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5A - Landmark Alteration Certificate for 720 Spruce (HIS2009-00046) MEMORANDUM July 1, 2009 TO: Landmarks Board FROM: Susan Richstone, Long Range Planning Manager James Hewat, Historic Preservation Planner Chris Meschuk, Historic Preservation Planner SUBJECT: Public hearing and consideration of a Landmark Alteration Certificate to install vinyl windows on the non-contributing house located at 720 Spruce Street in the Mapleton Hill Historic District, per section 9-11-18 of the Boulder Revised Code- (HIS2009-00046). STATISTICS: 1. Site: 720 Spruce Street 2. Historic District: Mapleton Hill 3. Zoning: RL-1 (Residential low-1) 4. Applicant: Gwen Dooley 5. Date of Construction: c.1960. 6. Historic Name(s): N/A 7. Request: Installation of vinyl windows. Staff Recommendation: Staff recommends that the Landmarks Board make the following motion: The Landmarks Board approves the proposal for the replacement of windows at 720 Spruce Street in that it generally meets the standards in Chapter 9-11-18 (a) (b, 1-4), B.R.C. 1981, and is generally consistent with the General Design Guidelines, and Mapleton Hill Historic District Design Guidelines subject to the conditions below, and adopts this memorandum as findings of the board. CONDITIONS OF APPROVAL 1. The applicant shall be responsible for ensuring that the development shall be constructed in compliance with all approved plans on file in the City of S:IPLAN\data\Iongrang\II1ST1AI;rC:E12TS\Historie DistrictsWapleton 1-i111Spruce.720\07.01.09 memo.dcP,__„ , Boulder Planning Department, except as modified by these conditions of approval. 2. Prior to a building permit application, the Applicant shall install a sample window subject to review and approval of the Landmarks design review committee. The applicant shall demonstrate that the design details are in compliance with the intent of this approval and the General Design Guidelines. This recommendation is based upon staff's opinion that with the conditions listed above, the proposed construction will be generally consistent with the conditions as specified in Section 9-11-18(a)&(b)(1-4) B.R.C., and the General Design Guidelines. Summary: The non-contributing ranch house at 720 Spruce Street was constructed in 1961 and out of the defined 1865-1946 period of significance for the Mapleton Hill Historic District. a In March of 2009, the request to install vinyl clad windows was reviewed by the Landmarks design review committee and referred to the full Landmarks Board for consideration in a public hearing. a The guidelines state that new windows in non-historic buildings should utilize materials similar to those traditionally found in the district. ■ Observable effects of weathering on vinyl windows is dissimilar to painted wood windows and can result in changes to appearance that does not compliment and may detract from the historic architecture in the district. ■ Staff considers that the appropriateness of vinyl windows in the historic district will be very rare, but in this case such an installation on a non-contributing 1961 Ranch House is likely acceptable. This is based upon the condition that the Landmarks design review committee will review and approve a sample installation of one of the proposed windows prior to issuing a landmark alteration certificate. ■ Staff considers the installation of vinyl windows, consistent with Section 9-11-18(a)&(b)(1-4) of the Boulder Revised Code, Section 6.4.1 Materials, (New Primary Structures), and Sections 3.7.15 Windows in New Construction & 6.5.2 Key Building Materials of the General Design Guidelines. S:APLAMdata`dongrang\I IISTIALTCI:RT.iAHistoric DistnutsVNIaploton Hi11\Spruce.720%07.01.09 mcmo.do: rCAisf Sr•~ 1"C f }y~S~ l S`F 4ri r k FL.1 ..(r 1..7 c (h•r}~'(J55 }'"'}4sr s f:'Q i~~r{f~l ~r -.r~^ > i ~C.T~I ,j.. hr i',F~ ~r~ r~'Y.. _r k ~ rJ s , ie. f ~a F ~i';.• f` f r C}'f ; + i , ✓ %i r n Jt! z ~~p t ;J jy. % ry A v ~ ~ 1"f y q. fJi I ai ~ r .~+r y kN ! ra 1 !i r. I 1 CsS I ♦ i ill 'ti I r~ .,qtr ` { ! C J' ? t F ~V ~r'.'.f.'-. -.ii {k11"•`° -.iY :ZS}, r s.' 4- I , r I►S(!'#. Figure 1. 