a building’s architectural features. Original paint Sometimes you do not need to re- color was often a reflection of a particular period of time and architectural style. paint. If the paint is dirty, try cleaning Victorian Era (1880-1900) For example, most post-World War II American Colonial Revival buildings were it first. Mildew stains may be cleaned The use of paint is an important feature painted white. Although many historic districts don’t require the use of certain colors, with a common household cleaner. of a Victorian-era house. Victorians were your building will look better if you use colors that are compatible with its style. Remember, many buildings built typically painted in four or more colors Do Don’t before 1978 have lead paint. Removing with accent details that were darker or lead paint can be dangerous and can lighter versions of the trim or body color. damage woodwork. Consider hiring a Use at least three paint colors. professional painter. Craftsman (1895-1925) Sometimes known as Arts & Crafts Do i n g It Yo u rs e l f Bungalow, this style was meant to blend Peeling or cracking paint: in with nature. Paint your Craftsman in Earth-tone colors complement this High gloss, bright paint overpowers this small home. • Read a pamphlet on lead-safe painting. neutral earth-tones, browns, red-browns, Craftsman’s stained door, and limestone and • Don’t remove a lot of paint. Don’t greens, and grays. brick masonry. dry scrape or sand. • Cover your entire body including Spanish Colonial Revival (1895-1940) hands, eyes, nose, and mouth. A terra cotta tile roof and light colored stucco are important features of this • Wet the paint first, and then gently style. Stucco should not be painted, but hand scrape or sand. can be colored through the stucco mix. • Remove the first layer only. Consider staining window and doors or • Seal peeling and cracked paint by painting trim rust, brown or gray. The decorative details in this all-white house are not visible. Painting it in two or more painting over it. colors will make the features stand out. American Colonial Revival (1880-present) Using four paint colors and darker hues for Improving the look of your building: Unlike earthy Craftsman colors, Colonial the accent bring out the details of this Queen • Don’t use bright colors and high • Don’t paint the entire house. Try Anne. Revival buildings were typically painted gloss paint for the body of the house. cleaning the paint first and then in light colors like yellow, white, tan, pale • Clean and maintain paint regularly. • Don’t paint over decorative details, just change the accent color and blue or gray. Paint accents such as doors and • Paint in three colors for the body, plaster or unpainted brick or stone. trim. shutters in dark colors to add contrast. trim, and window sashes and accents. • Don’t paint the entire building in • Use quality paint because it will last Tudor Revival (1905 to 1940) one color. Hi r i n g A Pa i n t e r Tudor buildings were designed with longer. A professional painter may save time • Stain unpainted wood. steeply pitched roofs, half-timbering, Bu y i n g Pa i n t and money. When a house is painted and a mix of unpainted stucco, brick, or Buy the best quality paint you can afford; properly, the paint lasts a lot longer. stone. Because of the variety of materials e a d a z a r d it covers better and lasts longer. Many L H Also, a professional painter should used, Tudors should have a limited color paint companies, like Sherwin-Williams Re d u c t i o n Pr o g r a m know how to safely remove lead paint. range. Paint trim dark brown (almost or Benjamin Moore, have catalogs with The City’s Housing Department offers Hire a painter who is black) and use lighter colors like tan or historic paint colors. Most paint or money to re-paint older buildings that 1) licensed, cream for the stucco body. hardware stores can mix paint to match may contain lead paint. 2) experienced with lead paint, the colors in the catalog. Call (213) 808-8935 3) recommended by someone you trust.

