HomeMy WebLinkAboutPCD/GPC 90-09; Carrillo Ranch Restoration; Planning Comm Determ/Gen Plan Consis (PCD/GPC) (4)November 5, 1990
TO: CARRILLO RANCH STABILIZATION SUBCOMMITTEE
FROM: Senior Management Analyst
CARRILLO RANCH STABILIZATION PROJECT CONSTRUCTION COST ESTIMATES
Attached for your review are Carrillo Ranch Stabilization Project
construction cost estimates as developed by the project
consultant, Wayne Donaldson.
This information will be reviewed by Mr. Donaldson at the
Stabilization Subcommittee meeting scheduled for 2:00 p.m.,
Thursday, November 8, 1990, at the Harding Center Multi-Purpose
Room located at 2096 Harding Street.
If you have any questions, please contact me at 434-2811.
CLINT PHILLIPS
Repair all deteriorated wood structural members.
Install a steel or concrete bond beam at the top of each adobe wall for
connection to the roof diaphragm. The exact solution will depend on the
amount of deteriorated wood members requiring replacement
For buildings with a single adobe wall, a similar bracing system should be
installed to tie the wall to the roof.
Gable ends of adobe walls should be braced at both the ceiling line and
the roof line. In some cases it may be necessary to install a diagonal steel
angle from the "ceiling" line to the roof framing. Additional blocking in
the roof will have to be installed to take the thrust of the wall brace.
Wood frame structures require attachment to the foundation with anchor
bolts into the concrete and stone.
Wood walls should be rationalized with a stud or a post and beam system.
Existing diagonal bracing systems should be augmented with additional
braces where practical.
MILFORD WAYNE DONALDSON
ARCHITECT
COST BREAKDOWN
ALLOCATION OF FUNDS
October 19, 1990
BUDGET OF AVAILABLE FUNDS
It is understood that the budget for the Stabilization and Restoration
Program for the Leo Carrillo Ranch is not to exceed the combined grant
funds listed below. Written authorization will be required from the
Redevelopment Office if unexpected costs arise.
1987 Historic Preservation Grant Program
1989 History and Archaeology Grant Program
TOTAL GRANT FUNDS
90,000
400.000
$490,000
ALLOCATION OF FUNDS
Professional Fees:
Schedule of fees; as assigned in the scope of services in the 1988 contract
for fulfillment of the 1987 Historic Preservation Grant Award:
Architectural 56,805
Structural Engineering 2,550
Archaeology 3,500
Land Surveying 845
Civil Engineering 6,000
Hydrology Services -Tet-a-1 -$63->-V-€>Q 3,400-
Reimbursables 500
Schedule of fees; as assigned to the revised scope of
Total 73,600
services for
fulfillment of the 1989 History and Archaeology Grant Award:
Architectural
Structural Engineering
Archaeology
Land Surveying
Civil Engineering
Hydrology
Landscaping
35,895
15,000
1,500
9,155
5,000
-2y4GO 2,900 per LOA 05/90
5.070
Subtotal
1988 Schedule of Fees
Subtotal
-7*702074,520
-6-3-.-700 73,600
m-7-,-7-20
148,120
MILFORD WAYNE DONALDSON
ARCHITECT
LEO CARRILLO RANCH
STATEMENT OF PROBABLE COSTS
Page 2
Development Costs
Testing/Construction Inspection 3,300
City of Carlsbad Personnel 2,903
Subtotal -20-,-eee 6,203 -20yOOO 6,203
Professional Fees/Development Costs -i-3-7-,-7-20 148,120
Total Development and Professional Fees $l"5-7-,-720 154,323
Construction Costs;
Structure Total
Deedie's House (Adobe Retreat) 36,160
Main House 83,800
Stable (No New Roof) 77,000
Cantina 20,640
Wash House 6,000
Carriage House 27,000
Storage Building and Tack Shed 11,040
Caretaker's House 25,755
Garage (No Work)
Landscaping 10,730
Water Tank *
Wood Barn (No Exterior Cladding) 4,000
Equipment Shed and Grain Storage *
Cabana/Pool *
Subtotal $302,125
Contingency Allowance 30,155
Subtotal $33372SO 335,677
Professional Fees/Development Costs ISJ-JZQ 154,323
GRAND TOTAL $490,000
Stabilization items to be completed as future improvements.
All costs for landscaping excludes site maintenance.
MILFORD WAYNE DONALDSON
ARCHITECT
LEO CARRILLO RANCH
CONSTRUCTION SCOPE OF WORK
October 19, 1990
The • general intent for the use of the 1987 and 1989 Grant funds is for the
seismic retrofit and stabilization of the structures of the Leo Carrillo
Ranch against deterioration.
Work Item
Priority
1. Deedie's House
(Adobe Retreat)
2. Main House $ 83,800
3. Stable $ 77,000
-Repair and seismically
strengthen adobe walls
-Replace roof
-Repair and replace plaster
-Repair settlement damage
-Repair termite damage of
porch beams and door and
window headers
-Repair or replace framing
connections
-Termite Control
-Repair and seismically
strengthen adobe walls
-Replace roof on overhangs
-Install drainage system
in cellars
-Repair wood and porch columns
-Repair chimney flashings
-Repair termite and dry rot
damage
-Termite Control
-Repair porch roof.
-Existing plaster to remain
-Repair and seismically
strengthen adobe walls
-Repair and seismically
strengthen structure
-Whitewash and paint where
original
-Repair termite and dry rot
damage
-Repair south concrete porch
floor
-Repair retaining wall
-Ground drainage pattern to
remain
-Termite Control.
-No. new roof
MILFORD WAYNE DONALDSON
ARCHITECT
LEO CARRILLO RANCH
CONSTRUCTION SCOPE OF WORK
Page 2
Work Item
Priority
Cantina
5. Wash House $ 6,000
6. Carriage House $ 27,000
7. Storage Building
and Tack Shed
$ 11,040
-Repair and seismically
strengthen adobe walls
-Replace roof
-Termite Control
-Remove interior
drywall
-Rebuild wood stud and plaster
rear wall
-Repair and seismically
strengthen adobe walls
-Repair termite and dry rot
damage to roof sheathing and
beams
-Rebuild stone arch
-Termite Control
-Repair and seismically
strengthen adobe walls
-Repair roof framing and
sheathing
-Repair settlement damage
-Repair tile roof
-Termite Control
-Install new foundations
-Replace roof
-Repair sheathing, framing and
piers
-Repair termite and dry rot
damage
-Stabilize rock foundation
-Termite Control
MILFORD WAYNE DONALDSON
ARCHITECT
LEO CARRILLO RANCH
CONSTRUCTION SCOPE OF WORK
Page 3
8. Caretaker's House
(No work at garage)
9. Grounds Repair
$ 25,755 -Repair and seismically
strengthen adobe wall
-Repair or replace roof
-Repair interior water damage
-Secure doors
-Repair porch damage
-Repair termite and dry rot
damage
-Termite Control
$ 10,730 -Landscaping, Weed Abatement, and
Removal of Damaging Plants
10. Water Tank
11. Wood Barn
12. Equipment Shed/Grain
Storage
13. Cabana/Pool
- 0 - -No work
$ 4,000 -Seismic reinforcement of
structure
-Repair or replace timbers
damaged by termites and
dryrot
- 0 - -No work
- 0 - -No work
Total
Contingency Allowance
$302,125
S 30.155
$332,280
NOVEMBER 1, 1990
TO: MUNICIPAL PROJECTS MANAGER
FROM: Associate Engineer
STATUS REPORT FOR RANCHO CARRILLO STABILIZATION - PROJECT NO. 3306
The stabilization work involves improvements to the various buildings on the Rancho
Carrillo site in order to meet seismic stability requirements and repair deteriorated roofs
and foundations which are prone to cause water intrusion problems.
A Building Permit will be required. The State and City are reviewing building plans. The
Planning Department determined the project is categorically exempt under Section 15301,
Class 1(a) and (d) of CEQA on January 31, 1990. A General Plan Consistency finding
will be required. The item will be scheduled for the Planning Commission on December
19, 1990.
Of the $490,000 available, $332,280 will be spent on construction, and $157,720 on
professional fees. A meeting has been scheduled with the Citizen Steering Committee
on November 8, 1990 to verify the construction priorities, since some of the repairs will
not take place due to funding limitations.
The repairs will provide a band-aid, as far as stabilizing the site for future uses. The big
problems of access and site drainage must be solved by future construction, which will
best be addressed when a master development plan has been established.
project is scheduled for bid awards in February, 1991.
\
DAN CLARK f
Project Manager ^
DC:jkb
c: Ann Hysong, Planning Department
JANUARY 31, 1990
TO: CLINT PHILLIPS
FROM: Anne Hysong
SUBJECT: ENVIRONMENTAL IMPACT ASSESSMENT OF CARILLO RANCH
STABILIZATION PROJECT
The Planning Department has determined that the subject project is categorically exempt
under Section 15301, Class 1 (a) and (d) of CEQA since the project consists of only the
stabilization and restoration of an existing historical structure. I have attached a copy of
the Notice of exemption sent to the County Clerk for your files.
If you have any questions, call me at 438-1161, ext. 4328.
c: Dee Landers
AH:kd
ElACar.mem
STATE OF CAUFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEJIAN, Governor
DEPARTMENT OF PARKS AND RECREATION
P.O. BOX 942896
SACRAMENTO 94296-0001
(916) 445-8006
JUL 25 1989
Ms. Patricia Cratty
City of Carlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
Dear Ms. Cratty:
Leo Carrillo Ranch. $400.000
Congratulations, your project has been awarded a grant in the above amount
from the History and Archeology Grants Program: California Wildlife, Coastal,
and Park Lands Conservation Act of 1988, as approved in the 1989-90
Legislative Budget. A list of successful projects is enclosed for your
information.
This project is one of 33 successful applications receiving a portion of the
$11 million allocation made available through the History and Archeology
Grants Program. In order to anticipate the full completion of old and new
projects as quickly as possible, most grant awards were for the amounts
requested. All projects must be completed before July 1992.
The enclosed "Acceptance of Grant Allocation" form must be signed by the
person authorized in your resolution .to sign documents for this project.
Please return this form to the Office of Historic Preservation as soon as
possible. We cannot execute a Project Agreement and set up reimbursement
accounts until the signed "Acceptance of Grant Allocation" form has been
received by the Office of Historic Preservation. Project agreements
(contacts) shall be available in two or three weeks.
In addition, two copies of the 1989 edition of the Procedural Guide shall be
presented to you in the next several weeks; one is for the project manager and
the other is for the project architect. The document will provide the
necessary guidance to assist in the management of the project. A sample
Project Agreement is included in the Guide. Even if you received previous
grant awards under earlier State grant programs, please read the Guide
carefully. Several new changes have been incorporated in the Guide,
especially in requiring greater professional architectural participation and
limited State review.
STATE OF CALIFORNIA—THE RESOURCES , :NC GEORGE DEUKMEJIAN, Governor
DEPARTMENT OF PARKS AND RECREATION
P.O. BOX 2390
SACRAMENTO 95811
(916) 445-2358
MAR 2 61987
Mr. Chris Salomone
City of Carlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008
Dear Mr. Salomone:
Project: Leo Carrillo Ranch
Amount Recommended: $90,000
Congratulations! Your project as listed above has been recommended to the
Legislature for funding in the amount indicated under the historic
preservation component of the California Park and Recreational Facilities Act
of 1984, 1987 cycle.
In most cases, applicants will receive less than the funds requested in order
that as many projects as possible can be funded. We received 145 applications
totalling $21 million. Of these, 42 projects are recommended for $2.6 million
being distributed in the 1987-88 Budget.
Legislative approval of the budget is made by June 30. If the recommendations
are approved, funds will be available for your project after July 1, 1987. At
that time, the Office of Historic Preservation will send you an Acceptance of
Allocation form. The OHP staff will contact you shortly with the necessary
procedures for the interim. If you have any questions, please call the Office
of Historic Preservation at (916) 445-8006.
I thank you for your commitment to preserving this important component of our
state's heritage.
Sincerely,
S. Briner
Director
M-4487H
HISTORIC STRUCTURES REPORT
FOR
LEO CARRILLO RANCH
OCTOBER 15,1990
HISTORIC STRUCTURES REPORT
FOR
LEO CARRILLO RANCH
PREPARED FOR:
CITY OF CARLSBAD
REDEVELOPMENT OFFICE
2965 ROOSEVELT STREET, SUITE B
CARLSBAD, CALIFORNIA 92008
Prepared By:
Architect Milford Wayne Donaldson, AIA, Inc.
846 Fifth Avenue, Suite 300
San Diego, California 92101
October 15,1990
TABLE OF CONTENTS
SECTION
Forward I
Statement of Significance II
Scope of Study III
History of the Site and Its Occupants IV
History of the Structures V
Architectural Description VI
Architectural Analysis and Recommendations VII
Archeological Analysis And Recommendations VIII
Structural Analysis and Recommendations IX
Landscape Analysis and Recommendations X
Hydrological Analysis and Recommendations XI
Phase and Cost Summary XII
Appendix: Bibliography XIII
Preservation Briefs
Historic Photographs
Stabilization Construction Drawings
I. FORWARD
II. STATEMENT OF SIGNIFICANCE
STATEMENT OF SIGNIFICANCE
Rancho de los Quiotes - more commonly referred to as the Leo Carrillo Ranch - is listed on the City of
Carlsbad Register of Historic Places. It is archaeologically significant to the understanding of Southern
California's prehistory; and, it is historically significant as an early 1842 land grant with a unique history.
The surrounding land of the Leo Carrillo Ranch yields important information on the prehistoric inhabitants
of Southern California. Artifacts from tribes existing over nine thousand years ago up until twelve hundred
years ago can be found in the area of the Leo Carrillo Ranch. The preservation of this prehistory is crucial
in a time of rapid growth and land development. The existing remains of the Leo Carrillo Ranch will soon be
the only untouched representative of this archaeological history.
Of historical importance, Captain Juan Maria Marron received the Agua Hedionda land grant in1842. This
grant encompassed the land of the present day Leo Carrillo Ranch. Through time, the land became the
property of the Kelly family. The Kellys were cattle ranchers of several generations and inhabited the
Ranch for over sixty years. In fact, in 1882, they built a two story house, of which the lower floor still
survives as part of the main house on the Leo Carrillo Ranch. Leo Carrillo purchased the land from the
Kellys in 1937; and so unfolds a new history of significance.
Leo Carrillo's financial success as an actor provided him with the means to realize his life-long dream to
build a home for himself in the tradition of his California ancestors. To Carrillo, Rancho de los Quiotes was
the product of a lifetime of personal memories he had of similar dwellings. The warm feeling of the adobe
blocks, the low, rambling design of the buildings he personally paced off in the mud, the brick fireplaces,
old pepper trees, coyotes, and proud peacocks running about the buildings were all part of his memories.
Carrillo turned his dream into reality. His Rancho de los Quiotes perpetuated the Spanish Califonia
lifestyle. The Rancho was not a reconstruction or mimic of the ranches built by his forefathers; in his mind,
it was their continuation. Carrillo grew up with the stories of his ancestors and their role in California history.
The history of Spanish California was the history of his family. At the Rancho de los Quiotes, Carrillo lived a
life in unity with his past, surrounded by the scent of freshly baked bread and the companionship of the
hundreds of friends he invited to his famous fiestas. In this way, Carrillo shared the essence of the
hospitality and warmth of living for which California was once famous.
Leo Carrillo also recognized the end of the era of the great ranches. He saw his Rancho de los Quiotes as
a final retreat where he could perpetuate his heritage. Shortly after his death, the New York Times
reported that Carrillo had changed his will - deciding not to leave his $657,747 estate to the state of
California. Instead, he left a large portion of his property, including his home in Santa Monica, to his
adopted daughter, Antoinette Carrillo. A friend of Carrillo's stated that recent California politics had caused
Leo Carrillo to change his will. Perhaps Carrillo's thirteen years as a California State Park Commissioner
influenced that decision. Whatever his reasons, it is now state politics that will decide the fate of his legacy.
III.SCOPE OFSTUOV
SCOPE OF STUDY
This Historic Structures Report has been developed for the City of Carlsbad as a support document for
the overall restoration plan of the historic Leo Carrillo Ranch. Other documents comprising this restoration
plan include: the Construction Drawings and Specifications, a Potential Use Analysis, and a Maintenance
Manual (to be prepared upon completion of all stabilization and restoration work). The Historic Structures
Report, however, is the most comprehensive of these documents in that it contains recommendations for
both immediate and future implementation: it provides priority seismic and structural stabilization
information as well as future improvement recommendations which can be undertaken as State funds
become available.
The Historic Structures Report has been divided into sections compiled by various consultant teams:
Architectural, Arcnaeological, Structural, Landscape Architectural, and Hydrological. These interrelated
sections serve as a basic planning guide for the future of the Leo Carrillo Ranch. Included in the scope
of study for this Historic Structures Report are the following:
1. A chronological history of the site and its occupants.
2. A chronological construction history of the site structures.
3. An analysis of the existing conditions of the site archaeology, site drainage, landscape,
and site structures.
4. Recommendations for immediate and future stabilization and restoration work of the
existing conditions, as analyzed in item three above.
5. A schedule of stabilization and restoration priorities for both immediate and future phasing
and planning, including probable future cost estimates.
All significant site features and structures on the Leo Carrillo Ranch are discussed in this Report, and
guidelines for restoration are provided.
IV. HISTORY OF THE SITE AND ITS OCCUPANTS
Prehistory at Leo Carrillo Rancho
The 18-acre parcel known as Leo Carrillo Rancho or Rancho de ios
Quiotes has been researched at the archives at San Diego State
University and Museum of Man, Balboa Park, for previously recorded
historic and prehistoric sites. Both repositories reported no
prehistoric (or historic) sites within the project boundary. The
following sites were located within a mile of the property:
MoM SDSU
W-915
W-659
W-588
W-587
Cal E:4:45
W-1078
W-1079
W-1080
W-1081
W-1082
W-1083
W-1084
W-1085
W-1086
W-1087
W-1088
W-1089
W-1090
W-1091
W-1648
W-1649
W-589
W-183
W-3486
W-183A
W-2001
W-2969
SDi-508
SDi-4396
SDi-4498
SDi-4547
SDi-4570
SDi-4632
SDi-4679
SDi-4680
SDi-4681
SDi-4682
SDi-4683
SDi-4684
SDi-4685
SDi-4686
SDi-4687
SDi-4688
SDi-4689
SDi-4690
SDi-4691
SDi-4692
SDi-5541
SDi-5542
SDi-8593
SDi-8594
SDi-9041
SDi-9047
SDi-9846
SDi-9972
SDi-10,550
SDi-10,551
Site Description
rock shelter, bedrock mortars, pictographs
lithic scatter, pecten
stone enclosure, lithic scatter, milling
flakes, manos
lithic quarry
flaking station
flakes and shell
shell lens
shell lens
flakes and shell
historic wood cross in adobe base
flakes, shell, knife blade
lithic scatter, flakes, tools
lithic scatter
lithic scatter and shell
shell midden
shell scatter
flakes and shell
flake scatter
flakes, shell, mano
flakes, cores, scrapers
flakes,, cores, scrapers
lithic scatter, flakes, tools
bedrock milling
small flake scatter
lithic scatter
lithic scatter, flakes, tools, mano fragment
shell midden
lithic scatter
lithic scatter, shell
isolated grinding slick
W-3135 1 chione shell fragment
W-3136 SDi-10,553 small lithic scatter
W-3137 flakes, scraper, projectile point
W-3139 flakes
W-3411 flakes
Cultural History
Early Prehistoric
The earliest prehistoric sites of San Diego County are identified as
San Dieguito Complex/Tradition. Initially believed to represent big
game hunters, the San Dieguito are typified as a hunting and
gathering culture. This group of people abandoned drying inland
lakes of the present California desert and arrived in San Diego County
circa 9000 years B.P. as documented at the Harris Site SDi-149
(Warren 1966), Rancho Park North Site W-49 (Kaldenberg 1982), and
Agua Hedionda Sites UCLJ-M-15 and Windsong Shores SDi-10965,
W-131 (Moriarty 1967; Gallegos and Cameo 1984). Diagnostic traits
associated with the phase known as San Dieguito III include scraper
planes, choppers, scraping tools, crescentics, elongated bifacial
knives, and intricate leaf-shaped points (Rogers 1939; Warren 1967).
This tool assemblage is also called the Western Pluvial Lakes
Tradition (Bedwell 1970; Moratto 1984) and the Western Lithic
Co-Tradition (Davis et al 1969).
Debate continues as to whether these people continued to occupy San
Diego County or abandoned this region circa 8000 years B.P.
(SDCAS 1987). In either scenario, the early occupants made use of
coastal and inland resources of plants, animals, shellfish, and fish
(Moriarty 1967; Kaldenberg 1982; Gallegos and Cameo 1984).
From sites dated circa 8000 to 1500 years B.P., grinding implements,
manos and metates, suggest an increased reliance on seed and
vegetable foods. Groundstone artifacts, shell middens, terrestrial
mammal, marine mammal, and cobble based tools at coastal sites,
and quarry based tools at inland sites identify a range of coastal and
inland sites for over 6500 years by one culture group.
Inland La Jolla occupation sites have been reported in transverse
valleys and sheltered canyons (True 1959:225-263; Warren et al.
1961:1-108; Meighan 1954:215-227). These noncoastal sites were
termed "Pauma Complex" by True (1959), Warren (1961), and
Meighan (1954). Pauma Complex sites, by definition, have a
predominance of grinding implements (manos and metates), lack
shellfish remains, have greater tool variety, seem to express a more
sedentary occupation, and have an emphasis on both gathering and
hunting (True 1959; Warren 1961; Meighan 1954).
Rather than representing a separate component of the La Jolla
Tradition, as proposed by True and others, these inland sites are
presented here as inland manifestations of the coastal La Jolla
occupation. Including both coastal and inland sites of this same time
period provides a more complete appraisal of the inland settlement
system and coastal strategy by one people over a rather long period
of time. Inland and coastal La Jolla Period site occupants made use
of a diverse range of resources from coastal and inland ecozones and
developed an artifact assemblage to exploit these diverse resources.
The hypothesis for this chronology of San Diego County views the
period from 9000 years through approximately 1500 years B.P. as
the Early Period representing one people (San Dieguito/La Jolla), and
states that this 7500-year span is a period of cultural stability (one
people) with discrete modifications of the artifact assemblage in
response to environmental resources (plants, animal, stone for tool
making) and subsistence demands. This era was not a stable
environmental period, as shown by siltation of coastal lagoons,
depletion of lagoon resources (i.e., shellfish and fish), and the
formation of San Diego Bay (Warren and Pavesic 1963; Miller 1966;
Gallegos 1985; Masters 1988).
The earliest prehistoric sites can be found in the northern portion of
San Diego County. These sites are the Harris Site SDi-149, Agua
Hedionda Sites (UCLJ-M-15 and SDi-10695, W-131) and Rancho Park
North W-49 dating circa 8000 to 9000 years B.P. The northern San
Diego County coastal lagoons supported large populations, circa 6000
years B.P. These Early Period occupations are documented by
numerous radiocarbon dates from sites adjacent to these lagoons.
After 3000 years B.P., there is a general absence of archaeological
sites in north San Diego County to circa 1500 years B.P. The absence
of archaeological sites can be attributed to the siltation of coastal
lagoons and depletion of shellfish and other lagoon resources
(Gallegos 1985). Archaeological sites dated to circa 2000 years B.P.
are rare and are usually seen as the end of the La Jolla Complex.
Sites dated to circa 2000 years B.P. are found closer to San Diego Bay
where shellfish were still abundant.
Late Prehistoric
By 2000 years ago, Yuman-speaking people occupied the
Gila/Colorado River drainage (Moriarty 1969). The Yumans may
have shared cultural traits with the people occupying San Diego
County before 2000 years B.P. but their influence is well documented
after 1300 years B.P. with the introduction of small points, pottery,
Obsidian Butte obsidian, and cremation of the dead. The interface
between the La Jolla Complex and Yuman (Kumeyaay/
Diegueno) is poorly understood. The La Jollans may have either
assimilated with, or were displaced by the Yumans.
Based on his work at the Spindrift site in La Jolla, Moriarty (1965,
1966) suggests a preceramic Yuman phase. Using data from a
limited number of radiocarbon dates, Moriarty concluded the
prepottery Yumans occupied the San Diego coast circa 2000 years ago
and that by 1200 years ago ceramics had diffused from the eastern
deserts. However, some researchers still follow Malcolm Rogers'
belief that Yuman peoples first appeared in San Diego only 1000
years ago (Rogers 1945:167-198; Kroeber 1970:709-725; Strong
1929).
The History of Los Quitos Ranch
The first recorded Anglo activity to the Carlsbad area began in 1769
when Caspar de Portola led an expedition of military and clergy
north to begin settlement along the California coast. The Agua
Hedionda Lagoon, or "stinking waters," earned its name on that first
trek, and has appeared with that appelation in wills and land grants
ever since.
After Spain was overthrown in California, the land was divided into
large ranchos. One such rancho became the property of Juan Maria
Marron, a retired sea captain, who had aided Pio Pico in the 1831
revolt against Governor Manuel Victoria. Captain Marron received
the Agua Hedionda land grant in 1842 from Governor Alvarado.
Marron's widow, Felipa Osuna, and children received the land after
Juan died in 1853.
Francis Hinton purchased most of Rancho Agua Hedionda from
Sylvestre Marron during the 1860's after coming to San Diego with
the U.S. Army's Mexican Boundary Survey. Previously, he had been
a storekeeper at Fort Yuma, Arizona and it is believed that it was in
Yuma that he met Robert Kelly who would become his partner a few
years later. Both would try their hand at cattle ranching.
Kelly History
Robert Kelly came to San Diego in 1851. His family had immigrated
to the United States from Ireland in the early 1840's following the
great "potato famine." [He was born on the Isle of Man] From New
Orleans, Robert traveled the overland route to Yuma. While at Yuma
he and a military officer were allegedly the first to arrive on the
scene at the Oatman massacre and helped bury the dead. After a
few months in Yuma he moved on to San Diego. Probably at this
time he hooked up with Mr. Hinton.
At San Diego, Robert tried his hand as a government mule driver,
quickly becoming wagonmaster. He was a partner in ownership of
the Jamacha Rancho, during which time, approximately 5 years, he
raised catde and farmed. After selling his interest in 1857, he
moved to Old Town San Diego and joined Frank Ames in the
mercantile business.
In 1860, Robert joined Francis in the purchase of the Agua Hedionda
Rancho, a 13,311 acre Mexican land grant. He also served as
overseer for Hinton's ranch at Jamul. When Hinton died in 1870,
Kelly became sole owner of the entire ranch. He lived in the Agua
Hedionda adobe built around 1851 by retired sea captain Juan Maria
Marron. Hinton had modified the adobe by building a perpendicular
wing to the main structure. The later added segment of this adobe
was not as well built, since, in 1935, the 1851 portion of the house
was still standing and the "T" was melting away.
In 1869, Robert was joined by his brother Matthew and family from
northern California. The previous year Matthew had visited his
brother and had developed a fondness for a piece of property in Bear
Valley. Upon returning to San Diego, he discovered that the property
was already settled, so took up residency on property next to his
brother.
"Los Kiotes" Rancho
Matthew, Emily and their six children arrived in San Diego aboard
the steamship Orizaba on November 3, 1868. After a month's stay at
Old Town in rooms provided by Fr. Ubach, the family trekked out to
the property at Agua Hedionda. In that month Matthew and Robert
built a small board house that would serve as home until a new
larger one could be constructed. The early house, as described by
John Lincoln Kelly, "was a very crude affair. It was sixteen by
twenty feet and a story and a half in height, made of rough Redwood
lumber with battens over the cracks." [Kelly, Life on a San Diego
County Ranch, p. 2] (See Photo 1)
During the 1870's there were four years of drought which devasted
the crops and animals, as well as discouraged the ranchers. Elizabeth
Gunn recalls that an earthquake at this time shifted the ground
enough to activate a spring on the property.
Barbed wire was not invented until 1879. So until that time all cattle
had to be branded while still a calf and easily identified as they
clung to their already branded mother. Any cattle found unbranded
as an adult were fair game to the ranchers. In the spring of 1883 the
ranch was fenced with barbed wire and the Kellys were in the cattle
business again. [ Kelly, Life on a San Diego County Ranch, p. 55]
Barbed wire was ordered from Chicago and about 15 to 16 miles of
fencing was laid to enclose the ranch. Within a few years the stock
had risen to about 1000 head of cattle. Indians were employed at
the Agua Hedionda Ranch during roundup, especially when the ranch
was not fenced. [Kelly, Life on a San Diego County Ranch, p. 81-82]
In 1882 the two-story adobe was built. "The house was thirty feet
wide and forty feet long." John Lincoln Kelly reported that there was
a carpenter to do the wood work and a mason to lay stone and
adobes but "all the other work, such as digging and mixing the
mortar for laying same, was done by my brothers, Charles and Will,
and myself.... The building of this house was a hard summer's work,
but after it was built we had a very comfortable home." [Kelly, Life
on a San Diego County Ranch, p. 52] (See Photo 2)
Matthew Sr. died in 1885. His eldest son, Matthew Edward, resided
at the old house at least until 1928. Robert Kelly died in 1890
leaving all but about 400 acres of the original estate to his nine
nieces and nephews. Forty of those acres had been given to the
railroad to encourage the connection to San Diego.
Several of the children, including Charles and John Lincoln, have
written their memoirs of life at "Los Kiotes."
The children of Matthew and Emily are: (See Photo 3 and 4)
Elizabeth Anne m. Chester Gunn
Matthew Edward m. Luisa Ortega
Mary Emma m. Hamilton Squires
Minnie Lilian m. William Webster Borden
Charles m. Lavinia Irwin
William Sherman m. Ethel Bailey
John Lincoln m. Ethel Bailey; Stella Porter
Frances Jane m. Sydney Pritchard
Robert J. m. Elizabeth Rose Whitty
As the children grew up and married, there was a need to divide the
property. The equitable solution was a drawing with all the parcels
"pulled from a hat." By using logical dividing lines, such as Camino
Real and other old stage roads, the parcels were identified. The
survey was completed in 1895. Two parcels were held commonly.
Matthew Edward and his family drew the parcel containing the
family home. After he died, the property went to his six children.
In 1934, the San Diego Union reported that the two story adobe
which "stands at Los Kiotes now" had "four rooms on each floor, and
novel comer fireplaces in sitting room and dining room [that]
furnished the only heat." [11-4-1934, p. 8]
An excellent history covering the Kelly family prior to their arrival in
San Diego on through their acquisition of the Agua Hedionda Ranch
and subsequent impact on the whole north county area is contained
in Marje Howard-Jones publication, Seekers of the Spring.
Rancho de los Quiotes, "Ranch of the Spanish Daggers" -
1937
Carrillo History
During the 1920s and 1930s adobe was a popular medium for house
construction. Architect Lilian Rice was constructing the new
community of Rancho Santa Fe emphasizing the style and technique
of early southwestern homes. But to the native Californian Leo
Carrillo he was reliving his heritage, longing for the romantic days of
the Dons. Living and working out of the Los Angeles and Hollywood
area, he described to friends the rolling hill setting of his dream
homestead with coyotes, doves, quail, deer, sycamores and his
beloved horses. He had already built an adobe ranch at Santa
Monica, but it was just the precursor to the big dream that would
manifest at Los Quiotes.
On April 13, 1937, Leo Carrillo purchased 1700 acres from Charles
and Lavinia Kelly for $17 per acre. Later, in January of 1939, Carrillo
purchased an additional 837.99 acres from Edward and Nettie Kelly.
Carrillo's foreman for construction of building on the property was
Cruz Mendoza of Vista, California. Apparently no real plans were
followed but rather Carrillo designed floor plans directly into the
ground where the structures would stand. He left Mendoza, a skilled
and knowledgeable carpenter, in charge of the job for often weeks at
a time, while off starring in movies. For the next three years, Cruz
and his three sons, Laurance, Richard and Cruz, rebuilt the modified
old Kelly place and added structures as Leo would outline them in
the dirt.
The first building constructed was the main house. The northers
wing of the main Carrillo house is the lower level of the 1882 Kelly
adobe.
Leo describes the transformation in his biography (emphasis is my
own):
All of the materials for the repairs we ripped off
the old house. It was two-story adobe. We took off
the top and made it a one-story rambling adobe
and added an L-shaped wing.
I don't know the size of the rooms because I
stepped off and put a stake at the corner and
squared it off and said, "Put a room here, put a
room there, put an arch over here, and we'll take
these old bedrooms that are still standing and clean
'em up and make a living room out of the two front
bedrooms. Then the old dining room we'll turn into
a kitchen." ( CarriUo p. 228)
The order of buildings constructed on the property according to
Mendoza's son was: after the main house, a cantina, barn, Indian
house, and finally the foreman's house. (May, p. 14) Roof tiles for the
main house were obtained from ZaSu Pitts, who had a new home
under construction and did not intend to reuse the old ones. (May,
14) The house was completed and dedicated by the priest from
Mission San Luis Rey in July 1939.
Apparently, Carrillo did not consider himself simply a gentleman
rancher with a superficial interest in cattle and horses. His ranch
was a working ranch with an estimated 600 head of cattle. In
addition, he appreciated the peace that the ranch afforded and never
installed a telephone.
After his death at the age of 81 in 1961, his adopted daughter,
Antoinette Delpy, inherited the ranch. The acreage had been slowly
sold off until 1976 when the balance of the property was purchased
by a group called the Carrillo Rancho Partnership, with the
stipulation that Antoinette could live at the ranch the rest of her life.
She died in 1978 at the age of 60. In 1981, the historic ranch
comprising about ten acres was deeded to the City of Carlsbad, who
has employed a caretaker and expanded the acreage to 18.5 acres.
This still does not include the grave of Conquistador, Leo's beloved
horse.
A very thorough history of the Carrillo era at Rancho de Los Quiotes
has been written by Dale Ballou May for the City of Carlsbad. It
contains correspondence with Cruz Mendoza Jr. as well as an
inventory of artifacts and memorabilia belonging to Leo Canillo
donated by Antoinette to State Parks at Old Town San Diego.
V. HISTORY OF THE STRUCTURES
STRUCTURES
First Kelly House - 1869
Description: "The house was crude. It was sixteen by twenty feet
and a story and a half in height, made of rough Redwood lumber
with battens over the cracks; and , as shingles could not be gotten at
that time in San Diego with which to roof it, they made a roof by
nailing rough Redwood boards up and down over the sheeting. These
boards had first had a channel about one-half inch deep and one-half
inch wide cut along both edges with a tool that coarpenters call a
"plow." Then after they had been securely nailed up and down over
the sheeting, and as closely joined as possible, one-half by three inch
battens were nailed over the cracks, and these grooves, or plowed
channels were suppose to carry off the rain water instead of allowing
it to leak through into the house.... it proved an utter failure and had
to be covered over with split Redwood shakes, as it leaded like a
basket.
"The house was divided upstairs into two rooms, but downstairs it
was one room, except for a sort of pantry that was built under the
stairs. There was a door at the northeast corner, a window in both
the east and west sides downstairs and a half window in each of the
east and west sides upstairs. [John Lincoln Kelly, Life on a San Diego
County Ranch, p. 2, 3]
Approximately 80 feet from the house was chicken house. [Kelly,
Life, p. 23]
"Father had built on a shed kitchen on the south side of the house ....
and a few years later had built on a sort of two story addition on the
north end... the sort of two story shed at the north end had no
windows in either the north or east sides, but it did have a small
half-window in the west side of the upper room where [the] boys
slept, and a full window in the west side of the lower room." [Kelly,
Life, p.48]
"The boards on the kitchen were put on horizontally ... and the
lumber of which it was made was of the roughest pine and not
lapped like siding but merely nailed around on upright posts. There
was some attempt to nail battens over some of the cracks, but as the
reader probably knows, battens nailed over horizontal cracks do
very little good, as far as keeping out the rain is concerned.
The rooms at the north end were made of one-by-six inch boards
nailed on up and down, and never had any battens over the cracks at
all .... An open stairway led from the open entry or porch to the
upper room of this addition, and the winter wind could howl up this
stairway with no hindrance whatever. This part of the house had a
good shingle roof." [Kelly, Life, p. 49]
Charles Kelly describes the house much the same as John in his "The
Kellys 1810-1944," but also describes the interior with furniture and
details of the additions, [p. 119]
Location: "It was built upon a bench of high ground between two
arms of the valley, and there was a spring just at the foot of the hill
and a little west of the house where we got our drinking water."
[Kelly, Life, p. 3] The watercolor done in 1891 shows both houses,
and it appears that the older house was located on the knoll to the
east of the 1882 adobe.
Second Kelly House - 1882 - adobe
Description: "It was built of "adobe," or sun-dried bricks." The house
was thirty feet wide and forty feet long, and two stories high. The
foundation was of stone, three feet thick. The walls of the lower
story were twenty inches thick, and those of the second story were
eighteen inches thick. There were eight rooms, besides halls, pantry,
etc. The partition walls were ten inches thick for the lower story,
and nine for the second. [Kelly, Life, p. 51]
"The "adobes" were made by contract at the rate of twelve dollars
per thousand." [Kelly, Life, p. 51] by McKellar of Cocktail Springs
Stage Station.
"We had a carpenter to do the wood work, and a mason to lay the
stone and the adobes. All the other work, such as digging the
trenches for the foundation, hauling the stone and adobes, and
mixing the mortar for laying same, was done by my brothers, Charles
and Will, and myself. The adobes for the lower story were twenty
inches long, ten inches wide, and four inches thick. For the second
story they were eighteen inches long, nine inches wide, and four
inches thick.
The above description was made by John Lincoln Kelly; the following
is from Charles:
"The house, a two-story adobe, was built in 1882; of nine rooms, and
two halls, eight of them 12 by 14 ft., and with an unfinished attic,
and a shingle roof. The foundation undressed field stone is six feet
high at the west end, and three feet thick. It was my job to haul the
stone for this foundation. ...
"Here is my first mistake — there is a foot difference in the width of
the foundation along the north side. My brother John's invention of
rings bolted into the cornice of the house, through which ropes and
pulleys could be worked when painting, etc., are still there.
"There is a basement, with stairs leading up into the kitchen. In the
hall there is a hat-rack, home made with wooden pegs in it. The
parlor and dining room have corner fireplaces. The stairway leading
to the second floor has lost rails and bannisters, but is still solid [This
would be removed by Carrillo] ....
"The door of the spare bedroom downstairs has a hole through its
upper lefthand corner, put there by a shotgun which went off in my
hands when I was a boy, hurrying to get a weapon with which to
shoot some quail.
"The adobes are 4 x 10 x 20 inches. To build the Kiotas house we
hired a carpenter and a mason. My brothers, Will S., John L. and I
did all the heavy work ...." [p. 42]
Location: The 1882 Kelly adobe house became part of the Carrillo
structure in 1939. (See photo 2, 3 and 4)
Corral
A mile and a half of rail fencing was erected by Matthew and son
Charles in 1870 to enclose a vegetable garden and house. [Howard-
Jones, p. 31]
"Later on [when Charley was about twelve?] Father built a large
corral, and the band of cattle was brought over to our place and
herded about the hills during the day and put in this new corral at
night.... I am not sure whether it was in the year 1875 or 1876 that
the last of the herd of cattle were sold, and Uncle was out of the
cattle business.
"From that time on for a number of years, he rented the ranch out to
sheep men ... From about the year 1874 up to probably about 1882
sheep were about the only kind of stock that were raised to any
extent in Southern California." [Kelly, Life, p. 55]
Barbed Wire Fencing
"In the very early eighties, barbed wire began to be used in this part
of the world for fencing. It was prety expensive at first, costing
about fifteen cents per pound. But even then it was much cheaper
than lumber." [Kelly, Life, p. 55]
Windmill and Pump House
There is a windmill that appears in Photo 2 to the west of the 1882
house. It is in approximately the same place as the current windmill,
which is a metal structure, as opposed to the old wooden one.
Out-Buildings
There appears to be three out-buildings associated with the Kelly era
and can be seen in old photos, drawings and on maps. Two of them
may have been incorporated into the construction plan designed by
Carrillo. One is the single story adobe "cantina" with wagon wheel in
front. It, or a similar looking building, can be seen in the 1891
watercolor done by William Webster Borden.
In the same watercolor picture is a wooden structure with covered
porch. A later photograph shows a similar building, but on the
opposite side of the adobe building. It may be the case that the
perspective in the watercolor is misleading, or, more likely, it was
not uncommon and less expensive to move wooden structures and
out-buildings rather than rebuild them. Also, the front porch and
overhang may have been a later addition. The foundation for the
structure is probably not as old as the building.
Privies and Trash Pits
These are usually located to the rear of a house at varying distances.
Both of the 19th century homes would have had these features.
Although the specific locations of these features have not been
identified in this report, they are probably within the project
boundaries, and care should be taken not to overlook or destroy
these potential resources.
Cemetery
There is potential for a cemetery on the ranch property. Charles
Kelly, in his memoirs "The Kellys, 1810-1944," reports that "Robert
Kelly died November 29, 1890, in front of his old adobe ranch house
about 8 p.m., and was buried alongside my father at Los Kiotas [sic]."
[p. 45C]
Landscape
"The cottonwood trees were brought up from the Cottonwood Canyon,
as cuttings. Cottonwood Canyon was an earlier name for Encinitas."[p.
42]
"The palm tree's history: I [Charles] was about thirteen or fourteen
when a peddler came along and I bought ten cents' worth of dates. I
thought they were the best fruit I had ever tasted. I saved the seeds
and planted and raised three trees. I took more interest in these
trees than in any other I ever had."[p. 42] A palm tree appears in
the early c. 1907 photograph. In 1934, the San Diego Union reported
that "Like the house, the orchard is falling into decay. The last of the
three date palms fell a few years ago." [11-4-1934, p. 8]
"The Indians used to gather on the hill opposite the house and roast
the yucca stalks."[p. 42]
A peach tree was planted in the summer of 1875. [p. 42, 43]
"The house was surrounded on three sides by a row of orange trees,
enclosed by a lath fence; with an adjoining orchard of apples, pears,
peaches, figs, apricots, quinces, plums, pomegranates, oranges, etc."
[p. 143]
Carrillo Adobe 1939
Location: The main house of the second Kelly house became the basis
for Leo Carrillo's "U"-shaped one story adobe.
"All of the materials for the repairs we ripped off the old house. It
was a two-story adobe. We took off the top and made it a one-story
rambling adobe and added an L-shaped wing.
"I don't know the size of the rooms because I stepped them off and
put a stake at the corner and squared it off and said, "Put a room
there, put an arch over here, and we'll take these old bedrooms that
are still standing and clean 'em up and make a living room out of the
two front bedrooms. Then the old dining room we'll turn into a
kitchen" [p. 228]
In the correspondence between historian Dale May and Cruz
Mendoza, son of Leo's foreman, Cruz claims that "All the buildings on
the Ranch were constructed by us." It is my opinion that they were
involved in modifying those buildings still standing on the property,
and constructing all of the rest. There are two out-buildings that I
believe are part of the Kelly era.
Landscape
Leo claims that the weeping pepper tree, called "Los Perus" in Peru
from where they originate, was first given to the Mission San Luis
Rey by his great-great grandfather. The birds have since spread
them across the county. [p. 228] The trees that are in the
foreground of the 1891 water color may be the very old pepper trees
located near the bridge which crosses up to Deedie's house.
VI. ARCHITECTURAL DESCRIPTION
ARCHITECTURAL DESCRIPTION
"Hidden among the stately palms, wispy eucalyptus, and towering yellow stems of flowering
yucca, the coarse earthen blocks of Rancho de Los Quiotes cast a lazy spell over the rolling hills
near Carlsbad, California. Although constructed in 1937, the time-worn adobes of the ranch
house, multi-level barn, cantina and other outbuildings seem today to speak of earlier times and
faded traditions. Here Broadway character actor and Hollywood star Leo Carrillo built the "Ranch
of the Spanish Daggers", a rambling Spanish style adobe hacienda, designed to recreate the
romantic and pastoral ambience in which he envisioned California to be a hundred years ago."
- Dale May, 'The Adobe is my Birthstone", 1988.
The site of the original Ranch contained 2,538 acres. The present site now owned by the City of Carlsbad
is now 18.5 acres. The site, located in the bowl of the surrounding hills, presently retains the ambiance
of a large rancho. The view corridors maintain a high degree of integrity except for the homes to the south
on the top of the hill. Unfortunately, present development plans along with higher residential zoning
densities threatened the pristine siting of the Leo Carrillo Ranch. Preservation of this unique historical
resource should include the retention of these view corridors.
The buildings of the Leo Carrillo Ranch - or, Rancho de Los Quiotes - as titled by Carrillo, were all
constructed with his romantic "ideal" in mind. The buildings have an air of relaxed grace and simple
elegance, as well as a sense of a real working ranch. Whitewashed adobe and low Spanish tile roofs, cool
Mexican tile floors, and wrought iron gates blend with whitewashed stables, sloping wood shingle roofs,
and weathered wood barns. Carrillo's personal vision of a working "hacienda" included a rustication of
details involving a widespread use of knobby, peeled and unpeeled branches, and logs as posts, lintels,
brackets, and door and window frames. Cow skulls, antlers, and horseshoes are often found as decoration
on the buildings. The use of rough mortared stone is also common: in the low stone walls that become
arches and barbecues, in the structural foundations for most of the buildings, and in the whitewashed walls
of the stable.
The following is a description of each of these structures:
A. Main House (Drawings A3-A9)
The Main House is in a U configuration approximately 67 feet deep and 112 feet wide. It is composed of
three single-story building wings joined by a pitched tile roof, arched adobe walls, and a veranda around
a flagstone courtyard patio. Arched adobe "buttress" walls, an ornate wrought iron gate, and low stone
walls enclose another courtyard on the northeast and a flagstone barbecue patio. (See Photograph #9).
Each of the three connected building wings have a distinct living area and function. The northernmost
wing, believed to be the remodeled Kelly adobe, contains the public spaces including the kitchen, dining
room, and living room. The center wing contains a bedroom and bathroom only. The southernmost wing
contains the master bedroom and bathroom, and another bedroom.
A covered walkway between two of the wings provides the main access vestibule into the house and joins
the outside parking area to the central courtyard patio. Imprinted into the vestibule threshold are the
words "SU CASA, AMIGOS". The entrance gate is of ornate wrought iron with Carrillo's "Flying LC" brand
in the center; a similar gate exits in the nearby arched adobe "buttress".
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page 2
The walkway vestibule leads directly onto an inside veranda around the courtyard patio. Heavy wood
posts and adobe columns support the overhanging tile veranda roof. Typical throughout the Ranch, the
visible exterior beams and rafters, have been regularly adzed on the corners to provide a rustic
appearance. The flooring of both the walkway and the veranda is Mexican clay tile, though the courtyard
flooring is of flagstone. A circular stone and tile planter is centered in the courtyard. A stone wall
encloses the courtyard to the west with an arched opening and concrete steps leading to the backyard.
A wood pole and chicken wire pen is located at the southeast corner of the patio.
Low stone walls also enclose a flagstone barbecue patio on the north side of the house. The stone walls
form a barbecue oven and grill near the house on the patio side and a large cobblestone barbecue area
with built-in ovens on the opposite side of the wall. The Wash House is located at the north end of this
patio.
The adobe walls of the Main House are whitewashed and plastered. Numerous plaster patches have
covered most of the adobe bricks. The foundations are of mortared stone covered with concrete. The
height of the foundation on the walls of each building varies as the ground level slopes, forming ledges
and bands around the buildings. The windows are both single and double multi-paned casement windows
and nine-over-nine double hung windows set in narrow wood frames with wood screens hinged on the
exterior. Wide, smoothly plastered "frames" surround the windows on the courtyard side of the
northernmost wing, while wood lintels top the doors and windows of the other buildings. Iron bars have
been set in concrete on the exterior of the two triple casement windows of the former ballroom.
The roof is a system of three interconnected gables linking the three structures and the veranda. The roof
is of simple construction consisting of adzed rafters above the veranda.open beams, straight board
sheathing, and Mission clay tiling. Heavily plastered and irregular chimneys dot the roofline.
The interiors of each of the three buildings are similar with uneven and heavily plastered walls, an open
rafter and beam ceiling with exposed straight board sheathing, bell-shaped corner fireplaces with attached
adobe benches, and Mexican clay tile flooring. A heavy insulated feeling is prevalent throughout the
rooms due to the construction of the adobe walls. Small recessed niches are also common and set into
the walls for small free standing space heaters. The doors are all of heavy vertical planks with iron bolts,
large hammered iron hinges, and horse shoe knockers or cowhide handles.
The living room in the northernmost wing is long and narrow with two corner fireplaces and arched
openings into the other spaces. The walls of the northernmost building are 12" thicker than all the others
due to Carrillo's proposed reuse of the original Kelly adobe. The walls were also constructed thicker
around the courtyard.
The central wing containing the single bedroom and bathroom has an open truss ceiling with threaded
wrought iron tie rods and a corner fireplace. Across the courtyard from the living room is the
southernmost wing which completes the U shape of the Main House. The master bedroom, bathroom
(with tiled sunken bathtub), and a former dance room (now a bedroom) of this wing have the same uneven
plastered walls and open trussed roof as the other wings. The bedroom and former ballroom have the
threaded wrought iron tie rods, while the former ballroom has two sets of triple casement windows. Each
room has the typical corner fireplace and tiled floors.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page 3
B. Wash House (Drawinq A10)
Across the flagstone barbecue patio, to the north of the Main House, is the 14' x 18* adobe Wash House.
Containing one room and a bathroom, the building is typical of Carrillo's rustic hacienda image. Simple,
once- whitewashed adobe walls top a stone and concrete foundation. The single gable roof rises 10'~6"
at the peak and is clad in Mission clay tile over straight board sheathing. The extended eaves are
supported by knobby unpeeled branches used as braces. Two large, peeled log posts cradle a log beam
which supports the small porch roof over the main door. The windows are both four lilo casement or
single lite awning windows set into narrow wood frames and knobby branch lintels. The doors are typical
with vertical planks bolted with iron bolts and long hammered iron hinges. The stone wall of the patio
adjoins the Wash House with a mortar and cobblestone arch and a wood picket gate.
The interior is simple, with uneven, heavily plastered walls, an open- rafter ceiling and, a round plastered
corner closet.
C. Deedie's House (Drawings A11-A13)
To the south of the Main House across a small drainage creek and a hill is a small pueblo-style adobe
house built by Carrillo in 1940 for his wife. The 23' x 27 house contains only one room, a bathroom, and
a small back porch. It is constructed in the traditional adobe style with hand-hewn logs or vegas, that
project through the exterior walls. Peeled logs provide the door and window lintels and frames. The walls
are heavily plastered adobe on the exterior and are scored on the rear walls to imitate adobe bricks. The
interior of the walls are whitewashed with latex based paint covering. Several areas and especially the
corners have been patched with portland concrete type plasters. The roof is flat behind the 3' to 4' adobe
parapet walls which create a 13' high roofline. The house sits on a concrete slab foundation.
The exterior adobe walls feature etched caricatures and the words, "Deedie House, 1940". The caricatures
have an Indian motif and were drawn by Leo Carrillo. Hand prints can also be seen on the interior walls.
A small beehive oven is also attached to the east facade, reportedly used by Deedie to fire pottery.
The rear porch is enclosed by a low retaining wall. The adobe bricks are exposed under the porch roof.
Rough wood columns support a "beam" of branches lashed with rawhide and straight board roofing. The
flooring is in a brick parquet pattern. The exposed rear adobe bricks have used a portland concrete type
plaster for mortar.
Inside Oeedie's House is one central post - a simple peeled log with a branched fork at the capital. The
concrete and flagstone floor was poured on the foundation slab and contains two wood strips used as
weakened-plane joints. The scored concrete bathroom floor appears to be poured on top of the flagstone
floor and is two inches higher.
The roof is typical to adobe construction, with open log vegas and straight board sheathing. Log struts
are lashed with rawhide straps. A stone fireplace, similar to those in the Main House, is located in the
corner and clad with rough board planking. A corner closet is formed of branches nailed to a wood frame
as are the interior and exterior doors. Short forked branches and bones are set into the walls as hooks.
An inset niche with a wood cross is located on the wall as a religious shrine. The bathroom contains a
toilet, a sink, and a built-in shower.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page 4
D. Tack and Feed House and Infill Building (Drawings A14-A17)
Nine feet east of the Carriage House, and separated by an infill shed structure, is the Tack and Feed
House a 20' x20' wood frame, two room building with a front porch. Originally used for the storage of tack
and feed, it had been converted at one time to a rookery. The building is raised above the ground by an
irregular and precarious foundation of stone piles and wood joists. The Tack and Feed House may
possibly have been moved from another location on the site, where it was first built by the Kelly family.
Whitewashed and painted at one time, the Tack and Feed House is of stud wall construction with short
horizontal straight board siding on the interior and exposed studs on the exterior. The wood shake roof
rises approximately 16' in one gable and extends down to the wood shake porch roof. Under the upper
east gable and south eave are man-made holes of variable sizes and platforms, supposedly for the
barnyard fowl.
Due to the difference in both floor level and construction, the porch may have been added to the building
when the structure was moved. The porch is typical of the Carrillo character, with large peeled log
columns and peeled branch supports for the roof overhang. The east end of the porch is framed and clad
with full length horizontal siding.
Each of the two rooms open onto the porch with wood doors - a panelled door with one lite and a wood
dutch door - set between the studs. The rear windows are also located between the studs, with simple
2x framing and screens. Two holes have been cut into the horizontal siding at the floor level and covered
with chicken wire, possibly for ventilation.
The interior is divided into the two rooms by a stud wall partition (also clad in horizontal boards) that
reaches only the height of the walls. The flooring is wide planking running north/south in the opposite
direction of the porch flooring. A newer layer of plank flooring had been added to the interior floor over
an older more damaged layer. The newer layer may have been added when the building was relocated.
In between the Tack and Feed House and the Carriage House is a wood infill shed roof structure used for
storage. The front wall is painted board-and-batten, with one door adzed similarly to the roofing
members of the Carriage House. The back wall is of stud framing and horizontal straight board siding.
Two windows have simply been framed into this wall.
E. Carriage House (Drawings A14-A16. A18)
Just three feet east of the Cantina is the three-walled, 21' x 43' adobe Carriage House. The open north
facade is composed of two side adobe piers and one central adobe pier with concrete corner guards on
the corners of each.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Pages
The adobe brick is exposed on all sides and whitewashed on the north. Rising 11' at the peak, the gabled
roof structure is the typical open rafter and beam structure with Mission clay tiles. Tiles on the original
ridge were alternately raised for a staggered effect (Historic Photo). Typical to the Ranch, the roof
members are all heavily and regularly adzed. The overhanging eaves are also typically supported on the
north by knobby branches. The interior trusswork is secured by cowhide straps. Additional support for
the trusswork is provided by a central pole and a short beam.
The interior, two-level concrete slab floor adjusts to the sloping site and is poured atop the stone and
concrete foundation. A sloping flagstone apron provide ramp access into the Carriage House. The
exposed bricks are painted down to a concrete "wainscot" which covers the lower portion of adobe wall.
Original, built-in, and similarly adzed shelving and work counters line the east and west walls.
F. Cantina (Drawings A14-A16. A19)
Down the hill from Deedie's House and across the dirt parking lot from the Main House is the Cantina, a
15' x 25' two room adobe also constructed in a very simple and romanticized manner. A concrete brick
addition had been added to the south facade for a bathroom. The central peak of the gable extends 12'
above grade and slopes down to a shed roof. Originally clad in wood shakes, the roof is now of rolled
asphalt. Branches are used as soffits. The adobe walls are exposed, though most of the north elevation
had been originally, partially whitewashed. Cow skulls and antlers adorn the north facade. The entrance
is an arched opening with two wood doors, a wood plank door with a small barred window, wrought iron
hinges and handle, and an inside panelled screen door. The window frames and lintels on all the windows
are irregular branches some are used as "bars" on the outside.
Aluminum sliding windows have been refitted behind the branch bars, replacing the original wood
windows. Originally a knobby branch bench and hitching post were located along the north elevation, but
it no longer exists. The interior of the adobe has been "finished" with 4x4 posts and unpainted wallboard.
The interior ceiling is also wallboard over ceiling joists, above which is the rafter and beam roof structure.
The adobe of the south wall no longer exists; the posts and drywall are the only wall structure, and stucco
and-chicken wire provide the exterior finish.
G. Stable (Drawings A20-A25)
East of the Tack and Feed House and up the hill is the 62' x 70' Stable, the most prominent of the ranch
buildings and once the center of the activities of the ranch. The Stable comprises three levels that follow
the slope of the hillside and face what was originally the rodeo corral and bull pens. Stalls for Carrillo's
horses occupy the lowest level; a working and storage area occupies the middle level; and a bunk room,
wagon and carriage storage area, and wood platform work area occupies the top level. Porches are also
at either end - a porch with wood posts and a concrete floor to the south, and a low-roofed porch
contained by a concrete retaining wall to the north.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page 6
The Stable is constructed of a variety of materials. The north, east, and west walls are of adobe, though
the sides of the lower stall level are of mortared stone. At the lowest level, the south facade is wood post
and beam with wood doors for each stall. The wood shake roof system is also wood frame, forming a
clerestory section over the major entrances to the Stable at the upper level and sloping down to either side
over each of the other levels.
The entrance to the Stable at the lower end to the south is in the center of the long row of stall doors. The
doors and exterior wall each have open screening above horizontal straight board siding . The entrance
leads past the walled-in stalls to concrete steps that lead to the dirt floor of the middle level. Two wood
doors currently enter this level from the east and west. The door on the west is not original. Its framing
is of newer wood, and the adobe bricks have been patched with cement.
A free standing wood stair rises above the 6' mortared stone retaining wall to the top level. A wood frame
wall with interior windows separates the two levels. The wagon storage area runs between the large wood
barn doors on the east and west and has a dirt floor. A wood platform is raised above the floor in the
northeast corner. A bunkroom is in the northwest corner. The hacienda ranch character of this room is
still evident through the corner mortared stone fireplace, the wood bunks decorated with knobby branches,
and the unpeeled logs that project through the adobe wall for saddle racks. The window to the west is also
framed in knobby branches. The north adobe wall of the upper porch has adobe piers as added support.
The windows in this wall are small awning windows high on the wall. Hexagonal wood posts located along
a concrete retaining wall support the wood shake porch roof.
H. Hay Barn (Drawings A26-27)
Located directly adjacent and uphill from the Stable is the Wood Barn, a 30'x 40' wood frame structure
formerly used for the storage of grain and hay. The barn sits on a concrete and stone foundation that
steps to fit the contour of the hill. Rising approximately 23' to the peak of its rolled asphalt gable roof, the
barn is composed of one large open space and an enclosed loft along the east end. A now-missing
exterior stair formerly accessed the loft from the northeast facade. A rooftop cupola vented the loft space.
The stud members and central wood posts rise the full 22' and are Y braced at the top. The exterior
vertical siding runs almost the full height on the northeast and to the height of the large sliding doors on
the north and southwest. The loft is framed with more studs and horizontal siding on the interior. A grain
processing machine is still located below the loft in the northeast comer.
I./J. The Caretaker's House and Garage (Drawings A28-A30)
The Caretaker's House and Garage are located at the main entrance to the site, south of the Entrance
Bridge. The Caretaker's House is a 30' x 37 adobe structure on a concrete slab and a high stone and
concrete foundation similar to those of the other ranch buildings. All of the walls are of adobe, though the
adobe is exposed on the exterior and heavily plastered on the interior. The gable roof is typical rafter and
beam construction with Mission clay tile roofing.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page?
The house contains six rooms and two porches, including a living room, dining room, Kitchen, two
bedrooms, a bathroom, and various closets. The back porch is enclosed with a wood frame wall heavily
plastered and scored to appear as adobe. This wall is also lined with wocd and screen windows. The
front porch is supported by heavy, peeled log posts and by mortared, stone columns. The ends of the
porch roof are decorated with vertical pieces of unpeeled branches on a timber beam. The windows and
doors are set in standard wood frames. The windows are either four lite double casement or three-lite
single casement windows. The front door is a heavily panelled door with another wood screen door
The interior of the Caretaker's House has characteristics typical to both Carriilo's ranch character and to
an average house. A heavy insulated feeling is present due in part to the interior adobe walls. The layout
is standard for an average home, with a division of rooms within a square block rather than a string of
continuous rooms in the hacienda style. The ceilings are both sloping and flat with an attic space
overhead. A square, mortared stone fireplace is located in the living room.
The Garage is a 12* x 29* building set into the hill at an angle to the Caretaker's House. The Garage is
connected to the Caretaker's House by a stone retaining wall enclosing a back yard. The sloped retaining
wall and back wall rise above the Garage and are of mortared stone. The wall to the west is ot exposed
adobe. The shed roof which slopes from 91 was originally of Spanish clay tiles but is now of rolled asphalt.