720 Spruce Street, north face Background: In March of 2009, the application to install vinyl windows on the non-contributing house located at 720 Spruce Street was reviewed by the Landmarks design review committee. The committee considered that approving vinyl windows in the Mapleton Hill historic district would represent a policy change and that the board should consider the application for consistency with the General Design Guidelines for Historic Districts and Individual Landmarks and Mapleton Hill Historic District. Request: The applicant proposes to install vinyl clad wood windows on the non- contributing 1961 house. Submitted information indicates that all of the 16 original aluminum slider windows are to be replaced with "Amerimax Crafts man Portrait Series 300" Energy-Star rated thin profile vinyl slider windows and frames in existing window openings. The proposed replacement window system calls for low-emissivity thermal pane glass set into extruded vinyl material. Product specifications indicate the vinyl is colored through use of a heat reflective pigment giving a smooth matte finish. The applicant is requesting the windows be finished a. "sandstone" color. Citing concerns regarding efficiency, S:\PLANldataVongrang\HISTIALTCERTS\Historic DisyrictsWaple?on Hill\Spmce.720\07.01.09 mzmo.doc cost, and longevity of wood windows, the applicant is requesting that the vinyl windows be approved. for installation. 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. S:\PLAN\data\IonQrung\HIS1\AL;CCERTS\Historic Districts\Maplcton HdMprucc.710\07.01.09 mcnx>.doc ~ '~'rvr~ ! ran' ! 71 r Figure 2. 720 Spruce Street, example of aluminum window proposed for replacement Analysis: 1. Does the proposed application preserve, enhance, or restore, and not damage or destroy significant exterior architectural features of the landmark or the subject property within an historic district? Staff finds that because the 1961 ranch house is non-contributing and the proposed vinyl slider windows have a relatively thin profile, their installation will not damage or destroy the property or the district. 2. Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the district? Staff finds that the proposed application will not adversely affect the special character of the district as the house is a 1961 non-contributing ranch and that the very thin profile of the proposed vinyl slider windows will have a minimal visual effect on adjacent properties or the district as a whole. S:\PI,AN\data\longrang\H1ST\ALTCERTS\Historic DistrictsWapicton WASpruce.720\07.01.09 memo.doc 3. Is the architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures compatible with the character of the historic district? While vinyl windows have a texture unlike that of traditional materials like wood and metal and do have a tendency to bend, warp, and discolor over time, the very thin profile of the proposed windows and frames will not be incompatible with the character of the Mapleton Hill Historic District. c. The Landmarks Board is required to consider the economic feasibility of alternatives, incorporation of energy-efficient design, and enhanced access for the disabled in determining whether to approve a Landmark Alteration Certificate. The proposed Energy Star windows will be more energy efficient than the existing slider windows. The applicant has indicated that the cost of installing the requested windows is significantly lower than would be wood or metal slider windows. Design Guidelines While there is little specific guidance given for the replacement of windows on non-contributing buildings in historic districts, the following is an analysis of the proposal's compliance with guidelines that address windows on existing buildings and on new construction. Design guidelines are intended to be used only as an aid to appropriate design and are not intended as a checklist of items for compliance. 'B Mf 0 1r' 7r ~,pp i t 1' r 'Y Figure 2. Proposed vinyl replacement window from Amerimax brochure ti:\PLAN\data\longranglHIS"1'\ALfCER'I'S\Historie DistrictsWipleton Hill\Spruce.720\07.01.09 memo.dor. General Design Guidelines Section 3.7.15 of the General Design Guidelines states that windows on new construction (in this case a non-contributing building), "should reflect the window patterns and proportions of the existing building and the district and utilize similar materials", while section 3.7.16 guides that windows should be trimmed with materials similar in "finish and character" to those used traditionally. Subsection.23 (Shutters and Storm Windows) of this section states that metal storm windows "may be appropriate" while vinyl storms are "generally inappropriate." Section 6.4.1 Materials, (New Primary Structures), of these guidelines reads that, "Materials should be similar in scale, proportion, texture, finish, and color to those found on nearby historic buildings". Section 6.5 Key Building Materials for new construction, 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 buildings that are compatible in material, subdivision, proportion, pattern and detail with the windows and doors of surrounding buildings that contribute to the historic district." Mapleton Historic District Design Guidelines Section I (2) Windows of the Mapleton Hill Historic District Guidelines states that elements of replacement windows that should be carefully considered are, "size, frame material; method of operation while K(5), Exterior Materials of these guidelines suggests that, "where modern materials or technologies are used, historic proportions and finishes should be used." In the past, staff and the board have interpreted these guidelines to not allow for vinyl windows as they are dissimilar in terms of material, texture, and weathering to those traditionally used in the historic district. With the exception of the non-contributing property next door at 716 Spruce Street, where some of the windows have been replaced with vinyl sliders, staff is not aware of any buildings in the Mapleton Hill historic district that have vinyl windows. Because the Guidelines identify windows as being primary character defining features of buildings, the board has specified that for free-standing new construction, non- contributing buildings, and additions to both contributing and non-contributing buildings in historic districts and landmarks, that solid wood windows, and in some cases, high quality metal clad wood core windows be used. S:\PLAN\data\longrang\HIST\AL;I'C'ERTSU listoric Districts\Mapleton 11ill\Sprucc.720\07.01.09 memo.doc + 1 \ ~l~,wj;1,1 ._~~..,fyr\GVL__ - . Analysis: Submitted product information indicates that the proposed vinyl windows have a very smooth uniform texture and will weather in a manner quite unlike painted wood, metal, or metal clad windows (see figures. 3 & 4.) -97 ,~;,;r. - _ _ , .-,,•-w.+er`'• - t - s--~ ice".- Tf~: =r., • •,«1~! rL ~4 :9.. S..r'.1 . 1. ail r,?~L Figure 4. Vinyl window at 716 Spruce Street showing some warping, gapping, and weathering Vinyl retains the original smoothness as it ages, but because of its relative softness and high thermal co-efficiency, tends to warp and bend as it ages. A number of studies have also pointed out the tendency to yellow and become brittle when exposed to sustained exposure to ultra-violet light, although the industry claims to have solved this problem. Latex or oil based paint over wood, on the other hand, dulls down, but takes on the texture of and will move with the wood as it expands and contracts. The high thermal co-efficiency appears to cause gapping and cracking of the vinyl at joint lines eventually resulting in failure. Such gapping occurs at wood or steel joints also, but can be easily repaired (Figures 5 & 6). SAPLAN%data\longrang\HIST\ALTCLKIS41istoric Districts\Nlapleton HiMSpiuce.720\07.01.09 memo.doc. N - ~T lw Figure 5. Vinyl window at 716 Spruce Street Figure 6. Painted wood window showing gapping and discoloration. showing repair and refinishing of gapping and discoloration. Vinyl vs. Wood Windows In examining installed wood vs. aluminum clad windows, staff has observed fairly significant differences between the two in terms of texture and finish. 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 Guidelines state that buildings should be of their own time, they also state that materials need to be similar to nearby historic buildings in terms of color, texture, and finish. Staff considers that the appearance and observed effects of weathering of vinyl windows is dissimilar to traditional window materials in the Mapleton Hill Historic District. However, slider windows are consistent with those found on ranch houses of this type. Likewise, because the proposed windows will have a very thin profile, the vinyl material will have relatively low visibility on the building. Staff considers that the appropriateness of vinyl windows in the historic district will be very rare, but in this case such an installation is likely acceptable. This is based upon the understanding that the Landmarks design review committee will review and approve a sample installation of one of the proposed windows prior to issuing a landmark alteration certificate. Findings! This decision is consistent with the purposes and standards of the Historic Preservation Ordinance in that: S:API.AN\datuVonprangAILIS I'\Af-DTRTS\1Iit+Iorie Distnct.