10 11 Windows

Most historic windows in Los Angeles are wood frame, true divided light Basic Tips on Windows. Unlike large cracks and major bulges (more windows with multiple panes of glass that are separated by wood dividers. Typically, new windows, most historic windows than 1½ inches) may need to be fixed. these windows are double-hung, fixed, or casement. Both parts of a double-hung can be easy to fix and maintain. While some minor repairs can be window slide up and down. Casement windows swing out or in from the wall. In done in place, major repairs require some areas, metal frame casement windows or fixed divided light windows can be the removal of the window. found. These windows can be simple one pane windows, have special shapes, or Maintaining Wo o d Wi n d o ws contain leaded or stained glass. Wood windows are durable and easy to work with. Usually, wood windows Ty p e s o f Wi n d o ws Do Don’t stick because of dirt and excess paint. Clean your windows regularly. You can remove excess or peeling paint (see paint guidelines) and re-touch it with more paint. Always make sure your windows are painted or stained. Exposed wood is prone to water damage. Oil hinges, joints, and cranks The original arched opening has been filled in The trim and true-divided light double-hung with an air conditioner and smaller windows. (mechanism to open and close the windows are functional and decorative. window), and tighten screws on the Leaded Glass hinges of casement windows. Casement

Maintaining a n d Re p a i r i n g Le a d e d , St a i n e d Gl a ss o r St e e l -Fr a m e d Wi n d o ws Simple cleaning can renew the look of leaded, stained, and steel-framed True Divided Light Fanlight windows. Use water first before trying These wood casement windows have thin, The tinted projecting window is not compatible delicate grids and are recessed in the openings. with the Spanish Colonial Revival style home. cleaners. If water doesn’t work, try a non-ionic detergent. Check with • Preserve historic windows including • Don’t fill in or alter historic window your hardware store for this type of the window trim and hardware. openings. detergent. For stubborn stains, try En e r g y Ef f i c i e n c y • Repair historic windows instead of • Don’t add new windows to the mineral spirits or alcohol. Be sure to Many people replace their historic replacing them. It usually costs less to building façade especially to the rinse these chemicals off with water. windows because they think they aren’t repair windows than to replace them. front. energy efficient. Yet most air or heat • Match replacement windows to • Don’t put in a new window that Consult a professional before trying to escapes through the walls and roof. the original in size, design, and looks different from the original. repair leaded, stained glass or steel- Adding insulation between walls and material. • Don’t put security bars on street framed windows. These windows are in the attic can save on energy costs. • Check salvage yards or building facing windows. delicate and can break easily. Minor Weather stripping can be added or storm supply companies for a match. • Don’t place air conditioners in cracks and sagging are common and windows can be installed. Throwing out You may have to custom make a street facing windows. probably don’t require repair. But historic windows that will probably end up replacement window. in a landfill is worse for the environment.

12 13 Windows

Re p a i r i n g Wo o d Wi n d o ws Step 7: Install the glass and press it firmly into the putty. Insert the push p a r t i n g b e a d Wh a t is Ti t l e 24? points starting a couple of inches from p u l l i es & c o r d s Title 24 requires that new windows Pa r t s o f each corner, and add push points every meet certain energy efficiency a d o u b l e Hu n g Wi n d o w 6 to 8 inches. w e i g h t s standards. Although Title 24 does not TRIM Step 8: Add finishing putty by drawing require dual glazed windows, it is HEADER a straight line with a putty knife. TOP SASH difficult to meet the standards without STOP Remove excess putty. them. Buildings that are Historic - TOP RAIL OF BOTTOM SASH Step 9: Once the putty is dry, seal the BOTTOM RAIL OF TOP SASH Cultural Monuments or located in a seams between the glass and putty with w e i g h t p o c k e t historic district may be able to use the BOTTOM SASH paint. PARTING BEAD s t a f f b e a d / w i n d o w s t o p California Historical Building Code to avoid Title 24. However, the best way SILL Fixing the Sash Cord of a Double- to get out of Title 24 is to preserve Hung Window your original windows. The reason your double hung window Fixing Broken Glass Step 6: Tie the end of the twine to may not open or shut properly is Se c u r i t y Ba rs Broken glass is one of the most common because the sash cord is broken. It the new sash cord and then pull the window problems. With a little patience, takes more time than fixing broken fishing weight until you can see the Before adding security bars, consider you could repair it yourself. Window glass glass, but you could repair it yourself. sash cord in the pocket. other ways to improve safety like is held in place by the sash (see diagram) Step 7: Tie the new sash cord around installing a burglar alarm. If you push points (small metal fasteners spaced Step 1: Use a putty or utility knife to the weight. Pull the new sash cord decide to add security bars, place 6 to 8 inches apart), and putty. remove the window stop. Work from until the weight is inside the frame and them on the sides or rear. This is the the bottom to the top. can’t move any further. most likely location of a “break in.” Step 1: Remove the window from the Step 2: Remove the bottom sash from Step 8: Place the window on the sill Fit the security bars to the shape of opening. For a double hung window, the frame. and cut the cord three inches beyond your windows and match the muntins and mullions (the grid pattern) on the remove the window stops from the Step 3: Look toward the bottom of the the hole in the sash. Tie a knot around windows. Paint the security bars in a bottom sash, and the parting bead frame for a wood or metal panel called the hole. (Repeat these steps as needed to repair both the bottom and top sash.) dark color or match the color of the from the top sash. a pocket. Remove the panel to see the window trim. Step 2: Carefully loosen the putty sash cord weights. Step 9: Put the window sashes back in against the wood with a paint scraper Step 4: If the top sash cord is broken, place and check if the window moves or putty knife. Remove the old putty. you must also remove the parting up and down properly. Step 3: Wiggle the push points and bead and take out the window. If the Step 10: Replace panels on pockets remove them. top sash cord is not broken, raise the and all moldings around the window. Step 4: Carefully remove the broken glass. window and prop it with a stick. Step 5: Use sandpaper to remove any Step 5: Tie twine to a fishing weight putty or paint residue. Paint exposed and insert it on top of the pulley and wood with a primer. into the window frame until the weight Step 6: After the primer is dry, add a is visible in the pocket. thin line of putty about 1/8 inch into the groove between the sashes.