The floor is a concrete slab. Knobby branches support the roof overhangs which are touching the
overhang of the Caretaker's House. The simple wood window and side door are similar to those of the
Caretaker's House, though unpeeled branches are used as lintels. The side adobe wall has a recessed
niche and a few protruding adobe bricks possibly used as shelves.
K. Swimming Pool and Cabana (Drawing A31)
Steps lead from the arched opening in the stone wall of the interior courtyard to the back yard. The yard
was formerly landscaped and still contains a large, mortared rock fishpond now empty of water.
A large swimming pool is located behind the stone walls of the patio beside the Main House. The pool,
once surrounded by an imported sand "beach", has a wood frame Cabana at one end and the built-in
cobblestone barbecue ovens of the patio's stone wall at the other end. The Cabana has a large stone
fireplace in the center, a dirt floor, a bar at one end, and two dressing rooms with showers behind. The
wood beams and window frames of the Cabana have also been typically adzed. Rawhide straps provide
connections for the trusswork. The roof is single-sloped with Mission clay tile on straight board sheathing.
L./M. Foundry and Equipment Shed (Drawings A32-A33)/Storaoe Shed (Drawings A34-A35
Further uphill and northeast of the Wood Barn are the Storage Shed and the Foundry and Equipment
Shed. Both structures are located around a large clearing. The Storage Shed is a simple 20' x 24' wood
frame room with horizontal siding, a vertical sided door, and a red asphalt composition roof. The roof has
a main shed slope with a small sloped overhang over the west wall. Set above a stone and concrete
retaining wall, the west wall was originally used as a loading dock.
LEO CARRILLO RANCH
ARCH. DESCRIPTION
Page 8
The Foundry and Equipment Shed is a wood frame, three-walled structure with an attached adobe work
room along the east. Originally used as a foundry, the wood frame structure is clad with seamed and
galvanized metal, painted white. The roof is also clad with seamed galvanized metal. The entire building
sits on a stone and mortar foundation, the height of which varies with the site. The adobe workroom has
only two adobe walls, as the east and south walls are of seamed galvanized tin. The exposed adobe is
framed with rough-hewn timber similar in style to the rest of the ranch. A double vertical plank door
provided entry into the workroom, and a now-missing door formerly led out the back.
N. Water Tank
A circular water tank is located on a hill to the northeast of the Main House. The galvanized steel walls
are painted white and sit above a stone and concrete foundation and tank. The wood frame roof is conical
in shape and is clad in seamed galvanized metal. An access ladder is permanently attached to the tank
along the south side.
O. Site Structures
There are various structures located throughout the Leo Carrillo Ranch, both functional and landscape
elements - including bridges, side walls, fences, windmills, and a grave marker. The Entrance Bridge is
the original site entry located over a creek that runs along the northwest edge of the site. The bridge is
a simple wood span supported by cross bracing and stone abutments. A thick concrete slab had been
poured over the wood span at one time. Two wooden footbridges cross another creek that runs east/west
through the site. One footbridge is accessed through a stone arch behind the Main House and leads up
a path to Deedie's House.
Two adobe gateposts mark the dirt entrance road that leads past the Caretaker's House to the dirt parking
area in front of the Main House. The road is lined along the west with a low mortared stone retaining wall.
Stone walls also surround the Main House forming courtyards and enclosing patios. Typical ranch-style
wood fences once enclosed Carrillo's rodeo corral and bull pens, though only remnants now remain.
The two windmills present on the site once drew water from two wells. One is located between the Tack
and Feed House and the Stable and sits over a handpump and boarded-over well. The other windmill
was used to supply water for the swimming pool and Cabana. A small adobe pumphouse had been built
around the legs of this windmill.
The grave and marker for Carrillo's prized horse, Conquistador, at one time was located on the highest
point of the ranch. This hill is no longer a part of the ranch, but the small adobe wall remains, and a large
wooden cross is still visible from the ranch.
The original historic entry off of Palomar Airport Road consists of two gateposts approximately 15 feet
apart. The 7-4" high, 36" x 36" square base gatepost to the west is in excellent condition and has the
Leo Carrillo logo. The gatepost to the east has fallen and parts are located 30 feet to the southeast. A
steel pipe guardrail has replaced the original gate(s). The first gate brackets are evident on the west
gatepost. There are several mature cacti surrounding the entry. Native stone lined the roadway.
The proposed widening of Palomar Airport Road will have an adverse significant effect on these gateposts
and cacti. The preservation or possible relocation of this original entry is recommended.
VII. ARCHITECTURAL ANALYSIS AND RECOMMENDATIONS
ARCHITECTURAL ANALYSIS AND RECOMMENDATIONS
Though in varying degrees of deterioration, the adobe and wood structures of the Leo Carrillo Ranch have
retained their simple and romantic Californio hacienda image, much the same as Leo Carrillo originally
conceived and constructed them in 1937. Nature, neglect, and the passage of time have taken their toll
on each of the buildings though most remain in stable condition. The effects of drainage, erosion,
earthquakes, insects, and rodents have also had their consequences, but Carrillo's dream images of the
Californio lifestyle have remained intact.
Of the fourteen structures on the Leo Carrillo Ranch, seven are adobe, five are wood frame, one is both
adobe and wood frame, and one is galvanized metal. The adobe walls have been whitewashed and
replastered often. Many of the plaster patches have been simply scored with a finger to imitate the adobe
bricks. All walls are still standing, though some exhibit major structural cracking. The wood frame
construction is both stud wall and post and beam and also in varying degrees of structural stability.
Each of the Leo Carrillo Ranch structures have been examined in order to understand their evolution as
structures, to document their existing conditions and level of historic fabric, and to analyze their level of
stabilization and restoration needs.
The construction period of significance for the Leo Carrillo Ranch is 1937, when Leo Carrillo first began
to construct his dream ranch.
A. Main House
In general, both the interior and exterior of the Main House are in good condition. The house has been
continuously occupied for the 53 years since its construction. Though a continuous program has not
always been in effect, the Main House has been well maintained. The adobe walls - ranging from 9" to
20" thick - are sound, though many walls have extensive patches and require minor repair. Seismic
restrengthening is needed. The roofing is also in good condition, though many tiles are loose and broken
and the roofing members of the veranda porch require repair and replacement in areas. Erosion and site
drainage have undercut or saturated the stone and concrete foundation and will require mitigation. The
wood windows and doors are also in good condition. Extensive repair work and additions to the electrical
and plumbing systems have also been made to the Main House.
1. Foundations:
The foundations of the Main House are typical to the Ranch, with mortared cobble stone topped
with concrete. The height of the foundation above grade varies 6" to 6', depending on the slope
of the hillside. Two cellars have been constructed in the foundation under the kitchen and living
room and are accessed through separate doors in the west wall. The exposed foundations have
been covered with concrete in many places, including the main elevation and the veranda waiis -
-both as a barrier to moisture intrusion and for esthetics purposes. The foundation along the
barbecue patio had been constructed to form a 9" ledge with a drain for patio runoff water.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 2
The position of the Main House at the lowest point on the site has led to erosion and moisture
intrusion problems in the foundations and cellars. Ground water drainage has caused standing
water problems on the compacted dirt floors of both cellars, deterioration of the adobe bricks in
areas, and mold and mildew problems on the wood floor framing. The total extent of the
foundation saturation is unknown, though the mortar in the cellar walls shows signs of
deterioration. (See Hydrological Analysis and Recommendations).
The flagstone paving has lifted and become cracked in the drainage swale along the east
elevation, along the pathway in the northeast courtyard, on the barbecue patio and on the
courtyard patio. The flagstone was originally laid to direct runoff water away from the building in
these areas. Water is now draining through the cracks adding to the overall drainage problems
of the foundations.
The overgrown vegetation in the northeast courtyard, the courtyard ratio, and the southeast corner
of the building has also complicated the deterioration of the foundations. The roots of the trees
and bushes retain moisture and break up the foundation by growing into and among the stones.
(See Landscape Analysis and Recommendations)
Recommendations: Peizometers should be installed around the Main House to
measure the subsurface flow and the level of ground water. Install
drainage or regrade to intercept ground water.
French drain system and concrete slab flooring should be
installed in both of the cellars. A waterproofing injection should
also be made around the foundation of the Main House to deter
further moisture intrusion.
All cracks in the flagstone paving should be patched and sealed
to lessen further drainage between the stones. All lifted
flagstones should be reset.
Vegetation with deep searching root structures should be
removed from the building.
Remove all dirt to a level below the top of the stone and concrete
foundation. Provide positive drainage away from walls to a
minimum slope of 2%.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 3
2. Adobe Walls:
The Main House has fourteen exterior walls. Six of these are entirely "clad" in continuous chivk&n
wire reinforced concrete portland type stucco "patches" from roofline to the foundation. These
include: two walls on the northeast courtyard, the west wall of the northern wing which extends
three feet around the south wall of the living room, the west wall of the southern wing, and the two
walls on the southeast corner of the southern wing. Partial patches occur on the lower four feet
of the main facade to the east, the walls of the walkway vestibule, and along the south wall of the
southern wing. The patches are all scored with a finger to mimic the adobe brickwork. The date
of the patches is unknown, though they may have been completed in the years following Carrillo's
death. The "patches" exhibit no major cracking and seem to maintain the wall; however, extensive
removal would be necessary to thoroughly assess each wall. The patches have pulled away from
the bottom edge of the wall in places. Major cracks occur where the concrete patch is pulling
away from the arched adobe "buttress" wall leading from the northeast corner of the living room,
The cracks occur at the stepped end, deteriorating the adobe where the wall meets the low stone
site wall. A minor crack has occurred on the west wall between the kitchen and the water heater
room. Minor cracking and crumbling can be seen throughout the building, but generally poses
no immediate problems.
The exposed adobe walls have been well maintained. No separation or crumbling is evident
around windows or doors, though minor cracking is present along the tops of the walls. 1 i it-
whitewash has also faded and peeled from the exposed adobe in many areas.
Recommendations: Check conditions critically during the stabilization and seismic
retrofit work.
3. Roof:
The roof is in fair to good condition overall. The interior shows no major signs of deterioration,
though signs of dry rot and termite damage can be seen on the exterior. Most of the 1 x 6 straight
board sheathing and the rafters are sound, though they both have deteriorated at the eaves, where
vegetation has grown too close to the building. This occurs mainly in the northeast courtyard, in
the courtyard patio, and at the southeast corner of the Main House. Both the overgrown
vegetation and leaking around the flashing in the roof valley have caused the severe deterioration
of the southeast corner of the veranda roof structure. The rafters and beam along the south side
of the veranda are also in bad condition. Many of the Mission tiles are broken or unattached. The
flashing around the chimneys is a combination of galvanized metal and concrete. There is a
roofing membrane under the Mission tiles. The galvanized metal flashing has pulled away from
the concrete band and may allow water entry to the roof membrane. This roof is reported to be
installed within the last eight years.
Recommendations: Rafter ends, sheathing, and roofing structure designated as badly
deteriorated are to be removed entirely and replaced in kind.
Roofing members in fair conditions are to be stabilized and
reinforced with resin consolidants. Those in good condition are
to be treated with wood preservatives.
Remove and replace broken or detached roofing tiles.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 4
Repair and resecure flashing in valleys and around chimneys.
Provide a water test for one hour.
4. Seismic Strengthening:
The exterior adobe walls are within the allowable h/t ratio as per the State Historical Building
Code. A bond beam exists along the walls. Seismic strengthening will be required to provide a
continuous load carrying support system for seismic loads.
Recommendation: Develop a positive stress path by installing anchors between the
roof framing and the walls. Provide a bond beam of concrete or
a continuous anchoring system from the adobe to the roof
framing. The gable ends require additional bracing at the top of
the wall to the roof, as well as anchors at the ceiling line.
5. Doors and Windows:
The wood doors and windows of the Main House are in good condition - though some are
inoperable - possibly saved from termite and dry rot damage from constant paint maintenance.
The windows, screens, and screen doors are all currently a Mediterranean blue, though the
interiors have only been sealed with varnish. The wood plank doors have had no interior or
exterior finishes and exhibit only normal wear.
Recommendations: Treat exposed wood with wood preservative.
Restore all windows to operable conditions. Refer to
"Preservation Brief #9: The Repair of Historic Wooden Windows.
6. Kitchen Entry:
The adobe and wood frame kitchen entry is deteriorated, mostly due to poor initial construction.
The walls and wood panel door show termite damage and have many pieces missing. The metal
screens are torn in many places. The roof shows evidence of inadequate drainage including
fungus and moss growth on the tiles, broken roof tiles, and severely dry rot in the sheathing and
rafters. A heavy portland cement stucco patch covers the west corner around the water heater
room.
Recommendations: Remove and rebuild the entire roof in kind with original. Clean
the unbroken tiles, allow to dry thoroughly, and replace on roof.
Repair and replace missing and damaged parts of wall and door
in kind with original pieces.
Replace wire screening in kind. Repair where possible.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
PageS
7. Stone Walls:
The low connecting stone walls that enclose the two courtyards and the patio are also in good
condition. The original whitewash coat has long since worn off, though patches remain. The
stone arch beside the east facade is sound as is most of the wall that encloses the northeast
courtyard. Some minor cracking is occurring where the stone meets the adobe wall. The ciay tile
roofing overlaps the stone arch and has caused slight deterioration due to a lack of proper
drainage. The wood picket gate in the wall requires remounting, as it is inoperable.
The top of the wall has been sealed and stabilized with a layer of concrete. The top stones are
loose in some places. The stone arch connecting the southwest corner of the Wash House is very
unstable, and one large stone has dislodged from under the arch.
The mortar around the two barbecue grills and ovens has also cracked due to moisture and the
heat of the wood fires. Large concrete patches have been applied often covering the stones
instead of just the mortar. The grills and ovens are also loose and unattached. The grate of the
barbecue grill beside the house is missing metal anchor supports and is currently supported by
a wood 2x4.
The stone wall and arch to the west of the courtyard patio is almost completely covered with
overgrown vines and bushes growing from both sides of the wall. Wrought iron mountings exist
within the arch, where a gate was once located. The wood pole and chicken wire pen is also
covered with overgrown flowering vines and bushes even through the slat and chicken wire
roofing. The vegetation has overgrown the entire southeast corner of the patio from both sides
of the stone wall, to the extent that it is almost undetermined exactly where the stone wall ends.
Recommendations: Patch and repair all cracking connections to the adobe walls.
Re-mortar and replace any loose or missing stones - especially
at arches - with a compatible mortar. Remove existing concrete
patches on the barbecues and repair mortar joints only.
Repair and remount barbecue grills and ovens. Clean heating
surfaces and return to operable condition.
Remove overgrown vegetation from stone walls where it has
deteriorated the mortar and dislodged the stones. Cut back the
vegetation in the southeast corner of the courtyard patio
according to the landscape architecture report.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 6
8. Electrical and Plumbing Systems:
The electrical and plumbing systems have been continuously "upgraded" and repaired during the
53 years of constant occupancy. The entire electrical service is provided through conduit lines
and junction boxes located on the exterior. The main electrical service panel for the Main House
and the Wash House is located on the north wall of the master bedroom, beside the entrance gate
in the walkway vestibule.
Exterior lighting has been periodically added for floodlighting. The new conduit lines have been
located randomly along the face of the building and below the rafters. The original electrical
conduit lines were run along the upper walls, discreetly nestled and attached to the walls and
tucking through to the interior. The newer lines are loosely looped beneath the rafters as seen on
the east facade, in the northeast courtyard and the barbecue patio. In many cases, exposed
Romex type wiring is exposed on the exterior to service the wall sconces.
A television antenna is located along the exterior of the east wall of the chimney and rises above
the chimney. Power lines are loosely draped and hung along the top and base of the antenna.
The plumbing system has also been constantly repaired and added to since its original installation.
The original system is supplied from the main city lines along Palomar Airport Road.
Recent additions to the plumbing system have also been randomly located on the exterior along
the west wall of the northern wing. Access lines project from the hot water heater, supplying the
kitchen and running beneath the house. A meter filter has also been located outside the house.
Metal supply piping has also been added from the water heater across the stone patio steps, along
the stone patio wall, and connected with the faucet located with the barbecue ovens before leading
into the Wash House. The faucet is also connected to two hoses which lead to water sprinklers.
The lines are extremely leaky and have caused flooding both in the cellars and along the stone
wall near the Wash House.
Recommendations: All unused electrical lines should be removed.
Remaining and necessary lines for exterior lighting should be
secured with staples to the underside of the rafters, or fastened
to the wall along the ridge lines as discreetly as possible.
The television antenna lines should also be secured to run along
the antenna and the stone foundation. Loose looping of lines
should not be permitted.
All unused plumbing lines should also be removed.
Plumbing feeder lines from the Main House to the Wash House
should be restored to run under the stone patio steps and along
the exterior of the stone walls below the patio level. Pipes should
be removed or replaced where necessary.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page?
B. Wash House
1. Foundation:
The stone and concrete foundation is in good condition, though erosion and improper drainage
from the washing machine inside has dropped the ground level along the east wall. Overgrown
vegetation along the north and west walls is deteriorating the foundation through the spreading
of roots and water retention.
Recommendations: Install a proper drainage system for the washing machine.
Remove vegetation away from walls and foundation as per
landscape recommendations.
2. Adobe Walls:
The adobe bricks have dissolved in many locations leaving the stronger mortar intact. The
deterioration of the whitewash finish follows the erosion of the adobe, as the remaining whitewash
is found only along the upper portion of the walls. Roof leaks have eroded the adobe beneath the
porch roof and at the corners of the building. The adobe has pulled away where adjacent to the
eucalyptus branch lintels and roof supports.
Improper drainage of an interior washing machine through a hose out the east door has caused
accelerated damage to the adobe and erosion around the foundation. Overgrown vegetation on
the south and east is also eroding the adobe. No repairs have been made to the adobe walls.
Recommendations: Eliminate the sources of moisture by installing a proper waste
drainage system for the washing machine. Remove the
vegetation away from the walls and repair the roof leaks.
Repair and remud the eroded adobe bricks with a compatible
material, per "Preservation Brief #5: Preservation of Historic
Adobe Buildings".
Patch the adobe when it is pulling away from adjacent materials,
including branch lintels and roof supports.
Fumigate the entire building for both subterranean and dry wood
termites. Treat all wood members with topical termite toxicant.
Provide seismic reinforcement for walls and roof per structural
recommendations.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 8
3. Roof:
The roofing members show both termite and dry rot damage near the ends of the eaves. An old
leak is present under the porch roof over the adobe wall. The log columns, log porch beam, and
the eucalyptus branch roof supports show extensive damage due to termites and dryrot. Some
of the Mission tiles have been broken.
Recommendations: Rafter ends and sheathing designated as badly deteriorated are
to be removed and replaced in kind. Roofing members, log
porch beam, and columns in fair condition are to be stabilized
and reinforced with resin consolidants.
Remove and replace broken or detached roofing tiles.
Stabilize branch roof supports with resin consolidants. Replace
branches in kind where required.
Treat all new and existing wood members with a topical termite
toxicant.
Treat all new and existing wood members with an oil based wood
preservative containing a fungicide and a mildewcide.
4. Doors and Windows:
The doors and windows are in fair condition. Moisture, termites, and dry rot have both loosened
the mullions and deteriorated the frames. The painted surfaces are worn and stained. The
branch lintels are rotted and soft. Most of the bark has fallen off the branches. Plastic has been
nailed to the inside casings covering the windows. A pane has been removed from the west
window. The doors are operable, though the wrought iron hinges and bolts are rusty. The north
door is unpainted and stained with excess moisture.
Recommendations: Stabilize wood frames and headers with resin consolidant where
noted.
Treat wood frames and lintels with topical termite toxicant.
Remove plastic from windows.
Repair windows, replace missing glazing, and restore to operable
condition. Refer to "Preservation Brief #9: The Repair of Historic
Wooden Windows".
Remove rust from door hardware.
Repaint wood surfaces where necessary.
Treat doors and windows with an oil based wood preservative
containing fungicide and mildewcide.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page9
5. Interior:
Uneven settlement, poor roof drainage, and a lack of ventilation for the washing machine has
caused cracks and staining of the walls. The base of the walls also exhibits signs of dampness
from the improper drainage of the washing machine. Boxes are stored along the walls thereby
decreasing the ventilation of the adobe.
Recommendations: Eliminate the sources of moisture by installing a proper drainage
system for the washing machine and repairing the roof. Open all
doors and windows while operating the washing machine for
adequate ventilation.
Remove all storage items from interior.
6. Stone Arch:
The stone arch attached to the southwest corner is unstable due to its original construction. One
large stone has loosened from its mortar bed and fallen from the bottom of the arch. Other stones
are loose and the mortar is cracked. The hinge mountings for the picket gate are also loose.
Recommendations: Remove loose stones and remortar back in place. If the arch is
too unstable for reconstruction, remove the entire arch and
rebuild with internal reinforcement and a stronger mortar.
Remount the hinges for the gate on the wall.
7. Plumbing and Electricity:
The water for the washing machine and bathroom is currently supplied from the Main House and
through the supply lines run along the exterior of the stone patio walls by the barbecue patio. The
waste water from the washing machine is currently released out a hose hung on the back door
handle and onto the grass. The bathroom plumbing and fixtures are currently in fair condition.
Recommendations: Re-route the plumbing lines to a more inconspicuous location.
These lines should be underground.
Provide a proper waste water disposal system.
C. Deedie's House
1. Foundation and Flooring:
The slab foundation is in good condition, though expansive soil conditions have caused cracking
throughout the flagstone flooring. The floor is stained and mildewed around the corner closet ~ue
to an inoperable roof drain. The wood weakened-plane joints are still sound.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 10
Recommendations: Patch cracks between flagstones with a compatible concrete. As
cracking will continue due to the expansive soil conditions, both
the flooring and the foundation should eventually be removed and
rebuilt per structural recommendations.
Clean and remove mildew staining from flagstones following the
restructuring of the roof.
2. Adobe Walls:
The adobe walls of Deedie's House are in an advanced state of deterioration, though no portions
have currently collapsed. Major cracking is evident throughout due to the settlement of expansive
soils and the entombment of the adobe walls with cement plaster and chicken wire on the exterior
and vinyl paint and wallpaper on the interior. A complete lack of roof drainage is also adding to
the erosion of the walls allowing water to enter the top of the adobe walls. The major structural
cracks are mainly located at each corner, both on the interior and exterior. Piles of eroded adobe
soil have collected at the base of the walls mainly along the south wall, where the vinyl wallpaper
has pulled away from the walls and the eroded adobe is exposed. The west wall has separated
approximately 4" from the eroded adobe.
The bathroom block on the south facade is clad in cement plaster over expanded metal lath.
Disintegration is evident only at the corners, though the adobe is eroding beneath the plaster. The
exposed adobe beneath the porch roof is also eroded due to a lack of adequate flashing on the
porch roof, and piles of soil have collected at the base. This wall shows previous patches along
eroded mortar lines.
The adobe has cracked and pulled away from all adjacent materials on the exterior including the
peeled log and branch framing used on the doors and windows, the projecting wood roof scuppers
and roof beams, and the small adobe oven. A cow skull is located above the entrance door with
two light bulbs in the eye sockets as an exterior light.
Recommendations: Provide seismic and structural reinforcement for walls, parapets,
and roof per structural recommendations.
Remove all vinyl wallpaper and incompatible patches and paint
on the interior walls. Allow exterior cement plaster to remain so
as to preserve the etched sketches on the walls. Remove the
eroded adobe from the interior, and repair the walls with adobe
bricks where needed per "Preservation Brief #5: Preservation of
Historic Adobe Buildings." Inject adobe mud into the walls in
accordance with the specifications.
Patch all exterior cracks greater than 1/8" wide per "Preservation
Brief #5."
Whitewash interior walls after patching with adobe mud plaster.
Remud interior walls with a compatible adobe plaster. Do not use
Portland cement plaster. New surfaces should be made irregular
to match existing. Whitewash interior walls after patching.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 11
Fumigate entire building for both subterranean and dry rot
termites. Treat all wood members with topical termite toxicant.
3. Roof:
The single-slope roof is in poor condition. The scuppers have been covered by asphalt roofing.
A temporary drain had been installed to drain through the roof above the corner closet but is no
longer operable. The drainage flow currently is through the roof and down the walls allowing
water to enter at the top of the walls and to collect within the wood lintels. The entire roof
structure including the peeled log vegas, the 1 x 6 board sheathing, the rawhide straps, and the
branch supports is rotted from both the poor drainage and termite damage.
The porch roof is similarly deteriorated. Most members are ready to collapse, including the
rawhide-tied "beam" and the branch "rafters". The porch roof is covered with rolled asphalt
roofing and has no adequate flashing at the connection to the adobe wall.
Recommendations: Construct a new roof above the existing roof per structural
recommendations. Seismic bracing is to be installed at the same
time. Drain the new roof through the existing scupper.
Allow the existing roof to remain intact. Vegas are to be
stabilized with machine bolts connected to new roofing members.
Consolidate and stabilize existing vegas, beam, struts, columns,
and scuppers. Use an appropriate resin to bond with the
reinforcement. Treat existing sheathing with wood preservative.
Replace rawhide straps where rotted. Refer to "Preservation Brief
#4: Roofing for Historic Buildings".
Fumigate for drywood termites per adobe wall recommendations.
Treat all wood members with topical termite toxicant.
Remove deteriorated porch rafters, tied "beam", and sheathing.
Replace members in kind. New beam should be constructed of
branches - bundled and tied with wet rawhide straps - as was
the original. Treat all new members with wood preservative.
Retain the two seven feet porch columns. Consolidate and
stabilize with epoxy.
4. Windows and Doors:
The wood logs and branches used as framing and lintels and the wood frames and sashes show
varying degrees of termite damage, dryrot, and water damage. The lintels are in the worst
condition, and the branch framing of the east window is missing and has been patched with
cement. The branches nailed to the doors and the plank doors themselves show signs of both
termite and dryrot.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 12
All of the windows and doors had been removed during emergency stabilization procedures. The
wood sashes and doors are intact and stored in the building; the frames are splintered.
Recommendations: Remove cement patches on the east window, and replace
missing branch framing in kind. Treat with wood preservative.
Consolidate and stabilize all branch lintels, frames, and sashes
with resin.
Treat all new and existing wood with topical termite toxicants.
Reinstall all windows and doors. Replace splintered framing, and
return to operable condition.
Apply one coat of paint in the original color.
5. Miscellaneous:
The wood and stone fireplace is also damaged by termites, dryrot, and poor roof drainage. The
fire box is cluttered with debris, and the flue appears to be clogged. The front of the stone mantle
shows smoke stains.
Recommendations: Clean out the fire box and the chimney flue. Restore to working
condition.
Stabilize and treat the wood cladding and mantle shelf with resin
consolidant and preservatives.
6. Bathroom:
The plumbing in the bathroom addition is inoperable and overflows often. The scored concrete
floor is in good condition. A tile wainscot covers the lower portion of the wall and may be
deteriorating the adobe behind. Various piping and wiring is exposed and some is unused.
Recommendations: Repair plumbing.
Remove all unused wiring and plumbing lines.
D. Feed Storage Building and Tack Shed
1. Foundation and Floors:
The "new" foundation appears very unstable, as the original foundation had been supported by
wood beams on irregular stone pillars. The beams are doubled and are separated by short, wood
piers in graduated lengths. None of the framing is currently anchored to the stones. Many wood
members had been haphazardly added to level out the foundation. Much of the wood foundation
is damaged by termites and has rotted through.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 13
The top level of the plank flooring is in fair condition, though the lack of roof drainage has caused
minor warping and cupping. The lower level is damaged by termites and dryrot.
Recommendations: Jack up the building and reconstruct the entire foundation per
structural recommendations.
Remove and replace damaged foundation members in kind.
Stabilize both foundation members and lower flooring with resin
consolidant where designated.
Treat all wood with topical toxicant for dry wood termites.
Apply an oil based wood preservative upon completion of all
stabilization and restoration.
2. Wood Frame Walls:
The wood frame walls of the Feed Storage Building are sound, though evidence of damage from
inadequate roof drainage, termites, and dry rot can be seen. Termite damage is extensive at the
base of the walls including most of the sill plates, the studs and bottom sheathing. The siding is
badly stained, and previous coats of both whitewash and paint are wearing at different rates.
The wood is extremely dry and weathered. The siding is often split and the grain is exposed.
Recommendations: Clean exterior with a power wash to remove deteriorated finishes
and stains.
Remove deteriorated wood framing and replace in kind. Stabilize
and reinforce designated members in fair condition with resin
consolidant.
Provide reinforcement per structural recommendations.
Fumigate entire building for subterranean and dry wood termites.
Treat problem areas or members in contact with the ground.
Treat walls with an oil based preservative containing fungicide
and mildewcide to saturate with oils and protect from further
deterioration.
Replace deteriorated or missing wood siding as required.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 14
3. Roof:
The roof is extensively deteriorated, though mostly on the southern slope, and the wood shingles
have cupped, split, disintegrated and fallen off in many places. The skip sheathing has been
exposed and is also rotted. A few ridge boards are missing. The peeled log columns and branch
roof supports are in good condition.
Recommendations: Remove and reconstruct roof. Reuse existing rafters in place
where designated. Install new skip sheathing and shingles to
match original. Replace lumber to match original. Refer to
"Preservation Brief #4: Roofing for Historic Buildings" and
"Preservation Brief #19: The Repair and Replacement of Historic
Wooden Shingle Roofs".
Treat new roof with oil based preservative containing a fungicide
and a mildewcide.
E. Carriage House
1. Foundation:
The foundation is stable and no major settlement damage is evident. The tile floor is also in good
condition with only minor cracking of the mortar. The flagstone and concrete apron is also
cracked along the mortar.
Recommendations: Patch the cracks in the flagstone apron.
2. Adobe Walls:
The adobe walls of the Carriage House are in good condition. Minor spalling exists at the base
of the walls where the ground level has risen over the stone and concrete foundation. The adobe
bricks were not laid flush during original construction, and approximately every other brick projects
beyond the wall plane. The mortar is also recessed. The composition of the adobe used on the
Carriage House is markedly different from that of the other adobe structures. The north wall has
been painted and whitewashed, but much has peeled away. The Southwest corner has a major
3/4" wide crack.
Old cement patches exist in each adobe pier on the north facade behind the concrete corner
guards. A thick cement wainscot rises 2'-6" along the interior of the south wall and bulges out
approximately 6" at the bottom. The wainscot is pulling away from the wall in one piece in places.
Recommendations: Regrade to lower the ground level to a level below the adobe
bricks. Provide adequate drainage away from all walls.
Repair spalled adobe per "Preservation Brief #5: Preservation of
Historic Adobe Buildings."
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 15
Stabilize crack with resin anchors and inject crack with adobe
mud.
Allow cement patches on peers to remain if damage is not
evident to adobe behind. Remove the cement wainscot from the
interior, and repair adobe if necessary.
Fumigate building for subterranean and dry wood termites.
Provide seismic reinforcement for walls and roof per structural
recommendations.
3. Roof:
The roof beams have sagged approximately 3" on each side of the central pier, possibly due to
the heavy loading of the roofing tiles. The beam has been braced with a metal post at the east
end of the north facade. The beam has also been strengthened with a short strut over the central
pier. The sagging central rafters have been shored with another post and short bottom chord.
Most of the Mission tiles are unbroken, though the tiles may not be original. The straight board
sheathing and adzed rafters show signs of termite damage and general dry rot. The rawhide strap
connections for the truss are also deteriorating, the branch eave supports show extensive termite
and dry rot damage.
Recommendations: Carefully jack up the beams to a point of movement at the
bearing surface. This process should take four weeks to stabilize.
Strengthen the sagging beams and rafters per structural
recommendations. Provide appropriate connections for trusses,
but replace rawhide straps to maintain character. Stabilize
straps.
Remove and replace broken or detached roofing tiles.
Remove badly deteriorated sheathing and rafter ends where
noted and replace in kind. Remaining members to be stabilized
with epoxy resin consolidants. Treat all wood with wood
preservative.
Stabilize branch supports with resin consolidants where noted.
Remove and replace badly rooted branches in kind.
Treat all new and existing wood members with a topical toxicant
for dry wood termites.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 16
4. Door and Windows:
The wood door and window sashes are in good condition, though the branch headers show
termite damage. The door and windows are all operable, though the hardware is rusty.
Recommendations: Stabilize branch headers with resin consolidant.
Treat frames, doors, and windows with wood preservative.
Restore hardware and adjust window swings. Adjust door
hardware for smooth and balanced movement.
Treat all wood members with a topical chemical for dry wood
termites.
Repaint wood surfaces original color.
F. Cantina
1. Foundation:
The stone and concrete foundation of Room 1 seems in good condition. The adobe bricks, though
generally eroding, are in fair condition, and the concrete slab flooring shows little settlement
damage. The foundations of Room 2 and 3 are undetermined. Both the adobe and concrete brick
walls start a significant distance below the ground line. Major settlement damage is evident in the
cracked and heaved concrete slab floor of Room 2 and the cracked walls of Room 3. Both
foundations are settling downward towards a water channel to the southwest (see hydrology
report).
Recommendations. Provide a proper foundation for Rooms 2 and 3 per structural
recommendations. Reinforce against downhill settlement.
Regrade to lower the ground level below the top of the
foundations where designated. Provide adequate drainage away
from all walls.
2. Adobe Walls:
The adobe walls of the Cantina are extremely eroded and have been patched often. A large crack
exists above the entry door possibly due to the settlement of Room 2. The north facade is
extensively covered with ivy which contributes to the deterioration of the adobe. Overgrown
vegetation has also eroded the northeast and northwest corners. Coving and general erosion is
present along the east and west walls due to local ground water saturation, a nearby vertical hose
bib, and a deteriorated roof.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 17
The east wall has a recent patch of adobe bricks with a markedly different composition and
mortar. The older adobe has not adhered and is eroding around the patch. The south wall is no
longer adobe. It consists of the 4 x 4 posts and a drywall interior clad in chicken wire and plaster.
Recommendations: Remove all incompatible patches. Remove eroded adobe and
repair per the "Preservation Brief #5: Preservation of Historic
Adobe Buildings." Apply a coat of whitewash where original.
Remove plaster and chicken wire from south facade. Rebuild
adobe wall per "Preservation Brief #5: Preservation of Historic
Adobe Buildings." Key new adobe bricks into existing walls at
corners.
Repair all cracks and patch were adjacent to wood headers and
framing.
Repair settlement damage.
Trim all ivy from adobe wall. Remove overgrown vegetation
away from the adobe walls where affecting the adobe as per
landscape recommendations.
Mitigate ground water problem per hydrology report. Determine
if vertical hose bib plumbing line is leaking and repair.
Fumigate the entire building for both subterranean and drywood
termites.
3, Roof:
The entire roof structure is extensively deteriorated and damaged from termites, dry rot and
improper drainage. The asphalt paper has disintegrated, and the sheathing has rotted through
leaving the wood members exposed to rain. The branch soffit trim on the north gable is
extensively damaged by termites and the encroaching ivy. No soffit exists on the south gable;
the asphalt roofing is improperly lapped over the sheathing. A tin soffit has replaced the original
wood soffit of the lower shed roof.
The roof over the concrete addition is in a similar condition. The asphalt roofing has disintegrated
and the sheathing has rotted.
Recommendations: Construct new roof using as many original members as possible.
Replace sheathing in kind and install wood shake roof. Refer to
"Preservation Brief #4: Roofing for Historic Buildings" and
"Preservation Brief #19: The Repair and Replacement of Historic
Wooden Shingles Roofs".
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 18
Remaining wood members to be stabilized with epoxy resin
consolidants and treated with wood preservative where
designated.
Stabilize branch soffits with epoxy resin if possible. Remove and
replace in kind where noted. Remove tin soffit and replace with
wood.
Treat all new and existing wood members with a topical toxicant
for dry wood termites.
4. Doors and Windows:
The original entry door and wood screen door have remained in good condition, though the
wrought iron hardware is rusty and the mountings are loose. Cement patches have been made
around the mountings. The large horizontal plank door 2 is inoperable, as a raised planter was
located in front. A small tree has been planted. The wood header and branch frame show termite
and dry rot damage, as does the branch framing and wrought iron bars over the windows. Most
of the bark has fallen off the branches. The aluminum sliding windows do not appear to be
original. The single window of the concrete addition is boarded up with plywood, and its frame
is heavily weathered.
Recommendations: Remove cement patches from entry arch 1. Remount hinges and
adjust for smooth and balanced door movement. Remove rust
from hardware.
Remove planter and vegetation from front of door 2 per
landscape report. Restore hardware and adjust for a smooth and
balanced door movement.
Remove aluminum windows 1,4, and 5 and replace with original
wood windows to match the character of the original building.
Remove plywood from window 3 and replace with wood sash
windows. Refer to "Preservation Brief #9: The Repair of Historic
Wooden Windows".
Stabilize damaged wood headers and frames with epoxy resin
consolidant where noted. Replace deteriorated branches in kind.
Treat all doors and wood windows with wood preservatives.
5. Interior:
The interior is clad in unfinished drywall nailed to exposed nailing strips and wood posts. The
drywall is also on the ceiling joists though is now stained from the bad roof drainage. Drywall is
also on the ceiling of Room 2 but has become extremely deteriorated and is falling down.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 19
The interior roof structure shows the extent of the drainage damage. The main gab' .j is in sound
condition, but the rafters of the shed roof are rotted and sagging. Extensive lermilo damage is
also present in the rafters. A wood post has been added to shore the rafters but is als.o damaged
from termites and dry rot.
The concrete slab floor in Room 2 is cracked and heaved. The floor level is 3" below that of Room
1 and slopes approximately 2" to the west. This concrete floor was poured directly onto the earth.
The floor of the concrete addition is dirt.
The Cantina is currently used as storage for heavy and miscellaneous items.
Recommendations: Remove all interior drywall. Install rough 1" x 12" horizontal
plank siding as seen on the east wall. Refer to "Preservation
Brief #18: Rehabilitating Interiors in Historic Buildings."
Repair interior roof structure per roof recommendations. Provide
new roof materials as per the drawings.
Remove existing concrete slab floor in Room 2. Install the floor
on a properly prepared bed per structural recommendations.
Installation of new floor to be coordinated with the strengthening
of foundations.
Seismically strengthen the cantina as per the drawings.
Remove storage items.
6. Concrete Additions:
The concrete block walls of the addition were poorly constructed and have major cracks due to
the downhill settlement of the ground and poor roof drainage. The gable end is partially covered
in ripped asphalt roofing. The wood framing also shows deterioration from termites and improper
roof drainage.
Recommendations: Remove concrete block walls and structure. Relocate the
electrical panels inside the shed portion of the Cantina. Set
meters on the exterior.
7. Exterior Furniture:
The branch and plank bench located under window 1 is now missing, as is the branch hitching
post seen in Historic Photo 8 and Photo #13. Some of the skulls, antlers, horseshoes and other
items remain hanging on the north wall.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 20
Recommendations: Reconstruct bench and hitching post as seen in Historic Photo 8
and Photo #13. Install per photo locations.
Remove remaining items on north wall during work on adobe wall
and during removal of ivy. Clean and protect per the Secretary
of the Interior's Standards. Reinstall on wall after restoration and
whitewash of adobe.
Reconstruct wood branch pergola.
8. Electricity and Plumbing:
The main electrical service panel for the Ranch is located under a wood post and corrugate tin
roof lean-to attach to the south wall. Power is provided through the junction box on a telephone
pole located nearby. Four panels are mounted on a wood wall and provide electricity to a single
service pole, from which the lines run to each building of the Ranch.
Recommendations: Relocate the electrical panels to a more protected, inconspicuous
location inside the Cantina. Remove the post and tin roof lean to.
G. Stable
1. Foundation and Floors:
The foundations are of a typical stone and concrete construction, though they step irregularly up
the slope at an average height oM'-O" above the ground. The interior surface is very broken and
uneven, as though the concrete had not been allowed to cure properly. Though generally in good
condition, the exterior surfaces have deteriorated slightly on the lower slopes of the east wall due
to the moist conditions.
The stone steps along the east and west walls are extremely uneven and cracked. The irregularity
was probably original, though some cracks have worsened.
The concrete of the south porch floor is spalled and deteriorated, approximately 1'-3" deep. The
concrete slab floor of the lower level - including the walkway between the stalls and the edges of
the slab - are also heavily cracked and spalled. The stall floors are covered with various storage
and debris. One stall is full of firewood and another was used to house pigs. The middle level
floor is of hard packed dirt and is fairly level. The upper level floor is also dirt and has eroded into
ruts at the west end. The north porch floor's red concrete is stained and cracked from flooding.
Recommendations: Monitor the condition of the exposed foundations, though no
repair is currently needed.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 21
Repair the major cracks in the stone steps where necessary. Do
not attempt to straighten or make the steps regular
Remove storage and debris from each stall. Thoroughly clean
out pig stall.
Repair the south concrete porch floor and interior floor slab with
concrete epoxy resin consolidant where indicated
Fill the eroded ruts in the upper level dirt floor with dirt, and
damp to a solid base. Clean entire floor area of debris.
2. Walls:
The adobe, stone, and wood frame walls of the Stable are in sound condition, though deterioration
exists in each. The south facade - entirely of wood - has been worn and weathered, but no
structural decay is evident. General damage due to termites and dry rot exists, and the layers of
paint and whitewash have faded and chipped. The posts are scarred from repeated knocks and
bumps.
The stone wall portion of the east and west facades are also sound, though the southeast corner
has been patched with cement. The adobe bricks on the east wall are eroding - leaving the
stronger cement plaster mortar - partly due to the moist conditions caused by the nearby
vegetation. The painted surface of the bricks is completely gone on the east. The erosion has
continued for a long time, as the eroded bricks had been painted, and that has deteriorated as
well. The adobe is also eroding on the west walls though not as severely. The adobe walls have
high stone and concrete foundations keeping the adobe out of contract with the soil in most
places. The wood frame wall above the big barn doors is clad in a thick layer of cement plaster
on chicken wire. The plaster is mounted independently of the adobe walls and is in good
condition.
The adobe has deteriorated on the north facade due to poor roof drainage. Water has entered
the top of the adobe walls popping and flaking the paint. The eroding adobe is spilling down the
walls leaving stains to mark areas of greatest damage. An irregular cement base covers the stone
and concrete foundation.
Recommendation: Remove and repair eroding adobe as per "Preservation Brief #5:
Preservation of Historic Adobe Buildings." Apply a coat of whitewash to
entire building. Remove all paint from the adobe bricks and cement
plaster mortar prior to repair of the adobe.
Remove all vegetation a minimum of 5' away from the walls per
Landscape Recommendations.
Regrade to provide positive drainage away from the building per
Hydrology Recommendations. Ensure that the ground level is
consistently below the top of the foundations.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 22
Fumigate the entire building for both subterranean and dry wood termites.
Treat all wood members with topical toxicant for drywood termites.
Stabilize the wood framing of the south facade with resin consolidant
where designated. Treat entire wood system with an oil-based wood
preservative containing fungicides and mildewcides.
Provide seismic reinforcement for the walls and roof per Structural
Recommendations.
3. Roof:
Four of the five slopes of the Stable roof are in fair condition, and the lower north slope is
extremely deteriorated. The shingles of the north slope are split and held in place by a moss that
has grown around each shingle. The skip roofing is stained and rotted and has collapsed beside
the stone chimney. The rafters vary, though all are water stained and have termite damage. The
concrete cement flashing around the chimney has deteriorated, allowing water to decay the
mortar. The wood box gutter has deteriorated beyond repair.
The short and hexagonal wood posts are in fair condition though stained, split, and damaged by
termites. Due to the continued sloughing and moving of the hillside downward, the concrete
retaining wall has been pushed inward skewing the angle of the wood porch posts. The wall
height had already been raised once which sunk the lower 6" of the posts.
The framing of the remaining four slopes of the Stable roof is in good condition, though the skip
sheathing is a bit weak at the eave edges. The shingles are in fair condition. The entire roof
structure has varying degrees of termite and dry rot damage. The wood box gutter on the south
porch roof is completely missing.
Recommendations: Remove the wood shingles and skip sheathing of the north porch and
replace in kind. Remove deteriorated rafters where designated, and
replace in kind.
Stabilize remaining rafters with epoxy resin consolidant where designated.
Remove cement "flashing" and replace with galvanized metal. Cover
metal with a skim coat of cement in kind with original. Do not cover
metal at roof level.
Repair wood gutter box. Provide location for appropriate gutter drainage.
Treat with topical toxicant for drywood. Treat with oil-based wood
preservatives containing fungicides and mildewcides.
Straighten retaining wall of north porch and strengthen per structural
recommendation. Mitigate sloughing problem per hydrology
recommendations. Re-align wood posts of north porch. Stabilize with
resin consolidant where designated.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 23
Remove decayed roofing members of entire roof system where noted and
replace in kind. Install new wood shingles in kind where needed.
Reconstruct the wood gutter box for the south porch roof per Historic
Photo #14 and #15.
Treat all wood members of roof and structural system with oil-based
wood preservative containing fungicide and mildewcide.
4. Door and Windows:
The doors and windows are in good condition, though the hardware is consistently rusty and most
are out of balance. The wood framing is extremely dry and the grain has become exposed in
many places. The branch lintel, frame, and bars of window 1 are damaged from termites and
dry rot. The paint is also peeling and worn on all doors and windows.
One of the large, hinged barn doors of door 11 has broken from its hinges and is currently lying
on the ground.
One wood gate 15 is all that remains of the wood corrals. The top rails are worn by the chewing
of the horses in the stalls. The hinges are very rusty.
Recommendations: Repair and remount barn door 11 .
Repair all windows and doors to operable condition. Remove rust and
restore hardware. Adjust doors and windows for smooth and balanced
movement. Refer to "Preservation Brief #9: The Repair of Historic
Wooden Windows".
Stabilize branch framing of window 1 and wood frames of doors and
windows with epoxy resin consolidant where noted.
Treat wood frames and lintels with topical toxicant for dry wood termites.
Treat all wood surfaces with oil-based wood preservative containing
fungicides and mildewcides.
Repaint in original colors where required.
5. Miscellaneous:
Of the original signage located on and around the stables, only a few remain. Two are located
above the stall doors and one on the southwestern post of the south porch.
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ANALYSIS & RECOMMENDATIONS
Page 24
Recommendations: Retain all existing signage.
Use Historic Photos #14 and #15 to determine original signage.
Reconstruct new signage in kind to match the Historic Photos.
Two stone and concrete pads are located at each end of the west wall. Each supports a red iron
barrel, presumably used for waste. The pads have separated from the walls and the iron barrels
are full of sludge water and have become rusty.
Recommendations: Patch the cracks between the stone pads and the adobe and stone walls.
Use a compatible mortar.
Empty barrels of sludge in a location where contents would not be
intrusive.
Remove rust, and paint barrels with original color.
6. Interior:
The wood walls of the interior are in good condition, though some termite and dry rot damage is
present. The stalls are worn and splintered from both the storage of firewood and the ranch
animals once housed in the stalls. Interior windows 5 through 8 are in fair working condition.
The wood stair is stable, though the railings are wobbly.
The bunkroom shows signs of damage from the lack of roof drainage. A general musty smell
pervades the room. The hexagonal and square clay tile floor is stained from flooding, though the
grouting is secure. The wood branches used as decorative trim for the plank bunks and for wall
shelves and hooks are damaged from excessive moisture and termites. The saddle racks are
similarly damaged. The stone and concrete corner fireplace has deteriorated around the roof from
the lack of drainage. The brick "firebox" is also stained and has mildew growth.
The interior plaster finish is in good condition throughout the Stable. The plaster has blistered and
chipped in the bunkroom where rain has run down the walls. The adobe is eroding at these points
and is also staining the walls. Cement plaster has been used in the northeast corner of the upper
level where Carrillo's and his foreman's handprints still remain. The adobe walls appear in good
condition behind the plaster.
Recommendations: Allow all wood members that have been worn from use but remain in a
sound condition to remain in place.
Remove unused and unnecessary storage from stalls.
Determine origin of interior stair. Reconstruct in original configuration if
different from existing.
LEO CARRILLO RANCH
ANALYSIS & RECOMMENDATIONS
Page 25
Clean bunkroom floor and remove stains.
Stabilize branch trim on bunk, branch shelves, and hooks with epoxy
resin consolidant. Remove and replace in kind decayed pieces. Treat all
wood with an oil-based wood preservative containing fungicide and
mildewcide, including saddle racks.
Repair mortar joints of fireplace where needed. Clean out firebox, and
remove leaching stains from brick wall. Restore to safe and operable
conditions.
Repair plaster on walls of bunkroom where needed, per "Preservation
Brief #5: Preservation of Historic Adobe Buildings" and "Preservation
Brief #18: Rehabilitating Interiors in Historic Buildings".
Allow bunkroom to completely air out and dry once roof damage has
been repaired.
7. Corrals and Bull Pen:
By 1976, the wood corral fences were taken down. Only one portion of the fence remains, next
to gate 15 on the south porch.
The low wood bull pen was also in disrepair and was demolished.
Recommendations: Reconstruct the corrals and bull pen per Historic Photos #14,15 and 16.
8. Electricity: (Light Fixtures)
Electrical service for the stable is run from the service panels on the rear Cantina wall. The four
exterior lights are currently not in operating condition.
Recommendations: Restore all electrical service to safe working order.
Remount exterior fixtures where loose.
Restore lighting fixture to operable conditions.
H. Wood Barn
1. Foundation:
The stone and cement foundation is in good condition, though soil erosion and poor construction
has deteriorated the south side. The erosion has undercut the foundation. Spelling is occurring,
and entire stones have fallen out. General deterioration is evident throughout the entire
foundation.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 26
Recommendations: Mitigate erosion problems per hydrology recommendations.
Repair foundation with compatible materials.
2. Wood Frame Walls:
The wood frame walls of the Wood Barn once whitewashed are now extremely rickety and very
dry. The wood graining has become pronounced in most of the wood siding from the extreme
lack of moisture. The 2x4, 4x4, and 6x6 members have proved to have been too thin for the 21'
height of the Barn. Though braced, the movement of the framing members, general weathering,
and damage from the termites and dry rot have caused the vertical siding to warp, cup, split, and
become detached. In many places, the long lengths of siding were only nailed at the ends.
Members of the framing and siding are missing or have rotted away.
The two 21' high interior posts that provide a chord to support the rafters at the ridge have slipped.
One was completely knocked off its concrete foundation. A length of 2x6 had been nailed at the
top to connect to the wall framing and to provide added support.
The exterior stair on the north wall had collapsed leaving one stringer attached and an
unsupported landing. The other stringer had been nailed with discarded wood to the wall. The
cladding of the wall below the stair is gone, though makeshift bracing has been nailed in place.
Recommendations: Remove badly deteriorated wood where noted and replace in kind.
Stabilize and reinforce designated members in fair condition with epoxy
resin consolidant.
Replace all missing framing and siding in kind. Reinstall all siding and
framing that has detached from the structure. Refer to "Preservation Brief
#20: The Preservation of Historic Barns".
Provide structural and seismic reinforcement per Structural
Recommendations.
Fumigate entire building for both subterranean and drywood termites.
Treat problem areas with topical toxicant for dry wood termites.
Treat all wood surfaces with an oil-based preservative, containing a
fungicide and mildewcide to saturate with oil and prevent further
deterioration.
Reconstruct the exterior stair.
Apply a coat of whitewash to the exterior.
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ANALYSIS AND RECOMMENDATIONS
Page 27
3. Roof:
The roof had been recently re-roofed in red rolled asphalt, though the application had not been
finished. The straight board sheathing is spaced approximately 1" apart on the upper 2' of either
side of the ridge - possibly an original condition. A tin soffit is located along the caves, though
sections have fallen off. The gable ends of the roof are exposed and have no soffit. The structure
of the re-attached cupola is rickety and the wood extremely dry.
Recommendations: Complete the roofing application in a proper manner.
Reattach tin soffit where loose and replace missing pieces.
Repair cupola and strengthen per structural recommendations. Treat
wood with oil-based preservatives containing fungicides and mildewcide
to saturate with oil and prevent further deterioration.
4. Doors:
The doors of the Barn are all inoperable, and the hardware is either rusty or missing. The doors
were once whitewashed and most has worn off. The track for door 1 is completely rusted and
one of the two door panels is off the track. The siding on doors is broken and rotting and
detaching from the frames. Rust stains have outlined the interior braces on each door. Door 4
is completely gone with no physical evidence of its existence.
The double, vertically stacked doors of door 5 are both inoperable as the hinges have rusted
shut. The lower door has been blocked by the attachment of the stair stringer to the wall. The
access door to the loft is also missing and only the frame remains.
Recommendations: Remove rust from hardware. Remove nailed stair stringer from door 2.
Restore all doors to operable condition.
Remove badly deteriorated wood siding and replace in kind. Stabilize
and reinforce designated members with epoxy resin consolidant.
. Re-attach all loose siding.
Reconstruct and replace missing doors to correspond with existing doors.
Treat all wood surfaces with oil-based preservative containing a fungicide
and a mildewcide.
Apply a coat of whitewash.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 28
5. Interior:
The interior of the Barn is stained with leached rain deposits and bird dropping. A white owl
currently resides on the rafter supports. The floor is of loose dirt and is scattered with various
debris. The farm machinery in the northeast corner is broken and rusted and is surrounded by
scattered pieces of equipment.
Recommendations: Clean the wood walls to remove the bird dropping.
Remove owl's nest from rafters only if in the way of repair work. Clean
pile of dropping beneath.
Pick up debris from dirt floor per archaeology recommendations.
Allow machinery to remain in corner. Save all pieces of equipment for
potential interpretive use.
I. Caretaker's House
1. Foundation and Floors:
The raised stone and concrete foundation is in good condition, though minor cracks can be seen
in the mortar. Though the vegetation has generally been kept away from the structure, it has
become overgrown at the northwest corner and along the front porch. The scored porch floor is
in good condition, though the overgrown ivy is currently growing over the floor towards the house.
Recommendations: Remove the vegetation a minimum of 18" away from the foundation per
landscape recommendations. Remove overgrown ivy from the porch and
cut back away from porch foundation.
2. Adobe Walls
The walls of the Caretaker's House are in good condition with only minor eroding of the exposed
adobe bricks above the foundation. The stronger mortar has not eroded. Slight cracking can be
seen below a few windows, often continuing into the foundation. The adobe bricks are also raised
12"-24" above the ground by the foundation.
The adobe had been laid very irregularly, but has caused no structural defects. A 4" concrete
bond beam can be seen on the three exposed walls. It was also poured very irregularly and may
not be sufficient for use in seismic stabilization.
The south porch wall is not of adobe; it is wood frame with a thick layer of plaster scored to
appear as adobe. The plaster has been painted brown though this may not be the original color.
The plaster is crumbling at the base where it touches the ground level and at around door 3 .
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 29
Recommendations: Fumigate the entire building for subterranean and drywood termites.
Treat wood members with topical toxicant for drywood termites where
exposed.
Monitor the eroding of the adobe bricks at the base of the walls. If
erosion continues, repair with compatible materials "Preservation Brief #5:
Preservation of Historic Adobe Buildings."
Repair plaster of south porch wall where needed.
Provide seismic and structural reinforcement per structural
recommendations.
3. Roof:
The roof is also in good condition, though the exposed exterior rafters and sheathing exhibit
termite and dry rot damage. The Mission tiles have been installed recently though many remain
to be installed. A layer of rolled asphalt roofing had been laid over the straight board sheathing
and both appear in good condition. The three chimneys are in good condition, though the flashing
is weak.
Recommendations: Remove and replace deteriorated rafter ends in-kind where noted.
Stabilize members in fair condition with appropriate epoxy resin
consolidant.
Complete roofing tile application in a proper manner. Remove and
replace any broken tiles. Re attach any tiles that have become detached.
Treat all new and existing wood members with a topical toxicant for dry
wood termites.
Treat all new and existing wood members with an oil-based wood
preservative, containing fungicides and mildewcides.
Check the flashing of each chimney. Remove and replace in kind where
deteriorating.
4. Doors and Windows:
The doors are generally in good condition, though the paint on all but door 1 is peeling, and the
hardware for each has become rusted. A few are out of balance. The screening has completely
rotted and torn from doors 2 and 3 . Interior door 8 had been broken from the hinges, and
the frame is split.
Varying degrees of termite damage can be seen in the door, window frames, and lintels. The
windows are inoperable. The hardware is rusted where unpainted and the paint is blistering and
peeling. The screening on windows 13 through 18 is also rotted and torn.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 30
Recommendations:
5.Interior:
Remove rust from hardware and treat with protectant to deter further
rusting.
Repair all doors, windows, and frames. Adjust for smooth and balanced
movement. Refer to "Preservation Brief #9: The Repair of Historic
Wooden Windows".
Replace torn screening in all windows and doors.
Reputty all loose glazing in windows.
Stabilize damaged wood frames and branches with epoxy resin
consolidant where noted.
Treat all new and existing wood members with a topical toxicant for dry
wood termites.
Repaint in original colors where required.
Treat all new and existing wood members with an oil-based wood
preservative containing fungicides and mildewcides.
The interior is damp and musty probably due to the constant closure and lack of use. Though
dirty, the interior walls are sound and only require minor patching. The floors are carpeted, and
though the carpet is deteriorated, the floors appear sound. The stone fireplace in the living room
has smoke stains and is currently unused. A gas heater has been installed next to the fireplace.
Gas is supplied from a line that runs through the wall from the exterior.
Recommendations: Open all doors and windows and allow buildings to completely air out.
Patch interior walls with lime plaster where required. Clean walls and
repaint. Refer to "Preservation Brief #18: Rehabilitating Interiors in
Historic Buildings".
Remove existing carpet and restore tile flooring.
Clean smoke stains from fireplace. Clean out firebox and chimney and
return to safe and operable condition.
Remove gas heater and repair hole in wall from gas line. If heater is to
remain, relocate to a less conspicuous location.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 31
6. Stone Retaining Wall:
The stone retaining wall in the back yard and beside the garage is upright and in good condition,
though it has been overgrown by vegetation and climbing ivy. The stone steps have become a
slightly cracked and lifted and one side wall is leaning inwards. Grass is growing on the steps.
Recommendations: Remove overgrown vegetation where harmful to the wall per landscape
recommendations.
Remove grass and debris from steps.
Patch cracks on steps with compatible mortar where cracks are
hazardous.
Repair leaning wall and restore to upright condition.
J. Garage at Caretaker's House
1. Foundation and Floors:
The foundation is in good condition except for deterioration at the northwest corner due to the lack
of proper drainage from roof runoff.
The concrete slab is also in good condition, though it has become covered with encroaching ivy.
The floor is stained from improper roof drainage.
Recommendations: Provide adequate drainage to channel water away from the foundation
per Hydrology Recommendations.. Allow foundation to dry out
thoroughly.
Repair the foundation with compatible materials.
Remove encroaching ivy from floor.
Clean stains from floor.
2. Adobe and Stone Walls:
The adobe walls of the Caretaker's Garage are in fair condition. Some eroding has occurred
where a previous roof leaked and at the northwest corner due to a lack of proper drainage. The
roof eave does not fully overhang the branch support allowing water to run down the branch and
into the wall at the corner. Puddling of water at the base is also allowing water to wick up into the
foundation and adobe causing further deterioration. Eroding is occurring at the base of the wall
leaving the stronger mortar intact.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 32
The side stone retaining wall and the stone back wall are in good condition, though minor
deterioration can be seen at the rooflines.
Recommendations: Fumigate entire building for subterranean and drywood termites. Treat
wood members with a topical toxicant for drywood termites where
particularly exposed.
Reposition the roof eave along the north to prevent drainage down the
branch support. Provide adequate drainage to eliminate puddling at the
northwest corner as per hydrology recommendations.
Repair the adobe wall where needed with compatible materials per the
National Park Service "Preservation Brief #5: Preservation of Historic
Adobe Buildings."
Provide seismic and structural reinforcement per structural
recommendations.
3. Roof:
The roof had been partially replaced in 1983. A layer of rolled asphalt roofing was laid over the
original rafters and sheathing, and the new tiles are still stacked on the roof. The rafters and
sheathing are deteriorated from lack of proper roof drainage, termites, and dryrot. The branch
roof support at the northwest corner is deteriorated from the poor drainage and termites. The
branch support at the southwest end has almost collapsed and a wood post had been inserted to
help support the eave.
Overgrowing vegetation has engulfed the northeast corner of the roof and is encroaching over
doorway 1 .
Recommendations: Sister new rafter in kind with deteriorated rafters; replace existing
sheathing and branches where designated. Stabilize those in fair
condition with appropriate epoxy resin consolidant.
Remove wood post at southeast corner and replace branch support in
kind.
Provide proper drainage system to channel rainwater away from
foundations.
Inspect asphalt roofing to determine condition and coverage. Complete
roofing application in a proper manner. Install Mission tiles in original
manner.
Remove overgrown ivy away from roof. Monitor growth and cut back
periodically per landscape recommendations.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 33
Treat proper drainage system to channel rainwater away from
foundations.
Treat all new and existing wood members with a topical toxicant for
drywood termites.
Treat all new and existing wood members with an oil-based wood
preservative containing fungicides and mildewcides.
