5D - Consideration of Landmark Alteration Certificate to install aluminum clad windows on the previoMEMORANDUM
August 3*d, 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 install aluminum clad windows on the
previously approved new construction at 454 Highland
Avenue in the Mapleton Hill Historic District (HIS2005-
00144).
STATISTICS:
1. Site: 454 Highland Avenue
2. Historic District: Mapleton Hill
3. Zoning: LR-E (Low Density Residential Established)
4. Applicant: Craig Willert
5. Date of Construction: c.2005.
6. Historic Name(s): N/A
7. Request: Installation of aluminum clad windows.
SUMMARY:
• The construction of a single-family house with a footprint of
approximately 1800 sq. ft. was conditionally approved by the
Board in November of 2004.
• Detailed drawings were reviewed and approved by the design
review committee in February of 2005 as specified in the Board's
2004 approval.
^ The applicant submitted a request to the design review committee
in July, 2005 to install aluminum-clad windows.
^ In considering the request, item was referred to the full Board by
the design review committee.
S:~PLANWata\longrang\HIS'MLTCERTSWistoric Distric[sNlapleton HJIWighland.454\08.03.05 memo.dce - I-
^ While the guidelines for new construction state that buildings
should be of their own time, the guidelines also state that materials
need to be similar to nearby historic buildings in terms of texture
and finish.
^ Observable effects of weathering on clad windows is dissimilar to
painted wood windows and results in changes of appearance that
does not compliment and may detract from the historic
architecture in the district.
• Staff considers the installation of aluminum clad windows,
inconsistent with Section 10-13-18(a)f~(b)(1-4) of the Boulder Revised
Code, Section 6.4.1 Materials, (New Primary Structures), and Section
6.5 Key Building Materials of the General Design Guidelines.
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Figure 1. 454 Highland Avenue, proposed (north), Highland Avenue elevation.
BACKGROUND:
In July of 2005, the application to install aluminum clad windows on the
previously approved new house at 454 Highland Avenue was reviewed by the
design review committee. The committee considered that approving clad
windows in the Mapleton Hill historic district represented a policy change and
that the full Board should consider the application for consistency with the
General Design Guidelines for Historic Districts and Individual Landmarks.
S.V'LANWataVongrang\HISiIALTCERTS\Histonc DistnctsVNapleron Hill\Highland.454\OS 03.05 memo.doc - Z-
REQUEST:
'The applicant proposes to install aluminum clad wood windows on the
one and one-half story house. Revised elevations approved by the design review
committee in February of 2005 indicate window fenestration is to consist of
three-over-one, six-over-one double hung windows, and diamond pane leaded-
glass windows. Citing concerns regarding efficiency and longevity of proposed
windows, the applicant is requesting that aluminum clad (wood core) windows
be approved on the house.
Figure 2. . 454 Highland Avenue, proposed (east), 5'h S[reet elevation
The following is an analysis of the proposal's compliance the applicable
design guidelines:
Section 6.4.1 Materials, (New Primary Structures), of the General Design
Guidelines states that, "Materials should be similar in scale, proportion, texture,
finish, and color to those found on nearby historic structures'. Section 6.5 Key
Building Materials of the Guidelines, reads that, "Roofs, porches, dormers,
windows and doors are some of the most important character-defining elements
of any building. As such they require extra attention so that they compliment
the historic architecture (in the district)". Section 6.5.2 goes on to specify that on
new construction designers should, "select windows and doors for new
structures that are compatible in material, subdivision, proportion, pattern and
detail with the windows and doors of surrounding buildings that contribute to
the historic district."
S:~PLAN~data\longrang\HIS7IP.LTCERTS\H~s[oric DisfictsVvtapleton Hill\Nighland 454\08.03.05 memo doc - 3-
The Board has interpreted these guidelines to not allow Eor clad windows
as they are dissimilar in terms of texture and weathering to those Eound on
historic buildings. With very few exceptions where steel casement sash were
used, buildings in the Mapleton Hill historic district feature wood windows.
Because the Gciic~elines identify windows as being primary character deEining
Eeatures oE buildings, the board has specified that for free-standing construction
and additions to both contributing and non-contributing buildings in historic
districts and landmarks, that solid wood windows be used.
