Rincon Consultants, Inc.
180 North Ashwood Avenue
Ventura, California 93003
805-644-4455
w w w. r in co n co nsu ltan ts. co m
January 31, 2025
Project No: 23-15536
Melissa Beebe, Associate Planner
City of Camarillo
601 Carmen Drive
Camarillo, California 93010
Via email: [email protected]
Subject: Scholle House Design Review
Dear Ms. Beebe:
Rincon Consultants, Inc. (Rincon) was retained by the City of Camarillo (City) to conduct a design review in support of the rehabilitation of the Scholle House. The Scholle House will be rehabilitated as part of the Springville Specific Plan (plan)’s Ran Rancho Courtyard Homes Development Project (project). As described in further detail below, as a component of the project’s environmental review, the Scholle House was previously recommended eligible for listing in the National Register of Historic Places (NRHP) and the California Register of Historical Resources (CRHR) and for designation as a City of Camarillo Landmark. It therefore constitutes a historical resource pursuant to the California Environmental Quality Act (CEQA).
This design review was prepared to ensure that the Scholle House rehabilitation plans are in compliance with the following:
1.) The recommendations included in the recently prepared Scholle Farm House Historic Structure Report (2024 HSR) and;
2.) The Secretary of the Interior’s Standards for the Treatment of Historic Properties (the Standards).
Methods included a review of the following:
• Current Scholle House rehabilitation plans,
• Several documents that discuss the significance and historical resources eligibility of the Scholle House including those prepared in support of the project’s environmental review, • The 2024 HSR prepared by the Architects Page and Turnbull.
This design review was conducted by Senior Architectural Historian Rachel Perzel, MA with support provided by Cultural Resources Director, Steven Treffers. Both Ms. Perzel and M r. Treffers meet the Secretary of the Interior’s Professional Qualification Standards (PQS) for architectural history and history (36 Code of Federal Regulations [CFR] Part 61).
Project Background
In 2008, the City of Camarillo approved the Springville Specific Plan for a 170-acre site located north of the Ventura Freeway and west of existing commercial and residential uses along Las Posas Road in Camarillo. The plan’s associated Environmental Impact Report (EIR) was certified the same year . It identified a collection of historic-period buildings within the plan site as historical resources pursuant to CEQA and required two mitigation measures related to the protection of these buildings during City of Camarillo
Scholle House Design Review
2 surrounding construction activities to ensure impacts to historical resources were less than significant (PBS&J 2008).
The project was not realized however and in 2020, a supplemental EIR for the plan was processed to analyze the potential impacts associated with then -proposed deviations from the original project description. Among other modifications, the updated project description included the relocation and rehabilitation of the Scholle House within the plan site. By the time the supplemental EIR was prepared several previously present historic-period buildings had been removed, leaving only the Scholle House within the plan site. The supplemental EIR confirmed that the Scholle House remained an individual historical resource pursuant to CEQA and included several mitigation measures (Mitigation Measure
3.4-1a through g and 4.3-2a and b) to minimize impacts by documenting and retaining as much of the budling as possible despite surrounding construction and its relocat ion and rehabilitation (Cadence Environmental Consultants 2020).
Mitigation Measure 3.4-1d requires that prior to relocation of the Scholle House, a Historic Structures Report be prepared to document the building’s current conditions and serve to be a working guide for the project applicant and rehabilitation team. In fulfillment of this mitigation measure, the 2024 HSR was prepared by Page & Turnbull. As prescribed by Mitigation Measure 3.4-1d and in compliance with the National Park Service, Preservation Brief #43, the 2024 HSR provides information related to the condition and historical significance of the Scholle House, in addition to identifying its character - defining features and presenting treatment recommendations for these features.
Standards for Rehabilitation
CEQA Section 21084.1 requires a lead agency determine whether a project may have a significant effect on the environment, which includes historical resources. Impacts to a historical resource occur when there is a substantial adverse change in the significance of a resource such that it is materially impaired. Material impairment is defined as demolition or alteration “in an adverse manner [of] those characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for inclusion in, the [CRHR].” 1 Under Section 10564.5(b)(3) of the CEQA Guidelines, a project that is found to conform with the Secretary of the Interior’s Standards for the Treatment of Historic Properties ( Standards) is generally found to not result in significant impacts to historic resources under CEQA.
The Standards make broad-brush recommendations for maintaining, repairing, and replacing historic materials, as well as designing new additions or making alterations. They cannot, in and of themselves, be used to make essential decisions about which features of a historic property should be saved and which might be changed. Rather, they provide philosophical consistency to the work. There are Standards and associated guidelines for four distinct, but interrelated, approaches to the treatment of historic properties: preservation, rehabilitation, restoration, and reconstruction.