14 15 Doors

The Front Door is one of a building’s most important architectural features, Basic Tips on Doors Re p l a c i n g Do o rs typically highlighted by its central location and decorative surrounds, sidelights, It is always better to repair your door, or fanlights. Because it is difficult to find “off the shelf” doors that match historic Maintaining Do o rs rather than replace it. If you must doors, replacements must often be custom built. Maintaining historic doors makes • Paint buildup will prevent doors replace your door, choose a door that good economic sense. Most problems, like draftiness and sticking, are easy to repair from shutting. Remove extra paint matches the original in size, detail, by applying weather stripping or sanding down the bottom of a door. with a heat gun, a scraper, or and style. Painted wood doors should chemical remover. Be careful not to complement existing exterior paint scratch wood surfaces. color. Use high quality paint and Do Don’t • Loose screws can also cause a door primer so your door won’t chip. Many to stick. Open the door part way, doors were originally stained. This is and then shake the door toward true in many Craftsman residences. and away from the hinges to see if It is best not to paint a door that was you have loose hinges. If the hinges originally stained. move, they are loose. Tighten the screws against the hinges. Pa r t s o f a Do o r Sometimes, the hinges are worn f a n l i g h t c a s i n g p e d i m e n t This wide door with square panes of glass & out or bent and should be replaced. sidelights is typical of Craftsman architecture. This door opening has been altered to install double doors. Re p a i r i n g Do o rs • Open joints can widen your door r a i l so it won’t shut. Doors are made c a p i t a l g l a z e d of stiles (the vertical boards), rails l i g h t (horizontal boards), and panels. Tenons are projecting pieces of wood j a m b

that connect the rails and stiles. The tenons stay in place with glue. When s t i l e c o l u m n the glue wears out, the tenons move. The narrow door with a transom window This causes a gap between stiles and above is common in Victorian architecture. The central door opening has been filled-in rails. You can try to add wood glue • Preserve your existing historic door & a new door has been placed off-center. to fix, but it may be best to hire a p a n e l s i l l opening and original door. carpenter. • Match the new door to the original • Don’t fill in or alter the size of a • Cutting your door should be a last door and the style of your building. historic door opening. resort. Trim your door from the Co mm o n Pr o b l e ms • Keep the original hardware, including • Don’t replace a historic door with bottom. Special equipment like a w i t h Do o rs hinges, doorknockers, latches and an “off the shelf” door, especially circular saw may be needed. Use fine locks. in a different style. sandpaper to clean up the cut edge of • Paint Buildup • Match the new hardware to the • Don’t install a metal security door that the door. Then, apply clear finish to • Open Joints original if you have to replace them. blocks your door from view. the edge so water isn’t absorbed. • Loose Screws • Water Damage or Humidity • Termites 16 17 Roofs & Chimneys

Roof form & material are often identified with a particular architectural style. A Basic Tips on Roofing & clay tile roof is a key feature of a Spanish Colonial Revival style residence. A long, Chimneys low gable is common in a Craftsman residence. A change in roof form can break up massing or highlight a building’s style. Historic roof details may include dormers, Hi s t o r i c Ro o f St y l e s vents, eaves, gutters, and downspouts.

SHED GABLE GAMBREL Many chimneys in Los Angeles have been lost over the years, mainly due to HIP MANSARD earthquake damage. Although early chimneys were more about function, chimneys Maintaining a n d Re p a i r i n g in popular styles like Tudor and English Revival were an important decorative t h e Ch i m n e y Water can cause damage to stucco or feature. Whenever possible preserve your original chimney. If your chimney has to Maintaining t h e Ro o f be re-built, be sure to match its original form and detail as closely as possible. Check the roof at least twice a year. the mortar between the chimney’s Gutters and downspouts need to be bricks. To prevent this, repair water Do Don’t cleaned regularly so water doesn’t back leaks, especially around the chimney up and damage the roof. Remember to flashing. Historic chimneys damaged check the flashing for wear and tear. in an earthquake can be braced. If the chimney has to be rebuilt, take a Pr e p a r i n g t o Re-r o o f photo to show how it looked originally. Before starting work on the roof, take Save the brick or stone on a masonry pictures of the area where work will be chimney. The original brick can be Part of the original clay tile roof has been done. If anything must be removed to installed as a veneer. City regulations changed to asphalt shingle. do the work, like gutters or fascia, the require that a spark arrestor be installed. Use a low profile spark The large gable roof with rafters and fascia photos will help to put them back. detail distinguishes this home as a Craftsman. arrestor with a powder black finish. Ch o o s i n g Ro o f i n g Ma t e r i a l s Use high quality materials. They may cost more to install, but will cost less Hi r i n g A Co n t r a c t o r over time. The most commonly used It is important to contact a roofing materials in Los Angeles are professional, licensed contractor The altered chimney detracts from this charming Craftsman home. asphalt, composite shingle, and clay tile. who is familiar with historic roofs and chimneys. The contractor The varying roof forms, including a turret • Don’t change the original roof form. should check the condition of the (round tower), set this home apart. roof to see if it can be repaired. • Don’t add or remove roof dormers Pa r t s o f a r o o f to visible areas of the roof. UNDERLAYMENT Ask if historic materials such as • Preserve the original roof form and clay tile can be reused. Get quotes roof details like eaves and gutters. • Don’t locate satellite dishes, SHINGLE antennas and skylights where they RAFTER from at least three people before • Use roof replacement materials that hiring someone to do the work. match the original. are visible from the street. • Don’t change the original roof • Preserve the chimney first. If it EAVE SOFFIT must be re-built, match the original material. For example, don’t change FASCIA as closely as possible. from asphalt shingle to clay tile. OUTSIDE WALL

18 19 Porches & Balconies

Historic porch & balcony design, scale, and detail vary with the architecture Basic Tips on Porches & Balconies Po r c h St y l e s of its building. Victorian porches usually had a lot of decorative detail and a delicate and airy appearance. Craftsman porches were often less detailed, extending the entire Maintaining a n d Re p a i r i n g Po r c h e s length of the building and supported by large columns. In contrast, other styles & Ba l c o n i e s such as Spanish Colonial and English Revival may not have a porch, but rather an Porches & balconies should be overhang over the front door. Many Mediterranean or Monterey Revival buildings maintained. Protect masonry, also did not have porches. Instead, front facade balconies or balconettes (decorative wood and metal porch or balcony balconies that are too small to be used) were one of the main featured elements. elements by cleaning, removing dirt, rust and paint, and repainting as Do Don’t needed. When cleaning the porch or Craftsman balcony, keep an eye out for termites, dry rot, or other porch or balcony damage. If you find porch or balcony decay, repair what you can. Only replace those parts if it is absolutely necessary. Replacement parts should match the original porch or balcony The original Craftsman porch was materials. This late Victorian/Queen Anne porch inappropriately filled in. Victorian has interesting and intricate detail. Re p l a c i n g a Mi ss i n g Po r c h o r Ba l c o n y If you think your building had a porch or balcony and you want to replace it: • Look for old photos of your building. • Look at other buildings in your neighborhood that are similar in The balcony is unique to Monterey Revival The second story balcony was altered and style and size to your building. Use homes. filled with materials that are not compatible. the porch or balcony of a similar Colonial Revival • Repair porches and balconies by • Don’t fill in your porch or balcony building as an example of how your reinforcing historic materials first. with solid walls, especially in the porch or balcony should look. • Replace damaged porch & balcony front. It may be appropriate to enclose a Po r c h Be n e f i t s • Carefully remove paint where Porches were often designed to save elements with new elements that balcony or porch with windows that can your porch or balcony used to be. energy, shading the south and west sides match the original design and be easily removed if the original details Sometimes you can find the outline of the house. Keeping the porch may material. are preserved. of where the porch or balcony was reduce energy bills. Porches also provide • Match the size, scale, and style of the • Don’t remove decorative details attached to the house. You can use shelter and outdoor living space. house when adding a missing porch of the porch or balcony including that outline as a guide for the new or balcony. columns, railings, and brackets. porch or balcony. • Use materials that were commonly 20 used at the time the house was built. 21 Fences & Gates

Fences & Gates were not usually placed in the front yard. If historic front Basic Tips on Fencing Zo n i n g Co d e Re q u i r e m e n t s yard fencing existed, it was used to define the perimeter of the yard and not for Front yard fences are not appropriate for Front yard fences must be less than 42 security. In Los Angeles neighborhoods with sloping yards, concrete or river rock lots that were originally open. Use hedges, inches in height. If the fence is over retaining walls were often constructed. Today, most fences and gates are added to shrubs, and trees for more attractive this height, you will need to apply secure a property. Because adding a fence can damage the historic character of your screening. Instead of fencing the entire for a Fence Height Variance from property, other security options should be considered first. yard for privacy, screen a sitting or patio the Department of City Planning in area. If a fence is added to the front yard, addition to any HPOZ review. For Do Don’t make sure it is see-through and does not questions about fence height and the block the view of the building. zoning code contact the Department of Building and Safety at (888) 524-2845. Some fence types should not be built in the front yard. These include natural Lo c a t i o n o f a Fe n c e wood basket weave, open concrete block walls, chain link, and split rail The picket fence is appropriate for this late The stone and wrought iron fence is too fences. Iron fences with brick or stone Victorian/ Queen Anne home. decorative and modern for this Craftsman home. may not look good on small lots, but don’t can be considered for larger lots.

Fe n c e St y l e s

d best

Picket – Wood picket fences were r used with Colonial, Victorian or a Craftsman styles. Y o n t

Wrought Iron – Simple, dark colored r With a plain simple fence, your building F This solid fence with a tall hedge blocks the wrought iron fences were used with better stands out, not the fence. view of the historic home behind it. Revival Period styles, Craftsman, and sometimes Victorian styles. • Try landscaping instead of a fence. • Don’t add a fence in front of your • Keep historic fences, paths, and stairs. building if you have never had one. don’t • Match the style of your fence with • Don’t replace a historic fence with Ty p e s o f your building. something that looks different. Wr o u g h t Ir o n Fe n c e s • Select new fences that are simple • Don’t build a fence that doesn’t match and made of see-through wrought your building. Pr o b l e ms w i t h Fe n c e s Many people build fences for security. iron. A fence can make you feel boxed in • Paint wrought iron fencing dark and make your yard feel small. Fences green, dark brown or black. can cost a lot to build and maintain. A tall fence can cut out light and breezes Decorative Fence Decorative ÓGmfvs!Ef!MjtÔ Plain Fence Plain to your house. If you feel you need a fence for safety reasons, consider securing the rear and side yards first.

