5E - Consideration of a Landmark Alteration Certificate to modify divided light windows on the build1-
MEMORANDUM
July 6th, 2005
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Matteo Moore, Historic Preservation Intern
James Hewat, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate to retrofit divided light windows with thermal
pane glass at 834 Maxwell Avenue in the Mapleton Hill
Historic District (HIS2005-00112)
STATISTICS:
1. Site: 834 Maxwell Avenue
2. Historic District: Mapleton Hill
3. Zoning: LR-E (Low Density Residential Established)
4. Applicant: Miles and Jennifer Sullivan
5. Date of Construction: c.1910.
6. Historic Name(s): Henry Knaus
7. Request: Retrofit historic windows with "Bi-Glass°
system.
SUMMARY:
• This item was referred to the full Board by the Design Review
Committee in May of 2005.
~ The Henry Knaus house at 834 Maxwell Avenue is a contributing
resource to the Mapleton Hill Historic District.
~ The proposed "Bi-Glass" retrofit of windows will preserve original
window casings, stiles, rails, and interior muntins.
^ Staff conditionally considers the proposed retrofit of the windows,
consistent with Sections 3.7 (Windows), and 8.2 (Energy Efficiency)of
the General Design Guidelines, and 10-13-18(a)£~r(b)(1-4) of the Boulder
Revised Code.
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2-
BACKGROUND:
In May of 2005, the application to retrofit the existing eight sets of existing
sash with the "Bi-Glass" system was reviewed by the Design Review Committee.
The Committee considered that being a new technology and that there was a
significant amount of new material being introduced as a result of the retrofit,
that the full Board should consider the application for consistency with the
General Design Gtcidelines for Historic Districts and Individual Landmarks.
PROPERTY HISTORY:
The one and one-story house at 834 Maxwell Avenue is thought to have been
constructed about 1910. That year it is listed as having been owned by Henry
Knaus, a foreman in the Boulder rail yard. According to the 1993 historic survey
form completed by Front Range Associates, the house was probably altered
sometime during the 1920s. Stylistically this is consistent with the stucco finish
and casement windows in question. The house is considered to be a contributing
building to the Mapleton Hill Historic District.
IZEQUEST:
The applicant proposes to retrofit the eight pairs of Eour light, wood windows
with the "Bi-Glass" system. Through this process, the glass and glazing putty is
removed and the exterior muntin shaved oEf. The window frame (stile, rails, and
remaining muntins) are then stripped and routed out to allow for thermal pane
5:\PLAN\datallongrang~HISTIALTCERTS\Historic Districts\Mapleton Hi111Maxwell.834\07.06.05 memo.doc
Figure 1. 834 Maxwell Avenue, June, 2005.
3-
glass to be installed. The new glass is set against the interior muntins. The glass
that is installed is essentially simulated divided light with a shadow bar between
the glass to follow the pattern of the interior muntin and the new applied
exterior miintin. While the glass and exterior mtintin and putty are removed, the
frames, interior muntins, and window casings are preserved.
The following is an analysis of the proposal's compliance with design the
applicable design guidelines:
Section 3.7 Wirtdows, Stornt Windows, an~ Shutters, of the General Design
Guic~elirtes states that "Repair of historic windows is always preEerred within a
rehabilitation project. Replacement should only be considered as a last resort.
Guideline .3 of this Section goes on to state that, "Repair rather than replace the
functional and decorative features of original windows through recognized
preservation methods. If replacement of a feature is necessary, replace only the
deteriorated feature in kind rather than the entire unit, matching the materials,
design and dimensions of the original." Guideline 8 goes also directs that, "If a
window that is divided into several panes of glass must be replaced, a similar
true-divided-light window that matches the dimensions, profile and detailing of
the original is most appropriate. High qua(ity simulated-divided-light windows
may be allowed if they maintain the muntin size of the original window."
S:~PLANWata~•lungrang~HfS'T1AI.TCERTS~Ilistoric Districts\Mapleton HiIl~M1laxwe11.834`.07.06.05 memo.doc
Cigure 2. 834 Maxwell Avenue, Side Elevation
-4-
Section 8.2 of the General Design Guidelines states that, "Energy
conservation is a growing concern for property owners today. In the historic
districts it is important to ensure that such concerns are addressed in ways that
do not damage or diminish the historic character of the building, site or district."
None of the guidelines specifically addresses the potential of retrofitting historic
windows with systems such as the proposed "Bi-Glass'.
BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark
Alteration Permit may not be approved by the Board or City Council unless it
meets the conditions specified in Section 10-13-18 B.R.C. Specifically:
(a) The landmarks board and the city council shall not approve an
application for a landmark alteration certificate unless each such agency
finds that the proposed work is consistent with the purposes of this
chapter.
(b) Neither the landmarks board nor the city council shall approve a
landmark alteration certificate unless it meets the following conditions:
(1) The proposed work preserves, enhances, or restores and does not
damage or destroy the exterior architectural features of the landmark or
the subject property within an historic district;
(2) The proposed work does not adversely affect the special character or
special historical, architectural, or aesthetic interest or value of the
landmark and its site or the district;
(3) The architectural style, arrangement, texture, color, arrangement of
color, and materials used on existing and proposed structures are
compatible with the character of the existing landmark and its site or the
historic district.
In this case because of the simple four-light character of the casement sash
in question, staff considers the proposed retrofit of the windows with the "Bi-
Glass' system as appropriate and in compliance with the guidelines as the
majority of the historic material casing, stiles, rails, and interior muntins will be
preserved. While the loss of exterior puttied muntins is somewhat inconsistent
with Section 3.7.1 of the General Design Guidelines, if the new applied muntins
dimensions very closely match the original, the Bi-Glass system may be
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-5-
appropriate. This is consistent with the Secretary of the Interior's Standards for
Rehabilitation which generally allows for such replication, provided the new
element (in this case the exterior muntin) is within'la' of the original.
STAFF RECOMMENDATION:
Staff recommends that the Board conditionally approve the retrofit of the
eight pairs of four light wood casement based upon the findings below. The
recommended conditions are:
^ That the original window casing, stiles, rails, and window pattern
will be retained and that;
~ The new applied exterior muntins match the profile of the existing
in shape, profile, and dimension to at least'/4 of the existing
casement sash.
FINDINGS:
With the conditions outlined above, the proposed retrofit simple four light
casement windows with the "Bi-Glass° system at 834 Maxwell Avenue will be
consistent with the purposes and standards of the Historic Preservation
Ordinance in that:
The retrofit of the windows will not adversely affect the exterior features
of the contributing house or the special character of the Mapleton Hill
District (10-13-18,(b)1-2, B.R.C).
2. The proposed retrofit of the windows complies with Sections 3.7
(Windows) and 8.2 9(Energy Efficiency)of the General Design Guidelines,
adopted by the Landmarks Board as Administrative Regulations, and the
Historic Preservation ordinance, Section 10-13-18,(b)3, of the Boulder
Revised Code.
ATTACHMENTS:
A: Historic Inventory Form
B: Information on "Bi-Glass° system
C: Photographs
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COIORADO HISTORICAL SOCIETY
Office of Archaeology and HisSOric Preservation
'1300 Broadway, Denver, Colorado 80203
MSSTORIC BUILDING INVENTORY RECORD
Attachment A
NOT FOR FIELD USE
_ Eligible Nominatcd
Det. Not Eligible _ Certified Rehab.
Date
PROJECT NRME: Boulder Survey of Historic COUNTY: CITY: STATE ID NO.: SBL4026
Places-Narthern Mapteton Hill, 1993 Boulder Boulder
Tier EvaluaTion, '1996 TEMPORARY NO.: '1461-25-4-02-004
CURRENT BUILDSNG NqME: 011NER: DOME GERAIDINE M
834 MAXYEIL AVE
BOULDER CO 80304
ADDRESS: 834 MA%WELL AV
BOULDER CO 80304
TOYNSHIP 1N RANGE 71Y
SECTION 25 NE 1/4 SE 1/4
H15TORIC NAME: U.S.G.S. OUAD NAME: Boulder, Colo.
' 15'
YEAR: 9966 (PR1979) X 7.5
OCK LOT(S):
DISiRl[T NAME: Mapteton Mill :
BL
ADDITtON: Mapleton YR. OF ADDITSON: 1888
F1LM ROLL NO.: 93-6 NEGATIVE NO.: LOCATION OF NEGATIVES: DRTE OF CONSTRUCTION:
BY: Roger Whitacre 10 Boulder Ciiy Ping. ES7IMATE: '1910 ACTUAL:
SOURCE:
Census Index
~
' ~ USE:
PRESENT:
Residential
~
!
_
• H15TORIC:
/~\ Residential
~ ~ ~ ~
~A ~ ~
`""~f'~1Fp'~'~f
-
.
- ,
, iw \
CONDITION:
_- rv
_ EXCELLENT X GOOD
RATING
j
~ fAIR DETERIO
,
.~ ~
.n,r.:.FB }; --
rti• ~ •'x ' . E%TENT OF ALTERATIONS:
-- MINOR X MODERATE MRJOR
~ DESCRIBE:
House appea~s to have been altered in
_J 1920s, including addition of casement
~ ~` • Windous, gabled hood, and stucco.
' Atcached garage. [arpet on porch.
- _ Rear addition.
- ~ _ '. CONTINUED YES X NO
K
y
+
STYLE: Bungalow .. _..___. ORIGINAL SITE X MOVED
~ DRTE(5) OF MOVE:
MATERIAlS: Stucco, Hood, CemenC 5f~. FOOTRGE: NATIONRL REGISTER ELIGIOILITY
1070
INDIVIDUPL: YES X NO
ARCHITECTURAI DESCRIPTION:
One-sSOry frame duelling uiCh stuccoed ezterior on concrete foundaiion. Side- CONTRIBUTING TO DISTRICT:
eaves and
bled roof with overhan
in Gabled hood above off-
osed rafters
ex x YES No
g
g
ga .
p
center entry is supported by wood brackets. Paneled-and-gtazed front daor. Multi- LOCAL LRNDMpRK DESIGNATION: Yes
lighc oasement uindows. Stuccoed brick end chimney. Attached garage.
N~ME: City of Boul., ND82-1
DRTE: 10-7-1982
ASSOCIATED BUILDINGS? X YES NO
TYPE:
Actached Garage
IF INVENTORIED, LIST ID NOS.:
CONTINUED? YES X NO
ADDITIONAL PAGES: VES X NO
~
~
PL AN S HR PE : pRCHITEtT: STATE ID NO.: SBL4026
I Unknown
ORIGINAL OYNER:
Unknoun
SOURCE:
SOURCE:
BUILDER/CONTRACTOR:
Unknoun
- THEtlE(5):
SOUR[E: Urban ResidenSial Neighborhoods,
1858-present
CONSTRUCTION HISTORY (DESCRIPTION~ NAMES, DATES, ETC., RELRiIN6 TO MAJOR ALTERAT10N5 TO ORIGINAL STRU[TURE):
[ONTINUED YES X NO
HISTORICAL BACKGROUND (DISCU55 IMPORTANT PERSONS AND EVENTS ASSOCIATED YITH THIS STRUCTURE):
The ~910 U.S. Census indicated that Henry V. Knaus, a foreman in the railroad yard, lived here with his wife, Lillian. In
1913, Charles Y. and Ella M. [ochra~ resided here. Cochran's occupation is listed as "collr" (collector? collier?). Adam A.
and Josephine Dome ouned the house in the 1940s.
CONTINUED YES % NO
SiGNIFICANCE CCHECK RPPROPRIATE [ATEGORlES AND BRIEFLY JUSTIFY BELOU):
RRCNITECTURAL SIGNIFICANCE: HISTORICAL SIGNIFICRNCE:
REPRESENTS THE 40RK OF A MASTER ASSOCIRTED WITH SIGNIFICANT PERSONS
POSSESSES HIGH ~RTI5T1[ VAIUES ASSOCIATED YITH SIGNIFICANT EVENTS OR PATTERNS
X REPRESENTS R TYPE, PERIOD, OR METHOD OF CONSTRUCTION X CONTRIBUTES TO AN HISTORIC DISTRICT
TIER EYALURTION: Contributing 9uildirrg-Restorable
STATEMENT OF SIGNIFICRNCE:
This house reflects BungaloW style details, including the overhanging eaves wiih ezposed rafters, the multt-light casemeni
uindovs, end the gabled entrance hood.
CONTINt1ED YES X NO
REfERENCES (BE SPECiiIU :
Boulder County Assessor information; Boulder Carnegie Library, Boulder County Rssessor collection; Commonvealth Land Ti[le
Ins. [o. records; Boulder [ity Direetories; Boulder Daily Camera biographical files; U.S. Census, 1910.
CONTINUED YES X NO
SURVEYED 9Y: C. Shau McLaughtin AFFILIATION: Front Range Research Associates, Inc. DATE: Jan. 1993
~
~J"
4 EASY STEPS
TO ENERGY EFPICIENT
WOOD WINDOWS
PEATURES
• Energy etlicient Low E double-paned glass.
• Compressnblejambliner provides airtight fi~
aroimd Game.
• 1\ew tracks permit easy glide, fingertip control.
