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HomeMy WebLinkAbout08/16/2017 - Landmark Preservation Commission - Agenda - Regular MeetingMeg Dunn, Chair City Council Chambers Per Hogestad, Vice Chair City Hall West Doug Ernest 300 Laporte Avenue Bud Frick Fort Collins, Colorado Kristin Gensmer Dave Lingle Mollie Simpson Alexandra Wallace Belinda Zink 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. Video of the meeting will be broadcast at 1:30 p.m. the following day through the Comcast cable system on Channel 14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php. Regular Meeting August 16, 2017 5:30 PM • CALL TO ORDER • ROLL CALL • AGENDA REVIEW o Staff Review of Agenda o Consent Agenda Review This Review provides an opportunity for the Commission and citizens to pull items from the Consent Agenda. Anyone may request an item on this calendar be “pulled” off the Consent Agenda and considered separately.  Commission-pulled Consent Agenda items will be considered before Discussion Items.  Citizen-pulled Consent Agenda items will be considered after Discussion Items. • STAFF REPORTS • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Landmark Preservation Commission • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE JULY 19, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the July 19, 2017 regular meeting of the Landmark Preservation Commission. 2. ADOPTION OF THE LPC 2018 WORK PLAN The purpose of this item is to adopt the LPC 2018 work plan. • CONSENT CALENDAR FOLLOW-UP This is an opportunity for Commission members to comment on items adopted or approved on the Consent Calendar. • PULLED FROM CONSENT Any agenda items pulled from the Consent Calendar by a Commission member, or member of the public, will be discussed at this time. • DISCUSSION AGENDA 3. LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE PROJECT DESCRIPTION: The purpose of this item is to consider the application for landmark designation for the McCarty/Sheely/Dreher Property, located at 1300 West Mountain Avenue APPLICANT: Anthony and Heather McNeill, Owners 4. 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW PROJECT DESCRIPTION: This is a request for conceptual design review of The Harden House at 227 Wood Street, designated as a Fort Collins landmark in 1999. The proposed work includes removal of a double hung window on the north elevation, demolition of an existing rear porch (undated, historic), addition on the northwest corner of the residence that spans the rear elevation, addition of a skylight, and addition of a deck. The applicants have presented two design options for conceptual review. APPLICANT: Gordon Winner, owner Heidi Shuff, architect • OTHER BUSINESS • ADJOURNMENT The Consent Agenda is intended to allow the Commission to spend its time and energy on the important items on a lengthy agenda. Staff recommends approval of the Consent Agenda. Anyone may request an item on this calendar to be "pulled" off the Consent Agenda and considered separately. Agenda items pulled from the Consent Agenda will be considered separately under Pulled Consent Items. Items remaining on the Consent Agenda will be approved by Commission with one vote. The Consent Agenda consists of: ● Approval of Minutes ● Items of no perceived controversy ● Routine administrative actions Roll Call & Voting Record Landmark Preservation Commission Date: 8-16-17 Roll Call Ernest Frick Gensmer Hogestad Lingle Simpson Wallace Zink Dunn Vote          - Consent Agenda Frick Gensmer Hogestad Lingle Simpson Wallace Zink Ernest Dunn Y Y Y Y Y Y Y Y Y 9:0 1300 W. Mountain Landmark Designation Gensmer Hogestad Lingle Simpson Wallace Zink Ernest Frick Dunn Y Y Y Y Y Y Y Y Y 9:0 8-16-17 Log of Packet Additions Landmark Preservation Commission Meeting Date: 8/16/17 Materials added or updated in the agenda packet between the 8/9/17 work session & the hearing: Item # Item Name Description of addition/change 2 Adoption of LPC 2018 Work Plan 2018 Work Plan crafted by the Commission at the work session 3 1300 W Mountain Landmark Designation See updated staff report for listing of changes and additions. 4 227 Wood Street Conceptual Design Review See updated staff report for listing of changes and additions. Materials submitted at, or just prior to, the hearing: (These items will be added to the final post-hearing packet, and hard copy meeting record.) Item & Exhibit # Item Name Description of addition/change 4-1 227 Wood Street Conceptual Design Review Applicant Presentation Agenda Item 1 Item # 1 Page 1 AGENDA ITEM SUMMARY August 16, 2017 Landmark Preservation Commission STAFF Gretchen Schiager, Administrative Assistant SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF THE JULY 19, 2017 REGULAR MEETING. EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the July 19, 2017 regular meeting of the Landmark Preservation Commission. ATTACHMENTS 1. LPC July 19, 2017 Minutes - DRAFT (PDF) 1 Packet Pg. 3 City of Fort Collins Page 1 July 19, 2017 Meg Dunn, Chair City Council Chambers Per Hogestad, Vice Chair City Hall West Doug Ernest 300 Laporte Avenue Bud Frick Fort Collins, Colorado Kristin Gensmer Dave Lingle Mollie Simpson Alexandra Wallace Belinda Zink 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. Video of the meeting will be broadcast at 1:30 p.m. the following day through the Comcast cable system on Channel 14 or 881 (HD). Please visit http://www.fcgov.com/fctv/ for the daily cable schedule. The video will also be available for later viewing on demand here: http://www.fcgov.com/fctv/video-archive.php. Regular Meeting July 19, 2017 Minutes • CALL TO ORDER Acting Chair Ernest called the meeting to order at 5:30 p.m. • ROLL CALL PRESENT: Zink, Wallace, Gensmer, Lingle, Ernest ABSENT: Frick, Simpson, Dunn, Hogestad STAFF: McWilliams, Bumgarner, Yatabe, Schiager • AGENDA REVIEW No changes to posted agenda. • STAFF REPORTS None. • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. Landmark Preservation Commission 1.a Packet Pg. 4 Attachment: LPC July 19, 2017 Minutes - DRAFT (5830 : MINUTES OF JULY 19, 2017) City of Fort Collins Page 2 July 19, 2017 DISCUSSION AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE JUNE 21, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the June 21, 2017 regular meeting of the Landmark Preservation Commission. Ms. Wallace pointed out a typographical error, which will be corrected prior to distribution of the approved minutes. Ms. Zink moved that the Landmark Preservation Commission approve the minutes of the June 21, 2017 regular meeting. Mr. Lingle seconded. The motion passed 5-0. 2. 1201 WESTWARD DETERMINATION OF ELIGIBILITY APPEAL PROJECT DESCRIPTION: This item is to consider the appeal of the determination of eligibility for landmark designation of 1201 Westward Drive, which was considered eligible for its distinctive ranch style characteristics. APPLICANT: Sam Coutts, Ripley Design, Inc. [Secretary’s Note: Chair Dunn and Mr. Hogestad recused themselves from this item, having participated in the initial review of the property. They did not attend this meeting.] Ms. Gensmer stated that she was absent from the July 12th work session, but had reviewed the recording and packet and is prepared to participate. Acting Chair Ernest disclosed that he lives near this property, and is familiar with it in passing, but does not have a conflict. Staff Report Ms. Bumgarner presented the staff report, including the background and history of the property, its location and context, a summary of the project, an overview of the relevant codes and processes, and the role of the Commission. Applicant Presentation Mr. Coutts gave the Applicant presentation. He reviewed the basis for the appeal, referring to Code Section 14-5. He argued that the property is not significant and does not meet the criteria for exterior integrity. He pointed out the conflicting styles used within the property, noting that there were several renovations to the property, and that many materials are not original. He talked about the changes to the footprint and the roof pitch. He summarized by saying the property does not possess significance under Criterion C, nor does it possess exterior integrity. Public Input None Staff Response None Commission Questions and Comments Mr. Lingle asked whether Chair Dunn and the CDNS Director had the information about the additions at the time of the initial review. Ms. Bumgarner said they did not have that information. Mr. Lingle asked whether there were any historic photos showing the house before the additions were made. Mr. Coutts replied that their consultant was unable to find any historic photos. The information about the additions came from building permits, physical evidence, and testimony from the owner. Eric Fisher, the owner, stated he lived in the home when each all of the additions were made, and was familiar with them. Acting Chair Ernest asked about the process used to locate historic photos. Jason Marmor, historical consultant, stated that he had looked through the historic archives and assessor’s records and did not find any historic photos. He said the owner may have some photos. 1.a Packet Pg. 5 Attachment: LPC July 19, 2017 Minutes - DRAFT (5830 : MINUTES OF JULY 19, 2017) City of Fort Collins Page 3 July 19, 2017 Acting Chair Ernest asked a procedural question about next steps if the Commission were to overturn the decision of the Chair and Director. Mr. Yatabe explained Code Section 14-72 relating to demolition of structures not designated as historic landmarks. He said that if the Commission were to find the structure is not eligible, then the application would be approved. He also noted that this decision is also subject to appeal to City Council, by a party with standing. Mr. Lingle recalled a prior situation where the previous Chair recused himself after participating in the initial review, but sat in the audience and was available for questions. Mr. Lingle thought it was helpful to be able to ask what information had been considered in the decision, and whether that decision would have been different had all of the information been available at that time. He wondered whether the Director or Chair who made the initial decision could attend these appeals in the future. Mr. Yatabe said the Commission should be making their own determination, based on all of the information available, without regard for what the original decision was, our how it was decided. He added that it may be possible to have the Director attend these appeals, and that he would look into that. Acting Chair Ernest said he had participated in these reviews in the past, and acknowledged the difficulty of making these decisions with limited information available at the time. He pointed out the new information they have to work with in making their decision. Ms. Zink said that the alterations had been substantial, and were done in a way that blurred the boundaries between new and old, so that the integrity was lost. Mr. Lingle agreed that the integrity had been compromised significantly, specifically noting the 1971 addition on the front. Ms. Wallace said the fact that the field stone was not original severely diminishes the integrity. Ms. Gensmer commented that the information in the packet about the field stones, the roof pitch, and other aspects, demonstrates the lack of integrity. Acting Chair Ernest agreed with comments made by the other members, particularly regarding the changes to the roof pitch and the 1971 addition on the street elevation. He pointed out