The submitted proposal calls for "Marvin" clad double-hung windows to
be installed on the house. Product information describes the windows as being a
solid pine wood core clad with a 0.50" thick layer extruded aluminum detailed
to look like "finely milled wood". Product specifications indicate the aluminum
is coated in polyvinylidene fluoride (PVDF) when extruded producing a durable,
relatively high gloss finish. The applicant is requesting the windows be Finished
either "stone" or "arctic" white.
ANALYSIS:
Submitted product information indicates that the proposed wood core,
clad windows attempt to match the texture and finish oE wood. The cladding,
however, does have a very smooth uniEorm texture typical oE enamel or powder
coat systems which weather in a manner quite unlike painted wood (see figure~.
3&4.)
While typically c~uite glossy when new the extruded aluminum dulls
signiEicantly but retains the original smoothness, probably due to the hardness of
the aluminum substrate. Latex or oil based paint over wood, on the other hand,
S~PLr1N~dala~longrang~IllSl~A1=TCfiRTS`,Historic I)istricts~Maplcmn Hi111Highland.454~OR.03.05 mcmu.duc - 4-
Figure 3. Aluminum extruded window Figure 4. Painted wood window showing
Showing gapping corrosion and texture of natural wood as function oE
detaching of cl3d~iing. weathering.
dulls down, but takes on the texture of and will move with the wood as it
expands and contracts. The diEEerence in the thermal properties oE wood and
aluminum over time appears to cause gapping and cracking of cladding at joint
lines. Such gapping occurs at wood joints also, but can be easily repaired
(Figures 5 & 6).
shc~wing gapping and discoloration. repair and refinishing of gapping and
discoloration.
In examining installed wood vs. aluminum clad windows, staff has
observed fairly significant differences between the two in terms of texture and
Einish. While quite similar in appearance when new, the differences in
weathering and thermal properties of the two window systems often results in
dissimilar appearances over time.
While the Gtcidelirres for new construction state that buildings should be oE
their own time, they also state that materials need to be similar to nearby historic
buildings in terms ~f color, texture, and finish. Staff considers that the observed
effects of weathering of clad windows is dissimilar to painted wood windows
and results in changes oE appearance that does not compliment and may detract
from the historic architecture in the district.
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 10-13-1$ B.R.C. Specifically:
S:~PLAN`~lata~longrang~fllS"I~1AI.TCF.RTS1FIistoric Districis\Mapirton Hill`Highland.454`,08.03.05 memo.dix - 5-
Figure 5. Aluminum extruded window Figure 6. Painted wood window showing
(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 ot 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 oE
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.
STAFF RECOMMENDATION:
StaEf recommends that the Board deny the installation of clad windows at
the new house at 454 Highland and that it require the applicant to install wood
windows that should be painted or stained.
FINDINGS:
This decision is consistent with the purposes and standards of the Historic
Preservation Ordinance in that:
The installation of aluminum clad windows may adversely affect the
special character of the Mapleton Hill District (10-13-18,(b)2, B.R.C).
2. The texture and finish of the aluminum clad windows is not compatible
with the character of the historic district. (10-13-18,(b)3, B.R.C).
3. The installation of aluminum clad windows does not comply with section
6.4.1 Materinls, (Nezv Prirnnry Stritctures) and Section 6.5.2 Key [3isildirig
Materials, of the Genera! Desigrt Guideliries, adopted by the Landmarks
S:~PI.AN\data~.longrang`,IIISMLTCI~R"1'S~Histonc DisirictslMapicton tiill~.Highland.454`,08.03.05 memo.doc - 6-
Board as Administrative Regulations, and the Historic Preservation
ordinance, Section 10-13-18,(b)3, of the Boulder Revised Code.
ATTACHMENTS:
A: Product Information on Marvin altiminLim clad windows
B: Approved plans for construction oE house at 454 Highland Avenue
C: Photographs
S:~PLAN~data~longrang`~fIIS~I~AL7Y~F.KTti\FGstonc Uistricts'~Mapleton FIiII~Highland.d54,U8.p3.p5 mcmo.doc - 7-
Ultimate Double Hung
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By redefining a traditional favorite, we've changed the way people
look at windows. Introducing the Marvin Ultimate Double Hung -
state-of-the-art window design combined with the style and beauty
of an earlier era. An extruded aluminum exterior Cladding is also
available that is durable and detailed to look like finely milled wood.
The interior is exceptionally beautiful, offering authentic-looking lines
and hardware, plus jambs that feature more wood than you've ever
seen in a double hung - at least in the last fifty years.
Standard Features
• 4 9/16" (116 mm) jambs
• All wood Brick Mould Casing (wood units) '~'
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• Clear, one-lite insulating glass
• Extruded aluminum clad exterior (clad only)
• Screen
• Vinyl nailing fin (clad units)
• One-handed tilt
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CONTACT US ~ ENVlRONMENTAI POLICY ~ ETNICS POLICY ~ TERMS OF USE
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ULTIMATE DOUBLE HUNG
Options
Exterior Trim
Wood Brick Mould Casing
Wood Flat Casing
Clad Brick Mould Casing
Clad Flat Casing
Finish - Exterior
Wood
Bare Wood
o Pine (standard)
o Mahogany
o Vertical Grain Douglas Fir
Primed Wood - Pine
Standard Clad Colors
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Stone Pebble Bahama Bronze Evergreen
White Gray Brown
Select Clad Colors
Arctic Coconut Sierra French
White Cream White Vanilla
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Cashmere Desert Wineberry Hampton Sherwood
Beige Sage Green
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Cumulus Cadet Cascade Cobalt Ebony
Gray Gray Blue Blue
• Custom colors are also available.
• All select, standard and custom colors are AAMA
26~5-02.
• Clad colors shown online are approximate. Contact a
Marvin representative to see clad color samples and
for information about custom colors, including
minimum quantities and set-up charges.
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Finish - Interior ~
Bare Wood (head and seat boards Pine only) ;
• Pine (standard) ;
• Mahogany ~
~ • Cherry
• Vertical Grain Douglas Fir
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1 Primed Wood - Pine ;
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Tinted Gray ~
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Grilles and Divided Lite Options
Authentic Divided Lites (ADL) (wood only)
Grilles
Grilles-Between-the-Glass (GBGs)
Simulated Divided Lites with or without internal spacer bars
more info...
Hardware
Page 2 of 3
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Satin Satin Sa[fn Antique Rubbed
Whfte Taupe Bronze Chrome Nickel Brass Brass Bronze
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Sash Lock
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Hardware finfsh samples are approximate. Please visit a Marvin dealer to see
hardware samples.
Screen - Combination Storm/Screen Option
Clad Combination (clad only)
Wood Combination (wood only)
Screens - Exterior
Full Screen
Half Screen
Standard, select and custom colors available
Color samples are approximate. Please visit a Marvin dealer to see hardware and
clad color samples.
Page 3 of 3
CONTACT US I ENVIRONMENTALPOLICY ~ ETHICS POLICY ~ TERMS OP USE
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CLAD ULTIMATE DOUBLE HUNG Madeforyou.
UNIT FEATURES
Frame:
• Interior: Pine wood interior standard. Optional white oak, cherry, mahogany, vertical grain Douglas fir
• Exterior: Extruded aluminum, .050" (1.3) thick
• Frame thickness: 11 /16" (17) thick at the head, 1 3/32" (28) thick composite jambs, and 1 7/16" (37) thick at the sill
• Frame width: 4 9/16" (116)
Sash:
• Interior: Pine wood interior standard. Optional white oak, cherry, mahogany, vertical grain Douglas fir
• Exterior: Extruded aluminum, 050" (1.3) thick
• Composite sash thickness: 1 9/16" (40)
• Transom and Picture unit sash thickness: 1 7/8" (48)
• Operating sash are removable for cleaning
Ir~terior and exterior finish:
• Interior finish: treated bare wood or white primed (pine only)
• Exterior finish: Two coat finish system using Kynar'" or Hylar'" resins, meets or exceeds AAMA 2605 requirements. Color: Stone
White, Bahama Brown, Bronze, Evergreen, Pebble Gray, Select and Custom colors
Qperating Hardware:
• Sash lock and keeper: Surface mounted, open style crescent cam lock with sash release lever. Color: Satin Taupe. Optional: White,
Brass, Satin Chrome, Polished Chrome, Antique Brass, Bronze, Oil Rubbed Bronze
• Sash lift is optional: Color: Satin Taupe. Optional: White, Brass, Satin Chrome, Polished Chrome, Antique Brass, Bronze, Oil Rubbed
eronze
• Sash tilt lever: Satin Taupe lever for sash removal. Optional: White, Brass, Satin Chrome, Polished Chrome, Antique Brass, Bronze,
Oil Rubbed 8ronze
• Balance system: Block and tackle balance system
Weatherstri ing:
• Operating units: Continuous leaf weather strip at head jamb; dual bulb at check rail, weather strip and bottom rail. Color: Beige
• Picture units: Continuous weather strip at perimeter; leaf and bulb weather strip at jamb, bulb weather strip at head and sill
Jamb Extensions:
• Jamb extensions available for various wall thickness factory applied, finish to match interior
Insect Screens:
• Aluminum screen: Full screen standard, half screen optional. Color: Stone White, Evergreen, Bronze, Bahama Brown or Pebble Gray.