• New hardware enables window to til[ m and
~ remove for eary cleanuig and painting.
• Original appearance of your home is
We carefully meacure main[ained.
your wmdows and
fabrica[e the glass.
START ENJO~'IVG CO~IFORT
& BEAUTY RIGHT ~~5~'AY
~6e itstall Bi-Glass wmdo~vs all ycar rouud.
Gall today ibr an appointment and frre eztimnte.
2
810-879-6614
The old sash is taken $j-Glass S}~tems oC Sou[heas[ \Iichigan
out, cavities m the } 160 Brocker Road
&ame are insula~ed,
\II -481~5
\Ie[:~mora
andnewtracke,~re ,
installed
3
S~~h i+ rcmo~ rd. tal.cn
m mobdr u u~ A~hop. i r-
rou[ed and ue~v dou6le-
pened ~•Li~. n mtiialled
VA'eathrr tiu ippmg n
nddrd.
4
Fini+hrd,~+eathrrvuGht
sash u installed m your
homc, readv (or
pamting.
/ ~ , . : ~7a7 ~ ~
Attachment B
BrGWSS Syslems rs a regalareU VaEemarx ol BrGlass Sys~ems Inc
WE MAKE
YOUR WINDOWS
NEW AGAIN
Now there is a way ro com•ert your cold and
drafty wuod windows into great looking wood
windows without the expense of buying ne~~.
Using a special parented syscem, Bi-Glass
turns your old sash into an ener~y e~icient
window
It's an inexpensive solution for fogged
double-paned windows, roo.
BECAUSE WOOD
LOOKS GOOD
If you have an older or historic home,
chances are you wodt want to alter its o~rrall
appearance ~.~ith replacement windo~~s.
~M1'ith the Bi-Glass sy-stem, qou can maintain
the integrih~ of your architecture ~chile
increasing property ~~alue.
Bi-Glass is approced for use in many historic
C~IS[TiC[S, [oo.
Low E glass reduces ultra v~ole[ light, minimizing the
(ading of drapes, upholsrery and carpenng.
LIKE GETTING
ENERGY
FOR FREE
Fifteen to 5~ percent oC the energy lost in
vour home is through your windows. Cracks,
openings and loose fitting windows can be the
equivalent to a[hree foot hole in your exterior
wall.
This loss can be reducrd tremendously by
using double-pane insulated Low E glass which
cu[s the amounl of heat loss through conduc[ion
and radiation.
Bi-Glass insularedjambliners will fm'thcr
reduce heat loss because the~~ drastically cut air
in(ilvacion.
AND THE
SAVINGS ADD UP
In summeq
Bi-Glass helps bbck
thr u'ans~er of hcat tn
~~uur hume's imcnor Io
Accp n cooler end
eas~er to a~r mndi[ion
In ~~ mte~, t6r ~wi ti lu~rcr
posmon m the sk~ scnds
more direct I~,qM mto your
humc Bi-Glaen mc~ ihis
fier ~ource uC ene~g~',
l.eeping 334o mu~c hrat
mvde cnur homr ~hau
i e~nJar Glasn
In addition to sa~~ing on hea~ing and cooling
bills, you can sa~~e hundreds of dollars on
installation.
Viny~, aluminum, ~.ooden and wood-clad
replacement windows are more costly in
general because they replace the entire window.
Bi-Glass replaces only what needs replacing, and
that saves money.
ALL SIZES, ~
SHAPES 3 STYLES
Our s~~stem works with ~
double-hung windows, casc- ~~,
ment windows, awning and
pict~re windows, too. Odd ,~'.
„~>
shapce and sizes are no
problem.
F.ven multi-paned
ti~indo~cs hecome energy efTcicnt with the
Bi-Glass sys-tem. The interior muniins
(grill work) are retained and exterior muntins
ean be applied to maintain the classic ]ook of
thc original window.
~
~~~1,.., ` -
r ~
~~~ . ,
I , ~
EASY, CLEAN
AND FAST
No more stuck windo~cc,
because the Bi-Glaes svstrm
installs ncw tracks Cor casr
glide, fii~gerup mntrol.
It's thr end oC cleaning hxs5les, too,
because speciall}' installed hard~care nllo~s
~uur uindows ~o tilt in tor eas}- clceming.
:1nd ~~odll be able to enjo}~ }our nr~v
windo~+~s right away, since ~cc can inuall~-
comrrt the windows in thc a~rrugr homc in
a dav or t~vo.
1'uw horoc ~ta~. cleanrr
durm~; installuuuu.
becau}e nll in,~jur
cuumg and fabn~~aunn
is pedormrd on
machinerp mountcd m
a mubile ~rork~hop
brought ~o your aite...
[he mess goes home
with us «
LANDMARK ALTERATION CERTIFICATE•APPLICATION
Date Submitted: Apri118, 2005 Property Address: 834 Maxwell
District: Mapletoa Hill Landmark name:
Applicant name: Phaenix Window Restoration, Inc.
Mobile Phone: 303-870-7709
Fax:
Offce
Phone:
303-744-3452
Relationship to project (e.g., architect, connaccor): contractor
303-778-9487
ApplicanYs Mailing Address: 12061 Pennsylvania, Unit A107
Property owner's name: Miles & Jennifer Sullivan Day-Time Phone: 303-447-7774
*Property owner's tull address: 834 Maxwell,
Boulder CO
*This information is required in order to fully process this application.
To assist us in reviewing your project, please provide a project description in the space provided below.
Include all of the exterior alterations proposed for the property. Please bring the completed application
with you to your first design review meeting. If you have questions, or to schedule an appointment for
review, please contact 303-441-4293.
We look forward to working with you on your proposa!!
Pl'oleCt DeSCC'tpt'lon Please list all exterior alterations proposed for the property.
Please refer to photos attached. Note, these windows and hardware are being paint stripped and sanded,
so the sash have already been pulled From the frames.
A-(16) casement sash with 4lights, all with three horizontal muntin: to improve energy efficiency and
living comfort, these casement style window sash with single pane glass to receive the Bi-Glass
System~ conversion, including 1/2" Low E double pane glass and compression bulb weather-stripping
applied to the perimeter sash stop. All original sash, interior/exterior wood frame, and trim to be
retained. For the horizontal muntin pattem, the interiar profiled muntin will be retained; a beveled hard
wood muntin will be permanently applied to the exterior glass; and a bronze spacer matching the grill
pattern will be inserted inside the glass unit to simulate divided lights.
B-(1) aluminum sliding window to be replaced with a custom traditional style wood casement sash
with 1/2" Low E double pane, tempered glass and compression bulb weather-stripping applied to the
perimeter sash stop. The stained glass panel in the photo will be sealed inside the double pane unit.
All original interior/exterior wood frame and trim to be retained.
C- (1) casement sash with 4 lights, one horizontal muntin and one vertical muntin: this casement style
window sash with single pane glass to receive the Bi-Glass System~ conversion, including 1/2" Low E
double pane glass and compression bulb weather-stripping applied to the perimeter sash stop. All
original sash, interior/exterior wood frame, and trim to be retained. For the horizontal muntin pattern,
the interior profiled muntin will be retained; a beveled hard wood muntin will be permanently applied to
the exterior glass; and a bronze spacer matching the grill pattem will be inserted inside the glass unit to
simulate divided lights.
I~
10.02-LACappl
Page 1 of 2
TVpe of Alteration Please check all that apply.
New Addition
_New Garage**
Demolition**
X Window(s)
Door
_Fence
_New Roof
_Roof Repair
Ot6er (please specify):
**Requires a public hearing
Deck
_Dormer(s)
_Skylight(s)
_Paint
_Porch
Reauired: ~
size (in square feet)
d existing square feet
posed additional square feet
~ting height
posed height
10.02-LACappl
Paee 2 of 2
What to Bring to Yoccr Review
Please bring this completed application form and the materials listed below to the desigr- review
meeting. To make the most of your design review, it must illustrate what you have in mind very clearly
and accurately. Final crpproval cannot be given withotst tlie required documentation listed belotiv.
The following documentation is required to initiate 'conceptual' review by the Design Review
Committee•
X Photographs (photos of existing building and surrounding context)
Drawings (sketches or scaled drawings of the proposal)
The followin~ documentation is required for final review aad approval:
Scaled site plans
Elevations (usually 1/4" = 1' scale)
Materials (brick/stone samples)
Colors (paint/stain color chip)
Photographs (photos of existing building all sides and surrounding context)
Manufacturer's/catalogue "tear" sheet
For fences, please bring drawings to scale showing dimensions, including spacing between rails.
It is also helpful if you provide:
Building sections Floor plans
Committee Comments about the Proposal:
Next Steps
No
Study model (additions)
Public Hearing? Yes
rI,he Design Review Committee cannot deny an altcration application, however, any o~ie Committee member can
require a full-board hearing.
I~
10.02-LACappl
Page 3 of 2
Attachment C
7