22 23 Landscape & Hardscape

Hardscape is the nonliving part of landscape, like concrete, brick or stone. The Basic Tips on Landscape & Hardscape plants, trees, and grass make up the soft landscape. In Los Angeles the front yard typically had a lawn and a walkway that led from the sidewalk to the front door. The Re d u c i n g Pa v i n g Re d u c i n g Ya r d Ma i n t e n a n c e driveway ran alongside the residences to a rear detached garage. Maintaining landscape The City does not allow parking in the Create a native plant garden to and hardscape is important to the historic character of buildings and neighborhoods. front yard. Remember, when you pave conserve water and reduce yard maintenance. Many garden supply Do Don’t over your yard, you increase water runoff. This can lead to drainage problems stores sell California native plants. Be and flooding. It also can add to storm sure to select plants according to the water run off and pollute water sources soil, amount of sun, and how often and the ocean. If you want to create you can water them. Sort the plants parking in the rear, consider absorbent by size. Put the shorter plants in front materials like gravel. Another option is and the taller plants in back. Common grasscrete. Grasscrete can be driven on, native plant groups include: Sages, but looks like a lawn. A “Hollywood” Honeysuckles, Manzanitas, Lilacs, Ceanothus, Gooseberries, Currants, The built - in stairs at the corner provides The paving stone highlights the parked car driveway can also reduce driveway a clear path to the door without visually instead of the home. paving and improve drainage. Oaks, and Buckwheats. competing with the home.

The generous setback and landscaping enhance The concrete front yard with a tall fence gives the architectural quality of the home. this historic property a hard, uninviting look. “Hollywood” Driveway • Retain mature trees and hedges or • Don’t pave over your front yard. Im p r o v i n g Ac c e ss Pr o b l e ms Wi t h Pa v i n g Ov e r a replace them with similar plants. • Don’t widen existing walkways and Fr o n t Ya r d • Preserve the natural grade of the driveways. You can improve access to your property. • Don’t use colored materials for property for the elderly or disabled. First, try to fix uneven pavement and Many people pave over the yard to • If your property has a front lawn, walkways and driveways. Use reduce yard work or increase parking. keep it or replace it with other neutral concrete instead. add simple railings to stairs. Instead of paving over the entire front yard, add This may cause drainage problems and landscaping like drought tolerant flooding. Planting trees and natural a walkway from the driveway to the plants. vegetation reduces flooding. Trees also • Replace damaged historic pathways, front door. Temporary ramps can also provide shade for your property. This walkways, or stairs with something be added. Temporary ramps cost less can help reduce your energy bill. For that looks the same. and are easy to remove when they are information on free shade trees, contact no longer needed. DWP at (213) 367-0668.

24 25 Architectural Styles

VICTORIAN ERA TURN OF THE CENTURY PERIOD REVIVAL EARLY MODERN (1860 - 1910) (1890 - 1920) (1920-1940) (1920-1945) Victorian architecture was introduced Many Turn of the Century styles were Los Angeles is home to the largest The period between the World Wars to Los Angeles by pattern books and built in Los Angeles’ first streetcar collection of Period Styles in the country produced architectural styles based on experienced builders from the eastern suburbs. Popular styles included Shingle, largely due to the building boom of an aggressively modern aesthetic, with United States. Popular styles included early Colonial and Neoclassical Revival, this period. Popular styles included clean lines and geometric patterns. Italianate, Queen Anne, Folk Victorian, Transitional Arts and Crafts, early Colonial Revival, Dutch Colonial Revival, Popular styles included Art Deco, and Eastlake/Stick. Some surviving Craftsman and Craftsman/Ultimate Spanish Colonial Revival, French Streamline Moderne, Modern, and examples of Victorian homes can be Bungalow, Foursquare, Mission and Eclectic, English and Tudor Revival, Minimal Traditional styles found in Angelino Heights, University early Spanish Colonial Revival, Prairie, Mediterranean Revival, Neoclassical Park, Lincoln Heights, and Highland and Beaux Arts. Revival, and Monterey. The Craftsman Park. and Craftsman Bungalow styles continued to evolve through this period.