4. Doors and Windows:
The frames of the doors and windows have the typical amount of termite and dry rot damage.
The branch lintel of window 1 has also been damaged by a roof leak. No doors were ever present
within the frame of door 1, and door 2 has broken from its hinges. Window 1 is operable, and
paint is peeling from it.
Recommendations: Stabilize the frames and branch lintel with epoxy resin consolidant where
noted. Refer to "Preservation Brief #9: The Repair of Historic Wooden
Windows".
Repair the frame and hinges of door 2. Remount and adjust for smooth
and balanced movement.
Treat all wood with topical toxicant for drywood termites.
Repaint where necessary.
5. Interior:
The interior of the Garage and the storage room are in good condition. The whitewashed walls
show evidence of previous roof leaks. The wood shelving and closet are stained from water
damage.
The closet in the Garage is a relatively recent addition. It was loosely framed and clad in dry-wall,
which has deteriorated from excess moisture. The hollow-core door is also delaminating. The
wood shelving along the back adobe wall is original and in good condition.
Recommendations: Remove the entire closet.
Apply a coat of whitewash to the interior including walls and ceiling.
Replace deteriorated shelving in kind in storage room where noted.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 34
K. Swimming Pool and Cabana
Both the Swimming Pool and Cabana are deteriorated, due mainly to the erosion of the hillside
around the Cabana and the movement of the earth around the Pool. The Pool has been emptied
of water for many years, and large structural cracks have formed where the pressure of the earth
is pushing the walls inward. The pool has approximately 18" of standing water at the deep end
from site drainage through the cracked walls. The concrete sidewalks surrounding the pool are
tilting upward. Ice plant has been planted to slow the erosion process and is now overgrowing the
west sidewalk and into the pool. A sand "beach" was originally located along the west side of the
pool but has been eroded away. The diving board supports still remain, but the board is missing.
Recommendations: Repair Swimming Pool per future interpretative use. If pool is to be
restored and filled with water, rebuild walls per structural
recommendations. If Pool is not to be restored until a much later date,
fill it with earth and plant it with a rose garden or lawn area. Interpret it
as a pool with a restored diving board, ladder, and exposed gutter walls.
Reset all uplifted sidewalks to their original locations.
Remove encroaching vegetation and restore sand "beach" per
landscaping recommendations and Historic Photo #19.
Erosion of the hillside to the south and west of the Cabana has undermined the foundations of the
south and west walls, the stone fireplace, and both dressing rooms. A tree is growing directly
behind the Cabana and is also breaking the foundation. Vegetation is overgrown around the east,
south, and west walls, thereby covering the walkways and growing into the foundation.
The vertical plank siding has fallen away as the wood framing members are leaning and pulling
apart. The rolled asphalt roof, originally of Spanish tiles, is also leaning towards the southwest
causing leaking in the flashing around the stone chimney and the dressing rooms. The rawhide
straps that provide the roof truss connections are rotted and giving way.
The mortar of the stone fireplace is cracked and decomposing at the roofline and throughout the
fireplace and mantels. The stone mantle shelf is loose, and rusted wire mesh is projecting
underneath. The level of the dirt floor has dropped, exposing the stone and concrete foundations
along the west wall.
Termite damage and dry rot are present throughout the entire structure, though concentrated
damage is located in the roofing members near the south wall, the south and dressing room walls,
the window frames, and the bar. The bar is missing many components and has pulled away from
the walls.
Recommendations: Mitigate the erosion and reinforce the foundations per the
structural recommendations. Remove encroaching vegetation
and trees per landscape recommendations.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 35
Reconstruct wood framing members for walls and rool; reset and
re-nail where possible. Replace missing members and cladding
in kind.
Provide seismic reinforcement and bracing per structural
recommendations.
Consolidate and stabilize deteriorated wall and roofing members
with epoxy resin. Treat members in good condition with an
appropriate wood preservative.
Repair roof leaks and provide adequate flashing around chimney.
Strengthen the truss connections per structural
recommendations, but replace the rotted rawhide straps to
maintain character. Replace existing asphalt roofing with Mission
tile per Historic Photos #17 and #18. Refer to "Preservation Brief
#4: Roofing for Historic Buildings".
Remove crumbling mortar in the fireplace, and repair with a
compatible mortar. Patch all cracks and loose stones. Reset
loose mantleshelf stones and trim back rusted wire mesh. Clean
out the firebox and chimney flue, and restore to operable
condition.
Replace missing members of the bar, and reset loose shelving. .
Fumigate the entire building for both subterranean and drywood
termites. Treat designated wood members with topical termite
toxicant.
L. Foundry and Eauioment Shed
1. Foundation:
The stone and concrete foundations are in good condition, though the eroding hillside to the
southwest is carrying a major portion of the foundation with it. The foundation in this location is
completely broken into three pieces, one of which has fallen down the hillside. The foundations
are only 12"-18" deep and had not been originally situated deep enough into the hillside.
Attempts have been made to shore up the dirt floor on the interior.
Recommendations: Reconnect and reinstall the broken pieces of the foundation per
the structural recommendations. Provide adequate support for
interior dirt floor.
Mitigate erosion problems per the hydrology recommendations.
Repair all deteriorated areas of foundation with compatible
materials.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 36
2. Walls:
The one exposed adobe brick wall of the Foundry is in fair condition. Minor erosion is evident at
the base possibly due to surface drainage from the small hill to the east. The lower adobe bricks
are eroding, though the stronger mortar remains. The adobe brick above the shaped log wall
beam is of a different composition than the rest of the wall. The shaped log wall framing is badly
damaged by termites.
The remaining wood wall framing and metal siding is in various stages of disrepair. The sheet
metal has pulled away from the wood framing in many places and is rusty and stained at the
roofline under the eaves. The entire building had been whitewashed once and has since worn
away in patches. The wood framing has been badly damaged by termites in many locations, and
is also heavily weathered.
A debris pile of weeds, old pipe, a wood fence, and potential historic artifacts has collected along
the east wall against the foundation. The sloughing of the hillside is continuously piling soil into
this pile. Overgrown vegetation is crowding the building along the south wall as well. The bottom
of the sheet metal has also become stained from the vegetation and dirt.
Recommendations: Fumigate entire building for both subterranean and drywood
termites. Treat with topical toxicant where particularly exposed.
Repair the adobe wall with compatible materials per the
"Preservation Brief #5: Preservation of Historic Adobe Buildings."
Remove the pile of debris beside the east wall and northeast
corner. Catalog potential artifacts per archaeologists
recommendations.
Remove overgrown vegetation away from building and trim back
trees per landscape recommendations.
Regrade the slope of the hillside to drain away from the building
per hydrology recommendations.
Stabilize deteriorated wood wall framing of adobe and sheet
metal walls with epoxy resin consolidant. Remove and replace
decayed members in kind where designated.
Reattach metal siding to wood framing where it has pulled away.
Provide seismic and structural reinforcement per structural
recommendations.
Remove rust stains from metal siding. Apply a coat of whitewash
to the exterior.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 37
Treat all wood surfaces with an oil-based wood preservative
containing a fungicide and a mildewcide to saturate the wood
with oil and deter further deterioration.
3. Roof:
The standing seam metal roof is in good condition, though it has rusted heavily. Little water
damage can be seen on the interior. The wood rafters are sound as are the wood soffits, but both
are extremely dried and weathered. The simple roof brackets at the ridge and corners are also
dried out and damaged by termites. The main roof beam across the north facade is sagging but
is in good condition.
Recommendations: Check connections of roof for leaks and seal where necessary.
Check connection points to wood framing and re-attach where
necessary.
Remove badly deteriorated roof framing members and replace in
kind. Stabilize members in fair condition with epoxy resin
consolidant.
Treat all wood members with an oil-based wood preservative to
saturate with oil and deter further deterioration. Treat only after
fumigation of building.
4. Doors and Windows:
Wood door 1 is in fair condition. The hardware is heavily rusted but is still operable. The wood
planks are detaching from the framework and are stained on the bottom from contact with the
ground. The frame and branch lintel have also been damaged by termites. The door had once
been whitewashed and has now worn away. The rear door 2 is missing, though the rusty hinges
remain.
Windows 1 and 2 are awning windows clad in standing metal seam tin. The hinges are rusted
and inoperable.
Recommendations: Treat wood members with topical termite toxicant.
Remove rust from all hardware and spray with protectant to
prevent further rusting.
Adjust wood doors and windows for smooth and balanced
movement.
Clean stains from wood doors.
Stabilize wood frame and branch lintels with epoxy resin
consolidant where noted.
Replace missing door 2 to match character of door 1 .
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 38
M. Storage Shed
1, Foundation and Floor:
The cement pier foundation is in fair condition, though the interior floor has decayed slightly due
to lack of proper roof drainage. The interior is also used as storage space.
The stone and concrete of the loading dock is in good condition. The wood bumper trim is
extremely dry and splitting along the grain. One trim piece has fallen down.
Recommendations: Repair and patch foundation pier and loading dock with
compatible materials as required.
Remove storage items from interior of Shed.
Repair wood floor as needed.
Replace and reinstall the wood bumper trim on the loading dock.
2, Wood Frame Walls:
The wood walls of the Storage Shed are in good condition, though the horizontal wood siding is
extremely dry. The grain of the wood has become pronounced due to the lack of moisture and
the boards have split. Minimal Termite damage is present, and most of the wood members are
intact. Some separation of the horizontal wood siding from the frame has occurred.
Recommendations: Fumigate entire building for both subterranean and dry wood
termites. Treat problem areas with topical toxicant for dry-wood
termites.
Stabilize and reinforce designated members with epoxy resin
consolidant. Re-attach loose siding to wood frame.
Provide structural reinforcement per structural recommendations.
Treat all wood surfaces with oil-based preservative, to saturate
with oil and prevent further deterioration.
3, Roof:
The red rolled asphalt on the roof has disintegrated and torn away, exposing the straight board
sheathing. A few framing members have deteriorated and split, though most are sound.
Recommendations: Remove existing asphalt roofing. Properly install new rolled
asphalt roofing.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 39
Stabilize and reinforce designated members with epoxy <e:>in
consolidant.
Treat wood surfaces with oil-based preservative to saturate with
oil and prevent further deterioration.
4. Miscellaneous:
Doors 1 and 2 are in fair condition. Door 1 is out of balance, and Door 2 is inoperable.
The hinges and hardware are rusty.
The Shed is surrounded by debris including various tools, pieces of equipment, and a few large
rusty metal drums.
Recommendations: Remove rust from hardware. Restore doors to operable condition
and adjust for smooth and balanced movement.
Treat wood doors with oil-based wood preservative containing
fungicides and mildewcides.
Pick up and catalog debris around shed per archaeological
recommendations. Clean area to be safe and hazard free.
N. Water Tank
The concrete walls and buttresses of the Water Tank are cracked and tilting uphill. The inside is
deteriorated and the small stagnant pool of water at the bottom is poisonous as evidenced by
skeletons of birds surrounding the tank. The conical wood roof is completely deteriorated and has
collapsed in many places. The access ladder is extremely rusted, and the mountings are loose.
Overgrown vegetation is encroaching at the base, and ivy is partially covering the walls.
Recommendations: Shore up the concrete walls to avoid further tilting. Repair the
walls with concrete epoxy injections per the structural
recommendations.
Clean out the interior of the tank and remove the existing water.
Reconstruct roof in-kind.
Treat all new and existing wood with topical toxicant for drywood
termites.
Treat all new and existing wood with an oil-based wood
preservative containing fungicides and mildewcides.
Remove rust 1rom ladder. Reattach mountings and make secure.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 40
Remove overgrown vegetation and vines per landscape
recommendations.
Provide seismic and structural reinforcement per structural
recommendations.
Repaint walls of Tank.
Site Structures
1. Adobe Gateposts at Caretaker's House:
The two adobe gateposts are badly eroded due to entombment in scored cement plaster.
Approximately 25% of the northern post has collapsed, exposing the adobe bricks for more
erosion. The short adobe walls beside the gateposts are deteriorating due to the proximity of
overgrown vegetation.
Recommendations: Remove cement plaster completely. Replaster with lime plaster
upon completion of all repair work.
Fumigate for subterranean termites and insects.
Remove and trim back overgrown vegetation a minimum of 2' per
landscape recommendations.
Repair adobe with compatible materials per "Preservation Brief
#5: Preservation of Historic Adobe Buildings."
2. Stone Retaining Walls:
The low stone wall along the entrance road is deteriorating from site erosion, the sloughing of
the hillside behind has broken through the wall in a few places, and the mortar is badly cracked
throughout.
Recommendations: Repair and rebuild stone wall with compatible materials.
Mitigate site erosion problem per hydrology recommendations.
3. Windmills:
The windmill beside the Stable once provided power to draw the well water used for the Ranch.
The northwest leg of the frame has been removed by large rocks that were piled along the west
side, and the main shaft is broken and disconnected from the pump. The blade equipment is
rusted but still swings. The pump is extremely rusted and inoperable, and pieces of piping are
scattered about. Railroad ties also scattered over the top in an attempt to cover the open well.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 41
Recommendation: Restore windmill and pump to working condition if weli is to be
used. Remove rust from blade mechanism and pump. Replace
main shaft. Allow blades to turn freely if well is not to be reused.
Move the leg of the windmill back into place. Check the
structural integrity.
Remove the large rocks.
Reposition the railroad ties over the well to provide security.
Install a grate over the opening.
The windmill beside the pumphouse is currently not operating.
Recommendations: Restore windmill to working condition. Remove rust from blade
mechanism and pump. Allow to turn freely.
4. Fish Pond:
The stone and concrete fish pond is now empty and cracked. The plumbing may also be
inoperable.
Recommendations: Seal the bottom and sides with concrete. Repair the plumbing
lines and fill with water and fish if it is to be used again,
5. Conquistador Grave Marker:
The grave marker for Conquistador, Leo Carrillo's prized horse, is presently marked by a large
wooden cross off-site on the hill to the east. This site is threaten by a new road right-of-way.
Recommendations: Investigation and verification should be made to establish the
remains of Conquistador. It found, proper mitigation measures
should be taken to insure the integrity of the site and the remains
of Conquistador. Removal and re-burial mitigation measures
may be determined.
6. Entry Gateposts Off Palomar Airport Road:
The original entry is not a part of the Ranch now owned by the City of Carlsbad. The entry,
although damaged, is threatened by the widening of Palomar Airport Road. It is not known if the
existing roadway from Palomar Airport Road will be used to access the Leo Carrillo Ranch in the
future.
Recommendations: Review the improvements to Palomar Airport Road and
determine the impact to the entry gateposts.
LEO CARRILLO RANCH
ANALYSIS AND RECOMMENDATIONS
Page 42
Restore or relocate the gateposts and cacti as appropriate.
Provide historic reproduction of original gate.
VIII. ARCHEOLOGICAL ANALYSIS AND RECOMMENDATIONS
RECOMMENDATIONS
Historic Structures:
The inventory of buildings and architectural recommendations in the
report prepared by Dale Ballou May are very valuable and should be
heeded. In addition, a distinction should be made between
structures erected prior to 1900 and those that were built during the
Leo Carrillo era. Hardware artifacts and equipment should be
photographed and inventoried relative to their location, prior to
removal for storage or restoration.
Any excavation that may be needed to stabilize existing structures or
to provide irrigation for landscaping should be monitored by an
archaeologist.
During construction, reconstruction or stabilization caution should be
taken so as not to disturb either the prehistoric site, or the site of the
1869 house, which no longer stands but was probably located on the
same knoll as the prehistoric site.
In addition, any information that can be gained regarding an historic
or prehistoric cemetery should be sought.
The site as a park could be interpreted with an emphasis on the
different eras of occupation, i.e. prehistoric, early American ranch
and famous Hollywood actor's retreat. Various structures on the
ranch could be dedicated to the different collections, prehistoric and
historic.
In the summer newsletter of the Gene Autry Western Heritage
Museum there appears an article on "Latinos in the Westerns." This
may be a good angle to draw in the story of a successful 20th
century Hispanic. The ranch offers a great stage for a "living history"
spanning the different cultures of rural San Diego County.
Everything from weddings to small conventions to barbeques could
take place here with an interesting and authentic backdrop.
Significance
Under criteria in Appendix K of the California Environmental Quality
Act (CEQA) this prehistoric site is significant because it is likely to
yield information important in the understanding of our local
prehistory. Additionally, the site has potential to benefit the public
through interpretation and education.
Impacts and Mitigation
Although specific future plans have not been established, it can be
anticipated that impacts, both direct and indirect, may occur. First, if
the property is to be used as a public park or facility the construction
and/or reconstruction that may be necessary will require staging
areas for equipment. Widening of roads and providing for parking
are also potential direct impacts as are landscaping and associated
landform alterations. The increase in number of persons having
access to the property could indirectly impact this prehistoric
resource as could relic collecting.
To assess, and potentially mitigate impacts to the site, it is necessary
to better identify the resource. A phased test program should be
implemented. The initial study should include excavation to define
horizontal boundaries, as well as determine depth, and to better
assess significance under CEQA guidelines. In addition, the extent of
the site should be accurately mapped on a large scale topographic
map. Based on results of this test, planners can develop a program
for in-place preservation. The site may be left intact and a design
formulated to avoid and protect the resource. Alternatively, partial
excavation may take place with subsequent interpretation, signage,
artifact displays and other educational tools worked into the park
plan.
The prehistoric archaeological site located on the knoll at the center
of the property should be tested for site extent and depth in
accordance with CEQA and City of Carlsbad guidelines. The testing
program should be scheduled early in the planning stage to avoid
any delays later in the process. The test should be comprised of two
1 x 1 m meter excavation units and 20 shovel test pits (STPs). The
scope of services should include cataloging and evaluation of artifacts
recovered followed by a report of findings.
Field Results
Results of two in-field surveys were positive. The first was
performed in February 1989 when grasses were two feet high in
some areas; the second in June after the soil had been tilled. On both
occasions a single widely scattered lithic site was identified.
Comprised of flakes, chopping tools, scrapers and manos, it appears
to be a pre-ceramic (prior to 900 AD) site. Located on the knoll at
the center of the project, the site may have been larger but roads
and buildings have heavily impacted the surrounding area. The road
on the west (main driveway for the property) may have cut part of
the site.
The site does not appear to extend to the west of the road, partially
because the topography starts to slope sharply and also there is
evidence of out buildings, grading and repeated erosion. The site
measures approximately 300 feet north-south and 100 feet east-
west.
Two sites, W-148A and W-1086, share the same drainage along the
Kelly valley. W-148 was a small hunting camp recorded by Malcolm
Rogers of the Museum of Man. His notes describe how the road to
the Kelley [sic] ranch ran directly through the site comprised of
hearths and shell. "W-148A is a Luiseno or Y-III midden in the wide
upper part of the valley almost destroyed by erosion." Maximum
depth was estimated at 18 inches. The field notes also report that
John Kelley [sic] found a burial in a landslide after the 1916 flood.
This indicates that the area may be significant for several reasons.
IX. STRUCTURAL ANALYSIS AND RECOMMENDATIONS
Leo Garrillo Ranch
Structural Evaluation of Buildings
M. Wayne Donaldson, Architect
Prepared for
City of Carlsbad
Submitted by
Melvyn Green and Associates, Inc.
\ July, 1989
Introduction and Scope
In support of the efforts of the City of Carlsbad to rehabilitate the Leo Carrillo Ranch
for community recreation purposes, Melvyn Green and Associates has conducted a
structural inspection of the adobe, wood and other structures on the site.
The purpose of this inspection was to determine the buildings' structural condition,
rehabilitation methods and the options for seismic strengthening of each huUding,
Description
Site Layout
Buildings are separated into several areas on the site.
The main ranch house, wash house, cabana, cantina and carriage house are grouped
close together. On a hill above these is "Deedie's" house.
At the entrance to the site are the bridge, ri?m and gate house.
Up the hill behind the ranch house are the stable, equipment shed, barn, and water
tank. A flam also is in this area; however, dams are regulated by others and this one
was not inspected as part of this report
Building Construction - General
Typical construction of the adobe structures consists of adobe walls on foundations
of stone covered with concrete. Roof framing consists of rafters, typically open
beams or trusses, with straight board sheathing for the roof. The roof covering is
Spanish tile.
Some of the "adobe" structures have some wood frame exterior walls. These are
simple 4 inch thick walls.
The wood frame structures, such as the barn, are constructed of a variety of stud
walls, post and beam and bracing systems. The roofs are rafters or built-up trusses
with straight sheathing and shake roofing.
Analysis Procedure
Compliance with the State Historic Building Code (SHBC) provisions for adobe
buildings is the first primary evaluation methodology. Areas where compliance svith
the SHBC was not considered cost effective are noted and the implications of this
discussed.
The basic criteria are as follows:
Wall stability - this is based on the height to thickness (h/t) ratio of the walls. Exterior
walls are permitted a maximum h/t of 5. Interior walls must be a minimum of 10
inches thick, with" no h/t criteria.
Each wall must have a reinforced concrete bond beam on top. This beam acts as a
collar and assists in keeping the structure together. It also provides a means of bracing
the walls and transferring lateral shear forces into them.
Other elements to be considered include the roof diaphragm, anchor bolts between
roof and wall, and condition of the roof framing lumber.
A general overview of the building construction issues includes consideration of
whether the roof is strong enough to support the dead load and service loads,
including construction workers or city maintenance personnel working on the roofs
of the structures.
Observations
The adobe interior and exterior walls are of sufficient strength to support the roof
and other vertical loads. Where they are deteriorated they should be repaired in kind
to provide the original design thickness.
Earthquake loads are different. The heavy mass of the structure results in large loads
on the resisting elements. For example the roof sheathing has to be sufficiently strong
to brace the walls against collapse. To accomplish this the roof must be fastened to
the wall in a positive manner and the roof sheathing must be stiff enough to resist
any loads.
Adobe buildings should have a concrete bond beam at the top of the walls.
Construction of a bond beam requires removal of the roof framing. This would be
destructive to the roof tiles and very costly. Some of the existing sheathing is rotted
and may require replacement anyway; on these buildings the concrete bond beam
can be installed as part of the necessary rehabilitation. An alternate system is the
installation of a stiff steel angle at the roof just under the roof rafters. This angle is
attached to the wall with bolts. It is also attached to the rafters and sheathing to
provide a tie between the walls and roof.
Recommendations
Each of the building types observed on the site requires some typical structural
upgrading, such as seismic strengthening; and repairs, such as replacement of rotted
wood members.
All work should comply with the State Historic Building Code. For seismic
strengthening the code requires a continuous path for stress resolution. This is easily
accomplished in the wood frame buildings by additional nailing, metal connectors
and straps and anchor bolts where possible.
Adobe structures have different seismic criteria, including criteria for wall height to
thickness ratios for exterior walls. Interior walls must be a minimum of 10 inches
thick. Exterior walls must have a concrete bond beam at the top, approximately 8
inches deep with reinforcing steel. The roof diaphragm must be positively connected
to the walls. This provides the continuous stress path noted above.
The procedure for strengthening the adobe structures in compliance with the SHBC
would involve removal of the roof tile, sheathing and framing; installation of the
concrete bond beam and reconstruction or reinstallation of the roof framing and tile.
Obviously this would be an expensive effort and may result in significant loss of the
original tile.
Based on these probable costs alternate solutions should be considered. Considering
the fact that the structures have low walls and numerous cross walls, use of an
alternate bond beam solution is possible. A steel angle installed against the wall and
the ceiling joists should be considered as an alternate to the concrete bond beam.
The angle would be fastened to the adobe with a epoxy type anchor and to the rafters
with lags or similar fasteners. The anchors in the adobe would be designed for low
loads to distribute the forces along the length of the wall. The angle would probably
be visible on the inside of the building but could be painted to match the wall and
ceiling colors. This solution would provide a bond beam to brace the wall and
distribute the forces. It is not as complete a tie as the concrete bond beam. Structural
damage from an earthquake would be greater than with the concrete bond beam
alternative, however in either case the damage should not be life threatening.
Vertical load carrying capacity of the various roofs is minimal. They all are capable
of supporting the tile and framing but no additional loads should be placed on them.
It is recommended that the following be done:
Repair all deteriorated wood structural members.
Install a steel or concrete bond beam at the top of each adobe wall for
connection to the roof diaphragm. The exact solution will depend on the
amount of deteriorated wood members requiring replacement.
For buildings with a single adobe wall, a similar bracing system should be
installed to tie the wall to the roof.
Gable ends of adobe walls should be braced at both the ceiling line and
the roof line. In some cases it may be necessary to install a diagonal steel
angle from the "ceiling" line to the roof framing. Additional blocking in
the roof will have to be installed to take the thrust of the wall brace.
Wood frame structures require attachment to the foundation with anchor
bolts into the concrete and stone.
Wood walls should be rationalized with a stud or a post and beam system.
Existing diagonal bracing systems should be augmented with additional
braces where practical
The following pages describe the individual structures and give additional specific
recommendations for each.
Department of Paries and Recreation
Leo CarriUo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Basement:
Observations:
Analysis:
Recommendations:
Main Ranch House
Building 1A Rooms 2-5; Building IB Rooms 6-11
Adobe bearing wall building, gable roof with Spanish tile.
One story, 1A has a basement
Continuous concrete stem walls over stone foundations noted.
Stabilized Adobe 18 inches thick. Walls are 8 feet high; the gable 13
feet high. The east wall of building IB is 9" thick.
Open beam rafters 4 x 6 @ 32" O.C.
Straight boards
Floor joists are 3-2X4's @ 16 inches on center. They span to a 2X10
beam spanning between masonry pilasters. Basement walls are stone
walls of 4 to 5 feet in height
Building 1A had a concrete bond beam about 4 inches in height
Whether this beam is reinforced is not known. Some posts on the
porch have been removed and replaced; some are rotted. Adobe walls
in generally good shape. There are some stone walls and arches in
the courtyard requiring repair.
Adobe walls are within the allowable h/t ratio. Without a complying
bond beam and anchor bolts there is no continuous load carrying path
for seismic loads.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary.
Develop a positive stress path by installing anchors between the roof
framing and the walls. Provide a bond beam. This can be concrete or
possibly a steel angle. The angle iron might be exposed in the interior
spaces but can be painted out The gable ends require additional
bracing at the top of the wall to the roof as well as anchors at the
ceiling line.
Department of Parks and Recreation
Leo Canillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Cantina
Adobe walls with gable roof. Concrete block shed on rear.
1
Continuous concrete
Adobe; 9 inches thick. Height varies from 6 to 8 feet with a 12 foot
high gable.
4X open beams similar to house
Straight wood sheathing
Small low structure. There is significant erosion of the adobe walls
on west side. Wood extensively rotted. Wooden headers deteriorated.
Cement plaster on south wall. Newer adobe on west wall, possibly
an earlier repair. Large crack at entry door.
Building sufficient to carry vertical loads. Seismic force capacity is
inadequate. No bond beam or connections to walls and roof.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary.
Develop a positive stress path with anchors between the roof framing
and the walls. Provide a bond beam and connectors and bracing for
the gables as described for the main house.
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Carriage House
Adobe walls on three sides. Front open. Tile roof.
One story
Concrete and stone
Adobe; 9 and 10 inches thick. No bond beam.
Wood rafters with a truss at alternate rafter spans. Some leather ties
designed to look like connections but there are actually bolts to tie
trusses together. Rafters are 4X4 at 16 inches on center. Possible truss
action occurs at 48 inches on center by adding a bottom chord to the
rafters as a tie beam. Rafters supported on large beams over open
side. The beams have a significant sag.
Straight wood sheathing.
Roof may be overloading the beams over the openings, resulting in
beam deflection. No lateral bracing available for the open front No
ties between the roof and walls to provide stress path.
Vertical load carrying capacity is inadequate. There is no lateral
force resisting system.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary. Provide additional support or enlarge
beam over open front This will be an architectural decision but may
result in a larger timber or a steel beam covered with wood.
Develop a positive stress path with anchors between the roof framing
and the walls. Provide a bond beam as discussed for the main
building.
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Roof Sheathing:
Observations:
Analysis: _.
Recommendations:
Chicken House
Wood frame structure with porch. Post and beam construction with
a gable roof.
1
Stone piers supporting posts.
Wood stud with straight board sheathing
2X4 @ 16" o.c roof rafters with ties.
Straight board sheathing, shake roof covering.
Floor joists were 2X8 @ 16" o.c.
Some deterioration of wood framing. Posts from the floor down are
supported on stone. It appears that some of the posts rotted and were
cut shorter, additional stones were added to make up the space
between the cut off post and the original foundation. There is other
wood deterioration in the roof and walls.
Building is marginal. It could fall off the foundation in a moderate
earthquake.
The current stone footings should be reconstructed. Posts should be
replaced where ad hoc repairs have been performed; the new posts
should be the original length. There should be an underfloor bracing
system to brace the structure laterally.
Posts should be replaced where necessary to adequately support the
building.
10
Department of Parks and Recrealion
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Wash House
Small adobe bearing wall structure, gable roof with Spanish tile.
Porch in front supported on large round posts with stone foundations,
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
1
Not visible, assumed to be concrete or stone.
Adobe; 9 inches thick. Wall height 6' 8". Gable end 9 feet high.
2X6 wood rafters @ 24 inches on center.
Straight board sheathing.
Some damage to floors and the adobe walls has been done by tubs
overflowing. An old roof leak caused some erosion to the adobe
walls.
The stone walls and arches adjacent are marginal due to the construc-
tion type. One arch is about ready to collapse.
There is no seismic force resisting system in the structure.
Install necessary elements to provide a degree of seismic strength.
Spacing of the walls results in a reasonably braced structure.
Wood should be inspected and damaged elements repaired or
replaced.
The arches that are about to collapse should be photodocumented and
the dangerous portions removed and possibly reconstructed.
11
Department of Parks and Recreation
Leo Cairillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Cabana
Wood frame with gable roof. Roof covering is rolled roofing with
tile trim. Open front Large fireplace and chimney in rear wall.
1
Stone covered with concrete.
Wood stud and sheathing. Posts along open side.
4X4 rafters with ties to create truss. Constructed similar to the
carriage house.
Straight board sheathing.
Some deterioration of wood framing at walls and posts.
Light wood structure with an open side; should require nominal
strengthening or bracing such as comer braces placed horizontally
should be installed.
The wood should be inspected for damage and replaced as necessary.
There should be anchor bolts installed to the foundation wall.
12
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Parapet:
Observations:
Analysis:
Recommendations:
Deedie's House
Adobe structure, flat roof
1
Concrete cheek wall, possibly to support wall but most likely to
correct some water problems. Slab on grade.
Adobe; 12 inches thick. Height is 9 feet There are parapets on the
walls. The walls are plastered inside and out. Unable to determine if
there are bond beams.
Round timbers
Straight 1X6 sheathing
Parapet on all walls approximately 18 inches high.
Settlement of the floor slab.
Cement plaster on exterior walls. Window headers rotted.
Parapets exceed height to thickness ratio for parapets. No lateral force
resisting system.
The cementplasteron the exterior walls traps moisture inside the wall
space. This leads to deterioration of the adobe. Cement plaster is
usually replaced with adobe plaster as part of any restoration.
Brace parapets from roof side. Remove plaster on interior to deter-
mine whether there is a bond beam. Provide lateral ties between walls
and roof. Provide tie beam if there is no bond beam.
13
Department of Parks and Recreation
Leo Canillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Stable
The building wall along the north side has three adobe wall sections
and a stone section, separated by a construction joint. There are stone
retaining walls inside the structure as the building climbs the hillside.
The remainder of structure is wood frame. The building has a gable
roof with wood shakes and tile trim along edges.
1 plus loft
Stone covered with concrete for adobe wall. Remainder concrete
foundation.
Three walls of adobe; 12 inches thick. Height varies but they are as
high as 13 feet. The remaining walls are wood stud.
Rafters and tie members.
Spaced sheathing.
Some eroded adobe and plaster on north wall. Hard cement mortar
was used for some repointing. Mortar for repointing should be softer
than the bricks or stones. Some wood rot noted.
Structure has no identifiable lateral force resisting system. It needs a
lateral bracing system and a means to support the adobe wall The
gable portion of the adobe wall needs additional bracing.
Add some metal strap ties and connections for the wood portions of
the building. Provide anchors to the adobe wall at the ceiling line and
the roof line. This may require additional diagonal braces to stabilize
the wall.
The spaced sheathing does not act as a diaphragm. Additional wood
X bracing in the plane of the roof may be a substitute for a plywood
or diagonally sheathed diaphragm.
14
Department of Parks and Recreation
Leo Canillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Wooden Barn
Wood frame structure with feed loft
1 plus loft
Stone with concrete cover.
Wood posts and beams. Studs for loft walls.
Rafters with bracing
Straight sheathing.
The structure has diagonal braces between posts. These support the
exterior straight board wall finish. Much of the barn is deteriorated
with siding falling off.
The structure cannot be analyzed as constructed.
Additional elements for bracing and vertical load carrying capacity
should be added to assure stability. The structure should have ade-
quate connections between the roof and walls. Anchor bolts should
be installed to the foundation.
15
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Equipment Shed
Structure consists of a small section of adobe wall construction;
remainder is wood frame. There is one open side.
1
Stone foundation
Studs and girts to brace the tin siding. Some walls are adobe block.
Wood trusses at 6 feet on center.
Metal roof over rafters.
Structure in generally good condition. Wood has deteriorated in some
areas.
No anchors between the adobe walls and the roof framing. The open
side should be tied to the adobe wall. The roof framing may be
marginal for any additional load.
Tie the adobe walls to the roof system and provide a chord (bond
beam). Tie the beams across the open side to the adobe wall so it can
act as a shear wall. All wood should be inspected and replaced as
necessary.
16
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Loading Platform
Wood frame structure with stone retaining wall foundations. Dock
height floor elevation.
1
Stone walls but frame portion is actually on concrete piers bearing
on; the loading dock surface.
Wood frame with siding.
Wood rafters.
Reasonable condition. Some wood deterioration.
Building could come off the piers in a strong wind or earthquake.
Repair structural elements as necessary. Anchor structure to founda-
tion and stone.
17
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Water Tank
Circular reinforced concrete tank with buttresses around lower por-
tion. Wood roof.
N/A
Not visible
Concrete; probably reinforced based on the era.
Octagonal hipped roof.
Straight sheathing
Structure in good shape. Roof needs repair.
Acceptable condition
Repair roof in kind. Repair cracks in concrete with epoxy injection.
18
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Gate House
Single family dwelling with adobe walls and wood frame roof.
1
Stone
Adobe bearing walls; 9 inches thick and 7 feet high. There is a gable
approximately 12' 9" high. Wooden window headers. No evidence
of a bond beam; interior and exterior surfaces plastered.
Conventional wood rafters and ceiling joists.
Not visible; unknown
Generally good shape. Some holes in walls require repair. No lateral
force resisting system visible.
Garage portion at side has been repointed with hard mortar that is
damaging the block.
Building seems acceptable for vertical loads but needs a lateral force
resisting system.
Construct bond beam and anchorage similar to that recommended for
the main building. Determine condition of wood roof framing.
Remove hard mortar from adobe walls and repoint with adobe mortar.
19
Department of Parks and Recreation
Leo Cairillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Bridge
Timber bridge with stone abutments.
N/A
None
None
None
Structure is in poor condition. There is a concrete overlay on the deck.
The load of the concrete is about as much as an automobile. Much of
the bracing under the bridge has fallen away.
Stability of the structure is unknown and due to access limitation it
was not possible to completely view the structure. Visible portions
indicate a conventional wood bridge with long round beams as the
girders (stringers).
Post structure for speed limit of 5 miles per hour. Do not permit trucks
to cross structure. The bridge is a priority repair.
Restoration will require removal of the concrete, determination of the
original construction, and repairs. The bridge should be analyzed to
determine the load carrying capacity.
20
X. LANDSCAPE ANALYSIS AND RECOMMENDATIONS
REPORT FOR
LEO CARRILLO RANCH
BOTANICAL COLLECTION INVENTORY
AND
STABILIZATION & RESTORATION REPORT
PREPARED BY:
GARBINI & GARBINI LANDSCAPE ARCHITECTURE
427 C STREET SUITE 216
SAN DIEGO, CA 92101
619 232-4747
JUNE 18, 1990
TABLE OF CONTENTS
PAGE
INTRODUCTION 1
DESCRIPTION OF EXISTING SITE 1-10
SCOPE OF WORK 11
INTENT OF WORK 11
FUTURE WORK 11-12
PLANT MATERIAL REVIEW & RECOMMENDATIONS:
TREES 13-19
VINES 20-21
SHRUBS 22-29
GROUNDCOVER 30
CACTUS & SUCCULENTS 31-36
HISTORIC SITE FEATURES 37
MAINTENANCE 37-38
IRRIGATION 38-39
SUMMARY 39-40
ATTACHMENT
FIGURE I - LANDSCAPE SITE PLAN
FIGURE II - HISTORIC PLANT INVENTORY: MAIN ENTRANCE & CARE-
TAKERS COTTAGE.
FIGURE III- HISTORIC PLANT INVENTORY: ENTRANCE ROAD.
FIGURE IV - HISTORIC PLANT INVENTORY: MAIN HOUSE, COURTYARDS
*" & WASH HOUSE / DEEDIE'S HOUSE / CANTINA, CARRIAGE
HOUSE & CHICKEN COOP / CABANA & POOL AREA.
FIGURE V - HISTORIC PLANT INVENTORY: BARN & SERVICE AREA.
RESOURCES
LEO CARRILLO RANCH BOTANICAL COLLECTION
INTRODUCTION
Leo Carrillo was an early Hollywood character actor who envi-
sioned owning an adobe rancho built in the character of his
Spanish-Californian ancestors. In 1935, he bought the Matthew
Kelly adobe in Carlsbad, California. The original two story
adobe had been built in approximately 1882. He named the ranch
"Rancho del los Quiotes" (Ranch of the Spanish Daggers) after
the native Yucca growing on the slopes of ranch land. This
yucca is indigenous to Southern California and Baja California
"and common names are "Candelaba de Dios" (Candle of God) and, in
Mexico, "Quiote" (Spanish Bayonet or Dagger).
The main body of the Leo Carrillo Ranch or Rancho de los
Quiotes ranch plantings originate from approximately 1935 and
extend to approximately 1961, the year of his death. The gener-
al character of the ranch has the atmosphere of a Hollywood
setting along with the practicality of a working ranch. Stately
Queen palms line the driveway and spectacular groupings of
Cactus and Agave were planted at the entrance to the property,
along the road, and in eyecatching areas within the property.
Banana trees, Citrus trees, Olive trees, California Peppers,
Willow trees, Dragon trees, Aloes, Agave, Yuccas and Cactus
provide romantic Old-Californian theme plantings.
DESCRIPTION OF EXISTING SITE
The Ranch entrance is located adjacent to Palomar Airport Road.
Adobe walls and majestic plantings of Cactus and Aloe border the
gate. The entrance is rustic and charming, and sets the mood
for an unique experience into Spanish-Californian ranch life
(FIGURE A).
Within the site, open and rolling ranch land extends in all
directions. Open land extends from the gate to the bridge and
riparian area. The unbuilt land itself is unusual and speaks of
another era when wide open spaces where typical of ranch life in
Southern California.
The interior ranch slowly gains visibility and soon Agaves, Aloe
and Cactus are bordering the right side of the road. Crossing
the bridge, the Caretakers cottage is located adjacent to an Oak
grove and gives the overall appearance of being nestled into the
hill. Roses, Bird of Paradise, Geraniums, and Jade plant are
planted within the front yard. Two Citrus trees are located
across the road.
INVENTORY & ANALYSIS REPORT PAGE 1
LEO CARRILLO RANCH BOTANICAL COLLECTION
MAIN GATE - ENTRY MONUMENT & ALOE ARBORESCENS (1990) FIGURE A
Passing through the residence entry monuments, the road is lined
on both sides with Queen palms. The appearance is stately and
picturesque. The left side of the road is contained by a rock
wall with Agaves bordering the top of wall (FIGURE B). The
right side of the road is lined by a two-rail fence, and a
mixture of Agave, Cactus, Jade plant, Aloe and Iris. There is an
existing irrigation system on the right side of the road.
California Pepper trees are located on the hill on the left side
of the road. In areas along the road, native plant material and
other plants are competing with the original road plantings.
The road opens into a large open space or main operations area
which is rimmed by a grouping of ranch buildings and the Main
House (FIGURE C). On the left, a low rock retaining wall wraps
around the corner of the hill and continues up to the Stable.
Cactus and Agaves provide a solid hedge. A row of Olive trees
and a median of Iceplant divides the Main Operations Area and
creates a 15' wide roadway up to the Stable.
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 2
BOTANICAL COLLECTION
RESIDENCE ENTRY MONUMENTS & QUEEN PALMS (1981)FIGURE B
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 3
BOTANICAL COLLECTION
i;
MAIN OPERATIONS AREA - OLIVE TREE MEDIAN WITH ICEPLANT (1949)
FIGURE C
The main house is set amid mature Queen Palms and Pepper trees.
Three open courtyards lie adjacent to the house and include a
Central Courtyard, a Front Courtyard and a Wash House Courtyard.
The main entrance into the house is through a covered walkway
which leads into the Central Courtyard. The flagstone patio is
enclosed by a high wall with a low planter located roughly in
the center. A climbing rose graces an adjacent trellis struc-
ture. Narrow planting areas are planted with a more recent
planting of succulent plants, Agapanthus, ferns and flowering
vines (FIGURE D). The Front Courtyard has a lawn and flagstone
walks. Two large Dragon trees, a Citrus tree, a Pepper Tree,
Bird of Paradise and Pyracantha are the main plantings (FIGURE
E). An archway leads from the Front Courtyard to the Wash House
Courtyard. The courtyard is enclosed by a wall and is complete-
ly paved with flagstone. A low planter with a built-in basin is
located at the far wall adjacent to the Wash House. Originally
it served as a seatwall and wash basin at the base of a majestic
California Pepper tree (FIGURE F).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 4
BOTANICAL COLLECTION
MAIN COURTYARD (1990)FIGURE D
FRONT COURTYARD - CITRUS TREE & DRAGON TREE (1990)FIGURE E
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 5
BOTANICAL COLLECTION
WASH HOUSE COURTYARD - PLANTER & FLAGSTONE (1990)FIGURE F
Foundation planting for the main house and courtyard walls are
primarily Banana trees, Bougainvillea, Texas Privet, Juniper,
Lantana, Jade plant and the Umbrella Plant. Three large Pampas
Grass shrubs are the foundation planting for the Wash House.
The main entrance to the backyard is through the Central Court-
yard. An archway leads down several steps past a hedge and pond
to a lawn area. At the base of the stairs a second walk crosses
the path at a 90 degree angle. The walk to the left is over-
grown and at one point led to Deedie's house. The walk to the
right leads to the barbecue and pool area. A Privet hedge on
the left divides the main path from an enclosed private garden
area. The ravine provides a natural boundary. Rose bushes
accent three corners and a
Bottlebrush tree is plant-
ed at the far end. An
irregularly shaped pond
(almost round) is located
on the right side of the
walk. Banana trees are
planted along the outside
edge of the pond (FIGURE
G). The large lawn area
extends beyond the Cali-
fornia Pepper trees have
been planted in the lawn
area. A short distance
away, a line of Eucalyptus
trees indicates the cur-
rent perimeter of the
property.
FISH POND & BANANA TREES (1990)
FIGURE G
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 6
BOTANICAL COLLECTION
The second walkway leads to the barbecue and pool. This area
was built as a center of recreation for the ranch. A rambling
rock barbecue is built into the Wash House Courtyard wall and
highlights one end of the pool (FIGURE H). A Cabana anchors the
BARBECUE - IRIS PLANTING (1949)FIGURE H
other end of the pool. A sand beach complete with a backdrop of
Queen Palms is located next to the pool area. The view beyond
the pool area is open land and hills. Photographs dated 1949
indicate that the pool area was originally enclosed with lush
plantings of New Zealand Flax, Yucca, Calla Lilies, Iris and
Banana trees (FIGURE I). Plantings which remain include one
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 7
BOTANICAL COLLECTION
POOL & CABANA - WILLOW, BANANA TREES, CALLA LILIES, IRIS & TWIG
BENCH (1949) . FIGURE I
surviving Yucca growing out of the base of a solitary Canary
Island Palm, four Queen Palms, Juniper, Iceplant, Periwinkle and
one mature cactus anchoring an edge of the barbecue area. A
low growing form of cactus provides a groundcover under several
outlying Eucalyptus trees. Two native Willow trees border an
edge of the pool next to the Pump House.
A small white building is located behind the main house at the
top of an adjacent hill. A pathway extends across a wood
bridge, between'two Oak trees and on up the hill. Low groupings
of cactus line the walk. Deedie's house is located past a wood
and wire fence. Within the yard, a large pottery urn sits on the
left, adjacent to the fence post. A cactus is located on the
left side of the doorway and a Toyon on the right. A grove of
giant Agaves (Century Plants) are grouped behind the building.
Jade plant grows at the base of the fence and is mixed with
native plant material. The views on all sides are of wide open
hills and include a pleasant view of the ranch, its buildings
and ranch activities.
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 8
BOTANICAL COLLECTION
Pepper trees have naturalized on the hillside facing the ranch
and in the ravine and border the row of buildings located on the
rim of the main operations area. One lone Canary Island Palm
tree monopolizes the ravine with its fronds. With time and
height it will provide welcome shade. The row of buildings
include the Feed Storage Building, Tack Room, Carriage House and
Cantina. Behind the buildings, a rock retaining wall provides a
raised path and separates the buildings from the ravine. The
wall terminates in an open area adjacent to the Cantina a few
feet from a low rock barbecue. A cactus intertwined with varie-
gated Algerian Ivy obscures the post of a once existing trellis
system which stretched from the Cantina to the Main House
(FIGURE J). The trellis enclosed an informal outdoor barbecue -
MAIN OPERATIONS
BORDER (1944)
TRELLIS, MAIN HOUSE, ICEPLANT MEDIAN AGAVE
FIGURE J
area. California Peppers provide a canopy for this now open
area. Foundation planting for this group of buildings is non-
existent except at the front door of the Cantina. Jade plant
and Agave are planted next to the foundation wall and variegated
Algerian Ivy is growing into the eves. Overall, the planting
theme in the area of outbuildings is modest and utilitarian.
The Stable has a dramatic planting of Cactus in one corner and
an Olive tree frames the other side of the stable door. Bird of
Paradise and Iceplant have overgrown the area and obscured the
hitching post. The original corral area is planted with rela-
tively small Eucalyptus trees. The Wood Barn, Storage Building,
Grounds Repair, and Grain Storage area have literally no land-
scaping with the exception of the two mature Acacia trees sepa-
rating the open area between the Barn and the Grounds Repair
Building.
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 9
BOTANICAL COLLECTION
Other significant planting areas include the Riparian area
located roughly at the Caretakers Cottage. California Sycamore
trees are the predominant native tree.
The current property line has been recently planted with. Euca-
lyptus trees and California Pepper trees.
INVENTORY & ANALYSIS REPORT PAGE 10
LEO CARRILLO RANCH BOTANICAL COLLECTION
SCOPE OF WORK
The scope of work for the project includes site investigation,
site analysis and the preparation of a plant inventory plan and
report. Site investigation includes locating, photographing and
identifying existing plant material. Site analysis includes a
general study of how areas and plantings were used. The plant
inventory plans locate and identify plantings. The report is
keyed to the inventory plan and provides a description, written
analysis (native, historic, non-historic), and provides recom-
mendations for immediate and phased care of plant material.
INTENT OF WORK
The intent of work is to develop a phased program whereby the
identified Leo Carrillo Botanical Collection will be stabilized.
Phase I specifies emergency action. Phase II outlines a sched-
uled maintenance program to be developed to provide continued
stabilization; and Phase III outlines future work beyond the
interim stabilization period.
PHASE I: Specific plant material or specific areas requiring
immediate action and protective care including supplemental
water and pruning.
PHASE II: Scheduled Maintenance Program including watering,
fertilizing, pruning, and removal of selected plant material.
Phase II may also include, transplanting plant material.
PHASE III: Historic Landscape Master Plan. Future planning
including replacement and reintroduction of historic plant-
ing, transplanting and possible irrigation work. Work should
be done in connection with Use Study for the Site.
FUTURE WORK
The report and inventory provide basic criteria to develop a
future Historic Landscape Master Plan. Timing is an important
element. The Master Plan needs to be coordinated with the
proposed Use Study for the site.
Phase I and II of the current program stabilizes the existing
botanical collection. Phase III is a planning stage and will
reintroduce historic plantings and replace deteriorated planting
within the site. Areas of study are basically those areas where
the original plantings are no longer in evidence or badly ne-
glected. Main target areas for study will include the main
entrance off Palomar Airport Road (replace and reintroduce
plantings), the roadway plantings adjacent to the Caretakers
Cottage and bridge (replace and reintroduce plantings), Central
Courtyard (replace and reintroduce plantings), and the
Pool/Cabana area (replace and reintroduce historic plantings).
INVENTORY & ANALYSIS REPORT PAGE 11
LEO CARRILLO RANCH BOTANICAL COLLECTION
Future work envisioned includes the following:
PHASE III: Develop a Historic Landscape Master Plan &
cost estimates for planning purposes. Planning to
include replacement and reintroduction of historic plant
material, transplanting and the appropriate use and
location of irrigation systems. Work should be coordi-
nated with Use Study of site.
PHASE IV: Develop working drawings, specifications, and
cost estimates based on a Historic Landscape Master Plan.
PHASE V: Construction of the Project.
PHASE VI: Plant Maintenance (Continuing Stabilization).
INVENTORY & ANALYSIS REPORT PAGE 12
LEO CARRILLO RANCH BOTANICAL COLLECTION
PLANT REVIEW AND RECOMMENDATIONS
Historic theme plantings for the Leo Carrillo Ranch were planted
between 1935 and 1960. Additional historic plantings date from
approximately 1882 when the Kelly house was built. Plant mate-
rial not considered historic include plant material which have
replaced original plantings and date from approximately the year
of Leo Carrillo's death in 1961.
The review describes individual plant material, analyzes their
use on site and provides general recommendations for their care.
Individual recommendations for specific plant material (specific
areas) are listed in the Recommendations Chart - Appendix A.
The Recommendations Chart is also included on the drawings.
LEO CARRILLO RANCH PLANT MATERIAL:
TREES:
ACACIA MELANOXYLON "Blackwood Acacia":
Evergreen Tree, 40' tall with a 20' spread. Leaves are dark
green 2" to 4" long. Acacias are fast growing, drought tolerant
and relatively short lived (20 to 30 years). Use on site are as
shade trees adjacent to barn area. Date of planting is prior to
1960. The two trees and their use in the landscape are consid-
ered historic as they were deliberate plantings and fall within
the historic time period (FIGURE K).
afi£*
!EM^&:
ACACIA MELANOXYLON & WOOD BARN (1990)FIGURE K
Recommendation: Retain. Provide supplemental water during
summer/drought conditions (Phase I, II & III). Replace both
Acacias when the second tree is dead (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 13
BOTANICAL COLLECTION
ARECASTRUM ROMANZOFFIANUM "Queen Palm":
Palm tree with straight trunk to 50' tall. Fronds are 10' to
15" long, bright green and feather type. The Queen palm is
drought tolerant however responds well to fertilizer and water.
Use on site are as formal accent trees along the entrance road,
path adjacent to the house and as a backdrop to the pool area.
Date of planting is prior to 1949 (photo) (FIGURE B).
Recommendations: Retain. Prune away dead fronds and provide
supplemental water during summer and during drought conditions
(Phase I,11, & III). Queen Palms may eventually need to be
replanted in areas where historically appropriate. The trunk
height of replacement Queen Palms should match height of exist-
ing palms (Phase III)
AVOCADO SPP. "Avocado"
Evergreen fruit tree, 30' tall with a spread of 30'. Leaves are
large Use on site were as fruit trees. Conditions: Water
lightly and frequently and plant in well drained area. High
water table may prove fatal to trees. Leo Carrillo consulted
with Nelson Westrie on planting Avocado's and other sub-
tropicals imported from South America. Date of planting is
prior to Leo Carrillo's autobiography.
Recommendations: Avocados should eventually be replanted as is
historically appropriate (Phase III).
CALLISTEMON CITRINUS "Lemon Bottlebrush":
Evergreen shrub or small tree to a 12' height. Leaves are long,
green tinged with bronze. Flowers are bright red. Bottlebrush
are drought tolerant but prefer periodic deep watering. Use on
site is as a small accent tree in the private garden area. Date
of planting is currently undocumented.
Recommendations: Lightly prune and provide supplemental deep
watering in summer and during drought conditions (Phase I, II).
(Retain as a historic element - Phase III).
CITRUS SPP.
Evergreen tree to a 12" height. Leaves are dark green and
glossy. Flowers are fragrant. Plant is valued for foliage as
well as edible fruit. Citrus require moist soil and fast drain-
age. Use on site: Citrus trees are planted in the Front Court-
yard and at the Caretaker's Cottage. Citrus were originally
planted around the old Kelly adobe. Leo Carrillo began watering
and caring for one old Orange tree located adjacent to his house
(bedroom). Nelson E. Westrie, a tree expert, obtained buds from
the old Orange tree and grafted them on new trees. Westrie
INVENTORY & ANALYSIS REPORT PAGE 14
LEO CARRILLO RANCH BOTANICAL COLLECTION
successfully planted seeds and raised root stock for future
budding. In this way he propagated and perpetuated the original
fruit tree. Type of citrus: In Leo Carrillo's biography he
mentions "...the oranges, grapefruit, lemons, all combine to
scent the air with a clean fresh odor." Date of original Orange
is prior to 1906 (photo) (FIGURE L).
fc&S-' i ;• *<•••*•»• ^-^^i'. v-*6••«§y^r3f>
r ~w
jJ—r-S. :fli
V:-v::.^-.-..--••-*••-•*•
ri
MATTHEW KELLY ADOBE & CITRUS TREES (1906)FIGURE L
Recommendations: Professionally prune and provide supplemental
watering (Phase I & II). Retain existing trees as historic
element. Citrus will eventually need to be replanted in areas
where historically appropriate. New Citrus should be propagated
using original plant material (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 15
BOTANICAL COLLECTION
DRACAENA DRACO "Dragon Tree":
Evergreen and palmlike tree with
stout trunk and upward spreading
branches. Growth is slow to 20'
tall. Dragon Tree provides an
unusual and interesting silhouette
in the landscape. Leaves are stiff
and sword shaped. Dragon trees
are relatively drought tolerant.
Use on site is as an accent tree
in the courtyard patios. The
three Dragon Trees are among the
most valuable plants on site. The
trees are worth approximately
$5,000.00 each. Successful trans-
planting cannot be guaranteed
because of the location of the
adobe wall with relationship to
the roots.Date of planting is
prior to 1950 (photo) (FIGURE M)DRACAENA (1990) FIGURE M
Recommendations: Provide supplemental water during
summer/drought conditions (Phase I & II). The Dragon Trees will
be retained in place as accent trees and as historic elements -
Phase III).
EUCALYPTUS SPP. "Eucalyptus":
Evergreen Tree, generally 75' to 100" tall. Leaves are general-
ly lance shaped. Eucalyptus are drought tolerant and do well in
dry, well drained conditions. Use on site is as screening along
property line. Date of planting is recent, approximately when
the property line was set.
Recommendations: Prune and thin out trees (Phase II). Retain
majority of planting until the proposed use of the site has been
determined (Phase III).
MAGNOLIA GRANDIFLORA "Southern Magnolia":
Evergreen tree, 80' tall with a 40' spread. Leaves leathery
glossy green, 4" to 8" long. Magnolias are heat resistant and
tolerant of damp soils. Date of planting is after 1960.
Recommendation: The tree is very small, is not thriving and is
not historic to the property. Box and sell (Phase I, II, or
III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 16
BOTANICAL COLLECTION
MUSA SPP.'Banana Tree":
Large, tropical, palmlike perennials with large leaves 10' to
20' long and 2' to 4' wide. Color is generally dark green.
After 5 years, the Banana forms a flower and will die back to
roots. Flower form is a bronze red bract. Banana will sprout
from roots, is fast growing and requires much water. Use on
site are as foundation planting and as accent planting around
the pond and pool. Date of planting is prior to 1949 (photo)
(FIGURE I).
Recommendations: Prune away dead growth, fertilize and deep
water frequently (Phase I & II). Bananas may eventually need to
be reintroduced in areas away from adobe walls or provided with
a method of irrigation where the moisture will not disturb the
walls (Phase II & III).
OLEA EUROPAEA "Olive Tree":
Evergreen fruit tree, 25' tall with a 25' spread. Leaves are
willow like and color is soft grey green. Landscape form is
gnarled and picturesque. Use on site are as a fruit tree and as
roadway planting (median). Date of planting is prior to 1949
(photo) (FIGURE C).
Recommendations: Prune annually and provide supplemental water
during summer/drought conditions (Phase I & II). Retain on site
as historic elements (Phase III).
PHOENIX CANARIENSIS "Canary Island Palm":
Large columnar trunked palm to 60'
tall and 50' wide. Leaves can
reach a 20' length. Canary Island
Palms are slow growing, drought
tolerant and relatively long
lived. Use on site is as an
accent tree adjacent to the pool.
One palm is growing in the ravine
behind the Feed Storage Building.
Palms may have naturalized on the
site and not been planted. Mature
(tall) Canary Island Palms are
indicated on the north side of the
house in a drawing of the Kelly
homestead (1891) and were photo-
graphed in the Riparian area
(1906) (FIGURE N).PHOENIX CANARIENSIS (1990)
FIGURE N
Recommendations: Prune annually and inspect for disease (Phase
I & II). Retain on site as historic elements (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 17
BOTANICAL COLLECTION
PLATANUS RACEMOSA "California Sycamore Tree
Deciduous tree native to stream
areas in California foothills
and coast ranges. Growth is to
100' tall with a 50' spread.
Trunk is light colored and
patchy. Form is a single or
multi-trunked tree. Use on site
is as a natural feature in the
Riparian area.
PLATANUS RACEMOSA (1990)
FIGURE 0
Recommendations: Sycamores are to be retained and protected as
native and as historic elements to the Riparian Zone of Leo
Carrillo Ranch site. Trees may also be reintroduced where they
have been crowded out by introduced plant material. California
Sycamores which are damaged during construction will be replaced
(Phase III).
PRUNUS SPP. "Fruit Trees":
Deciduous fruit tree, height and spread will vary. Use on site
were ornamental and for their production of fruit. Relatively
drought tolerant but respond well to fertilizer and supplemental
water. Date of planting is unconfirmed.
Recommendations:- Prune, fertilize and provide supplemental
water (Phase II). Individual trees and the original orchard may
need to be replanted as is historically appropriate (Phase III).
QUERCUS AGRIFOLIA "Coast Live Oak":
Evergreen tree native to California coastal range. Height is 20"
to 70' tall and spread is generally wider. Leaves are holly-
like, 1 to 3 inches long. Form is wide spreading tree. Tree is
drought tolerant and
slow growing. Use on
site are as grove
trees. Leo Carrillo
wrote; "Even the
bark of our oaks -.
the encinos - after
being boiled six
hours in salt to
remove the tannic
acid is used to treat
poison ivy." (autobi-
ography) .QUERCUS AGRIFOLIA (1990 FIGURE ?
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 18
BOTANICAL COLLECTION
Recommendations: Retain as native and historical elements to
site. Oak trees will be reintroduced where historically appro-
priate (Phase III).
SALIX SPP. "Willow Tree":
Evergreen tree native to Southern California Coastal Region, 20"
to 40' in height. Leaves are lance shaped and dark green.
Conditions: Willow grows along stream beds and in moist areas.
Use on site is adjacent to pool. Leo Carrillo in his memoirs
wrote; "its' a very picturesque house - flagstone patios,
weeping willows at one side...".
Recommendations: Retain as native and historic elements of the
Leo Carrillo Ranch site. Native willow trees may be reintro-
duced where historically and naturally appropriate (Phase III).
SCHINUS MOLLE "California Pepper Tree":
Evergreen tree, 25" to 40' with an equal spread. Leaves are
narrow 2" long and the color is bright green. Landscape use is
as a willowy and picturesque gnarled tree. Peppers are drought
tolerant and fast growing. Use on site are as naturalized grove
and shade trees. Leo Carrillo in his memoirs wrote; "...weep-
ing pepper trees ... were called "Los Perus" in Peru where they
came from originally. Incidentally, the first one was brought
by my great-great-grandfather to the Mission of San Luis
Rey...". Mature Pepper trees are documented in 1891 and 1906
(drawing & photo).
Recommendations: Retain trees as historic elements. Peppers
may be reintroduced into areas where historically appropriate.
Others may be removed where they have become intrusive (Phase
III).
SYZYGIUM PANICULATUM "Eugenia":
Evergreen tree, 30' to 60' tall with a 10' spread. Leaves are
oblong to 3" long. Color is reddish bronze. Flowers are creamy
white and edible fruit is reddish purple. Location on site is
adjacent to the fish pond. Use of tree on the site is undeter-
mined. Date of planting is currently undocumented.