~\MapJvton IIl1\Spnice 720\07-(11.09 memo du 1. The installation of thin profile vinyl windows to closely match the existing aluminum windows on the 1961 ranch house at 720 Spruce Street, will not damage the property in the Mapleton Hill Historic District (9-11-18,(b)1, B.R.C). 2. While the texture and finish of vinyl windows is generally not compatible with the character of the historic district, because the house is non- contributing and the vinyl windows will be of a very thin profile the proposal will not adversely affect the historic character of the Mapleton Hill Historic District. (9-11-18,(b)2, B.R.C). 3. While the material and texture of the proposed vinyl windows is unlike those traditional in the district, because the house is a 1961 non- contributing ranch and because the windows will be of a very thin profile, the proposal will not be incompatible with the historic character of the Mapleton Hill Historic District. Section 9-11-18,(b)3, of the Boulder Revised Code. ATTACHMENTS: A: Applicant letter B: Product Information on Amerimax Windows C: Photographs S:1PLANldatallongranglHIST1ALTCrKTSIHistoric DistrictslMapleton Hi111Spruce.720107.01.09 memo.do(. Attachment A June 4, 2009 Tim Plass, Chairman Landmarks Board City of Boulder P.O. Box 791 Boulder, Colo. 80306 Re: Case # HIS 2009-00046 Replace aluminum sliders at 720 Spruce, a non-contributing rental home Dear Tim and Landmarks Board Members: There are 16 single-pane sliding aluminum windows we want to replace with sandstone- colored, double-glazed, energy-efficient, sliding vinyl windows. The current windows are both obsolete and non-repairable because the small plastic "slider' parts are no longer available. To say they are energy-linefficient is a gross understatement. The wind occasionally blows one of them out. Made of aluminum, with a high capacity for heat/cold conductivity and being only single-glazed, they need to be replaced for safety reasons and to help us further the Climate Action Plan of the city. Although staff states they are unaware that vinyl windows have been approved in the recent past in the Mapleton Historic District, vinyl windows have in fact been approved: right next door in a twin, red-brick ranch. In 1993-94. our neighbor at 716 Spruce, immediately to the west received city approval for vinyl windows during the remodeling of his home. (The two houses were built at the same time in 1961, are of similar construction, size and shape, and share the cement sidewalk and stairs leading down between them to a common, chain-link fence.) Staff also stated that they have "had problems with vinyl in the past" not standing up to Colorado conditions. But the vinyl windows installed at 716 Spruce some 15 years ago look brand new today even those exposed to the south and east and subject to harsh sun and weather conditions. (See accompanying photos.) Staff is apparently unaware of the improvements in recent generations of vinyl such that these vinyl windows come with a lifetime guarantee. (One sees that very infrequently these days.) Staff further maintains that vinyl windows are inconsistent with Sections 3.7.16 and .23. We respectfully disagree. The proposed windows are consistent in scale, proportion and character or design with the 'traditional' aluminum windows installed in this and other ranch- style homes of the '50's and `60's. Only the finish is different: dull rather than shiny. Rather than the current shiny aluminum finish which IS inconsistent with the 1986 Mapleton Hill Historic District Design Guidelines, p. 13, point # 4: "Metal windows frames should not be left bright, but should be anodized or painted," these sandstone-colored windows will have the same textural appearance as acrylic painted wood or painted metal. Section 3.7.23 addresses storm windows and states, "Vinyl storm windows are generally inappropriate." First of all, we are not talking about storm windows here. Secondly, even if we were, "generally inappropriate" is not only vague and open to subjective interpretation, but doesn't move the discussion along when we are discussing specific issues. And we are speaking specifically about a non-contributing, non-historic ranch style home next door to a virtual twin with quite specific, existent, previously city-approved vinyl windows. AGENDA ITEM _~~LPAGE Although staff prefers "metal-clad wood windows", the reasoning escapes us. If the windows staff prefer will be indistinguishable on the exterior to the public passing by or even upon closer examination, and if they will require more maintenance and they cost three times as much as the vinyl windows, why would they be a better choice for the public, the city, the homeowner or, in this case, the landlord? Our family have always been strong advocates for historic preservation in Boulder and elsewhere, and I believe our program is undermined when picayune measures seem to be arbitrarily applied. In summation, replacement with energy-efficient vinyl windows that will blend in with the blonde brick seems to be the best choice for this non-contributing rental home on the southern edge of a historic neighborhood. We purchased the windows locally in March from Toledo Glass after looking at the 1986 Mapleton Hill Historic District Design Guidelines we were given when we were made a historic district, and we saw no apparent conflict. We would like to install them before cold weather arrives. Thank you for your time and consideration of this matter. Yours truly, Gwen Dooley 730 Spruce Boulder, Colo. 80302 303 447-0682 AGENDA t M EM # --r- AGL ! vZ EE 3 9 © ~C 35 (o'7 ~ 00 I.S ~S i~lr4~(? S l~r~ i3 G. 1 3f f , ~o ixcl) 37 5l~ N ~SPS~•+?S y E [:Ec\'b loo E11-:;S34 43 Qonll ' S,.4 4u- e~ca, LAW LO 34 ti SrF ~ Eb/ ,r3~•=(~s '00 w n S4 A) r,) 2ov r7 n o`~ X Q 141 4/-7'3/1-/ tac~~ AGENDA ITEM # err I AGp l T M~•. .fir. ~-yr A ~ - M`~ e,'A~~~ u ~ ~5 ~y • The Craftsman Portrait aeries is comprehensive consolidation and redesign ::.L _ of rivo of our most popular product lines of the past. This exciting new series not only offers our traditional high quality and energy WAL efficiency, but also features four different frame options for selected installation N _ applications. The = _ = is - - now available in a larger range of styles, r~ configuFatioris and c omhirn,itioi[S Ilian c,ver before. i _ affords you the opportunity of blending other Amerimax window series, within ! your home, as they all sh.sre the same sl,:ek oexterior appearance- IA"I = i I CI r,, MILL. ' ~ ~ w': ' ' _ . ~ y fir ~ : . - - _ _ _ _ _ _ Vii, _ ' _ ' - - - Double- r T-iliDck Out Strength Glass • Winter Cold ~I r :~Y>r=F ~y • Summer Heat m - ti s • _;U Mays True Wan m Edge - - , i ~i d,,iura~l F®ai-n Sla~acer ,yal \ The Ameriglass m Insulated Glass \ Interior Comfort System features Low Emissivity glass Winter and Suminer coated with dual microscopic layers of silver, -z 1 y combined with Edgetech TrueWARM" Structural Foam Spacer to create a dual Dual-Layered Silver sealed glass unit with superior energy LOW-E Coatings efficiency and long-term durability. The AmeriglassT`' System has now been " po y r~9Et-1, Seal Acrylic Adhesive Seal expanded to include Ameriglass Low E Solar with additional tinting and enhanced blocking of unwanted solar heat gain. Edgetech .-I-CWARK AmeriglassTM System Provides: • Maximum UV Protection • Extremely Low Thermal r 7 - Transmittance ~ I 5_1 Superior Condensation Resistance Reduced Sound Transmission Long-term Durability Lifetime Warranty You Will Enjoy Energy Savings Year-Round. • ' • d ! Sandstone #877 COLORS' Evergreen #635 f Sage Green #731 9r:~ Tile Red #119 t►? t Black #201 Coating System - - ~ Truth Bronze #524 - I Color is a matter of choice Yours. Bronze #922 With the revolutionary newAvneriCoat color coating system from Amerimax, you have a yak ` "~,y;; ' f choice of 10 designer colors. One is sure to J 1 Brown #307; match your home. . When you choose ArreriCoat you are Gull Gray #145 choosing a high performance system, - z~ featuring a water based single application Slate Blue #121 exterior coating, formulated specifically for Amerimax products. e,zf-"oat colors A.meriCoat utilizes a heat reflective pigment that minimizes heat gain even for dark colors. ArneriCoat exceeds all environmental standards and is backed by a comprehensive V• ~ y ~ ~f ^~N~ y warranty. 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