Art Deco

POST-WORLD WAR II Early Craftsman Bungalow (1945 - 1965) Spanish Colonial Revival Development in this period simplified the architectural vocabulary of the pre-war years into styles more suitable Queen Anne for mass development. Popular post war styles included Minimal Traditional, Ranch, Post and Beam, and Contemporary commonly found in subdivision tracts in Westchester, West Los Angeles, and the San Mission Revival English Revival Fernando Valley.

Folk Victorian

Craftsman Colonial Revival Contemporary

26 27 Preservation Incentives

Ta x Re l i e f California State Office of Historic Preservation The Combined Purchase and The Mom & Pop Program provides Website: www.ohp.parks.ca.gov (also known as Rehabilitation Loan Program assists 3%, no-payment (deferred) loans for The Mills Act Phone: (916) 653-6624 Historical Property Contracts) helps home buyers with buying and low-income, owner-occupied small owners of qualified historic buildings rehabilitating some of the area’s older rental buildings (2-4 units). A grant of Re g u l a t o r y Re l i e f and run down housing. up to $10,000 per unit is also available offset costs for restoring, repairing, or maintaining their properties by for lead paint hazard removal and/or The California Historical Building helps new providing property tax relief. The Move On Program exterior improvements. Code (CHBC) allows owners of a homeowners relocate and restore Los Angeles Department of City Planning, qualified historic property to use architecturally significant homes that The Handyworker Program provides Office of Historic Resources alternate construction materials or are in danger of being torn down. free minor repairs to low income Website: www.preservation.lacity.org standards than would be required senior homeowners or physically Phone: (213) 978-1200 under the California Building Code. Community Redevelopment Agency (CRA) disabled homeowners. Website: www.crala.net Los Angeles Department of City Planning, A Conservation Easement is a one-time Phone: (213) 977-1600 Office of Historic Resources The Lead Hazard Reduction Program income tax deduction for owners of Website: www.preservation.lacity.org provides lead hazard grants for owners historic properties on the National of rental properties built before 1978. Phone: (213) 978-1200 Ho u s i n g De p a r t m e n t Lo a n s a n d Register of Historic Places or in a To qualify, a child under age 6 must Gr a n t s National Register Historic District. The Housing programs available citywide in live in or “substantially use” the Co mm u n i t y Re d e v e l o p m e n t Ag e n c y easement is usually entered into by a order to “promote, develop, and pre- property. Call (213) 808-8935 for more qualified nonprofit historic preservation Lo a n s An d Gr a n t s serve decent affordable housing.” information. organization such as the Los Angeles Listed below are the programs Conservancy and property owner. The available to low and moderate income The Comprehensive Single Family Los Angeles Housing Department easement remains on the property even property owners in a Los Angeles Rehabilitation Program provides 3%, Website: www.lacity.org/lahd if the owner changes. Redevelopment Project Area. There no-payment (deferred) loans for low- Phone: (866) 557-RENT or are 32 identified redevelopment project income, owner-occupied, single-family (866) 557-7368 Los Angeles Conservancy areas in the city. homeowners who want to rehabilitate Website: www.laconservancy.org their homes. There is a grant of up to Phone: (213) 623-2489 Home Improvement Loans offer $10,000 available for lead paint hazard homeowners a grant of up to $7,500 removal and/or exterior improvements. The Federal Historic Tax Incentive for small exterior improvements such Program provides a credit equal to 20% as landscaping or fencing. The Small Rental Rehabilitation of substantial rehab costs on a certified Program provides 3% loans to owners historic structure listed in the National The Residential Facade Grant Program of primarily low-income occupied Registry of Historic Places. The 10% is developed specifically for property rental properties up to 28 units to rehabilitation tax credit provides a credit owners within the Pico Union 1 & correct Systematic Code Enforcement Program (SCEP) citations and make equal to 10% of substantial rehab costs 2 Redevelopment Project Areas and other building improvements. Grants of a nonresidential, non-historic building provides qualified residential property of up to $5,000 per unit for lead paint that was constructed before 1936. owners of 1 - 4 units with grants up to $25,000 for exterior projects such as hazard removal and/or visible exterior painting and window repair. improvements are also available. 28 29 Historic Rehabilitation Resources