The Rehabilitation Standards are the most commonly used treatment for historic buildings , in particular when their continued use is desired. Additionally, the 2024 HSR identified rehabilitation as the recommended treatment option for the Scholle House because it provides for repair and protection of the building’s character-defining features while also allowing for necessary functional upgrades to continue its use as a single-family residence (Page & Turnbull 2024). The Rehabilitation Standards are as follows:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
1 CEQA Guidelines Section 15064.5[b][2][A].
City of Camarillo
Scholle House Design Review
3 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
Character-Defining Features
Character-defining features are those physical elements which are essential in conveying a property’s historic significance and thereby assessing impacts to historical resources and compliance with the Standards. As previously described, the Scholle House was recommended eligible for listing in the NRHP and CRHR and for designation as a City of Camarillo Landmark. Its historical significance derives from its association with historic events, in particular the early development of Ventura County, and from it s architectural merit as a rare example of a late -19th century Italianate cottage directly associated with the agricultural history of Ventura County and the German community in the Springville and Pleasant Valley area (Daly 2019). Its period of significance begins with its construction in the circa 1870s and extends through circa 1930, when the farm was taken over by Scholle, Jr. thereby encompassing the period of agricultural use by its original owners (Page & Turnbull 2024). The building’s character-defining features, in addition to its contributing and non -contributing features, were outlined in the 2024 HSR and include the following:
City of Camarillo
Scholle House Design Review
4 Significant Character-Defining Features
• One-story massing
• Pyramidal hipped roof with flat top
• Overhanging eaves with triple wood brackets
• Central, partial-width front porch, including:
o Gable-on-hip roof
o Tuscan wood columns
o Turned wood balustrade
• Horizontal V-groove shiplap wood siding
• Fenestration pattern, including bay window on the east façade • Wood sash windows and window surrounds
• Doorways and wood door surrounds at the primary, rear, and east side facades.
Contributing Features
• Enclosed east side porch
• Interior wood window and door surrounds
Non-Contributing Features
• Rear entrance vestibule
• Multi-lite windows and doorway enclosing the front porch • Plywood boards covering and/or bracing various openings Design Review
The 2024 HSR provides a guideline for each of the following features: roof, roof eaves, chimney, gutters and leaders, exterior walls, north entrance porch, east porch, windows, doors, interior. Table 1 below includes the treatment recommended for each of these features and summarizes Rincon’s design review related to each feature. As previously noted, the design review focused on the current plans and their consistency with the treatment recommendations included in the 2024 HSR and the Standards.
Table 1 Design Review Summary
Feature Recommended Treatment (2024 HSR) Design Review Roof Roof Membrane:
The existing wood shingles have reached the end of their life cycle and should be replaced with new asphalt roof shingles.
There are significant holes in the roof towards the east and west that should immediately be repaired. The damaged
section should be replaced and tied in properly to the adjacent roofing material.
Underlayment and Sheathing:
The underlayment and sheathing will be removed and
replaced with new plywood sheathing and roof underlayment.
Roof Membrane: plans are in compliance
with SOIS and 2024 HSR
recommendations.
Underlayment and Sheathing: plans are
in compliance with SOIS and 2024 HSR
recommendations.
Roof Rafters: plans are in compliance
with SOIS and 2024 HSR
recommendations.
City of Camarillo
Scholle House Design Review
5 Feature Recommended Treatment (2024 HSR) Design Review Roof Rafters:
Replace in-kind any damaged wood rafters, if any, as per the structural recommendations. Match the species and size.
Replace any missing rafter tails, sistered ends should not extend visually beyond the top of the exterior walls.
Roof Eaves: The existing roof eave assembly includes fascia boards, soffits, and molding profiles. Replace any missing fascia boards, soffits, and molding profiles with materials that match the existing ones. Remove and replace any detached assemblies in-kind. Salvage any parts that are in good condition and prepare them for reinstallation after roof repairs are
completed. Patch and repair any cracks or splits in the wood.
Where deep splitting, checking, or rot is present, cut back the wood to sound material and replace the deteriorated portion with a new Dutchman patch that matches the original in
species, cut, orientation, profile, and construction. Finally, prep, prime, and repaint the assembly to match the specified color of the exterior walls.
Plans are in compliance with SOIS and
2024 HSR recommendations.
Chimney Remove the brick chimney interior flues from the first floor and attic space. Patch the resulting holes in the roof and ceiling with new sheathing and gypsum board ceiling
respectively. Finish as required.
Plans are in compliance with SOIS and
2024 HSR recommendations.
Gutters and
Leaders
Remove the existing gutters wherever they exist. Install new half round gutters and rainwater leaders compatible with the historic character of the building. Install new rainwater leaders tied to the city sewer system at all locations to ensure proper drainage away from building foundations
Plans are in compliance with SOIS and
2024 HSR recommendations.
Exterior Walls Structurally assess wall framing. Where wood components exhibit deterioration that amounts to less than 30% of the component area, repair of the component is recommended
over replacement. Where there are areas of deep splitting, checking, or rotting, cut back wood to sound material and replace deteriorated portion with new dutchman patch to match the original in species, cut, orientation, profile and construction. Where more than 30% of the component area is badly deteriorated, replace component in-kind. Treat new wood with wood preservative and prime all surfaces except those to be joined with adhesive. Patch smaller cracks, holes and deeper areas of loss with wood patching compound.
Correct open joints mechanically where possible, and patch with wood patching compound where a tight joint cannot be achieved. Patch cracks and splits in wood siding and trim according to preservation best practices. Seal all trims around the openings. Remove damaged and flaky paint with the
gentlest ways. Prepare, prime for application of new paint.
Plans are in compliance with SOIS and
2024 HSR recommendations.
North
Entrance
Porch
Gable-on-Hip (Pediment):
Install temporary tarp protection to mitigate interior damage.
Repair the structural roof members as per the structural assessment. Repair in-kind the damaged members and install additional structural support as required. Install new sheathing and underlayment. Replace all the existing flashing and design for new flashing compatible with the historic character of Gable-on-Hip (Pediment): Plans are in
compliance with SOIS and 2024 HSR
recommendations.
Beadboard ceiling: Plans are in
compliance with SOIS and 2024 HSR
recommendations.
City of Camarillo
Scholle House Design Review
6 Feature Recommended Treatment (2024 HSR) Design Review the house. Install new asphalt roof shingles to match the historic appearance of the house. Repair the existing wood trim and install new vent framing and louvers at the attic window.
Beadboard Ceiling:
Patch and repair any cracks or wood damage on the
beadboard ceiling. Clean the surface with the gentlest method while lightly sanding any flaky paint. Replace any deteriorated or missing members in-kind. Prep, prime and repaint the entire ceiling.
Tuscan Wood Colonnade:
Structurally assess the load capacity. Carefully remove the infilled storefront system in between the columns. Clean the surfaces with gentlest methods. Repair and patch the
damaged wood and replace the components in-kind where the damage is more than 50%. Replicate the missing details at the base based on the historic photos. Prepare and prime for the application of new paint.
Storefront at the North Entrance Porch:
The north porch is a contributing feature to the significance of the Scholle House. The porch’s storefront system deteriorated beyond repair. Remove the storefront system including the glass and mullions.
Turned Wood Balustrade:
Carefully remove the infill between the columns while
protecting the balustrade in place. Clean the surfaces with the gentlest method. Scrape off lose and flaky paint, fill the gaps in the wood with epoxy. Replace in-kind if the wood is
deteriorated beyond repair. Prepare and prime for re-painting.
Wood Flooring
The wood flooring is at the end of its life cycle. Repair or replace in kind damaged floor joists as per structural
recommendations. Install new wood decking to match the
existing species, grain and level. Replace the floor finish with a resistant floor to match the historic character of the house and is sympathetic to the original design
Tuscan Wood Colonnade: Plans are in
compliance with SOIS and 2024 HSR
recommendations
Storefront at the North Entrance Porch:
Plans are in compliance with SOIS and
2024 HSR recommendations.
Turned Wood Balustrade: Plans are in
compliance with SOIS and 2024 HSR
recommendations.
Wood Flooring: Plans are in compliance
with SOIS and 2024 HSR
recommendations.
East Porch Remove non-contributing alterations in space by gentlest method possible, minimizing the impacts to adjacent
character-defining features. Carefully remove the wood
flooring to the floor framing, install new sheathing to match existing level and install new wood decking to match the existing level. Remove and replace in-kind the existing beadboard ceiling. Repair and apply treatment
recommendations for the exterior wood siding as applicable Plans are in compliance with SOIS and
2024 HSR recommendations.
Windows Where window assemblies have components that exhibit deterioration that amounts to less than 30% of the component areas, repair of the component is recommended over
replacement. Prepare and patch areas of damage or
deterioration, including but not limited to UV damage, rot, cracks, or holes per preservation best practices.
Most of the window assemblies exhibit sever deterioration that amounts to more than 30% of the component area,
Plans are in compliance with SOIS and
2024 HSR recommendations.
City of Camarillo
Scholle House Design Review
7 Feature Recommended Treatment (2024 HSR) Design Review replacement of the component in-kind is recommended.
Replacement pieces should be fabricated to match the original as defined in the project specifications and according to preservation best practices
Doors Exterior Doors:
Where door assemblies have components that exhibit
deterioration that amounts to less than 30% of the component areas, repair of the component is recommended over
replacement. Prepare and patch areas of damage or
deterioration, including but not limited to UV damage, rot, cracks, or holes per preservation best practices. Most of the door assemblies exhibit sever deterioration that amounts to more than 30% of the component area, replacement of the component in-kind is recommended. Replacement pieces
should be fabricated to match the original as defined in the project specifications and according to preservation best practices.
Interior Doors:
Where door assemblies have components that exhibit
deterioration that amounts to less than 30% of the component areas, repair of the component is recommended over
replacement. Prepare and patch areas of damage or
deterioration, including but not limited to UV damage, rot, cracks, or holes per preservation best practices. Most of the door assemblies exhibit sever deterioration that amounts to more than 30% of the component area, replacement of the component in-kind is recommended. Replacement pieces
should be fabricated to match the original as defined in the project specifications and according to preservation best practices. Reinstall repaired existing doors. Clean and lubricate existing hardware and replace in-kind in case of missing hardware.
Exterior Doors: Plans are in compliance
with SOIS and 2024 HSR
recommendations.
Interior Doors: Plans are in compliance
with SOIS and 2024 HSR
recommendations.
Interior Interior Ceiling:
Remove the ceiling in all the rooms. Structurally access the wood framing of the ceiling and determine the capacity of the ceiling joists. Repair or replace in-kind the wood joists as per structural recommendations. A new Gypsum board ceiling will be installed in all the rooms at the same height of the historic ceiling.
Interior Wall Finishes:
Remove the existing lath and plaster the existing wood studs.
Structurally assess the capacity of the wall framing. Repair any damaged wood components in kind and as per the structural recommendations. Replace all the damaged wood
components to match the existing species in kind and grain.
Refinish the interior wall assembly with wood sheathing and wall plaster
Interior Ceiling: Plans are in compliance
with SOIS and 2024 HSR
recommendations.
Interior Wall Finishes: Plans are in
compliance with SOIS and 2024 HSR
recommendations.
City of Camarillo
Scholle House Design Review
8 Conclusions and Recommendations
Based on this design review, the current plans for the Scholle House rehabilitation are in compliance with the Standards and the treatment recommendations included in the 2024 HSR. To ensure continued compliance through the construction phase, Rincon recommends that a historical architect (that meets the Secretary of the Interior’s Professional Qualifications Standards in architecture) be retained to support the project through the completion of construction. Rincon recommends that the historical architect provide ongoing guidance to the construction team related to implementation of the treatment recommendations included in the 2024 HSR. Rincon recommends further that t he historical architect regularly evaluate ongoing rehabilitation work to ensure it continues to comply with the Standards and the treatment recommendations included in the 2024 HSR and submit status reports to the City according to a schedule agreed upon prior to the commencement of the work. The schedule for these evaluations and reports will need to be determined prior to the onset of construction in consultation with the historical architect).
Additionally, the 2024 HSR notes the following: “ The roof system is in poor condition, with two large holes on the east and south sides allowing water infiltration and exposing the interior to exterior weathering conditions, compromising the building's enclosure. The temporary protective layer has deteriorated and is not providing adequate protection against water infiltration ” (Page and Turnbull 2024). Rincon therefore recommends that the building’s roof be securely covered as soon as possible to avoid further damage.
Should you have any questions or comments regarding this report, please do not hesitate to contact the undersigned at 805-947-4817, or [email protected].
Sincerely,
Rincon Consultants, Inc.
Rachel Perzel, MA
Senior Architectural Historian
Steven Treffers, MHP
Cultural Resources Director
City of Camarillo
Scholle House Design Review
9 References
Cadence Environmental Consultants
2020 Supplemental Environmental Impact Report for the Springville Specific Plan. Prepared for the City of Camarillo. October. Available online at:
https://www.cityofcamarillo.org/Departments/Community%20Development/Approve d%20Projects/FINAL%20SUPPLEMENTAL%20EIR.pdf
Page & Turnbull
2024 Scholle Farm House Historic Structure Report. Prepared for the City of Camarillo.
November 13. Provided by the City of Camarillo via email.
PBS&J
2008 Springville Specific Plan Final Environmental Impact Report. Prepared for the City of Camarillo. January 9. Available online at:
https://www.ci.camarillo.ca.us/Departments/Community%20Development/Approved %20Projects/Springville%20Specific%20Plan%20Certified%20Final%20EIR%202008. pdf.