Recommendations: Retain as a historic element. Prune and
provide supplemental water during summer/drought conditions
(Phase II). Retain as a historic planting (Phase III).
INVENTORY & ANALYSIS REPORT PAGE 19
LEO CARRILLO RANCH BOTANICAL COLLECTION
VINES:
BOUGAINVILLEA SPP. "Bougainvillea":
Evergreen Vine with a 20' spread. Leaves are medium sized and
medium green. Flowers are inconspicuous. Color of bracts range
from white, gold, red to vivid magenta. Bougainvillea is rela-
tively drought tolerant when established and responds well to
water in summer and drought situations. Location on site is as
an espalier on the main house. In earlier undated photos,
Bougainvillea was planted on either side of the front iron gate
on the Main House. Use on site is as a flowering accent vine.
Date of planting is undocumented.
Recommendations: Lightly prune biannually and provide supple-
mental water during summer/ drought conditions (Phase II).
Retain for consideration as historic planting (Phase III).
DISTICTIS BUCCINATORIA "Blood Red Trumpet Vine":
Evergreen vine with a 30' spread. Leaves are dark green.
Flowers are orange red trumpet. Trumpet vine is relatively
drought tolerant when established and responds well to water in
summer and drought situations. Use on site is as a flowering
accent vine over the arch in the central courtyard. Date of
planting is currently undocumented.
Recommendations: Prune annually and provide supplemental water
during summer months and during drought (Phase II). Retain for
consideration as historic planting (Phase III).
HEDERA CANARIENSIS "Algerian Ivy":
Evergreen vine with shiny rich green leaves. Ivy climbs by
aerial roots. Established ivy is drought tolerant but responds
well to supplemental summer and drought watering. Use on site is
as a vine on wall at Caretakers' Cottage. Date of planting is
currently undocumented however it may have been planted when
other ivy was planted on site prior to 1950 (family photos).
Recommendations: Remove. Ivy by nature of its' aerial roots is
eroding the adobe walls (Phase I).
HEDERA CANARIENSIS 'VARIEGATA' "Variegated Algerian Ivy":
Evergreen vine with leaves edged with cream. Ivy climbs by
aerial roots. Established ivy is drought tolerant but responds
well to supplemental summer and drought watering. Use on site
is as a vine on wall of Cantina, trellis and central courtyard
main stair. Date of planting is prior to 1950 (family photos)
(FIGURE Q).
INVENTORY & ANALYSIS REPORT PAGE 20
LEO CARRILLO RANCH BOTANICAL COLLECTION
VARIEGATED IVY, AGAVE, JADE PLANT, & CANTINA (1990) FIGURE Q
Recommendations: Remove. Ivy by nature of its' aerial roots is
eroding the adobe walls (Phase I).
ROSA SPP. "Climbing Rose":
Evergreen vine with a spread of 20'. Leaves are medium green
and branches are thorned. Established roses are drought toler-
ant however a deep watering system is required for best perform-
ance all year. Use on site is as a flowering accent vine over
central courtyard trellis. Date of planting is currently undoc-umented. •
Recommendations: Annual pruning, monthly feeding and a regular
watering schedule is required (Phase II). Retain for considera-
tion as historic planting (Phase III).
WISTERIA SPP. "Wisteria":
Deciduous vine with a twining woody character. Leaves are
Established wisteria is drought tolerant however require ample
water during growth and bloom and good drainage. Long lived.
Use on site is as a flowering accent vine in the central court-
yard. Date of planting is currently undocumented.
Recommendation: Prune annually, fertilize and provide regular
watering schedule during Spring and early Summer months. Pro-
vide supplemental water during summer and during drought (Phase
II). Retain for consideration as a historic planting (Phase
III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH PAGE 21
BOTANICAL COLLECTION
SHRUBS:
ACACIA LONGIFOLIA "Sydney Golden Wattle":
Evergreen shrub, 20' tall with a 20' spread. Leaves are 3" to
6" long. Color is bright green. Flowers are bright yellow.
Acacia's are fast growing and drought tolerant. Use on site is
as a naturalized plant. Location on site is along entrance road
to main house.
Recommendations: Remove (Phase I).
AGAPANTHUS SPP. "Lily of the Nile":
Evergreen shrub, 2' tall with a 2* spread. Leaves are broad
strap shaped to 2' long. Color is bright green. Established
plants are relatively drought tolerant requiring supplemental
water during the summer and periods of drought. Use on site is
as foundation planting at the base of the trellis structure in
the central courtyard. Plant material appears to be relatively
young. Date of planting is currently undocumented.
Recommendations: Fertilize and provide supplemental water
during summer/drought conditions (Phase II). Retain for consid-
eration as a historic planting (Phase III).
ARUNDO DONAX "Giant Reed":
One of largest grasses, Arundo
donax is a perennial, bamboo
type grass growing 6-20' high.
Use on site was as an ornamental
Bamboo-type accent planting for
pond and water areas. Unfortu-
nately, Arundo is also highly
invasive and has overcome the
existing irrigation ditches.
ARUNDO DONAX (1990) FIGURE R
Recommendation: Remove (Phase I).
CORDADERIA SELLOANA "Pampas Grass":
Evergreen giant ornamental grass, 10' tall with a 10' spread.
Shrub is fountain shaped. Leaf blades are sawtoothed and soft
green in color. Flowers are 1' to 3' long plumes and range in
color from white to pink. Conditions: wet or dry soil. Use on
site is as a foliage accent and foundation shrub for the Wash
House. Date of planting is currently undocumented.
Recommendations: Retain as a historic planting (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 22
BOTANICAL COLLECTION
CYPERUS ALTERNIFOLIUS "Umbrella Plant":
Sedges or grass-like plants, 2" to 4' tall. Leaves are arranged
like the spokes on an umbrella. Form is unusual and striking.
Conditions: In or out of water and can become invasive. Use on
site was as an accent plant for the fish pond and pool area.
Currently it is a house foundation plant in the front courtyard.
Date of planting is prior to 1950's (family photo's). (FIGURE F)
Recommendations: Fertilize and provide supplemental water on a
regular basis (Phase II). Retain as a historic planting.
Cyperus may need to be replanted as is historically appropriate
(Phase III).
DIETES SPP. "Fortnight Lily":
Evergreen perennial, 2' tall. Form is clumping and leaves are
stiff and narrow with iris characteristic. Flowers are iris-
like and soft yellow. Established Lily is drought tolerant.
Use on site is as a foliage and flowering accent shrub in the
front yard of the Caretaker's Cottage. Date of planting is
currently undocumented (FIGURE U).
Recommendations: Remove dead flower stalks, fertilize and
provide supplemental water during summer and drought conditions
(Phase II). Retain for consideration as a historic planting
(Phase III).
HETEROMELES ARBUTIFOLIA "Toyon":
Evergreen native shrub, 6' to 25" tall with a 6' to 15' spread.
Leaves are thick leathery and glossy, 2" to 4" long. Color is
dark green. Berries are bright red. Drought tolerant but does
well with summer water and well draining soil. Use on site is
as an accent tree. Toyon is indigenous to area.
Recommendations. Remove from entrance road where it is crowding
out cactus and succulent plantings (Phase II). Retain in areas
where used as an accent shrub as a historic and native planting
(Phase III).
IRIS SPP. "Iris":
Iris douglasiana is an evergreen bulb native to the Southern
California Coastal area. (Stream banks). Leaves are swordlike.
Color is soft green. Stems are 1' to 2' long. Flower can be
white, cream, yellow, blue and purple. Conditions: Established
Iris are drought tolerant and accept some summer water. Use on
site is as an flowering accent along the roadway and in the
barbecue/pool area. Iris is indigenous to Southern California
coastal area.
INVENTORY & ANALYSIS REPORT PAGE 23
LEO CARRILLO RANCH BOTANICAL COLLECTION
Recommendations: Provide supplemental water during
summer/drought conditions (Phase II). Retain as a historic and
native planting. Iris may be reintroduced as is historically
and naturally appropriate (Phase III).
JUNIPER CHINENSIS 'TORULOSA' "Hollywood Juniper":
Evergreen coniferous large shrub with a irregular twisted shape
to a 20' height. Foliage is needlelike and color is rich green.
Established junipers are drought tolerant and can thrive on
little summer water. Use on site are as a background tree for
the Central courtyard area. Date of planting is currently
undocumented.
Recommendations: Hollywood juniper will be retained in place as
a historic planting (Phase III).
JUNIPERUS SPP. "Juniper":
Evergreen shrub, 2" tall with a 6" spread. Foliage is needle-
like. Color is dark green. Established Junipers are drought
tolerant and thrive on little summer water. Use on site are
adjacent to pool area and sand beach, and as foundation planting
for the main house and central courtyard. Date of planting is
currently undocumented.
Recommendations: Retain Juniper as a historic planting. At a
future time, the Juniper may be removed or trimmed back from
sand beach area when the limit of the original beach area is
determined (Phase III).
LANTANA SPP. "Lantana":
Evergreen shrub, 3' tall with a 5' spread. Leaves are coarsely
toothed and 1" long. Color is dark green. Lantana is drought
tolerant and accents some summer water. Conditions: any soil.
Use on site is as a foundation planting for the front courtyard
and Wash House courtyard. Date of planting is currently undocu-
mented .
Recommendations: Prune back annually and provide supplemental
water during summer/drought conditions (Phase II). Retain for
consideration as a historic planting (Phase III).
LIGUSTRUM JAPONICUM 'TEXANUM' "Texas Privet":
Evergreen shrub, 6' to 9' tall. Leaves are glossy and 1-1/2" to
2" long. Color is dark green. Flowers are a cluster form,
fragrant and color is white to creamy white. Conditions:
Privet requires abundant water. Use on site is as foundation
planting for the Main House and as a hedge in the backyard.
Date of planting is currently undocumented.
INVENTORY & ANALYSIS REPORT PAGE 24
LEO CARRILLO RANCH BOTANICAL COLLECTION
Recommendations: Trim monthly, fertilize and provide regular
water (Phase II). Retain as a historic element (Phase III).
MYOPORUM LAETUM "Myoporum":
Evergreen shrub, 30' tall with a 20' spread. Leaves are 2" to
4" long and linear, shiny with translucent dots. Color is dark
green. Flowers are in a cluster form, white and bell shaped.
Established Myoporum are not drought tolerant and are short
lived. Date of planting is not documented.
Recommendations: Provide supplemental water during summer/
drought conditions. Retain until Historic Landscape Master Plan
is done and a use is determined for the site (Phase III).
PELARGONIUM SPP. "Geranium":
Shrubby perennial, 2' tall with
a spread of 2' to 3'. Leaves
are Conditions: Provide supple-
mental water during
summer/drought in well draining
soil. Use on site are as flower-
ing accent shrubs (Caretakers
Cottage) and foundation planting
for Front Courtyard and Wash
House Courtyard. Date of plant-
ing is not confirmed. PELARGONIUM (1990) FIGURE S
Recommendations: Lightly fertilize and provide supplemental
water when top 1" layer of soil dries out (Phase II). Retain
for consideration as a historic planting (Phase III).
PHILODENDRON SELLOUM "Split Leaf Philodendron":
Evergreen arborescent, 6-8' tall and as wide. Leaves are large,
leathery and glossy, 3' long and deeply cut. Philodendrons are
drought tolerant. Conditions: Well draining soil. Use on site
is as an accent plant in the Central Courtyard. Date of plant-
ing is not currently documented.
Recommendations: Provide supplemental water during
summer/drought conditions (Phase II). Retain for consideration
as a contributing planting (Phase III).
PHORMIUM TENAX "New Zealand Flax";
Evergreen perennial, 91 tall. Leaves are 3-5" wide, stiff and
strap shaped. Flowers are dark red to yellow, in cluster form.
Individual flowers are 1-2" long. Flax are fast growing and
drought tolerant. Conditions: Much or little water and good or
poor drainage. Use on site was as accent planting around pool
area. Date of planting was prior to 1944 (photo).
INVENTORY & ANALYSIS REPORT PAGE 25
LEO CARRILLO RANCH BOTANICAL COLLECTION
t .
POOL, CABANA, BEACH & PHORMIUM TENAX (1944)FIGURE T
Recommendations: Reintroduce in areas where historically appro-
priate (Phase III).
PITTOSPORUM SPP.'Tobira1
Evergreen shrub, 2' tall with a 3" spread. Leaves are leathery,
2-5" long. Tobira are drought tolerant. Use on site is as
foliage accent planting in the low circular planter in the
Central Courtyard. Date of planting is currently undocumented.
(Plants are relatively young and type of plant material is out
of character with other site plantings).
Recommendations: Lightly fertilize and provide supplemental
water during summer/drought conditions (Phase II). Retain until
Landscape Master Plan is done and a use is determined for the
site (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 26
BOTANICAL COLLECTION
PYRACANTHA SPP. "Firethorn":
Evergreen shrubs, fountain shaped, 10" tall with a 10' spread.
Leaves are glossy oval and 1-4" long. Color is dark green.
Berries are red and carried on spurs. Flowers are in cluster
form, small, white and fragrant. Established plants are drought
tolerant. Conditions: Pyracantha do poorly in constantly wet
soil and are susceptible to fire blight (keep away from lawn
sprinklers). Use on site are as a flowering and berry accent
shrub in the front courtyard and adjacent to the original trel-
lis and barbecue area. Date of planting is prior to 1949
(photo).
Recommendations: Professionally prune annually (fountain shape)
with uncontaminated equipment (fireblight). Provide limited
supplemental water during summer/drought conditions. Allow to
dry out between watering. Do not allow irrigation water from
the lawn area to overspray Pyracantha (Phase II). Retain Pyra-
cantha as historic planting (Phase III).
RHUS OVATA "Sugar Bush":
Evergreen native shrub, upright or spreading form, 2-1/2-10'
tall. Leaves are glossy and leathery, 1-1/2" to 3" long.
Color is dark green. Flowers are a cluster, white or pink. Rhus
are drought tolerant and are indigenous to area.
Recommendations: Retain where plant is not overcrowding road
plantings or historic plantings (Phase II & III).
RISES SPECIOSUM "Fuchsia-Flowered Gooseberry":
Deciduous native shrub, 4' to 6' tall. Leaves are 1/2" to 1"
long, round with 3 to 5 lobes. Flowers are clusters of crimson
fuchsia type flowers. Leo Carrillo mentions several native
plants in his autobiography including the following; "The te-
mal-hepe is for skin eruptions, the Ting-gi-wit- which we call
wild fuchsia - used for poultices on ulcers,...".
Recommendations: Reintroduce in areas where naturally and
historically appropriate (Phase III).
ROSA SPP. "Rose-Red Flowering Rose":
Evergreen shrub with a spread of 3'. Leaves are medium green
and branches are thorned. Established roses are drought toler-
ant however a deep watering system is required for best all year
performance. Use on site is part of original private garden in
backyard. Two rose bushes are used as a flowering accent
shrubs at corners of garden adjacent to walk. Date of planting
is currently undocumented.
INVENTORY & ANALYSIS REPORT PAGE 27
LEO CARRILLO RANCH BOTANICAL COLLECTION
Recommendations: Annual pruning, monthly feeding and a regular
watering schedule is required (Phase. II). Retain as historic-
planting (Phase III).
ROSA SPP. "Salmon-Orange Flowering Rose":
Evergreen shrub with a
spread of 3'. Leaves
are medium green and
branches are thorned.
Established roses are
drought tolerant howev-
er a deep watering
system is required for
best all year perform-
ance. Use on site is
part of cottage garden
adjacent to Caretaker's
Cottage. One rose bush
is used as a flowering
accent shrub next to
the front walk. Date
of planting is current-
ly undocumented. ROSE & BIRD OP PARADISE (1990)FIGURE U
Recommendations: Annual pruning, monthly feeding and a regular
watering schedule is required (Phase II). Retain as historic
planting (Phase III).
ROSA SPP. "White Flowering Rose"
Evergreen shrub, spreading form, 3' tall with a spread of 4'.
Leaves are medium green and branches are thorned. Established
roses are drought tolerant however a deep watering system is
required for best all year performance. Use on site is part of
original private garden in backyard. One rose bush is used as
a flowering accent shrubs at far corner of garden at end of
privet hedge. Date of planting is currently undocumented.
Recommendations: Annual pruning, monthly feeding and a regular
watering schedule is required (Phase II). Retain as historic
planting'(Phase III).
SAMBUCUS MEXICANUM "Mexican Elderberry":
Deciduous native shrub, upright form, 10' tall with a spread of
8'. Leaves are 5-8" long. Leaves are comprised of 5 to 9
toothed leaflets. Color is pale green. Flowers are white or
cream colored clusters. Elderberry is drought tolerant. Condi-
tions: Dry condition or wet conditions with good drainage. Use
on site is as a flowering accent along roadway in front of the
Front Courtyard. Mexican Elderberry is indigenous to area.
Recommendations: Prune during dormant season and provide limit-
ed water during summer/drought condition (Phase II). Retain as
a historic and native planting (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 28
BOTANICAL COLLECTION
SANSEVERIA SPP. "Mother-in-Laws Tongue":
Perennial with thick, patterned leaves in rosettes form. Leaves
are 1 to 4 feet long. Color is dark green banded with grey
green. Sanseveria is drought tolerant. Use on site is as
accent planting in the Central Courtyard. Date of planting is
currently undocumented. (Age is difficult to determine however
plant material is in relative character with confirmed ranch
plantings).
Recommendations: Provide limited supplemental water during
summer/drought condition (Phase II). Retain for consideration
as a historic planting (Phase III).
SPHAEROPTERIS COOPERI "Australian Tree Fern":
Tree fern, tropical, 20' tall. Fronds are finely cut, bright
green to 12' long. Use on site is as accent planting in the
Central Courtyard. Date of planting is currently undocumented.
(Tree fern is relatively small (young) and is generally out of
character with historic site plantings).
Recommendations: Fertilize and provide regular water (Phase
II). Retain until Historic Landscape Plan is done and a use is
determined for the site (Phase III).
STRELITZIA REGINAE "Bird of Paradise":
Evergreen perennial, clumping form, 4' to 6"tall. Leaves are 21
long on a 2' long stalk. Flowers are flower shaped, orange,
blue and white on long stalks. Established plants are drought
tolerant. Conditions: Frequent and heavy feeding. Use on site
are as flowering accent shrubs. Location are at the Caretakers
Cottage, Front Courtyard and in the Main Operations area. Date
of planting is prior to 1944 (photo). (FIGURE U).
Recommendations: Divide annually, fertilize frequently, and
provide supplemental water during summer/drought conditions
(Phase II). Retain as historic planting (Phase III).
ZANTEDESCHIA AETHIOPICA "Common Calla Lily":
Rhizome, clumping form, 3" tall. Leaves are 18" long. Color is
dark green. Flowers are white 8" bracts on 3' stems. Condi-
tions: Thrives on heavy watering during bloom. Use on site was
as low flowering accent planting adjacent to pool. Date of
planting is 1944 (photo) (FIGURE I).
Recommendations: Reintroduce in areas where historically appro-
priate (Phase III).
INVENTORY & ANALYSIS REPORT PAGE 29
LEO CARRILLO RANCH BOTANICAL COLLECTION
GROONDCOVER:
CARPOBROTUS SPP. "Iceplant":
Succulent perennial, trailing, groundcover. Leaves are coarse,
2 to 4" long. Flowers are generally yellow, rose or rose pur-
ple. Use on site is to physically divide the road in the Main
Operations area and as a flowering groundcover in the backyard.
Date of planting in the Main Operations area is prior to 194.9
(photo) (FIGURES C & J) .
Recommendation: Trim back in Main Operations area to form a 10'
wide median. Move rocks back to identify edge of median plant-
ing (Phase II). Retain in all areas as a historic planting
(Phase III).
MICROMERIA CHAMISSONIS "Yerba Buena":
Evergreen perennial, trailing, 2' long. Leaves are fragrant,
oval shaped, toothed, 1/2" to 1" long. Flowers are white and 2-
lipped. Leo Carrillo refers to Yerba Buena in his autobiogra-
phy. "As we descend the hill, we pass the native plants, many
blooming now, which played so great a part in the primitive
"folk medicine" of California. ...Here is Yerba Buena, the
remedy for coughs."
Recommendations: Reintroduce in areas where naturally and
historically appropriate (Phase III).
VINCA MAJOR "Periwinkle":
Evergreen perennial, trailing, 2' tall. Leaves are oval and
glossy, 1" to 3" long. Flowers are lavender blue, 1" to 2"
wide. Periwinkle is drought tolerant. Use on site is as a
flowering accent groundcover at the Caretakers Cottage and in
the Backyard area. Date of planting is currently undocumented.
(Periwinkle can be invasive and may have outcompeted and out-
lived other plant material).
Recommendations. Trim away from base of other plants, provide
supplemental water during summer/drought conditions (Phase II).
Retain for consideration as historic planting (Phase III).
INVENTORY & ANALYSIS REPORT PAGE 30
LEO CARRILLO RANCH BOTANICAL COLLECTION
CACTUS & SUCCULENTS:
AGAVE AMERICANA "Century Plant"
Gigantic succulent with spined
leaves to 6' long. Color is
blue green. Use on site:
Border along roadway, top of
wall and as accent planting.
Location on site: Main Bridge,
Caretakers
Cottage, Entrance Road, Main
Operations area, and Deedie's
House. General Condition:
Mature growth and where planted
with Spineless Opuntia, it has
been crowded out. In the ripar-
ian area and along the roadway,
Agave has become invasive. Date
of planting is prior
to 1949 (photos).AGAVE AMERICANA (1990)
FIGURE V
Recommendations: Selected thinning throughout site and selected
removal from riparian area (Phase II). Retain as historic theme
planting. Agave may eventually need to be replanted in areas
where historically appropriate (Phase III).
AGAVE ATTENUATA "N.C.N."
Large succulent with spineless
leaves to 2-1/2' long. Color is
soft grey-green. Flower is
spike, yellow-green with a 14'
stalk. Agave tolerates poor
soil but prefers rich soil and
ample water. Use on site is as
an accent planting. Location on
site is at the front door of the
Cantina. Date of planting is
prior to 1949 (photos).AGAVE ATTENUATA (?)
FIGURE W
Recommendations: Provide water on a regular schedule and ferti-
lize (Phase II). Retain on site as a historic planting (Phase
III) .
ALOE ARBORENSCENS "Tree Aloe":
Succulent with spined, pointed, fleshy leaves. Color is grey
green. Tree Aloe grows in clumps and may reach 18'. Flower
is a spike, vermilion to clear yellow in color. Aloe is drought
tolerant however prefers some water. Use on site is as an accent
planting. General location on site is at the Caretakers Cottage
and Entrance Gates. Date of planting is not currently documented
however one major planting is of specimen size (FIGURE A).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 31
BOTANICAL COLLECTION
Recommendations: Professional shall trim back Aloe from adobe
wall at Entry Monuments at residential driveway (Phase I).
Supplemental water and selective pruning at all walls (Phase I &
II). Retain as a historic planting. Aloe may need to be re-
planted and reintroduced in historically appropriate areas
(Phase III).
ALOE BAINESII "N.C.N."
Succulent with 2' to 3' long leaves forming rosettes. Form, is
tree-like with a heavy, forking trunk and branches. Form in the
landscape is stately. Flower is a spike, rose pink on a 2'
stalk. Aloes are drought tolerant. Conditions: Well draining
soil. Use on site is as an form accent planting. Location on
site is in the Central Courtyard. Date of planting is currently
not documented.
Recommendations: Provide supplemental water (Phase II). Retain
for consideration as a historic specie of plant material.
Transplanting may be a consideration for this larger growing
Aloe (Phase III) .
ALOE FEROX "N.C.N.":
Tree-like succulent with spiny, 2-1/2' long, thick leaves.
Color is dull green. Trunk is thick and may reach 15' length.
Flower is a scarlet and forms a large candelabra-like cluster.
Aloe is drought tolerant. Conditions: Well draining soil. Use
on site is as an accent plant in the Central Courtyard. Date of
planting is currently undocumented.
ALOE FEROX, EOUGAINVILLEA, WISTERIA IN CENTRAL COURTYARD (1990)
FIGURE X
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 32
BOTANICAL COLLECTION
Recommendations: Provide supplemental water during summer/
drought conditions (Phase II). Retain for consideration as a
historic specie of plant material (Phase III).
ALOE SAPONARIA "N.C.N.":
Succulent with broad, thick, 8 inch long leaves variegated with
white spots. Aloe is short stemmed, spreading, and forms broad
clumps. Flowers are a spike, 18" to 30" tall, and orange red to
shrimp pink in color. Aloes are drought tolerant. Conditions:
Well draining soil. Use on site are as a low flowering accent.
Location is at the corner of the Main House adjacent to the
sawed-off trellis post.
Recommendations: Provide supplemental water during summer/
drought conditions (Phase II). Retain as a historic specie of
plant material (Phase III).
ALOE VERA "Medicinal Aloe":
Succulent with stiff, pointed,
fleshy leaves. Color is grey
green. Flower is a spike,
yellow with a 3' stalk. Aloe is
drought tolerant. Conditions:
Prefers supplemental water. Use
on site is a low flowering
accent. Location on site is
along the entrance roadway.
ALOE VERA & OPUNTIA 'BURBANK'
(1990) FIGURE Y
Recommendations: Provide supplemental water during summer/
drought conditions (Phase II). Retain as a historic specie of
plant material (Phase III).
CACTUS SPP. "Pickle Type Cactus":
Cactus, single pickle-type groundcover, 12" to 18" tall. Indi-
vidual Cacti have a 2" to 3" diameter and are pitted. Color is
soft green. Use on site is as an accent groundcover under
Eucalyptus trees. Location on site is adjacent to the Wash
House. Date of planting is not currently documented.
Recommendations:
(Phase III).
Retain as a historic specie of plant material
INVENTORY S> ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 3 3
BOTANICAL COLLECTION
CEREUS PERUVIANA "N.C.N.":
Cactus with tall branching,
treelike proportions.
Cereus may reach an eventual
30' to 50'. Color is blue-
green. Branches are ribbed
with scattered spines.
Night blooming flower is
white. Cereus is drought
tolerant and use on site is
as an
accent & specimen planting
at entrances and gateways.
Location on site is along
the entrance drive, in the
median planting in the Main
Operations area, and next to
the gate at Deedie's House.
Date of planting is current-
ly not documented.CEREUS PERUVIANA (1990) FIGURE Z
Recommendations: Protect from construction (Phase I, II, &
III). Retain as specimen plant material and as a historic
planting (Phase III).
CEREUS PERUVIANA 'MONSTROSUS'"N.C.N.":
Cactus with medium branching and striking outline. Color is
grey-green. Ribs on branches are irregular and form knobs and
crests. Cereus are used on site as accent planting. Location on
site is at the Palomar Airport Road entrance gate. Date of
planting is currently undocumented.
Recommendations: Retain as a specimen and as a historic plant-
ing. Cactus may need to be replace or reintroduced as is
historically appropriate (Phase III).
CRASSULA ARGENTEA "Jade Plant":
Succulent with stout trunk and thick, oblong, fleshy leaves.
Color is glossy bright green. Flowers are star shaped and pink.
jade plant is drought tolerant. Conditions: Supplemental
water. Use on site is as foundation planting along buildings,
walls and fencing. Date of planting is currently undocumented(FIGURE Q).
Recommendations: Provide supplemental water (Phase II). Retain
as historic specie of plant material. Jade Plant may need to be
replaced and reintroduced to areas as is historically appropri-
ate (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 34
BOTANICAL COLLECTION
OPUNTIA 'BURBANK' "Spineless Opuntia":
Cactus with treelike proportions. Branches are long and spine-
less. Color is soft green. Spineless variety was developed by
Luther Burbank. Cactus need little to no water when estab-
lished. Use on site are as hedge and accent planting. Location
are along the entrance drive and walkways. Date of planting is
prior to his autobiography.
Recommendations: Professional shall trim back Cactus from
bunkroom entrance at the corner of the Stable and from adobe
wall at Palomar Airport Road Entrance (Phase I). Retain Cactus
including Specimen at Stable as a historic planting. Spineless
Opuntia may eventually need to be replanted in areas where
historically appropriate and thinned out or removed from other
areas where it has overgrown original plantings (Phase III).
OPUNTIA FICUS-INDICA:
Cactus, spreading & massing form, to 5' tall. Joints are flat-
tened with spines. Flowers are waxy and pale yellow. Opuntia
is indigenous to dry washes of Southern California. Leo Carril-
lo wrote; "Over yonder are Las Tunas, the plain old cactus,
from which the juice was extracted to be used as a kind of
"filler" or glue when mixed with slack lime, to protect the
adobes from rain and wind." (FIGURE AA)
OPUNTIA FICUS-INDICA ON ENTRANCE ROAD (1990)FIGURE AA
Recommendations: Retain. Reintroduce in areas where naturally
and historically appropriate (Phase III).
OPUNTIA PARRYI
Cactus, spreading & massing form. Native to area.
Recommendations: Retain. Reintroduce in areas where naturally
and historically appropriate (Phase III).
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 35
BOTANICAL COLLECTION
TRICHOCEREUS PERUVIANUS "Peruvian Torch":
Organ Pipe Cactus with thick,
multibranched stems. Growth is
to 15'. Flowers are white and
nocturnal. Use is as accent
planting. Location is in the
Cantina barbecue area.
TRICHOCEREUS (19 90) FIGURE BB
Recommendations: Retain. Peruvian Torch are valuable plants
and will be retained in place as historic plantings. They may
eventually need to be replanted in areas where historically
appropriate (Phase III).
YUCCA SPP. "Candle of God" or "Spanish Bayonet":
Evergreen perennial. Leaves are rigid and needle sharp. Color
is gray green. The Yucca is indigenous to Southern California
and Baja California. Common names in 1935 were "Candelaba de
Dios" (Candle of God) and, in Mexico, "Quiote" (Spanish Bayonet
or Dagger). The candle is descriptive of the tall flower spike
and the dagger describes the sharp spikes of the leaves. Today,
Spanish Dagger is a common name for Yucca mohavensis and Our
Lords Candle is a common name for Yucca whippleii.
Recommendations: Find and identify the variety of Yucca growing
on-site. Retain as historic and native planting where existing.
Reintroduce in areas where naturally and historically appropri-
ate (Phase III) .
INVENTORY & ANALYSIS REPORT
LEO CARRILLO RANCH
PAGE 36
BOTANICAL COLLECTION
HISTORIC SITE FEATURES
Site features include many unique and interesting elements. The
entry monuments at both Palomar Airport Road and at the Caretak-
ers Cottage are adobe and sport the "Flying Leo Carrillo" (LC)
logo. Other features include the rock retaining walls bordering
the road, three barbecues (Caretakers Cottage, Cantina, & Pool
area), the totem pole (Pool area - photo undated), wood Indian
(Cantina Area - photo undated), Urn (Deedie's House), hitching
post (Stable), signage (Main Operations area - 1949 photo),
branch & twig bench (Pool/Barbecue area - 1944 photo), Trellis
(Cantina area - 1949 photo). Additional elements include fenc-
ing along the driveway and around Deedie's House, the twig gate
lying against the fence at Deedie's House, the Front Courtyard
wood gate, the Wash House wood gate, the Central Courtyard
wrought iron gate, the Front Courtyard wrought iron gate, and
the wood roadgate leaning against an adjacent wall at the Care-
takers Cottage. Small items include rock borders, miscellaneous
wood poles located throughout the site (Entry Monuments/Main
House drive), the horseshoe doorstop at the Wash House, various
skulls including one over the door at Deedie's House and one
over the door of the Cantina. Site furniture includes the wood
bench in front of the Wash House, the disassembled blue bench in
the Cabana, the Cabana sign, and the "Rancho de los Quiotes"
wood sign lying next to the window in the carriage house.
All site elements will need to be protected, repaired and rein-
stalled or placed back in original location on site.
MAINTENANCE
Plant maintenance should be scheduled as a permanent and weekly
program. Maintenance should continue through any and/or all
phases of planning and construction. Interim stabilization
requirements include the following:
PRUNING:
As the site has an unusual and valuable plant collection, it
would be in the best interest of the Botanical Collection to
consult with care professionals who specialize in exotic plant
material including cactus, succulents and palms.
FERTILIZING & HAND WATERING:
Individual plant material on site have varying fertilization and
water requirements. Native plants, cactus and several succu-
lents may require little to no water or fertilization. Water
and fertilization may lead to their decline. On the other hand,
subtropical plant material will require both adequate water and
fertilization. All plant material will vary on the time of year
or the number of times a year they require care.
INVENTORY & ANALYSIS REPORT PAGE 37
LEO CARRILLO RANCH BOTANICAL COLLECTION
SCHEDULE OP WORK & CITY FORCES:
The report provides background information regarding the specie
of plant material and outlines minimum care requirements. City
forces or a landscape maintenance company under the supervision
of the City will need to develop a weekly maintenance schedule.
STABILIZATION PROGRAM
PHASE I: Remove, Trim or Transplant currently damaging
plant material (provide supplemental water).
PHASE II: Develop a scheduled maintenance program for
continued stabilization of plant material (water, ferti-
lization, pruning & trimming).
Further phases of stabilization outside the current scope of
work include the following:
PHASE III: Continue scheduled maintenance pro-
gram.
PHASE IV: Continue scheduled maintenance pro-
gram.
PHASE V: Continue scheduled maintenance and
coordinate with construction phase.
PHASE VI: Long range maintenance program.
IRRIGATION
Landscape Irrigation is currently existing on the site along the
drive to the Main House. There are two pipe sytems, above grade
sitting side by side. One is a relatively new, plastic PVC
system with spray heads and may have replaced the original
galvanized system. The galvanized system with pencil size risers
is by a local manufacturer "Als Machine Shop".
The cactus, succulents and native plant material which are part
of the theme planting of the Leo Carrillo Botanical Collection
do not require regularly scheduled watering. The plants are
drought tolerant and too much moisture may lead to diseases such
as rot. A quick coupling system to provide limited supplemental
water during drought may be all that is required for these areas
of planting.
Areas planted with lawn, subtropical shrubs and trees which
require regular (weekly) water include the Caretakers Cottage
and the Main House Front Courtyard, the Pool area and the Back-
yard. Currently, the Front Courtyard of the Main House is
watered by a temporary system. A rotor type irrigation head is
set in the middle of the lawn area and water whips the adobe
walls and Pyracantha. If the lawn is to remain, an automatic
underground irrigation system may be appropriate. A system
INVENTORY & ANALYSIS REPORT PAGE 38
LEO CARRILLO RANCH BOTANICAL COLLECTION
designed to water within a set area outside of the root zone of
the Pyracantha and several feet away from the adobe walls could
be considered a method of stabilizing plant material and pro-
tecting the building walls from unnecessary moisture. An under-
ground irrigation system with moisture sensing capabilities may
be appropriate for major lawn areas.
PROPOSED IRRIGATION
PHASE I: Supplemental/hand watering.
PHASE II: Scheduled watering for subtropicals
and supplemental/hand watering for specified
succulents and native species during summer and
drought conditions.
Proposed irrigation outside the current scope of work include
the following:
PHASE III: Historic Landscape Master Plan
(planning for areas where the introduction of
irrigation is appropriate).
PHASE IV: Irrigation Plans as required.
PHASE V: Installation of irrigation system as
required.
PHASE VI: Irrigation Schedule.
SUMMARY
The Leo Carrillo Botanical Collection is unusual and as historic
to the site as the adobes. The variety of plant material and
theme plantings is equally unusual. The site includes, a Ripar-
ian Zone, an adobe Rancho built in the character of early Span-
ish/Calif ornians (with a Hollywood flair), and native Chapparal.
An intriguing part of the documentation is the reference to the
once existing native plant material. Leo Carrillo expresses his
appreciation and sensitivity to the native plant material and
makes reference to the long forgotten Indian names for native
plants. The Rancho was named after the native plant the Spanish
Dagger. We did not locate any of the native plants with the
exception of the Sycamore trees, Oak trees, Willows, Rhus and
the Toyon.
Many of the native plants have not survived, many of the theme
plantings have declined and not been replaced, some plantings
have been replaced with inappropriate species, and many indi-
vidual theme plantings are mature and will need to be replaced
within the next few years.
The Leo Carrillo Ranch Botanical Collection should include as
separate components of the collection the Riparian Zone, native
chapparal, and the Cactus/Succulent theme planting.
INVENTORY & ANALYSIS REPORT PAGE 39
LEO CARRILLO RANCH BOTANICAL COLLECTION
What we have proposed in the report is to stabilize what is left
of the original collection and to plan for the future of the
Botanical Collection. The intent of the Historic Landscape
Master Plan will be restore the plant collection to the time
period when the Leo Carrillo Ranch was a working ranch.
INVENTORY & ANALYSIS REPORT PAGE 40
LEO CARRILLO RANCH BOTANICAL COLLECTION
RESOURCES
FIGURE I - LANDSCAPE SITE PLAN
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FIGURE V - BARN & SERVICE. AREA
XI. HYDROLOGICAL ANALYSIS AND RECOMMENDATIONS
American Geotechnical
A CALIFORNIA CORPORATION
GEOTECHNICAL/HYDROLOGXC STUDY
Leo Carrillo Ranch
Carlsbad, California
File No. 20741.01 June 4, 1990
25202 Crenshaw Boulevard, Suite 101, Torrance, CA 90505 (213) 539-9983 FAX (213) 539-7267
5755 Oberlin Drive, Suite 104, San Diego, CA 92121 (619) 457-2711 FAX (619) 457-0814
1250 North Lakeview Avenue, Suite T, Anaheim, CA 92807 (714) 970-0255 FAX (714) 970-0142
American Geotechnical
A CALIFORNIA CORPORATION
June 4, 1990 File No. 20741.01
Mr. Milford W. Donaldson
Ms. Karen Cormier
ARCHITECT MILFORD WAYNE DONALDSON, AIA, INC.
846 Fifth Avenue, Suite 300
San Diego, California 92101
Subj ect: GEOTECHNICAL/HYDROLOGIC STUDY
Leo Carrillo Ranch
Carlsbad, California
Dear Mr. Donaldson and Ms. Cormier:
In accordance with your request, we have evaluated site
conditions at Leo Carrillo Ranch with respect to priority
geotechnical and hydrologic items. These items primarily
include:
* Cellar Moisture/Drainage at the Main House
* General Site Drainage
* Inundation from 100-Year Storm Event
* General Soil Conditions On-Site (Expansive Soil)
* Preliminary Soil Design Parameters for Entry Bridge
The following text provides a summary of our findings,
alternatives for mitigation, general priorities for the
available funds, and estimated costs.
25202 Crenshaw Boulevard, Suite 101, Torrance, CA 90505 (213) 539-9983 FAX (213) 539-7267
5755 Oberlin Drive, Suite 104, San Diego, CA 92121 (619) 457-2711 FAX (619) 457-0814
1250 North Lakeview Avenue, Suite T, Anaheim, CA 92807 (714) 970-0255 FAX (714) 970-0142
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page Two
We appreciate this opportunity to be of service. Should you
have any questions, please do not hesitate to contact us.
Respectfully submitted,
AMERICAN GEOTECHNICAL
Ralptt K. Jeff
Principal
C.E.G. 1183
103
/KMJ/GWA/ETM:Id
rin M. Jorda
Project Engineer
R.C.E. 44011
Edred T. Marsh
Staff Engineer
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
TABLE OF CONTENTS
1.0 INTRODUCTION 1
1.1 Purpose 1
1.2 Scope of Work 1
1.3 Site Description 3
2 . 0 GEOLOGY 4
2.1 Regional Geologic Setting 4
2.2 On-site Geologic Conditions 4
2.2.1 Fill 5
2.2.2 Alluvium 5
2.2.3 Residual Soil 6
2.2.4 Del Mar Formation 6
3 . 0 HYDROLOGY 8
3 .1 General Drainage 8
3.1.1 Flow Patterns 9
3.1.2 Flow Channels 10
3.1.3 Erosion 11
4 . 0 SITE INVESTIGATION 12
4.1 General 12
4.2 Subsurface Exploration 12
4.2.1 Overview 12
4.2.2 Exploratory Borings 12
4.2.3 Earth Materials 14
4.2.4 Subsurface Profile 15
4.2.5 Test Pits 15
4.3 Laboratory Testing 18
4.4 Piezometers 19
5 . 0 ENGINEERING ANALYSIS 22
5.1 Overview '.. 22
5.2 Main House ... 22
5.3 General Drainage 23
5.4 100-Year Storm Event 24
5.4.1 Peak Flow 24
5.4.2 Erosion/Scour Velocity 25
5.4.3 Flow Channel Profile 26
5.4.4 Site Response/Backwater Inundation ... 27
5.5 Expansive Soil , « 28
File No. 20741.01
June 4, 1990
American Geotechnical
A CALIFORNIA CORPORATION
TABLE OF CONTENTS, continued
Page
6. 0 RECOMMENDATIONS 30
6.1 General 30
6.2 Main House 30
6.2.1 Cellars 30
6.2.2 Safety 34
6.2.3 Drainage 35
6.2.4 Priority/Cost 35
6.2.5 Maintenance 36
6.3 General Site Drainage 37
6.3.1 Priority/Cost 38
6.3.2 Maintenance 39
6.4 Flow Channel/100-Year Storm Event 40
6.4.1 Priority/Cost 41
6.4.2 Maintenance 41
6.5 Expansive Soil 42
6.5.1 Design Soil Parameters 43
6.5.2 Priority/Cost 46
.6.5.3 Maintenance 46
7.0 CLOSURE 47
LIST OF FIGURES
Figure l Topographic Map 2
Figure 2 Boring Location Map 13
Figure 3 Subsurface Profile 16
Figure 4 Piezometer Installation 20
Figure 5 Repair Concept - Section 31
Figure 6 Repair Concept - Plot- Plan 32
Figure 7 Expansive Soil Foundation Recommendations..45
American Geotechnical
A CALIFORNIA CORPORATION
File NO. 20741.01
June 4, 1990
Page 1
1.0 INTRODUCTION
1.1 Purpose
This report presents our findings and recommendations
regarding certain adverse conditions, related to the
geotechnical and hydrologic environment at the Leo
Carrillo Ranch in Carlsbad, California. The site
location is depicted in Figure 1.
1.2 Scope of Work
The problems oil-site which are currently under study by
this firm include:
* adverse moisture conditions in the Main House cellars
* poor local surface drainage (Main House)
* generally uncontrolled site-wide drainage
* Main House inundation from the 100-year storm event
* general expansive soil conditions on-site
* preliminary soil design parameters for entry bridge
The following text provides a summary of our findings,
alternatives for mitigation, general priorities for the
available funds, and estimated costs.
rt-wsesH
•;•• -;-:>fis:,v.•.,„.-.
^^•so^^w \ 111 / ^_-i-_^\\-t-ae-«vi\^j«i.*SITE LOCATION X&*3&
\\\\ V-S^VNNV^^^r^^^^Vr^r^a—<S.L (••>
••/7:<rz2. :V v}""V •wfttT':
TOPOGRAPHIC MAP
AMERICAN GEOTECHNICAL F.N.20741.03
Figure 1
JUNE 1990
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 3
1.3 Site Description
Leo Carrillo Ranch is a rancho-style homestead
consisting of Main House living quarters, several out
buildings, barns, wells, and a pool. The Main House
and several out buildings are, for the most part,
constructed of adobe blocks. The barns and other
support buildings are of adobe/wood or wood
construction.
Unnamed streams feed the site from two directions. A
stream near the site entrance, just north of the
caretaker house, is crossed by a deteriorating access
bridge. Depending upon the time of year, standing
water and running water were observed in the stream
course. Another stream, located immediately south of
the Main House, was found to be running during our
visits to the site. The caretaker on-site indicated
that this stream runs year-round. General area
drainage is toward the adobe living quarters (Main
House area) and groundwater is evident very near the
surface in many localities of the site.
In other areas of the site there was evidence of
erosional rills and drainages. These features are
indicative of uncontrolled drainage and have undermined
or damaged physical improvements. Left unattended the
erosion could ultimately reduce the site to a condition
of ruins.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 4
2.0 GEOLOGY
2.1 Regional Geologic Setting
The site is located on the west flank of the Peninsular
Ranges Geomorphic Province. The province is
characterized by the Peninsular Ranges, a series of
mountain ranges composed of the Southern California
Batholith. Overlying this are Tertiary sedimentary
rocks, and metamorphosed volcanic rocks together with
younger sediments. Together these rocks set the stage
for the conditions at the Leo Carrillo ranch.
2.2 Qn~site Geologic Conditions
The youngest soils on-site are alluvium and somewhat
older residual soils which line the creek channels and
occur in an area between the two unnamed drainage
courses. The Main House and nearby structures are
:resting upon about 12 to 15 feet of this material.
Underlying this is the Del Mar Formation which is also
located on the lower portion of the flanks of the
surrounding valleys and canyons. The alluvial soils
are generated from the Del Mar Formation which is quite
clayey and ultimately characterizes the geotechnical
environment as being one of expansive seal conditions.
Similarly, because of the clay content, the Del Mar
Formation creates a barrier of low permeability which
does not readily allow the deep penetration of water,
resulting in a perched water condition. That is to say
water becomes trapped in the alluvium, and hence, flows
laterally.
The source of the water is from the fractured rocks of
the Santiago Peak Volcanics which outcrop on the upper
slopes of the valley and canyons. This rock stores
water derived from rainfall and irrigation in the open
cracks and fractures near-surface, thus supplying a
slow but steady source of water "to the cracks and
. alluvial channels where the Leo Carrillo ranch rests.
American Geotechnical
A CALIFORNIA CORPORATION
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June 4, 1990
Page 5
2.2.1 Fill
Fill is man-generated earth material which is
generally placed over natural soils, preferably
bedrock. It is usually comprised of remolded
natural material such as topsoil, alluvium, or
bedrock, although in some cases fill is derived
from off-site import sources.
Fill at the site is shallow, varying from
approximately 1 to 3.5 feet between the test
locations. Fill encountered at the site
consisted primarily of medium-brown sandy clay
which was derived from alluvial/residual soil
sources in the site area. Approximately 1 to
1.5 feet of fill underlies portions of the Main
House and about 3.5 feet of fill underlies the
Cantina.
2.2.2 Alluvium
Alluvium occurs in canyon bottoms or stream
channels. It is deposited by the action of
running water and, in the site area, consists
most typically of clay sediments, but can range
in texture to medium-grained sands, depending
upon the energy of the stream transporting it
and the material source.
Alluvium was encountered in all areas of the
site, ranging in depth from 8.5 to 13 feet
(below ground surface) in the test borings.
This material consisted of olive-brown silty
clay, which was moist/wet and stiff in-place.
American Geotechnical
A CALIFORNIA CORPORATION
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June 4, 1990
Page 6
2.2.3 Residual Soil
Residual soil occurs in the highly weathered
upper zone of the parent bedrock, and is
primarily the result of chemical weathering of
the rock in-place. This naturally occurring
soil typically underlies the stream and
slopewash (alluvium) deposits.
Residual soil at the site ranged in thickness
from 1.5 to 2 feet. The residual soil consisted
of dark to olive-gray silty clay, which was wet
and stiff in-place and overlain by alluvium.
The residual soil occurred at depths from about
10 to 15 feet.
2.2.4 Del Mar Formation
The Del Mar Formation is a sequence of thinly-
to-thickly bedded claystones with occasional
sandstone layers. The formation claystones are
often brightly colored maroons, greens, blue-
greens and tans, while the sandstone may be
white or light gray. The materials weather to a
clayey residual soil and are underlain by either
Santiago Peak Volcanics or the granitic rocks of
the Southern California Batholith.
American Geotechnical
A CALIFORNIA CORPORATION
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Page 7
2.3 Geologic Hazards
To some degree, most structures in Southern California
are susceptible to damage by ground motion from
earthquakes occurring along major faults. No faults
are known to underlie the site or occur in the
immediate vicinity.
Known major faults which may produce strong ground
motion that could affect the site are the Elsinore, San
Jacinto, San Andreas, and Newport-Inglewood faults.
The nearest known major active fault is the Elsinore
Fault which lies approximately 20 miles to the
northeast of the site. The San Jacinto, San Andreas,
and Newport-Inglewood faults lie approximately 44 miles
northeast, 68 miles northeast, and 68 miles northwest
of the site, respectively.
A nearby fault, which was previously considered
potentially active, is the Rose Canyon Fault which lies
10 miles southwest of the site. Recent fault study and
seismic activity strongly suggest that the Rose Canyon
fault is, in fact, active. Today, geoscientists regard
the fault as being active and capable of producing an
earthquake of between 6.25 and 6.75 on the Richter
scale. This could be considered the "design
earthquake" for the site.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.02
June 4, 1990
Page 8
3.0 HYDROLOGY
3.1 General Drainage
The Leo Carrillo Ranch is located within a small valley
surrounded by moderately to gently sloping foothills on
the south, east, and north sides. The valley in which
the ranch is situsted, slopes gently toward the west
(see Topographic Map, Figure 1).
Drainage at the site is generally directed westerly
over moderately/gently sloping terrain. Surface flow
is picked up by two unnamed streams. One stream, just
north of the Caretakers House, flows in a southwest
direction and passes beneath a bridge which is near the
entrance to the ranch. Upstream is the remnant of an
earthen dam, now failed. Downstream, flow continues
southwesterly, passing 350 feet north of the Main
House. This stream is joined, some distance from the
house, by a small spring which is located near the
windmill in the rear yard of the Main House. The other
unnamed stream, just south of the Carriage House and
Cantina, flows generally in a westerly direction,
passing very close to the south side of the Main House.
The two unnamed streams join approximately 600 feet
west of the site. The combined flow proceeds westward,
into an earthen dam reservoir approximately 2,700 feet
west of the site. It is our understanding that water
is not retained in this dam, but is allowed to flow on
(southwest) towards Batiguitos Lagoon.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 9
3.1.1 Flow Patterns
The two unnamed streams are fed from surface
flow and groundwater sources from, basically,
three directions.
* From the north, overland flow is directed
over a normal to high relief area
(approximately 20%) with the majority of the
flow emptying into the unnamed stream that
runs adjacent the Caretakers House.
* Overland flow from the east and a portion of
the flow from the north is directed over a
normal relief area (approximately 15%) and
empties into the unnamed stream which is
south-adjacent the Cantina and Main House.
* From the south, overland flow from moderately
steep foothills is intercepted by the south-
adjacent Cantina/Main House stream.
A portion of the east overland flow is directed
through the parking area in front of the
Carriage House/Cantina, and westward towards the
front of the Main House. This portion of the
surface runoff has created and aggravated the
existing poor drainage conditions in this area,
including periodic erosion and generally "muddy"
conditions in the parking area east of the Main
House. Water and mud from the parking area is
directed either around the southeast corner of
the Main House (and into the south-adjacent
stream), directly into a catchment constructed
along the front entrance of the house, or north
over the northernmost patio area.
Other, generally local adverse features include
poor drainage in the yard at the front of the
stable, shallow drainage gradients around most
structures, local erosional features such as a
breached section of the low retaining wall along
the entry road (rock), and others.
American Geotechnical
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Page 10
3.1.2 Flow Channels
Flow channels at the site consist primarily of
the two unnamed stream channels discussed in the
previous section. A small spring also feeds the
system near the back of the Main House. These
two streambeds are rounded to a trapezoidal
shape (in cross-section) and flow in a southwest
and west direction, respectively. The two
channels flew at approximately a 4% to 5% grade
as they pass through the site.
The stream which flows just south of the
Carriage House/Cantina and Main House is a
natural earth channel that flows free of severe
irregularities until constricting significantly
adjacent the Main House. The channel vegetation
consists primarily of grasses and weeds varying
from sparse to dense growth and also long
stemmed grasses of moderate cover in some areas.
The channel enters the ranch from the southeast
and turns slightly along the south side of the
Carriage House, where a retaining wall has been
constructed. The stream then flows relatively
uniformly until passing under a small wooden
foot bridge adjacent the main dwelling. In this
area, there is a sudden constriction in the
channel and reduction in cross sectional area.
As the channel proceeds west of the main
dwelling, downstream of the constriction, the
channel widens, becoming uniform again before
joining with the other unnamed stream (600 feet
west of site).
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3.1.3 Erosion
Erosion from surface runoff can be seen in many
areas at the Leo Carrillo Ranch. Surface runoff
not intercepted by the nearby streams, flows
directly over the property leaving behind
erosional channels and depositing soil in areas
near existing structures. Following a recent
rainstorm, a site walkover revealed main problem
areas above (east) and in the parking area, and
around the Main House. Erosion and general poor
drainage in this area is the result of
insufficient means of directing surface runoff.
3.2 Groundwater
In conjunction with subsurface exploration at the site,
groundwater piezometers were installed and monitored.
The piezometer data indicates that a confined aquifer
exists beneath the site, and is particularly evident in
the area of the Main House. The developed subsurface
profile is presented in Section 4.2 of this report.
Groundwater at the site is apparently confined within
the weathered bedrock zone, by clayey overlying
alluvium. The developed piezometric head beneath the
Main House is approximately 7 and 12 feet at locations
B-l and B-2, respectively (see Section 4.2). The
piezometric head is a measure of the groundwater
pressure, represented by the height of rise in a column
of water above the confined vater table, where
penetrated by the piezometer pipe.
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4.0 SITE INVESTIGATION
4.1 General
The objective of the site investigation was to
determine adverse drainage patterns, reveal the
subsurface soil and groundwater conditions, obtain
samples for testing, and install groundwater
piezometers. The information obtained was used to
determine the factors causing the adverse conditions
on-site and develop recommendations for remediation.
The following sections present our findings.
4.2 Subsurface Exploration
4.2.1 Overview
The subsurface effort included four, six-inch
diameter borings and five hand-excavated test
pits. Three groundwater piezometers were also
installed. Samples obtained from the
exploratory excavations were transported to the
laboratory for testing. The following sections
present our findings.
4.2.2 Exploratory Borings
Four, six-inch diameter auger borings were
conducted via a limited access drill rig. Two
borings were conducted on the east (Boring #1,
12.5 feet deep) and west (Boring #2, 13.5 feet
deep) sides, respectively, of the Main House.
The remaining two borings were conducted north-
adjacent the Cantina (Boring #3, 16 feet deep)
and adjacent the entry bridge box culvert
(Boring #4, 13 feet deep). As the borings were
advanced, intact "shelby tube" and bulk samples
were obtained for later laboratory testing.
Figure 2 presents the boring locations.
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American Geotechnical
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June 4, 1990
Page 14
Generally, the borings revealed fill (shallow)
and alluvium, overlying residual soil and
weathered sedimentary bedrock. Groundwater was
encountered in all four borings. At Boring #4,
eight feet of granular backfill (import) was
encountered, which was retained by the stream
box culvert at the entry bridge. The box
culvert is apparently founded in weathered
bedrock.
4.2.3 Earth Materials
Specific descriptions of the earth materials
encountered in the borings are provided in the
exploration logs, Appendix B. A general
description of the material types in the main
ranch area is provided as follows:
FILL: A zone from 1 to 1.5 feet thick, of dark
grayish brown clayey sand (Munsell
2.5Y4/2,5Y3/1) which was found to be firm and
moist in-place and contain a significant amount
of fines (slightly cohesive). This material
overlies:
ALLUVIUM: A zone from 9 to 10.5 feet thick
(base elevation from 9.5 to 13 feet below-
ground-surface) of olive-gray silty clay
(Munsell 5Y3/2,5Y4/2,2.5Y4/4) which was found to
be firm and wet in-place and highly cohesive.
The material overlies:
RESIDUAL SOIL: A zone from 1.5 to 2 feet thick
(base elevation from 12 to 15 feet) of soil
derived from highly weathered bedrock which
consisted of dark gray to olive-brown silty clay
(Munsell 2.5Y5/4,5Y4/l,5Y4/2). This material
was found to be firm-to-stiff, saturated, and
very cohesive in-place. This material overlies:
WEATHERED SEDIMENTARY BEDROCK: Clayey
decomposed claystones and sandstones (below
elevation from 12 to 15 feet) which consisted of
olive yellow to yellowish-brown (Munsell
2.5Y6/6,2.5Y6/4,2.5Y5/6) coarse sand with clay,
which was saturated and dense.
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4.2.4 Subsurface Profile
The information obtained from the subsurface
investigation suggests that the site is
underlain by highly expansive fill and natural
soils and that a confined aquifer exists beneath
the Main House.
Figure 3 presents the developed subsurface
profile which depicts the soil units and
groundwater conditions revealed in the borings.
4.2.5 Test Pits
Five hand excavated test pits were conducted,
primarily next to structures, to observed the
condition of foundations and the underlying
soil. As the excavations were advanced, density
tests were performed using the sand cone method
of test (ASTM 1156). Bulk samples recovered
from the test pits were tested for expansivity,
among other index characteristics. The
excavation logs are contained in i\ppendix B.
Figure 2 presents the test pits locations.
The test excavations exposed primarily
silty/sandy clay fill at various shallow depths.
Where exposed, the footing depth was measured.
Table 1 provides a summary:
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American Geotechnical
A CALIFORNIA CORPORATION
File NO. 20741.01
June 4, 1990
Page 17
TABLE 1
SUMMARY OF EXPANSION INDEX AND FOOTING DEPTH
Test Pit Location
Number
T-l
T-2
T-3
T-4
T-5
Main House
patio wall
Deede's House
(cracked)
Cantina
Stable
Caretaker's House
Footing
Depth
( inches )
14
8
12
12
12
Expansion
Index
(U.B.C. 29-2)
117
115
116
80
140
(high)
(high)
(high)
(medium)
(very high)
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4.3 Laboratory Testing
The laboratory test program was designed to estimate
soil properties for use in subsequent engineering
evaluations and development of repair soil parameters.
The program was designed to concentrate on physical
characteristics and engineering properties. Testing
included field dry density, water content, maximum dry
density and optimum moisture content, consolidation,
classification and expansion tests. Brief descriptions
of the individual test procedures and a summary of test
results are included in Appendix C of this report.
Significant results are that the underlying fill and
natural soils are highly to critically expansive. The
cracks in walls, foundations, and concrete flatwork are
the results of swell/shrink cycling of expansive soil.
In addition, the highly cohesive earth materials
exhibit very low permeability and high soil suction
(capillarity). The clayey soils prohibit rapid
migration/infiltration of groundwater and surface
runoff (low permeability). At the same time, these
soils have a high affinity for water (high soil suction
and capillary rise). The phenomenon is similar to that
of a dry sponge in contact with water. The result is
often consistently "damp" soil conditions beneath
structures, such as the Main House Cellars, wtiich over
the long term cause mold/mildew (odor), wood rot, and
deterioration of adobe building materials (mud bricks).
American Geotechnical
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4.4 Piezometers
Following the subsurface exploration, groundwater
piezometers were installed in Borings B-l, B-2, and B-3
to monitor groundwater levels and estimate the
groundwater condition, primarily beneath the Main
House. Figure 4 presents the piezometer configurations
at B-l and B-2, adjacent the Main House.
Generally, the piezometers consisted of a section of
two-inch diameter slotted pipe (0.020 inch slots)
placed in the bore hole, backfilled with #3 Monterey
sand, and capped with a bentonite seal. The top of the
piezometers were concealed under native stone so as to
not be visually obtrusive to visitors to the site.
Periodically, the water level in the piezometers (B-l
and B-2) was measured to provide information as to how
the groundwater level fluctuated throughout differing
seasons. The piezometer at Boring B-3 was recently
installed and has, conseojuently, not been monitored.
In addition, during our visits to record water levels,
both piezometers were bailed out and the time for well
recovery was recorded. The piezometers were monitored
over a five-month period according to Table 2, Summary
of Piezometer Data.
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AMERICAN QEOTECHNICAL F.N.20741.03 JUNE 1990
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Page 21
TABLE 2
SUMMARY OF PIEZOMETER DATA
Date
Boring #1
11/28/89
01/19/90
04/19/90
Boring #2
11/28/89
01/19/90
04/19/90
Water Level
Below Ground
Surface
4.92'
4.65'
3.81'
0.67'
0.441
0.561
Piezometer
(B-l to 11',
Water Level
after 10 min.
6. 38'
5.27'
5.47'
Bailed
B-2 to 9')
Time to Full
Recovery
31 min.
41 min.
55 min.
3. 67 '(4 min.) 31 min.
1.98 ' 56 min.
1.83' 66 min.
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5.0 ENGINEERING ANALYSIS
5.1 Overview
The findings and conclusions presented herein are based
upon information provided, information gathered during
site investigation, laboratory testing,
engineering/geologic evaluations, experience, and
professional judgement.
There are various types of soil/hydrologic processes
that can affect a site. At the Leo Carrillo Ranch,
geotechnical phenomenon, in the form of highly
expansive soil, has caused cracking within the
structures and appurtenant flatwork. Basically, the
original foundations were not designed to resist the
existing soil conditions on-site. Contributing to site
deterioration is generally poor drainage and a confined
water table (under pressure) within 10 to 12 feet of
the ground surface. The following sections provide a
discussion of the site conditions as they related to
the identified problems.