The City of Los Angeles makes no claims or endorsements of businesses offering any products or services listed below. Fo r Li s t s Of Re s t o r a t i o n The National Trust The directory is not comprehensive and there may be other businesses just as qualified. Be sure to ask for and verify for Historic Preservation Co n t r a c t o rs /Su p p l i e rs references, appropriate licenses, and insurance coverage. www.nationaltrust.org Ci t y Co n t a c t s Salvage Yards Pest Control Pasadena Architectural Salvage National Pest Management Assn. Detroit Historic District Commission Department of City Planning (626) 535-9655 www.pestworld.com Style and Color Guide Key (213) 978-1200 www.pasadenaarchitecturalsalvage.com www.ci.detroit.mi.us/historic/colorguide/ www.preservation.lacity.org Te c h n i c a l Ass i s t a n c e & Hi s t o r i c color.htm Santa Fe Wrecking In f o rm a t i o n Community Redevelopment Agency (213) 623-3119 Fo r a Li s t o f Hi s t o r i c Pr e s e r v a t i o n www.santafewrecking.com (213) 977-1600 Preservation Directory In c e n t i v e s www.crala.org www.Preservationdirectory.com Silver Lake Salvage Getty Conservation Institute Department of Building & Safety (323) 667-2875 California Preservation Foundation www.getty.edu conservation/publications/pdf_ Single-Family Code Violations www.californiapreservation.org publications/historic-homes.pdf (888) 524-2845 New Products www.ladbs.org Stock Window and Door Historic Charleston Foundation Los Angeles Conservancy (818) 881-8738 (843) 723-1623 www.laconservancy.org Housing Department www.stockbuildingsupply.com www.historiccharleston.org/preservation/ (Under “Preservation Resources”, Incentives Multi-Family Code Violations tech.html for Preserving Historic Buildings link) (866) 557-7368 Taylor Brothers www.cityofla.org/LAHD/ Architectural Products United States, Ho m e In s p e c t i o n s f o r Hi s t o r i c (323) 805-0200 Department of The Interior Pr o p e r t i e s Fo r Li s t s Of Co n t r a c t o rs /Su p p l i e rs www.taybros.com Secretary of The Interior Standards for Rehabilitation www.cr.nps.gov/hps/TPS/ Los Angeles Conservancy American Society of Home Inspectors Landscaping tax/rhb/ (under “Illustrated Guidelines”). www.laconservancy.org California Native Plants Society (800) 743-ASHI (Under “Preservation (916) 447-2677 Preservation Briefs www.ashi.org/find/ Resources” link) www.cnps.org www.cr.nps.gov/hps/TPS/briefs/ select “Historic Homes” under “By presbhom.htm Additional Services Offered” West Adams Heritage Association El Nativo Growers, Inc This Old House www.westadamsheritage.com/resources.html (626) 969-8449 California Real Estate Inspection www.elnativogrowers.com www.thisoldhouse.com Association (CREIA) Historic Echo Park (800) 848-7342 www.historicechopark.org Theodore Payne Foundation Old House Web http://creia.findlocation.com (818) 768-1802 www.oldhouseweb.com Scroll down the page to “Inspector Services American Bungalow www.theodorepayne.com Directory,” and check “Historic Home www.ambungalow.com City of Riverside Inspections” under “Specialty Condition (Under “Useful Resources” link) www.riversideca.gov/historic/pdf/rrrentire.pdf Assessments.”

Restoration Trades PreserveLA.Com www.restorationtrades.com/artisans/zip9.shtml www.PreserveLA.com

30 31 LOS ANGELES CITY PLANNING DEPARTMENT