HomeMy WebLinkAbout04/08/2015 - Landmark Preservation Commission - Agenda - Regular MeetingLandmark Preservation Commission Page 1 April 8, 2015
Ron Sladek, Chair
Doug Ernest, Vice Chair City Council Chambers
Maren Bzdek City Hall West
Meg Dunn 300 Laporte Avenue
Kristin Gensmer Fort Collins, Colorado
Per Hogestad
Dave Lingle Cablecast on City Cable Channel 14
Alexandra Wallace on the Comcast cable system
Belinda Zink
Laurie Kadrich Karen McWilliams Josh Weinberg Gino Campana
Staff Liaison, CDNS Director Preservation Planner Preservation Planner Council Liaison
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Regular Meeting
April 8, 2015
CALL TO ORDER
ROLL CALL
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
DISCUSSION AGENDA
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE MARCH 11, 2015 REGULAR
MEETING.
The purpose of this item is to approve the minutes from the March 11, 2015 regular meeting of the
Landmark Preservation Commission.
2. 320 WALNUT STREET, PROPOSED SHADE STRUCTURE
PROJECT DESCRIPTION: Final Design Review of Proposed Rooftop Shade Structure
APPLICANT: Pete Turner, Illegal Pete’s INC; Tim Politis, One Line Studio LLC
Landmark
Preservation
Commission
City of Fort Collins Page 2
3. 508 REMINGTON STREET - CONCEPTUAL AND FINAL DESIGN REVIEW
PROJECT DESCRIPTION: The 508 Remington Street property was designated as a Fort Collins
Landmark on November 18, 2014, under Standard C, Design/Construction.
The applicant has identified changes to earlier plans, which he would like to
present to the Commission. As the property is designated, the Commission
has Final Design Review authority on any exterior alterations to the building
and site.
APPLICANT: James MacDowell
OTHER BUSINESS
ADJOURNMENT
Agenda Item 1
Item # 1 Page 1
AGENDA ITEM SUMMARY April 8, 2015
Landmark Preservation Commission
STAFF
Gretchen Schiager, Administrative Assistant
SUBJECT
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE MARCH 11, 2015 REGULAR MEETING.
EXECUTIVE SUMMARY
The purpose of this item is to approve the minutes from the March 11, 2015 regular meeting of the Landmark
Preservation Commission.
ATTACHMENTS
1. Draft LPC March 11, 2015 Minutes (PDF)
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Ron Sladek, Chair
Doug Ernest, Vice Chair City Council Chambers
Maren Bzdek City Hall West
Meg Dunn 300 Laporte Avenue
Kristin Gensmer Fort Collins, Colorado
Per Hogestad
Dave Lingle Cablecast on City Cable Channel 14
Alexandra Wallace on the Comcast cable system
Belinda Zink
Laurie Kadrich Karen McWilliams Josh Weinberg Gino Campana
Staff Liaison, CDNS Director Preservation Planner Preservation Planner Council Liaison
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Regular Meeting
March 11, 2015
Minutes
• CALL TO ORDER
Chair Sladek called the meeting to order at 5:32 p.m. He welcomed a large group of Historic
Preservation graduate students from C.S.U. and invited them to ask questions about the process at
the end of the meeting.
• ROLL CALL
PRESENT: Dunn, Zink, Hogestad, Wallace, Gensmer, Lingle, Ernest, Sladek
ABSENT: Bzdek (excused)
STAFF: McWilliams, Schiager
• PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None.
• DISCUSSION AGENDA
Landmark
Preservation
Commission
Landmark Preservation Commission Page 1 December 10, 2014
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Attachment: Draft LPC March 11, 2015 Minutes (3060 : Minutes of March 11, 2015)
1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE FEBRUARY 11, 2015 REGULAR
MEETING.
The purpose of this item is to approve the minutes from the February 11, 2015 regular meeting of the
Landmark Preservation Commission.
Mr. Ernest moved that the Landmark Preservation Commission approve the minutes of the
February 11, 2015 meeting. Ms. Gensmer seconded. Motion passed 8-0.
2. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE FEBRUARY 25, 2015 REGULAR
MEETING.
The purpose of this item is to approve the minutes from the February 25, 2015 regular meeting of the
Landmark Preservation Commission.
Mr. Lingle pointed out that in the Applicant Presentation section of Item #3, there was a reference to
Loveland & Daub, which should be changed to Wattle & Daub.
Mr. Ernest moved that the Landmark Preservation Commission approve the minutes of the
February 25, 2015 meeting with the correction as stated. Ms. Dunn seconded. Motion passed 8-0.
[Timestamp: 5:36 p.m.]
3. REMINGTON - LAUREL MINI ROUNDABOUT
PROJECT DESCRIPTION: The Engineering Department will be providing Information to the Commission
on the Remington Greenway Pilot Project, a portion of which goes through the
Laurel School National Register District. Part of this project involves
construction of a mini-roundabout at the intersection of Remington and Laurel
Streets.
APPLICANT: Tim Kemp, Civil Engineer III and Project Manager, City of Fort Collins
Staff Report
Ms. McWilliams presented the staff report.
Applicant Presentation
Mr. Kemp gave the Applicant presentation.
Public Input
None
Commission Questions and Discussion
A Member inquired about the art, its placement, and whether it would be possible to include a
reference to the Historic District. The Applicant said that the art would be at the sidewalk street level
with no vertical elements. It would consist of a painted stone in the rain garden area that would
reflect at night, and the same treatment would be used at the roundabout. He further stated he would
follow up on the question of referencing the Historic District.
In response to a question from the Commission, the Applicant explained that a rain garden is a new
component to the stormwater regulations, which redirects stormwater through a swale to promote its
absorption back into the ground. Sometimes these are planted.
A Member asked whether the excavation for the swale would impact previously undisturbed soils.
The Applicant believed this section of Remington had been part of a full depth reconstruction
completed on most of Remington just 5-7 years ago.
There was a question about the project’s relationship to traffic, to which the Applicant responded that
the volume of traffic in that area is consistent, and the roundabout was just to handle the existing
traffic. Safety and comfort of bicyclists are also being addressed.
City of Fort Collins Page 2
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Attachment: Draft LPC March 11, 2015 Minutes (3060 : Minutes of March 11, 2015)
A Member asked for clarification on the Commission’s role in the process. Ms. McWilliams noted that
this presentation was informational only and was brought to the Commission due to its interest in the
Historic District. There is no Federal grant funding involved, and there is no Commission review or
need for comments.
A Member mentioned that roundabouts typically have a lot of signage that can appear visually
cluttered. The point was made that the Commission had previously seen the Linden Street
streetscape improvements, and that didn’t have any controversy. The Applicant volunteered that a
mini-roundabout doesn’t have as many signs as a typical roundabout.
There was questioning about whether the bus stops were new locations, and if they were sheltered.
The Applicant said they were adding five concrete bus pads which would include a sign and bench,
but will likely not be sheltered since this is a residential area.
A Member asked for clarification about the size of the mini-roundabout. The Applicant explained that
it would be built within the existing pavement area. It will be about 4” higher than the surrounding
pavement, and the widest point would be almost 50’ wide, which is where pedestrians would cross.
Chair Sladek thanked Mr. Kemp for his presentation.
[Timestamp: 5:57 p.m.]
4. DETERMINATION OF ELIGIBILITY FOR DESIGNATION AS A FORT COLLINS LANDMARK, 408-
410 LINDEN STREET, PURSUANT TO CHAPTER 14 OF THE MUNICIPAL CODE
PROJECT DESCRIPTION: This is a request to determine the eligibility of the property at 408-410 Linden
Street to qualify as a Fort Collins Landmark, pursuant to Chapter 14 of the
Municipal Code
APPLICANT: Kim Szidon, Ranch-way Feeds
Staff Report
Ms. McWilliams presented the staff report.
Applicant Presentation
None
Public Input
None
Commission Questions and Discussion
A Member commented that the Commission was correct in 2002 when they noted that the building
had suffered a loss of its architectural integrity. Several other Members agreed, specifically
mentioning changes in context and setting. Chair Sladek listed four elements of integrity that have
been diminished, including setting, design, feeling and association. Another Member noted that the
association with Wilcox was not substantial enough to landmark this property. There was also an
error pointed out in the Larimer County Assessor section of the inventory form where it says East Oak
Street instead of Linden Street. Ms. McWilliams said they would correct that.
Commission Deliberation
Ms. Gensmer moved that the Landmark Preservation Commission finds that the building at
408-410 Linden Street does not qualify for individual designation as a Fort Collins Landmark
pursuant to Sections 14-1 and 14-5 of the Municipal Code, based upon the findings of the
February 2015 survey report by Jason Marmor of RETROSPECT that support the building’s
lack of association and integrity. Mr. Lingle seconded. Motion passed 8-0.
[Timestamp: 6:07 p.m.]
5. 430 N. COLLEGE, POWER PLANT/ENGINES & ENERGY LAB - CONCEPTUAL AND FINAL
REVIEW OF HOPPER DESIGN
PROJECT DESCRIPTION: The purpose of this item is to review the proposed design for the hopper, and
either approve, approve with conditions, or deny, the application.
APPLICANT: Jeff Jensen, JPL Development
City of Fort Collins Page 3
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Attachment: Draft LPC March 11, 2015 Minutes (3060 : Minutes of March 11, 2015)
Staff Report
Ms. McWilliams presented the staff report.
Mr. Hogestad recused himself at 6:10 p.m. due to a conflict of interest already on record.
Applicant Presentation
Mr. Jensen gave a brief presentation.
Public Input
None
Commission Questions and Discussion
Members discussed the proposed use of the hopper as a greenhouse. Members mentioned that
since the hopper wouldn’t really look like a coal hopper, and would not function as one, it would not
create a false sense of historical development.
Some Members were conflicted about allowing the hopper at all, while others were more concerned
about whether the windows should be allowed since they weren’t on the original hopper. There was
discussion about whether the windows could be placed on the back side of the hopper rather than the
street side. The Applicant said that wouldn’t make much sense since there is little sun exposure on
the north and east sides. Members pointed out that the building had already been changed
significantly and had lost much of its original historic character.
The Commission referred to the minutes from past meetings of the LPC where there had been
discussion about a proposal to reconstruct the smokestacks and the coal hopper, but not the
conveyor system. Some said the greenhouse seemed to be in line with the other changes that had
been approved previously, further commenting that if they were going to allow the hopper, it didn’t
matter if it had windows in it. Given what the LPC had already approved in 2012, some Members
expressed a need to be consistent.
Members were particularly concerned that the windows appeared to be blue in the rendering. The
Applicant assured the Commission that the windows would be clear translucent.
Chair Sladek asked if everyone was ready for final review, and the Members indicated they were.
Commission Deliberation
Mr. Ernest moved that the Landmark Preservation Commission approve the final review of the
proposed greenhouse for the coal hopper at 430 North College Avenue, Power Plant/Engines
& Energy Lab, upon the condition that the greenhouse has clear translucent glazing in its
glass, finding that it is in compliance with Section 14-48 of the Municipal Code and the
Secretary of Interior Standards. Ms. Wallace seconded. Motion passed 7-0.
Mr. Hogestad rejoined the Commission at 6:46 p.m.
[Timestamp: 6:46 p.m.]
6. 301 SOUTH LOOMIS AVENUE - STATE TAX CREDIT PART 2
PROJECT DESCRIPTION: Final Review — Part 2 State Tax Credit Review for Roofing of the David E.
Watrous House and Garage, 301 South Loomis Avenue
APPLICANT: Chester Daniel
Staff Report
Ms. McWilliams presented the staff report.
Applicant Presentation
Mr. Daniel introduced himself and was available for questions, but did not give a presentation.
Public Input
None
City of Fort Collins Page 4
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Attachment: Draft LPC March 11, 2015 Minutes (3060 : Minutes of March 11, 2015)
Commission Questions and Discussion
Ms. Dunn asked whether the project timeline complied with the guidelines. Ms. McWilliams indicated
that the project timing met the criteria.
Commission Deliberation
Mr. Lingle moved that the Landmark Preservation Commission, acting as a reviewing entity
under CRS Section 39-22-514, grants Part 2 State Tax Credit for Historic Preservation approval
of the rehabilitation and restoration work on the David E. Watrous House and Garage at 301
South Loomis Avenue. Ms. Dunn seconded. Motion passed 8-0.
• OTHER BUSINESS
None
• ADJOURNMENT
Chair Sladek adjourned the meeting at 6:56 p.m.
After adjournment, the Commission entertained questions from the students in the audience, which
are not part of the meeting record.
Minutes respectfully submitted by Gretchen Schiager.
City of Fort Collins Page 5
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Attachment: Draft LPC March 11, 2015 Minutes (3060 : Minutes of March 11, 2015)
Agenda Item 2
Item # 2 Page 1
STAFF REPORT April 8, 2015
Landmark Preservation Commission
PROJECT NAME
320 WALNUT STREET, PROPOSED SHADE STRUCTURE
STAFF
Josh Weinberg, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: Final Design Review of Proposed Rooftop Shade Structure
APPLICANT: Pete Turner, Illegal Pete’s INC; Tim Politis, One Line Studio LLC
EXECUTIVE SUMMARY
BACKGROUND: The building at 320 Walnut Street, formerly the Goodwill Building and now housing Illegal Pete’s,
is located within the National, State, and local Historic Old Town District. This simple one story blonde brick
façade building was likely constructed as an automotive garage. In 1933, it was the Fort Collins Rubber Company,
followed in 1935 by the Farr-King Implement Company. In the late 1940s, it became the Montgomery Ward Farm
Store and Warehouse, a use it fulfilled until circa 1965, when it became Goodwill Industries.
Building permits exist for unspecified remodeling work in 1924 and 1929. In 1936, when it was the Farr-King
Implement Company, the building’s rear door was enlarged to 12’ x 12’, housing an overhead wood door. A new
chimney was built in 1938, and another, unspecified, remodel occurred in 1948. A final “front facing remodel” took
place in 1959. At some point in its history, the garage bay openings on either side of the central door were turned
into storefront windows.
Illegal Pete’s restaurant recently rehabilitated the building, including, most notably, the addition of a rooftop
addition; a new storefront system with rollup doors, which references the historic garage doors once present on the
façade; and rehabilitation of historic masonry elements and wood windows. This work was approved by the
Commission on April 7, 2014. The property owner is now returning with plans to complete the rehabilitation project
by installing a shade structure over the building’s rooftop patio, which is just south of the recently constructed
rooftop addition.
PROJECT DESCRIPTION:
The applicant has provided the following description of the proposed project:
“To complement the previously approved rooftop addition and patio, we are proposing a shade structure to
enhance the existing building uses and allow for more comfortable use of the rooftop during periods of peak
sunlight. The proposed shade structure will help to activate the rooftop patio during daytime hours, and can
promote activity along the surrounding public ways including Walnut Street and Seckner Alley, overall enhancing
the vitality of the surrounding district.
The design of the roof top shade structure is intended to be minimal. Design features that contribute to this goal
include:
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Agenda Item 2
Item # 2 Page 2
The proposed structure is setback 11’-10”from the primary façade and continues for a distance of 18’-9
1/2” perpendicular to Walnut Street. The setback is intended to allow the shade structure to serve a
‘background role’ that is secondary to the primary street façade.
A single span beam extends nearly 50’-0” parallel to the Walnut Street façade, serving to frame the historic
structure below.
The proposed structure is to be painted dark bronze to match the existing rooftop structure beyond. The
dark bronze color contrasts the light golden brick color of the historic structure below. Visually, the light
brick color becomes foreground while the dark colored roof top structure recedes into the background;
thus, maintaining the original hierarchy and primacy of the original street level façade.
The vertical supports align with the existing brick pilasters, maintaining the original structural pattern and
rhythm. Furthermore, the existing brick pilasters serve to partially conceal the new vertical steel supports
from view.
The vertical supports extend down from the existing top of parapet by a distance of 4’-0” to 6’-0.” As a
result, the vertical supports are above the line of sight when viewed down Seckner Alley.
The proposed through-bolts at the vertical supports are designed to have a minimal impact to the existing
brick structure. In the event that the roof top shade structure were removed, the holes would be patched
and repaired. The structural integrity would not be impacted.
Moreover, the new addition is differentiated from the older structure by use of contemporary building
materials including the use of contemporary steel members to contrast the older structure.
While essential to the function of the restaurant, the design of the new rooftop shade structure minimizes
its impact to the existing building.”
Please reference the enclosed packet from the applicant for elevations, photographs, and narrative regarding the
proposal. The applicant’s narrative contains a project description and specific responses to many of the provisions
outlined in the Secretary of the Interior’s Standards for Rehabilitation.
Review Criteria: The applicant is seeking Final Design Approval at this time. Alterations to properties in Fort
Collins Landmark Districts are reviewed for compliance with Municipal Code Section 14-48, “Approval of Proposed
Work,” the Secretary of the Interior’s standards for Rehabilitation, and the Old Town Historic District Design
Standards. While the Design Standards to not provide specific guidance for design of rooftop shade structures, the
most applicable sections of the document are found on pages 59-63 and 73-74. The Old Town Historic District
Design Standards can be referenced here:
http://www.fcgov.com/historicpreservation/pdf/old-town-design-guidelines.pdf.
Sec. 14-48. Approval of proposed work.
In determining the decision to be made concerning the issuance of a report of acceptability, the Commission shall
consider the following criteria:
(1) The effect of the proposed work upon the general historical and/or architectural character of the landmark
or landmark district;
(2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and
their relation to the sites, structures and objects in the district;
(3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of the site,
structure or object upon which such work is to be done;
(4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark
or landmark district;
(5) The extent to which the proposed work meets the standards of the city and the United States Secretary of
the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic
resources.
Secretary of the Interior’s Standards for Rehabilitation
Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair,
alterations, and additions while preserving those portions or features which convey its historical, cultural, or
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Agenda Item 2
Item # 2 Page 3
architectural values.
Rehabilitation Standard 1. A property will be used as it was historically or be given a new use that requires
minimal change to its distinctive materials, features, spaces, and spatial relationships;
Rehabilitation Standard 2. The historic character of a property will be retained and preserved. The removal
of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a
property will be avoided.
Rehabilitation Standard 3. Each property will be recognized as a physical record of its time, place, and
use. Changes that create a false sense of historical development, such as adding conjectural features or
elements from other historic properties, will not be undertaken.
Rehabilitation Standard 4. Changes to a property that have acquired historic significance in their own right
will be retained and preserved.
Rehabilitation Standard 5. Distinctive materials, features, finishes, and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
Rehabilitation Standard 6. Deteriorated historic features will be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in
design, color, texture, and, where possible, materials. Replacement of missing features will be
substantiated by documentary and physical evidence.
Rehabilitation Standard 7. Chemical or physical treatments, if appropriate, will be undertaken using the
gentlest means possible. Treatments that cause damage to historic materials will not be used.
Rehabilitation Standard 8. Archeological resources will be protected and preserved in place. If such
resources must be disturbed, mitigation measures will be undertaken.
Rehabilitation Standard 9. New additions, exterior alterations, or related new construction will not destroy
historic materials, features, and spatial relationships that characterize the property. The new work shall be
differentiated from the old and will be compatible with the historic materials, features, size, scale and
proportion, and massing to protect the integrity of the property and its environment.
Rehabilitation Standard 10. New additions and adjacent or related new construction will be undertaken in
such a manner that, if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
Commission Action: This is a request for a Final Design Review of the proposal to add a shade structure to
the roof of the building at 320 Walnut Street. If the Commission desires, it may adopt a motion stating the
proposed design complies with applicable standards for rehabilitation projects within the Old Town Historic
District, with or without conditions. The Commission can also adopt a motion stating why the proposed design
does not comply with applicable standards for rehabilitation projects within the Old Town Historic District.
ATTACHMENTS
1. 15-0317_Landmark Submittal (PDF)
2. 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (PDF)
3. Weeks & Associates - Shade Structure Summary (PDF)
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Linden Street
Old Firehouse Alley
Seckner Alley
Walnut Street
Walnut Street Entry
Demising Wall
Existing
Rooftop
Addition
Existing
Rooftop
Patio
50.0’
180.1’
320
Walnut
Street
Existing Use: Restaurant | Bar To Be Determined
Zone: D
Zone: D
Zone: D
Zone: D
Zone: D
Zone: D
0’ 100’
N
Orientation Plan | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
Alley Entry
Indicates Image Number
and View Vantage Point.
Images can be found on
the proceeding pages.
1
3
4
2
Proposed
Rooftop
Sunshade
1
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Existing Photos | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Image 1 | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
View from Walnut looking north. The proposed dark bronze shade structure recedes into the background matching the
existing rooftop structure beyond. In contrast, the historic brick façade is drawn to the foreground with its light colored
golden brick pattern. When viewed from street level, the historic facade maintains its hierarchical signifi cance and
distinct character.
Proposed
EXISTING ROOFTOP
STRUCTURE
PROPOSED SUNSHADE
STRUCTURE
EXISTING STOREFRONT AND
ENTRANCE
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Image 2 | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
View from Walnut looking northwest. The existing historic building is characterized by brickwork with entrances and
storefronts in a dark bronze color. To accent the historic facade and minimize the presence of the shade structure, we
propose to set the structure back approximately 12’ from the front facade.
Proposed
EXISTING ROOFTOP
STRUCTURE
PROPOSED SUNSHADE
STRUCTURE
EXISTING STOREFRONT AND
ENTRANCE
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Image 3 | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
View from Walnut Street looking southeast. Note that the proposed addition is stepped back from the street. Trees in
the ROW further serve to conceal the new structure.
Proposed
EXISTING STOREFRONT AND
ENTRANCE
PROPOSED SUNSHADE
STRUCTURE
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Image 4 | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
View from Seckner Alley looking south. Note that the proposed structure does not continue to the ground, rather it
continues approximately 4’6” from the top of the existing parapet, partially concealed by the existing brick pilasters.
Proposed
PROPOSED SUNSHADE
STRUCTURE
EXISTING MASONRY WALL
STRUCTURE BOLTED TO
EXISTING WALL
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Partial Roof Plan | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
Seckner Alley
Walnut Street
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
Partial Structural Plan | 320 Walnut Street | One Line Studio & Xan Creative | 17 March 2015
Structural framing plan prepared by Weeks and Associates
Seckner Alley
Walnut Street
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Attachment: 15-0317_Landmark Submittal (3046 : 320 Walnut Street, Proposed Shade Structure)
1ine studio 6900 East Belleview Avenue, Suite 350|Greenwood Village, CO 80111|p: 303.437.7712|e: politis.onelinestudio@gmail.com 1
One Line Studio LLC
6900 East Belleview Ave. Suite 350
Greenwood Village, CO 80111
30 March 2015
Landmark Commission
City of Fort Collins
Project: 320 Walnut Street, Fort Collins, Colorado – Proposed Shade Structure
Dear members of the Landmark Commission and city staff,
We greatly appreciate the opportunity to continue working with the Landmark Commission
following our experience nearly a year ago. Since the Landmark Commission’s approval of
the design submittal for 320 Walnut Street in 2014, the building has been improved and we
now have an active district destination that maintains the original character of the brick
building and compliments the existing urban fabric included in the historic district of old
town Fort Collins.
Last spring, when we began the Landmark review process we initially proposed a shade
structure for the rooftop patio. During the Concept review meeting with the Landmark
Commission, the proposed shade structure was received favorably, however more detail
was requested. Following the initial meeting we realized that due to the project schedule,
we were unable to provide the necessary details in a timely manner. In a follow up
conversation with Josh Weinberg, we elected to take the shade structure out of the final
submittal, with the understanding that it would be submitted at a later time.
Since then, we have worked through the structural design with Weeks and Associates in Fort
Collins and have come to a solution that will provide shade to the rooftop patio while
maintaining the unique historic character of the original building below. Our project goals
remain unchanged; preserving the built environment and the character built upon
generations of development is essential to establishing a sense of place. As a sustainable
practice, the reuse and adaptation of historical elements equates to being respectful of the
local environment, being part of a community and being a good neighbor. At 320 Walnut
Street, the proposed design aims to:
Maintain the original character of the brick building.
Preserve the existing prominence and contributing character of the 1st floor exterior
façade on Walnut Street. Sequentially, all new structures should take a tributary
and/or background role in terms of visual presence.
Establish an active district destination by providing shade to a rooftop patio that
compliments the existing structure and promotes a dynamic, urban environment
that will support the use of this historic structure and the surrounding district.
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Attachment: 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (3046 : 320 Walnut Street, Proposed
1ine studio 6900 East Belleview Avenue, Suite 350|Greenwood Village, CO 80111|p: 303.437.7712|e: politis.onelinestudio@gmail.com 2
We have prepared a project description describing the design and included a narrative
outlining compliance with the Secretary of the Interior’s Standards for Rehabilitation.
Additionally, we have included a stamped letter from Weeks and Associates describing the
proposed structural addition in detail. We appreciate the opportunity to submit
improvements to 320 Walnut Street for your review and request your approval to proceed
with the proposed design.
Respectfully,
Tim Politis, AIA, LEED AP
One Line Studio LLC
Project Description:
To complement the previously approved rooftop addition and patio, we are proposing a
shade structure to enhance the existing building uses and allow for more comfortable use of
the rooftop during periods of peak sunlight. The proposed shade structure will help to
activate the rooftop patio during daytime hours, and can promote activity along the
surrounding public ways including Walnut Street and Seckner Alley, overall enhancing the
vitality of the surrounding district.
The design of the roof top shade structure is intended to be minimal. Design features that
contribute to this goal include:
The proposed structure is setback 11’-10”from the primary façade and continues for
a distance of 18’-9 1/2” perpendicular to Walnut Street. The setback is intended to
allow the shade structure to serve a ‘background role’ that is secondary to the
primary street façade.
A single span beam extends nearly 50’-0” parallel to the Walnut Street façade,
serving to frame the historic structure below.
The proposed structure is to be painted dark bronze to match the existing rooftop
structure beyond. The dark bronze color contrasts the light golden brick color of the
historic structure below. Visually, the light brick color becomes foreground while the
dark colored roof top structure recedes into the background; thus, maintaining the
original hierarchy and primacy of the original street level façade.
The vertical supports align with the existing brick pilasters, maintaining the original
structural pattern and rhythm. Furthermore, the existing brick pilasters serve to
partially conceal the new vertical steel supports from view.
The vertical supports extend down from the existing top of parapet by a distance of
4’-0” to 6’-0.” As a result, the vertical supports are above the line of sight when
viewed down Seckner Alley.
The proposed through-bolts at the vertical supports are designed to have a minimal
impact to the existing brick structure. In the event that the roof top shade structure
were removed, the holes would be patched and repaired. The structural integrity
would not be impacted.
2.b
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Attachment: 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (3046 : 320 Walnut Street, Proposed
1ine studio 6900 East Belleview Avenue, Suite 350|Greenwood Village, CO 80111|p: 303.437.7712|e: politis.onelinestudio@gmail.com 3
Moreover, the new addition is differentiated from the older structure by use of
contemporary building materials including the use of contemporary steel members
to contrast the older structure.
While essential to the function of the proposed restaurant, the design of the new rooftop
shade structure minimizes its impact to the existing building.
The following criteria and responses are referenced from the Secretary of the Interior’s
Standards for Rehabilitation:
1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces, and spatial relationships.
Response: The proposed design maintains the existing brick features, spatial relationships
and features of the original design. As part of the existing improvements, openings that had
previously been covered have been restored.
The proposed roof top shade structure is setback from the street by nearly 11’-10” and takes
a background role in regard to visual hierarchy. This is further enhanced by the proposed
colors. The proposed dark bronze shade structure recedes into the background matching
the existing rooftop structure beyond. In contrast, the historic brick façade is drawn to the
foreground with its light colored golden brick pattern. When viewed from street level, the
historic facade maintains its hierarchical significance and distinct character.
2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces, and spatial relationships that
characterize a property will be avoided.
Response: The proposed design preserves the existing materials and maintains existing
relationships.
3. Each property will be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural
features or elements from other historic properties, will not be undertaken.
Response: The new rooftop shade structure is to match the previously approved rooftop
addition in color and appearance. The previously approved rooftop addition uses
contemporary materials such as standing seam metal panels to contrast the older structure
using a dark bronze tone in lieu of the light golden color of the historic façade. The
proposed shade structure will use contemporary steel members and will be painted to
match the dark bronze color. The proposed design does not create a false sense of
historical development; rather, it builds upon the character of the existing building.
2.b
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Attachment: 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (3046 : 320 Walnut Street, Proposed
1ine studio 6900 East Belleview Avenue, Suite 350|Greenwood Village, CO 80111|p: 303.437.7712|e: politis.onelinestudio@gmail.com 4
4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
Response: Noted. The proposed shade structure will not be impacting the existing building
features.
5. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
Response: The evident craft most pronounced in the existing structure’s brick detailing, is to
be maintained as is. The proposed roof top shade structure is meant to be minimal in
nature, framing the character and features of the prominent street level façade below.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the
old in design, color, texture, and, where possible, materials. Replacement of missing
features will be substantiated by documentary and physical evidence.
Response: Noted. At this time, we do not anticipate that the proposed shade structure will
impact any of the existing building features.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest
means possible. Treatments that cause damage to historic materials will not be used.
Response: Noted.
8. Archeological resources will be protected and preserved in place. If such resources must
be disturbed, mitigation measures will be undertaken.
Response: Not applicable.
9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work
shall be differentiated from the old and will be compatible with the historic materials,
features, size, scale and proportion, and massing to protect the integrity of the property and
its environment.
Response: To activate the building and the surrounding public ways, a rooftop addition
and patio is desired. In consideration of the design criteria, the contemporary addition will
be set back from the primary façade on Walnut. The goal is to minimize visibility of the new
structure from Walnut Street and the surrounding alleys. Moreover, the new addition is
differentiated from the older structure by use of contemporary building materials including
the use of contemporary steel members, the subtle coloring of the shading material and the
proposed dark bronze paint color to contrast the older structure.
As a special note, the new structure is intended to extend from the top of the existing
parapet down the existing walls for a length of up to 6 feet. This places the structure above
one’s eye level when walking along Seckner Alley. Furthermore, the new vertical structure is
positioned in the corner pocket of the existing brick pilasters. Together, these proposed
2.b
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Attachment: 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (3046 : 320 Walnut Street, Proposed
1ine studio 6900 East Belleview Avenue, Suite 350|Greenwood Village, CO 80111|p: 303.437.7712|e: politis.onelinestudio@gmail.com 5
design features minimize the presence of the structure to maintain the distinguished
character of the original brick building.
10. New additions and adjacent or related new construction will be undertaken in a such a
manner that, if removed in the future, the essential form and integrity of the historic property
and its environment would be unimpaired.
Response: Noted. Being set back from the parapet and concealed from view, should the
proposed roof top shade structure be removed, the essential form and integrity of the
historic property and its environment would be unimpaired.
2.b
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Attachment: 15-0330_320 Walnut Street - Landmark Commission Submittal - Proposed Shade Structure (3046 : 320 Walnut Street, Proposed
2.c
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Attachment: Weeks & Associates - Shade Structure Summary (3046 : 320 Walnut Street, Proposed Shade Structure)
Agenda Item 3
Item # 3 Page 1
STAFF REPORT April 8, 2015
Landmark Preservation Commission
PROJECT NAME
508 REMINGTON STREET - CONCEPTUAL AND FINAL DESIGN REVIEW
STAFF
Karen McWilliams, Historic Preservation Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: The 508 Remington Street property was designated as a Fort Collins
Landmark on November 18, 2014, under Standard C, Design/Construction.
The applicant has identified changes to earlier plans, which he would like to
present to the Commission. As the property is designated, the Commission
has Final Design Review authority on any exterior alterations to the building
and site.
APPLICANT: James MacDowell
OWNER: James MacDowell
EXECUTIVE SUMMARY
AUTHORITY: The 508 Remington Street property was designated as a Fort Collins Landmark on November 18,
2014, with Council’s adoption of Ordinance No. 162, 2014. The property was recognized for its high degree of
integrity combined with its significance to the community under Standard C, Design/Construction. The nomination
notes the building’s “…architectural merits as an exceptionally detailed, well-preserved example of a Queen Anne
style residence, with especially noteworthy [and] very intricate, brickwork.”
PROJECT: Prior to the property’s designation, the Commission held a Preliminary State Tax Credit review at its
August 27, 2014 Work Session, at which time it heard detailed information on the proposed rehabilitation of the
building. The work is well underway. The owner, James MacDowell, has identified the following changes he
would like to discuss with the Commission. As the property is now designated, the Commission has Final Design
Review authority on any exterior alterations to the building and site. Once the project is completed, the owner will
be submitting an application for State Tax Credits for both the exterior and interior work. Interior alterations may be
reviewed by the Commission for compliance with the Secretary of the Interior Standards for potential State Tax
Credit funding.
Changes to earlier plans:
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas (interior)
Proposal: continue privacy fence on north lot line
COMMISSION ACTION and REVIEW CRITERIA: If the Commission finds that sufficient information has been
presented, it may adopt a motion to consider the request as a Final Design Review. The applicable criteria for
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Agenda Item 3
Item # 3 Page 2
Design Reviews of designated landmark properties is Municipal Code Section 14-48, “Approval of Proposed
Work,” which includes the Secretary of the Interior’s Standards for Rehabilitation. The Commission would then
review each change to the exterior of the building, and determine if all, some, or none of the alterations meet the
Standards in Section 14-48, and should adopt a motion to this effect.
The proposed change to the interior of the building does not require Commission action; however, as the item is
likely to come before the Commission later, as part of a State Tax Credit application, it would be very beneficial to
the applicant to have a discussion regarding its meeting, or not meeting, the Secretary of the Interior’s Standards
for Rehabilitation.
Sec. 14-48. Approval of proposed work.
In determining the decision to be made concerning the issuance of a report of acceptability, the Commission shall
consider the following criteria:
(1) The effect of the proposed work upon the general historical and/or architectural character of the landmark
or landmark district;
(2) The architectural style, arrangement, texture and materials of existing and proposed improvements, and
their relation to the sites, structures and objects in the district;
(3) The effects of the proposed work in creating, changing or destroying the exterior characteristics of the site,
structure or object upon which such work is to be done;
(4) The effect of the proposed work upon the protection, enhancement, perpetuation and use of the landmark
or landmark district;
(5) The extent to which the proposed work meets the standards of the city and the United States Secretary of
the Interior then in effect for the preservation, reconstruction, restoration or rehabilitation of historic
resources.
The Secretary of the Interior’s Standards for Rehabilitation:
1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the
defining characteristics of the building and its site and environment.
2. The historic character of a property shall be retained and preserved. The removal of historic materials or
alteration of features and spaces that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false
sense of historical development, such as adding conjectural features or architectural elements from other
buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance in their own right
shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a
property shall be preserved.
6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration
requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and
other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated
by documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be
used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means
possible.
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Agenda Item 3
Item # 3 Page 3
8. Significant archeological resources affected by a project shall be protected and preserved. If such resources
must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic materials that
characterize the property. The new work shall be differentiated from the old and shall be compatible with the
massing, size, scale, and architectural features to protect the historic integrity of the property and its
environment.
10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed
in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
ATTACHMENTS
1. 508 Remington _ Proposed exterior modifications _ 2015-04-07 (PDF)
2. 508 Remington _ basement stairwell plans (PDF)
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Proposal for exterior
modifications; update on
progress to date
508 Remington St.
Fort Collins, CO 80524
April 07, 2015
3.a
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 1
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 2
Proposal: reverse direction of basement
entry stair
Context:
• LPC previously approved conversion of existing window
well on east side of building to new basement entry stair
• Prior proposal was to have the stairs exit towards the east
• After further review and discussion with contractors, believe
better approach will be to have stairs exit towards the west
Rationales:
• More natural entry path to basement unit – entry from street
without having to “double back”
• Improved aesthetic experience, safety and security vs.
entry/exit via closed-in corner
• Increased natural light to basement unit
Proposal:
• Have basement entry exit westward rather than eastward,
with entry stairwell terminating east of westward building
edge
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 3
Picture: existing window well / site of
planned basement entry stair
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 4
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 5
Proposal: close off west exterior doorway
on addition
Rationales:
• Create additional wall space in main floor kitchen to add
storage / cabinetry
• [In conjunction with adding sliding door at east end of
kitchen]: Create better foot traffic flow in main floor unit,
give unit direct / restricted access to back yard
Proposal:
• Remove entry door, replace with monolithic infill, frame,
insulate, and enclose from interior as rear wall of added
storage closet
– Option: retain existing door (remove screen door),
permanently close and weatherseal, blank out glass from
interior, frame, insulate, and enclose from interior as rear
wall of added storage closet
• Remove stoop and handrail, clean off deteriorated concrete
affixed to original foundation
• Add planting in place of existing stoop to obscure visibility
of former doorway
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 6
Picture: current entry door at west
elevation of addition (1 of 2)
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 7
Picture: current entry door at west
elevation of addition (2 of 2)
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 8
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 9
Proposal: add entry door and deck on east
elevation of addition
Rationales:
• Create better foot traffic flow in main floor unit, give unit
direct / restricted access to back yard
• [In conjunction with closing off existing kitchen entry door]:
Create additional wall space in main floor kitchen to add
storage / cabinetry
Proposal:
• Build a ~6’ D x 8’x W deck at east end of addition; pressure-
treated pine posts, framing and balusters, composite
decking and top rail; stairs descending eastward to yard on
north end
• Replace existing 36” W x 48” H grid/pane window with 60”
W x 80” H sliding patio door with interior grid
– Option: use French door instead. Note that in-swing will
conflict with outswing bathroom entry door; out-swing will
reduce usable deck area by ~50% and conflict with stair
access
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 10
Picture: east elevation of addition
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 11
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 12
Proposal: convert wood-burning fireplace
to gas
Rationales:
• Fireplace is currently unsafe to use, as firebox and
flue were unprofessionally relined; lining is cracked
and deteriorating
• Long-term intention is to hold (triplex) property as a
rental; accordingly have a strong preference to not
leave a wood-burning facility in place
Proposal:
• Install a Fireplace Xtrordinair 31DVl direct vent gas
insert with Black Metropolitan face, custom size black
surround and chimney liner kit.
– Note that due to dimensions of opening, there are
very limited options available without widening
opening and damaging tile surround
• Retain all existing features, with slight trim overlap
on existing tile surround
– Note that due to dimensions of opening, there would
be matte-black trim plates above and below insert
• Exterior vent cap design to be approved by Historic /
LPC
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 13
Picture: existing fireplace
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 14
Picture: proposed gas insert
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 15
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
Packet Pg. 44
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 16
Proposal: continue privacy fence on north
lot line
Rationales:
• High traffic on alley adjacent to north lot line from
adjacent apartment building, with accompanying
noise and trash
• Bedroom windows face alley, creating both a noise
and security issue
Proposal:
• Continue existing privacy fence on north lot line
towards street
• Stop short of westward building edge, turn south into
building (into large low-feature area on exterior of
interior stairwell)
• No attachment to building
• Stained cedar construction, 3.5” pickets, to match
existing
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 17
Picture: lot line, existing privacy fence
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 18
Picture: planned terminus of privacy fence
continuation
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 19
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
Packet Pg. 48
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 20
Upstairs kitchen
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 21
Upstairs kitchen: before
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 22
Upstairs kitchen: comments on changes
vs. original proposal
• Change in layout – vs. original peninsula
proposal, went with a galley design to maximize
floor space (driven by lack of a true living/family
room area)
• Correction to cabinetry proposal – original
proposal was an (erroneous) copy-paste of
downstairs kitchen proposal. Upstairs kitchen
lacked any true existing cabinetry to “match” –
rather was simply recent 2x4 & plywood
construction, with a single cabinet door with
basic recent-manufacture pull. Replaced with
wood cabinetry throughout, pulls TBD.
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 23
Upstairs bedrooms
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 24
Upstairs bathroom – picture #1
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 25
Upstairs bathroom – picture #2
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 26
Grounds: recovered 24” W flagstone slabs
Recovered from around property, some previously in use, some
buried ~6-12” deep
Will be used to create walkway from front sidewalk to rear
parking area
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 27
Northeast entry stairs / deck
Existing entry stairs / deck were severely deteriorated and
unsafe for use. Replicating existing materials (untreated pine)
would not have resulted in a durable replacement.
Replaced with new entry stairs/deck; cedar frame, post, &
balusters, composite decking and top rail; free-standing, not
affixed to building. In-process grading work will cover forms.
Ran replacement deck to currently closed-off exterior door to
create option to restore exterior door in future. Railings added
to code.
DETERIORATED STAIRS/DECK REPLACEMENT
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 28
Agenda
Proposal: reverse direction of basement entry stair
Proposal: close off W exterior doorway on addition
Proposal: add E entry door and deck on addition
Proposal: convert wood-burning fireplace to gas
Update: progress to date
Appendix: footprint; original scope of work
Proposal: continue privacy fence on north lot line
3.a
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 29
51
i
REMINGTON
PARKING
PARKING
PROPOSED
BASEMENT
STAIRWAY
PROPOSED
ENTRY DOOR
INFILL
PROPOSED
FENCE
EXTENSION
PROPOSED
DECK
PROPOSED
ENTRY DOOR
PROPOSED
ADDITIONAL
FENCE
S N
W
E
10'
Building footprint
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Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 30
Planned restorations and rehabilitations
1 of 8: Building exterior
Architectural
feature
Item
# Feature and its condition: Work/impact on feature:
Expected
cost Photo #(s)
Building
exterior
1 Painted brick, shingling
and trim; cream body and
purple and pink accents;
significantly deteriorated
in numerous areas.
Touch up exterior paint
where deteriorated.
Match existing paint
colors.
$1,300 Ex-all
2 Stairs/deck at NE corner of
building are recent
construction with painted
dimensional lumber;
severely deteriorated.
Replace with matching
design and materials.
$300 Ex-10
3 Gutters are half rounds
with flat edges, fastened
to the roof with wire, with
a painted finish. Severely
damaged, with extensive
rust; detached from
structure in some areas.
Repair/replace gutter &
downspout at NW and S
sides; add new gutter &
downspout at NE corner
to alleviate significant
seepage in basement NE
corner
$950 Ex-10, -13, -
14
4 Negative drainage on
north side of building;
contributes to seepage in
basement
Increase grade slope away
from building on north
side
$250 Ex-10, 11
5 Original foundation
masonry is deteriorated
Tuckpoint foundation
where required
$600 e.g. Ex-9
6 Windows on original
structure are primarily
508 Remington _ Proposed exterior modifications _ 2015-03-26 31
Planned restorations and rehabilitations
2 of 8: Building exterior
Architectural
feature
Item
# Feature and its condition: Work/impact on feature:
Expected
cost Photo #(s)
Building
exterior
7 [see previous entry] Install exterior-mount
storm/screen combination
windows
$3,200 (same)
8 Wood frame windowed
exterior doors. Carved
wood-frame screen doors
at front and balcony
entries. Simple wood
frame south screen door.
Weatherstrip exterior
doors (4)
$100 1-3, 14, 33
(continues
on next
page)
9 Two-layer composite
shingle over shake. Two
exterior chimneys at south
and east sides; interior
chimney centered ~6' west
of east chimney. 3" black
waste vent stack on west
slope of south gable. 4"
white waste vent stack on
east slope of east roof. 4"
vent hood, painted to
match body, on east wall
of 1965 addition.
Add three gooseneck roof
vents in black finish, on
east slope of south gable,
for 2nd floor laundry,
bath, and kitchen
Add two gooseneck roof
vents in black finish, on
north slope of east gable
roof, for 1st floor kitchen
and north bath
$850 Ex-4B
10 Double-wall painted brick
walls on sandstone block
foundation
Add two vent hoods
finished to match exterior
body, to east of north
footprint projection
through north first floor
brick, for first floor laundry
508 Remington _ Proposed exterior modifications _ 2015-03-26 32
Planned restorations and rehabilitations
3 of 8: Building exterior
Architectural
feature
Item
# Feature and its condition: Work/impact on feature:
Expected
cost Photo #(s)
Building
exterior
14 Single exterior electric
meter and panel mounted
to east wall
Replace with triple
meter/interrupt stack
serving interior panels;
use existing penetrations;
affix into masonry joints.
(incl. in
#14)
Ex-8, 9
15 Single exterior gas meter
at NW corner of property.
Separate 1st/2nd floor gas
service; add new exterior
meter at existing location
(incl. in
#16)
Ex-10, -13, -
14
(continues
on next
page)
16 Original 30" opening into
basement on south side;
wood casement window,
treated timber window
well.
Basement stairwell/entry
at east side appears to
have been cut into
original sandstone
foundation wall below
existing window/header.
Simple wood post frame,
with corrugated plastic
roof, covers concrete
stairs.
Window over basement
stair opens into planned
north floor shower space;
currently has deteriorated
frame, single plastic
pane.
Reconfigure basement
access to support
basement finish as
separate living unit.
Convert south window
508 Remington _ Proposed exterior modifications _ 2015-03-26 33
Planned restorations and rehabilitations
4 of 8: General interior excluding basement finish
Architectural
feature
Item
# Description of work
Expected
cost Photo #(s)
General
interior
excluding
basement
finish
15 Electrical
• Upgrade existing single family 150A service to 3x
multi-family 150A service
• Replace existing panel/meter with single triple -
meter/interrupt stack serving interior panels
• Install interior panels within each unit; reroute
wiring as required
• Add additional dedicated circuits and GFI outlets
• Add 220v outlets at 1st/2nd floor laundry locations
• Rewire 1st floor bathrooms, replace lighting/fans
• Add individual-thermostat baseboard heaters in
first floor bedrooms & baths for target heating
$12,300
incl. City
of Fort
Collins
Utilities
service
upgrade
cost
1-2, 5, 8, 31
16 HVAC
• Replace corroded venting
• Replace basement supply runs with low profile
ducting to increase head height
• Add supply to 1st floor northwest bedroom
• Add return from 1st floor northeast bedroom
• General tuning of duct airflow to increase efficiency
• Switch supply and returns for 1st floor northwest
bedroom from 2nd floor system to 1st floor system
• Inspect and service furnaces
$1,600 B-3, 4, 5, 6
17 Plumbing
• Replace old galvanized waste lines
• Replace supply lines where required
• Add laundry supply and waste connections in 1st
floor hall closet area and 2nd floor bath; relocate
2nd floor bathroom sink
• Replumb 1st floor northeast bathroom
• Remove 1st floor northeast kitchen connections
• Replace gas hot water heater – 50 gal (1st floor)
• Add new gas hot water heater – 40 gal (2nd floor)
• Replace / reroute gas lines for separated service
$7,200
B-1
1-1, 5, 6, 28,
508 Remington _ Proposed exterior modifications _ 2015-03-26 34
Planned restorations and rehabilitations
5 of 8: General interior excluding basement finish (cont.)
Architectural
feature
Item
# Description of work
Expected
cost Photo #(s)
(cont.)
General
interior
excluding
basement
finish
20 Insulation
• Blow in cellulose in attics to R-38 including pony
walls and coffers
• Blow in cellulose in ceilings / floor joists for thermal
insulation and noise reduction
• Frame and insulate basement walls with open-cell
foam to R-15 (framing cost incl. in basement finish)
• Insulate crawl space to R-19, including pre-laid
french drains, vapor barrier, perimeter insulation,
and batting in joists
$3,800 n/a
21 Whole house attic exhaust fan
• Install whole house attic exhaust fan in (2nd floor)
ceiling of front entry stairwell
• Convert glass above 2nd floor entry into louvered
adjustable pass-through vent
• Install louvered adjustable pass-through vent at top
of wall to west of 1st floor main entry
$2,600 1-18
2-1
22 Fireplace / chimneys
• Connect damper and service 1st floor fireplace
• Reline eastern exterior chimney, add interior wood
stove on eastern wall of 1st floor dining room
$4,700
Ex-1, 7
1-15, 21
23 Plaster walls and ceilings
• Repair cracks, holes and damage in walls/ceilings
• Retexture patches to match smooth finish
• Box in exposed ducting adjacent to main floor
fireplace, plaster to match, match base trim
$7,100 1-3, 4, 17,
22, 24B, 26
24 Paint
• Repaint interior walls and ceilings where required
• Repaint doors and trim where paint deteriorating
$3,400
1-all
2-all
25 Flooring
• Restore original wood floors on 1st floor
• Carpet 2nd floor bedrooms with extra thick pad for
sound reduction
• Carpet stairs/landing to 2nd floor for sound
508 Remington _ Proposed exterior modifications _ 2015-03-26 35
Planned restorations and rehabilitations
6 of 8: Baths excluding basement finish
Architectural
feature
Item
# Description of work
Expected
cost Photo #(s)
Baths
excluding
basement
finish
26 Reconfigure and rehabilitate 1st floor northeast
bathroom
• Close floor void opening to basement
• Lower height of east space (former stairwell) floor
to same height as original construction
• Frame in wall separating planned closet (north) and
bath (south) areas
• Relocate attic hatch to north
• Fir out and insulate perimeter walls with rigid
insulation
• Install shower over former floor void; replace
Plexiglas window with acrylic block
• Install new sink and faucet in prior shower location
• Replace toilet with high efficiency
• Install tile shower surround and flooring
• Move doorway to north to provide navigable
walkway to toilet and shower; add 30" pocket door
• Drop ceiling, laminate walls with moisture-damage-
resistant drywall; texture to match predominate
plaster and lathe smooth finish
$5,900 1-5
27 Rehabilitate1st floor southeast bathroom
• Replace toilet with high efficiency
• Remove tub and replace with shower pan and tile
surround
• Install shelving in space created by tub conversion
to shower
• Replace sink and faucet
• New tile flooring
$2,900 1-31
28 Reconfigure and rehabilitate 2nd floor bathroom
• Relocate sink location to accommodate laundry
connections; replace sink and faucet
• Replace toilet with high efficiency
• Take existing shower surround framing to ceiling to
accommodate laundry venting chase; install
shelving and cupboards adjacent to / above laundry
bay
• Install tile shower surround and vinyl flooring
$2,100 2-9, 10, 11
SUBTOTAL: BATHS EXCLUDING BASEMENT FINISH $10,900
3.a
Packet Pg. 64
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 36
Planned restorations and rehabilitations
7 of 8: Kitchens excluding basement finish
Architectural
feature
Item
# Description of work
Expected
cost Photo #(s)
Kitchens
excluding
basement
finish
29 Rehabilitate first floor kitchen
• Extend cabinets along north and east walls
– Relocate refrigerator to west wall
– Add new 36" base cabinet and wall cabinet on
east wall from south edge
– Add new stove bay at 45° angle at northeast
corner; above stove at 45° add new 30" wall
bridge cabinet above built-in microwave /
range hood (with venting to exterior); add new
15" wall cabinet to west of corner
– Add dishwasher bay to right of existing sink
– Refurbish existing built in cabinets
– Fabricate doors on new cabinets to match
existing; replace / add matching pulls
• Add new granite tile countertops with epoxy grout
and wood edging
• Replace sink, add garbage disposal
• Upgrade lighting
• Restored wood floors (incl. in general interior)
$4,100 1-28, 29
30 Rehabilitate second floor kitchen
• Remove existing floor cabinets
• Add new peninsula running north from south wall
– Add refrigerator bay with overhead cabinet at
south wall, with top of overhead cabinet
meeting bottom coffer line; provides chase for
peninsula electric connections
– Add electric range bay to north of refrigerator
bay, separated by 6" countertop / tray bay
– Add 36" base cabinet to north of range bay
– Add breakfast bar on west side on peninsula
– Fabricate doors on new cabinets to match
existing; replace / add matching pulls
• Add dishwasher bay to left of sink
• Add new granite tile countertops with epoxy grout
and wood edging
• Replace sink, add garbage disposal
• Upgrade lighting
• High-durability laminate plank flooring (incl. in
general interior)
$2,800 2-4
SUBTOTAL: KITCHENS EXCLUDING BASEMENT FINISH $6,900
3.a
Packet Pg. 65
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
508 Remington _ Proposed exterior modifications _ 2015-03-26 37
Planned restorations and rehabilitations
8 of 8: Basement finish
Architectural
feature
Item
# Description of work
Expected
cost Photo #(s)
Basement
finish
31 Remove ash pit (engineer already consulted to confirm
non-load-bearing) $150 B-3, 6
32 Fir out and insulate basement perimeter walls (incl. in
general interior) n/a B-all
33 Sandblast and seal existing interior (foundation) walls $800 B-2
34 Frame interior walls: full bath, laundry closet off bath,
hall, bedroom closet, mechanicals (existing walls
otherwise sufficient)
$2,800 B-4, 7
35 Kitchen base and wall cabinets and countertops $3,700 B-8
36 Electric wiring and lighting to code $2,600 B-all
37 Electric baseboard heat and water heater $3,300 B-all
38 Bathroom fan and laundry venting through CMU
foundation via crawlspace $700
39 Plumb bathroom and kitchen; run new supply lines, use
existing waste lines $1,900 B-7, 8
40 Plumb laundry closet, incl. trenching floor for new direct
connection to 3" waste line and repouring concrete $1,200 B-7
41 Three pre-hung doors and framing $900 n/a
42 Drywall, interior trim, and painting $6,400 B-all
43 Flooring: carpet in bedroom, tile in bathroom and
laundry closet, high-durability laminate plank elsewhere $3,300 n/a
SUBTOTAL: BASEMENT FINISH $27,750
3.a
Packet Pg. 66
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
3.b
Packet Pg. 67
Attachment: 508 Remington _ basement stairwell plans (3052 : 508 Remington Street - Conceptual and Final Design Review)
3.b
Packet Pg. 68
Attachment: 508 Remington _ basement stairwell plans (3052 : 508 Remington Street - Conceptual and Final Design Review)
3.b
Packet Pg. 69
Attachment: 508 Remington _ basement stairwell plans (3052 : 508 Remington Street - Conceptual and Final Design Review)
3.b
Packet Pg. 70
Attachment: 508 Remington _ basement stairwell plans (3052 : 508 Remington Street - Conceptual and Final Design Review)
reduction
• Install new high-durability laminate plank flooring
on 2nd floor common areas, including over existing
glued-down materials; install over leveling & sound-
reducing underlayment
$5,900
1-all
2-all
SUBTOTAL: GENERAL INTERIOR EXCLUDING BASEMENT FINISH $56,400
3.a
Packet Pg. 63
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
31
2-4, 10, 11,
12
18 Replace water supply line from curb stop to building to
correct insufficient water pressure $7,000 n/a
(continues
on next
page)
19 Convert 1st floor northeast corner kitchen to bedroom
• Remove kitchen, incl. shelving and cabinets
• Close hole in south wall, restore wainscoting
$800 1-1, 4
3.a
Packet Pg. 62
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
well into entry stairs and
door into basement living
area. Add stone stairwell
with grating steps and
french drain, black pipe-
framed metal panel roof
with muted roof panel
paint. Widen opening, add
36" screen door and full-
length glass fiberglass
entry door.
Convert east basement
stairwell into egress for
basement bedroom, with
vinyl double-hung window
and treated timber
window well.
Rehabilitate window
above basement stair with
acryllic block.
$6,800 Ex-2, 3, 4A,
5
Ex-7, 8
SUBTOTAL: BUILDING EXTERIOR $16,700
3.a
Packet Pg. 61
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
and basement kitchen
$350 Ex-10, 11
11 1965 addition: concrete
masonry unit foundation
enclosing a crawl space
Add vent hoods for
basement laundry and
bath on east face of SE
CMU foundation wall
$350 Ex-7
13 Single pane dormer
windows at east and west
gables.
Convert windows to
louvered shutter vents to
allow use of whole-house
attic exhaust fan
$150 Ex-1, 7
3.a
Packet Pg. 60
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design
one-over-one double
hung, with
counterweighted sashes.
Counterweights
attachment lines have
broken in all but a few
instances. Window fit has
deteriorated and sealing is
generally poor.
Retain original windows,
restore operability
• Remove interior
stops, clean and
deburr sashes and
side jambs for
smooth operation
• Create access panels
in side jambs to
access counterweight
balances.
• Retain hardware
wherever possible,
replace where
missing / damaged.
• Weather seal, replace
/ reinstall stops
$1,850 Ex-1, 9, 11,
12
1-2, 8, 13,
16, 27, (S
window)
2-9, 13, 16,
(W window)
3.a
Packet Pg. 59
Attachment: 508 Remington _ Proposed exterior modifications _ 2015-04-07 (3052 : 508 Remington Street - Conceptual and Final Design