5.2 Main House
There appear to be geotechnical/hydrogeologic processes
contributing to the adverse moisture conditions in the
Main House cellars. These influences consist primarily
of underlying natural soil with highly cohesive fabric
and high affinity for water. The difficult soil
condition is aggravated by groundwater under pressure
beneath, and in contact with the clay zone. The
subsurface configuration has resulted in constantly
"damp" conditions in the Main House cellars, causing
mold/mildew (odor), rotting of wooden structural
members, and deterioration of adobe bricks.
File No. 20741.01
June 4, 1990
Page 23
American Geotechnical
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A contributory factor to moisture in the cellar is
overall surficial drainage. This primarily includes
drainage directed toward the house foundation and areas
of generally flat drainage gradients causing ponding,
hence, infiltration of water into the founding soils,
and other generally unfavorable conditions.
It is recommended that the adverse condition in the
cellars be remediated. Specific recommendations are
presented in Section 6.2 of this report.
5.3 General Drainage
Drainage at the site is generally directed westerly,
over moderately to gently sloping terrain, and into two
unnamed streams which join approximately 600 feet west
of the site and flow into an earthen dam reservoir,
approximately 2,700 feet west of the site.
Our observations indicate that the existing local
drainage pattern directs water from the higher
elevations (east), over the upper road (dirt) area near
the stable, and onto the parking area east of the Main
House. The result has been periodic erosion and
generally "muddy" conditions in the parking area
following rainfall. Water and mud from the parking
area is generally directed toward and around the Main
House structure.
Other, generally local adverse features include poor
drainage in the yard at the -front of the stable,
shallow drainage gradients around most structures,
local erosional features such as a breached section of
the low retaining wall along the entry road (rock), and
others. In this regard, it is recommended that site
conditions be improved via bench drains, culverts, yard
drains, berms, and adequate drainage gradients.
Specific recommendations are presented in Section 6.3
of this report.
File No. 20741.01
June 4, 1990
Page 24
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5.4 100-Year Storm Event
Estimation of peak discharges of various recurrence
intervals is very important when hydrologically
analyzing a particular site. Modern hydrologists tend
to define floods in terms of probability, as expressed
in percentage rather than in terms of return period
(recurrence interval). Return period "N" and
probability "P" are reciprocals, that is, P=1/N.
Therefore a flood having a 100-year return frequency is
now commonly expressed as a flood with the probability
of recurrence of 0.01 (1% chance being exceeded) in any
given year.
In most cases, specific design flood frequencies are
set by policy. In this case, the City of Carlsbad
provided this firm with a 400-scale drainage plan
yielding the 1% probability flood (100-year storm) flow
quantities for the Leo Carrillo Ranch area. The 100-
year storm is common and appropriate in evaluating the
capacity of the channel and its affect on inundation of
the site structures. Section 6.4 of this report
provides improvement alternatives.
5.4.1 Peak Flow
Peak flow quantities for the Carrillo Ranch area
as taken from the 400-scale site drainage plan
are as follows: The channel that flows just
north of the Caretakers House must carry a peak
flow rate of 1070 cfs (cubic feet per second).
The somewhat smaller channel south-adjacent the
Cantina and Main House must carry a peak flow of
215 cfs. These values are the estimation of
peak discharges for the 1% probability flood
(100-year storm event) as calculated by the City
of Carlsbad for the Leo Carrillo Ranch area.
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5.4.2 Erosion/Scour Velocity
The behavior of flow in an erodible channel is
influenced by many physical factors and field
conditions. This makes the analysis of
scouring/erosion of an open channel very
complex. The stability of the erodible channel
is dependent mainly on the properties of the
material forming the channel body, rather than
only on the hydraulics of the flow in the .
channel. The maximum permissible velocity (the
greatest mean velocity that will not cause
erosion of the channel body) is very uncertain
and variable. Commonly, scour velocity is
estimated utilizing soil/vegetation type and
published design charts, or is often reliably
determined by an individual experienced in the
regional flow.
In general, old and well seasoned channels will
stand much higher velocities than new ones,
because the old channel bed is usually better
stabilized, particularly with deposition of
colloidal matter (very fine particle soil).
Also, the presence of vegetation in channels
results in considerable turbulence, loss of
energy, and retardence of flow. Grasses tend to
stabilize the. body of the channel and
consolidate the soil mass of the bed. Vegetal
growth varies from place to place at the Leo
Carrillo Ranch.
The clayey soil existing on-site suggests a
maximum velocity without scour of approximately
five fps (feet per second). This value pertains
particularly to the generally straight channel
sections seen on-site. For sinuous channels,
velocities should be reduced slightly.
File No. 20741.01
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5.4.3 Flow Channel Profile
The flow channel running just south of the
Carriage House/Cantina flows relatively
uniformly until constricting near the Main
House. During our site visit, the channel
dimensions were mapped at four cross section
locations along this stream channel. The cross
sections are contained in Appendix D of this
report. The purpose of the cross-sections were
to analyze the channels capacity to carry a 1%
probability flood (100-year storm event) and its
effect, if any, on the nearby structures.
The southern channel, as it flows westerly
before entering the site, is rounded to
trapezoidal in shape and closes from
approximately 60 feet in top width to 30 feet as
it enters a slight bend just southeast of the
Carriage House. As depicted in the cross
sections (Appendix D), the channel maintains
relative uniformity in shape, sectional area,
slope, and vegetal cover until constricting as
it passes near the Main House and under a small
wooden foot bridge (critical Section C-C1).
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5.4.4 Site Response/Backwater Inundation
Also included in Appendix D, along with the
channel cross-sections, are calculations showing
channel capacity flow rates as compared to the
peak flow rate of 215 cfs (100-year storm). As
can be seen, the wider channel section adjacent
the Carriage House and Cantina is capable of
carrying the peak flow rate, flowing
approximately half-full. However, the
constricted channel section adjacent the. Main
House is insufficient in cross-sectional area to
carry a flow of this magnitude, even at full
capacity. Furthermore, backwater inundation due
to this channel constriction is almost certain
to occur, and is expected to affect the
integrity of the nearby structures in the fonu
of flooding, undermining, and erosion, if left
in its present state.
Backwater inundation of the site was also
analyzed with respect to the earthen dam some
2,700 feet downstream from the ranch. The
channel section downstream from the ranch flows
relatively uniformly, varying slightly in slope
and cross-section in some areas. The Leo
Carrillo ranch is located at the upper end of a
valley at an elevation of approximately 245
feet. The top of the earthen dam, 2,700 feet
downstream, is at approximately 183 feet
elevation. If flows were to rise, the elevation
of the water in the reservoir at maximum
capacity is such that backwater would only
affect an area some 800 feet upstream from the
dam. A review of the backwater curve shows that
inundation from the downstream reservoir will
not affect the Leo Carrillo ranch site.
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5.5 Expansive Soil
Soil with a significant clay fraction tends to possess
expansive characteristics. Expansive soil heaves when
water is introduced and shrinks as it dries. Pressures
produced by heaving soil can be large enough to lift
most buildings. Slabs over expansive soils are often
said to "walk" as a result of expansive soil movement.
This process generally tends to increase separation of
slab joints and/or cause exterior improvements such as
patios, originally abutting structures, to separate.
Expansive soils can also cause heaving/cracking of
slabs and foundations.
The amount a given soil will swell or shrink depends on
many factors such as the amount/activity of the clay
minerals, the dry density and moisture content, and the
confining pressure (overburden). The lower the
confining pressure and initial moisture content, the
higher the amount of swell. Near the ground surface
the overburden stresses are low, thus, expansive soils
tend to be active near ground surface. The actual
depth varies with specific material type and
environmental differences.
To reduce the effect of expansive soil on surface
structures, foundation systems are usually deepened.
Slabs and foundations are usually reinforced to
increase their resistance to differential movement. It
is usually suggested in planning yard improvements and
a landscape theme, that maintaining uniform moisture
conditions around isolated individual structures is
desirable. Preferably, soil should be kept on the
moist side without allowing ponding. Placing trees
within about 20 feet of the structures is not desirable
because they tend to extract water.
American Geotechnical
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At the Leo Carrillo Ranch, structures are founded on
cohesive (clayey) fill and natural soil that is
classified as having an expansion potential of high to
very high (U.B.C. 29-2). Evidence of stresses caused
by movement include wall/foundation cracks, slab and
other flatwork cracks/separations, and other stress
related features evident throughout the site. In the
Carriage House and Deede's House, the classic "dome"
shaped pattern of heave and radial cracking is evident
in the interior floor slabs.
Future movement causing "slow" deterioration is
indicated. The level of deterioration is primarily
dependant upon changes in the soil moisture beneath and
adjacent structures. Without improvement, it is
anticipated that existing cracks and separations will
slowly widen and new cracks may develop. Improvement
alternatives are provided in Section 6.5 of this
report.
In most instances where soil problems occur, water acts
as a triggering mechanism in accelerating movement.
This is particularly true in the case of highly
expansive soil. As such, positive drainage should be
planned around structures as a minimum treatment.
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6.0 RECOMMENDATIONS
6.1 General
The following text presents repair recommendations and
soil design parameters for improvement of the adverse
geotechnical and hydrologic conditions on-site. The
repair alternatives provided herein should be
considered repair concepts, which are positive and
practical treatments to improve conditions. The type
of repair actually selected depends on the level of
damage, the possibility of future favorable
performance, and economic considerations.
It is our understanding that available funds for
restoration are limited. The availability of funds
necessitates prioritizing the areas of repair. In this
regard, we have provided discussions on repair priority
and estimated costs within the following text.
It is anticipated that the actual plans for restoration
will be developed by the project architect. When the
plans are developed they should be forwarded to this
office for review and comment.
6.2 Main House
6.2.1 Cellars
The soil, groundwater, and foundation conditions
at the site are such that completely eliminating
moisture in the Main House cellars is unlikely
without significant foundation improvement.
However, the adverse condition can be greatly
improved by isolating the moist dirt floor,
providing adequate drainage, and ventilating the
cellar spaces.
The repair scheme consists of providing a new
cellar floor, designed to cut off moisture from
the underlying clayey subgrade. The repair
concept is depicted in Figures 5 and 6.
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REPAIR CONCEPT - PLOT PLAN
AMERICAN GEOTECHNICAL FILE NO. 20741.01 APR 1990 FIGURE 6
American Geotechnical
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Page 3 3
Basically, the repair scheme calls for removal
of 12 inches of clayey subgrade and replacement
with 3/4 inch (minimum) compacted crushed rock.
Care must be taken not to undermine the
foundation while removing the soil. A system
could be developed where the near-foundation
soils may be excavated in a staged manner. The
sides of the subgrade excavation should be
sloped away from the foundation (footings) no
steeper than a 1:1 projection.
The bottom of the subgrade excavation should be
sloped 5% (minimum) toward the center of the
cellar floor where a perforated four-inch pipe
should be placed to intercept water infiltrating
the crushed rock space, and transported to a
suitable disposal via a four-inch solid pipe.
Geofabric should be placed between the subgrade
and crushed rock to prevent contamination of the
rock by the fine particle subgrade.
Following placement of the crushed rock, a five
inch thick reinforced slab should be
constructed. The slab should be gently sloped
1% (minimum) toward a centrally located area
drain. The drain should be designed to carry
water through a non-erodible four-inch diameter
-solid pipe to suitable disposal (west of the
Main House). Slab reinforcement should consist
of #4 steel bars placed 16 inches on center,
both ways. A double layer moisture barrier
should be placed under the slab consisting of
two 10 mil visqueen sheets.
American Geotechnical
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Page 34
Consideration should be given to deepening the
footings of the existing central adobe pillars.
Since the precise configuration of these
isolated footings is not known, the level of
improvement might be decided upon during the
subgrade excavation phase. Also, several small
wood support columns (lightly loaded) which
exist in the cellars spaces should be eliminated
if possible to provide additional room in the
cellar spaces and eliminate the need for
construction of numerous small footings. In
this regard, the project structural engineer
should review the condition and provide
alternatives.
Following the improvements described above, a
ventilation system should be installed to
mitigate humid conditions in the cellars. The
duct intake could be designed to take warm air
from near the roof (or attic spaces) and
mechanically force it into the cellars. Each
cellar could be ventilated separately, or cross
ventilation could be provided. The exhaust
vents could be located in the cellar doors or
some other convenient outlet, preferably near
the floor. In this regard the project architect
should be consulted.
6.2.2 Safety
In conjunction with the repair scheme,
excavations are anticipated. Temporary
construction slopes should be no steeper than
1:1 (horizontal:vertical). Depending on the
condition of the exposed footings, shoring
should be provided by the contractor as
necessary to reduce the risk of structural
damage. These criteria should be considered
guidelines. The contractor should be
responsible for the stability of temporary
excavations, protection of workers in
excavations, and support of existing
improvements. If specific advice on particular
excavations is desired, this office should be
contacted and further consulting arranged.
American Geotechntcal
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 35
6.2.3 Drainage
Poor surface drainage, including flat drainage
gradients and gradients slightly toward the Main
House, have resulted in areas of ponding and
shallow flow toward/adjacent structures. In
this regard, positive drainage should be planned
around the Main House structure.
Basically, drainage should be directed away from
structures by sloped grades, (5% minimum over
soil areas), or via non-erodible conduits to
suitable disposal areas. Particular attention
should be paid to planter areas directly
adjacent foundations. Common treatment in this
case is to provide area drains connected to
drain pipes, or construct raised planters.
If available funds and visual impact permit,
rain gutters could be constructed and tied to
conduits to convey roof runoff away from
foundations.
6.2.4 Priority/Cost
The existing condition in the Main House cellars
is such that continued deterioration (moisture)
can be anticipated. In the event of some
occurrence, such as sudden or prolonged rainfall
or a pipe leak, the deterioration could
accelerate. As such, treatment of the adverse
condition should be given highest priority
(geotechnical and hydrologic aspects).
Although the precise cost for remediation is
outside our scope of work, our discussions with
a local repair contractor indicates that the
cellar improvement and establishment of positive
surface drainage at the Main House (as outlined)
would cost about $12,000.00. The cost estimate
includes 35 percent contractor overhead and
profit.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 36
6.2.5 Maintenance
Maintenance of the repair/drainage system within
the cellar will be minimal. Basic instruction
is to keep the floor drain grates free of debris
and maintaining positive drainage away from the
structure. Maintenance should include:
* Keeping floor drains grates and any yard
atrium drains free of debris such as leaves,
mud, etc.
* Maintaining positive drainage away from the
structure by:
1) keeping low growing vegetation
manicured.
2) monitoring for the growth of large root
systems which could change surface
gradients.
3) filling yard depressions which might
occur for any reason.
* Should roof gutters and downspouts be
utilized, they should be kept free of debris.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 37
6.3 General Site Drainage
The previous lack of consideration for runoff has
resulted in drainage from the eastward foothills to
flow directly onto the parking area, and consequently
toward and around the Main House. The condition has
caused erosion and generally "muddy" conditions in the
parking area and similarly at the west side of the Main
House during times of rainfall. This condition should
be corrected.
The improvement concept is to provide a system of
concrete drainage swales and corrugated metal culverts
such that runoff is directed away from the parking area
and structures, and on to rip-rap outfalls at the
southern unnamed stream. Pebble or other texturing
could be incorporated into the drainage swales to
lessen visual impact. In addition, the parking area
should be fine graded to direct runoff toward the
center of the parking area, and then on to a dissipater
outlet at the southern stream. A new crushed rock (1n
minimum) surface should be provided, underlain by
geofabric to prevent contamination from the fine
subgrade. "Pea" gravel should not be used.
The general drainage improvement plan is presented in
Plate 1, at the back of this report. Drainage swales,
culvert inlets, drains, and rip rap energy dissipaters
should be constructed similar to San Diego Standard
Regional Drawings as indicated in Plate 1. As an
additional item, the breached decorative wall along the
entry road should be reconstructed, incorporating a
catchment and drainpipe under the road.
Positive drainage should be planned around structures.
Basically, drainage should be directed away from
structures by sloped grades (5% minimum over soil
areas), or via non-erodible conduits to suitable
disposal areas. Particular attention should be paid to
planter areas directly adjacent foundations.
If available funds and visual impact permit, rain
gutters could be constructed and tied to conduits to
convey roof runoff away from foundations.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 38
6.3.1 Priority/Cost
Due to the constant effort currently required to
maintain the parking area and east Main House
area, improvement should be given a high
priority (geotechnical and hydrologic aspects).
Our discussions with a local repair contractor
indicate that the drainage improvement concept
provided in Plate 1, which includes the
swale/culvert system will cost approximately
$28,000.00. The cost to regrade and provide
gravel pavement in the parking area is estimated
to be approximately $16,000.00. Providing 5%
positive drainage around the Stable, Carriage
House, and Cantina buildings is estimated to
cost approximately $6,000.00. The cost estimate
includes 35 percent contractor overhead and
profit. The cost does not include the stream
diversion walls depicted in Plate 1, which are
discussed in the following report section 6.4.
American Geotechnical
A CAUFORN/A CORPORATION
File No. 20741.01
June 4, 1990
Page 39
6.3.2 Maintenance
Maintenance of the drainage system (outlined)
will primarily require keeping the drainage
swales and culvert inlets free of large debris.
Maintenance should include:
* Keeping concrete drainage swales free of
debris, particularly large buildups of
sediment.
* Checking/cleaning culvert inlets. Primarily
this should be done following storm events.
* Maintaining positive drainage away from the
structure by:
1) keeping low growing vegetation
manicured.
2) monitoring for the growth of large root
systems which could change surface
gradients.
3) filling yard depressions which might
occur for any reason.
* Should roof gutters and downspouts be
utilized, they should be kept free of debris.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 40
6.4 Flow Channel/lOO-Year Storm Event
Flow analysis of the unnamed stream, which is just
south the Carriage House and Cantina, indicates
marginal capability to carry the 100-year storm event
for most of it's length, and an inability to carry the
design flow near the Main House where there is a
constriction in the stream course.
Near the Carriage House/Cantina, the stream is
predicted to flow at about 50% capacity during a 1%
probability flood (100-year storm event). The wall
which has been provided in this area should
significantly reduce structure undermining, however,
some undermining might be anticipated at the very
southeastern corner where the stream course bends
slightly into the beginning of the wall. In any case,
backwater inundation in the Carriage House/Cantina area
would almost certainly occur due to the downstream
constriction at the Main House.
Although there is a low wall adjacent the Main House,
structure undermining and inundation is anticipated due
to constriction of the design flow in this area.
Several options exist to provide for the design flow,
including: stream channel widening, stream bed lining
(rip rap), diversion wall, and others.
A positive and practical improvement would be to
increase the cross-sectional area at this segment of
the stream course to eliminate any sudden constriction.
A suitable diversion/erosion wall adjacent the Main
House could additionally be provided to prevent
inundation and undermining of the structure. Plate, 1
provides the area of remediation. In addition,
consideration should be given to extending the Carriage
House/Cantina wall easterly, on the order of 20 feet,
to prevent potential undermining at this location.
Large stone rip-rap could be utilized along both
structure areas to maintain the shape of the stream
channel and provide addition resistance to erosion from
high flow events.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 41
6.4.1 Priority/Cost
Priority for repair of the stream channel is
certainly lower than the immediate cellar and
parking area drainage problems. To prevent
undermining from even frequent high flow events
(lower flow than 100-year design flow),
construction of a diversion/retaining wall
adjacent the Main House should be considered
minimum treatment.
Cost estimates suggest that the construction of
a diversion wall along the Main House, and the
extension of the wall at the southeast corner of
the Carriage House, would be on the order of
$13,000.00. The rough cost estimate for
widening the stream channel constriction is
between $5,000.00 to $8,000.00. These costs
were developed from discussions with a local
contractor and necessarily include 35 percent
contractor overhead and profit.
6.4.2 Maintenance
Maintenance of the stream channel would
basically include periodic inspection for signs
of unacceptable erosion and removal of large
debris such as tree branches, accumulated
sediment, or overgrowth of vegetation.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 4 2
6.5 Expansive Soil
The high to very high expansion potential of the
founding soil, and the indications of structure
movement (cracks), suggest probable future movement.
Considering the age of the structures and the existing
moisture content of the underlying soil, it is our
opinion that on-going "slow" deterioration is indicated
for the future. In the event of prolonged or heavy
rainfall, or some occurrence such as a pipe leak,
movement could accelerate. In this regard, some level
of improvement is in order.
A positive treatment would be to provide reinforced
deepened footings or grade beams around the adobe
structures which are most sensitive to movement. The
foundation improvement is intended to provide
structural resistance to the expansive soil conditions
on-site. Interior concrete slabs which are cracked,
heaved, or otherwise distressed, could be replaced with
steel reinforced sections. Were slabs are removed, 18
inches of subgrade should be removed and replaced with
import granular fill.
This level of structural improvement is anticipated to
be costly, probably above current available funds.
Foundation improvement should, however, be considered
if and when additional funds become available. Should
foundation underpinning be adopted, the structural
engineer will require certain design soil parameters.
These have been provided in the following sections.
Because expansive soil movement is dependant upon soil
moisture, the adverse conditions could be improved
considerably by maintaining -relatively constant
moisture conditions. In this regard, a practical
approach would be to provide positive drainage around
structures as a minimum treatment. Basically, drainage
should be directed away from structures by sloped
grades (5% minimum over soil areas), or via non-
erodible conduits to suitable disposal areas.
Particular attention should be paid to planter areas
directly adjacent foundations.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 43
If available funds and visual impact permit, rain
gutters could be constructed and tied to conduits to
convey roof runoff away from foundations. Also,
covering exposed soil areas next to foundations with
concrete flatwork (walkways) or some other membrane,
such as visqueen with decorative cover, will prevent
infiltration/evaporation which will cause cyclic
swell/shrink in the expansive subgrade.
6.5.1 Design Soil Parameters
Design soil loading and resistance values are
provided below. The design criteria presented
below is intended for use by the project
structural and civil engineers. Certain other
design criteria may be required by the
structural and/or civil engineer. If additional
criteria is desired, this firm should be
contacted.
1) Resistance Values
a) Vertical Load Resistance
Alluvium
Bearing Capacity 1000 psf
Minimum Embedment 2 ft
Sedimentary Bedrock
Bearing Capacity 2000 psf
Minimum Embedment 2 ft
b) Lateral Load Resistance
Alluvium
Passive Resistance 150 psf/ft
Sliding Friction (coefficient) 0.25
Sedimentary Bedrock
Passive Resistance 400 psf/ft
Sliding Friction (coefficient) 0.35
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 44
2) Loading Criteria
a) Lateral Load (equiv. fluid "at rest")
Fill
(granular similar to exist, backfill)
Active pressure 55 pcf
Alluvium
Active Pressure 120 pcf
Crushed rock (recommended)
Active Pressure 30 pcf
3) Culvert Design Parameters
a) Resistance to Flow
Alluvium
Scour velocity 5 fps
Minimum Cut-off Embedment 4 ft
Sedimentary Bedrock
Scour Velocity 5 fps
Minimum Cut-off Embedment 4 ft
4) Soil Expansion
(See Figure 7)
a) Expansion Potential (U.B.C. 29-2)
Alluvium
Expansion Potential" Very high
Swell Pressure 4800 psf
Sedimentary Bedrock
Expansion Potential High
American Geotechnica
A CALIFORNIA CORPORATION'
EXPANSIVE
CLASSIFICATION
Nan to law
Medium (7. 8, 9)
High (7, B. 9)
Very High (7, 8, 9)
DEPTH OT
FTC. BELOW
ADJ. GRACE
18" Exterior
12" Interior
24" Exterior
18" Interior
30" Cxterior
24" Interior
35" Exterior
30" Interior
FOOTING
REINFORCOTNT
2 It bars, 1-top
and 1 bottom
Exterior: 4 IS bars.
2-tcp and 2 bottom.
Interior: 4 It bars,
2-too ane 2 bottom.
Exterior: * 15 bars,
2-too and 2-bntter..
Interior: 4 K bars,
2-top and 2-bottom.
Exterior: 6 IS bars
3-too and 3-bottam.
Interior: 4 IS bars.
2-to= arv; 2-tJOtton.
SLA8 THICKNESS/
REINFORCEMENT
4" Nominal with
13 bars at 16"
C/C. both ways
o" Net with 13 bars
at 12" 0/C, both
nays or 14 oars at
71" 0/C both ways
5" Net with It bars
at 16" 0/C, both
mays
6" Nominal with
|4 bars at 12"
0/C, both ways
PP.ESATURATION
FRGS. 4 SLABS
to 12"
tc 18"
to 24"
to 30"
GRAl/EL BASE
KLCW SLABS
CCtimm
4"
6"
8"
NOTES;
1) These recommendations are intended ta substantially reduce risk of significant foundation and slaO
cracking. It should be recognizeo that adopting tnese recommendations may not prevent cracking in all
cases. Criteria for special foundations with a lower risk potential can be developed uoon reouest.
Actual recommendations on individual sites nay vary. Expansive soil recommendations should not be
considered to preclude more restrictive structural or code requirements. Also, these recormendatiors
should not be considered to preclude structural equivalents (e.g. 1 16 bar in lieu of 2 14 bars).
2) Unless cracking can be tolerated, these reconmendaUans should also be considered applicable to exterior
flatuork and foundations for other appurtenant incrove-iencs. Slabs and foundations for exterior
improvements which abut the main structure should be structurally continuous with the main building or a
distinct architectural separation should be provided. Simple abutting can result in seoaration. Unless
vertical differential at the outer edge of flatwork can be toierateo, a minimum 8-inch wide cut-off
wall should bs constructed to tne sane depth as specified for exterior footings. Reinforcement should
consist of at least 2 It bars per foot enSeonent plus slab ties as specified in Note 10.
3) Presaturation of footing areas may be omitted if footing excavations at the time of concrete placement
are generally moist and free of desiccation cracks.
*) Cravel or approved alternative.
5) Vaoor memora'w sucr as "i/isoueen," if aoooted, shoulo be installed to prcvide a continuous moisture
barrier. The memorane should be sealed around pipes and be overlain by a minimum of 1-inch of clean sand.
6) Unless otherwise specified, enoedment near descending slopes should be increased to provide at least
15-feet horizontal distance to daylight. Horizontal reinforcement should consist of not less than 2 f>
bars per foot of e*oean*nt. Deepened footing: near slopes will require design as retaining walls.
7) Grace beam recommenced across garaoe entrances to similar depth and reinforcemer.v as exterior footings.
8) Isolated piers not recommended.
9) Approved alternative: Post-tensioned slab construction or eouivalent as designed by a structural engineer.
10) Except in garage, slabs should be structurally tie: to perimeter footings by bar ties matching slab
reinforcement which wrap around footing reinforcement and extend at least 3-feet into slabs.
COSM E TI CA_1-V
Aft MEBOED , su>
R6COMM£fSDeO FOOTIMG
FOUNDATION AND SLAB ILLUSTRATIONS
EXPANSIVE SOIL FOUNDATION
RECOMMENDATIONS
AMERICAN GEOTECHNICAL F.N.20741.03 JUNE 1990
Figure 7
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 46
6.5.2 Priority/Cost
It is our opinion that "slow" deterioration
(cracks/separations) can be anticipated for the
structures and improvements due to the cyclic
movement of the expansive subgrade. Foundation
and slab improvement at the site is anticipated
to be relatively expensive. Considering the
high cost and "slow" anticipated deterioration,
improvement could be realistically put off until
sufficient funds are available.
The actual cost primarily depends upon the level
of foundation improvement and which structures
will be treated. Our discussions with a local
repair contractor indicate that the approximate
cost per lineal foot for a deepened footing or
grade beam repair is about $122.00, including
contractor overhead and profit.-This
corresponds to an estimated cost of about
$44,000.00 for foundation improvement at the
Main House, and an average cost of $15,000 per
building for the Cantina, Carriage House, and
Deede's House.
6.5.3 Maintenance
The structural foundation improvement which has
been recommended is intended to provide
resistance to movement from the expansive
subgrade. Other than maintaining positive
drainage around improvements, no special
maintenance is anticipated.
File No. 20741.01
June 4, 1990
Page 47
American Geotechnical
A CALIFORNIA CORPORATION
7.0 CLOSURE
Only a small portion of the subsurface conditions have
been reviewed and evaluated. The conclusions and
recommendations and other information contained in this
report are based upon assumptions that the subsurface
conditions do not vary appreciably between those areas
exposed. No warranties are made as to the quality or
extent of materials not observed.
This report is intended for design purposes and may
not, in itself, be sufficient for preparation of
construction bids. Geotechnical engineering is
characterized by uncertainty. Conclusions and
recommendations presented herein are based upon the
technical information gathered, experience with similar
projects, and professional judgement, and, as such,
should be considered "advice". Other consultants could
arrive at different conclusions and recommendations.
Typically "minimum" recommendations have been
.presented. Although some risk will always remain,
lower risk of future problems usually results when more
restrictive criteria is adopted. No warranties in any
respect are made as to the performance of the project.
If prior to restoration, any additional cracking
develops, the geotechnical consultant should be
contacted for review.
When preliminary plans for repair are developed, they
should be forwarded to this office for review and
comment. During the restoration efforts it should be
recognized by all parties that additional cracking or
other forms of distress could be manifested as a result
of temporary reduction in support and/or other stress
influences. Also, following restoration it is possible
for minor movement to occur.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page 48
APPENDICES
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
Page A-l
APPENDIX At REFERENCES
"Recent Slope Failures, Ancient Landslides, and Related
Geology of the North-Central Coastal Area, San Diego
County, California", by F. Harold Weber, Jr., Geologist
California Division of Mines and Geology, OFT 82-12 LA,
dated 1982.
"Site Characterization and Exploration", Proceedings of
Specialty Workshop, Northwestern University, Evanston,
Illinois, June 12-74, 1978, C.H. Dowding, Editor, dated
1979.
"Physical and Geotechnical Properties of Soils", by Joseph
E. Bowles, dated 1984.
"Groundwater Manual", A Water Resources Technical
Publication, U.S. Department of the Interior, Bureau of
Reclamation, dated 1977.
"Geological Survey Topography Base Map, San Diego County,
California", by Michael P. Kennedy, dated 1975.
"Topographic Map/Site Plan", by San Lo Aerial Surveys,
JN8463, Flown 11-29-89.
"Architectural Plans, Leo Carrillo Ranch, Rancho Los Quiotes
City of Carlsbad", Milford Wayne Donaldson Architect.
"Master Drainage Flow Quantities Map", by City of Carlsbad.
"Orthotopographic Map, 296-6, Sheet 14", Aerial Photo dated
September-October 1988.
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
APPENDIX B: TEST EXCAVATION LOGS
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E<r
TEST EXCAVATION LOG No..B-l F.N..20741
Project/client; Carrillo Ranch/Milford Wavne Donaldson. Architect
Location: Palomar Airport Road. Carlsbad. CA
Estimated Surface Elevation; 253'± Total Depth: 12.S' Rig Type: 6" Dia. Flight Auger
Sheet; 1 of !_
Start: 21 NOY 89
End: 21 NOV 89
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Field Description "*' RKJ/KMJ
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Surface Conditions:
In lawn area, east of main house.
Subsurface Conditions: FORMATION: Classification,
color, moisture, tightness, etc.
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— ft^Q-> TOP SOIL; r\From 6.0-0.2', Clayey SAND, dark brown, damp, loose; grass cover. /
, rn FILL:
ALLUVIUM:
From 1.5'-5.5', Silty CLAY, dark olive gray SY 3/J, wet, firm to stiff; slightly organicodor, highly cohesive.
_
5.50
From S.S'-IO.S1, Silty CLAY, light olive brown 2.5Y 5/4, saturated, firm.
@6.0', free water encountered
-
10.50
RESIDUAL SOIL:From 10.5'- 12.0', Sandy CLAY .light yellowish brown 2.5Y 6/4, saturated., stiff; some
coarse sand in matrix.12 00_L2jio ^™Sc£4??,tyrl5e^p&tew?tiB"K „ ,<v«/R . .A A~t*'*u \From 12.0-12.5, Clayey SANDSTONE, olive yellow 2.5Y 6/6, saturated, dense; coarse r\sand with high clay content; highly weathered. /
Total Depth 12.S1
No CavingGroundwater @ 6.0' _
MOTES: Piezometer installed to 12'. 10 foot slotted pipe (2" dia.) in sand with bentonile cap. Color code per
Munsell Soil Color Chart, 1988 edition,
American Geotechnical ! Ring Sample jSheIby Sandcone Plate B - 1
TEST EXCAVATION LOG No..B-2 F.N..20741
Project/client: Carrillo Ranch/Milford Wayne Donaldson. Architect
Location: Palomar Airport Road. Carlsbad. CA
Estimated Surface Elevation; 248'.+ Total Dgpth; 13.5* RJS Typg; 6" Dia. Flight Auger
Sheet :_L_ of __!_
Start; 21 NOV 89
End: 21 NOV 89
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Field Description By; KM«J
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Surface Conditions:
In lawn area, west of main house.
subsurface Conditions: FORMATION: Classification,
color, moisture, tightness, etc.
rp"§-
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ftri*-, TQPSOIL: r\From 0.0'-0.2', Clayey SAND, dark brown, damp, loose; grass. /1.00 » '
\From 0.2'-1.0', Sandy CLAY, dark grayish brown 2.5Y 4/2, damp, firm. /
ALLUVIUM:From l.O'-T.O1, Silty CLAY, olive SY 4/3, wet, firm; highly cohesive.
@3.0', free water encountered
-
"
From 7.0'-11.5', Silty CLAY, dark gray (greenish tint) 5Y 4/1, wet, stiff; verycohesive; becomes more yellow in color with depth.
—
J1 Rfl
RESIDUAL SOIL:From 11.5'-13.0', Sandy CLAY, olive brown, 2.5Y 4/4, Saturated, stiff; some coarsesand in matrix.J3 on,o cn BEDROCK (Del Mar/Scnpp; Formation):
\dense; coarse sand; highly weathered; high clay content. /.
Total Depth 13.5'No CavingGround water @ 3.0'
NOTES: Piezometer installed to 13\ 10 foot slotted pipe (2" dia.) In sand with bentonite cap. Color code per
Munsell Soil Color Chart. 1988 edition.
American Geotechnical Ring Sample jShelby Sandcone Plate B-2
TEST EXCAVATION LOG No..B-3 F.K. 1074L
Proiect/ctient; Carrillo Ranch/Milford Wavne Donaldson. Architect
Location: Palomar Airport Road. Carlsbad. CA
Estimated Surface Elevation; 259* j; Total ngpth: 16.0' Rig Type: 6" Dia. Flieht Auger
Sheet: 1 of 1
Start :.JLMA.YJJL
End: 9 MAY 90
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Field Description Br: KMJ
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Surface Conditions:
Barren soil, north and adjacent to the cantina.
Subsurface Conditions: FORMATION: Classification,
color, moisture, tightness, etc.
r
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From 0.5'-3.5', CLAY, dark gray, SY 3/1, medium itiff, damp to moist; cohesive withsome fine sand.
-
3 SO
ALLUVIUM:
from S.S'-a.O', CLAY, olive brown 2.5Y 4/4, stiff, moist; very cohesive.
-
8 00
From 8.0'- 13.0', Silty CLAY with some fine sand, olive gray SY 4/2, moist to wet, stiff;cohesive.
-
13 00
"~ RESIDUAL SOIL:From 13.0'-15.0', Sandy CLAY, grayish brown 2.5Y 4/2, saturated, stiff; cohesive.
i 1 5 00 BEDROCK /Del Mar/Scripp? Formation]:
From 15.0'- 16.0' Highly Weathered ROCK with high clay content, yellow brown 2.5Y16 00 5/6. saturated: sfiifhtly eghesive.
Groundwater encountered (8 16.0'End of boringRefusal on rock • *No Caving
NOTES: Piezometer installed to 13'. 6 foot slotted pipe (2" dia.) in sand with bentonite cap. Color code per
Munsell Soil Color Chart. 1988 edition.
American Geotechnical i Ring Sample Shelby Sandcone Plate B-3
TEST EXCAVATION LOG No..F.N..20741
Project/Client: CarriHo Ranch/Milford Wavne Donaldson. Architect
Location:. Palomar Airport Road. Carlsbad. CA
Estimated Surface Elevation; 248'± Total Depth: 13.0* Rig Type; 6" Dia. Flight Auter
Sheet: 1 of L
Start. 9 MAY 90
End: 9 MAY 90
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Field Description */• KMJ
>urface Conditions:
iaren soil, southeast and adjacent to the entry bridge.
.ubsurface Conditions: FORMATION: Classification,
color, moisture, tightness, etc.
BACKFILL:
From 0.0'-6.0', Silty SAND, derived from D.G. source, dark brown 7.5Y S/2, mediumgrained sand, very loose, damp. $6.0, occasional angular gravel in fill.
-
-
finn
From 6.0'-8.5' Silty SAND with clay, dark grayishbrown 10Y S/2, very loose, moist; becomes clayerer with depth.
8.50
RESIDUAL SOIL:
from fc.5'-10.0', Sandy CLAY, dark gray 5Y4/1, moist to wet, very stiff, highlyweathered.10.00
f EDROCK (Del Mar/ScriopB FormatianJ;rom 10.0'-13.0', weathered rock with some clay, olive brown 2.SY 5/6, dense,saturated.
13 00
Refusal @ 1S.O'End of BoringCaving in lower fill tone@9.0', After 10 minutes, water _
NOTES: Color code per Munsell Soil Color Chart. 1988 edition.
American Geotechnical | Ring Sample Shelby Sandcone Plate B
American Geotechnical
A CALIFORNIA CORPORATION
File No. 20741.01
June 4, 1990
APPENDIX C - LABORATORY TEST PROCEDURES
Moisture Content Determinations
Moisture content determinations were made in accordance with
ASTM methods of test D2216-80..
Dry Unit Weight
Dry unit weight testing of field samples was determined in
accordance with conventional laboratory techniques.
Particle Size Analysis
Particle size analyses were performed in accordance with
ASTM method of test D422-72. Both mechanical and hydrometer
procedure were utilized.
Atterbera Limits
The liquid limits and the plastic limits were performed in
accordance with ASTM method of test 4318-84B.
Compaction Tests
Maximum dry density and optimum moisture content
determinations were performed in accordance with ASTK method
of test D1557-73A.
Expansive Soil Testing
Expansion tests were performed in accordance with Uniform
Building Code 29-2 test procedures.
Consolidation and Swell Pressure Tests
Consolidation and swell pressure tests were performed on
intact ring and remolded samples in accordance with ASTM
test method D2435-80, except that time-rate readings were
not taken.
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File No. 20741.01
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APPENDIX D - FLOW PROFILE CROSS-SECTIONS
CROSS SECTION LOCATIONS
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XII. PHASE AND COST SUMMARY
XIII. APPENDIX
BIBLIOGRAPHY
PREHISTORY SOURCES
Bedwell, S.F.
1970 Prehistory and Environment of the Pluvial Fork Rock Lake Area of South Central
Oregon. Ph. D dissertation. Department of Anthropology, University of Oregon,
Eugene.
Davis, Emma Lou, Clark W. Brott and David L Weide
1969 The Western Lithic Co-Tradition. San Diego Museum Papers 6. San Diego
Museum of Man.
Gallegos, Dennis
1985 Batiquitos Lagoon Revisited. Casual Papers 2(1):1-13. Cultural Resource
Management Center, Department of Anthropology, San Diego State University,
California.
Gallegos, Dennis and Richard Carrico
1984 Windsong Shores Data Recovery Program for Site W-131, Carlsbad, California.
Ms. on file, ERC Environmental and Energy Services, Co., San Diego, California.
Kaldenburg, Russell L
1982 Rancho Park North, A San Dieguito-La Jolla Shellfish Processing Site on Coastal
Southern California. Occasional Paper No. 6. Imperial College Museum Society,
El Centra, California.
Kroeber, Alfred L.
1970 Handbook of the Indians of California Reprinted. California Book Company,
Berkeley. Originally published 1925, Bureau of American Ethnology Bulletin 78.
Master, Patricia
1988 Paleo-Environmental Reconstruction of San Diego Bay, 10,000 Years B.P. to
Present. In, Five Thousand Years of Maritime Subsistence at Ballast Point
Prehistoric Ste SD1-48 (W-164), San Diego, California, edited by D. Gallegos
and C. Kyle, Section 4. Report on file with San Diego State University.
Meighan, Clement W.
1954 A Late Complex in Southern California Prehistory. Southern Journal of
Anthropology. 10(2)255-264.
Miller, Jacqueline
1966 The Present and Past Molluscan Faunas and Environments of Four Southern
California Coastal Lagoons. Master's thesis, University of California, San Diego.
Moratto, Michael J.
1984 California Archaeology. Academic Press, Inc.
Moriarty, James R. Ill
1965 Cosmogony, Rituals and Medical Practices Among the Diegueno Indians of
Southern California. Anthropological Journal of Canada. 3(3):216.
1966 Culture Phase Divisions Suggested by Typological Change, coordinated with
Stratigraphically Controlled Radiocarbon Dating at San Diego. Anthropological
Journal of Canada. 7(3):1-18.
1967 Transitional Pre-Desert Phase in San Diego County. Science. 155-37-62.
1 969 The San Dieguito Complex: Suggested Environmental and Cultural relationships.
Anthropological Journal of Canada. 7(3):1-18.
Rogers, Malcolm
n.d. Site forms on file at the San Diego Museum of Man, San Diego, California.
1 939 Early LJthic Industries of the Lower Basin of the Colorado and Adjacent Desert
Regions. San Diego Museum Papers. No. 3 May.
1945 An Outline of Yuman Prehistory. Southwestern Journal" of Anthropology.
San Diego County Archaeological Society (S DC AS)
1 987 San Dieguito-La Jolla Chronology and Controversy, edited by Dennis Gallegos.
SDCAS Research Paper No. 1 , San Diego, California.
San Diego State University, Cultural Resource Management Center.
n.d Site forms on file at CRM Center.
Strong, W.D.
1929 Aboriginal Society of Southern California. University of California Publications.
American Archaeology and Ethnology. 26(1 ):1 -358, Berkeley.
True, D.L.
1950 An Early Complex in San Diego County, California. American Antiguitv
23(3):255-264.
Warren, Claude
1961 The San Dieguito Complex and Its Place in San Diego County Prehistoric, Arr.
1966 The San Dieguito Type Site: M.J. Rogers' 1938 Excavation on the San Dieguito
River. San Diego Museum Paper. No. 6, San Diego, California.
Warren, Claude N., D.L True and A.R. Eudey
1961 Early Gathering Complexes of Western San Diego, California: Results and
Interpretation of an Archaeological Survey. In Archaeological Survey Annual
Report 1960-1061. University of California Press, Los Angeles, California.
Warren, Claude L. and Max G. Pavesic
1963 Appendix I: Shell Midden Analysis of the Site SDi-603 and Ecological
Implications for Cultural Development on Batiguitos Lagoon, San Diego County,
California. Ms. on file ERC Environmental and Energy Services, Co., San Diego,
California.
HISTORIC SOURCES
Brackett, R.W. The History of San Diego County Ranches. 5th Edition, San Diego: Union Title Insurance,
1960.
Carrillo, Leo. The California I Love. Englewood Cliffs, NJ: Prentice-Hall, 1961. [SDHS: 920 KEL]
especially Chapter 38 "Walk On Your Land," pp. 226-230.
Friends of the Library. History of Carlsbad. (Carlsbad Library: 979.498, FRI)
Guinn, J.M. Historical and Biographical Record of Southern California. Chicago: Chapman Press, 1902.
Howard-Jones, Marje. Seekers of the Spring. Carlsbad, CA: Friends of the Carlsbad Library, 1982.
Kelly, Charles. The Kellys, 1910-1944." Ms. on file at San Diego Historical Society. Most completed by
August 16, 1935. [SDHS: 920 KEL]
Kelly, Charles. "Memoirs of Charles Kelly." Ms. on file with San Diego Historical Society, n.d [SDHS: 920
KEL] 43 pp. indexed.
Kelly, John Lincoln. "Life on a San Diego County Ranch." Ms. on file at San Diego Historical Society, c.
1921. [920 Kel].
May, Dale Ballou. "The Adobe is My Birthstone:" Leo Carrillo's Ranch de los Quiotes, A Reflection of the
Man, His Era, and His Career. Report prepared for the City of Carlsbad, California, August 1988.
Mendoza, Cruz. Letter to Dale May 2,1988. In Appendix III of May's "The Adobe is My Birthstone".
Orton, Charles Wesley. Carlsbad, an Unabashed History of the Village bv the Sea. Carlsbad: Rubicon
Press, 1987. [Carlsbad Library, Oversize, 979.498, Ort; or SDHS 979.4 CAR ORT]
San Diego Union. 1869 to present.
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4 PR SERVATION
BRIEFS
Roofing for Historic Buildings
Sarah M. Sweetser
Technical Preservation Services Division
Office of Archeology and Historic Preservation/
Heritage Conservation and Recreation Service
IIABS
Significance of the Roof
A weather-tight roof is basic in the preservation of a struc-
ture, regardless of its age, size, or design. In the system that
allows a building to work as a shelter, the roof sheds the rain,
shades from the sun, and buffers the weather.
During some periods in the history of architecture, the roof
imparts much of the architectural character. It defines the
style and contributes to the building's aesthetics. The hipped
roofs of Georgian architecture, the turrets of Queen Anne, the
Mansard roofs, and the graceful slopes of the ShirTgle Style
and Bungalow designs are examples of the use of roofing as a
major design feature.
But no matter how decorative the patterning or how com-
pelling the form, the roof is a highly vulnerable element of a
shelter that will inevitable fail. A poor roof will permit the
accelerated deterioration of historic building materials —
masonry, wood, plaster, paint — and will cause general dis-
integration of the basic structure. Furthermore, there is an
urgency involved in repairing a leaky roof since such repair
costs will quickly become prohibitive. Although such action is
desirable as soon as a failure is discovered, temporary patch-
ing methods should be carefully chosen to prevent inadvertent
damage to sound or historic roofing materials and related
features. Before any repair work is per formed, the historic
value of the materials used on the roof should be understood.
Then a complete internal and external inspection of the roof
should be planned to determine all the causes of failure and to
identify the alternatives for repair or replacement of the
roofing.
Historic Roofing Materials in America
Clay Tile: European settlers used clay tile for roofing as early
as themid-17th century; many pantiles (S-curved tiles), as well
as flat roofing tiles, were used in Jamestown, Virginia. In
some cities such as New York and Boston, clay was popularly
used as a precaution against such fire as those that engulfed
London in 1666 and scorched Boston in 1679.
Tiles roofs found in the mid-18th century Moravian settle-
ments in Pennsylvania closely resembled those found in Ger-
many. Typically, the tiles were 14-15" long, 6-7" wide with a
C-irved butt. A lug on the back allowed the tiles to hang on the
lathing without nails or pegs. The tiie surface was usually
scor id with finger marks to promote drainage. In the South-
west, the tile roofs of the Spanish missionaries ( mission tiles)
were first manufactured (ca. 1780) at the Mission San An-
tonio de Padua in California. These semicircular tiles were
Repairs on this pantile roof were made with new tiles held in place
with metal hangers. (Main Building. Ellis Island, New York)
made by molding clay over sections of logs, and they were
generally 22" long and tapered in width.
The plain or flat rectangular tiles most commonly used from
the 17th through the beginning of the 19th century measured
about 10" by 6" by Vi", and had two holes at one end for a
nail or peg fastener. Sometimes mortar was applied between
the courses to secure the tiles in a heavy wind.
In the mid-19th century, tile roofs were often replaced by
sheet-metal roofs, which were lighter and easier to install and
maintain. However, by the turn of the century, the Romanes-
que Revival and Mission style buildings created a new demand
and popularity for this picturesque roofing material.
Slate: Another practice settlers brought to the New World was
slate roofing. Evidence of roofing slates have been found also
among the ruins of mid-17th-century Jamestown. But because
of the cost and the time required to obtain the material, which
was mostly imported from Wales, the use of slate was initially
limited. Even in Philadelphia (the second largest city in the
English-speaking world at the time of the Revolution) slates
were so rare that "The Slate Roof House" distinctly referred
to William Penn's home built late in the 1600s. Sources of
native slate were known to exist along the eastern seaboard
from Maine to Virginia, but difficulties in inland transporta-
tion limited its availability to the cities, and contributed to its
expense. Welsh slate continued to be imported until ihe
development of canals and railroads in the mid-19th century
made American slate more accessible and economical.
Slate was popular for its durability, fireproof qualities, and
For sale by the SuiM-rintemlent of Documents, U.S. Government Printing Olllcf. Washington. u.C. 20402
Stock No. 024-010-0010'J-S
The Victorians loved to used different colored slates to create
decorative patterns on their roofs, an effect which cannot be easily
duplicated by substitute materials. Before any repair work on a roof
such as this, the slate sizes, colors, and position of the patterning
should be carefully recorded to assure proper replacement. (Ebenezer
Maxwell Mansion, Philadelphia, Pennsylvania, photo courtesy of
William D. Hershey)
aesthetic potential. Because slate was available in different
colors (red, green, purple, and blue-gray), it was an effective
material for decorative patterns on many 19th-century roofs
(Gothicand Mansard styles). Slate continued to be used well
into the20th century, notably on many Tudor revival style
buildings of the 1920s.
Shingles: Wood shingles were popular throughout the country
in all periods of building history. The size and shape of the
Shingles as well as the detailing of the shingle roof differed ac-
cording to regional craft practices. People within particular
regions developed preferences for the local species of wood
that most suited their purposes. In New England and the Del-
aware Valley, white pine was frequently used: in the South,
cypress and oak; in the far west, red cedar or redwood. Some-
times a protective coating was applied to increase the durabil-
ity of the shingle such as a mixture of brick dust and fish oil.
or a paint made of red iron oxide and linseed oil.
Commonly in urban areas, wooden roofs were replaced
with more fire resistant materials, but in rural areas this was
not a major concern. On many Victorian country houses, the
practice of wood shingling survived the technological ad-
vances of metal roofing in the 19th century, and near the turn
of the century enjoyed a fuil revival in its namesake, the
Shingle Style. Colonial revival and the Bungalow styles in the
20th century assured wood shingles a place as one of the most
fashionable, domestic roofing materials.
Metal: Metal roofing in America is principally a 19th-
century phenomenon. Before then the only metals commonly
2
Replacement of particular historic details is important to the indi-
vidual historic character of a roof, such as the treatment at the eaves
of this rounded butt wood shingle roof. Also note that the surface of
the roof was carefully sloped to drain water away from the side of the
dormer. In the restoration, this function was augmented with the ad-
dition of carefully concealed modern metal flashing. IMount Vernon,
Virginia)
Galvanized sheet-metal shingles imitating the appearance of pantiles
remained popular from the second half of the 19th century into the
20th century. (Episcopal Church, now the Jerome Historical Society
Building, Jerome, Arizona, 1927)
used were lead and copper. For example, a lead roof co\-ered
"Rosewell." one of the grandest mansions in 18th-century
Virginia. But more often, lead was used for protective
flashing. Lead, as well as copper, covered roof surfaces where
wood, tiie. or slate shingles were inappropriate because of the
roofs pitch or shape.
Copper with standing seams covered some of the more
notable early American roofs including that of Christ Church
(1727-1744) in Philadelphia. Flat-seamed copper was used on
many domes and cupolas. The copper sheets were imported
from England until the end of the 18th century when facilities
for rolling sheet metal were developed in America.
Sheet iron was first known to have been manufactured here
by the Revolutionary War financier, Robert Morris, who had
a rolling mill near Trenton, New Jersey. At his mill Morris
produced the roof of his own Philadelphia mansion, which he
started in 1794. The architect Benjamin H. Latrobe used sheet
iron to replace the roof on Princeton's "Nassau Hall." which
had been gutted by fire in 1802.
The method for corrugating iron was originally patented in
England in 1829. Corrugating stiffened the sheets, and
allowed greater span over a lighter framework, as well as
reduced installation time and labor. In 1834 the American
architect William Strickland proposed corrugated iron to
cover his design for the market place in Philadelphia.
Galvanizing with zinc to protect the base metal from rust
was developed in France in 1837. By the 1850s the material
was used on post offices and customhouses, as well as on train
sheds and factories. In 1857 one of the first metal roofs in the
Repeated repair with asphalt, which cracks as it hardens, has created a
blistered surf ace on this sheet-metal roof and built-in gutter, which
will retain water. Repairs could be made by carefully heating and
scraping the surface clean, repairing the holes in the metal with a flexi-
ble mastic compound or a metal patch, and coating the surface with a
fibre paint. (Roane County Courthouse. Kingston, Tennessee, photo
courtesy of Building Conservation Technology, Inc.)
South was installed on the U.S. Mint in New Orleans. The
Mint was thereby "fireproofed" witha20-gauge galvanized,
corrugated iron roof on iron trusses.
Tin-plate iron, commonly called "tin roofing," was used
extensively in Canada in the 18th century, but it was not as
common in the United States until later. Thomas Jefferson
was an early advocate of tin roofing, and he installed a
standing-seam tin roof on "Monticello" (ca. 1770-1802). The
Arch Street Meetinghouse (1804) in Philadelphia had tin
shingles laid in a herringbone pattern on a "piazza" roof.
However, once rolling mills were established in this country,
the low cost, light weight, and low maintenance of tin plate
made it the most common roofing material. Embossed tin
shingles, whose surfaces created interesting patterns, were
popular throughout the country in the late 19th century. Tin
roofs were kept well-painted, usually red; or. as the architect
A. J. Davis suggested, in a color to imitate the green patina of
copper.
Terne plate differed from tin plate in that the iron was
dipped in an alloy of lead and tin. giving it a duller finish.
Historic, as well as modern, documentation often confuses
the two. <o much that it is difficult to determine how often
actual "time" was used.
Zinc came into use in the 1820s, at the same time tin plate
was becoming popular. Although a less expensive substitute
for lead, its advantages were controversial, and it was never
widely used in this country.
\\wr\\v
A Chicago firm's catalog dated 1S96 illustrates a method of unrolling,
turning the edges, and finishing the standing seam on a metal roof.
Tin shingles, commonly embossed to imitate wood or tile, or with a
decorative design, were popular as an inexpensive, textured roofing
material. These shingles 8*/, inch by !2'/t inch on the exposed surface!
were designed with interlocking edges, but they have been repaired by
surface nailing, which may cause future leakage. (Bollard House,
Yorktown, Virgina, photo by Cordie Whittington, National Park
Servicet
Other Maierials: Asphalt shingles and roll roofing were used
in the 1890s. Many roofs of asbestos, aluminum, stainless
steel, galvinized steel, and lead-coated copper may soon have
historic values as well. Awareness-of these and other tradi-
tions of roofing materials and their detailing will contribute to
more sensitive preservation treatments.
Locating the Problem
Failures of Surface Materials
When trouble occurs, it is important to contact a profes-
sional, either an architect, a reputable roofing contractor, or a
craftsman familiar with the inherent characteristics of the
particular historic roofing system involved. These profes-
sionals may be able to advise on immediate patching pro-
cedures and help plan more permanent repairs. A thorough
examination of the roof should start with an appraisal of the
existing condition and quality of the roofing material itself.
Particular attention should be given to any southern slope
because year-round exposure to direct sun may cause it to
break down first.
Wood: Some historic roofing materials have limited life
expectanci^ because of normal organic decay and "wear."
For example, the fiat surfaces of wood shingles erode from
exposure to rain and ultraviolet rays. Some species are more
hardy than others, and heartwood, for example, is stronger
and more durable than sapwood.
Ideally, shingles are split with the grain perpendicular to
the surface. This is because if shingles are sawn across the
grain, moisture may enter the grain and cause the wood to
deteriorate. Prolonged moisture on or in the wood allows
moss or fungi to grow, which will further hold the moisture
and cause rot.
Metal: Of the inorganic roofing materials used on historic
buildings, the most common are perhaps the sheet metals:
lead, copper, zinc, tin plate, terne plate, and galvanized iron.
In varying degrees each of these sheet metals are likely to
deteriorate from chemical action by pitting or streaking. This
can be caused by airborn pollutants; acid rainwater; acids from
lichen or moss; alkalis found in lime mortars or port land
cement, which might be on adjoining features and washes
down on the roof surface; or tannic acids from adjacent wood
sheathings or shingles made of red cedar or oak.
Corrosion from "galvanic action" occurs when dissimilar
metals, such as copper and iron, are used in direct contact.
Corrosion may also occur even though the metals are physi-
cally separated; one of the metals will react chemically
against the other in the presence of an electrolyte such as rain-
water. In roofing, this situation might occur when either a
copper roof is decorated with iron cresting, or when steel nails
are used in copper sheets. In some instances the corrosion can
be prevented by inserting a plastic insulator between the
dissimilar materials. Ideally, the fasteners should be a metal
sympathetic to those involved.
Iron rusts unless it is well-painted or plated. Historically
this problem was avoided by use of tin plating or galvinizing.
But this method is durable only as long as the coating remains
intact. Once the plating is worn or damaged, the exposed iron
will rust. Therefore, any iron-based roofing material needs to
be undercoated, and its surface needs to be kept well-painted
to prevent corrosion.
One cause of sheet metal deterioration is fatigue. Depending
upon the size and the gauge of the metal sheets, wear and
metal failure can occur at the joints or at any protrusions in
the sheathing as a result from the metal's alternating move-
ment to thermal changes. Lead will tear because of "creep,"
or the gravitational stress that causes the material to move
down the roof slope.
Slate: Perhaps the most durable roofing materials are slate
and tile. Seemingly indestructable, both vary in quality. Some
slates are hard and tough without being brittle. Soft slates are
more subject to erosion and to attack by airborne and rain-
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This detail shows slate delaminalion caused by a combination of
weathering and pollution. In addition, the slates have eroded around
the repair nails, incorrectly placed in the exposed surface of the slates.
(Lower Pontalba Building. New Orleans, photo courtesy of Building
Conservation Technology. Inc.)
water chemicals, which cause the slates to wear at nail holes,
to dclaminate, or to break. In winter, slate is very susceptible
to breakage by ice, or ice dams.
Tile: Tiles will weather well, but tend to crack or break if hit,
as by tree branches, or if they are walked on improperly. Like
slates, tiles cannot support much weight. Low quality tiles
that have been insufficiently fired during manufacture, will
craze and spall under the effects of freeze and thaw cycles on
their porous surfaces.
Failures of Support Systems
Once the condition of the roofing material has been deter-
mined, the related features and support systems should be
examined on the exterior and on the interior of the roof.
The gutters and downspouts need periodic cleaning and
maintenance since a variety of debris fill them, causing water
to back up and seep under roofing units. Water will eventually
cause fasteners, sheathing, and roofing structure to deteri-
orate. During winter, the daily freeze-thaw cycles can cause
ice floes to develop under the roof surface. The pressure from
these ice floes will dislodge the roofing material, especially
slates, shingles, or tiles. Moreover, the buildup of ice dams
above the gutters can trap enough moisture to rot the
sheathing or the structural members.
Many large public buildings have built-in gutters set within
the perimeter of the roof. The downspouts for these gutters
may run within the walls of the building, or drainage may be
through the roof surface or through a parapet to exterior
downspouts. These systems can be effective if properly main-
tained; however, if the roof slope is inadequate for good
runoff, or if the traps are allowed to clog, rainwater will form
pools on the roof surface. Interior downspouts can collect
debris and thus back up, perhaps leaking water into the sur-
rounding walls. Exterior downspouts may fill with water,
which in cold weather may freeze and crack the pipes. Con-
duits from the built-in gutter to the exterior downspout may
also leak water into the surrounding roof structure or walls.
Failure of the flashing system is usually a major cause of
roof deterioration. Flashing should be carefully inspected for
failure caused by either poor workmanship, thermal stress, or
metal deterioration (both of flashing material itself and of the
fasteners). With many roofing materials, the replacement of
flashing on an existing roof is a major operation, which may
require taking up large sections of the roof surface.
Therefore, the installation of top quality flashing material on
Temporary stabilization or "mothballing" with materials such as
plywood and building paper can protect the roof of a project until it
can be properly repaired or replaced. (Narbonne House, Salem.
Massachusetts)
77ies« f wo views o/ the same house demonstrate how the use of a substitute material can drastically affect the overall character of a structure. The
textural interest of the original tile roof was lost with the use of asphalt shingles. Recent preservation efforts are replacing the tile roof. (Frank
House. Kearney, Nebraska, photo courtesy of the Nebraska State Historical Society, Lincoln, Nebraska}
a new or replaced roof should be a primary consideration.
Remember, some roofing and flashing materials are not
compatible.
Roof fasteners and clips should also be made of a material
compatible with all other materials used, or coated to prevent
rust. For example, the tannic acid in oak will corrode iron
nails. Some roofs such as slate and sheet metals may fail if
nailed too rigidly.
If the roof structure appears sound and nothing indicates
recent movement, the area to be examined most closely is the
roof substrate—the sheathing or the battens. The danger spots
would be near the roof plates, under any exterior patches, at
the intersections of the roof planes, or at vertical surfaces
such as dormers. Water penetration, indicating a breach in the
roofing surface or flashing, should be readily apparent, usual-
ly as a damp spot or stain. Probing with a small pen knife may
reveal any rot which may indicate previously undetected
damage to the roofing membrane. Insect infestation evident
by small exit holes and frass(a sawdust-like debris) should
also be noted. Condensation on the underside of the roofing is
undesirable and indicates improper ventilation. Moisture will
have an adverse effect on any roofing material; a good roof
stays dry inside and out.