Select and custom colors available
• Screen mesh: 1 B by 16 charcoal fiberglass, optional screen mesh: charcoal aluminum wire, black aluminum wire, bright aluminum
wire, bright bronze wire
Combination Starm Sash and Screen:
• Frame: Extruded aluminum frame, .045" (1.1) thick. Color: Stone White, Bahama Brown, Bronze, Evergreen, or Pebble Gray
• Storm panel: Select qualiry glass in and extruded aluminum frame. Color: Stone White, Bahama Brown, Pebble Gray, Bronze, and
Evergreen
• Insect screen: Screen mesh 18 by 16, charcoal fiberglass mesh, optional screen material: charcoal aluminum wire, black aluminum
wire, bright aluminum wire, bright bronze wire
• Weather strip: Pile weather strip between operating panels and at stiles of main frame
• Hardware: Spring loaded latches to secure storm panel
Removable Interior Grilles:
• 8ar: Pine, 3/4" (19) or 1 1/B" (29) wide bars
• Pattern: Rectangular, custom lite layouts available, contact your Marvin representative
Interior / Exterior Simulated Divided Lfte (SDL1:
• Interior bar: 7/8" (22) or 1 1/8" (29) wide bars. Pine wood standard, optional white oak, cherry, mahogany or vertical grain Douglas fir.
Finish to match interior
• Exterior bar. Pine wood, 7/8" (22) or 1 1/8" (29) wide bars, tinish to match exterior
• Pattern: Rectangular, custom lite layouts available, contact your Marvin representative
• Installation method: Factory applied with acrylic foam tape
Grilles-between-the-glass (GBG1:
• 11/16" (17mm) white contoured aluminum bar. Optional flat aluminum spacer bar, contact your Marvin representative
Glass and Glazina:
• Glazing method: Insulated
• Glazing seal: Silicon glazed
• Glazing type: Clear, Low E II with argon, laminated, solar tints, tempered, obscure, bronze tint. Gray tint, and Reflective Bronze
• Glazing will be aRitude adjusted for higher elevations, argon gas not included
Accessories:
• Installation Brackets: 6 3/8" (162), 9 3/8" (238), or 15 3/6" (390)
• Masonry Brackets: s° (~52) or 10" (254)
• Aluminum extrusions: Brick mould casing, flat casing, mullion cover, irame expander, or mullion expander
Note:
Values shown in parenthesis represent melric equivalents
For product specifications please refer to the C51 Product Specifications, contact your Marvin representative
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December l0, 2004
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454 Highland Avenue
Boulder, Colorado
A New qme~lcan House In The Mapieton Hill Hisloric Dislricl
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205 Wes~ 3NAve Dr ', Phone Jm 46~ 0_'6R
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454 Highland Avenue
Boulder, Colorado
A New American Houee In The Maplelon HIII Hlelone Dlz~nct
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B~mmfield,Co N00'_a = Fu 303410993]
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February 16, 20(IS
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--- - 454 Highland Avenue
Boulder, Colorado
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105WestibAveDi. ~ _ PLone i0i4640?(+%
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