that the materials, design and workmanship have been compromised, impacting the feeling as well. He stated he was willing to entertain motion to overturn the original determination. Commission Deliberation Mr. Lingle moved that the Landmark Preservation Commission find 1201 Westward Drive not individually eligible as a Fort Collins landmark, overturning the decision on May 11, 2017 by the Director of Community Development and Neighborhood Services and the Chair of the Landmark Preservation Commission, finding that the property has significantly lost aspects of its exterior integrity. Ms. Gensmer seconded. The motion passed 5-0. • OTHER BUSINESS None • ADJOURNMENT Vice Chair Ernest adjourned the meeting at 6:11 p.m. Minutes respectfully submitted by Gretchen Schiager. Minutes approved by a vote of the Commission on __________. __________________________ Meg Dunn, Chair 1.a Packet Pg. 6 Attachment: LPC July 19, 2017 Minutes - DRAFT (5830 : MINUTES OF JULY 19, 2017) Agenda Item 2 Item # 2 Page 1 AGENDA ITEM SUMMARY August 16, 2017 Landmark Preservation Commission STAFF Karen McWilliams, Historic Preservation Planner SUBJECT ADOPTION OF THE LPC 2018 WORK PLAN EXECUTIVE SUMMARY The purpose of this item is to adopt the LPC 2018 work plan. The City Code requires all boards and commissions to file work plans on or before September 30 for the following year. The City Council will review the work plan for each board and commission in October and November, and the work plans typically take effect at the beginning of the year. The Commission should consider a motion for adoption of the 2018 work plan. The revised work plan crafted by the Commission at the August 9th work session is attached. ATTACHMENTS 1. LPC 2018 Work Plan (DOCX) 2 Packet Pg. 7 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services MEMORANDUM DATE: August 16, 2017 TO: Delynn Coldiron, Interim City Clerk FROM: Meg Dunn, Chair, Landmark Preservation Commission SUBJECT: Landmark Preservation Commission 2018 Work Plan The Landmark Preservation Commission at a Glance:  Established in 1968  Nine members, at least 40% of whom must hold professional expertise in the fields of historic preservation, architectural history, architecture, archaeology, or closely related fields  Makes recommendations to Council on Fort Collins Landmark designations  Makes recommendations to Decision Maker on compatibility of developments adjacent to historic properties  Final decision-maker on requests for alterations to Landmark structures, and determinations of eligibility for local landmark designation  Advises Council on the identification and significance of historic resources, threats to their preservation, and methods for their protection  Advises Council and staff with regard to policies, incentives and regulations for historic preservation. 2017 in Review: As the federal Certified Local Government entity for Fort Collins, the Landmark Preservation Commission documents its activities for the National Park Service based upon the fiscal year. For fiscal year 2016- 2017 (July 1, 2016 through June 30, 2017) the Commission:  Presented "Friends of Preservation" Awards to four recipients: o City of Fort Collins Natural Areas Department for the Great Western Sugar Company Effluent Flume and Bridge; o Bohemian Companies for their outstanding rehabilitation of the Music District; and o Gordon "Hap" Hazard and Ron Sladek for their outstanding dedication to preserving local history and historic preservation  Reviewed eight alterations to designated properties;  Recommended local landmark designation for nine properties, and one National Register designation;  Provided ten recommendations to Decision Makers regarding the compatibility of development proposals in proximity to historic properties;  Generated $139,702 in historic rehabilitation work, by providing loans to nine projects: City landmark rehabilitation funds of $52,978 were matched by $86,724 in applicant funding. 2.a Packet Pg. 8 Attachment: LPC 2018 Work Plan (5843 : ADOPTION OF THE LPC 2018 WORK PLAN) Landmark Preservation Commission 2018 Work Program Page 2 - 2 -  Provided feedback on the Downtown Plan, the Old Town Neighborhoods Plan, and the Old Town Neighborhoods Design Guidelines; and oversaw the start of the Historic Preservation Code Review Process to be completed in 2018  Approved over $427,552 in work under Colorado’s State Tax Credits for Historic Preservation, providing the recipient with $50,000 in tax credits. 2018 Initiatives and Ongoing Projects: In 2018, the LPC will continue its ongoing programs and responsibilities, including providing financial incentives to eligible properties, recommending landmark designation, design review, providing recommendations to decision makers, and outreach including the Friend of Preservation Awards. The Commission has identified additional goals in 2018 to further align its strategic objectives with those of City Council: 1. Oversee the review of codes regarding historic preservation, identifying improvements and recommending appropriate code revisions. 2. Promote sustainable building practices and energy conservation measures through funding allocations and review processes. 3. Support Affordable Housing goals through Rehabilitation Loans and the Design Assistance Program, assisting low and moderate-income citizens with cost-effective repairs and improvements. 4. Encourage citizen appreciation of the value of Historic Preservation through the Friends of Preservation Awards and other publicity and outreach efforts. 5. Provide feedback on City Plan as it is updated in 2018, as well as on implementation of the Downtown Plan and Old Town Neighborhoods Plan Transition. 6. Commission members will ensure they remain current in historic preservation theory and practice by attending a professional training or conference in 2018. 7. Facilitate young professional career training by meeting with CSU students in Historic Preservation, Archeology, Construction Management, Heritage Tourism and other related fields of study. 8. Build capacity and increase productivity by identifying Historic Preservation projects that could be undertaken by individuals, CSU students, and interns. cc: Landmark Preservation Commission Members Councilman Bob Overbeck, Council Liaison Darin Atteberry, City Manager Laurie Kadrich, PDT Director Tom Leeson, CDNS Director Karen McWilliams, Historic Preservation Manager 2.a Packet Pg. 9 Attachment: LPC 2018 Work Plan (5843 : ADOPTION OF THE LPC 2018 WORK PLAN) Agenda Item 3 Item # 3 Page 1 STAFF REPORT August 16, 2017 Landmark Preservation Commission PROJECT NAME LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE STAFF Karen McWilliams, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: The purpose of this item is to consider the application for landmark designation for the McCarty/Sheely/Dreher Property, located at 1300 West Mountain Avenue APPLICANT: Anthony and Heather McNeill, Owners OWNER: Same RECOMMENDATION: Staff recommends adoption of a recommendation to Council for approval EXECUTIVE SUMMARY EXECUTIVE SUMMARY The McCarty/Sheely/Dreher Property is eligible for designation as a Fort Collins Landmark under Standard B, Persons/Groups, for its association with three prominent, twentieth-century Fort Collins citizens: Dr. Ira McCarty, Arthur C. Sheely, and Thomas F. Dreher; and under Standard C, Design/Construction, for its architectural significance as an excellent example of a Craftsman-style bungalow and for the outdoor fireplace constructed by Arthur Sheely. Significant historic resources consist of the Craftsman style brick residence, with brick planter boxes and details; the brick two-car garage; the wood-frame storage shed; and the interesting stone outdoor fireplace. Non-significant features include the backyard’s flagstone patio, brick and wood boundary fence, and landscaping. The owners of this property, Anthony and Heather McNeill, have submitted this application requesting consideration of the property for Fort Collins landmark designation. The McNeills wish to ensure the preservation of the property from significant exterior changes. COMMISSION ACTION Chapter 14 of the Municipal Code, Landmark Preservation, provides the process and standards for designation of a property as a Fort Collins Landmark. The Commission shall adopt a motion providing a recommendation to City Council. STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY The McCarty/Sheely/Dreher Property is eligible for designation as a Fort Collins Landmark under Standard B, for its association with three prominent, twentieth-century Fort Collins citizens: Dr. Ira McCarty, Arthur C. Sheely, and Thomas F. Dreher; and under Standard C, for its architectural significance as an excellent example of a Craftsman-style bungalow. 3 Packet Pg. 10 Agenda Item 3 Item # 3 Page 2 The significance of the property under Standard B is strongly supported by the contributions of McCarty, Sheely, and Dreher. McCarty was a prominent early dentist who was instrumental in the local professionalization of dentistry at the beginning of the twentieth century through his leadership in the Fort Collins Dental Society. He was also known for his association with the McCarty Barber Shop, a local business he started with his brother, Bert McCarty, which endured for more than a century. Sheely was the proprietor of the Sheely-Andrews Motor Company, a longstanding Chrysler-Plymouth dealership at 326-333 South College Avenue, and an influential member of the Republican Party at the local, state, and national levels. Sheely served as the Colorado Republican chairman in the 1940s and 1950s, co-chaired Dwight Eisenhower’s second presidential campaign in Colorado, and was a national Republican committeeman in the 1950s. In the 1960s, Sheely also served as President of the Colorado State Board of Agriculture, which governed the Colorado Agricultural College (now Colorado State University). Dreher was an owner, along with his three brothers, of the Dreher Pickle Company and served as its treasurer. Under his leadership from 1933 to 1965, the company expanded and thrived as a business that created a significant market for agricultural cash crops and employed many local residents in its plant operations and distribution network. The Dreher brothers also founded the original Jax Surplus business on North College Avenue as a side enterprise in 1955. The family operated the successful retail establishment until 1988, when they sold it to its current owner. The McCarty/Sheely/Dreher Property is also well supported for significance under Standard C. The 1923 property is an excellent example of a Craftsman-style brick bungalow with intact character-defining features, including a low-pitched, multi-gabled roof with an intersecting cross gable, wide overhanging eaves, wood shingles and knee braces under the gables, exposed shaped rafter tails, and bands of original 6-over-1 double hung windows. The brick material and its use in the home’s design are of particular note: the primary blonde brick is complemented by red brick with an unusual random tooled finish. The red brick is used to create contrasting brick window sills, caps on the porch and chimneys, and in detailing on the built-in planter boxes and corners of the building. Historic alterations, made by Art Sheely, include an enclosure of the east side of the offset, open front porch, construction of a garage and shed, and a rear bedroom addition on the northwest corner of the home. The home sits on a prominent corner parcel that contains the historic detached garage, constructed of the same blonde and red brick. A historically significant hand-built outdoor stone fireplace is featured beneath the shade of the mature evergreen trees in the back yard. The utilitarian work shed, with dutch lap wood siding and a corrugated shed roof, is also a historically significant resource and completes the suite of residential structures on the site. House: The one-story brick Craftsman bungalow is in excellent condition. It serves as an interesting local example of the Craftsman style, which emphasized comfort, utility, natural, earth-tone materials, and design supportive of natural daylighting. The primary building material is blonde brick laid in a running bond pattern with a soldier course at the top. A very unusual wire-cut red brick is used for contrast and detail. The red brick has a random tooled finish created with rope pressed into a raked face to create impressions that impart a “handmade” appearance. The residence demonstrates a number of original Craftsman design features, include wide overhanging eaves, exposed rafter tails with notches, decorative knee braces beneath the gables, and pairs and triplets of original 6-over-1 double hung windows. The porch originally wrapped around the southeast corner of the home, but in 1940 Sheely applied for a permit to enclose part of the front porch with “no change in house line.” An additional sun room alteration on the east elevation (construction date unknown, possibly part of the 1940 permit) is 8-by-27 feet and fenestrated with a series of 1-light fixed windows and clad with square-cut cedar shingles. It bumps out from the original façade about 20 inches. In 1995, owner Craig Schenk made some alterations to the sunroom and likely added the skylights at that time. A small, 6-by-7 foot porch on the rear (north) elevation is adjacent to a 7-by-14-foot rear bedroom addition that dates to 1931. The open porch configuration likely reflects modifications performed after the Sheelys owned the home. A 1946 permit pulled by the next owner, Oscar Tittman, was to “remodel the staircase,” and Carol Sheely remembers space for a breakfast nook off the kitchen on the rear that no longer exists. On the northeast corner of the house in the rear, a concrete stairwell with a metal pipe railing leads down to a basement entry door. Garage: In 1928, the McCartys built a brick garage on the northeast corner of the lot using the same blonde and red brick used to construct the house. This addition was typical for many residential properties of the era, to provide adequate space for a growing number of automobiles around the city. The Sheelys built the existing garage in 1941 using some of the original salvaged bricks. It is a 22-by-20 foot structure of blonde brick with a red brick base. A garage door on the east elevation allows entry from McKinley Avenue, and there is a wood entrance 3 Packet Pg. 11 Agenda Item 3 Item # 3 Page 3 door with a single-light window that allows access from the yard on the south elevation. The south and west elevations each contain a single, fixed six-light window and the north elevation has two windows in the same style. Each window has a contrasting red brick sill. The garage has a gabled roof with wood shingles as well as decorative wood shingles under the gables on the west and east elevations. Outdoor Fireplace: An outdoor stone fireplace in the back yard, personally constructed by Art Sheely, remains in functional use. This fireplace is of large, minimally shaped stones covering an interior brick chimney, with sloped stone wings and a slab lintel. The materials are held together with a concrete-based mortar. Shed: A 9-by-9 foot, wood-frame shed with dutch lap siding and a corrugated shed roof sits on a poured concrete, board-formed foundation on the northwest corner of the lot by the alley. On its east elevation there is a wood door with a single light window. Each of the south and west elevations contain a single, square, four-light wood window. The construction date of the shed is unknown, but the Sheelys may have constructed the shed when they were conducting their initial improvements on the property, including the garage construction. Both the garage and the shed feature identical doors and based on the materials and construction methods it is reasonable to presume that the shed dates roughly from the same era of the early 1940s. Integrity: The property retains a strong preponderance of exterior integrity under all seven aspects: location, design, setting, materials, workmanship, feeling, and association. The buildings on the property remain in their original location and retain most of their historic exterior materials. While Art Sheely’s alterations to the house’s east and north elevation changed the original building configuration and proportions, the alterations, other than the sunroom skylights, substantially occurred during the period of significance and have developed their own historic significance. The original workmanship is preserved and readily observable in the masonry construction and detailing on the house and garage, the original windows, and additional Craftsman design features such as shaped rafter tails and knee braces. The overall neighborhood character and residential setting of the property is largely intact, with moderate impact from recent infill construction in the immediate neighborhood. Because the majority of physical features- design, materials, workmanship, and setting-are present, the property continues to convey its historic character and thus retains integrity of feeling. The property also retains its association with its history as a residence for several well-known local residents and still conveys that historical relationship as a residential site. FINDINGS OF FACT: Staff makes the following findings in regards to the designation of the McCarty/Sheely/Dreher Property at 1300 West Mountain Avenue as a Fort Collins Landmarks: 1. That designation of this property supports the City of Fort Collins’ adopted policies in 14-2, which state in part “that the protection, enhancement and perpetuation [of significant historic and architectural resources] are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people”; 2. That the property’s significance under Standard B, Person/Group, is strongly supported by the documented contributions, during the property’s period of significance, of Ira McCarty, Art Sheely, and Thomas Dreher; 3. That the property’s significance under Standard C, Design/Construction, is strongly supported by the presence of a complete historic residential complex consisting of the house, garage and shed, whose components exhibit numerous character-defining features of the Craftsman style; 4. That the property’s significance under Standard C, Design/Construction, is further enhanced through the presence of the historic stone outdoor fireplace, built by Arthur Sheely; 5. That the property retains a strong preponderance of integrity in all seven aspects: Location, Design, Materials, Workmanship, Setting, Feeling and Association; 6. That the context in which the property is located remains predominantly residential and has not substantially changed; and 7. That the owners’ stated desire to protect the historic buildings and structures from all but minor alterations will be furthered by the property’s status as a Fort Collins Landmark and the accompanying protections and review mechanisms such designation confers. SAMPLE MOTIONS 3 Packet Pg. 12 Agenda Item 3 Item # 3 Page 4 If the Commission finds that the McCarty/Sheely/Dreher Property meets one or more of the criteria for Fort Collins landmark designation, and substantially retains overall integrity, the Commission shall adopt a motion such as the following:: That the Landmark Preservation Commission adopt a resolution recommending to City Council the designation of the McCarty/Sheely/Dreher Property, located at 1300 West Mountain Avenue, as a Fort Collins Landmark based upon the provisions of Municipal Code Chapter 14, and the Findings of Fact contained in the staff report. If the Commission finds that the McCarty/Sheely/Dreher Property does not meet the criteria for landmark designation or lacks integrity, it shall adopt a motion to this effect, and state its reasoning. THE FOLLOWING CHANGES HAVE BEEN MADE AS A RESULT OF COMMENTS MADE BY THE COMMISSION AT THE AUGUST 9TH WORK SESSION: Executive Summary Specifically noted which resources are historic and which are non-historic; added a statement noting the McNeill’s desire to ensure the preservation of the property from significant exterior changes. Findings of Fact Reworded and split the previous Standard 3 into two Standards, 3 & 4, for clarity. Landmark Designation Form Minor word changes; clarifying the year the house was constructed. Resolution Revised to reflect the changes to the Findings of Fact ATTACHMENTS 1. Landmark Nomination Form (PDF) 2. Owners Consent (PDF) 3. LPC Resolution (DOC) 4. Staff Presentation (PDF) 3 Packet Pg. 13 Fort Collins Landmark Designation LOCATION INFORMATION: Address: 1300 West Mountain Avenue Legal Description: Lot 1, Block 2, Swetts, FTC Property Name (historic and/or common): The McCarty/Sheely/Dreher Property OWNER INFORMATION: Name: Anthony and Heather McNeill Company/Organization (if applicable): N/A Phone: 970-685-9643 Email: climb2@msn.com Owner Mailing Address: 1300 W. Mountain Avenue, Fort Collins, CO 80531-2304 CLASSIFICATION: Category Ownership Status Present Use Existing Designation Building Public Occupied Commercial Nat’l Register Structure Private Unoccupied Educational State Register Site Religious Object Residential District Entertainment Government Other FORM PREPARED BY: Name and Title: Maren Bzdek, Senior Historic Preservation Planner, City of Fort Collins Address: 281 N. College Avenue, Fort Collins, 80522 Phone: 970-221-6206 Email: mbzdek@fcgov.com Relationship to Owner: N/A DATE: July 28, 2017 Planning, Development & Transportation Services Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 Revised 08-2014 Page 1 3.a Packet Pg. 14 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN TYPE OF DESIGNATION and BOUNDARIES Individual Landmark Property Landmark District Explanation of Boundaries: The boundaries of the property being designated as a Fort Collins Landmark correspond to the legal description of the property, above. The property consists of a historic Craftsman style brick residence, a historic brick two-car garage, a historic outdoor fireplace, a historic wood frame storage shed, a backyard enclosed by a brick and wood boundary fence, and mature trees and landscaping. SIGNIFICANCE and INTEGRITY Properties are eligible for designation if they possess both significance and exterior integrity. Significance is the importance of a site, structure, object or district to the history, architecture, archeology, engineering or culture of our community, State or Nation. For designation as Fort Collins Landmarks or Fort Collins Landmark Districts properties must meet one (1) or more of the following standards: Standard A: Events. This property is associated with events that have made a recognizable contribution to the broad patterns of the history of the community, State or Nation. It is associated with either (or both) of these two (2) types of events: 1. A specific event marking an important moment in Fort Collins prehistory or history; and/or 2. A pattern of events or a historic trend that made a recognizable contribution to the development of the community, State or Nation. Standard B: Persons/Groups. This property is associated with the lives of persons or groups of persons recognizable in the history of the community, State or Nation whose specific contributions to that history can be identified and documented. Standard C: Design/Construction. This property embodies the identifiable characteristics of a type, period or method of construction; represents the work of a craftsman or architect whose work is distinguishable from others by its characteristic style and quality; possesses high artistic values or design concepts; or is part of a recognizable and distinguishable group of properties. Standard D: Information potential. This property has yielded, or may be likely to yield, information important in prehistory or history. Exterior Integrity is the ability of a site, structure, object or district to be able to convey its significance. The exterior integrity of a resource is based on the degree to which it retains all or some of seven (7) aspects or qualities: location, design, setting, materials, workmanship, feeling and association. All seven qualities do not need to be present for a site, structure, object or district to be eligible as long as the overall sense of past time and place is evident. Standard A: Location. This property is located where it was originally constructed or where an historic event occurred. Standard B: Design. This property retains a combination of elements that create its historic form, plan space, structure, and style. Standard C: Setting. This property retains a character and relationship with its surroundings that reflect how and where it was originally situated in relation to its surrounding features and open space. Standard D: Materials. This property retains much of the historic physical elements that originally formed the property. Standard E: Workmanship. This property possesses evidence of the crafts of a particular culture or people during any given period in history or prehistory. This consists of evidence of artisans' labor and skill in constructing or altering the building, structure or site. Standard F: Feeling. This property expresses the aesthetic or historic sense of a particular period or time. This results from the presence of physical features that, taken together, convey the property's historic character. Standard G: Association. This property retains an association, or serves as a direct link to, an important historic event or person. It retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property's historic character. Revised 08-2014 Page 2 3.a Packet Pg. 15 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN STATEMENT OF SIGNIFICANCE and EXTERIOR INTEGRITY The McCarty/Sheely/Dreher Property is eligible for designation as a Fort Collins Landmark under Standard B, for its association with three prominent, twentieth-century Fort Collins citizens: Dr. Ira McCarty, Arthur C. Sheely, and Thomas F. Dreher; and under Standard C, for its architectural significance as an excellent example of a Craftsman-style bungalow and associated residential buildings and structures. The significance of the property under Standard B is strongly supported by the contributions of McCarty, Sheely, and Dreher. McCarty was a prominent early dentist who was instrumental in the local professionalization of dentistry at the beginning of the twentieth century through his leadership in the Fort Collins Dental Society. He was also known for his association with the McCarty Barber Shop, a local business he started with his brother, Bert McCarty, which endured for more than a century. Sheely was the proprietor of the Sheely-Andrews Motor Company, a longstanding Chrysler-Plymouth dealership at 326-333 South College Avenue, and an influential member of the Republican Party at the local, state, and national levels. Sheely served as the Colorado Republican chairman in the 1940s and 1950s, co-chaired Dwight Eisenhower’s second presidential campaign in Colorado, and was a national Republican committeeman in the 1950s. In the 1960s, Sheely also served as President of the Colorado State Board of Agriculture, which governed the Colorado Agricultural College (now Colorado State University). Dreher was an owner, along with his three brothers, of the Dreher Pickle Company and served as its treasurer. Under his leadership from 1933 to 1965, the company expanded and thrived as a business that created a significant market for agricultural cash crops and employed many local residents in its plant operations and distribution network. The Dreher brothers also founded the original Jax Surplus business on North College Avenue as a side enterprise in 1955. The family operated the successful retail establishment until 1988, when they sold it to its current owner. The McCarty/Sheely/Dreher Property is also well supported for significance under Standard C. The 1923 residence is an excellent example of a Craftsman-style brick bungalow with intact character-defining features, including a low-pitched, multi-gabled roof with an intersecting cross gable, wide overhanging eaves, wood shingles and knee braces under the gables, exposed shaped rafter tails, and bands of original 6-over-1 double hung windows. The brick material and its use in the home’s design are of particular note: the primary blonde brick is complemented by red brick with an unusual random tooled finish. The red brick is used to create contrasting brick window sills, caps on the porch and chimneys, and in detailing on the built-in planter boxes and corners of the building. Historic alterations, made by Art Sheely, include an enclosure of the east side of the offset, open front porch, and a rear bedroom addition on the northwest corner of the home. Sheely also constructed the detached garage, constructed of the same blonde and red brick; the utilitarian work shed, with dutch lap wood siding and a corrugated shed roof, and an outdoor stone fireplace, which he hand-built, all historically significant elements of the property. The property retains a strong preponderance of exterior integrity under all seven aspects: location, design, setting, materials, workmanship, feeling, and association. The buildings Revised 08-2014 Page 3 3.a Packet Pg. 16 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN on the property remain in their original location and retain most of their historic exterior materials. While Art Sheely’s alterations to the house’s east and north elevation changed the original building configuration and proportions, those alterations (other than the sunroom skylights) occurred during the period of significance and have developed their own historic significance. The original workmanship is preserved and readily observable in the masonry construction and detailing on the house and garage, the original windows, and additional Craftsman design features such as shaped rafter tails and knee braces. The home sits on a prominent corner parcel. The overall neighborhood character and residential setting of the property is largely intact, with moderate impact from recent infill construction in the immediate neighborhood. Because the majority of physical features— design, materials, workmanship, and setting—are present, the property continues to convey its historic character and thus retains integrity of feeling. The property also retains its association with its history as a residence for several well-known local residents and still conveys that historical relationship as a residential site. HISTORICAL INFORMATION Three well-known residents occupied 1300 West Mountain Avenue in the twentieth century. Larimer County Clerk and Recorder records indicate that Madge McCarty purchased the unimproved Lot 1, Block 2 of the Swetts Addition for $100 from Emma Clammer, wife of local developer Samuel Clammer of the Fort Collins Investment Company, in August of 1922. The following year, Ira McCarty (1876-1954) and Margaret (Madge) McCarty began constructing their brick Craftsman-style bungalow. The Swetts Addition had been annexed in 1910 and was an extension of the residential neighborhood extending west from the business district that the 1907 streetcar line made possible. The line ran along Mountain Avenue from College Avenue all the way to City Park. In addition to the transportation convenience provided by the streetcar, increasing automobile ownership in the era of construction made the new residential plats more accessible for homeowners. The McCarty’s property was one of numerous new residences built during the 1920s that joined the few existing houses along West Mountain Avenue. 1 Ira McCarty was a prominent local dentist and co-proprietor of a barber shop with his brother. By the time that the McCartys constructed their bungalow, Ira had established a professional reputation and practice in Fort Collins over the previous two decades. A native of Carthage, Indiana, McCarty moved to Denver about 1900, and by 1902 he was operating the McCarty Barber Shop at 139 Linden Street with his brother, Bert McCarty. In 1901, he also began dental college in Denver, returned to Indiana in 1902 to continue his training, and completed his degree in 1904 at the Colorado College of Dental Surgery at the University of Denver. 2 That year, Dr. McCarty opened a dentistry office in the Avery Block at Mountain and College, where it continued until 1929. He practiced during an era of advancement and reform in the dental profession that included the spread of standardized operative procedures, teaching methods, and tools. Newspaper advertisements for McCarty’s modern dentistry touted the use of “Somnoform,” a long- lasting anesthetic introduced in France in 1901. He also contributed to the advancement of 1 Warranty Deed for Swetts Lot 1, Block 2, December 3, 1921, Book 440, p. 306; Trust Deed for Swetts Lot 1, Block 2, March 10, 1922, Book 216, p.343; Warranty Deed for Lot 1, Blk 2, Swetts FTC, August 16, 1922, Book 439, p. 315; Larimer County Assessor Property Information for 1300 W. Mountain Avenue. 2Fort Collins Weekly Courier, May 14, 1902, October 8, 1902, May 6, 1903. Revised 08-2014 Page 4 3.a Packet Pg. 17 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN the profession locally through his service as Vice President of the Fort Collins Dental Society, which formed in 1908 to “promote and elevate the science and art of Dentistry and elevate the professional character of dentists,” as well as to build support for dental legislation and board examiners. 3 On July 31, 1906, Dr. McCarty married Margaret (Madge) Wall Wynkoop at the Northern Hotel. She was a widow with a young son who was a resident of Manitou, Colorado, where she worked as a stenographer. The day proceeded with much fanfare, including a serenade from the city band composed of fellow Elks Club members, in a manner befitting “the doctor that is too well known to need an introduction to city people,” as noted in The Weekly Courier. 4 The couple lived initially in the hotel as newlyweds, and then they rented a series of homes before purchasing the property at 1300 W. Mountain in 1922 and building their home in 1923. Boarding and renting homes was common for couples and families until the period following World War I, when homeownership became more accessible and encouraged through various promotional programs, and the McCartys decision to buy 1300 W. Mountain reflected that trend. Their occupancy of 1300 West Mountain ended in 1931, when Ira McCarty moved his dentistry practice to Walden, Colorado. 5 After he retired around 1951, Ira returned to Fort Collins, moved in with his newly widowed brother Bert McCarty at 218 Peterson Street, and resumed work at the barber shop. 6 He died in 1954. Arthur C. Sheely (1898-1973) and Margaret Sheely (1899-1975) purchased 1300 West Mountain from the McCartys in 1931 and lived there until 1946. Sheely was a prominent local businessman from a well-known family on the Front Range. His grandfather and father were in bridge construction, and Sheely ran a Kelly-Springfield auto agency on College Avenue from 1921-1922, which he sold in order to move to Denver and join his father in business. When he returned to Fort Collins he began his rise as a Republican Party leader and started the Sheely-Andrews Motor Company, the local Chrysler-Plymouth dealership at 326-333 South College. The Mountain Avenue residence was well-loved by the Sheely family. One of the daughters, Carol Sheely, suffered from polio as a young girl and was ensconced for nine months in the front bedroom, where the large windows facing the street afforded a view of the pedestrians and streetcars going by and helped her stay connected to the outside world during her recovery. While living in the home, Sheely’s auto dealership grew and he became highly visible in the state’s Republican Party leadership. He served as the Colorado Republican chairman from October 1941 to February 1942, when he was called up for active wartime duty in the Army transport division as a Lieutenant Colonel. His wife and teenage daughters thus occupied the home without him during the war years while he was in Europe. 7 Sheely returned from the war in 1946 to resume his automobile sales business and the family sold the Mountain Avenue property at that time. In his remaining years, Sheely continued his rise to prominence in the Republican Party. He was re-elected as the 3 Fort Collins Weekly Courier, August 23, 1905; Program for First Annual Dinner of the Fort Collins Dental Society of the State of Colorado, November 2, 1909, Northern Hotel. 4 Fort Collins Weekly Courier, August 1, 1906. 5 Venita Schneider, “Over One Hundred Years in Dentistry in Larimer County, Colorado,” unpublished manuscript in “LC- Health-Health Professionals” vertical file folder, Fort Collins Museum of Discovery. 6 Fort Collins City Directory, 1954, 218 Peterson Street. 7 1940 United States Federal Census, City of Fort Collins Ward B, Sheets 19B and 20A, April 15 1940; Personal conversation between McNeills and Carol Sheely Farrell , daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011. Revised 08-2014 Page 5 3.a Packet Pg. 18 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Colorado Republican Chairman in 1950 and also was co-chairman of Dwight Eisenhower’s second presidential campaign in Colorado in 1952. From 1956 to 1960, he was a national committeeman for the Republican Party. In the late 1960s, Sheely also served as President of the Colorado State Board of Agriculture, which governed the Coloradoan Agricultural College (now Colorado State University). Although Sheely is widely known for his association with the 1955 residence he built at 1608 Sheely Drive in the landmarked postwar subdivision named in his honor, the Sheely family occupied 1300 West Mountain for 15 years at a time when Sheely was rising to prominence in the Republican Party and establishing his successful automobile dealership on College Avenue. As a result, the Mountain Avenue property has a strong association with the historical contributions of this well-known Fort Collins resident. 8 Thomas F. (1921-1989) and Mary (1917-2005) Dreher and family lived in the house from 1952 to 1977. The streetcars stopped running in Fort Collins in June of 1951, so the Drehers were the first occupants to live in the home in a period that was thoroughly dominated by the automobile. Dreher made a significant contribution to the agricultural and industrial history of Northern Colorado as a partner with his three brothers in the Dreher Pickle Company, a prosperous enterprise that created agricultural, manufacturing, and retail jobs for the local economy and distributed pickle and relish products across the nation. The Fort Collins company was founded as a small operation in Denver in 1904 by their father, William Dreher. He moved the business to Fort Collins in 1921, where he sold products out of his home on North Taft Hill Road. As other local farmers began to raise cucumbers, Dreher expanded his business to a six-acre salting station on Riverside Drive. As more suppliers entered the market, there were as many as 3,000 acres of cucumbers being grown in the area. The company responded by adding additional salting stations around Northern Colorado. Each August and September, the company brought field workers from Mexico to the area by bus to pick the cucumbers. The workers lived in temporary labor camps and returned to Mexico after the harvest. The cucumbers were graded and brined at the Fort Collins plant and also shipped to a second plant in Denver. When the senior Dreher died at age 57 in 1933, his four sons—William Jr., Ferdinand, Robert, and Thomas—took over the family business and doubled the production capacity in two years. Products included kosher dills, candied sweet dills, relish, sweet and sour pickles, and sweet and hot cherry peppers, catsup, and sauerkraut, all distributed nationally under the Dreher label as well as the label of other companies. Thomas Dreher served as treasurer of the company until 1965, when the company was sold to new owners. The Dreher brothers also founded the original Jax Surplus store in 1955 as a small military surplus business on the corner of the Dreher pickle farm on North College Avenue. The business operated successfully until 1988, when the Dreher family sold it to the current owner. Mary Dreher was a homemaker and former nutritionist who had taught at Michigan State University. 9 8 Alva A Swain, “Under the Capitol Dome,” Steamboat Pilot, October 2, 1941; “All Eyes on the Western Slope, Steamboat Pilot, December 18, 1941; “I Like Ike Forces Dominate Republican Convention; Elect Chicago Delegates,” Douglas County News, May 1, 1952; “Around Town,” Eagle Valley Enterprise, Volume 60, Number 34, June 25, 1959; “Jean K. Tool Elected State GOP Chairman,” Douglas County News, March 31, 1960—all from the Colorado Historic Newspapers Collection, https://www.coloradohistoricnewspapers.org accessed August 3, 2017. State Board of Agriculture Photo, Silver Spruce yearbook, Colorado Agricultural College,1968, page 27. Sheely-Andrews Motor Company advertisements, Fort Collins Courier, various dates. 9 Veda Steadman, “The Dreher Pickle Company: A Home Grown Industry,” Fence Post, September 5, 1988, 4-5; William Dreher obituary, Fort Collins Courier, July 30, 1933, p.1, c.4; “Jax’s History,” https://www.jaxmercantile.com/Jaxs-History/, accessed August 3, 2017. Revised 08-2014 Page 6 3.a Packet Pg. 19 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN The Drehers sold the property in 1977 and four owners have occupied the property from that date to the present. In 1984, the streetcar line in front of the house was rebuilt for limited operation of a restored trolley car, which revived some of the original neighborhood character from the early 1920s. The current owners, Heather and Anthony McNeill, have owned the property since 2006 and are bringing it forward for consideration as a local Fort Collins Landmark in 2017. 10 ARCHITECTURAL INFORMATION Construction Date: 1923 Builder: Unknown Building Materials: Brick Architectural Style: Craftsman Bungalow Description: House: The one-story residence at 1300 West Mountain Avenue in the City Park Neighborhood is a brick Craftsman bungalow in excellent condition. It serves as an interesting local example of the Craftsman style, which emphasized comfort, utility, natural, earth-tone materials, and design supportive of natural daylighting. The home is 1,960 square feet, with a basement of 1,690 square feet of which 674 square feet are finished. The residence sits on a concrete foundation and has a low-pitched, multi-gabled roof with an intersecting cross gable. The roof is clad with composition shingles. The primary building material is blonde brick laid in a running bond pattern with a soldier course at the top. A very unusual, contrasting wire cut red brick forms the base of the building as well as the window sills and provides decorative detailing on the porch. The red brick has a random tooled finish created with rope pressed into a raked face to create impressions that impart a “handmade” appearance. Characteristic original design features include wide overhanging eaves, exposed rafter tails with notches, decorative knee braces beneath the gables, and pairs and triplets of original 6-over-1 double hung windows. The windows are covered with new Clear Vertical Grain (CVG) fir wood storm units that hinge open at the bottom to provide natural ventilation. 11 The basement features three small rectangular windows on the west elevation and one on the south elevation. Two brick chimneys are constructed of blonde brick with a red brick cap. Blonde brick planter boxes with red brick details flank the front steps, which lead to the offset, 8’x17’-foot, deep-inset open front porch. The porch has a closed rail of matching blonde and red brick on the south elevation and an opening on the west side. Five concrete steps lead up from the front walk to the concrete porch floor. The porch originally wrapped around the southeast corner of the home, but in 1940 Sheely applied for a permit to enclose part of the front porch with “no change in house line.” 12 He enclosed the porch with brick and added windows to create a new interior room. While the details of the enclosure are not known, that alteration likely included the 8-by-27 foot sun room on the east elevation that is currently fenestrated with a series of 1-light fixed windows and clad with square-cut cedar shingles. It bumps out from the original façade about 20 inches. In 10 Property transfer history provided by Anthony McNeill, August 3, 2017. 11 Information provided by Anthony McNeill, August 3, 2017. 12 Personal conversation between McNeills and Carol Sheely Farrell, daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011; City of Fort Collins Building Permit Application 6309, Owner AC Sheely, Estimated Cost $300, August 23, 1940. Revised 08-2014 Page 7 3.a Packet Pg. 20 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN 1995, owner Craig Schenk made some alterations to the sunroom and likely added the skylights at that time. The room was used as a greenhouse and was heated from a dedicated furnace in the basement, with two large floor grates installed to distribute the heat. 13 In 2006, owners Heather and Anthony McNeill added a storm door to the modern front entry door and replaced the front porch ceiling with CVG fir in the same style as the original. 14 A small, 6-by-7 foot porch on the rear (north) elevation is adjacent to a 7-by-14-foot rear bedroom addition that dates to 1931. 15 The open porch configuration likely reflects modifications performed after the Sheelys owned the home. A 1946 permit pulled by the next owner, Oscar Tittman, was to “remodel the staircase,” and Carol Sheely remembers space for a breakfast nook off the kitchen on the rear that no longer exists. 16 On the northeast corner of the house in the rear, a concrete stairwell with a metal pipe railing leads down to a basement entry door. The McNeills replaced the back door with a modern door, replaced skylights in the enclosed sunroom porch, and replaced and reinsulated the drywall in that room. They also used wood from the original front porch ceiling to construct box beams for the sunroom. At the same time, they conducted interior remodeling in the finished basement and sistered the floor joists. 17 Garage: In 1928, the McCartys built a brick garage on the northeast corner of the lot using the same blonde and red brick used to construct the house. This addition was typical for many residential properties of the era, to provide adequate space for a growing number of automobiles around the city. The Sheelys built the existing garage in 1941 using some of the original salvaged bricks. It is a 22-by-20 foot structure of blonde brick with a red brick base. A garage door on the east elevation allows entry from McKinley Avenue, and there is a wood entrance door with a single-light window that allows access from the yard on the south elevation. The south and west elevations each contain a single, fixed six-light window and the north elevation has two windows in the same style. Each window has a contrasting red brick sill. The garage has a gabled roof with wood shingles as well as decorative wood shingles under the gables on the west and east elevations. 18 Shed: A 9-by-9 foot, wood-frame shed with dutch lap siding and a corrugated shed roof sits on a poured concrete, board-formed foundation on the northwest corner of the lot by the alley. On its east elevation there is a wood door with a single light window. Each of the south and west elevations contain a single, square, four-light wood window. The construction date of the shed is unknown, but the Sheelys may have constructed the shed when they were conducting their initial improvements on the property, including the garage construction. Both the garage and the shed feature identical doors and based on the 13 City of Fort Collins Building Permit 0942978, September 14, 1994; Sunroom detail information provided by Anthony McNeill, August 3, 2017. 14 Information provided by Anthony McNeill, August 3, 2017. 15 Personal conversation between McNeills and Carol Sheely Farrell, daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011; City of Fort Collins Building Permit Application 2990, Owner AC Sheely, Estimated Cost $500, May 28, 1931. 16 Personal conversation between McNeills and Carol Sheely Farrell, daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011; City of Fort Collins Building Permit, August 30, 1946, Oscar Tittman, “Remodel staircase,” $75. 17 Information provided by Anthony and Heather McNeill, August 3, 2017. The McNeills also note that the original back door and hardware as well as one original window, possibly removed when the sunroom was added, are stored in the garage. 18 City of Fort Collins Application for Building Permit 6494, Owner AC Sheely, Description of Proposed Work, “Build two car masonry garage using some salvaged from old garage,” estimated cost $500, March 5, 1941. Revised 08-2014 Page 8 3.a materials and construction methods it is reasonable to presume that the shed dates roughly from the same era of the early 1940s. Site: The house and two outbuildings sit on a level, 10,800 square-foot (60 x 180 feet) corner lot at the northwest corner of West Mountain Avenue and North McKinley Avenue, one block north of the northeastern corner of City Park. The house is setback 24.6 feet from the property line and the parcel is bounded by an alley in the rear. The backyard is enclosed with a wood dog ear fence with brick pillars on the east side facing North McKinley Avenue, another wood dog ear fence on the rear alley side, and a chain-link fence that meets a wooden stockade fence on the west. An outdoor stone fireplace in the back yard, personally constructed by Art Sheely, remains in functional use and is an important character-defining outdoor living area on the site. 19 The fireplace is constructed of rough-cut fieldstones of varying sizes laid over a brick chimney stack that is hidden from view. The structure also includes a mantle and two low flanking walls that form the backdrop for an open hearth area with a flagstone floor. Mature evergreen and deciduous trees surround the residence. The McNeills undertook some landscaping and fencing projects after purchasing the property in 2006. They raised the fence 18 inches, installed flagstone in front of the outdoor fireplace, replaced railroad tie landscaping borders in the rear with sandstone borders, replaced a portion of the chain link fence with cedar panel, installed a back yard sprinkler system, and recommissioning the front yard sprinklers that were installed in the 1980s. They also added grape vines on the west elevation to limit solar gain in the summer and removed two dying trees from the property. 20 Neighborhood Setting: While there has been some recent new construction and additions in the neighborhood, the residential setting retains much of the historic character dating to the 1920s when the majority of lots were developed. Original Craftsman-style residences that dominated house-building in the 1920s remain prevalent in the neighborhood, along with examples of various period revival styles that were also popular in the first decades of the twentieth century. As the neighborhood has aged, large, mature trees on private parcels and in the boulevard median along Mountain Avenue now provide dense shading throughout. 19Personal conversation between McNeills and Carol Sheely Farrell, daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011. 20 Information provided by Anthony and Heather McNeill, August 3, 2017. The McNeills also note that the original back door and hardware as well as one original window, possibly removed when the sunroom was added, are stored in the garage. Revised 08-2014 Page 9 3.a Packet Pg. 22 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN REFERENCE LIST or SOURCES of INFORMATION Ancestry.com, various records for Ira and Margaret McCarty and Arthur C. Sheely. City of Fort Collins Applications for Building Permits, 1922–1994. Colorado Historic Newspapers Collection, https://www.coloradohistoricnewspapers.org accessed August 3, 2017. Fort Collins City Directories, various dates. Fort Collins History Collection, online historic records, photographs, and building permits, at history.fcgov.com. Fort Collins Weekly Courier, various dates. “Jax’s History,” https://www.jaxmercantile.com/Jaxs-History/, accessed August 3, 2017. Larimer County Assessor Property Information for 1300 W. Mountain Avenue. Map of the City of Fort Collins, Larimer County, Colorado, April 1, 1925, FC00005, Fort Collins Museum of Discovery. Personal conversation with Carol Sheely Farrell, daughter of Art Sheely, at 1300 W. Mountain, October 16, 2011, as reported by Anthony McNeill. Personal records and deed research of property owners Heather and Anthony McNeill, provided August 3, 2017. Program for “First Annual Dinner of the Fort Collins Dental Society of the State of Colorado,” November 2, 1909, Northern Hotel in “LC-Health-Health Professionals” vertical file folder, Fort Collins Museum of Discovery. Schneider, Venita. “Over One Hundred Years in Dentistry in Larimer County, Colorado,” unpublished manuscript in “LC-Health-Health Professionals” vertical file folder, Fort Collins Museum of Discovery. Steadman, Veda. “The Dreher Pickle Company: A Home Grown Industry,” Fence Post, September 5, 1988, 4-5. United States Federal Census Records for 1920, 1930, and 1940. Revised 08-2014 Page 10 3.a Packet Pg. 23 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 1: 1948 Figure 2: 1968 Figure 3: 1978 Revised 08-2014 Page 11 3.a Packet Pg. 24 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 4: 1976 Site Plan Revised 08-2014 Page 12 3.a Packet Pg. 25 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 5: 1999 Figure 6: 2007 - East Fence and Garage from McKinley Ave. Revised 08-2014 Page 13 3.a Packet Pg. 26 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 7: 2014 Figure 8: 2017 Revised 08-2014 Page 14 3.a Packet Pg. 27 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 9: 2017 Facade (south elevation) Figure 10: Rear (north elevation) Revised 08-2014 Page 15 3.a Packet Pg. 28 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 11: East Elevation – SE Corner and Sunroom Figure 12: East Elevation - NE Corner and Sunroom Revised 08-2014 Page 16 3.a Packet Pg. 29 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 13: SW Corner/West Elevation Figure 14: Enclosure Detail - Front Porch (1940) Figure 15: Front Porch - Looking SE to Mountain Ave Revised 08-2014 Page 17 3.a Packet Pg. 30 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 16: Front Porch Looking SW Figure 17: Knee Brace Detail - East Elevation Revised 08-2014 Page 18 3.a Packet Pg. 31 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 18: Brick Detail Figure 19: East Chimney Detail Figure 20: Planter and Porch Brick Detail Revised 08-2014 Page 19 3.a Packet Pg. 32 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 21: Porch Wall and Planter Detail Figure 22: Rear Basement Entry Figure 23: Rear Bedroom Addition (1931) Revised 08-2014 Page 20 3.a Packet Pg. 33 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 24: Rear Bedroom Original Windows and Wood Storms (Installed in 2000s) Figure 25: West Elevation Window Revised 08-2014 Page 21 3.a Packet Pg. 34 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 26: Outdoor Fireplace Constructed by Art Sheely (c. 1930s-1940s) Figure 27: East Fence Detail Revised 08-2014 Page 22 3.a Packet Pg. 35 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 28: Garage - South Elevation Figure 29: Garage - SW Corner Revised 08-2014 Page 23 3.a Packet Pg. 36 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 30: Garage - West Elevation Figure 31: Garage - North Elevation Revised 08-2014 Page 24 3.a Packet Pg. 37 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 32: Garage - East Elevation Figure 33: Garage - West Window Revised 08-2014 Page 25 3.a Packet Pg. 38 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 34: Garage - Brick Detail - SW Corner Figure 35: Shed - East Elevation Revised 08-2014 Page 26 3.a Packet Pg. 39 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 36: Shed - NE Corner Revised 08-2014 Page 27 3.a Packet Pg. 40 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 37: Shed - West Elevation from Alley Figure 38: Shed - West Window Revised 08-2014 Page 28 3.a Packet Pg. 41 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 39: Ira McCarty (left) and Bert McCarty c. 1910 Figure 40: Photo Courtesy Fort Collins Museum of Discovery, Date Unknown Revised 08-2014 Page 29 3.a Packet Pg. 42 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Revised 08-2014 Page 30 3.a Packet Pg. 43 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN Figure 41: Dreher Pickle Company, date unknown (Fence Post 1988) Figure 42: From Fence Post article, 1988 Revised 08-2014 Page 31 3.a Packet Pg. 44 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN 3.b Packet Pg. 45 Attachment: Owners Consent (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services RESOLUTION 4, 2017 OF THE CITY OF FORT COLLINS LANDMARK PRESERVATION COMMISSION RECOMMENDING LANDMARK DESIGNATION OF THE MCCARTY/SHEELY/DREHER PROPERTY 1300 WEST MOUNTAIN AVENUE, FORT COLLINS, COLORADO AS A FORT COLLINS LANDMARK PURSUANT TO CHAPTER 14 OF THE CODE OF THE CITY OF FORT COLLINS WHEREAS, it is a matter of public policy that the protection, enhancement and perpetuation of sites, structures, objects, and districts of historical, architectural, or geographic significance, located within the city, are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people; and WHEREAS, it is the opinion of the City Council that the economic, cultural and aesthetic standing of this city cannot be maintained or enhanced by disregarding the historical, architectural and geographical heritage of the city and by ignoring the destruction or defacement of such cultural assets; and WHEREAS, the McCarty/Sheely/Dreher Property, located at 1300 West Mountain Avenue in Fort Collins (the “Property”) is eligible for Landmark designation for its high degree of exterior integrity and for its significance to Fort Collins under Landmark Designation Standard B, for its association with three very important Fort Collins citizens, Ira McCarty, Arthur Sheely and Thomas Dreher; and Standard C, for the property’s residential Craftsman-style architecture and the outdoor fireplace constructed by Arthur Sheely; and WHEREAS, the Landmark Preservation Commission has determined that the Property meets the criteria of a landmark as set forth in Section l4-5 of the code and is eligible for designation as a Fort Collins Landmark; and WHEREAS, the owners of the Property have consented to such landmark designation. NOW, THEREFORE, be it resolved by the Landmark Preservation Commission of the City of Fort Collins as follows: Section 1. That the foregoing recitals are incorporated herein by the Landmark Preservation Commission as findings of fact: 1. That the designation of this property supports the City of Fort Collins’ adopted policies in 14-2, which state in part “that the protection, enhancement and perpetuation [of significant historic and architectural resources] are a public necessity and are required in the interest of the prosperity, civic pride and general welfare of the people”; 3.c Packet Pg. 46 Attachment: LPC Resolution (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) Landmark Preservation Commission Resolution No. 04, 2017 McCarty/Sheely/Dreher Property, 1300 West Mountain Avenue Page 2 - 2 - 2. That the property’s significance under Standard B, Person/Group, is strongly supported by the documented contributions, during the property’s period of significance, of Ira McCarty, Art Sheely, and Thomas Dreher; 3. That the property’s significance under Standard C, Design/Construction, is strongly supported by the presence of a complete historic residential complex consisting of the house, garage and shed, whose components exhibit numerous character-defining features of the Craftsman style; 4. That the property’s significance under Standard C, Design/Construction, is further enhanced through the presence of the historic stone outdoor fireplace, built by Arthur Sheely; 5. That the property retains a strong preponderance of integrity in all seven aspects: Location, Design, Materials, Workmanship, Setting, Feeling and Association; 6. That the context in which the property is located remains predominantly residential and has not substantially changed; and 7. That the owners’ stated desire to protect the historic buildings and structures from all but minor alterations will be furthered by the property’s status as a Fort Collins Landmark and the accompanying protections and review mechanisms such designation confers; and Section 2. That the Property located in the City of Fort Collins, Larimer County, Colorado, described as follows, to wit: Lot 1, Block 2, Swetts Addition City of Fort Collins, County of Larimer, State of Colorado be designated as a Fort Collins Landmark in accordance with Chapter l4 of the Code of the City of Fort Collins. Section 3. That the criteria contained in Section 14-48 of the City Code will serve as the standards by which alterations, additions and other changes to buildings and structures located upon the above described property will be reviewed for compliance with Chapter 14, Article III, of the Code of the City of Fort Collins. Passed and adopted at a regular meeting of the Landmark Preservation Commission of the City of Fort Collins held this 16th day of August, A.D. 2017. ________________________________ Meg Dunn, Chair ATTEST: _______________________ Secretary/Staff 3.c Packet Pg. 47 Attachment: LPC Resolution (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 1 1 McCarty/Sheely/Dreher Property, 1300 West Mountain Avenue Application for Fort Collins Landmark Designation Karen McWilliams, Historic Preservation Manager Landmark Preservation Commission August 9, 2017 Significance and Integrity • Constructed 1923 • Standard B: Associated with families of three prominent citizens: • Dr. Ira McCarty; Arthur C. Sheely; Thomas F. Dreher • Standard C: Excellent example of Craftsman-style architecture • Strong Preponderance of Exterior Integrity under all & aspects: • Location, Design, Setting, Materials, Workmanship, Feeling, and Association 2 3.d Packet Pg. 48 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 2 Location 3 1300 W Mountain Ave. Façade - South Elevation 3.d Packet Pg. 49 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 3 1300 W Mountain Ave. 1948 1300 W Mountain Ave. East Elevation NE Corner 3.d Packet Pg. 50 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 4 1300 W Mountain Ave. North Elevation (Rear) NE Corner Bedroom Addition 1300 W Mountain Ave. Southwest Corner West Elevation & Rafter Details 3.d Packet Pg. 51 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 5 1300 W Mountain Ave. PorchEnclosure Looking East East Elevation 1300 W Mountain Ave. Brick Details Bracket Details 3.d Packet Pg. 52 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 6 1300 W Mountain Ave. BrickDetail Detail Planter Box 1300 W Mountain Ave. Outdoor Fireplace 3.d Packet Pg. 53 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 7 1300 W Mountain Ave. Garage - SW Elevation Garage – North Elevation 1300 W Mountain Ave. Garage – Window Details Garage – Brick Detail 3.d Packet Pg. 54 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) 8/4/2017 8 1300 W Mountain Ave. Shed - Facade Shed - NE Corner Staff Findings Staff Findings: • Significance under Standard B strongly supported by the contributions of McCarty, Sheely, and Dreher • Significance under Standard C strongly supported by numerous character-defining features of the Craftsman style • Both outdoor fireplace and garage significant contributing elements • Strong preponderance of integrity under all 7 aspects • Alterations, other than skylights, date to period of significance; have own historic significance • Owners desire landmark status to protect buildings from alteration 16 3.d Packet Pg. 55 Attachment: Staff Presentation (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN AVENUE) Agenda Item 4 Item # 4 Page 1 STAFF REPORT August 16, 2017 Landmark Preservation Commission PROJECT NAME 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW STAFF Cassandra Bumgarner, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for conceptual design review of The Harden House at 227 Wood Street, designated as a Fort Collins landmark in 1999. The proposed work includes removal of a double hung window on the north elevation, demolition of an existing rear porch (undated, historic), addition on the northwest corner of the residence that spans the rear elevation, addition of a skylight, and addition of a deck. The applicants have presented two design options for conceptual review. APPLICANT: Gordon Winner, owner Heidi Shuff, architect OWNER: Gordon and Jody Winner RECOMMENDATION: This is a conceptual design review only. This design review is not ready for a decision from the Landmark Preservation Commission and staff does not provide a recommendation for a conceptual design review. EXECUTIVE SUMMARY BACKGROUND: The house located at 227 Wood Street, known as the Harden House, was constructed in 1904 and designated as an individual Fort Collins Landmark in 1999. In 2000, the previous owners received a rehabilitation grant for $2,500 to restore the front porch back to the historic 1904 photo, replace non-original panes of glass in the lower sashes of windows with historic glass, stabilize windows with epoxy patching when needed, and repoint brick façade. This work was approved under the Secretary of the Interior’s Standards for Rehabilitation, specifically under standards 2, 5, and 6. This is a conceptual design review only. The applicant seeks feedback on the two options presented. They have not fulfilled the additional requirements, such as the Plan of Protection or applied for a permit, for them to be ready for a final design review. The applicants will return at a later date for final design review. PROPERTY DESCRIPTION AND HISTORY: The Harden House at 227 Wood Street is a Fort Collins example of early twentieth century vernacular residential architecture. This hipped box residence with a front gable, open porch is one of a row of three pressed brick houses, likely constructed by Dixon and Murphin Builders in 1903- 1904. The home includes character defining features such as the restored wooden front porch, sandstone foundation and sills, and decorative shingles in the front gable end. Known alterations of the property to date include:  possible addition of rear, covered porch/mudroom, undated, historic 4 Packet Pg. 56 Agenda Item 4 Item # 4 Page 2  restoration of porch, windows, and repoint of brick façade in 2000 More detailed architectural and historical information can be found in the attached landmark nomination form. DESCRIPTION OF PROPOSED WORK: The applicant is seeking design review feedback for the following items:  removal of double hung window on north elevation  demolition of rear enclosed mudroom/porch  addition on north and rear elevations, approximately 350 square feet  addition of skylight  addition of rear deck The applicants have provided two designs for conceptual review. REVIEW CRITERIA: Proposed changes to Fort Collins Landmarks are reviewed by the Landmark Preservation Commission under Chapter 14 of the Municipal Code. Section 14-48, “Report of Acceptability” states, “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; and (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 National Park Service defines rehabilitation as "the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values." As stated in the definition, the treatment "rehabilitation" assumes that at least some repair or alteration of the historic building will be needed in order to provide for an efficient contemporary use; however, these repairs and alterations must not damage or destroy materials, features or finishes that are important in defining the building's historic character. The proposed work would fall under the Secretary of the Interior’s Standard’s for Rehabilitation: 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. 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. 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. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 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. 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. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 4 Packet Pg. 57 Agenda Item 4 Item # 4 Page 3 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 will 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. 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. Exterior Integrity Exterior integrity is the composite of seven (7) aspects or qualities, which convey a property’s identity for which it is significant. These seven aspects are: location, design, setting, materials, workmanship, feeling, and association. Location is the place where the historic property was constructed or the place where the historic event occurred. Design is the combination of elements that create the form, plan space, structure, and style of a property. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place. It involves how, not just where, the property is situated and its relationship to the surrounding features and open space. Materials are the physical elements that form a historic property. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, or site. Feeling is a property’s expression of the aesthetic or historic sense of a particular period or time. It results from the presence of physical features that, taken together, convey the property’s historic character. Association is the direct link between an important historic event or person and a historic property. A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to an observer. Like feeling, association requires the presence of physical features that convey a property’s historic character. EVALUATION AND RECOMMENDATION: Staff looks to the revised Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, & reconstructing Historic Buildings, published in 2017 by the U. S. Department of the Interior, National Park Service’s Technical Preservation Services for guidance on interpreting the Standards for Rehabilitation. Additions and alterations to historic properties should only be done when needed to retain functional use of a property to ensure continued use. The guiding document explains that “the Rehabilitation guidelines emphasize that new additions should be considered only after it is determined that meeting specific new needs cannot be achieved by altering non- character-defining interior spaces. If the use cannot be accommodated in this way, then an attached exterior addition may be considered.” The applicants should provide the Landmark Preservation Commission with a detailed explanation of how the project is essential to the continued preservation and use of the historic Harden House and cannot be completed in the existing footprint. After this is established, Technical Preservation Services asserts that “New additions should be designed and constructed so that the character-defining features of the historic building, its site, and setting are not negatively impacted. Generally, a new addition should be subordinate to the historic building. A new addition should be compatible, but differentiated enough so that it is not confused as historic or original to the building. The same guidance applies to new construction so that it does not negatively impact the historic character of the building or its site.” The chapter on Rehabilitation has been attached to this staff report for review. As this is a conceptual design review, staff will not be providing a recommendation. COMMISSION REQUESTS FOR ADDITIONAL INFORMATION (AUGUST 9 WORK SESSION): FOR THE APPLICANT: 1. This addition is to the side and rear. Did they explore options that are just to the rear? Please provide a sketch that shows an addition tucked behind the historic house that does not project to either side. The existing house consists of two bedrooms, one bathroom, a small living room, dining room & kitchen, as well as a back porch/mud room that is in a current state of disrepair. The owners have been putting off demolition of the existing back porch until they can move forward with a rear addition. The desired program for the addition includes a family room with a direct connection to the backyard (which could also serve as a guest room), a second bathroom, a mud room (to replace the existing space), laundry room, a proper stair, and future basement and/or attic space that could be finished into a third bedroom in the future (for one of their two children, who currently 4 Packet Pg. 58 Agenda Item 4 Item # 4 Page 4 share a bedroom). A direct connection between the new family room and the back yard and the existing mature tree directly west of the proposed addition make it difficult to meet the owners’ programmatic needs while extending the addition only to the west. Therefore, options were explored that minimized the extent of the addition to the side as much as possible while still meeting the needs of the owners. The Secretary of the Interior recommends "Ensuring that the addition is subordinate and secondary to the historic building and is compatible in massing, scale, materials, relationship of solids to voids, and color.", and doesn't recommend "Constructing a new addition that is as large as or larger than the historic building, which visually overwhelms it (i.e., results in the diminution or loss of its historic character). " The existing first floor area is 1085 SF. The proposed first floor area is 1439 SF, a net add of 354 SF (less than 1/3 of the original home's area). The portion of the addition that projects beyond the existing home to the north (the new mud room & bathroom) has a lower plate height than the existing home and a low sloped hipped roof that greatly reduces its scale & emulates the roof form of the existing front porch. 2. Did the applicant explore any basement options to fit their programmatic needs? The existing house is primarily over a crawl space, with the only existing basement area being a 11'-5" x 14'-6" dirt floor basement (where the dirt is at the bottom of the stacked stone foundation) with a ceiling height of 6'-9" (above the dirt) and no windows. The basement is currently used for a mechanical room and is accessed via a steep hatch door stair from the kitchen, directly in front of the kitchen sink, dishwasher & range. Due to the size of the existing basement & it's current utilization as a mechanical room, it wouldn't make sense to dig that space out deeper in order the better utilize the space since you'd need to then find space in the addition for the mechanical room. The addition includes a stair that would provide more functional access to the existing basement for repair & maintenance of the mechanical/ plumbing equipment as well as added storage space & a possible future bedroom. Options were explored to put the laundry room in the basement, but that option would be both costly (the existing sewer line is not deep enough to accommodate plumbing at that depth without an ejector pit) as well as much less functional, as all the bedrooms and main living spaces are upstairs. Furthermore, a new family room in a basement is not desirable and doesn't meet the programmatic needs (direct connection to the outdoors, natural light, etc.). 3. What is gained from having the stairs going to the attic versus using the space that the stairs take up on the first floor? The new stairs go to both the attic and the basement. The stairs to the basement replace the existing hatch door stair that is very steep & currently located in the kitchen, directly in front of the sink, dishwasher & range. The stairs to the attic allow for addition storage space and the possibility of an additional bedroom or office in the future. The stairs to the attic don't take up any additional space beyond the stairs to the basement. 4. What preliminary designs or sketches can the applicant share? Please be prepared to speak about alternative designs, especially those that minimize plate height. Additionally, please show an addition that is one story. The two proposed options for the addition utilize the existing plate height except at the north addition of the revised option, where the plate height has been lowered. Additionally, the proposed ridge height of the addition is lower than the existing in all options, which is subordinate to the existing one-story home. See response to question 1 above which addresses the secretary of the interior standards for additions. 5. Packet page 75: Proposed east elevation - Details needed about the horizontal window on addition. Is the head height of the new windows higher than the existing? Yes, the windows on the north part of the addition of Option 1 have a higher head height than the existing windows. The existing windows have a head height of 7'-0" and the proposed addition's head height are shown at 8'-2" to provide natural light to the spaces while allowing privacy in the bathroom & the wall space below of the mud room to be utilized for storage, etc. The Secretary of Interior Standards recommended "basing the alignment, rhythm, and size of the window and door openings of the new addition on those of the historic building", but doesn't recommend "Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be historic.''. 6. Packet page 76: Proposed north elevation - Need more information about the head height of windows on addition compared to historic building. See response to question 5 above. 4 Packet Pg. 59 Agenda Item 4 Item # 4 Page 5 7. Packet page 75: Proposed south elevation - Have you added a simulated weight pocket to the design to emulate the design and structure of historic windows? This can be accommodated if that's the desire of the board (see response to question 5 above). The interior trim will match that of the existing house. Per the owner, the existing windows do not have weights and never have & there are no pulleys in the jambs of any of the existing windows. FOR STAFF: 1. Show options side-by-side so differences in the design are more clear. Staff has provided an additional attachment that shows options one and two combined. For ease of reference, option two also has “REVISED OPTION” in the lower left corner on each page. A summary of the changes between option one and two were provided by the architect, Heidi Shuff, to staff on July 24, 2017. A summary of those changes are: • Reduced the length & width of portion of the addition that extends north of the existing home, greatly reducing the size of the laundry room such that it remains in its current location but is access from the mud room to the north. Reducing the size of the north addition allows more separation from the existing bathroom window at the north & the wall of the new addition, as well as reducing its overall mass & scale from the street. • The existing first floor area is 1085 SF. The proposed first floor area is 1439 SF, a net add of only 354 SF (less than 1/3 of the original home's area). • The portion of the addition that extends beyond the existing home to the north is 20' wide, and extends only 7' into the existing 43'-3 1/2" north facade. • Lowered the eave height of the north part of the addition down 18" and made that a lower pitch hipped roof, then stepped the gable back to the face of the wall north of the new stairs to allow for (just) enough headroom at the top of the stairs, in order to reduce the mass & scale of the addition. 2. Packet page 60: In the nomination form, the owner referenced a covered back porch in the section for additions to the property and said “I intend to remove this structure.” Was this removed? The covered back porch in the nomination is the same existing rear porch or mudroom that the applicants propose to demolish to make room for their addition. ATTACHMENTS 1. 1999-06-18 Landmark Designation (PDF) 2. ca 2000 photos (PDF) 3. Existing Plans (PDF) 4. Option 1 Plans (PDF) 5. Option 2 Plans (PDF) 6. Staff Presentation (PDF) 7. Standards for Rehabilitation (PDF) 8. