HomeMy WebLinkAbout5D - Request to grant a Landmark Alteration Certificate to replace the diamond pane glass and muntinMEMORANDUM
August 2, 2006
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Director of Long Range Planning
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Alice Gilbertson, Historic Preservation Intern
SUBJECT: Request to grant a Landmark Alteration Certificate to replace the
diamond pane glass and muntins on the front elevation of the
contributing building located at 553 Concord Avenue in the
Mapleton Hill Historic District (HIS2006-00114).
STAFF RECOMMENDATION:
Based on adopted code criteria and design guidelines, staff recommends that the
Landmarks Board approve the request for a landmark alteration certificate to allow for
the retrofit of the diamond pane sash on the south elevation of the contributing house at
553 Concord Avenue with the Bi-Glass system on the following condition:
i. 'I'hat the exterior applied wood muntins, required as a result of the proposed
retrofit, match to within 1/8" of the profile and dimensions of the existing muntins
(height and width).
Staff recommends that the Board adopt this memo as finding for this decision.
STATISTICS:
1.
2.
3.
4.
Site: 553 Concord Avenue
Zoning: LR-E (Low-Density Residential, Established)
Owner: Ken Foelske
Applicant: Ken Foelske
SUMMARY:
• The application to retrofit the south facing window on the contributing
building at 553 Concord Avenue was reviewed by the design review
committee at their May 31s~, 2006 meeting at which time the application
was called-up to the full board on based upon consideration that the
/
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Atteration Certificate for 553 Concord Avenue
proposed undertaking ma}~ "create a significant or potential detriment" to
the property.
^ Retrofitting historic true divided light windows with thermal pane
glass and applied muntins can have an adverse visual impact on
historic buildings.
^ Staff considers the application generally consistent with
subsection 10-13-18(b), B.R.C. 1981 the historic preservation
ordinance and applicable adopted design guidelines based upon
the condition that the proposed retrofit of sash provide for exterior
muntins to match the profile and dimension of the existing
muntins to within 1/8",.
BACKGROUND:
On May 31s~, 2006 the design review committee (dre) reviewed a proposal to
retrofit windows on the contributing 1905 colonial revival house at 553 Concord
Avenue with the Bi-Glass system. The dre considered that such treatment of the one-
over-one, double hung windows was consistent with the General Desigri Gisidelirtes.
However, the dre felt that the proposed retrofit of the character defining diamond pane
window on the fa~ade of the house may "create a significant or potential detriment"
and should be reviewed by the full Landmarks Board. At the applicant's request, staff
sent a letter to the applicant outlining the reasons the proposal was referred to
the full Board (See Attachnterit B).
DESCRIPTION:
The subject property is located at the northeast corner Concord Avenue and 6~'' Street in
the Mapleton Hill historic district and features a two-story shingled colonial-revival
house constructed in 1905. It is considered contributing to both the local district and the
potential National Register District. Windows are generally one-over-one, double hung
S:~PLAtilclata\Iongrane~FiIS7~ALTCERTS\Historic DisvictsVviapleton HilnConcord Ave. 553\08.02.(Xi.doc
Figure 1. 553 Concord Ave, 2006
Memo to the Landmarks Preservation Advisory Board
Re: Landmork Aiteration Certificate for 553 Concord Avenue
of varying sizes. However, the more articulated south and east (street facing) elevations
of the house feature four and seven light diamond pane sash. These ~vindows are
character defining elements of the "Dutch" colonial revival inspired design of the
house. Over the years, a number of the window~s on the house have been fitted with
storm windo~~s. A survey of the building in 1996 described ~53 Concord as significant
as "a representative example of the Dutch Colonial style, popular in Colorado from
about 1900-2~, but relatively rare in Boulder." (see Atfrrclrmeitt A: Historic Building
Inventorv Record).
Figure 3. Muntin detail of sash to be retrofitted
REQUEST:
The application proposes the retrofit of the front facing, first floor historic diamond
pane window ~vith the Bi-Glass system (S~e Attacltrrtent C). This retrofit sytem preserves
the brick mold, window frame, and interior muntins of a window, but requires the
removal of the exterior muntin and replacement of glass with a single thermal pane
which is then fitted with an applied muntin. The board may approve or denv all or part
of an application for a landmark alteration certificate. The board may attach conditions
to any approval and may remand the application to the landmarks design review
committee for final review and approval if necessary.
CRITERIA FOR THE BOARD'S DECISION:
Subsection 10-13-18(b), B.R.C. 1981, sets forth the standards the Landmarks Board must
apply when re~~iewing a request for a Landmark Alteration Certificate.
(G) Neither the laltdrrinrks hor~rd rior• tlie cit~ coirr2cil shall approve a lartdniark alteratiori
certificate iniless it ~rieets the follozving conditions:
ti \PLANldataUon~aneWIST~.4LTCERTS\Historic Districts\Mapleton Hill\Concord Ave. »3~03.02-06.doc
-J
Figure 2. Proposed sash for retrofit
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 553 Concord Avenue
(1) The proposed work preserves, enhances, or restores and does not datnage or
destroi~ the exterior nrcllitectatral featttres of tlte Iar2drrlcrrk or the sr~hject propertl/
zvifhin nri historic district;
(2) The proposed zc~ork does not adversely affect the special chm-crcfer or special
historical, architectural, or aestl~etic interesf or vaiue of the lanc~mrrrk and its site
or tlte dtsfrict;
(3) Tlte architectural stt~le, arrartgernerit, texture, color, arrangernent of coior, arid
111liteYl(I~5 used orr existing arzd proposed structures are corytpatihie zvith the
cltnracter nf fhe existing Iandmark mid its site or the historic district;
(4) Witli respect fo a proposal to de»iolisll a buildirig iri arz historic district, tlie
propo~ed neze~ construction to repIr~ce fhe building meets the requiremertts of
parr~grapFis (b)(2) and (3) above.
(c) In determining whether to approve a Imidmark alteration certificnte, tl2e landmarks
board shnll consider the econorriic feasibiiity of alternatiz~es, i~icorporatioti of energy
efficient design, and enhanced ~ccess for the disabled.
ANALYSIS:
The Historic Preservation Ordinance sets forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate. The Board
has adopted the G~rlerai Desigri Giticleliries to help interpret the historic preservation
ordinance. The following is an analysis of the proposed new construction with respect
to relevant guidelines. Design guidelines are intended to be used as an aid to
appropriate design and not as a checklist of items for compliance.
3.7 Windows, Storm Windows and Shutters
Wiridou~s, tlte elernents that surrourzd thern, and their relationsltip to one another are one of the
most importa~zt character-defining elements of a historic structure and shotcld be preserved.
Ir~:proper or insensitive treatntent of the windows ott a historic strrccture can seriously detract
frorn its architectural character. Windows on facades visible frorn pilblic streets, particatlarly the
front fa~ade, are especinlly importarit.
IZepair of histaric windozvs is always preferred ZUlI'IlIlY a reltahrliration project. Replacement
should be considered only as a Iast resort.
GUIDELINES ANALYSIS CONFORMS
.1 Retail2 ar~d preserve existii~g liistoric The removal of the original true MAYBE
zviridozvs, irtcluding their fiuictio~tnl divided light muntin and
and decorative feat:sres, siich as frnmes, replacement with an applied
sashes, nti~ntins, sifls, heads, ntoldings, muntin would appear to be in
surrounds and hardu~are. Because conflict with this b ideline. Other
zui~ldoivs rtear the front fa4ade are o tions to increase ener efficien
S:~PLA?`\dataUungrangU-115~ALTCERTS1Historic Districts\Mapleton HilllConcord Ave. 553\08.02.06.doc
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Aiteration Cerfificate for 553 Concord Avenue
~Tarticulnrly critical to tlte dtaracter of are encouraged bv the guidelines.
t)te ltistorrc buildings, tlieir protectto~t
ma~ ~uperc~de tlce yrotectio~i ot histnric
Zl~l)1C~OZ1~5 ~jSfZL~~1E'Yt'. ~1I 50111t CllSeS, It
nirry be npyropriate to u~e zi~indozo
tjt]li~)Ifti f7'D)11 T"eAl' Or tii(~t ~1L'i~(It1011S to
re ~air fl~ose o1t t]te fi~o~tt. ~
.2 Preserz~e tlie origirTnl ~t~i-idoto locatiorts; All original cti~indo~v locations ha~~e YES
do itot ittot~e zoi~ic~vio~ h'o11t tlteir been preserved. ,
hi~toric ~~IfICC111Cl1f.
.3 Repair rnfher than replnce the The decorative aspect oE the true MAYBE
fuizctio~tal afid ctecoratit~e features of divided muntin of the diamond
original ZC1riL~0il>5 fI1Y0ilgI1 PE'COgl2l~ed pane sash ti•ill be altered w~ith the
preserz~atio~i rnetltoc~5. If replacemeitt of application of an applied muntin on
n featiire is i~ece~~nn~, rc~[ace orily the top of thermal pane glass. Applied
deferiornted ferrture irt kind rather than muntin may be appropriate if it can
t{ie eritire ti~2it, ~lratcl~irzg tlie rrtaterials, replicate the profile and dimensions
desig~2 rr~id dirrierisio~is of tl~e origirial. of the original to within 1/8 of an
inch.
.4 If zviridoti~ sas{ies are too deteriorated to Sash will not be replaced, only glass YES
repair but the zuinc~oZU frames are and exterior muntin.
snlz~ageable, rl~en sashe~ only s~~ould be
replaced to ntatch the originaI. Sudt
custo~ri-si~ed replace~rte~it snsli syste~r~s
are az~ailrrble frmlr several ntajor
windozu ))1Q1T1itacturers.
.5 If rc~~air is not fensible, artd tlte wittdozv Windo~vs will be repaired as part of MAYBE
must be replaced, 1)IIltCJ2 tj2t tTISfiTi~' planned retrofit, however, the
zc~indou~ in ternts of size, materials, decorative aspect of the true divided
metltod nf operatiort a~td detaili~tg. muntin of the diamond pane sash
will be altered with the application
of an applied muntin on top of
thermal pane glass. Applied muntin
may be appropriate if it can
replicate the profile and dimensions
of the original to within 1/8 of an
inch.
.6 Tlre u~i~idozo ope~ting itself ~lio«!d hc No ~vindo~~~ openings are to be YES
caretull~ yreserz~ecl. It shoulcl riot be changed.
ntr~de Irrr~er or ~nTaller to accmnmodate
~t ~~rrr~~~~:~~~~~i~rlir ;i_<<~ ~r;~r~t~~~,~. ~~
S:V'LAN\data\loneran~UiIS71ALTCERTSUiistoric Distncts\h1apleton Hill\Concord Ave. 5~3\08.02.06.dcx
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 553 Concord
.7 Replacing a wood zc~indou~ zuith a zvood
u~indou~ i~ niost apprnpriatc; hoze~e~~er,
otlier materials »iny be considered if tl~ie
operatiori, dinierisiori, prnfile mtd fiiiish
nre sirnilar. With exception of replaced exterior
muntins, all wood elements ~vill be
retained. YES
.8 If a zoindoZt~ that i~ dit~idec~ irzto several The four pane diamond true- MAYBE
~nnes ofglass ,nusr be replncect, n divided light sash will be altered.
simiinr true-divided liglrt zc~indnu7 thnt Applied muntin mav be appropriate
mntches the dirnelisioris, profile and if it can replicate the profile and
c~etniling of the origittn! is rnost dimensions of the original to within
appropriate. High qtcalitt/ sin:c~lateci- 1/8 of an inch.
divided light windozvs rnny be nllozc~ed if
tlzet~ rrtairttnin t{ie rrti~~ttiri size of the
original u~indou~. S~rnp-in muntins or
ofher iriauthentic architectural details
are inapproprinte.
.18 Intprovir~g the energy efficie~ic~ of oId~r Many of the windows currently YES
zvindozvs cari ofteiz be nddressed have wooden storm windows.
through sirnple repairs. Storrrr Retrofit will improve energy
zuindozvs or interior erier~~ panels are efficiency of existing sash.
alternatives to zaindozv replncerrient.
Woocl storrn zoindozvs are preferred.
Interior installation is preferred.
8.2 Ener Efficien
Energt~ conservation is a grozving concern for praperh~ ozoners today. In the historic districts it
is i~rtportant to e~~sisre tltat sisch coi~cerns are ac~dressed irt wm~s that do not darnrrge or cli~riinish
the historic character of the buildi~ig, site or district.
I~i historic districts, n vnriety of energy-col~servi~ig site a~~d buildi~ig features illi~strnte the
sensibiliti~ af an earlier era to climnte and energ~ efficienc~. Thoughtfull~ Iocated shnde trees
buffer resic~ences nnd sidewalks fro»~ the sicm~rter satn. Projecting porches provide shaded
outdoor spaced a~id Iesseri the i~ripact of the harsh sisnliglit on tlie buildir2g's interior. ~perable
windows and shutters allow oecupants to control tJie introda~ction of sunlight a1ic~ breezes within
the buildings. An ui~derstanding of how suc{z historic features enhance energi~ efficiency is
CYIf1CG11 f0 ))IaY1lriIZing the energ~ efficienci~ of historic buildings.
GUIDELINES ANALYSIS CONFORMS
.2 Increase therrnal efriciency of historic See energy efficiency discussion
buildi~2gs b~ obserz~ing traditiorial below.
practices, siicji ns znenther-strip iri a~id
S:U'LAN\data\lonerane\HlS1'1ALTCEKTSUiistoric DistncuVvlapleton Hill\Concord Ave. 553\08.02.OG.doc
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Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 553 Concord Avenue
caufki~ig, ~z»d ht~ itttrodc~ci~tg
ap~~ropriatr ener~i~ ~f~ciertt featttre~,
sttdt as stornt zoindotvs altd door~.
Historic windo~vs make a significant contribution to a building's fa~ade and interior
character, and are important features of the overall streetscape within historic
neighborhoods. While the location, placement and dimensions of those windows help
define the architectural style of buildings, the original materials also contribute
significantly to their character. As such, historic ~vindows should be maintained
whenever possible, with replacement generallv only appropriate when repair is
unfeasible.
The proposal calls for the historic sash to be retrofitted so that the four individual single
panes are replaced w~ith a new single thermal pane glass set against the existing interior
muntins. On the exterior, a new applied muntin ~vill be installed over the single pane to
create the illusion of four individual diamond panes (see figures 4-7).
1 ` ry`~ ---~_----- _-
, ~ - -,.:~.-
, .1 _
Figure ~. True divided ]ight window Figure ~. Window after retrofit
As the diagrams and photographs indicate, retrofitting true divided light windows can
result in the size and profile of the exterior muntin changing. This usually has the visual
effect of flattening the muntins and changing the appearance of the sash. If the applied
muntins can be matched dimensionally and in profile to within 1/8" oF the original
muntins the change in appearance can be minimized.
S~U'LAhldata\lunerans\HISTIALTCERTSUiistoric Distncts~,ti1aplewn Hill\Concord Ave. 55~108.0_'.(Xi.doc
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 553 Concord Avenue
Boulder's Historic Preservation Ordinance specifically recognizes that questions of
energy efficiency should be considered when evaluating alteration proposals, both in
the "Intent" section of the ordinan~e (10-13-1, B.R.C. 1981) and in the "Standards for
Landmark Alteration Certificate Applications" (10-13-18(c), B.R.C. 1981), and balanced
against the preservation policies.
IMPROVING the ENERGY EFFICIENCY of HISTORIC WINDOWS
The vast majority of energy loss in older windows is from infiltration or leakage - air
transfer between the interior and exterior through cracks in the sash, gaps between the
sash and the jamb, and gaps between the window frame and the rough opening.
Thermal loss - the transfer of energy directly through the window materials, including
the glass, is responsible for less total energy exchange.'
Simple maintenance can address many of the most significant concerns related to
leakage. Weatherization of existing windows is an economical alternative to
replacement windows and can result in a substantial reduction of energy loss. The two
types of weather stripping generally used are joint fillers, such as sealant and glazing
putty, and those which create a snug fit between operable components. 5ealants and
putty are used at non-moving parts, such as around frames and to hold glazing in place.
Snug joint materials, such as metal "Z" or "V" strips, silicone rubber tools, brushes, felt,
etc., are used between moving parts to allow for continued operation. Quality weather
stripping materials and installation can last twenty years before replacement is
required. Most installations of snug joint materials will require removal of the window
sash and may necessitate the expertise of an experienced carpenter to rout joints for
proper installation. Weatherization can have the added benefits of reducing the
~ Alumin~m windows can be an exception, as the metal frame material is a much better conductor than wood or
vinyl.
S:\PLAN\data\lonoran_\H1S~ALTCERTS~I-lisroric DistrictslMapleton Hill\Cuncord Ave. ~53\08.02.OG.doc
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Figure 7. Window after retrofit
Figure 6. True divided light window
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 553 Concord Avenue
transmission of noise and dust from the exterior. It is also an option which only
minimallv impacts the visual aesthetic of the ~~indo~~~.
Additional glazing can be added to some historic windows if the sash framing is
properly sized to support the weight of the added glass and no there is no adverse
affect to character defining features of the window. This guidance w~as the basis for the
design review committee's approval of the one-over-one double-hung windows with
the Bi-Glass system on May 315t, 2006 which thev considered ~vould not "create a
significant or potential detriment" the historic windows or contributing building.
SUMMARY
While improvements in energy efficiency must be considered as historic homes evolve,
thev must also be balanced against potential impacts to the historic character of the
building and the district. A variety of options exist to achieve energy efficiency
improvements ~vithout affecting the historic materials or character. As such, the
replacement of the character-defining muntins on the diamond pane window should
only be considered if they can match the existing to 1/8" in profile and dimension.
PUBLIC COMMENT
None.
FItiDI~'GS:
Staff recommends that the Board adopt the follo~ving findings:
The request for retrofit of the historic diamond pane sash on the south elevation of
5~3 Concord Avenue with the Bi-Glass system {on the condition that the exterior
applied wood muntins match to ~vithin 1/8" of the profile and dimensions of the
existing muntins (height and width)}, will be compatible with the Historic Preservation
Ordinance, in that:
1. The proposed work will not damage or destroy exterior architectural
features of the subject property within an historic district.
2. The proposed work will 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 are compatible with the character of the existing
landmark and its site or the historic district.
4. The request is generally consistent with adopted design guidelines from
S:~E'LAN~data\lon~rang~f-lIS'i~?~LTCERTSU-listoric DistrictsWlapletnn Hill\('un~urd .A~r >i;~0~.0?.06.doc
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Memo to the Landmarks Preservation Advisory Boord
Re: Landmark Alteration Certificate for 553 Concord Avenue
the Gencrnl Desig~~ Guidelines, including 3.7.1, 3.7.3, 3.7.4, 3.7.~, 3.7.8, 3.7.18
and 8.?.?.
5. V1~~hile energy efficiency is to be considered ~~hen evaluating landmark
alteration certificate applications, alternatives exist to significantly
improve energy efficiency without negatively impacting historic materials
or character.
ATTACHMENTS:
A: Historic Building Inventory Record
B: Letter to Applicant (6.26.06)
C: Bi-Glass Retrofit product information
D: Photos of Original Windows
S:~PLANkiatallonoran~~H15'i~ALTCERT3U-listoric DistrictslMapleton Hill\Concord Ave. 553\08.02-06.doc
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~
CQ O~A00 M 1 i T OR i U~ ~ fiOC I f t r •
a/}IC~ e~ ~f[1lyhlvr'/ rd M~~fO~IC Pr~arrr~~ ~u
1100 ~rna~,s~ , per.~rer , Color~do lS0203
-1fr~*;.. p~;:UlMG IMVfM10RT RECORD
vf.,~l C~ MAIk
Uoulder A~rveY of Nisto~
1991
~ie~~
Ci1RREMT {li1LDIMG MAME:
~noRFSS: 553 cowCORD Av
BOU~DER CO 80304
NISTORI: wANE:
DiSTR1CI MAME: Mapleton Mill
FILM ROLL MO.: 93-1
BT: Roper Hhitecre
Attachment A "°T F°R'~E~° t~
Elipible _ Ma~in~ted
_ Det. Mot Elipible _ Certifi~d Reha
Date
. - --
I~'~~ " rirr STATE ID MO.: SBL39'S6
~ Y.a...r ' ~wt~1-r
l ~ TE7IPORART MO.: 1~61-25-1-03-001
-- -I_. - 1 -----
~ '~t. <<s ,.- ~s~;M f .6 KATNLEEN M
~
!S ; ~ *r cr~ ~w
-- ~. i R~ r~ , E030~
Td~SNIF IY RAMGF 71Y SECTIOM 25 S11 1/4 ME 1
i- _~_ -
I u.s.~.s. cuw Mart: 4ou~cer, Colo.
r~: ~~ cPa~v~v~ x~.s~ ~
NEWTIVE MO.:
21
Bl0[K: 12
ADDITIOM: Max~retl~c
LOLIITIOM Of MEWTIVES:
Boulder City Plnp.
r
R
~~
`~ y
/ ~-- -- ,
~ ~
` ~ ` ,~ L-- j
u\
\ ~
T
~ ` J ,
0
oe {
~~ .
STYLE: Dutch Colonial Revival
MATERIAIS: liood, Stax
STORIES:
2
S9. FOOTAGE:
1718
ARtH(TECTURAL DESCRIPTtOM:
Two-story wood-framed and -shinpled residence on stone farrdetion. Fro~t ga~rel
roof with bracketed cornice returns and cross gables. Variegeted shingle pattern,
vent and tripartite ~indow with cross panes axf carved aiouldinys on front pable.
One-story projecting front gable on facsde has chingled hood above vent, is
shin9led, end has peired da~le-hunp ~indo~s. Side mtrence frow rood deck;
da6le-Mw~g windoac; three bay windor+c on east and rest tidec. Brick center
chim~ey with corbelled top.
CDMTINUED? YES X NO
ADOIT[ONAL PAGES: YES X NO
c'
~
}
i
~ ~
i
~
_- - '~- '.~ ,
_-- ~
!y ~
LOT(S): 1-2
11R. Of ADOiT10N: 1~91
DATE OF COMSTRUCTIOM:
ESTiMATE: • 1lCTW-l: 19p5
SOURCE:
Boulder Canty Assessor
USE:
PRESENT:
Residential
H15TORIC:
Residential
CONDITION:
El(CELLEMT X GOOD
FAIR OETERIORATI~
EXTENT OF ALTERATIONS:
MINOR X pOGERATE 14~
DESCRIBE:
Reer sddition end deck; skyliphts; w
6hakl6.
CONTIMUEO YES X
ORIGINAL SITE X MOHED
DATE(S) OF MOVE:
NATIONAL REGISTER ELIGIBILITT
IMDIVIDUAI: YES X NO
COMTRIBUTING TO DISTRICT:
x YES NO
LOG1L LANDiU1RK DESIGMATIOM: Yes
MAME: City of Boul., ND82-1
DATE: 10-7-1982
ASSOCIATED BUILDINGS? X YE5
T1'PE:
Garsge
IF INVENTORIED, LIST ID NOS.:
ll
COLOFADO HISTORICAL SOQETY
Office of Archaeology and Historic PreservaLion
~300 Broadway, Denver, Colarado 80203
HIS70AIC BUILDING INVENTORY RECORD
NOT FOR FIELD USE
Eligible Nominated
Dei. Not Eligible _ Certificd Rehab.
Date
PROJECT NAME: Boulder Survey of Historic COUNTY: CITY: STATE ID NO.: SB~3956
Places-NOrthern Mapleton Ntll, 1993 8oulder BouLde~
Tier Evaluation, 1996 TEMPORARY NO.: 1461•25•1-03-001
[URRENT BUILDING NAME: OYNER: FDELSKE KENNETH E B KATM~EEN M
553 CONCORD aYE
BOULDER CO 80304
ADORE55: 553 CONCORD AV
BOULDER CO 80304
T04NSMlP 1N RANGE 7'IY SECTION 25 SY ~/4 NE 1/4
N15TORIC NAME: U.S.G.S. OUAD NAME: Boulder, Colo.
YEAR: '1966 (PR1979) % 7.5' 15'
BLOCK: 12 LOTCS): 1-2
DISiRICT NAME: Mapleton Hilt ADDlTION: Maxwell's YR. OF ADDITION: 1891
FILM ROLL NO.: 93-'1 NEGATIVE NO.: LO[ATION OF NEGATIVES: DATE OF CONSTRUCTION:
BY: Roger Whitacre 2'I Boulder City Ping. ESTINATE: ACTUAL: 1905
SOURCE:
Boultler County Assessor
USE:
PRESENT:
ResidenTial
HISTORtC:
Residential
CONDITION:
RiTACH PHOTWRAPH HERE EXCELLENT % GOOD
FAIR DETERIORATING
EXTENT OF AlTE0.ATI0N5:
MINOR X MODERATE MAJOR
DESCRIBE:
Rear addiiion and deck; skylights;
ne~ deck on facade.
CONTINUED YES % NO
SttLE: Dutch Colonial Revival STORiES: ORIGINAL SITE % MOVED
2 DATE(5) OF MOVE:
MATERIALS: Yood, Stone SC. FOOTAGE: NATIONpL REGISTER ELIGIB1LITf
17'I B
INDIVIDUAL: YES X NO
ARCHITECNRAL DESCRIPTION:
Two-story uood-framcd and -shingled residence on stone foundation. Front gambrel CONTRIBU7ING To DISTRICT:
roof with bracketed cornice returns and cross gables. Variegated shingle pattern, x YES NO
vent and tripartite windou uiih cross panes and ea~ved oouldings on iront gablG. ~OCRI LANDMARK DESIGNATfON: Yes
One-stary projecting front gabLe on facade has shingled hood above vent, is
shingled, and has paired double-hung windows. Side entrance fron wood deck; NAME: City of Boul., HD82-~
DATE: 10-7-1982
double-hun
uind
th
b
i
d
t ides
Brick center
t
d
g
ous;
ree
ous on eas
ay w
n an
ues
s
.
chimney with corbelled top. ASSOCIATED BUILDINGS? X YES NO
TYPE:
Garage
IF INVENTORIEO, L15T !D NOS.:
CONTINUED? YES X NO
RDOLTIONqL PAGES: YES X NO
/~
PLAN SMqPE: FRCHITECT: STATE ID NO.: SBL395fi .
_-_
__
_ '_.~.' _
~
, -
, ; Unkno~n
' ' " ' - -` ' `-' '-' ORIGlNAL ONNER:
' ' '-~-- ~
_~ -`- -~ -'
_~
~_~ -~_____' SOURCE:
;
,
~ ' - ~ -_
, - SOURCE:
~ `~ ` ~
~i
' ` ~ ~ BUILDER/CONTRACTOR:
. ~ ~, Unknoun
--'-
~
, , ~ THEME(S):
-
^ , ~ SOURCE: Urban Fesidmtial Neighborhoods,
'~
~ ~ ~ ' '1858-present
CONSTRUCTION HISTORY (DESCRIPTION NAMES DATES ETC. RELA7ING TO MAJOR ALTERATIONS TO ORIGINAL STRUCTURE):
CON7INUE~ VES X NO
HIS70RSCAL BACKGROUND (DISCU55 IMPORTANT PERSONS AND EVENTS ASSOCIATED 4ITH THIS STRUC7URE):
In '1913 the house was ouned by Melissa 5. Cobbs, widow of Thomas Cobbs . It ~as later owned by Ella North.
CONTINUED YES X NO
SIGNIFICANCE (CHE[K APP0.0PRIATE CATEGOAIES AND BRIEFLY JUSTIFY BELOY):
ARCHITECTURAL SIGNIFICANCE: H ISTORICAL SIGNtFICANCE:
REPRESENTS THE YORK OF F MASTE0. p550CIATED YlTH SIGNIfICANT PERSONS
POSSESSES NI6H ARTISTIC YALUES ASSOCIATED WITN SIGNIFICANT EVENTS OR PATTERNS
% REPRESENTS A TYPE, PERIOD, OR METH00 OF CONSTRUCTION X CONTRIBUTES TO AN MISTORiC DISTRiCT
TIER EVALUA7ION: Contributing 8uilding-Restorable
STATEMENT OF SIGNIFICANCE:
This house is represeniative of Boutder's Outch Colonial Revival architecture, popular between 1900 and 1925. Notable
features of the style exhibited in this house incLude the gambrel roof with overhanging eaves, tripartite ~indou, and She
shingled exterior uiih some classical details.
CONTlNUED YES X M~
AEFEAENCES (BE SPECIFIU:
Boulder County Assessor information; 8oulder [arnegie Library, Boulder [ounty Assessor colleciion; Commonwealth Land Title
Ins. Co. records; Boulder City Directories; Boulder Oaily [amera biographical files.
CONTlNUED YES X NO
SURVEYED BY: C. McLaughlin/R.L. Simmons AFFILIATION: front Range Research Associates, Inc. DnTE: Jan. '1993/Apr. 1996
/3
Attachment B
~ CITY OF BOULDER
~,A;,/r'~,~ Planning and Deveiopment Services
/U~~l'
~~ ~ 1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado 80306
Phone:303.441.1880 Fax:303.441.3241
June 26`h, 2006
1~1z. Iten Felski
553 Concoxd Avenue
Boulder, CO
80304
Dear ~Ir. Felsl:i:
Pursuanc to our June 19'", 2006 celephone conversarion, this letter is to inform you in ~ti~riting
thac at the June 14`", 2006 meeung the design review committee reviewed your iequest ro
replace the diamond pane glass and muntins of your sash on the front elevation of }~our
house at 553 Concord Avenue. The design review committee considered that the proposed
work may create a"sigruficant impact or potenual deuiment" to the property and reEerred
the application ro the full LandmaLks Board for review.
As you l:now, }'our house was constructed in 1905 and is considered a contribudng his[oric
resource to the Mapleton Hill hiscoxic district. Afrer esamining the mock-up retrofit window
provided b}' Phoenix Window Restoradon, the design review committee consideced that the
proposed xeplacement of the glass and original muntins in the multi-light sash would be
inconsistent with Secuons 3J (1&3) of the GeneralDerign Guideline.r (enclosed) and may
"creace a significant oz pocenual detrimenP' to the properry per Secrion 10-13-14 (a)(3) of
the Boulder Revised Code. As such, the}• have referred the applicauon to the full Landmarks
Board for review. If you u~ish to have the applicadon reviewed b}' the full Board at the
August 2"d, 2006 meering, please notify us in writing by July 13`", 2006.
As discussed, the design review wnsidered chat appl}'ing an interior or exterior stocm
window system would be consistent with the historic preservation ordinance/guidelines and
result in improved energy over the exisdng single pane window. Please also note that the
City of Bouldec is currend}' undenaking the historic preservation environmental
sustainability integration project which seeks to reconcile conflicts between the ciry's historic
preservauon and environmental sustainabiliry policies and reguladons, where they exist The
Cit}° Council will Teview the findings of this pzoject in a public hearing at the~t July 18`h, 2006
meeting.
Please feel free to call me at 303.4413207 if you have any questions regarding this matter.
Sincerely,
~
s . at
Hi ric Preservation Planner
Cc Lynne Bmgham, Phoenix ~~7ndow Restorauon
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Attachment C
~Bj= ,~i a~ Sa ve Your Windo ws
~ - -~ ~ While Keeping Your Original
Wood Frames
What is Bi-Glass?
Technical Details Window Glass Replacement is the
Gallery Heart of the Bi-Glass System0
Questions Before and after cross section of single
contact us to double pane
Request Information window glass replacement
Become a
Bi-Glass Dealer
We're Famous!
Site Map
Home
Before
.-, ' <<r--
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3.~
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After
Single pane double hung window transformed into
an energy efficient, double pane, insulated glass,
window with new vinyl tilt in jambliners.
Product Information
Bi-Glass System0 Components:
Glass:
o Insulated glass comes in 3/8 to 5/8
thickness.
o Restoration glass (wavy glass) is
available to maintain old look.
o ~ow e and aryo~ yas are available
options.
o Single pane restoration
rep{acement is avaifable in some
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areas.
o Replacement of old fogged glass
with new insulated panels.
Balance System:
o New tilt-in, vinyl PVC, foam
backed, adjuStable ]ambliners
o N2W hidden balances.
o N@W tape balances.
o Options for refurbishing weights &
pulleys
Weather Stripping:
o New silicone bulb Weatner-Str~PP~r,y
at all horizontal joints.
o Fiberglass or foam insulation for
weight cavities.
o Felt and vinyl flap weather-stripping
systems for restoration.
o Bronze cushion jamb strips.
o New cam activated sasn iocks to
engage weather-stripping systems.
Additional Information:
O Architectural Specifications
o Fogged Glass
What is Bi-Glass ~ Technical Details ~ Gallerv ~
Questions ~ Contact Us
Request Information ~ Become a Bi-Glass Dealer ~ We're
Famous ~ Site Map ~ Home
Bi-Glass Systems
Call 1-800-729-0742 for a Dealer in Your Area
l~
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iBi'-I'il ~? S
,~~~~ .
What is Bi-Glass?
Technicai Details
Gallery
Questions
Contact Us
Request Information
Become a
Bi-Glass Dealer
We're Famous!
Site Map
Home
Save Your Windows
While Keeping Your Original
Wood Frames
Wood Window Restoration and
Renovation
Most Frequently Asked Questions about
Wood Windows
Whv Should I try and save my wood
windows?
Why is wood better than vinvl for windows?
Do Historicat_Societies approve_of the Bi-Glass SystemQ?
Will my wood_windows be_m_ore energy_efficient after
installing_t_he Bi=Glass Syst_em0?
Will_my_windows tilt_in?
Is th_is an_e_xpensive process?
Are_n__ew wood windows_better than_my_old_ones?
If vinyljambl.in_ers_aren't appropriate_are there other
oations?
If your question hasn't been answered please e-mail us.
Why should I try to save my wood windows?
One of the main reasons most homeowners chose
their home in the first place was the way the house
looks and the windows are an important aspect of that
character appeal. Windows can add a very distinctive
and enhancing aspect to a house. The older the home
the more important the ascetics concerning size,
placement, and muntins. In fact, the things that most
people don't like about their windows are that they are
difficult to operate, drafty, rattle, and single pane,
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thereby requiring the unsightly triple track storm
window. They love the looks but hate how they
perform. Bi-G/ass SystemO keeps those wondertul
ascetics and upgrade the energy efficiency of the
windows at a lower price than new wood windows. We
can truly Save Your Old Wood Windows!
B_a_c__k_to_freguently_ asked_guestions
Why is wood better than vinyl for windows?
About half the residential replacement windows sold in
the US are made of vinyl. At first glance, vinyl seems
to make sense. Manufacturers are justified in their
claims that it insulates well and never needs painting.
Sut vinyl isn't nearly as rigid as other window materials
such as wood and fiberglass. Worse, vinyl begins to
soften and distort at 165 degrees Fahrenheit, a
temperature that is easily reached in the space
between a window and drape on a sunny day.
Although all window materials expand and contract as
temperatures rise and fall, vinyl moves more than
twice as much as aluminum, wood and fiberglass.
Vinyl expands seven times farther than glass with
each degree. That action can pop seals between the
frame and the glass. Last year Environmental Building
News, a newsletter for contractors and architects,
evaluated all framing options used in windows and
advised readers to avoid 100 percent vinyl window
frames because of their durability probiems.
Anderson Corporation, the worlds largest
manufacturer of windows, has never made an all vinyl
window for sale in the US. "Vinyl simply is not suitable
for use on its own as a window material," says Mike
Compeau, a spokesman for the company. Vinyl
windows have been on the market for only 15 to 20
years. According the Hakim Elmahdy, the chief
window expert for the Canadian government's Institute
for Research in Construction, "7here is not enough
data or track record for these windows to say, yes they
will last for 50 years."
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Noted Architect Robert A.M.Stern says," We won't
spec a house with vinyl windows. We won't even use
a vinyl-over-wood window. We only use windows that
are framed in wood. And we paint them or stain them.
We don't leave a natura{ finish. The paint seals the
windows."
Bac_k to frec~uently asked questi _ons
Do historical societies approve of the Bi-Glass
System~?
Historical preservation groups around the country are
welcoming the Bi-Glass SystemOwith open arms. In
New England, in both New Hampshire and Vermont,
Historical Preservation groups are specifying Bi-
GlassO as the renovation/restoration system of
choice. Although there are preservation groups in
some areas that are so restrictive that any upgrading
is taboo, most groups welcome the diversiry of options
available from using hidden balances and weather-
stripping to completely changing out the single pane
glass to insulated units. Most historical societies are
concerned that the exterior of historical properties
remain the same. The Bi-Glass System0 maintains
that look and still upgrades the window to higher
energy efficiency standards.
Back to freauently asked guestions
Will my windows be more energy efficient after Bi-
Glass~?
Windows are comprised of three basic components .
Each has a direct impact on the energy efficiency of
the window.
i. Jambliner and weather-stripping system: This
accounts for 50% of the heat loss in an old
window and is usually a weight and puliey system
that has no weather-stripping on either the
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horizontal or vertical surfaces. By installing a new
compressible vinyi jambliner Wlth SI~ICOC12 bU~b
weather-stripping at the horizontal joints we
virtually eliminate any infiltration at these points.
2. Weight pockets: This area accounts for 30% of
the heat loss in an old window. The cavities in
the jamb that are used to house the weights are
virtual wind tunnels that funnel air into the house.
By filling these pocket with insulation we stop the
movement of air and eliminate infiltration at these
areas.
3. Glass: This aspect of the window is responsible
for 25% of the heat loss in a single glazed
window. By replacing the single glazing with
insulated ~ow e glass we increase the R vai~e by
3 times thus eliminating the convection currents
that occur with single glazing. This increases the
energy efficiency and the comfort factor for
anyone sitting near a window. No more drafts!
Back to freauentiv asked questions
Will my windows tilt in?
Yes! Sy installing ~~r,yi tiit ~amb~~r,er5 in place of your
old weights and pulleys, you can tilt you windows in
for easy cleaning and remove them for simple
maintenance.
Back to frequentl~asked questions
Is this an expensive process?
The Bi-Glass System0 is a licensed system. There is
no standardization of prices between licensees.
However on the average our system is from 10% to
60% less expensive than comparable wood s~~
~S~m~iatea d~~~de i~ynts~ products manufactured by
qualiry wood window providers. The best way to get a
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price is to contact your reyionai instaiier and ask for a
quote specific to your windows.
B_ack to frequently asked questions
Are new wood windows "better" than my old
ones?
New wood windows are manufactured using the
current fast growth pine. While relatively stable as a
building material this fast growth wood has a major
drawback. It has a tendency to rot more quickly than
older growth southern yellow pine or longleaf pine, the
wood with which oider windows were commonly
made. The growth rings on fast growth pine are over
twice as wide as the slower growth wood. The soft
(wide) section of the growth ring (summer growth) is
more susceptible to rot than the hard (narrow) section
(winter growth) which is more impervious to the
elements. The wider the rings the more potential for
degradation of the wood. Southern yellow pine is
relatively rare now and not used for window
manufacture. It is rich in pitch which inhibits rot and
has very tight growth rings. Older wood is far superior
to newer fast growth wood for longevity. This is why
we encourage homeowners to save their existing
sash by updating with the Bi-Glass System. Most
older windows are in the 50 to 100 year old range and
in very good condition. Treated correctly they can last
at least 50 more year!
Back to fre_quent~ asked_questions
If vinyl jambliners aren't appropriate are there
other options?
If your house is governed by a historical group that
refuses to allow the use of vinyl jambliners , we can
offer other systems that allow the upgrading of glass,
weatner-Str~pp~ny and iock5 while maintaining the look
of the old jamb and sash. We offer three options.
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1. First we can resize the existing weights to
compensate for the increased weight of the
insulated glass. The downside is that option
doesn't allow the weight pockets to be filled with
insulation.
2. ~ptlOtl tW0 IS t0 If1Sta~l spring balances WhICh St'@
cut into the sash and stay hidden from view.
3. Option three is to install a tape baiar,~e which is a
system that can handle any weight and is
installed into the same hole the old pulleys
occupied. These hook to the windows with a flat
steel tape.
4. Option two and three offer the ability to insulate
the weight pockets and eliminate that infiltration.
All these options require additional weather-
stripping on the stiles (vertical sections of sash)
with vinyl corner bead and felt stripping. While
these options offer a definite improvement for old
windows the optimum weather-stripping system
is vinyl jambliners.
Back to frequently asked questions
~/f'tat_IS BI-Glass I Technical Details ~ Gallery ~
questions ~ Contact Us
Reguest Inf_ormation ~ Become a Bi-Glass Dealer ~ We're
Famous I Site Map I Home
Bi-Glass Systems
Call 1-800-729-0742 for a Dealer in Your Area
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