Repair or Replace
Understanding potential weaknesses of roofing material also
requires knowledge of repair difficulties. Individual slates can
be replaced normally without major disruption to the rest of
the roof, but replacing flashing on a slate roof can require
substantial removal of surrounding slates. If it is the substrate
or a support material that has deteriorated, many surface
materials such as slate or tile can be reused if handled care-
fully during the repair. Such problems should be evaluated at
the outset of any project to determine if the roof can be effec-
tively patched, or if it should be completely replaced.
Will the repairs be effective? Maintenance costs tend to
multiply once trouble starts. As the cost of labor escalates,
repeated repairs could soon equal the cost of a ne\v roof.
The more durable the surface is initially, the easier it will be
to maintain. Some roofing materials such as slate are expen-
sive to install, but if top quality slate and flashing are used, it
will last 40-60 years with minimal maintenance. Although the
installation cost of the roof will be high, low maintenance
needs will make the lifetime cost of the roof less expensive.
Historical Research
In a restoration project, research of documents and physical
investigation of the building usually will establish the roofs
history. Documentary research should include any original
plans or building specifications, early insurance surveys,
newspaper descriptions, or the personal papers and files of
people who owned or were involved in the history of the
building. Old photographs of the building might provide
evidence of missing details.
Along with a thorough understanding of any written history
of the building, a physical investigation of the roofing and its
structure may reveal information about the roofs construc-
tion history. Starting with an overall impression of the struc-
ture, are there any changes in the roof slope, its configura-
tion, or roofing materials? Perhaps there are obvious patches
or changes in patterning of exterior brickwork where a gable
roof was changed to a gambrel, or where a whole upper story
was added. Perhaps there are obvious stylistic changes in the
roof line, dormers, or ornamentation. These observations
could help one understand any important alteration, and
could help establish the direction of further investigation.
Because most roofs are physically out of the range of
careful scrutiny, the "principle of least effort" has probably
limited the extent and quality of previous patching or replac-
ing, and usually considerable evidence of an earlier roof sur-
face remains. Sometimes the older roof will be found as an
underiayment of the current exposed roof. Original roofing
may still be intact in awkward places under later features on a
roof. Often if there is any unfinished attic space, remnants of
roofing may have been dropped and left when the roof was
being built or repaired. If the configuration of the roof has
been changed, some of the original material might still be in
place under the existing roof. Sometimes whole sections of the
roof and roof framing will have been left intact under the
higher roof. The profile and/or flashing of the earlier roof
may be apparent on the interior of the walls at the level of the
alteration. If the sheathing or lathing appears to have survived
changes in the roofing surface, they may contain evidence of
the roofing systems. These may appear either as dirt marks,
which provide "shadows" of a roofing material, or as nails
broken or driven down into the wood, rather than pulled out
during previous alterations or repairs. Wooden headers in the
roof framing may indicate that earlier chimneys or skylights
have been removed. Any metal ornamentation that might
have existed may be indicated by anchors or unusual markings
along the ridge or at other edges of the roof. This primary
5
evidence is essential for a full understanding of the
roofs history.
Caution should be taken in dating early "fabric" on the
evidence of a single item, as recycling of materials is not a
mid-20th-century innovation. Carpenters have been reusing
materials, sheathing, and framing members in the interest of
economy for centuries. Therefore, any analysis of the mate-
rials found, such as nails or sawmarks on the wood, requires
an accurate knowledge of the history of local building prac-
tices before any final conclusion can be accurately reached. It
is helpful to establish a sequence of construction history for
the roof and roofing materials; any historic fabric or pertinent
evidence in the roof should be photographed, measured, and
recorded for future reference.
During the repair work, useful evidence might unexpectedly
appear. It is essential that records be kept of any type of work
on a historic building, before, during, and after the project.
Photographs are generally the easiest and fastest method, and
should include overall views and details at the gutters, flash-
ing, dormers, chimneys, valleys, ridges, and eaves. All
photographs should be immediately labeled to insure accurate
identification at a later date. Any patterning or design on the
roofing deserves particular attention. For example, slate roofs
are often decorative and have subtle changes in size, color,
and texture, such as a gradually decreasing coursing length
from the eave to the peak. If not carefully noted before a
project begins, there may be problems in replacing the sur-
face. The standard reference for this phase of the work is
Recording Historic Buildings, compiled by Harley J. McKee
for the Historic American Buildings Survey, National Park
Service, Washington, D.C., 1970.
Replacing the Historic Roofing Material
Professional advice will be needed to assess the various
aspects of replacing a historic roof. With some exceptions,
most historic roofing materials are available today. If not, an
architect or preservation group who has previously worked
with the same type material may be able to recommend sup-
pliers. Special roofing materials, such as tile or embossed
metal shingles, can be produced by manufacturers of related
products that are commonly used elsewhere, either on the ex-
terior or interior of a structure. With some creative thinking
and research, the historic materials usually can be found.
Craft Practices: Determining the craft practices used in the in-
stallation of a historic roof is another major concern in roof
restoration. Early builders took great pride in their work, and
experience has shown that the "rustic" or irregular designs
commercially tabled "Early American" are a 20th-century in-
vention. For example, historically, wood shingles underwent
several distinct operations in their manufacture including
splitting by hand, and smoothing the surface with a draw
knife. In modern nomenclature, the same item would be a
"tapersplit" shingle which has been dressed. Unfortunately,
the rustic appearance of today's commercially available
"handsplit" and re-sawn shingle bears no resemblance to the
hand-made roofing materials used on early American
buildings.
Because of the roofs visibility, the slate detailing around the dormers
•is important to the character of this structure. Note ho w the slates
swirl from a horizontal pattern on the main roof to a diamond pattern
on the dormer roofs and side walls. (18th and Que Streets. \ H'.
Washington, D. C.)
Good design and quality materials for the roof surface, fastenings,
and flashing minimize roofing failures. This is essential on roofs such
as on the National Cathedral where a thorough maintenance inspec-
tion and minor repairs cannot be done easily without special scaf-
folding. However, the success of the roof on any structure depends on
frequent cleaning and repair of the gutter system. (Washington, D. C.,
photo courtesy of John Burns, A.I.A.)
Early craftsmen worked with a great deal of common sense;
they understood their materials. For example they knew that
wood shingles should be relatively narrow; shingles much
wider than about 6" would split when walked on, or they may
curl or crack from varying temperature and moisture. It is im-
portant to understand these aspects of craftsmanship, re-
membering that people wanted their roofs to be weather-tight
and to last a long time. The recent use of "mother-goose"
shingles on historic structures is a gross underestimation of
the early craftsman's skills.
Supervision: Finding a modern craftsman to reproduce his-
toric details may take some effort. It may even involve
some special instruction to raise his understanding of cer-
tain historic craft practices. At the same time, it may be
pointless (and expensive) to follow historic craft practices
in any construction that will not be visible on the finished
product. But if the roofing details are readily visible, their
appearance should be based on architectural evidence or
on historic prototypes. For instance, the spacing of the
seams on a standing-seam metal roof will affect the
building's overall scale and should therefore match the
original dimensions of the seams.
Many older roofing practices are no longer performed
because of modern improvements. Research and review of
specific detailing in the roof with the contractor before begin-
ning the project is highly recommended. For example, one
early craft practice was to finish the ridge of a wood shingle
roof with a roof "comb"—that is, the top course of one slope
of the roof was extended uniformly beyond the peak to shield
the ridge, and to provide some weather protection for the raw
horizontal edges of the shingles on the other slope. If the
"comb" is known to have been the correct detail, it should be
used. Though this method leaves the top course vulnerable to
the weather, a disguised strip of flashing will strengthen this
weak point.
Detail drawings or a sample mock-up will help ensure that
the contractor or craftsman understands the scope and special
requirements of the project. It should never be assumed that
the modern carpenter, slater, sheet metal worker, or roofer
will know all the historic details. Supervision is as important
as any other stage of the process.
Special problems inherent in the design of an elaborate historic roof
can be controlled through the use of good materials and regular
maintenance. The shape and detailing are essential elements of the
building's historic character, and should not be modified, despite ihe
use of alternative surf ace materials, f Cam well House, Bellingham,
Washington)
Alternative Materials
The use of the historic roofing material on a structure may be
restricted by building codes or by the availability of the
materials, in which case an appropriate alternative will have
to be found.
Some municipal building codes allow variances for roofing
materials in historic districts. In other instances, individual
variances may be obtained. Most modern heating and cooking
is fueled by gas, electricity, or oil—none of which emit the hot
embers that historically have been the cause of roof fires.
Where wood burning fireplaces or stoves are used, spark ar-
restor screens at the top of the chimneys help to prevent flam-
ing material from escaping, thus reducing the number of fires
that start at the roof. In most states, insurance rates have been
equalized to reflect revised considerations for the risks in-
volved with various roofing materials.
In a rehabilitation project, there may be valid reasons for
replacing the roof with a material other than the original. The
historic roofing may no longer be available, or the cost of ob-
taining specially fabricated materials may be prohibitive. But
the decision to use an alternative material should be weighed
carefully against the primary concern to keep the historic
character of the building. If the roof is flat and is not visible
from any elevation of the building, and if there are advan-
tages to substituting a modern built-up composition roof for
what might have been a flat metal roof, then it may make bet-
ter economic and construction sense to use a modern roofing
method. But if the roof is readily visible, the alternative
material should match as closely as possible the scale, texture,
and coloration of the historic roofing material.
Asphalt shingles or ceramic tiles are common substitute ma-
terials intended to duplicate the appearance of wood shingles,
slates, or tiles. Fire-retardant, treated wood shingles are cur-
rently available. The treated wood tends, however, to be brit-
tle, and may require extra care (and expense) to install. In
some instances, shingles laid with an interlay of fire-retardent
building paper may be an acceptable alternative.
Lead-coated copper, terne-coated steel, and aluminum/
zinc-coated steel can successfully replace tin, terne plate, zinc,
or lead. Copper-coated steel is a less expensive (and less
durable) substitute for sheet copper.
The search for alternative roofing materials is not new. As
early as the 18th century, fear of fire cause many wood shingle
or board roofs to be replaced by sheet metal or clay tile. Some
historic roofs were failures from the start, based on over-
ambitious and naive use of materials as they were first devel-
oped. Research on a structure may reveal that an inadequately
designed or a highly combustible roof was replaced early in its
history, and therefore restoration of a later roof material
would have a valid precedent. In some cities, the substitution
of sheet metal on early row houses occurred as soon as the
rolled material became available.
Cost and ease of maintenance may dictate the substitution
of a material wholly different in appearance from the
original. The practical problems (wind, weather, and roof
pitch) should be weighed against the historical consideration
of scale, texture, and color. Sometimes the effect of the alter-
native material will be minimal. But on roofs with a high
degree of visibility and patterning or texture, the substitution
may seriously alter the architectural character of the building.
Temporary Stabilization
It may be necessary to carry out an immediate and temporary
stabilization to prevent further deterioration until research
can determine how the roof should be restored or rehabili-
tated, or until funding can be provided to do a proper job. A
simple covering of exterior plywood or roll roofing might pro-
vide adequate protection, but any temporary covering should
be applied with caution. One should be careful not to
overload the roof structure, or to damage or destroy historic
evidence or fabric that might be incorporated into a new roof
at a later date. In this sense, repairs with caulking or
bituminous patching compounds should be recognized as po-
tentially harmful, since they are difficult to remove, and at
their best, are very temporary.
Precautions
The architect or contractor should warn the owner of any
precautions to be taken against the specific hazards in install-
ing the roofing material. Soldering of sheet metals, for in-
stance, can be a fire hazard, either from the open flame or
from overheating and undected smoldering of the wooden
substrate materials.
Thought should be given to the design and placement of any
modern roof appurtenances such as plumbing stacks, air
vents, or TV antennas. Consideration should begin with che
placement of modern plumbing on the interior of the build-
ing, otherwise a series of vent stacks may pierce the roof mem-
brane at various spots creating maintenance problems as well
as aesthetic ones. Air handling units placed in the attic space
will require vents which, in turn, require sensitive design. In-
corporating these in unused chimneys has been very successful
in the past.
Whenever gutters and downspouts are needed that were not
on the building historically, the additions should be made as
unobtrusively as possible, perhaps by painting them out with
a color compatible with the nearby wall or trim.
Maintenance
Although a new roof can be an object of beauty, it will not be
protective for long without proper maintenance. At least
twice a year, the roof should be inspected against a checklist.
All changes should be recorded and reported. Guidelines
should be established for any foot traffic that may be required
for the maintenance of the roof. Many roofing materials
should not be walked on at all. For some—slate, asbestos, and
clay tile—a self-supporting ladder might be hung over the
ridge of the roof, or planks might be spanned across the roof
surface. Such items should be specifically designed and kept
in a storage space accessible to the roof. If exterior work ever
requires hanging scaffolding, use caution to insure that the
anchors do not penetrate, break, or wear the roofing surface,
gutters, or flashing.
Any roofing system should be recognized as a membrane
that is designed to be self-sustaining, but that can be easily
damaged by intrusions such as pedestrian traffic or fallen tree
branches. Certain items should be checked at specific times.
For example, gutters tend to accumulate leaves and debris
during the spring and fall and after heavy rain. Hidden gutter
screening both at downspouts and over the full length of the
gutter could help keep them clean. The surface material would
require checking after a storm as well. Periodic checking of
the underside of the roof from the attic after a storm or winter
freezing may give early warning of any leaks. Generally,
damage from water or ice is less likely on a roof that has good
flashing on the outside and is well ventilated and insulated on
the inside. Specific instructions for the maintenance of the
different roof materials should be available from the architect
or contractor.
Summary
The essential ingredients for replacing and maintaining a
historic roof are:
• Understanding the historic character of the building and
being sympathetic to it.
• Careful examination and recording of the existing roof
and any evidence of earlier roofs.
• Consideration of the historic craftsmanship and detail-
ing and implementing them in the renewal wherever
visible.
• Supervision of the roofers or maintenance personnel to
assure preservation of historic fabric and proper under-
standing of the scope and detailing of the project.
• Consideration of alternative materials where the origi-
nal cannot be used.
• Cyclical maintenance program to assure that the staff
understands how to take care of the roof and of the par-
ticular trouble spots to safeguard.
With these points in mind, it will be possible to preserve the
architectural character and maintain the physical integrity of
the roofing on a historic building.
This Preservation Brief was written by Sarah M. Sweetser, Architec-
tural Historian, Technical Preservation Services Division. Much of
the technical information was based upon an unpublished report pre-
pared under contract for this office by John G. and Diana S. Waite.
Some of the historical information was from Charles E. Peterson,
FAlA, "American Notes," Journal of the Society ofArchitectural
Historians.
The illustrations for this brief not specifically credited are from the
files of the Technical Preservation Services Division.
The publication has been prepared pursuant to Executive Order
11593, "Protection and Enhancement of the Cultural Environment,"
which directs the Secretary of the Interior to "... develop and make
available to Federal agencies and State and local governments in-
8
71I.
Decorative features such as cupolas require extra maintenance. The
flashing is carefully detailed to promote run-off, and the wooden ribb-
ing must be kepi well-painted. This roof surface, which was originally
tin plate, has been replaced with lead-coated copper for maintenance
purposes. (Lyndhurst, Tarrytown, New York, photo courtesy of the
National Trust for Historic Preservation)
formation concerning professional methods and techniques for
preserving, improving, restoring and maintaining historic proper-
ties." This brief was developed under the technical editorship of Lee
H. Nelson, AIA, Technical Preservation Services Division, Office of
Archeology and Historic Preservation, Heritage Conservation and
Recreation Service, U.S. Department of the Interior, Washington,
D.C. 20240. February 1978.
Additional readings on the subject of roofing are listed below.
Boaz, Joseph N., ed. Architectural Graphic Standards. New York:
John Wiley and Sons, Inc., 1970. (Modern roofing types and detail-
ing)
Briggs, Martin S. A Short History of the Building Crafts. London:
Oxford University Press, 1925. (Descriptions of historic roofing
materials)
Bulletin of the Association for Preservation Technology. Vol. 2 (nos.
1-2) 1970. (Entirely on roofing)
Holstrom. Ingmar; and Sandstrom, Christina. Maintenance of Old
Buildings: Preservation from the Technical and Antiquarian Stand-
point. Stockholm: National Swedish Building Research, 1972.
(Contains a section on roof maintenance problems)
Insall, Donald. The Care of Old Buildings Today. London: The
Architectural Press, 1972. (Excellent guide to some problems and
solutions for historic roofs)
Labine, R.A. Clem. "Repairing Slate Roofs." The Old House Jour-
nan (no. 12, Dec. 1975): 6-7.
Lefer, Henry. "A Birds-eye View." Progressive Architecture. (Mar.
1977), pp. 88-92. (Article on contemporary sheet metal)
National Slate Association. Slate Roofs. Reprint of 1926 edition, now
available from the Vermont Structural Slate Co., Inc., Fairhaven,
VT 05743. (An excellent reference for the many designs and details
of slate roofs)
Peterson, Charles E. "Iron in Early American Roofs." The Smith-
sonian Journal of History 3 (no. 3). Edited by Peter C. Welsh.
Washington, D.C.: Smithsonian Institution, 1968, pp. 41-76.
Waite, Diana S. Nineteenth Century Tin Roofing and its Use at Hyde
Hall. Albany. New York State Historic Trust, 1971.
. "Roofing for Early America." Building Early America. Edited
by Charles E. Peterson. Radnor, Penn.: Chilton Book Co., 1976.
•ft US. GOVERNMEN1 PRINTING OFFICE : 1B79 O—288-801
PRESERVATION
BRIEFS
Preservation of Historic
Adobe Buildings
U.S. Department of the Interior National Park Service
Preservation Assistance Division Technical Preservation Services
Whether built in the 17th century or in the 20th century,
adobe buildings share common problems of maintenance and
deterioration. This brief discusses the traditional materials
and construction of adobe buildings and the causes of adobe
deterioration. It also makes recommendations for preserving
historic adobe buildings. By its composition, adobe construc-
tion is inclined to deteriorate; however, the buildings can be
made durable and renewable when properly maintained.
What is Adobe?
The adobe, or sun-dried brick, is one of the oldest and most
common building materials known to man. Traditionally,
adobe bricks were never kiln fired. Unbaked adobe bricks
consisted of sand, sometimes gravel, clay, water, and often
straw or grass mixed together by hand, formed in wooden
molds, and dried by the sun. Today some commercially
available adobe-like bricks are fired. These are similar in size
to unbaked bricks, but have a different texture, color, and
strength. Similarly some adobe bricks have been stabilized,
containing cement, asphalt, and/or bituminous materials, but
these also differ from traditional adobe in their appearance
and strength.
Traditional adobe construction techniques in North Amer-
ica have not varied widely for over 3'/s centuries. Adobe
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building methods employed in the Southwest in the 16th
century are still used today. Because adobe bricks are not
fired in a kiln as are clay bricks, they do not permanently
harden, but remain unstable—they shrink and swell con-
stantly with their changing water content. Their strength also
fluctuates with their water content: the higher the water
content, the lower the strength.
Adobe will not permanently bond with metal, wood, or
stone because it exhibits much greater movement than these
other materials, either separating, cracking, or twisting
where they interface. Yet. many of these more stable
building materials such as fired brick, wood, and lime and
cement mortars are nonetheless used in adobe construction.
For example, stone may be used for a building's foundation,
and wood may be used for its roof or its lintels and
doorways. In the adobe building, these materials are gener-
ally held in place by their own weight or by the compressive
weight of the wall above them. Adobe construction possibil-
ities and variations in design have therefore been somewhat
limited by the physical constraints of the material.
Preserving and rehabilitating a deteriorated adobe building
is most successful when the techniques and methods used for
restoration and repairs are as similar as possible to the
techniques used in the original construction.
Adobe Construction Techniques
The Brick: The adobe brick is molded from sand and clay
mixed with water to a plastic consistency. Commonly, straw
or grass is included as a binder. Although they do not help
reinforce the bricks or give them added long-term strength,
straw and grass do help the bricks shrink more uniformly
while they dry. More important for durability, however, is
the inherent clay-to-sand ratio found in native soil. The
prepared mud is placed in wooden forms, tamped, and
leveled by hand. The bricks are then "turned-out" of the
mold to dry on a level surface covered with straw or grass
so that the bricks will not stick. After several days of drying,
the adobe bricks are ready for air-curing. This consists of
standing the bricks on end for a period of 4 weeks or longer.
Mortar: Historically, most adobe walls were composed of
•adobe bricks laid with mud mortar. Such mortar exhibited
the same properties as the bricks: relatively weak and
susceptible to the same rate of hygroscopic (moisture absorp-
tive) swelling and shrinking, thermal expansion and contrac-
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lion, and deterioration. Consequently, no other material has
been as successful in bonding adobe bricks. Today, cement
and lime mortars are commonly used with stabilized adobe
bricks, but cement mortars are incompatible with unstabil-
ized adobe because the two have different thermal expansion
and contraction rates. Cement mortars thereby accelerate
the deterioration of adobe bricks since the mortars are
stronger than the adobe.
Building Foundations: Early adobe building foundations
varied because of the difference in local building practices
and availability of materials. Many foundations were large
and substantially constructed, but others were almost non-
existent. Most often, adobe building foundations were con-
structed of bricks, fieldstones. or cavity walls (double)
infilled with rubble stone, tile fragments, or seashells. Adobe
buildings were rarely constructed over basements or crawl-
spaces.
Walls: Since adobe construction was load-bearing with low
structural strength, adobe walls tended to be massive, and
seldom rose over 2 stories. In fact, the maximum height of
adobe mission churches in the Southwest was approximately
35 feet. Often buttresses braced exterior walls for added
stability.
In some parts of the Southwest, it was common to place a
long wooden timber within the last courses of adobe bricks.
This timber provided a long horizontal bearing plate for the
roof thereby distributing the weight of the roof along the
wall.
Roofs: Early Southwest adobe roofs (17th-mid-19th centu-
ries) tended to be flat with low parapet walls. These roofs
consisted of logs which supported wooden poles, and which
in turn supported wooden lathing or layers of twigs covered
with packed adobe earth. The wood was aspen, mesquite,
cedar, or whatever was available. Roughly dressed logs
(called "viffas") or shaped squared timbers were spaced on
close (2-3 feet or less) centers resting either on the horizontal
wooden member which topped the adobe wall, or on
decorated cantilevered blocks, called "corbels." which were
set into the adobe wall. Traditionally, these vigas often
projected through the wall facades creating the typical adobe
flat roof, small openings
brick coping, wood porch
hip roof, wood trim
Evolution of Roof Forms. The roofs of early adobe buildings were
flat, made with mud. with low parapets. Later, brick copings were
placed on top of parapets and chimneys to protect them from
erosion, and shed roof porches were added to shelter doors and
windows. After the raitroad reached the Southwest, hip roofs and
wooden trim begun to appear as sawn lumber, shinnies, tile, and
sheet metal became available. I Drawing by Albert N. Hopper)
Roof Bearing. A roof bearing timber placed within the adobe walls
provide* even support for the weight of the raof. {Farm Security
Administration Collection. Library ofCongress)
Roof Framing Vigu logs and savinos are seen in the interior of the
adobe building. Often the wooden materials that compose the
traditional flat adobe roof create interesting and pleasing patterns
on the ceilings of the interior rooms. (Photo by Russell Lee, Farm
Security Administration Collection. Library of Congress)
construction detail copied in the 20th-century revival styles.
Wooden poles about 2 inches in diameter (called "latiux")
were then laid across the top of the vifiux. Handsplit planks
(called "cei/rox" if cedar and "xavitws" if cypress) instead
of poles were used when available. In some areas, these
were laid in a herringbone pattern. In the west Texas and
Tucson areas, xtiuutiro (cactus) ribs were used to span
between VI'VM.Y. After railroad transportation arrived in most
areas, sawn boards and planks, much like roof sheathing,
became available and was often used in late-19th- and early-
20th-century buildings or for repairs to earlier ones.
Next cedar twigs, plant fibers, or fabric were placed on
top of the poles or planks. These served as a lathing on
which the 6 or more inches of adobe earth was compacted.
If planks were used, twigs were not necessary. A coating of
adobe mud was then applied overall. The flat roofs were
sloped somewhat toward drains of hollowed logs (called
"i-tinalex," or "xarjiolas"). tile, or sheet metal that proj-
ected through the parapet walls.
Gable and hipped roofs became increasingly popular in
adobe buildings in the I9th and 20th centuries. "Territorial"
styles and preferences for certain materials developed. For
example, roof tiles were widely used in southern California.
Although the railroad brought in some wooden shingles and
some terra-cotta. sheet metal roofing was the prevalent
material for roofs in New Mexico.
Floors: Historically, flooring materials were placed directly
on the ground with little or no subflooring preparation.
Flooring materials in adobe buildings have varied from earth
to adobe brick, fired brick, tile, or flagstone (called "lajas"),
to conventional wooden floors.
Traditional Surface Coatings
Adobe surfaces are notoriously fragile and need frequent
maintenance. To protect the exterior and interior surfaces of
new adobe walls, surface coatings such as mud piaster, lime
plaster, whitewash, and stucco have been used. Such coat-
ings applied to the exterior of adobe construction have
retarded surface deterioration by offering a renewable sur-
face to the adobe wall. In the past, these methods have been
inexpensive and readily available to the adobe owner as a
solution to periodic maintenance and visual improvement.
However, recent increases in labor costs and changes in
cultural and socio-economic values have caused many adobe
building owners to seek more lasting materials as alternatives
to these traditional and once-inexpensive surface coatings.
Mud Plaster: Mud plaster has long been used as a surface
coating. Like adobe, mud plaster is composed of clay, sand,
water, and straw or grass, and therefore exhibits sympathetic
properties to those of the original adobe. The mud plaster
bonds to the adobe because the two are made of the same
materials. Although applying mud plaster requires little skill,
it is a time-consuming and laborious process. Once in place,
the mud plaster must be smoothed. This is done by hand;
sometimes deerskins, sheepskins, and small, slightly rounded
stones are used to smooth the plaster to create a "polished"
surface. In some areas, pink or ochre pigments are mixed
into the final layer and "polished."
Whitewash: Whitewash has been used on earthen buildings
since before recorded history. Consisting of ground gypsum
rock, water, and clay, whitewash acts as a sealer, which can
be either brushed on the adobe wall or applied with large
pieces of coarse fabric such as burlap.
Initially, whitewash was considered inexpensive and easy
to apply. But its impermanence and the cost of annually
renewing it has made it less popular as a surface coating in
recent years.
Lime Plaster: Lime plaster, widely used in the 19th century
as both an exterior and interior coating, is much harder than
mud plaster. It is. however, less flexible and cracks easily. It
consists of lime. sand, and water and is applied in heavy
coats with trowels or brushes. To make the lime plaster
adhere to adobe, walls are often scored diagonally with
hatchets, making grooves about 1':-i inches deep. The
grooves are filled with a mixture of lime mortar and small
chips of stone or broken roof tiles. The wall is then covered
heavily with the lime plaster.
Cement Stucco: In the United States, cement stucco came
into use as an adobe surface coating in the early 20th century
for the revival styles of Southwest adobe architecture.
Cement stucco consists of cement, sand, and water and it is
applied with a trowel in from 1 to 3 coats over a wire mesh
nailed to the adobe surface. This material has been very
popular because it requires little maintenance when applied
over fired or stabilized adobe brick, and because it can be
easily painted.
It should be noted however, that the cement stucco does
not create a bond with unfired or unstabilized adobe; it relies
on the wire mesh and nails to hold it in place. Since nails
cannot bond with the adobe, a firm surface cannot be
guaranteed. Even when very long nails are used, moisture
within the adobe may cause the nails and the wire to rust,
thus, losing contact with the adobe.
Other Traditional Surface Coatings: These have included
items such as paints (oil base, resin, or emulsion), portland
cement washes, coatings of plant extracts, and even coatings
of fresh animal blood (mainly for adobe floors). Some of
these coatings are inexpensive and easy to apply, provide
temporary surface protection, and are still available to the
adobe owner.
Adobe Deterioration
When preservation or rehabilitation is contemplated for a
historic adobe building, it is generally because the walls or
roof of the building have deteriorated in some fashion—wails
may be cracked, eroded, pitted, bulging, or the roof may be
sagging. In planning the stabilization and repair of an adobe
building, it is necessary:
• To determine the nature of the deterioration
• To identify and correct the source of the problem causing
the deterioration
• To develop rehabilitation and restoration plans that are
sensitive to the integrity of the historic adobe building
• To develop a maintenance program once the rehabilitation
or restoration is completed.
General Advice: There are several principles that when
followed generally result in a relatively stable and permanent
adobe resource.
1. Whenever possible, secure the services or advice of a
professional architect or other preservationist proficient
in adobe preservation and stabilization. Although this
may be more costly than to "do-it-yourself." it will
probably be less expensive in the long run. Working with
a deteriorated adobe building is a complex and difficult
process. Irreversible damage may be done by well-mean-
ing hut inexperienced "restorationists." Moreover,
professional assistance may be required :o interpret local
code requirements.
2. Never begin restoration or repairs until the problems that
Deteriorated Adobe Building. By virtue of its fragile nature, the
adobe building must bt restored by thorough, systematic, and
professional measures that will insure its future survival. {Techni-
cal Preservation Services Division)
have been causing the deterioratipn of the adobe have
been found, analyzed, and solved. For instance, sagging
or bulging walls may be the result of a problem called
"rising damp" and/or excessive roof loads. Because
adobe deterioration is almost always the end product of a
combination of problems, it takes a trained professional
to analyze the deterioration, identify the source or sources
of deterioration, and halt the deterioration before full
restoration begins.
3. Repair or replace adobe building materials with the same
types of materials used originally and use the same
construction techniques. Usually the best and the safest
procedure is to use traditional building materials. Repair
or replace deteriorated adobe bricks with similar adobe
bricks. Repair or replace rotted wooden lintels with
similar wooden lintels. The problems created by introduc-
ing dissimilar replacement materials may cause problems
far exceeding those which deteriorated the adobe in the
first place.
Sources of Deterioration
The following are some common signs and sources of adobe
deterioration and some common solutions, it should be
cautioned again, however, that adobe deterioration is often
the end-product of more than one of these problems. The
remedying of only one of these will not necessarily arrest
deterioration if others are left untreated.
Structural Damage: There are several common structural
problems in adobe buildings, and while the results of these
problems are easy to see. their causes are not. Many of
these problems originate from improper design or construc-
tion, insufficient foundations, weak or inadequate materials,
or the effects of external forces such as wind, water, snow,
or earthquakes. In any case, the services of a soils engineer
and/or structural engineer knowledgeable in adobe construc-
tion may be necessary to evaluate these problems. Solutions
may involve repairing foundations, realigning leaning and
bulging walls, buttressing walls, inserting new window and
door lintels, and repairing or replacing badly deteriorated
roof structures.
There are many tell-tale signs of structural problems in
adobe buildings, the most common being cracks in ualls.
foundations, and roofs. In adobe, cracks are generally quite
visible, but their causes max be difficult to diagnose. Some
cracking is normal, such as the short hairline cracks that are
caused as the adobe shrinks and continues to dry out. More
Structural Damage and Cracking. Siiftvinv. bulftinv. and cruckinit
of wall\ and roofs arr siyns of serious problems in the adobe
building. It is always uilvisahle to secure professional services in
the repair of such problems, l:\alioniil Park Service)
extensive cracking, however, usually indicates serious struc-
tural problems. In any case, cracks, like all structural
problems, should be examined by a professional who can
make recommendations for their repair.
Water Related Problems: Generally, adobe buildings deteri-
orate because of moisture, either excessive rainwater or
ground water. Successful stabilization, restoration, and the
ultimate survival of an adobe building depends upon how
effectively a structure sheds water. The importance in
keeping an adobe building free from excessive moisture
cannot be overestimated. The erosive action of rainwater
and the subsequent drying out of adobe roofs, parapet walls,
and wall surfaces can cause furrows, cracks, deep fissures,
and pitted surfaces to form. Rain saturated adobe loses its
cohesive strength and sloughs off forming rounded corners
and parapets. If left unattended, rainwater damage can
eventually destroy adobe walls and roofs, causing their
continued deterioration and ultimate collapse. Standing rain-
water that accumulates at foundation level and rain splash
may cause "coving" (the hollowing-out of the wall just
above grade level).
Ground water (water below ground level) might be present
because of a spring, a high water table, improper drainage,
seasonal water fluctuations, excessive plant watering, or
changes in grade on either side of the wall. Ground water
rises through capillary action into the wall and causes the
adobe to erode, bulge, and cove. Coving is also caused by
spalling during the freeze-thaw cycles. As water rises from
the ground into the wall, the bond between the clay panicles
in the adobe brick breaks down. In addition, dissolved
minerals or salts brought up from the soil by the water can
be deposited on or near the surface of the wall as the
moisture evaporates. If these deposits become heavily con-
centrated, they too can deteriorate the adobe fabric. As the
adobe dries out. shrinkage cracks usually appear: loose
sections of adobe bricks and mud plaster may crumble.
A water-tight roof with proper drainage is the best
protection against rainfall erosion. Adobe wall and roof
surfaces properly maintained with traditional tiles or surface
coatings generally resist the destructive effects of rainwater.
Roof drains should be in good repair and sufficient to carry
rainwater run-off from the roof. In an effort to halt the
destructive effects of rainwater. 19th-century builders often
capped parapet walls with fired bricks. These bricks were
harder and better suited to weather the erosive action of
rainwater, however, the addition of a brick cap to an existing
parapet wall creates a drastic change in a structure's
appearance and fabric. The use of traditional lime mortar
with the fired brick is advised because it is more water-tight
and compatible with the harder brick.
Rainwater that has accumulated at adobe foundations
should be diverted away from the building. This may he
done by regrading. by building gravel-filled trenches or
brick, tile, or stone drip gutters, or by any technique that
will effectively remove the standing rainwater. Regrading is
perhaps the best solution because defective gutters and
trenches may in effect collect and hold water at the base of
the wall or foundation.
In repairing "coving." the damage caused by rain splash,
adobe bricks stabilized with soil cement might be considered.
On the other hand, concrete patches, cement stucco, and
curb-like buttresses against the coving usually have a nega-
tive effect because moisture may be attracted and trapped
behind the concrete.
Cement stucco and cement patches have the potential for
specific kinds of water re{ated adobe deterioration. The
thermal expansion coefficient of cement >tucco is 3 to 10
times greater than that of adobe resulting in cracking of the
stucco. Cracks allow both liquid water and vapor to pene-
trate the adobe beneath, and the stucco prevents the wall
from drying.
As the moisture content of the adobe increases, there is a
point at which the adobe will become soft like putty. When
the wall becomes totally saturated, the adobe mud will flow
as a liquid. This varies with the sand. clay, and silt content
of the adobe.
If the adobe becomes so wet that the clay reaches its
plastic limit, or if the adobe is exposed to a freeze-thaw
action, serious damage can result. Under the weight of the
roof, the wet adobe may deform or bulge. Since the
deterioration is hidden from view by the cement stucco.
damage may go undetected for some time. Traditional adobe
construction techniques and materials should therefore, be
used to repair or rebuild parts of the walls.
The destructive effects of moisture on adobe buildings
may be substantially halted by several remedies.
1. Shrubs, trees, and other foundation plantings may be
causing physical damage. Their roots may be growing
into the adobe, and/or they may be trapping excessive
moisture in their roots and conducting it into walls. Their
removal might be considered to halt this process.
2. Level ground immediately adjacent to the walls may be
causing poor drainage. Regrading could be considered so
that the ground slopes away from the building, eliminating
rainwater pools.
3. The installation of footing drains may be considered.
Trenches about 2 to 2'/2 feet wide and several feet deep
are dug around the adobe building at the base of the walls
or at the foundation if there is any. If the soil is weak, it
may be necessary to slope the sides of the trench to
prevent cave-in of the trench and subsequent damage to
the wall. The walls and bottom of the trench should be
lined with a polyethylene vapor barrier to prevent the
collected water from saturating the surrounding soil and
adobe w'all. Clay tile, or plastic pipe, which drain to a
sump or to an open gutter, are then laid in the bottom of
the trench. The trench is filled with gravel to within 6
inches of grade. The remaining excavation is then filled to
grade with porous soil.
A Word of Caution: Plant removal, 'rexntdint;. or trenching
may he potentially destructive to urcheolo\>ical remain*
associated with historic udohe huildinu Mfcs. Any disturh-
ance of the ground \hnnltl, therefore, hi' undertaken with
prudence and careful planning.
Once any one or all of these solutions has effectively
minimized the problems of rising ground water, the coving
and deterioration of the walls can he corrected by patching
the area with new adobe mud and by applying traditional
surface coatings. It should be remembered, however, that
unless the capillary action is stopped effectively, this erosive
condition will certainly continue. Most important, surface
coatings and patching only repair the effects of ground water
and wind erosion, they cannot cure the cause.
Coving. Still* deposited r>\ ri*iny ymund Hater can evaporate and
cuu*e \pnllifj iif:He aduhe bricks nt the hu.\e of the *all, a
*erinu* ciindititin tailed "cnvintt." Ci'viny can also hr caused
and or exucerhuted r>\ the ern\inn nf rain *pla*h. I.\utinnal Park
Sen-ice i
• RAIN EROSION
WIND EROSION
GROUND WATER
RISING DAMP
Water, Wind. Animal, Insect, and Vegetation Damage. Stint dete-
rioration of udohe huildinu* inn he i.lireitl\ correlated with the
pretence of -.-ither e.vce\\ivc rainnater, vniundwuier. or hoth.
Succe**ful iiduhe \t,ih<:i~itii'»i and ri-*loralii>n depend* upon
keeping trie tuiohr huildim; rnni\;ure free, repaired, and well
maintained. >Drtin-i'tti hv Dmid W. l.iink. AI.4. ha\ed ;in sketches
h\ Albert \. Happen
Wind Erosion: Wind-blown sand has often been cited as a
factor in adobe fabric erosion. Evidence of wind erosion is
often difficult to isolate because the results are similar to
water erosion: however, furrowing caused by wind is usually
more obvious at the upper half of the wall and at the
corners, while coving from rainsplash and ground water is
usually at the lower third of the wall.
Maintenance is the key to mitigating the destructive effects
of wind erosion. Wind damage on adobe walls.and roof
surfaces should be repaired with new adobe mud. Any
traditional surface coating may be applied to protect against
any possible future destructive effects. If high wind is a
continuing problem, a wind screen or breaker might be built,
using fencing or trees. Care should be taken to plant trees
far enough away from the structure so that the roots will not
destroy the foundation or trap moisture.
Vegetation, Insects, and Vermin: Vegetation and pests are
natural phenomena that can accelerate adobe deterioration.
Seeds deposited by the wind or by animals may germinate in
adobe walls or roofs as they would in any soil. The action of
roots may break down adobe bricks or cause moisture
retention which will harm the structure. Animals, birds, and
insects often live in adobe structures, burrowing and nesting
in walls or in foundations. These pests undermine and
destroy the structural soundness of the adobe building. The
possibility of termite infestation should not be overlooked
since termites can travel through adobe walls as they do
through natural soil. Wood members (lintels, floors, window
and door shutters, and roof members) are all vulnerable to
termite attack and destruction.
It is important to rid adobe structures immediately of all
plant, animal, and insect pests and to take preventive
measures against their return. Seedlings should be removed
from the adobe as soon as they are discovered. Large plants
should be removed carefully so that their root systems will
not dislodge adobe material. Pest control involving the use
of chemicals should be examined carefully in order to assess
the immediate and longlasting effects of the chemicals on the
adobe building. Professional advice in this area is important
not only because chemicals may be transported into the
walls by capillary action and have a damaging effect on the
adobe fabric, but also for reasons of human and environmen-
tal safety.
Material Incompatibilities: As adobe buildings are contin-
ually swelling and shrinking, it is likely that repair work has
already been carried out sometime during the life of the
building. Philosophies regarding adobe preservation have
changed, and so have restoration and rehabilitation tech-
niques. Techniques acceptable only 10 years ago are no
longer considered appropriate. Until recently, adobe bricks
have been repointed with portland cement; deteriorated
wooden-lintels and doors have been replaced with steel ones;
and adobe walls have been sprayed with plastic or latex
surface coatings. The hygroscopic nature of adobe has
rendered these techniques ineffective and, most important,
destructive. The high strength of portland cement mortar
and stucco has caused the weaker adobe brick to crack and
crumble during the differential expansion of these incompat-
ible materials. Steel lintels are much more rigid than adobe.
When the building expands, the adobe walls twist because
they are more flexible than the steel. Plastic and latex wall
coatings have been used to seal the surface, keeping it from
expanding with the rest of the brick. Portions of the wall
have consequently broken off. In some instances, incompat-
ible materials can be removed from the building without
subsequently damaging the structure. Other times, this is not
possible. Professional advice is therefore recommended.
Repairing and Maintaining the Historic Adobe Building
Once the adobe deterioration and any resulting structural
damage is repaired, the restoration of the udohe building can
proceed. Careful attention should be given to replace, repair,
and/or reproduce all damaged materials with traditional or
original materials.
Patching and Repairing Adobe Brick: In patching and
replacing adobe brick, every reasonable effort should be
made to. find clay with a texture and color similar to the
original fabric. When an individual adobe brick has partially
disintegrated, it may be patched in place. The deteriorated
material may be scraped out and replaced with appropriate
adobe mud. Often fragments of the original adobe brick have
been ground up. mixed with water, and reused to patch the
eroded area. However, some professionals advise against the
reuse of material which has spalled off because it frequently
contains a high concentration of salts.
If a substantial amount of the brick has been destroyed or
spalled, commercially made adobe bricks and half-bricks can
be obtained, or they may be made at the site or nearby.
Generally these are 3 or 4 inches thick, and ideally they are
composed of unstabllized adobe (that is. without any chemi-
cal additives). The deteriorated adobe bricks should be
scraped out to insert the new bricks. If most of the brick is
not deteriorated, then the deteriorated portion may be
replaced with a half-brick. It may be necessary to cut back
into undeteriorated portions of the brick to achieve a flush
fit of the new or half-bricks. Spray (do not soak) the new
brick and surrounding area lightly with water to facilitate a
better bond. Too much moisture can cause swelling. Always
use traditional adobe mud mortar.
When entire bricks or sections of the brick walls have to
be replaced, caution should be exercised when buying ready-
made bricks. Many are now manufactured using stabilizing
agents (portland cement, lime, or emulsified asphalt) in their
composition. While the inclusion of these agents in new
adobe bricks is a technical advancement in their durability,
they will prove incompatible with the fabric of the historic
Cement Mortar Incompatibility. The stronger and less flexible
cement mortar ha* caused the softer adobe brick* to crumble thus
leaving a "honeycomb" of cement mortar joints. (National Park
Service)
adobe ouilding. Concrete blocks and cinderblocks are like-
wise tempting solutions to extensive adobe brick replace-
ment; but. like commercially stabilized adobe bricks, they
are not compatible with older and more unstable adobe
bricks. However, concrete blocks have been used for interior
partitions successfully.
Patching and Replacing Mortar: In repairing loose and
deteriorated adobe mortar, care should also be taken to
match the original material, color, and texture. Most impor-
tant, never replace adobe mud mortar with lime mortar or
Portland cement mortar. It is a common error to assume that
mortar hardness or strength is a measure of its suitability in
adobe repair or reconstruction. Mortars composed of port-
land cement or lime do not have the same thermal expansion
rate as adobe brick. With the continual thermal expansion
and contraction of adobe bricks, portland cement or lime
mortars will cause the bricks—the weaker material—to
crack, crumble, and eventually disintegrate.
It is recognized, however, that some late historic adobe
buildings have always had portland cement or lime mortars
used in their initial construction. The removal and replace-
ment of these mortars with mud mortar is not advised
because their removal is usually destructive to the adobe
bricks.
In repairing adobe cracks, a procedure similar to repoint-
ing masonry joints may be used. It is necessary to rake out
the cracks to a depth of 2 or 3 times the width of a mortar
joint to obtain a good "key" (mechanical bond) of the
mortar to the adobe bricks. The bricks should be sprayed
lightly with water to increase the cohesive bond. A trowel or
a large grout gun with new adobe mud mortar may then be
used to fill the cracks.
Repairing and Replacing Wooden Members: Rotted or ter-
mite infested wood members such as rigus, savinos, lintels,
wall braces, or flooring should be repaired or replaced.
Wood should always be replaced with wood. For carved
corbels, however, specially formulated low-strength epoxy
consolidants and patching compounds may be used to make
repairs, thus saving original craftsmanship. Tests, however,
should be made prior to repairs to check on desired results
since they usually are not reversible. This is an area of
building repair that ought not be attempted by the amateur.
For further information, see Epoxies for Wood Repairs in
Historic Buildings, cited in the reading list of this brief.
Patching and Replacing Surface Coatings: Historically, al-
most every adobe building surface was coated. When these
coatings deteriorate, they need to be replaced. Every effort
should be made to recoat the surface with the same material
that originally coated the surface.
When the coating has been mud plaster, the process
requires that the deteriorated mud plaster be scraped off and
replaced with like materials and similar techniques, attempt-
ing in all cases to match the repair work as closely as
possible to the original. It is always better to cover adobe
with mud plaster even though the mud plaster must be
renewed more frequently.
The process is not so simple where lime plaster and
portland cement stuccos are involved. As much of the
deteriorated surface coating as possible should be removed
without damaging the adobe brick fabric underneath. Never
put another coat of lime plaster or portland cement stucco
over a deteriorated surface coating. If serious deterioration
does exist on the surface, then it is likely that far greater
deterioration exists below. Generally this problem is related
to water, in which case it is advisable 10 consult a profes-
sional.
If extensive recoatings in lime plaster or portland cement
stucco are necessary, the owner of an adobe building might
consider furring out the walls with lathing, then plastering
over, thus creating a moisture barrier. Always patch with
the same material that is being replaced. Although lime
plaster and portland cement stucco are less satisfactory as a
surface coating, many adobe buildings have always had them
as a surface coating. Their complete removal is inadvisable
as the process may prove to be more damaging than the
natural deterioration.
Roofs: Flat adobe roofs should be restored and maintained
with their original form and materials; however, it may not
be feasible or prudent to restore or reconstruct a flat adobe
roof on a building if the roof has previously been modified to
a gable roof with sheet metal, tiles, or wood shingles.
If an existing flat adobe roof is restored with a fresh layer
of adobe mud over an existing mud roof, care should be
taken to temporarily support the roof during the work
because adobe mud is heavier wet than after it has cured. If
not supported, the roof may collapse or deflect. If the
wooden roof supports are allowed to sag during such work,
the wood may take a permanent deflection, resulting in
inadequate drainage and/or "ponding" at low points. Pond-
ing is especially damaging to adobe roofs since standing
water will eventually soak through the mud and cause the
wooden roof members to rot.
On an adobe building, it is not advisable to construct a
new roof that is heavier than the roof it is replacing. If the
walls below have unconnected moisture problems, the added
weight of a new roof may cause the walls to bulge (a
deformation caused while the adobe mud is in a plastic
state). If the walls are dry but severely deteriorated, the
added weight may cause the walls to crack or crumble
(compression failure).
Floors, Windows, Doors, Etc.: Windows, doors, floors, and
other original details of the older adobe building should be
retained whenever feasible. It is, however, understandable
when the demands of modern living make it necessary to
change some of these features: thermal windows and doors,
easily maintained floors, etc. But every reasonable effort
should be made to retain original interior and exterior details.
Maintenance
Cyclical maintenance has always been the key to successful
adobe building survival. As soon as rehabilitation or resto-
ration has been completed, some program of continuing
maintenance should be initiated. Changes in the building
should particularly be noted. The early stages of cracking,
sagging, or bulging in adobe walls should be monitored
regularly. All water damage should be noted and remedied
at its earliest possible stages. Plant, animal, and insect
damage should be halted before it becomes substantial. The
roof should be inspected periodically. Surface coatings must
be inspected frequently and repaired or replaced as the need
indicates.
Mechanical systems should be monitored for break-down.
For instance, leaking water pipes and condensation can be
potentially more damaging to the adobe building than to a
brick, stone, or frame structure. Observing adobe buildings
for subtle changes and performing maintenance on a regular
basis is a policy which cannot be over emphasized. It is the
nature of adobe buildings to deteriorate, but cyclical mainte-
nance can substantially deter this process, thus producing a
relatively stable historic adobe building.
Summary Articles. Periodicals, and Bibliographies:
In conclusion, to attempt the preservation of an adobe
building is almost a contradiction. Adobe is a formed-earth
material, a little stronger perhaps than the soil itself, but a
material whose nature is to deteriorate. The preservation of
historic adobe buildings, then, is a broader and more
complex problem than most people realize. The propensity
of adobe to deteriorate is a natural, on-going process. While
it would be desirable to arrest that process in order to
safeguard the building, no satisfactory method has yet been
developed. Competent preservation and maintenance of
historic adobe buildings in the American Southwest must (1)
accept the adobe material and its natural deterioration. (2)
understand the building as a system, and (3) understand the
forces of nature which seek to return the building to its
original state.
BIBLIOGRAPHY
Books:
Baer. Kurt; and Rudinger. Huge. Architecture of the California
Missions. Los Angeles: University of California Press. 1958.
Boundreau. E. H. Mtikinx the Adobe Brick. Berkeley. Calif.: Fifth
Street Press. 1971.
Bunting. Bainbridge. Early Architecture in New Mexico. Albu-
querque: University of New Mexico Press. 1976.
— Of Earth and Timbers Made: New Mexico Architecture.
Albuquerque: University of New Mexico Press. 1974.
Clifton. James R. Preservation of Historic Adobe Structures: A
Status Report. Washington. D.C.: National Bureau of Stand-
ards Technical Note 934. US Government Printing Office.
Stock No. 003-003-01740-0. Feb. 1977.
McHenry. Paul Graham. Jr. Adobe—Build it Yourself. Tucson.
Ariz.: University of Arizona Press. 1973.
Phillips. Morgan W.; and Selwyn. Judith E. Epoxies for Wood
Repairs in Historic Buildings. Washington. D.C.: Heritage
Conservation and Recreation Service. 1978.
"Adobe. Past and Present." Reprinted from El Palacio. Vol. 77.
no. 4(1971).
"An Architectural Guide to Northern New Mexico." New Mexico
Architecture. Vol. 12. nos. 9 and 10 (Sept.-Oct. 1970).
Adohe Sews. Los Lunas New Mexico. Published bimonthly.
Barnes. Mark R. "Adobe Bibliography." The Association for
Preservation Technology Bulletin. Vol. 7. no. I (1975).
Eyre. T. A. "The Physical Properties of Adobe Used as a Building
Material." The University of New Mexico Bulletin. Engineer-
ing Series. Vol. 1. no. 3 (J935).
George. Eugene. "Adobe Bibliography." The Association for
Preservation Technology Bulletin. Vol. 5. no. 4 (1974).
Haapala. K. V. "Stabilizing and Restoring Old Adobe Structures
in California." Newsletter of the National Association of
Restoration Specialists. Murphy. Calif.. June 1972.
Hooker. Van Dorn. "To Hand Plaster or Not?" New Mexico
Architecture. Vol. 19. no. 5 (Sept.-Oct. 1977).
Many individuals have contributed to the direction, the content and the final
form of this Preservation Brief. The text and illustration materials were
prepared by de Teel Patterson Tiller. Architectural Historian, and
David W. Look. AIA. Technical Preservation Services Division. Much
of the technical information was based upon an unpublished report
prepared under contract for thi> office by Ralph H. Comey. Robert C.
Giebner. and Albert N. Hopper. College of Architecture. University of
Arizona. Tucson. Valuable suggestions and comments were made by
architects Eugene George. Austin. Texas: John P. Conron. Santa Fe:
and David G. Battle. Santa Fe. Other staff members who provided
editorial assistance include H. Ward Jandl. and Kay D. Weeks.
This publication was prepared pursuant to Executive Order 11593, "Protection
and Enhancement of the Cultural Environment." which directs the Secretary of
the Interior to "develop and nuke available to Federal agencies and State and
local governments information concerning professional methods and techniques
for preserving, improving, restoring and maintaining historic properties." The
Brief has been developed under the technical editorship of Lee H. Nelson. AIA.
Chief, Preservation Assistance Division. National Park Service. U.S. Depart-
ment of the Interior. Washington. D.C. 20240. Comments on the usefulness of
this information are welcome and can be sent to Mr. Nelson at the above ad-
dress. This publication is not copyrighted and can be reproduced without penal-
ty. Normal procedures for credit to the author and the National Park Service are
appreciated. August 1978.
• • v ',- • - - .:v "-" :.•-• x..
Renewing the Surface Coming. Traditionally, adohe surface coalings that proteiteJ the fragile ailohe huildinu tahru were renewed -very
jess sears. Recentls however. hie.h lahor costs have made this ,i relatively expensive process. Women are seen here recoalint; an udohe wall
with mud plaster mixed with straw at Chamisai. Ness Mexico, iPhoto hy Russell l.ee. Farm Security Administration Collection.
Lihrary of Congress)
8
U.S. Department of the Interior
National Park Service
Preservation Assistance Division
"^Technical Preservation Services
Preservation
Briefs: 9
The Repair of
Historic Wooden Windows
John H. Myers
The windows on many historic buildings are an important
aspect of the architectural character of those buildings.
Their design, craftsmanship, or other qualities may make
them worthy of preservation. This is self-evident for or-
namental windows, but it can be equally true for
warehouses or factories where the windows may be the
most dominant visual element of an otherwise plain
building (see figure 1). Evaluating the significance of
these windows and planning for their repair or replace-
ment can be a complex process involving both objective
and subjective considerations. The Secretary of the In-
terior's Standards for Rehabilitation, and the accompany-
ing guidelines, call for respecting the significance of
original materials and features, repairing and retaining
them wherever possible, and when necessary, replacing
them in kind. This Brief is based on the issues of
'•gnificance and repair which are implicit in the standards,
..(it the primary emphasis is on the technical issues of
planning for the repair of windows including evaluation
of their physical condition, techniques of repair, and
design considerations when replacement is necessary.
fture !. Windows are frequently important visual focal points, esuecial-
on simviu facades such as this mill building. Replacement of the multi-
jne windows here with larger panes could dramatically change the ap-
pearance of the building. The areas of missing windows convey the im-
pression of such a change. Photo: John T. Lowe
Much of the technical section presents repair techniques as
an instructional guide for the do-it-yourselfer. The infor-
mation will be useful, however, for the architect, contrac-
tor, or developer on large-scale projects. It presents a
methodology for approaching the evaluation and repair of
existing windows, and considerations for replacement,
from which the professional can develop alternatives and
specify appropriate materials and procedures.
Architectural or Historical Significance
Evaluating the architectural or historical significance of
windows is the first step in planning for window treat-
ments, and a general understanding of the function and
history of windows is vital to making a proper evalua-
tion. As a part of this evaluation, one must consider four
basic window functions: admitting light to the interior
spaces, providing fresh air and ventilation to the in-
terior, providing a visual link to the outside world, and
enhancing the appearance of a building. No single factor
can be disregarded when planning window treatments; for
example, attempting to conserve energy by closing up or
reducing the size of window openings may result in the
use of more energy by increasing electric lighting loads
and decreasing passive solar heat gains.
Historically, the first windows in early American houses
were casement windows; that is, they were hinged at the
side and opened outward. In the beginning of the eigh-
teenth century single- and double-hung windows were in-
troduced. Subsequently many styles of these vertical
sliding sash windows have come to be associated with
specific building periods or architectural styles, and this is
an important consideration in determining the significance
of windows, especially on a local or regional basis. Site-
specific, regionally oriented architectural comparisons
should be made to determine the significance of windows
in question. Although such comparisons may focus on
specific window types and their details, the ultimate deter-
mination of significance should be made within the con-
text of the whole building, wherein the windows are one
architectural element (see figure 2).
After all of the factors have been evaluated, windows
should be considered significant to a building if they: 1)
are original, 2) reflect the original design intent for the
building, 3) reflect period or regional styles or building
practices, 4) reflect changes to the building resulting
from major periods or events, or 5) are examples of ex-
ceptional craftsmanship or design. Once this evaluation
of significance has been completed, it is possible to pro-
For sale by the Superintendent of Documents, U.S. Government Printing Office. Washington. D.C. 2OW2
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Window Elevation Window Sections
. Muntin Profiles
These are only three examples
of many possible profiles. Mun-
tins can contribute substantially
to window significance.
Figure 2. These drawings of window details identify major components, terminology, and installation details for a wooden double-hung window.
ceed with planning appropriate treatments, beginning
with an investigation of the physical condition of the
windows.
Physical Evaluation
The key to successful planning for window treatments is
a careful evaluation of existing physical conditions on a
unit-by-unit basis. A graphic or photographic system may
be devised to record existing conditions and illustrate the
scope of any necessary repairs. Another effective tool is a
window schedule which lists all of the parts of each win-
dow unit. Spaces by each part allow notes on existing
conditions and repair instructions. When such a schedule
is completed, it indicates the precise tasks to be performed
in the repair of each unit and becomes a part of the
specifications. In any evaluation, one should note at a
minimum, 1) window location, 2) condition of the paint,
3) condition of the frame and sill, 4) condition of the sash
(rails, stiles and muntins), 5) glazing problems, 6) hard-
ware, and 7) the overall condition of the window (ex-
cellent, fair, poor, and so forth).
Many factors such as poor design, moisture, vandalism,
insect attack, and lack of maintenance can contribute to
window deterioration, but moisture is the primary con-
tributing factor in wooden window decay. All window
units should be inspected to see if water is entering around
the edges of the frame and, if so, the joints or seams
should be caulked to eliminate this danger. The glazing
putty should be checked for cracked, loose, or missing
sections which allow water to saturate the wood, especial-
ly at the joints. The back putty-on the interior side of the
pane should also be inspected, because it creates a seal
which prevents condensation from running down into the
joinery. The sill should be examined to insure that it
slopes downward away from the building and allows
water to drain off. In addition, it may be advisable to cut
a dripline along the underside of the sill. This almost in-
visible treatment will insure proper water run-off, particu-
larly if the bottom of the sill is flat. Any conditions, in-
cluding poor original design, which permit water to come
in contact with the wood or to puddle on the sill must be
corrected as they contribute to deterioration of the win-
dow.
One clue to the location of areas of excessive moisture (
is the condition of the paint; therefore, each window
should be examined for areas of paint failure. Since ex-
cessive moisture is detrimental to the paint bond, areas of
paint blistering, cracking, flaking, and peeling usually
identify points of water penetration, moisture saturation,
and potential deterioration. Failure of the paint should
not, however, be mistakenly interpreted as a sign that the
wood is in poor condition and hence, irreparable. Wood
is frequently in sound physical condition beneath unsight-
ly paint. After noting areas of paint failure, the next step
is to inspect the condition of the wood, particularly at the
points identified during the paint examination.
Each window should be examined for operational
soundness beginning with the lower portions of the frame
and sash. Exterior rainwater and interior condensation can
flow downward along the window, entering and collecting
at points where the flow is blocked. The sill, joints be-
tween the sill and jamb, corners of the bottom rails and
muntin joints are typical points where water collects and
deterioration begins (see figure 3). The operation of the
window (continuous opening and closing over the years
and seasonal temperature changes) weakens the joints,
causing movement and slight separation. This process
makes the joints more vulnerable to water which is readi-
ly absorbed into the end-grain of the wood. If severe
deterioration exists in these areas, it will usually be ap-
parent on visual inspection, but other less severely deteri-
orated areas of the wood may be tested by two traditional /
methods using a small ice pick. V.
An ice pick or an awl may be used to test wood for
soundness. The technique is simply to jab the pick into a
wetted wood surface at an angle and pry up a small sec-
Figure 3. Deterioration of poorly maintained windows usually begins on
horizontal surfaces and at joints where water can collect and saturate the
wood. The problem areas are clearly indicated by paint failure due to
moisture. Photo: Baird M. Smith. AlA
tion of the wood. Sound wood will separate in long
fibrous splinters, but decayed wood will lift up in short ir-
regular pieces due to the breakdown of fiber strength.
Another method of testing for soundness consists of
pushing a sharp object into the wood, perpendicular to
the surface. If deterioration has begun from the hidden
side of a member and the core is badly decayed, the visi-
ble surface may appear to be sound wood. Pressure on
the probe can force it through an apparently sound skin
to penetrate deeply into decayed wood. This technique is
especially useful for checking sills where visual access to
} the underside is restricted.
Following the inspection and analysis of the results, the
scope of the necessary repairs will be evident and a plan
for the rehabilitation can be formulated. Generally the ac-
tions necessary to return a window to "like new" condi-
tion will fall into three broad categories: 1) routine main-
tenance procedures, 2) structural stabilization, and 3)
parts replacement. These categories will be discussed in
the following sections and will be referred to respectively
as Repair Class I, Repair Class II, and Repair Class III.
Each successive repair class represents an increasing level
of difficulty, expense, and work time. Note that most of
the points mentioned in Repair Class I are routine main-
tenance items and should be provided in a regular main-
tenance program for any building. The neglect of these
routine items can contribute to many common window
problems.
Before undertaking any of the repairs mentioned in the
following sections all sources of moisture penetration
should be identified and eliminated, and all existing decay
fungi destroyed in order to arrest the deterioration pro-
cess. Many commercially available fungicides and wood
preservatives are toxic, so it is extremely important to
follow the manufacturer's recommendations for applica-
tion, and store all chemical materials away from children
and animals. After fungicidal and preservative treatment
the windows may be stabilized, retained, and restored
with every expectation tor a long service life.
Repair Class I: Routine Maintenance
Repairs to wooden windows are usually labor intensive
and relatively uncomplicated. On small scale projects this
allows the do-it-yourselfer to save money by repairing
all or part of the windows. On larger projects it presents
the opportunity for time and money which might other-
wise be spent on the removal and replacement of existing
windows, to be spent on repairs, subsequently saving all
or part of the material cost of new window units. Regard-
less of the actual costs, or who performs the work, the
evaluation process described earlier will provide the
knowledge from which to specify an appropriate work
program, establish the work element priorities, and iden-
tify the level of skill needed by the labor force.
The routine maintenance required to upgrade a window
to "like new" condition normally includes the following
steps: 1) some degree of interior and exterior paint
removal, 2) removal and repair of sash (including reglaz-
ing where necessary), 3) repairs to the frame, 4) weather-
stripping and reinstallation of the sash, and 5) repainting.
These operations are illustrated for a typical double-hung
wooden window (see figures 4a-f), but they may be
adapted to other window types and styles as applicable.
Historic windows have usually acquired many layers of
paint over time. Removal of excess layers or peeling and
flaking paint will facilitate operation of the window and
restore the clarity of the original detailing. Some degree of
paint removal is also necessary as a first step in the prop-
er surface preparation for subsequent refinishing (if paint
color analysis is desired, it should be conducted prior to
the onset of the paint removal). There are several safe and
effective techniques for removing paint from wood,
depending on the amount of paint to be removed. Several
techniques such as scraping, chemical stripping, and the
use of a hot air gun are discussed in "Preservation Briefs:
10 Paint Removal from Historic Woodwork" (see Addi-
tional Reading section at end).
Paint removal should begin on the interior frames, be-
ing careful to remove the paint from the interior stop and
the parting bead, particularly along the seam where these
stops meet the jamb. This can be accomplished by run-
ning a utility knife along the length of the seam, breaking
the paint bond. It will then be much easier to remove the
stop, the parting bead and the sash. The interior stop may
be initially loosened from the sash side to avoid visible
scarring of the wood and then gradually pried loose using
a pair of putty knives, working up and down the stop in
small increments (see figure 4b). With the stop removed,
the lower or interior sash may be withdrawn. The sash
cords should be detached from the sides of the sash and
their ends may be pinned with a nail or tied in a knot to
prevent them from falling into the weight pocket.
Removal of the upper sash on double-hung units is
similar but the parting bead which holds it in place is set
into a groove in the center of the stile and is thinner and
more delicate than the interior stop. After removing any
paint along the seam, the parting bead should be carefully
pried out and worked free in the same manner as the in-
terior stop. The upper sash can be removed in the same
manner as the lower one and both sash taken to a conve-
nient work area (in order to remove the sash the interior
stop and parting bead need only be removed from one
side of the window). Window openings can be covered
with polyethylene sheets or plywood sheathing while the
sash are out for repair.
The sash can be stripped of paint using appropriate
techniques, but if any heat treatment is used (see figure
4c), the glass should be removed or protected from the
sudden temperature change which can cause breakage. An
Figure 4a. The following series of photographs of
the repair of a historic double-hung window use a
unit which is structurally sound but has many
layers of paint, some cracked and missing putty,
slight separation at the joints, broken sash cords,
and one cracked pane. Photo: John H. Myers
Figure 4b. After removing paint from the seam
between the interior stop and the jamb, the stop
can be pried out and gradually worked loose using
a pair of putty knives as shown. To avoid visible
scarring of the wood, the sash can be raised and
the stop pried loose initially from the outer side.
Photo: John H. Myers
Figure 4c. Sash can be removed and repaired in a
convenient work area. Paint is being removed from
this sash with a hot air gun while an asbestos
sheet protects the glass from sudden temperature
change. Photo: John H. Myers
Figure 4d. Reglazing or replacement of the putty
requires that the existing putty be removed
manually, the glazing points be extracted, the
glass removed, and the back putty scraped out. To
regldze, a bed of putty is laid around the perimeter
of 'he rabbet, the pane is pressed into place,
glazing points are inserted to hold the pane
(shown), and a final seal of putty is beveled
around the edge of the glass. Photo: John H.
Myers
Figure 4e. A common repair is the replacement of
broken sash cords with new cords (shown) or with
chains. The weight pocket is often accessible
through a removable plate in the jaml\ or by
removing the interior trim. Photo: John H. Myers
Figure 4f. Following the relatively simple repairs,
the window is weathertight. like new in
appearance, and serviceable for many years to
come. Both the historic material and the detailing
and craftsmanship of this original window have
been preserved. Photo: John H. Myers
overlay of aluminum foil on gypsum board or asbestos
can protect the glass from such rapid temperature
change. It is important to protect the glass because it
may be historic and often adds character to the window.
Deteriorated putty should be removed manually, taking
not to damage the wood along the rabbet. If the
ass is to be removed, the glazing points which hold the
glass in place can be extracted and the panes numbered
and removed for cleaning and reuse in the same open*
ings. With the glass panes out, the remaining putty can be
removed and the sash can be sanded, patched, and
primed with a preservative primer. Hardened putty in
the rabbets may be softened by heating with a soldering
iron at the point of removal. Putty remaining on the
glass may be softened by soaking the panes in linseed
oil, and then removed with less risk of breaking the
glass. Before reinstalling the glass, a bead of glazing
compound or linseed oil putty should be laid around the
rabbet to cushion and seal the glass. Glazing compound
should only be used on wood which has been brushed
with linseed oil and primed with an oil based primer or
paint. The pane is then pressed into place and the glaz-
ing points are pushed into the wood around the perim-
eter of the pane (see figure 4d). The final glazing com-
pound or putty is applied and beveled to complete the
seal. The sash can be refinished as desired on the inside
and painted on the outside as soon as a "skin" has formed
on the putty, usually in 2 or 3 days. Exterior paint should
cover the beveled glazing compound or putty and lap
over onto the glass slightly to complete a weathertight
seal. After the proper curing times have elapsed for paint
and putty, the sash will be ready for reinstallation.
While the sash are out of the frame, the condition of
)the wood in the jamb and sill can be evaluated. Repair
and refinishing of the frame may proceed concurrently
with repairs to the sash, taking advantage of the curing
times for the paints and putty used on the sash. One of
the-most common work items is the replacement of the
sash cords with new rope cords or with chains (see figure
4e). The weight pocket is frequently accessible through a
door on the face of the frame near the sill, but if no door
exists, the trim on the interior face may be removed tor
access. Sash weights may be increased for easier window
operation by elderly or handicapped persons. Additional
repairs to the frame and sash may include consolidation
or replacement of deteriorated wood. Techniques for these
repairs are discussed in the following sections.
The operations just discussed summarize the efforts
necessary to restore a window with minor deterioration to
"like new" condition (see figure 4f). The techniques can be
applied by an unskilled person with minimal training and
experience. To demonstrate the practicality of this ap-
proach, and photograph it, a Technical Preservation Ser-
vices staff member repaired a wooden double-hung, two
over two window which had been in service over ninety
years. The wood was structurally sound but the window
had one broken pane, many layers of paint, broken sash
cords and inadequate, worn-out weatherstripping. The
staff member found that the frame could be stripped of
paint and the sash removed quite easily. Paint, putty and
glass removal required about one hour for each sash, and
the reglazing of both sash was accomplished in about one
, hour. Weatherstripping of the sash and frame, replace-
ment of the sash cords and reinstallation of the sash, part-
ing bead, and rtop required an hour and a half. These
times refer only to individual operations; the entire proc-
ess took several days due to the drying and curing times
for putty, primer, and paint, however, work on other win-
dow units could have been in progress during these lag
times.
Repair Class II: Stabilization
The preceding description of a window repair job focused
on a unit which was operationally sound. Many windows
will show some additional degree of physical deteriora-
tion, especially in the vulnerable areas mentioned earlier,
but even badly damaged windows can be repaired using
simple processes. Partially decayed wood can be water-
proofed, patched, built-up, or consolidated and then
painted to achieve a sound condition, good appearance,
and greatly extended life. Three techniques for repairing
partially decayed or weathered wood are discussed in this
section, and all three can be accomplished using products
available at most hardware stores.
One established technique for repairing wood which is
split, checked or shows signs of rot, is to: 1) dry the
wood, 2) treat decayed areas with a fungicide. 3) water-
proof with two or three applications of boiled linseed oil
(applications every 24 hours), 4) fill cracks and holes with
putty, and 5) after a "skin" forms on the putty, paint the
surface. Care should be taken with the use of fungicide
which is toxic. Follow the manufacturers' directions and
use only on areas which will be painted. When using any
technique of building up or patching a flat surface, the
finished surface should be sloped slightly to carry water
away from the window and not allow it to puddle. Caulk-
ing of the joints between the sill and the jamb will help
reduce further water penetration.
When sills or other members exhibit surface weathering
they may also be built-up using wood putties or home-
made mixtures such as sawdust and resorcinoi glue, or
whiting and varnish. These mixtures can be built up in
successive layers, then sanded, primed, and painted. The
same caution about proper slope for flat surfaces applies
to this technique.
Wood may also be strengthened and stabilized by con-
solidation, using semi-rigid epoxies which saturate the
porous decayed wood and then harden. The surface of the
consolidated wood can then be filled with a semi-rigid
epoxy patching compound, sanded and painted (see figure
5). Epoxy patching compounds can be used to build up
Figure 5. This illustrates a two-part epoxy patching compound -^ed to fill
the surface of a weathered sill and rebuild the missing edge. Kite* the epoxy
cures, it can be sanded smooth and painted'to achieve a durable -iJ
waterproof repair. Photo: John H. Myers
missing sections or decayed ends of members. Profiles can
be duplicated using hand molds, which are created by
pressing a ball of patching compound over a sound sec-
tion of the profile which has been rubbed with butcher's
wax. This can be a very efficient technique where there
are many typical repairs to be done. Technical Preserva-
tion Services has published Epoxies for Wood Repairs
in Historic Buildings (see Additional Reading section at
end), which discusses the theory and techniques of epoxy
repairs. The process has been widely used and proven in
marine applications; and proprietary products are avail-
able at hardware and marine supply stores. Although
epoxy materials may be comparatively expensive, they
hold the promise of being among the most durable and
long lasting materials available for wood repair.
Any of the three techniques discussed can stabilize and
restore the appearance of the window unit. There are
times, however, when the degree of deterioration is so ad-
vanced that stabilization is impractical, and the only way
to retain some of the original fabric is to replace damaged
parts.
Repair Class III: Splices and Parts Replacement
When parts of the frame or sash are so badly deteriorated
that they cannot be stabilized there are methods which
permit the retention of some of the existing or original
fabric. These methods involve replacing the deteriorated
parts with new matching pieces, or splicing new wood in-
to existing members. The techniques require more skill
and are more expensive than any of the previously dis-
cussed alternatives. It is necessary to remove the sash
and/or the affected parts of the frame and have a
carpenter or woodworking mill reproduce the damaged or
missing parts. Most millwork firms can duplicate parts,
such as muntins, bottom rails, or sills, which can then be
incorporated into the existing window, but it may be
necessary to shop around because there are several factors
controlling the practicality of this approach. Some wood-
working mills do not like to repair old sash because nails
or other foreign objects in the sash can damage expensive
knives (which cost far more than their profits on small
repair jobs); others do not have cutting knives to
duplicate muntin profiles. Some firms prefer to concen-
trate on larger jobs with more profit potential, and some
may not have a craftsman who can duplicate the parts. A
little searching should locate a firm which will do
the job, and at a reasonable price. If such a firm does not
exist locally, there are firms which undertake this kind of
repair and ship nationwide. It is possible, however, for
the advanced do-it-yourselfer or craftsman with a table
saw to duplicate moulding profiles using techniques
discussed by Gordie Whittington in "Simplified Methods
for Reproducing Wood Mouldings," Bulletin of the
Association for Preservation Technology, Vol. Ill, No. 4,
1971, or illustrated more recently in The Old House,
Time-Life Books, Alexandria, Virginia, 1979.
The repairs discussed in this section involve window
frames which may be in very deteriorated condition,
possibly requiring removal; therefore, caution is in
order. The actual construction of wooden window frames
and sash is not complicated. Pegged mortise and tenon
units can be disassembled easily, if the units are out of the
building. The installation or connection of some frames to
the surrounding structure, especially masonry walls, can
complicate the work immeasurably, and may even require
dismantling of the wall. It may be useful, therefore, to
take the following approach to frame repair: 1) conduct
regular maintenance of sound frames to achieve the
longest life possible, 2) make necessary repairs in place
wherever possible, using stabilization and splicing tech-
niques, and 3) if removal is necessary, thoroughly in- ,
vestigate the structural detailing and seek appropriate pro-
fessional consultation.
Another alternative may be considered if parts replace-
ment is required, and that is sash replacement. If extensive
replacement of parts is necessary and the job becomes
prohibitively expensive it may be more practical to pur-
chase new sash which can be installed into the existing
frames. Such sash are available as exact custom reproduc-
tions, reasonable facsimiles (custom windows with similar
profiles), and contemporary wooden sash which are
similar in appearance. There are companies which still
manufacture high quality wooden sash which would
duplicate most historic sash. A few calls to local build-
ing suppliers may provide a source of appropriate replace-
ment sash, but if not, check with local historical
associations, the state historic preservation office,
or preservation related magazines and supply catalogs for
information.
If a rehabilitation project has a large number of win-
dows such as a commercial building or an industrial com-
plex, there may be less of a problem arriving at a solu-
tion. Once the evaluation of the windows is completed
and the scope of the work is known, there may be a
potential economy of scale. Woodworking mills may be
interested in the work from a large project; new sash in
volume may be considerably less expensive per unit;
crews can be assembled and trained on site to perform all
of the window repairs; and a few extensive repairs can be -.
absorbed (without undue burden) into the total budget Y
for a large number of sound windows. While it may be
expensive for the average historic home owner to pay
seventy dollars or more for a mill to grind a custom knife
to duplicate four or five bad muntins, that cost becomes
negligible on large commercial projects which may have
several hundred windows.
Most windows should not require the extensive repairs
discussed in this section. The ones which do are usually in
buildings which have been abandoned for long periods or
have totally lacked maintenance for years. It is necessary
to thoroughly investigate the alternatives for windows
which do require extensive repairs to arrive at a solution
which retains historic significance and is also economically
feasible. Even for projects requiring repairs identified in
this section, if the percentage of parts replacement per
window is low, or the number of windows requiring
repair is small, repair can still be a cost effective solution.
Weatherization
A window which is repaired should be made as energy ef-
ficient as possible by the use of appropriate weather-
stripping to reduce air infiltration. A wide variety of
products are available to assist in this task. Felt may be
fastened to the top, bottom, and meeting rails, but may
have the disadvantage of absorbing and holding moisture,
particularly at the bottom rail. Rolled vinyl strips may
also be tacked into place in appropriate locations to
reduce infiltration. Metal strips or new plastic spring
strips may be used on the rails and, if space permits, in
the channels between the sash and jamb. Weatherstripping
is a historic treatment, but old weatherstripping (felt) is
not likely to perform very satisfactorily. Appropriate con-
temporary weatherstripping should be considered an in-
X" »vegral part of the repair process for windows. The use of
' ash locks installed on the meeting rail will insure that the
sash are kept tightly closed so that the weatherstripping
will function more effectively to reduce infiltration.
Although such locks will not always be historically accu-
rate, they will usually be viewed as an acceptable contem-
porary modification in the interest of improved thermal
performance.
Many styles of storm windows are available to improve
the thermal performance of existing windows. The use of
exterior storm windows should be investigated whenever
feasible because they are thermally efficient, cost-effective,
reversible, and allow the retention of original windows
(see "Preservation Briefs: 3"). Storm window frames may
be made of wood, aluminum, vinyl, or plastic; however,
the use of unfinished aluminum storms should be
avoided. The visual impact of storms may be minimized
by selecting colors which match existing trim color.
Arched top storms are available for windows with special
shapes. Although interior storm windows appear to offer
an attractive option for achieving double glazing with
minimal visual impact, the potential for damaging con-
densation problems must be addressed. Moisture which
becomes trapped between the layers of glazing can con-
dense on the colder, outer prime window, potentially
leading to deterioration. The correct approach to using in-
terior storms is to create a seal on the interior storm while
allowing some ventilation around the prime window. In
f actual practice, the creation of such a durable, airtight
,eal is difficult.
Window Replacement
Although the retention of original or existing windows is
always desirable and this Brief is intended to encourage
that goal, there is a point when the condition of a win-
dow may clearly indicate replacement. The decision proc-
ess for selecting replacement windows should not begin
with a survey of contemporary window products which
are available as replacements, but should begin with a
look at the windows which are being replaced. Attempt to
understand the contribution of the window(s) to the ap-
pearance of the facade including: 1) the pattern of the
openings and their size; 2) proportions of the frame and
sash; 3) configuration of window panes; 4) muntin pro-
files; 5) type of wood; 6) paint color; 7) characteristics of
the glass; and 8) associated details such as arched tops,
hoods, or other decorative elements. Develop an under-
standing of how the window reflects the period, style, or
regional characteristics of the building, or represents tech-
nological development.
Armed with an awareness of the significance of the ex-
isting window, begin to search for a replacement which
retains as much of the character of the historic window as
possible. There are many sources of suitable new win-
dows. Continue looking until an acceptable replacement
I can be found. Check btylding supply firms, local wood-
• working mills, carpenters, preservation oriented maga-
zines, or catalogs or suppliers of old building materials,
for product information. Local historical associations and
state historic preservation offices may be good sources of
information on products which have been used success-
fully in preservation projects.
Consider energy efficiency as one of the factors for
replacements, but do not let it dominate the issue. Energy
conservation is no excuse for the wholesale destruction of
historic windows which can be made thermally efficient
by historically and aesthetically acceptable means. In fact,
a historic wooden window with, a high quality storm win-
dow added should thermally outperform a new double-
glazed metal window which does not have thermal
breaks (insulation between the inner and outer frames in-
tended to break the path of heat flow). This occurs
because the wood has far better insulating value than the
metal, and in addition many historic windows have high
ratios of wood to glass, thus reducing the area of highest
heat transfer. One measure of heat transfer is the U-value,
the number of Btu's per hour transferred through a square
foot of material. When comparing thermal performance,
the lower the U-value the better the performance. Accord-
ing to ASHRAE 1977 Fundamentals, the U-values for
single glazed wooden windows range from 0.88 to 0.99.
The addition of a storm window should reduce these
figures to a range of 0.44 to 0.49. A non-thermal break,
double-glazed metal window has a U-value of about 0.6.
Conclusion
Technical Preservation Services recommends the retention
and repair of original windows whenever possible. We
believe that the repair and weatherization of existing
wooden windows is more practical than most people
realize, and that many windows are unfortunately re-
placed because of a lack of awareness of techniques for
evaluation, repair, and weatherization. Wooden windows
which are repaired and properly maintained will have
greatly extended service lives while contributing to the
historic character of the building. Thus, an important ele-
ment of a building's significance will have been preserved
for the future.
Additional Reading
ASHRAE Handbook-1977 fundamentals. New York: American Society
of Heating. Refrigerating and Air-conditioning Engineers, 1978
(chapter 26).
Ferro, Maximillian. Preservation: Present Pathway to Fall Rivers Future.
Fall River, Massachusetts: City of Fall River, 1979 (chapter 71.
"Fixing Double-Hung Windows." Old House Journal (no. 12, 1979): 135.
Look. David W. "Preservation Briefs: 10 Paint Removal from Historic
Woodwork." Washington, DC; Technical Preservation Services.
U.S. Department of the Interior, forthcoming.
Morrison. Hugh. Early American Architecture. New York: Oxford
University Press. 1952.
Phillips, Morgan, and Selwyn, Judith. Epoiies for Wood Repairs in
Historic Buildings. Washington. DC: Technical Preservation Ser-
vices. U.S. Department of the Interior (Government Printing Office,
Stock No. 024-016-00095-1). 1978.
Rehab Right. Oakland, California: City of Oakland Planning Depart-
ment. 1978 (pp. 78-83).
"Sealing Leaky Windows." Old House Journal (no. I. 1973): 5.
Smith, Baird M. "Preservation Briefs: 3 Conserving Energy in Historic
Buildings." Washington, DC: Technical Preservation Services, U.S.
Department of the Interior, 1978.
1981
PRESERVATION
BRIEFS
Rehabilitating Interiors
in Historic Buildings
Identifying and Preserving Character-defining
Elements
H. Ward Jandl
U.S. Department of the Interior National Park Service
Preservation Assistance Division Technical Preservation Services
A floor plan, the arrangement of spaces, and features and applied finishes may be individually or collectively important in
defining the historic character of the building and the purpose for which it was constructed. Thus, their identification, reten-
tion, protection, and repair should be given prime consideration in every preservation project. Caution should be exercised in
developing plans that would radically change character-defining spaces or that would obscure, damage or destroy interior
features or finishes.
While the exterior of a building may be its most
prominent visible aspect, or its "public face," its in-
terior can be even more important in conveying the
Building's history and development over time.
Rehabilitation within the context of the Secretary of
the Interior's Standards for Rehabilitation calls for the
preservation of exterior and interior portions or
features of the building that are significant to its
historic, architectural and cultural values.
Interior components worthy of preservation may in-
clude the building's plan (sequence of spaces and cir-
culation patterns), the building's spaces (rooms and
volumes), individual architectural features, and the
various finishes and materials that make up the
walls, floors, and ceilings. A theater auditorium or
sequences of rooms such as double parlors or a lobby
leading to a stairway that ascends to a mezzanine
may comprise a building's most important spaces. In-
dividual rooms may contain notable features such as
plaster cornices, millwork, parquet wood floors, and
hardware. Paints, wall coverings, and finishing
techniques such as graining, may provide color, tex-
ture, and patterns which add to a building's unique
character.
Virtually all rehabilitations of historic buildings in-
volve some degree of interior alteration, even if the
buildings are to be used for their original purpose.
Interior rehabilitation proposals may range from
preservation of existing features and spaces to total
reconfigurations. In some cases, depending on the
b'itlding, restoration may be warranted to preserve
h:3tcric character adequately; in other cases, extensive
alterations may be perfectly acceptable.
This Preservation Brief has been developed to assist
building owners and architects in identifying and
evaluating those elements of a building's interior that
contribute to its historic character and in planning for
the preservation of those elements in the process of
rehabilitation. The guidance applies to all building
types and styles, from 18th century churches to 20th
century office buildings. The Brief does not attempt
to provide specific advice on preservation techniques
and treatments, given the vast range of buildings, but
rather suggests general preservation approaches to
guide construction work.
Identifying and Evaluating the Importance
of Interior Elements Prior to Rehabilitation
Before determining what uses might be appropriate
and before drawing up plans, a thorough professional
assessment should be undertaken to identify those
tangible architectural components that, prior to
rehabilitation, convey the building's sense of time
and place—that is , its "historic character." Such an
assessment, accomplished by walking through and
taking account of each element that makes up the in-
terior, can help ensure that a truly compatible use for
the building, one that requires minimal alteration to
the building, is selected.
Researching The Building's History
A review of the building's history will reveal why
and when the building achieved significance or how
it contributes to the significance of the district. This
information helps to evaluate whether a particular
rehabilitation treatment will be appropriate to the
building and whether it will preserve those tangible
components of the building that convey its
significance for association with specific events or
persons along with its architectural importance. In
this regard, National Register files may prove useful
in explaining why and for what period of time the
building is significant. In some cases research may
show that later alterations are significant to the
building; in other cases, the alterations may be
without historical or architectural merit, and may be
removed in the rehabilitation.
Identifying Interior Elements
Interiors of buildings can be seen as a series of
primary and secondary spaces. The goal of the
assessment is to identify which elements contribute to
the building's character and which do not.
Sometimes it will be the sequence and flow of spaces,
and not just the individual rooms themselves, that
contribute to the building's character. This is par-
ticularly evident in buildings that have strong central
axes or those that are consciously asymmetrical in
design. In other cases, it may be the size or shape of
the space that is distinctive. The importance of some
interiors may not be readily apparent based on a
visual inspection; sometimes rooms that do not ap-
pear to be architecturally distinguished are associated
with important persons and events that occurred
within the building.
Primary spaces, are found in all buildings, both
monumental and modest. Examples may include
foyers, corridors, elevator lobbies, assembly rooms,
stairhalls, and parlors. Often they are the places in
the building that the public uses and sees; sometimes
they are the most architecturally detailed spaces in
the building, carefully proportioned and finished with
costly materials. They may be functionally and ar-
chitecturally related to the building's external ap-
pearance. In a simpler building, a primary space may
be distinguishable only by its location, size, propor-
tions, or use. Primary spaces are always important to
the character of the building and should be
preserved.
Secondary spaces are generally more utilitarian in
appearance and size than primary spaces. They may
include areas and rooms that service the building,
such as bathrooms, and kitchens. Examples of
secondary spaces in a commercial or office structure
may include storerooms, service corridors, and in
some cases, the offices themselves. Secondary spaces
tend to be of less importance to the building and may
accept greater change in the course of work without
compromising the building's historic character.
Spaces are often designed to interrelate both visu-
ally and functionally. The sequence of spaces, such
as vestibule-hall-parlor or foyer-lobby-stair-auditorium
or stairhall-corridor-dassroom, can define and express
the building's historic function and unique character.
Important sequences of spaces should be identified
and retained in the rehabilitation project.
Floor plans may also be distinctive and
characteristic of a style of architecture or a region. Ex-
amples include Greek Revival and shotgun houses.
Floor plans may also reflect social, educational, and
medical theories of the period. Many 19th century
psychiatric institutions, for example, had plans based
on the ideas of Thomas Kirkbride, a Philadelphia doc-
tor who authored a book on asylum design.
In addition to evaluating the relative importance of
the various spaces, the assessment should identify ar-
chitectural features and finishes that are part of the
Figure 1. This architect-designed interior reflects early 20th cen-
tury American taste: the checkerboard tile floor, wood wainscot,
coffered ceiling, and open staircase are richly detailed and crafted
by hand. Not only are the individual architectural features worthy
of preservation, but the planned sequence of spaces—entry hall,
stairs, stair landings, and loggia—imparts a grandeur that is
characteristic of high style residences of this period. This interior
is of Greystone, Los Angeles, California. Photography for HABS
by Jack E. Boucher
Figure 2. The interiors of mills and industrial buildings freauently
are open, unadorned spaces with exposed structural elements.
While the new uses to which this space could be put are many-
retail, residential, or office—the generous floor-to-ceiling height
and exposed truss system are important character-defining features
and should be retained in the process of rehabilitation.
r^ ^X?
1 APT *2 1
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.1 i
B|i1 1
Figure 3. The floor plan at left is characteristic of many 19th century Greek Revival houses, with large rooms flanking a central hall.
In the process of rehabilitation, the plan (at right) was drastically altered to accommodate two duplex apartments. The open stair was
replaced with one that is enclosed, two fireplaces were eliminated, and Greek Revival trim around windows and doors was removed.
The symmetry of the rooms themselves was destroyed with the insertion of bathrooms and kitchens. Few vestiges of the 19th century
interior survived the rehabilitation. Drawing by Neal A. Vogel
Figure 4. Many institutional buildings possess distinctive spaces
or floor plans that are important in conveying the significance of
the property. Finding new compatible uses for these buildings and
preserving the buildings' historic character can be a difficult, if
not impossible, task. One such case is Mechanics Hall in
Worcester, Massachusetts, constructed between 1855 and 1857.
This grand hall, which occupies the entire third floor of the
building, could not be subdivided without destroying the integrity
of the space.
Figure 5. The interior of a simply detailed worker's house of the
19th century may be as important historically as the richly or-
namented interior seen in figure 1. Although the interior of this
house has not been properly maintained, the wide baseboards, flat
window trim, and four-panel door are characteristic of workers'
housing during this period and deserve retention during
rehabilitation.
interior's history and character. Marble or wood
wainscoting in corridors, elevator cabs, crown
molding, baseboards, mantels, ceiling medallions,
window and door trim, tile and parquet floors, and
staircases are among those features that can be found
in historic buildings. Architectural finishes of note
may include grained woodwork, marbleized columns,
anil plastered walls. Those features chat are
characteristic of the building's style and period of
construction should, again, be retained in the
rehabilitation.
Features and finishes, even if machine-made and
not exhibiting particularly fine craftsmanship, may be
character-defining; these would include pressed metal
ceilings and millwork around windows and doors.
The interior of a plain, simple detailed worker's
house of the 19th century may be as important
historically as a richly ornamented, high-style
townhouse of the same period. Both resources, if
equally intact, convey important information about
the early inhabitants and deserve the same careful at-
tention to detail in the preservation process.
The location and condition of the building's existing
heating, plumbing, and electrical systems also need
to be noted in the assessment. The visible features of
historic systems—radiators, grilles, light fixtures,
switchplates, bathtubs, etc.—can contribute to the
overall character of the building, even if the systems
themselves need upgrading.
Assessing Alterations and Deterioration
In assesessing a building's interior, it is important
to ascertain the extent of alteration and deterioration
that may have taken place over the years; these fac-
tors help determine what degree of change is ap-
propriate in the project. Close examination of existing
fabric and original floorplans, where available, can
reveal which alterations have been additive, such as
new partitions inserted for functional or structural
reasons and historic features covered up rather than
destroyed. It can also reveal which have been sub-
tractive, such as key walls removed and architectural
features destroyed. If an interior has been modified
by additive changes and if these changes have not ac-
quired significance, it may be relatively easy to
remove the alterations and return the interior to its
historic appearance. If an interior has been greatly
altered through subtractive changes, there may be
more latitude in making further alterations in the
process of rehabilitation because the integrity of the
interior has been compromised. At the same time, if
the interior had been exceptionally significant, and
solid documentation on its historic condition is
available, reconstruction of the missing features may
be the preferred option.
It is always a recommended practice to photograph
interior spaces and features thoroughly prior to
rehabilitation. Measured floor plans showing the ex-
isting conditions are extremely useful. This documen-
tation is invaluable in drawing up rehabilitation plans
and specifications and in assessing the impact of
changes to the property for historic preservation cer-
tification purposes.
Drawing Up Flans and Executing Work
If the historic building is to be rehabilitated, it is
critical that the new use not require substantial altera-
tion of distinctive spaces or removal of character-
defining architectural features or finishes. If an in-
terior loses the physical vestiges of its past as well as
its historic function, the sense of time and place
associated both with the building and the district in
which it is located is lost.
The recommended approaches that follow address
common problems associated with the rehabilitation
of historic interiors and have been adapted from the
Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings.
Adherence to these suggestions can help ensure that
character-defining interior elements are preserved in
the process of rehabilitation. The checklist covers a
range of situations and is not intended to be all-
inclusive. Readers are strongly encouraged to review
the full set of guidelines before undertaking any
rehabilitation project.
Figure 6. This corridor, located in the historic Monadnock
Building in Chicago, has glazed walls, oak trim, and marble
wainscotting. and is typical of those found in late 19th and early
20th century office buildings. Despite the simplicity of the
features, a careful attention to detail can be noted in the patterned
tile floor, bronze mail chute, and door hardware. The retention of
corridors like this one should be a priority in rehabilitation proj-
ects involving commercial buildings.
HALL
Figure 7. When the Monadnock Building was rehabilitated, ar-
chitects retained the basic floor plan on the upper floors consisting
of a double-loaded corridor with offices opening onto it. The
original floor-to-ceiling height in the corridors and outside
offices—the most important spaces—was maintained by installing
needed air conditioning ductwork in the less important anterooms.
In this way, the most significant interior spaces were preserved
intact. Drawing by Neat A. Vogel
Recommended Approaches for Rehabilitating Historic Interiors
1. Retain and preserve floor plans and interior
spaces that are important in defining the overall
historic character of the building. This includes the
size, configuration, proportion, and relationship of
rooms and corridors; the relationship of features to
spaces; and the spaces themselves such as lobbies,
reception halls, entrance halls, double parlors,
theaters, auditoriums, and important industrial or
commercial use spaces. Put service functions
required by the building's new use, such as
bathrooms, mechanical equipment, and office
machines, in secondary spaces.
2. Avoid subdividing spaces that are characteristic
of a building type or style or that are directly
associated with specific persons or patterns of
events. Space may be subdivided both vertically
through the insertion of new partitions or horizon-
tally through insertion of new floors or mez-
zanines. The insertion of new additional floors
should be considered only when they will not
damage or destroy the structural system or
obscure, damage, or destroy character-defining
spaces, features, or finishes. If rooms have already
been subdivided through an earlier insensitive
renovation, consider removing the partitions and
restoring the room to its original proportions and
size.
3. Avoid making new cuts in floors and ceilings
where such cuts would change character-defining
spaces and the historic configuration of such
spaces. Inserting of a new atrium or a lightwell is
appropriate only in very limited situations where
the existing interiors are not historically or architec-
turally distinguished.
4. Avoid installing dropped ceilings below or-
namental ceilings or in rooms where high ceilings
are part of the building's character. In addition to
obscuring or destroying significant details, such
treatments will also change the space's propor-
tions. If dropped ceilings are installed in buildings
that lack character-defining spaces, such as mills
and factories, they should be well set back from
the windows so they are not visible from the
exterior.
5. Retain and preserve interior features and
finishes that are important in defining the overall
historic character of the building. This might in-
clude columns, doors, cornices, baseboards,
fireplaces and mantels, paneling, light fixtures,
elevator cabs, hardware, and flooring; and
wallpaper, plaster, paint, and finishes such as sten-
ciling, marbleizing, and graining; and other
decorative materials that accent interior features
and provide color, texture, and patterning to walls,
floors, and ceilings.
6. Retain stairs in their historic configuration and
location. If a second means of egress is required,
consider constructing new stairs in secondary
spaces. (For guidance on designing compatible new
additions, see Preservation Brief 14, "New Exterior
Additions to Historic Buildings.") The application
of fire-retardant coatings, such as intumescent
paints; the installation of fire suppression systems,
such as sprinklers; and the construction of glass
enclosures can in many cases permit retention of
stairs and other character-defining features.
7. Retain and preserve visible features of early
mechanical systems that are important in defining
the overall historic character of the building, such
as radiators, vents, fans, grilles, plumbing fixtures,
switchplates, and lights. If new heating, air condi-
tioning, lighting and plumbing systems are in-
stalled, they should be done in a way that does
not destroy character-defining spaces, features and
finishes. Ducts, pipes, and wiring should be in-
stalled as inconspicuously as possible: in secondary
spaces, in the attic or basement if possible, or in
closets.
8. Avoid "furring out" perimeter walls for insula-
tion purposes. This requires unnecessary removal
of window trim and can change a room's propor-
tions. Consider alternative means of improving
thermal performance, such as installing insulation
in attics and basements and adding storm
windows.
9. Avoid removing paint and plaster from tradi-
tionally finished surfaces, to expose masonry and
wood. Conversely, avoid painting previously un-
painted millwork. Repairing deteriorated plaster-
work is encouraged. If the plaster is too
deteriorated to save, and the walls and ceilings are
not highly ornamented, gypsum board may be an
acceptable replacement material. The use of paint
colors appropriate to the period of the building's
construction is encouraged.
10. Avoid using destructive methods—propane and
butane torches or sandblasting—to remove paint or
other coatings from historic features. Avoid harsh
cleaning agents that can change the appearance of
wood. (For more information regarding appropriate
cleaning methods, consult Preservation Brief 6,
"Dangers of Abrasive Cleaning to Historic
Buildings.")
Figure 8. Furring out exterior walls to add insulation and suspending new ceilings to hide ductwork and wiring can change a room's
proportions and can cause interior features to appear fragmented. In this case, a school was converted into apartments, and individual
classrooms became living rooms, bedrooms, and kitchens. On the left is an illustration of a classroom prior to rehabilitation; note the
generous floor-to-ceiling height, wood wainscotting, molded baseboard, picture molding, and Eastlake Style door and window trim. After
rehabilitation, on the right, only fragments of the historic detailing survive: the ceiling has been dropped below the picture molding, the
remaining wainscotting appears to be randomly placed, and some of the window trim has been obscured. Together with the subdivision
of the classrooms, these rehabilitation treatments prevent a clear understanding of the original classroom's design and space. If thermal
performance must be improved, alternatives to furring out walls and suspending new ceilings, such as installing insulation in attics and
basements, should be considered. Drawings by Neal A. Vogel
c
Figure 10. In this case plaster has been removed from perimeter
walls, leaving brick exposed. In removing finishes from historic
masonry walls, not only is there a loss of historic finish, but raw,
unfinished walls are exposed, giving the interior an appearance it
never had. Here, the exposed brick is of poor quality and the
mortar joints are wide and badly struck. Plaster should have been
retained and repaired, as necessary.
Figure 9. The tangible reminders of early mechanical systems can
be worth saving. In this example, in the Old Post Office in
Washington, D.C., radiators encircle Corinthian columns in a
decorative manner. Note, too, the period light fixtures. These
features were retained when the building was rehabilitated as
retail and office space. Photo: Historic American Buildings Survey
Figure 11. These dramatic "before" and "after" photographs show a severely deteriorated space restored to its original elegance: plaster
has been repaired and painted, the scagliola columns have been restored to match marble using traditional craft techniques, and missing
decorative metalwork has been re-installed in front of the windows. Although some reorganization of the space took place, notably the
relocation of the front desk, the overall historic character of the space has been preserved. These views are of the lobby in the Willard
Hotel, Washington, D.C. Credit: Commercial Photographers (left); Carol M. Highsmith (right)
Meeting Building, Life Safety and Fire
Codes
Buildings undergoing rehabilitation must comply
with existing building, life safety and fire codes. The
application of codes to specific projects varies from
building to building, and town to town. Code re-
quirements may make some reuse proposals imprac-
tical; in other cases, only minor changes may be
needed to bring the project into compliance. In some
situations, it may be possible to obtain a code
variance to preserve distinctive interior features. (It
should be noted that the Secretary's Standards for
Rehabilitation take precedence over other regulations
and codes in determining whether a rehabilitation
project qualifies for Federal tax benefits.) A thorough
understanding of the applicable regulations and dose
coordination with code officials, building inspectors,
and fire marshals can prevent the alteration of signifi-
cant historic interiors.
Sources of Assistance
Rehabilitation and restoration work should be
undertaken by professionals who have an established
reputation in the field.
Given the wide range of interior work items, from
ornamental plaster repair to marble cleaning and the
application of graining, it is possible that a number of
specialists and subcontractors will need to be brought
in to bring the project to completion. State Historic
Preservation Officers and local preservation organiza-
tions may be a useful source of information in this
regard. Good sources of information on appropriate
preservation techniques for specific interior features
and finishes include the Bulletin of the Association for
Preservation Technology and The Old-House Journal;
other useful publications are listed in the
bibliography.
Protecting Interior Elements During
Rehabilitation
Architectural features and finishes to be preserved
in the process of rehabilitation should be dearly
marked on plans and at the site. This step, along with
careful supervision of the interior demolition work
and protection against arson and vandalism, can pre-
vent the unintended destruction of architectural
elements that contribute to the building's historic
character.
Protective coverings should be installed around
architectural features and finishes to avoid damage in
the course of construction work and to protect
workers. Staircases and floors, in particular, are sub-
jected to dirt and heavy wear, and the risk exists of
incurring costly or irreparable damage. In most cases,
the best, and least costly, preservation approach is to
design and construct a protective system that enables
stairs and floors to be used yet protects them from
damage. Other architectural features such as mantels,
doors, wainscotting, and decorative finishes may be
protected by using heavy canvas or plastic sheets.
Summary
In many cases, the interior of a historic building is
as important as its exterior. The careful identification
and evaluation of interior architectural elements, after
undertaking research on the building's history and
use, is critically important before changes to the
building are contemplated. Only after this evaluation
should new uses be decided and plans be drawn up.
The best rehabilitation is one that preserves and pro-
tects those rooms, sequences of spaces, features and
finishes that define and shape the overall historic
character of the building.
This Preservation Brief is based on a discussion paper
prepared by the author for a National Park Service
regional workshop held in March, 1987, and on a
paper written by Gary Hume, "Interior Spaces in
Historic Buildings," October, 1987. Appreciation is
extended to the staff of Technical Preservation Serv-
ices Branch and to the staff of NFS regional offices
who reviewed the manuscript and provided many
useful suggestions. Special thanks are given to Neal
A. Vogel, a summer intern with the NFS, for many
of the illustrations in this Brief.
This publication has been prepared pursuant to the
National Historic Preservation Act of 1966, as
amended. Preservation Briefs 18 was developed
under the editorship of Lee H. Nelson, FAIA, Chief,
Preservation Assistance Division, National Park Serv-
ice, U.S. Department of the Interior, P.O. Box 37127,
Washington, D.C. 20013-7127. Comments on the
usefulness of this information are welcomed and may
be sent to Mr. Nelson at the above address. This
publication is not copyrighted and can be reproduced
without penalty. Normal procedures for credit to the
author and the National Park Service are appreciated.
Selected Reading List
There are few books written exclusively on preserv-
ing historic interiors, and most of these tend to focus
on residential interiors. Articles on the subject appear
regularly in The Old-House Journal, the Bulletin of the
Association for Preservation Technology, and Historic
Preservation Magazine.
Ferro, Maximilian L., and Melissa L. Cook. Electric
Wiring and Lighting in Historic American Buildings.
New Bedford, Massachusetts: AFC/A Nortek
Company, 1984.
Fisher, Charles E. Temporary Protection of Historic Stair-
ways During Rehabilitation Work. Preservation Tech
Note. Washington, D.C.: Preservation Assistance
Division, National Park Service, U.S. Department
of the Interior, 1985.
Jennings, Jan, and Herbert Gottfried. American Ver-
nacular Interior Architecture 1870-1940. New York:
Van Nostrand Reinhold Company, 1988.
Johnson, Ed. Old House Woodwork Restoration: How to
Restore Doors, Windows, Walls, Stairs and Decorative
Trim to Their Original Beauty. Englewood Cliffs,
New Jersey: Prentice-Hall, Inc., 1983.
Labine, Clem, and Carolyn Flaherty (editors). The
Old-House Journal Compendium. Woodstock, New
York: The Overlook Press, 1980.
The Secretary of the Interior's Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings.
Washington, D.C.: Preservation Assistance Divi-
sion, National Park Service, U.S. Department of
the Interior, rev. 1983.
U.S. Department of Housing and Urban Develop-
ment. Rehabilitation Guidelines, volumes 1-11.
Washington, D.C.: U.S. Department of Housing
and Urban Development, 1980-84.
Winkler, Gail Caskey, and Roger W. Moss. Victorian
Interior Decoration: American Interiors 1830-1900.
New York: Henry Holt and Company, 1986.
October 1988
Cover: Detail of curving on interior shutter. Hamnund-Harwood
House, Annapolis, Maryland.
C
c
- PRESERVATION
BRIEFS
The Repair and Replacement of
Historic Wooden Shingle Roofs
Sharon C. Park, AIA
U.S. Department of the Interior, National Park Service
Preservation Assistance Division, Technical Preservation Services
The Secretary of the Interior's "Standards for Rehabilitation" call for the repair or replacement of missing architectural features "based on
accurate duplication of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs." On a
wooden shingle roof, it is important not only to match the size, shape, texture, and configuration of historic shingles, but also to match
the craftsmanship and details that characterize the historic roof. Proper installation and maintenance will extend the life of the new roof.
Introduction
Wooden shingle roofs are important elements of many
"historic buildings. The special visual qualities imparted
<)y both the historic shingles and the installation patterns
should be preserved when a wooden shingle roof is
replaced. This requires an understanding of the size,
shape, and detailing of the historic shingle and the
method of fabrication and installation. These combined
to create roofs expressive of particular architectural
styles, which were often influenced by regional craft
practices. The use of wooden shingles from the early
settlement days to the present illustrates an extraordi-
nary range of styles (see illus. 1, 2, 3, 4).
Wooden shingle roofs need periodic replacement.
They can last from 15 to over 60 years, but the shingles
should be replaced before there is deterioration of other
wooden components of the building. Appropriate re-
placement shingles are available, but careful research,
design, specifications, and the selection of a skilled
roofer are necessary to assure a job that will both pre-
serve the appearance of the historic building and ex-
tend the useful life of the replacement roof.
Unfortunately, the wrong shingles are often selected
or are installed in a manner incompatible with the ap-
pearance of the historic roof. There are a number of
reasons why the wrong shingles are selected for re-
placement roofs. They include the failure to identify
the appearance of the original shingles; unfamiliarity
with available products; an inadequate budget; or a
confusion in terminology. In any discussion about historic
-oot'ing materials and practices, it is important to un-
.. Jen-tand the historic definitions of terms like "shin-
gles," as well as the modern definitions or use of those
terms by craftsmen and the industry. Historically, from
the first buildings in America, these wooden roofing
products were called shingles, regardless of whether
they were the earliest handsplit or the later machine-
sawn type. The term shake is a relatively recent one,
and today is used by the industry to distinguish the
sawn products from the split products, but through
most of our building history there has been no such
distinction.
Considering the confusion among architects and
others regarding these terms as they relate to the ap-
pearance of early roofs, it should be stated that there is
a considerable body of documentary information about
historic roofing practices and materials in this country,
and that many actual specimens of historic shingles
from various periods and places have been collected
and preserved so that their historic appearances are
well established. Essentially, the rustic looking shake
that we see used so much today has little in common
with the shingles that were used on most of our early
buildings in America.
Throughout this Brief, the term shingle will be used
to refer to historic wooden roofs in general, whether
split or sawn, and the term shake will be used only
when it refers to a commercially available product. The
variety and complexity of terminology used for cur-
rently available products will be seen in the accom-
panying chart entitled "Shingles and Shakes."
This Brief discusses what to look for in historic
wooden shingle roofs and when to replace them. It
discusses ways to select or modify modern products to
duplicate the appearance of a historic roof, offers guid-
ance on proper installation, and provides information
on coatings and maintenance procedures to help pre-
serve the new roof. *
(•Preservation Brief 4: Roofing for Historic Buildings discusses
research methods, analysis of deterioration, and the general signifi-
cance of historic roofs.)
Wooden Shingle Roofs in America
Because trees were plentiful from the earliest settle-
ment days, the use of wood for all aspects of construc-
tion is not surprising. Wooden shingles were
lightweight, made with simple tools, and easily in-
stalled. Wooden shingle roofs were prevalent in the
Colonies, while in Europe at the same time, thatch,
slate and tile were the prevalent roofing materials. Dis-
tinctive roofing patterns exist in various regions of the
country that were settled by the English, Dutch, Ger-
mans, and Scandinavians. These patterns and features
include the size, shape and exposure length of shin-
gles, special treatments such as swept valleys, combed
ridges, and decorative butt end or long side-lapped
beveled handsplit shingles. Such features impart a
special character to each building, and prior to any
restoration or rehabilitation project the physical and
photographic evidence should be carefully researched
in order to document the historic building as much as
L The Rolfe-Warren House, a tidewater Virginia property, was restored to its
18th-century appearance in 1933. The handsplit and dressed wooden shin-
gles are typical of the tidewater area with special features such as curved
butts, projecting ridge comb and closed swept valleys at the dormer roof
connections. Circa 1970 Photo: Association for the Preservation of Virginia
Antiquities.
3. Readily available and inexpensive sawn fhingles ;cere used not only for
roofs, but also for gables and wall surfaces. The circa IS91 Chambers House,
Eugene, Oregon used straight sawn butts for the majority of the roof and
hexagonal butts for the lower portion of the comer tower. Decorative shin-
gles in the gable ends and an attractive uvoden roof cresting feature were
also used. Photo: Lane County Historical Society.
possible. Care should be taken not to assume that aged
or deteriorated shingles in photographs represent the
historic appearance.
Shingle Fabrication. Historically wooden shingles were
usually thin (3/8"-3/4"), relatively narrow (3"-8"), of
varying length (14"-36"), and almost always smooth.
The traditional method for making wooden shingles in
the 17th and 18th centuries was to handsplit them from
log sections known as bolts (see illus. 5A). These bolts
were quartered or split into wedges. A mallet and froe
(or ax) were used to split or rive out thin planks of
wood along the grain. If a tapered shingle was desired,
the bolt was flipped after each successive strike with
the froe and mallet. The wood species varied according
to available local woods, but only the heartwood, or
inner section, of the log was usually used. The softer
sapwood generally was not used because it deterio-
rated quickly. Because handsplit shingles were some-
what irregular along the split surface, it was necessary
2. Handsplit and dressed shingles were also used on less elaborate buildings
as seen in the restoration of the circa 1840 kitchen at the Winedale Inn,
Texas. The uneven surfaces of the handsplit shingles were generally dressed
or smoothed with a draw-knife to keep the rainwater from collecting in the
wood grain and to ensure that the shingles lay flat on the sub-roof. Photo:
Thomas Tavlor.
4. With the popularity of the revival cf historic styles in the late 19th and
early 20th centuries, a new technique ims developed to imitate Englisi:
thatch roofs, for the Tudor Revival thatch cottages, steaming and curving o/
sawn shingles provided an undulating pattern to this picturesque roof s/mpc.
Photo: Courtesy of C.H. Roofing.
to dress or plane the shingles on a shavinghorse with a
draw-knife or draw-shave (see illus. 5B) to make them
fit evenly on the roof. This reworking was necessary to
provide a tight-fitting roof over typically open shingle
"^tath or sheathing boards.' Dressing, or smoothing of
•Ihingles, was almost universal, no matter what wood
was used or in what part of the country the building
was located, except in those cases where a temporary
or very utilitarian roof was needed.
Shingle fabrication was revolutionized in the early
19th century by steam-powered saw mills (see illus. 6).
Shingle mills made possible the production of uniform
shingles in mass quantities. The sawn shingle of uni-
form taper and smooth surface eliminated the need to
hand dress. The supply of wooden shingles was there-
fore no longer limited by local factors. These changes
coincided with (and in turn increased) the popularity
of architectural styles such as Carpenter Gothic and
Queen Anne that used shingles to great effect.
Handsplit shingles continued to be used in many
places well after the introduction of machine sawn
shingles. There were, of course, other popular roofing
materials, and some regions rich in slate had fewer
examples of wooden shingle roofs. Some western
5. Custom Handsplit shingles are still made the traditional way with a mallet and froe or ax. For these cypress shingles, a "bolt" section of log (photo A) the length
of the shingle has been sawn and is ready to be split into wedge-shaped segments. Handsplit shingles are fabricated with the ax or froe cutting the wood along the
grain and separating, or riving, the shingle away from the remaining wedge. The rough surfaces are dressed on a shavinghorse using a draw-knife as shown above
(photo B). Note the long wooden shingles covering the work shed in photo A. Photos: At Honeycutt, Norih Carolina Division of Archives and History.
6. Modem machine-made shingles are sawn. Shown are: (photo A) Eastern White Pine quarter split shingle block on equalizer saw being trimmed to parallel the
ends; and (photo B) the restored 19th-century shingle mil! saw cutting tapered flitches or shingles. The thickness and taper can be precisely controlled. Photo: Stere
Ruscio. The Shingle Mill.
"boom" towns used sheet metal because it was light
and easily shipped. Slate, terneplate, and clay tile were
used on ornate buildings and in cities that limited the
use of flammable wooden shingles. Wooden shingles,
however, were never abandoned. Even in the 20th cen-
tury, architectural styles such as the Colonial Revival
and Tudor Revival, used wooden shingles.
Modern wooden shingles, both sawn and split, con-
tinue to be made, but it is important to understand
how these new products differ from the historic ones
and to know how they can be modified for use on his-
toric buildings. Modern commercially available shakes
are generally thicker than the historic handsplit coun-
terpart and are usually left "undressed" with a rough,
corrugated surface. The rough surface shake, further-
more, is often promoted as suitable for historic preser-
vation projects because of its rustic appearance. It is an
erroneous assumption that the more irregular the shin-
gle, the more authentic or "historic" it will appear.
Historic Detailing and Installation Techniques. While
the size, shape and finish of the shingle determine the
roof's texture and scale, the installation patterns and
details give the roof its unique character. Many details
reflect the craft practices of the builders and the archi-
tectural style prevalent at the time of construction.
Other details had specific purposes for reducing mois-
ture penetration to the structure. In addition to the
most visible aspects of a shingle roof, the details at the
rake boards, eaves, ridges, hips, dormers, cupolas,
gables, and chimneys should not be overlooked.
The way the shingles were laid was often based on
functional and practical needs. Because a roof is the
most vulnerable element of a building, many of the
roofing details that have become distinctive features
were first developed simply to keep water out. Roof
combs on the windward side of a roof protect the ridge
line. Wedges, or cant strips, at dormer cheeks roll the
water away from the vertical wall. Swept valleys and
fanned hips keep the grain of the wood in the shingle
parallel to the angle of the building joint to aid water
7. The nxhingling of the circa 1856 Stovewood House in Decorah, Iowa,
revealed the original open sheathing boards and pole rafters. Sawn cedar
shingles were used as a replacement for the historic cedar shingles seen still
in place at the ridge. A new starter course is being laid at the eaves. Photo:
Norwegian-American Museum, Decorah, Iowa.
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8. The long biaxially tapered handsplit shingles on the Ephrata Cloisters inf~
Pennsylvania were overlapped both vertically and horizontally. The insert \_
sketch shows channels under the shingles that provided ventilation and
drainage of any trapped moisture. The aged appearance of these handsplit
and dressed shingles belies their original smoothness. Replacement shingles
should match the original, not the aged appearance. Photo: National Park
Service; Sketch: Reed Engle.
9. TTiis 1927 view of the reshingling of the French Castle at Old Fort Niag-
ara, N.Y., shows the wooden sleepers being laid (see arrow) over solid
sheathing in order to raise the shingles up slightly to allow under-shingle
ventilation. Note that the horizontal strips are not continuous to allow
airflow and trapped moisture to drain away. This cedar roof has lasted for
over 60 years in a harsh moist environment. Photo: Old Fort Niagara,
Assoc. Inc.
WOODEN SHINGLES—HISTORIC DETAILS AND INSTALLATION PATTERNS
Shingle Patterns
L_L
Long biaxially-tapered, sidelaipped
Tradihonal
overlap Fancy butts
(fishscales shown)
Staggeredoverlap Steamed & bent
"thatch"
Ridges
Projectingcomb
Alternating
dosed1 ridge
Bostoncapped
ridge
Rolled
metal
ridge
cover
Woodencrest
Valleys
Open
valley withmetalflashing
Hips
Traditional alternating
shingle hip
Boston capped
hip Rolled metal
hip cover Fanned or swirled
alternating shingle hip
20. The Historic Details and Installation Patterns Chart illustrates a number of special features found on wooden roofs. Documented examples of these features,
different for every building and often reflecting regional variations, should be accurately reproduced when a replacement roof is installed. Chart: Sharon C. Park;
delineation by Kaye Ellen Simonson.
run-off. The slight projection of the shingles at the
eaves directs the water run-off either into a gutter or off
the roof away from the exterior wall. These details var-
ied from region to region and from style to style. They
can be duplicated even with the added protection of
modern flashing.
In order to have a weathertight roof, it was important
to have adequate coverage, proper spacing of shingles,
and straight grain shingles. Many roofs were laid on
open shingle lath or open sheathing boards (see illus.
7). Roofers typically laid three layers of shingles with
approximately 1/3 of each shingle exposed to the
weather. Spaces between shingles (1/8"-1/2" depend-
ing on wood type) allowed the shingles to expand
when wet. It was important to stagger each overlap-
ping shingle by a minimum of 1-1/2" to avoid a direct
path for moisture to penetrate a joint Doubling or tri-
pling the starter course at the eave gave added protec-
tion to this exposed surface. In order for the roof to lay
as flat as possible, the thickness, taper and surface of
the shingles was relatively uniform; any unevenness on
handsplit shingles had already been smoothed away
with a drawkrufe. To keep shingles from curling or
cupping, the shingle width was generally limited to
less than 10".
Not all shingles were laid in evenly spaced, overlap-
ping, horizontal rows. In various regions of the coun-
try, there were distinct installation patterns; for
example, the biaxially-tapered long shingles occasion-
ally found in areas settled by the Germans (see illus.
8). These long shingles were overlapped on the side as
well as on top. This formed a ventilation channel under
the shingles that aided drying. Because ventilation of
the shingles can prolong their life, roofers paid atten-
tion to these details (see illus. 9).
Early roofers believed that applied coatings would
protect the wood and prolong the life of the roof. In
many cases they did; but in many cases, the shingles
were left to weather naturally and they, too, had a long
life. Eighteenth-century coatings included a pine pitch
coating not unlike turpentine, and boiled linseed oil or
fish oil mixed with oxides, red lead, brick dust, or
other minerals to produce colors such as yellow, Vene-
tian red, Spanish brown, and slate grey. In the 19th
century, in addition to the earlier colors, shingles were
stained or painted to complement the building colors:
Indian red, chocolate brown, or brown-green. During
the Greek Revival and later in the 20th century with
other revival styles, green was also used. Untreated
shingles age to a silver-grey or soft brown depending
on the wood species.
The craft traditions of the builders often played an
important role in the final appearance of the building.
The Historic Details and Installation Patterns Chart (see
illus. 10) identifies many of the features found on his-
toric wooden roofs. These elements, different on each
building, should be preserved in a re-roofing project.
Replacing Deteriorated Roofs:
Matching the Historic Appearance
Historic wooden roofs using straight edgegrain heart-
wood shingles have been known to last over sixty
years. Fifteen to thirty years, however, is a more realis-
tic lifespan for most premium modern wooden shingle
roofs. Contributing factors to deterioration include the
12. The replacement sawn red cedar shingles matched the deteriorated shin-
gles exactly for this barn re-roofing. The old shingles, seen to the far left,
were removed as the new shingles were installed. Even the horizontal cours-
ing matched because the exposure length for both old and new shingles was
the same. Photo: Williamsport Preservation Training Center.
thinness of the shingle, the durability of the wood spe-
cies used, the exposure to the sun, the slope of the
roof, the presence of lichens or moss growing on the
shingle, poor ventilation levels under the shingle or in
the roof, the presence of overhanging tree limbs, pollu-
tants in the air, the original installation method, and
the history of the roof maintenance. Erosion of the
softer wood within the growth rings is caused by rain-
water, wind, grit, fungus and the breakdown of cells
by ultraviolet rays in sunlight. If the shingles cannot
adequately dry between rains, if moss and lichens are
allowed to grow, or if debris is not removed from the
roof, moisture will be held in the wood and accelerate
deterioration. Moisture trapped under the shingle,
condensation, or poorly ventilated attics will also accel-
erate deterioration.
In addition to the eventual deterioration of wooden
shingles, impact from falling branches and workmen
walking on the roof can cause localized damage. If,
however, over 20% of the shingles on any one surface
appear eroded, cracked, cupped or split, or if there is
evidence of pervasive moisture damage in the attic,
replacement should be considered. If only a few shin-
gles are missing or damaged, selective replacement
may be possible. For limited replacement, the old shin-
gle is removed and a new shingle can be inserted and
held in place with a thin metal tab, or "babbie." This
reduces disturbance to the sound shingles above. In
instances where a few shingles have been cracked or
the joint of overlapping shingles is aligned and thus
forms a passage for water penetration, a metal flashing
piece slipped under the shingle can stop moisture tem-
porarily. If moisture is getting into the attic, repairs
must be made quickly to prevent deterioration of the
roof structural framing members.
When damage is extensive, replacement of the shin-
gles will be necessary, but the historic sheathing or
shingle lath under the shingles may be in satisfactory
condition. Often, the historic sheathing or shingle
laths, by their size, placement, location of early nail
holes, and water stain marks, can give important infor-
12. Inappropriately selected and installed wooden shingles can drastically
alter the historic character of a building. This tavern historically was roofed
with handsplit and dressed shingles of a relatively smooth appearance. In
this case, a commercially available shake was used to effect a "rustic" appear-
ance. Photo: National Park Service.
mation regarding the early shingles used. Before speci-
fying a replacement roof, it is important to establish the
original shingle material, configuration, detailing and instal-
lation (see illus. 11). If the historic shingles are still in
place, it is best to remove several to determine the size,
shape, exposure length, and special features from the
unweathered portions. If there are already replacement
shingles on the roof, it may be necessary to verify
through photographic or other research whether the
"^hingles currently on the roof were an accurate replace-
-ment of the historic shingles.
The following information is needed in order to de-
velop accurate specifications for a replacement shingle:
Original wood type (White Oak, Cypress, Eastern
White Pine, Western, Red Cedar, etc.)
Size of shingle (length, width, butt thickness, taper)
Exposure length and nailing pattern (amount of expo-
sure, placement and type of nails)
Type of fabrication (sawn, handsplit, dressed, beveled,
etc.)
Distinctive details (hips, ridges, valleys, dormers, etc.)
Decorative elements (trimmed butts, variety of pattern,
applied color coatings, exposed nails)
Type of substrate (open shingle lath or sheathing,
closed sheathing, insulated attics, sleepers, etc.)
Replacement roofs must comply with local codes
which may require, for example, the use of shingles
treated with chemicals or pressure-impregnated salts to
retard fire. These requirements can usually be met
without long-term visual effects on the appearance of
the replacement roof.
The accurate duplication of a wooden shingle roof
will help ensure the preservation of the building's ar-
chitectural integrity. Unfortunately, the choice of an
inappropriate shingle or poor installation can severely
detract from the building's historic appearance (seelllus. 12). There are a number of commercially available
•wooden roofing products as well as custom roofers
who can supply specially-made shingles for historic
preservation projects (see Shingle and Shake Chart,
illus. 13). Unless restoration or reconstruction is being
undertaken, shingles that match the visual appearance
of the historic roof without replicating every aspect of
the original shingles will normally suffice. For example,
if the historic wood species is no longer readily availa-
ble, Western Red Cedar or Eastern White Pine may be
acceptable. Or, if the shingles are located high on a
roof, sawn shingles or commercially available shakes,
with the rustic faces factory-sawn off may adequately
reproduce the appearance of an historic handsplit and
dressed shingle.
There will always be certain features, however, that
are so critical to the building's character that they
should be accurately reproduced. Following is guid-
ance on matching the most important visual elements. \
Highest Priority in Replacement Shingles:
• best quality wood with a similar surface texture
• matching size and shape: thickness, width, length
• matching installation pattern: exposure length, over-
lap, hips, ridges, valleys, etc.
• matching decorative features: fancy butts, color, ex-
posed nails
Areas of Acceptable Differences:
• species of wood
• method of fabrication of shingle, if visual appearance
matches
• use of fire-retardants, or preservative treatments, if
visual impact is minimal
• use of modern flashing, if sensitively installed
• use of small sleepers for ventilation, if the visual
impact is minimal and rake boards are sensitively
treated
• method of nailing, if the visual pattern matches
Treatments and Materials to Avoid:
• highly textured wood surfaces and irregular butt
ends, unless documented
• standardized details (prefab hips, ridges, panels, etc.)
unless documented
• too wide shingles or those with flat grain (which may
curl), unless documented
What is Currently Available
Types of Wood: Western Red Cedar, Eastern White
Pine, and White Oak are most readily available today.
For custom orders, cypress, red oak, and a number of
other historically used woods may still be available.
Some experiments using non-traditional woods (such
as yellow pine and hemlock) treated with preservative
chemicals are being tested for the new construction
market, but are generally too thick, curl too easily, or
have too pronounced a grain for use on historic build-
ings.
Method of manufacture: Commercially available mod-
ern shingles and shakes are for the most part machine-
made. While commercially available shakes are
promoted by the industry as handsplit, most are split
by machine (this reduces the high cost of hand labor).
True handsplit shingles, made the traditional way with
a rroe and mallet, are substantially more expensive, but
are more authentic in appearance than the rough,
highly textured machine-split shakes. An experienced
shingler can control the thickness of the handsplit
shingle and keep the shingle surface grain relatively
AVAILABLE WOODEN SHINGLES AND SHAKES FOR RE-ROOFING
TYPE SIZE DESCRIPTION NOTES
Custom
split tt
dressed
Made to match historic
shingles
Handsplit the traditional way with
froe tt mallet. Tapered. Surfaces
dressed tot smoothness
Appropriate if:
• Worked to match
uniformly dressed
original shingles
Tapersplit*
Typically:
L-15", 18", 24'
W-4--14"
Butts vary 1/2'-3/4"
Commercially available. Handsplit
the traditional way with froe tt
mallet. Tapered. Bundles contain
varying widths it butt thicknesses.
Surfaces may be irregular along
grain-
Appropriate if:
• irregular surfaces are
dressed
• butt thicknesses ordered
uniform
• wide shingles are split
Straightsplit
Typically:
L-15", IB", 24"
W-4--14"
Butts vary
mediums -3/8-3/4"
heavies-3/4-1V4"
Commercially available. Hand or
machine split without taper
Bundles contain varying butt
thicknesses; often very wide
shingles. Surface may be irregular
along the grain. Thick shingles not
historic.
Not appropriate for most
preservation projects
• Limited use of thin,
even straightsplits on
some cabins, bams, etc.
Handsplif
resawn
Typically:
L-15", 18", 24"
W-4"-14"
Butts vary
mediums -3/8-3/4"
heavies-3/4-1V4"
Commercially available. Machine
split and sawn on the backs to
taper. Split faces often irregular,
even corrugated in appearance.
Butt thickness vary and may be too
wide.
Not appropriate for
preservation projects
lapenawn*
Typically:
L-15", 18", 24"
W-4--M"
Butts vary V2"-3/4"
Commercially available. Made from
split products with sawn surfaces.
Tapered. Butt thicknesses vary and
shingles may be too wide. Saw
marks may be pronounced.
Appropriate if:
• butt thicknesses ordered
uniform
• wide shingles are split
• pronounced saw marks
sanded
Sawn-
straight
butt
Typically:
L-16"-.40(<3/8")
18"-.45
24--.50 (1/2")
W-\feries by order
Custom or commercially available.
Tapered. Sawn by circular saw.
Appropriate to iepntduce
historic sawn shingles
Sawn-
fancy
butt
Typically:
L-16"-.40(<3/8")
18"-.45
24"-.50 (1/2")
W-\feries by order
Custom or commercially available.
Tapered. Sawn by circular saw. A
variety of fancy butts available
Appropriate to reproduce
historic fancy butts
Steam-bent Varies by order to match,
"Thatch" roofs
Custom or commercially available.
Tapered. Thin sawn shingles are
steamed and bent into rounded
forms.
Appropriate to reproduce
"thatch" shingles
13. This chart identifies a variety of shingles and shakes used for reroofing buildings. The * identifies product names used by the Red Cedar Shingle and Handsplit
Shake Bureau, although shingles and shakes of the types described an available in other moods. Manufacturers define "Shakes" as split products while "shingles"
refer to sawn products. Shingle, however, is the historic term used to describe wooden roofing products, regardless of how they were made. Whether shingles or
shakes are specified for re-roofing, they should match the size and appearance of the historic shingles. Chart: Sharon C. Park; delineation by Kaye Ellen Simonson.
8
even. To have an even roof installation, it is important
to have handsplit shingles of uniform taper and to have
less than l/8th variation across the surface of the shin-
gle. For that reason, it is important to dress the shin-
t;s or to specify uniform butt thickness, taper, and
rfaces. Commercially available shakes are shipped
with a range of butt sizes within a bundle (e.g., 1/2",
5/8", 3/4" as a mix) unless otherwise specified. Com-
mercially available shakes with the irregular surfaces
sawn off are also available. In many cases, except for
the residual circular saw marks, these products appear
not unlike a dressed handsplit shingle.
Sawn shingles are still made much the same way as
they were historically—using a circular saw. The circu-
lar saw marks are usually evident on the surface of
most sawn shingles. There are a number of grooved,
striated, or steamed shingles of the type used in the
20th century to effect a rustic or thatched appearance.
Custom sawn shingles with fancy butts or of a speci-
fied thickness are still available through mill shops. In
fact, shingles can be fabricated to the weathered thick-
ness in order to be integrated into an existing historic
roof. If sawn shingles are being used as a substitute for
dressed handsplit shingles, it may be desirable to belt
sand the surface of the sawn shingles to reduce the
prominence of the circular saw marks.
As seen from the Shingle and Shake chart, few of the
commercially available shakes can be used without
some modification or careful specification. Some, such
as heavy shakes with a corrugated face, should be
avoided altogether. While length, width, and butt con-
figuration can be specified, it is more difficult to ensure
that the thickness and the texture will be correct. For
^y\at reason, whatever shingle or shake is desired, it is
-important to view samples, preferably an entire bun-
dle, before specifying or ordering. If shingles are to be
trimmed at the site for special conditions, such as
fanned hips or swept valleys, additional shingles
should be ordered.
Coatings and Treatments: Shingles are treated to obtain
a fire-retardant rating; to add a fungicide preservative
(generally toxic); to revitalize the wood with a penetrat-
ing stain (oil as well as water-based); and to give color.
While shingles can be left untreated, local codes may
require that only fire-retardant shingles be used. In
those circumstances, there are several methods of ob-
taining rated shingles (generally class "B" or "C"). The
most effective and longest-lasting treatment is to have
treated salts pressure-impregnated into the wood cells
after the shingles have been cut. Another method
(which must be periodically renewed) is to apply chem-
icals to the surface of the shingles. If treated shingles
need trimming at the site, it is important to check with
the manufacturer to ensure that the fire-retardant quali-
ties will not be lost. Pressure-impregnated shingles,
however, may usually be trimmed without loss of fire-
retardant properties.
The life of a shingle roof can be drastically shortened
if moss, lichens, fungi or bacterial spores grow on the
wood. Fungicides (such as chromated copper arsenaie,
TCA) have been found to be effective in inhibiting
_,uch fungal growth, but most are toxic. Red cedar has
a natural fungicide in the wood cells and unless the
shingles are used in unusually warm, moist environ-
ments, or where certain strains of spores are found, an
applied fungicide is usually not needed. For most
woods, the Forest Products Laboratory of the U.S. De-
partment of Agriculture has found that fungicides do
extend the life of the shingles by inhibiting growth on
or in the wood. There are a variety available. Care
should be taken in applying these chemicals and meet-
ing local code requirements for proper handling.
Penetrating stains and water repellent sealers are
sometimes recommended to revitalize wood shingles
subject to damage by ultraviolet rays. Some treatments
are oil-borne, some are water-borne, and some are
combined with a fungicide or a water repellent. If any
of these treatments is to be used, they should be identi-
fied as part of the specifications. Manufacturers should
be consulted regarding the toxicity or other potential
complications arising from the use of a product or of
several in combination. It is also important not to coat
the shingles with vapor-impermeable solutions that
will trap moisture within the shingle and cause rotting
from beneath.
Specifications for the Replacement Roof
Specifications and roofing details should be developed
for each project. Standard specifications may be used
as a basic format, but they should be modified to re-
flect the conditions of each job. Custom shingles can
still be ordered that accurately replicate a historic roof,
and if the roof is simple, an experienced shingler could
install it without complicated instructions. Most reha-
bilitation projects will involve competitive bidding, and
each contractor should be given very specific informa-
tion as to what type of shingles are required and what
the installation details should be. For that reason, both
written specifications and detailed drawings should be
part of the construction documents.
For particularly complex jobs, it may be appropriate
to indicate that only roofing contractors with experi-
ence in historic preservation projects be considered (see
illus. 14). By pre-qualifying the bidders, there is greater
assurance that a proper job will be done. For smaller
jobs, it is always recommended that the owner or ar-
chitect find a roofing contractor who has recently com-
pleted a similar project and that the roofers are
similarly experienced.
Specifications identify exactly what is to be received
from the supplier, including the wooden shingles,
nails, flashing, and applied coatings. The specifications
also include instructions on removing the old roofing
(sometimes two or more earlier roofs), and on prepar-
ing the surface for the new shingles, such as repairing
damage to the lath or sheathing boards. If there are to
be modifications to a standard product, such as cutting
beveled butts, planing off residual surface circular saw
marks, or controlling the mixture of acceptable widths
(3"-8"), these too should be specified. Every instruc-
tion for modifying the shingles themselves should be
written into the specifications or they may be over-
looked.
The specifications and drawn details should describe
special features important to the roof. Swept valleys,
combed ridges, or wedged dormer cheek run-offs
should each be detailed not only with the patterning of
the shingles, but also with the placement of flashing or
other unseen reinforcements. There are some modern
products that appear to be useful. For example, paper-
Replacement Roofing for Appomattox Manor: City
Point Unit of Petersburg National Battlefield, Hope-
well, Virginia
A. The later non-historic shingles were removed from Appomattox Manor
(circa 1840 with later additions) and roofing paper was installed for tempo-
rary protection during the re-shingling.
B. These weathered historic 19th-century handsplit and dressed shingles
wen found in place under a later altered roof. Note the straight butt eave
shingles under the curved butts of the historic dormer shingles.
D. The fanned hips (seen here), swept valleys, and projecting ridge combs
were installed as part of the re-roofing project. Special features, when docu-
mented, should be reproduced when re-shingling-historic roofs.
Excerpts from Specifications:
Type of wood to be used: Western Red Cedar.
Grade of wood and manufacturing process: Number
One, Tapersplit Shakes, 100% clear, 100% edgegrain,
100% heartwood, no excessive grain sweeps, curvaturt
not to exceed 1/2" from level plain in length of shake;
off grade (7% tolerance) material must not be used.
Size of the shingle: 18" long, 5/8" butt tapered to 1/4"
head, 3"-4" wide, sawn curved butts, 5-1/2" exposure
Surface finish and any applied coatings: relatively
smooth natural grain, no more than 1/8" variation in
surface texture, butt thickness to be uniform through-
out bundles. Site dipped with fire-rated chemicals
tinted with red iron oxide for opaque color.
Type of nails and flashing: double hot dipped galva-
nized nails sized to penetrate sheathing totally; metal
flashing to be 20 oz. lead-coated copper, or terne-
coated stainless steel; additional flashing reinforcement
to be aluminum foil type with fiber backing to use at
hips, ridges, eaves, and valleys.
Type of sheathing: uninsulated attic, any deteriorated
3/4" sheathing boards, spaced 1/2"-3/4", to be replaced
in kind.
C The replacement shingles (see specifications above), matched the historic
shingles and were of such high quality that little hand dressing was needed
at the site. The building paper, a temporary protection, was removed as the
shingles were installed on the sheathing boards.
E. In order to achieve a "Class B" fire-rating, the shingles were dipped in
fire-retardant chemicals and allowed to dry prior to installation. Iron oxide g
was added to this chemical dip to stain the shingles to match the historic rdl
color. These coatings will need periodic reapplication.
K. Original 19th-century handsplit and dressed wooden shingles 18" long, 3" -V wide, and 5/8" thick were found in place on the Appomattox Manor at Hopewell.
Virginia. The butts were curved and evidence of a red stain remained. The specifications and details were researched so that the appearance of the historic shingles
and installation patterns could be matched in the re-shingling project. Photos: John Ingle.
10
coated and reinforced metal-laminated flashing is easy
to use and, in combination with other flashing, gives
added protection over eaves and other vulnerable ar-
eas; adhesives give a stronger attachment at projecting
.roofing combs that could blow away in heavy wind
j>rms. Clear or light-colored sealants may be less ob-
vious than dark mastic often used in conjunction with
flashing or repairs. These modern treatments should
not be overlooked if they can prolong the life of the
roof without changing its appearance.
Roofing Practices to Avoid
Certain common roofing practices for modern installa-
tions should be avoided in re-roofing a historic building
unless specifically approved in advance by the archi-
tect. These practices interfere with the proper drying of
the shingles or result in a sloppy installation that will
accelerate deterioration (see illus. 15). They include
improper coverage and spacing of shingles, use of sta-
ples to hold shingles, inadequate ventilation, particu-
larly for heavily insulated attics, use of heavy building
felts as an underlayment, improper application of sur-
face coatings causing stress in the wood surfaces, and
use of inferior flashing that will fail while the shingles
are still in good condition.
Avoid skimpy shingle coverage and heavy building
papers. It has become a common modern practice to
lay impregnated roofing felts under new wooden shin-
gle roofs. The practice is especially prevalent in roofs
that do not achieve a full triple layering of shingles.
Historically, approximately one third of each single was
exposed, thus making a three-ply or three-layered roof.
"Tiis assured adequate coverage. Due to the expense of
,/ooden shingles today, some roofers expose more of
the shingle if the pitch of the roof allows, and compen-
sate for less than three layers of shingles by using
building felts interwoven at the top of each row of shin-
gles. This absorptive material can hold moisture on the
underside of the shingles and accelerate deterioration.
If a shingle roof has proper coverage and proper flash-
ing, such felts are unnecessary as a general rule.
15. T/u'Si1 commercially available roofing products with rustic split faces are
•n>/ appropriate far historic preservation pn<iects. In addition to the inaccu-
te appearance, the irregular surfaces and often u'ide sfwces between shin-
gles icill allow wind-<lrii'en moisture to penetrate up and under them. The
excessively vide boards will tend to cup, curl and crack. Moss, lichens and
debris will have a tendency to collect on these irregular surfaces, further
deteriorating the roofing. Photo: Shawn C Park.
However, the selective use of such felts or other rein-
forcements at ridges, hips and valleys does appear to
be beneficial.
Beware of heavily insulated attic rafters. Historically,
the longest lasting shingle roofs were generally the
ones with the best roof ventilation. Roofs with shin-
gling set directly on solid sheathing and where there is
insulation packed tightly between the wooden rafters
without adequate ventilation run the risk of condensation-
related moisture damage to wooden roofing compo-
nents. This is particularly true for air-conditioned
structures. For that reason, if insulation must be used,
it is best to provide ventilation channels between the
rafters and the roof decking, to avoid heavy felt build-
ing papers, to consider the use of vapor barriers, and
perhaps to raise the shingles slightly by using "sleep-
ers" over the roof deck. This practice was popular in
the 1920s in what the industry called a "Hollywood"
installation, and examples of roofs lasting 60 years are
partly due to this under-shingle ventilation (refer to
illus. 9).
Avoid staples and inferior flashing. The common
practice of using pneumatic staple guns to affix shin-
gles can result in shooting staples through the shin-
gles, in crushing the wood fibers, or in cracking the
shingle. Instead, corrosion-resistant nails, generally
with barked or deformed shanks long enough to ex-
tend about 3/4" into the roof decking, should be speci-
fied. Many good roofers have found that the pneumatic
nail guns, fitted with the proper nails and set at the
correct pressure with the nails just at the shingle sur-
face, have worked well and reduced the stress on shin-
gles from missed hammer blows. If red cedar is used,
copper nails should not be specified because a chemi-
cal reaction between the wood and the copper will
reduce the life of the roof. Hot-dipped, zinc-coated,
aluminum, or stainless steel nails should be used. In
addition, copper flashing and gutters generally should
not be used with red cedar shingles as staining will
occur, although there are some historic examples where
very heavy gauge copper was used which outlasted the
roof shingles. Heavier weight flashing (20 oz.) holds up
better than lighter flashing, which may deteriorate
faster than the shingles. Some metals may react with
salts or chemicals used to treat the shingles. This
should be kept in mind when writing specifications.
Terne-coated stainless steel and lead-coated copper are
generally the top of the line if copper is not appropriate.
Avoid patching deteriorated roof lath or sheathing
with plywood or composite materials. Full size lumber
may have to be custom-ordered to match the size and
configuration of the original sheathing in order to pro-
vide an even surface for the new shingles. It is best to
avoid plywood or other modern composition boards
that may deteriorate or delaminate in the future if there
is undetected moisture or leakage. If large quantities of
shingle lath or sheathing must be removed and re-
placed, the work should be done in sections to avoid
possible shifting or collapse of the roof structure.
Avoid spray painting raw shingles on a roof after
installation. Rapidly drying solvent in the paint will
tend to warp the exposed surface of the shingles. In-
stead, it is best to dip new shingles prior to installation
to keep all of the wood fibers in the same tension.
Once the entire shingle has been treated, however,
later coats can be limited to the exposed surface.
11
Maintenance Conclusion
The purpose of regular or routine maintenance is to
extend the life of the roof. The roof must be kept clean
and inspected for damage both to the shingles and to
the flashing, sheathing, and gutters. If the roof is to be
walked on, rubber soled shoes should be worn. If there
is a simple ridge, a ladder can be hooked over the roof
ridge to support and distribute the weight of the
inspector.
Keeping the roof free of debris is important. This
may involve only sweeping off pine needles, leaves
and branches as needed. It may involve trimming over-
hanging branches. Other aspects of maintenance, such
as removal of moss and lichen build-up, are more diffi-
cult. While they may impart a certain charm to roofs,
these moisture-trapping organisms will rot the shingles
and shorten the life of the roof. Buildups may need
scraping and the residue removed with diluted bleach-
ing solutions (chlorine), although caution should be
used for surrounding materials and plants. Some roof-
ers recommend power washing the roofs periodically
to remove the dead wood cells and accumulated debris.
While this makes the roof look relatively new, it can
put a lot of water under shingles, and the high pres-
sure may crack or otherwise damage them. The added
water may also leach out applied coatings.
If the roof has been treated with a fungicide, stain, or
revitalizing oil, it will need to be re-coated every few
years (usually every 4-5). The manufacturer should be
consulted as to the effective life of the coating. With the
expense associated with installation of wood shingles,
it is best to extend the life of the roof as long as possi-
ble. One practical method is to order enough shingles
in the beginning to use for periodic repairs.
Periodic maintenance inspections of the roof may
reveal loose or damaged shingles that can be selectively
replaced before serious moisture damage occurs (see
illus. 16). Keeping the wooden shingles in good condi-
tion and repairing the roof, flashing and guttering, as
needed, can add years of life to the roof.
26. Routine maintenance is necessary to extend the life of the roof. On this
roof, the shingles have not seriously eroded, but the presence of lichens and
moss is becoming evident and there are a few cracked and missing shingles.
The moss spores should be removed, missing shingles replaced, and small
pieces of metal flashing slipped under cracked shingles to keep moisture front
penetrating. Photo: Wittiamsport Preservation Training Center.
Cover Photo: 1907 view of a young couple's first home in a cedar
stump with a shingled roof. Photo: Historical Society of Seattle and
King County, Washington.
A combination of careful research to determine the
historic appearance of the roof, good specifications,
and installation details designed to match the historic
roof, and long-term maintenance, will make it possibl
to have not only a historically authentic roof, but a
cost-effective one. It is important that professionals be
part of the team from the beginning. A preservation
architect should specify materials and construction
techniques that will best preserve the roof's historic
appearance. The shingle supplier must ensure that the
best product is delivered and must stand behind the
guarantee if the shipment is not correct. The roofer
must be knowledgeable about traditional craft prac-
tices. Once the new shingle roof is in place, it must be
properly maintained to give years of service.
Acknowledgements
The author gratefully acknowledges the invaluable assistance of
co-worker Michael Auer in preparing this brief for publication. In
addition, the following individuals are to be thanked for their contri-
bution to this manuscript: Reed Engle, Historical Architect, NFS;
John Ingle, Historical Architect, NFS; Martin Obando, Eastern Dis-
trict Manager, Red Cedar Shingle & Handsplit Shake Bureau; and
Peter Sandbeck, North Carolina Division of Archives and History.
Appreciation is extended to: the staff of Technical Preservation Serv-
ices Branch and NFS regional offices; Michael Lynch of the Office of
Parks, Recreation and Historic Preservation in Albany, New York; and
to Penelope H. Batcheler and William Brookover, Historical Archi-
tects, Independence National Historic Park, for their review of this
manuscript and constructive comments. Special thanks are given to
Kaye Ellen Simonson for the illustrations in the charts.
This publication has been prepared pursuant to the National His-
toric Preservation Act of 1966, as amended. Preservation Brief 19 was
developed under the technical editorship of Lee H. Nelson, FAIA, .,
Chief, Preservation Assistance Division, National Park Service, U.Sf
Department of the Interior, P.O. Box 37127, Washington, D.C. 20013^-
7127. Comments on the usefulness of this information are welcomed
and may be sent to Mr. Nelson at the above address. This publication
is not copyrighted and can be reproduced without penalty. Normal
procedures for credit to the author and the National Park Service are
appreciated.
Further Reading
Bucher, Robert C. "The Long Shingle." Pennsylvania foUdife, Vol.
, No. 4, Summer 1969.
Cox, Richard E. "Wooden Shingles from the Fortress of Louisbourg."
Bulletin of the Association for Preservation Technology, \fol. n, Nos. 1-2
1970 p.p. 65.
Engle, Reed. "Restoring a Roofing." CRM Bulletin, a publication of
the National Park Service, \bl. 8, No. 6 Dec. 1985.
Kidder, F.E. Building Construction and Superintendence, Part n. New
York: William T. Comstock, 1902.
leVan, Susan. "Fire-Retardant Treatments for Wood Shingles."
Techline, Madison, Wisconsin: .U.S.D.A. Forest Service, 1988.
Niemiec, S.S. and T.D. Brown. "Care and Maintenance of Wood Shingle
and Shake Roofs. " Oregon State University Extension Service, Septem-
ber 1988. Publication #EC 1271.
The Old House journal, Vol. XI, No. 3, April 1983. Special Roof Issue.
Peterson, Charles E. (editor). Building Early America. Radnor, Pennsyl-
vania: Chilton Book Co. 1976.
Stevens, John. "Shingles." Bulletin of the Association for Preservation
Technology, Vol. II, Nos. 1-21970, pp. 74.
Sweetser, Sarah M. Preservation Briefs 4: Roofing for Historic Buildings
Washington, D.C.: Technical Preservation Services Division,
Park Service, U.S. Department of the Interior, 1978.
Tollesten, Kristin. "Shingles and Shingled Roofs." No future Without
the Past. Rome, Italy: 1COMOS, 1981. pp. 347-360.
PRESERVATION
BRIEFS
The Preservation of Historic Barns
Michael J. Auer
U.S. Department of the Interior
National Park Service
Preservation Assistance Division
From the days when Thomas Jefferson envisioned the
new republic as a nation dependent on citizen-farmers
for its stability and its freedom, the family farm has
been a vital image in the American consciousness. As
the main structures of farms, barns evoke a sense of
tradition and security, of closeness to the land and
community with the people who built them. Even to-
day the rural barn raising presents a forceful image of
community spirit. Just as many farmers built their
barns before they built their houses, so too many farm
families look to their old barns as links with their past.
Old bams, furthermore, are often community land-
marks and make the past present. Such buildings em-
ody ethnic traditions and local customs; they reflect
changing farming practices and advances in building
technology. In the imagination they represent a whole
way of life (Fig. 1).
Unfortunately, historic barns are threatened by many
factors. On farmland near cities, barns are often seen
only in decay, as land is removed from active agricul-
tural use. In some regions, barns are dismantled for
lumber, their beams sold for reuse in living rooms.
Barn raisings have given way to barn razings. Further
threats to historic barns and other farm structures are
posed by changes in farm technology, involving much
larger machines and production facilities, and changes
in the overall farm economy, including increasing farm
size and declining rural populations.1
Yet historic barns can be refitted for continued use in
agriculture, often at great savings over the cost of new
buildings. This Brief encourages the preservation of
historic barns and other agricultural structures by en-
couraging their maintenance and use as agricultural
buildings, and by advancing their sensitive rehabilita-
tion for new uses when their historic use is no longer
feasible.
F/jf. 2. Arch roof, native limestone walls two feet thick at the base, porthole window, dormers, silos, rooftop ventilators, weathervanes, windmill,
fences, fields, and family pride in the builder are all components of tlic historic character of this Iowa barn. Photo: John Walter, Successful Farming.
Historic Barn Types
Dutch Barns
The first great barns built in this country were those of
the Dutch settlers of the Hudson, Mohawk, and Scho-
harie valleys in New York State and scattered sections
of New Jersey.2 On the exterior, the most notable fea-
ture of the Dutch barn is the broad gable roof, which in
early examples (now extremely rare), extended very
low to the ground. On the narrow end the Dutch barn
features center doors for wagons and a door to the
stock aisles on one or both of the side ends. A pent
roof (or pentice) over the center doors gave some slight
protection from the elements. The siding is typically
horizontal, the detailing simple. Few openings other
than doors and traditional holes for martins puncture
the external walls.3 The appearance is of massiveness
and simplicity, with the result that Dutch barns seem
larger than they actually are.
To many observers the heavy interior structural system
is the most distinctive aspect of the Dutch barn. Mor-
tised, tenoned and pegged beams are arranged in
"H"-shaped units that recall church interiors, with
columned aisles alongside a central space (here used
for threshing). This interior arrangement, more than
any other characteristic, links the Dutch barn with its
Old World forebears. The ends of cross beams project-
ing through the columns are often rounded to form
"tongues," a distinctive feature found only in the Dutch
barn.
Relatively few Dutch barns survive. Most of these date
from the late 18th century. Fewer yet survive in good
condition, and almost none unaltered. Yet the remain-
ing examples of this barn type still impress with the
functional simplicity of their design and the evident
pride the builders took in their work.
Built in the late 1700s, this Neu> York Dutch barn survives in
excellent condition. Gable roof, center wagon doors with pent roof,
stock door at the comer and horizontal clapboarding are all typical
features of the Dutch bam. Tliree holes for martins, traditional
features of Dutch barns, can be seen near the top of the facade (they
have been plugged and are lighter than the surrounding
clapboards). Photo: Clarke Blair.
Bank Barns
The bank bam gets its name from a simple but clever
construction technique: the barn is built into the side of
a hill, thus permitting two levels to be entered from the
ground. The lower level housed animals, the upper
Tlte gently sloping roadbed in this photograph shows the "bank"
from which bank barns get their name. Massive timbers stretching
across the full width o; the barn create the werhang that also
characterizes these bants. In barns with brick end walls, patterns
were sometimes created by leaving spaces beticeen bricks. The dei'ice
furnishes ventilation as well as decoration. Photo: jack E. Boucher,
HABS.
levels served as threshing floor and storage. The hill-
side entrance gave easy access to wagons bearing
wheat or hay. (Fodder could also be dropped through
openings in the floor to the stabling floor below.) The
general form of the bank barn remained the same
whether it was built into a hillside or not. Where a hyi
was lacking, a "bank" was often created by building up
an earthen ramp to the second level.
Bank barns were ordinarily constructed with their long
side, or axis, parallel to the hill, and on the south side
of it. This placement gave animals a sunny spot in
which to gather during the winter. To take further ad-
vantage of the protection its location afforded, the sec-
ond floor was extended, or cantilevered, over the first.
The overhang sheltered animals from inclement
weather. The extended forebay thus created is one of
the most characteristic features of these barns. In some
bank barns, the projecting beams were not large
enough to bear the entire weight of the barn above. In
these cases, columns or posts were added beneath the
overhang for structural support.
In the earliest examples of bank barns narrow-end side
walls are frequently stone or brick, with openings for
ventilation. (Since "curing" green hay can generate
enough heat to start a fire through spontaneous com-
bustion, adequate ventilation in barns is vital.)
Crib Barns
Ttiis late-nineteenth century crib bant is located in eastern
Tennessee, in what is now the Great Smoky Mountains National
Park. The central drii'eicay between the cribs allozced a team and
wagon to drive through after unloading. The materials and details
are typical of the region. The\/ include, on the exterior: hand-heim
saddle notched logs on the lower, crib portion; board framing on the
upper, loft area: tcood shingle roof. The interior features :cood
liinges on the crib doors and earth floor. Plioto: Robert Madden.
Crib barns form another barn type significant in Ameri-
can agriculture. Found throughout the South and
Southeast, crib barns are especially numerous in the
Appalachian and Ozark Mountain States of North Car-
olina, Virginia, Kentucky, Tennessee and Arkansas.
Composed simply of one, two. four or sometimes six
cribs that served as storage for fodder or pens for cattle
or pigs, crib barns may or may not have a hayloft
above. Crib barns were typically built of uncftinked
logs, although they were sometimes covered with verti-
cal wood siding. Unaltered examples of early crib barns
normally have roofs of undressed wood shingles. In
time, shingle roofs were usually replaced with tin or
asphalt. The rustic appearance of crib bams is one of
their most striking features.
The cribs sometimes face a covered gallery or aisle run-
ning across the front. In another arrangement, the cribs
are separated by a central driveway running through
the building. This latter arrangement defines the double
crib barn.
In double crib barns the second story hayloft is some-
times cantilevered over the ground floor, resulting in a
barn of striking appearance.
Round Barns
George Washington owned a round bam. And in 1826
the Shaker community at Hancock, Massachusetts,
built a round barn that attracted considerable publicity.4
) Despite these early examples, however, round barns
were net built in numbers until the 1880s, when agri-
cultural colleges and experiment stations taught
progressive farming methods based on models of in-
dustrial efficiency. From this time until well into the
1920s, round bams appeared on farms throughout the
country, flourishing especially in the Midwest."
Round barns were promoted for a number of reasons.
The circular form has a greater volume-to-surface ratio
than the rectangular or square form. For any given size,
therefore, a circular building will use fewer materials
than other shapes, thus saving on material costs. Such
barns also offer greater structural stability than rectan-
gular barns. And because they can be built with self-
supporting roofs, their interiors can remain free of
structural supporting elements, thereby providing vast
storage capabilities. The circular interior layout was
also seen as more efficient, since the farmer could work
in a continuous direction.
In general, multi-sided barns—frequently of 12 or 16
sides—are earlier than "true round" barns. Earlier ex-
amples also tend to be wood sided, while later ones
tend to be brick or glazed tile. Interior layouts also un-
derwent an evolution. Early round barns placed cattle
stanchions en the first floor, with the full volume cf the
floor above u^ed for hay storage. In later barns, the
central space rose from the ground floor through the
entire building. Cattle stanchions arranged around a
circular manger occupied the lower level; the circular
wagon drive on the level above permitted hay to be
unloaded into the central mow as the wagon drove
around the perimeter. In the last stage of round barn
development, a center silo was added when silos be-
came regular features on the farm (in the last decades
of the nineteenth century). In some cases, the silo pro-
jected through the roof.
The claims for the efficiency of the round barn were
overstated, and it never became the standard barn, as
its proponents had hoped. Nevertheless, a great num-
ber were built, and many remain today the most dis-
tinctive farm structures in the communities in which
they stand.
Circular bams are found throughout the country, but are especially
numerous i:t the Midwest. T':h '911 Illinois round barn is 60 feet
in diameter. The cupola atop the hipped r-vf is oO f-:et above ground.
Its W single and 5 double stalls on the ground tlocr :cere ted from LI
loft. Tlie square u'/mhws spaced at regular intcmils anmnd the
perimeter add a note of simple contrast to the overall circular motif.
Photo: Keith A. Sculle, Illinois Historic Preservation Agency.
Prairie Barns
A peak roof projecting above a hayloft opening is one
of the most familiar images associated with bams. The
feature belongs to the prairie barn, also known as the
Western barn. The larger herds associated with agricul-
ture in the West and Southwest required great storage
space for hay and feed. Accordingly, prairie barns are
on average much larger than the other barns discussed
in this brief." Long, sweeping roofs, sometimes coming
near the ground, mark the prairie barn; the extended
roof created great storage space. (Late in the nineteenth
century, the adoption of the gambrel roof enlarged the
storage capacity of the haymow even more.)
Affinities of this barn type with the Dutch barn are
striking: the long, low roof lines, the door in the gable
end, and the internal arrangement of stalls in aisles on
either side of the central space are all in the tradition of
the Dutch barn.
The long, siceeping roof is a characteristic of the Prairie or Western
bam. The projecting peak oi'er the hayloft is another. This loim
barn was built about 1910. Photo: Man/ Hnnistonc.
Others
The barn types discussed here are only some of the
barns that have figured in the history of American agri-
culture. As with Dutch bams, some reflect the tradi-
tions of the people who built them: Finnish log bams
in Idaho, Czech and German-Russian house barns in
South Dakota, and "three-bay" English barns in the
northeast. Some, like the New England connected
barn, stem from regional or local building traditions.
Others reflect the availability of local building materi-
als: lava rock (basalt) in south-central Idaho, logs in the
southeast, adobe in California and the southwest. Oth-
ers are best characterized by the specialized uses to
which they were put: dairy barns in the upper mid-
west, tobacco barns in the east and southeast, hop-
drying barns in the northwest, and rice barns in South
Carolina. Other historic barns were built to patterns
developed and popularized by land-grant universities,
or sold by Sears, Roebuck and Company and other
mail-order firms. And others fit no category at all:
these barns attest to the owner's tastes, wealth, or un-
orthodox ideas about agriculture. All of these barns are
also part of the heritage of historic barns found
throughout the country.
In the carlu 20th centuni barn patterns uvre developed bit
agricultural schools and prefabricated unit* uvre sold by
mail-order firms. This Maryland barn icas bought about 1920
from a Scars catalogue. Photo: Robert /. Hughes
Panels cm this 1900 Kentucky tobacco bam open to aid in the
curing process. Photo: Christine Amos, Kentucky Heritage Council.
The tii'o ventilating tmvrs are the character-defining aspect of
this Oregon hop-drying barn. Photo: Allan \elson.
Preservation of Historic Barns
Understanding Barns and Their History
listoric barns are preserved for a number of reasons.
Some are so well built that they remain useful even
after a hundred years or more. Many others are inti-
mately connected with the families who built them and
the surrounding communities. Others reflect develop-
ments in agricultural science or regional building types.
Before restoring a historic barn or rehabilitating it for a
new use, an owner should study the building thor-
oughly. This process involves finding out when the
barn was built, who built it, and why. It means under-
standing how the building was changed through the
years. It means assessing the condition of the barn,
and understanding its components. This process has as
its end an appreciation of the building's historic charac-
ter, that is, the sense of time and place associated with
it. It is this physical presence of the past that gives
historic buildings their significance.
To assess the historic character of a barn, an owner
should study old photographs, family records, deeds,
insurance papers, and other documents that might
reveal the building's appearance and history. Neighbors
and former owners are often important sources of in-
formation. Local libraries, historical societies and pres-
ervation organizations are additional sources of help.
As part of this overall evaluation, the following ele-
ments should be assessed for their contributions to the
property. They are the principal tangible aspects of a
barn's historic character, and should be respected in
any work done on it.
Setting. Setting is one of the primary factors contribut-
ing to the historic character of a barn (see Fig. 2).
Farmers built barns in order to help them work the
land;.barns belong on farms, where they can be seen in
relation to the surrounding fields and other structures
in the farm complex. A barn crowded by suburbs is not
a bam in the same sense as is a barn clustered with
other farm buildings, or standing alone against a back-
drop of cornfields. Hence, the preservation of barns
should not be divorced from the preservation of the
setting: farms and farmland, ranches and range, or-
chards, ponds, fields, streams and country roads.
Other important elements of setting include fences,
stone walls, roads, paths, barnyards, corrals, and ancil-
lary structures such as windmills and silos. (Silos, in-
deed, have become so closely associated with barns as
nearly to have lost their "separate" identities.) These
features help place the building in the larger agricul-
tural context, relating it to its purpose in the overall
rural setting.
Form. The shape of barns, as with other buildings, is of
great importance in conveying their character. (For
round barns, the shape is the defining feature of the
type.) Often the form of a barn is visible from a dis-
tance. Often, too, more than one side can be seen at
the same time, and from several different approaches.
As a general rule, the rear and sides of a barn are not
as differentiated from the front, or as subordinated to
it, as in other buildings.
The roof is among the most important elements of
building form. Barns are no exception. The gable roof
on Dutch and Prairie barns, the cone-shaped, dome-
shaped, eight- or twelve-sided roof of round barns, and
the gambrel roof of the "typical" bam are among the
most prominent features on these buildings. A barn
roof can often be seen from a distance, and for this
reason must be considered a major feature.
Materials. Among the major impressions given by well-
maintained historic barns are those of strength, solidity
and permanence (see Fig. 3). These impressions largely
result from the durability and ruggedness of the mate-
rials used in them. Weathered wood siding, irregularly
shaped stones, or roughhewn logs on the exterior;
dressed beams, posts scarred by years of use, and
plank flooring on the interior all contribute to the spe-
cial character of barns.
r'V 2. Mountains, fields, fences, sheds, trees: The setting of this
enormous Montana barn is an important element of its character.
The bam was built in 1887-1889 after disastrous livestock losses in
the winter of 1886-1837. If could hold 500 cattle and store a
quarter-million cubic feet af hay. Photo: John N. DcHaas, ]r.,
Montana Historical Socicti/.
Fig. 3. The stone walls of this Delaware barn are its most notable
feature. Built about 1810, the bam is a bank barn. Photo: Valerie
Cesna, Delaware Bureau of Archeology and Historic Preservation.
Openings. Unlike historic residential, industrial and
commercial buildings, barns generally have few open-
ings for windows and doors. Yet the openings found in
barns are important both to their functioning and to
their appearance. Typically, large wagon doorways and
openings to the hayloft are among the most striking
features on barns. Not as prominent as these large
openings, but important from a functional perspective,
are the ventilator slits found on many barns. With im-
portant exceptions (dairy barns, for example), windows
are few, and are normally small. The relative absence of
openings for windows and doors adds to the overall
impression of massiveness and solidity conveyed by
many historic barns, and is one of the reasons why
they often appear to be larger than they are.
Interior Spaces. The impression received upon stepping
into many historic barns is that of space (see Fig. 4). Not
infrequently, the entire building appears as a single
large space. To enter these buildings is sometimes to
experience the entire expanse of the building at once.
Even when haylofts and animal stalls "consume" part
of the building, they often do not keep the full expanse
of the interior from being seen. In large barns, this can
be an imposing sight. More commonly, the barn is a
combination of confined spaces on the lower floor and
a large open space above; in this case, the contrast
between the confined and open spaces is also striking.
The openness of the interior, furthermore, often con-
trasts with the "blankness" typical of many barn exteri-
ors, with their relatively few openings.
Fig. 4. Nowhere is the sense of space associated with bam interiors
more evident than in a round barn. The storage capacity of this 1930
bam is immense. Just visible midway up the wall is a circular track
and pulley system used to move hay from the wagon entrance on the
lower level and to distribute it around the loft. When needed, hay
was dropped to the stalls below through an opening in the loft floor.
Photo: Keith A. Sculle, Illinois Historic Preservation Agency.
Structural Framework. The exposed structural framework
is a major component of the character of most historic
barns (see Fig. 5). Typically, barns were built for strictly
utilitarian purposes. Accordingly, barn builders made _
no effort to conceal the structural system. Yet for that J
very reason, barns achieve an authenticity that ac-
counts for much of their appeal.
Fig. 5. -The exposed structural framework of this large 1890 Illinois
bam is impressive. In a recent rehabilitation a portion of the
haymow floor (see arrow) was raised to provide clearance for large
machinery. Photo: Dale Humphrey, Galesburg Register Mail.
In some barns, the load-bearing members are of enor-
mous dimensions, and the complex system of beams,
braces, posts, rafters and other elements of the re-
vealed framework create an imposing sight. Yet even in
small barns, the structural system can be an important
feature, helping to determine the historic character of
the building.
Decorative features. Historic barns, like modern ones,
are structures built for use. Nevertheless, decorative
elements are not lacking on barns. Foremost among
these is color (red being most common). Dutch barns
traditionally sported distinctively shaped martin holes
in the upper reaches of the building. Traditional hex
signs on Pennsylvania barns are so well known as to
have entered the mainstream of popular culture and
taken on a life of their own (see Fig. 6). Decorative
paint schemes, including contrasting colors to "pick
out" cross members of the external framework, are
common (these most frequently take the form of dia-
monds or "X's" on the main doors). Sign painters often
took advantage of the size and visibility of barns in an
age before billboards. "Mail Pouch Tobacco" signs were
nearly as numerous in the first quarter of the 20th cen-
tury as patent medicine ads were in the last quarter of
the 19th. Another decorative motif on historic barns is
the arrangement of spacings between bricks to form
decorative patterns (as well as to ventilate the barn).
Fig. 6. Hex signs are among the wide range of decorative elements
found on American bams. Photo: Lee H. Nelson.
In addition to these elements, arched window hoods,
patterned slate roofs, fanciful cupolas, weathervanes,
lightning rods and ornamented metal ventilator hoods
can be found on historic barns. Finally, individual
farmers and barn builders sometimes added personal
touches, as when they carved or painted their names
on anchor beams, or painted their names and the date
'jver the entrance.
The elements discussed here are major components of
historic barns. Yet no list can convey the full historic
character of an individual building. It is very impor-
tant, therefore, to study each structure carefully before
undertaking any project to restore it or to adapt it to
new uses.
Maintenance
If a building is to be kept in good repair, periodic main-
tenance is essential. Barns should be routinely in-
spected for signs of damage and decay, and problems
corrected as soon as possible. Water is the single great-
est cause of building materials deterioration. The repair
of roof leaks is therefore of foremost importance. Bro-
ken or missing panes of glass in windows or cupolas
are also sources of moisture penetration, and should be
replaced, as should broken ventilation louvers. Gutters
and downspouts should be cleaned once or twice a
year. Proper drainage and grading should be ensured,
particularly in low spots around the foundation where
water can collect.
Moisture is one major threat to historic buildings. In-
sects, especially termites, carpenter ants and powder
& iost beetles, are another. Regular examinations for
^infestations are essential.
Additional periodic maintenance measures include
repair or replacement of loose or missing clapboards,
and inspections of foundations for cracks and settle-
ments. Vegetation growing on the barn should be re-
moved, and shrubs or trees near it should be cleared if
they obstruct access, or, more serious, if roots and
other growths threaten the foundation. Soil and ma-
nure build-ups against the foundation should be re-
moved. Such build-ups hold water and snow against
wooden elements, and promote rot. They also promote
insect infestations. Door hardware should be checked
for proper fitting and lubricated yearly. Lightning rods
should be kept in proper working order, or added, if
missing.
Repair
Many historic barns require more serious repairs than
those normally classed as "routine maintenance" (see
Fig. 7). Damaged or deteriorated features should be
repaired rather than replaced wherever possible. If
replacement is necessary, the new material should
match the historic material in design, color, texture,
and other visual qualities and, where possible, mate-
rial. The design of replacements for missing features
(for example, cupolas and dormers) should be based on
historic, physical, or pictorial evidence.
Many barn owners have substantial experience in the
care of farm structures. Where expertise is lacking, it
will be necessary to consult structural engineers, ma-
sons, carpenters, and architects, as appropriate. In
addition, for many repairs, a knowledge of historic
building techniques may be necessary.
Structural Repairs. Ensuring the structural soundness of
a historic barn is vital both to its continued usefulness
and to the safety of its occupants. The following signs
of structural settlements may require the sen-ices of a
structural engineer to evaluate: major cracks in ma-
sonry walls, visible bowing, leaning and misalignment
of walls, sagging windows and doors, separation of
cladding from structural frames, trusses pulling away
from seating points at support walls, sagging joists and
rafters, and noticeable dips in the roof between rafters.
To correct these problems, masonry foundations may
have to be reset or partially rebuilt. Sills and plates may
need to be repaired or replaced. Walls may have to be
straightened and tied into the structural system more
securely. Individual structural members may need brac-
ing or splicing.
Roofing. Moisture can damage historic materials se-
verely, and, in extreme cases, jeopardize the structural
integrity of a building. Even''effort must be made to
secure a weathertight roof. This may require merely
patching a few missing shingles on a roof that is other-
wise sound. In more severe cases, it may require re-
pairing or replacing failing rafters and damaged
sheathing. Such extreme intervention, however, is not
usual. More typical is the need to furnish "a new roof,"
that is, to replace the wooden shingles, asphalt shin-
gles, slate shingles or metal covering the roof. Replac-
ing one type of roofing with another can produce a
drastic change in the appearance of historic buildings.
Great care should be taken, therefore, to assess the
^ ^•"«r*g-!.iJ--~ -*• -fa w"Jfe ;5?r^-5~iLH t.^^H fc* " ^- j^~' &-^*^^' *••*^ i»«^i^^r^
Fiv;. 7. :Vo:r ;>nrf ot Antictati: Xutiintal BattU-ficltl. tliif bank barn (bnUt in the ISlOf and enlarged in 189$ and W14> Uvkf I'ti; oivr fidd* and liills
u'herc Union and Confederate armies fought on the I'loi'dicft da\i in American liiftcn/. Oicncd hi the \atiinial Park Scn'ice. the tiirn iindenivnt
major repairs: (a) the foundation was reynuied for better drainage: (b> the deteriorated metal root :caf removed: d'l removal of the metal rvof discio&\
the rotten wall plate and tvof rafters; (d) these elements uvre reflated, and (:ollar< to hold a neic gutter si/stem icerc added: (e) neii' dimiispoiits and
drain pipes uvre installed to earn/ water off the roof and aicai/ from the foundation: if) damaged structural members were strengthened with new'
sections; (g) new roof and other work finished, the barn remains a working farm structure. Photos: (a-f). Courtesy, Williamsvort Preservation
Training Center. NPS; (g). lack E. Boucher, HABS.
8
contribution of the roof to the appearance and charac-
ter of the barn before replacing one type of roofing
material with another. While some substitute materials
(such as synthetic slate shingles) can be considered, the
est priority should be to replace in-kind, and to
atch the visual qualities of the historic roof. Gutters
and downspouts should be replaced if damaged or
missing. Finally, dormers, cupolas, metal ventilators
and other rooftop "ornaments" provide needed ventila-
tion, and should be repaired if necessary.
Exterior. In addition to the roof and the foundation,
other exterior elements may need repair, including
siding, brick and stonework, dormers and cupolas,
windows and doors. Shutters may be falling off, doors
may need to be rehung, and missing louvers replaced.
The exterior may need repainting. (Unpainted brick or
stone barns, however, should never be painted.) In the
case of masonry barns, repointing may be necessary. If
so, mortar that is compatible in appearance and com-
position with the historic mortar must be used. Using
mortar high in portland cement can damage historic
brick or stone. Masonry cleaning should be undertaken
only when necessary to halt deterioration or to remove
heavy dirt, and using the gentlest means possible.
Sandblasting and other physical or chemical treatments
that damage historic materials should not be used.
Likewise, power washing under high pressure can also
damage building material.
Interior. Typical interior repairs may include removing
and replacing rotten floorboards, and repair or replace-
-jnent of partitions, storage bins, gutters and stalls.
(Concrete floors may be cracked and in need of repair.
Wiring and plumbing may need major overhaul.
Rehabilitation
Some barns have served the same uses for generations,
and need only periodic repairs and routine mainte-
nance. Others have become obsolete and need exten-
sive updating for modern farming methods. (To house
livestock, for example, a barn may need new feeding,
watering, waste removal, electrical, plumbing and ven-
tilation systems.) Similarly, barns that can no longer be
used for agriculture at all normally require changes to
adapt them for commercial, office, or residential use.
In such cases barns need more extensive work than the
maintenance and repair treatments outlined above.
However, when rehabilitiating a historic barn for a new-
farming operation or a new use entirely, care must be
taken to preserve its historic character while making
needed changes (see Figs. 8, 9 and 10).
A successful rehabilitation project is best guaranteed
when a work plan is_drawn up by someone familiar
with the evaluation of historic structures, and when it
is carried out by contractors and workmen experienced
with the building type and committed to the goal of
retaining the historic character of the property. Help in
formulating rehabilitation plans and in locating experi-
enced professionals is normally available from the State
Historic Preservation Office and local preservation
groups.
The following approaches should be observed when
carrying out rehabilitation projects on historic barns:
1. Preserve the historic setting of the barn as much as
possible. Modern farming practices do not require the
great number of outbuildings, lots, fences, hedges,
. .-ig. S. Built in the Gothic Revival style in the 1890s, this four-ston/ Indiana barn had fallen into disuse, and was deteriorating. In the process of
returning it to use. the owner installed a neu> roof that matches the uvoden shingles found beneath the deteriorating asphalt shingle roof; removed
the modern asbestos shingle siding; repaired the windows, and reconstructed the cupola (including its liglitning rod and weathenwiei. (Before and
after vieics are of opposite sides of barn.) Photos: Before, Courtesy, Gary Post-Tribune; After, Courtesy, Kankakee Valley News.
walls and other elements typical of historic farms. Yet
such features, together with fields, woods, ponds, and
other aspects of the farm setting can be important to
the character of historic barns. The functional relation-
ship between the barn and silo is particularly signifi-
cant and should also be maintained.
2. Repair and repaint historic siding rather than cover
barns with artificial siding. Siding applied over the
entire surface of a building can give it an entirely difter-
ent appearance, obscure craft details, and mask ongo-
ing deterioration of historic materials underneath. The
resurfacing of historic farm buildings with any new
material that does not duplicate the historic material is
never a recommended treatment.
Fig. 9. T7iis enormous Ohio barn (285 feet b\i 125) was built between 1909 uiui 1912. It was one of 102 structures on "America's Finest Farm. "
(Other buildings included the world's largest greenhouse and the world's largest barn—nearly SW feet long). The barn seen here was rehabilitated \
use as headquarters for an international agricultural firm. Although the use has changed, comparison of the interior photographs shoii'S that the ("am
has retained its historic character. (After view, interior, is taken from ti cross axis: distortion is from fish-eye lens.) Photos: Exterior and nitcri>>r. a*icr:
Ron Kuntz, LIPI: Interior, before: Courtesy, Barberton (Ohio) Historical Society.
10
F/y. 10. 77ns 1970 Wnwiwrf nniiirf bam if SO feet in diameter. Disuseii and decaying, the building mis converted to .r community IVII/IT, rnM artists'
studios and spaces for iceddings, parties and conferences. Tlie bam undencent extensive structural repair and other :ivrk. Careful selection of nac use
permitted the building to be rehabilitated while retaining its principal spaces and features—and its historic character—intact. Photos: fay Wliite.
3. Repair rather than replace historic windows when-
ever possible, and avoid "blocking them down" or
covering them up. Avoid the insertion of numerous
new window openings. They can give a building a
domestic appearance, radically altering a barn's charac-
ter. However, if additional light is needed, add new
windows carefully, respecting the size and scale of
existing window openings.
j. Avoid changing the size of door openings whenever
"possible. Increasing the height of door openings to
accommodate new farm machinery can dramatically
alter the historic character of a barn. If larger doors are
needed, minimize the visual change. Use new track-
hung doors rather than oversized rolled steel doors,
which give an industrial appearance incompatible with
most historic barns. If the barn has wood siding, the
new doors should match it. If historic doors are no
longer needed, fix them shut instead of removing them
and filling in the openings.
5. Consider a new exterior addition only if it is essen-
tial to the continued use of a historic barn. A new addi-
tion can damage or destroy historic features and
materials and alter the overall form of the historic
building. If an addition is required, it should be built in
a way that minimizes damage to external walls and
internal plan. It should also be compatible with the .
historic barn, but sufficiently differentiated from it so
that the new work is not confused with what is genu-
inely part of the past.
6. Retain interior spaces and features as much as possi-
ble. The internal volume of a barn is often a major
character-defining feature, and the insertion of new
floors, partitions, and structures within the barn can
drastically impair the overall character of the space.
imilarly, interior features should also be retained to
che extent possible.
7. Retain as much of the historic internal structural sys-
tem as possible. Even in cases where it is impractical to
keep all of the exposed structural system, it may be
possible to keep sufficiently extensive portions of it to
convey a strong sense of the interior character. Whole-
sale replacement of the historic structural system with a
different svstem should be avoided.
Housing: A Special Concern
The conversion of barns to housing is not new,
but has become increasingly popular in recent
years. Yet the changes involved in converting
most barns to housing are so great that such con-
versions rarely preserve the historic character of
the resource. Ordinarily, numerous windows are
inserted, walls are heavily insulated and refin-
ished, the interior volume is greatly reduced,
chimneys and other fixtures normally lacking in
barns are added, and site changes, such as close-
in parking and residential landscaping are made,
giving the building a greatly altered site. Many
other barns are "converted" to houses by disman-
tling them, discarding the exterior, and reusing
the internal structural system in a new building.
The beams are saved, but the barn is lost.
In cases where the conversion from barns to
houses has been successful, the positive outcome
results in large measure from the careful choice of
the barn: A modest-sized barn with a sufficient
number of existing residential-scale windows, in
which nearly the whole internal volume can be
used as is, without building numerous new parti-
tions or extending a new floor across the open
space (haylofts in such cases serving as loft-space
for "second storv" bedrooms).
11
Summary
Historic barns form a vital part of our Nation's heritage.
Not every historic barn can be saved from encroaching
development, or easily brought back into productive
use. Yet thousands of such structures can be repaired
or rehabilitated for continued agricultural use or for
new functions without destroying the very qualities
that make them worth saving. By carefully examining
the historic significance of each structure, owners of
historic barns can draw up plans that preserve and
reuse these historic structures while maintaining their
historic character.
Selected Reading
Arthur, Eric and Dudley Witney. The Bam: A Vanishing Landmark in
North America. Greenwich, CT: New York Graphic Society Ltd.,
1972.
Fitchen, John. The New World Dutch Barn: A Study of Its Characteristics,
Us Structural System, and Its Probable Erectional Procedures. Syracuse,
NY: Syracuse University Press, 1968.
Halsted, Byron D., ed. Bams, Sheds and Outbuildings. New York: O.
Judd Co., 1881. Rpt.: Brattleboro, VT: Stephen Greene Press, 1977.
Humstone, Mary. Bam Again! A Guide to Rehabilitation of Older Farm
Buildings. Des Moines, IA: Meredith Corporation and the National
Trust for Historic Preservation, 1988.
Klamkin, Charles. Bams: Their History, Preservation and Restoration.
New York: Hawthorn, 1973.
Schiller, Stanley. American Bams: In a Class by Themselves, Exton, PA:
Schiffer Publishing Ltd., 1984.
Schultz, LeRoy G., comp. Bams, Stables and Outbuildings: A World
Bibliography in English, 1700-1983. Jefferson, NC, and London:
McFarland'fc Co., 1986.
Stokes, Samuel N., et al. Saving America's Countryside: A Guide to
Rural Conservation. Baltimore and London: Johns Hopkins
University Press, 1989.
Caver photograph: Prairie bam with monitor roof. North Dakota.
Photo: Mary Humstone.
NOTES
1 More V. Winter. "Design on the Farm: A Rural Preservation Forum" Unpublished
proceedings from * Conference sponsored by the National Trust fur historic Preservation,
Denver. Colorado. January 13-14, 1986.
• Descriptions of the primary bam types featured in this section are heavily indebted to Eric
Arthur and Dudley Witney. TV Bam: A lims/iiny Landmark in North America. Greenwich.
CT: New York Graphic Society. Ltd.. 1972.
1 lohn Fitchen. Tlir Nor W>rtd Dutch Bam: A Sliuiu of Ili Characteristics: In Structural Suslrm.
and lit PnteMr Ermioiul Pmcatum. Syracuse. NY: Syracuse University Press, WfcB. p. 136.
< Washington's "round" barn, actually a 16-sided bam. is shown in Lowell I. Soike. Willunii
Right Angles: The Round Bams of Iowa'. Des Moines: Iowa State Historical Department. 1983.
Round, octagonal and other polygonal bams are normally all classed as "round bams."
When it is necessary to be more precise, the term "true round" is used to distinguish round
bams bom hexagonal, octagonal, or other polygonal bams. The Shaker Round Bam is a true
round bam. Gutted by fire in 1864, the bam was rebuilt shortly thereafter. See Polly
Matherty and John D.' McDermott, Hancock Shaker Village National Historic Landmark
study. History Division. National Park Sen-ice. Washington. D.C.
> In addition to the sources mentioned above, the following studies were important sources
for this section: Mark L. Peckham. "Central Plan Dairy Barns of New York Thematic
Resources," Albany: New York State Division for Historic Preservation, 1984: and James E.
Jacobsen and Cheryl Peterson. "Iowa Round Bams: The Sixty Year Experiment Thematic
Resources," Des Moines: Iowa State Historical Department, i986. These thematic studies
document bams listed in the National Register of Historic Places.
• Charles Klamkin, Bams: Trteir History. Pirsrmntm, and Restoration. New York: Hawthorn,
1973. p. 57.
Acknowledgements
The author gratefully acknowledges the invaluable assistance of Mary
Humstone, National Trust for Historic Preservation, Mountains/Plains Regional
Office, and Sharon C. Park, Kay D. Weeks, and Robert Powers of the National
Park Service. Significant contributions were also made by Stan Graves, Texas
Historical Commission, on behalf of the National Conference of State Historic
Preservation Officers; Shirley Dunn, Dutch Bam Preservation Society,
Rensselaer, NY; janis King, Knoxville, J.L.- Marilyn Fedelchak, National Trust for
Historic Preservation; Fred Swader, U.S. Department of Agriculture, and Linda
Mcdelland, National Register of Historic Places. In addition, useful comments
and technical assistance were provided by the staff of the Technical
Preservation Services Branch, directed by H. Ward Jandl. by the cultural j
resources staff of National Park Sen-ice Regional Offices, by Jack Boucher, \_
Catherine Lavoie and Ellen Minnich of the Historic American Buildings Survey,
and by Alicia Weber of the Park Historic Architecture Division.
This publication has been prepared pursuant to the National Historic
Preservation Act, as amended, which directs the Secretary of the Interior to
develop and make available information concerning historic properties.
Preservation Brief 20 has been developed under the direction of Lee H. Nelson,
FA1A, Chief, Preservation Assistance Division, National Park Service, P.O. Box
37127, Washington, D.C. 20013-7127.
October 1989
12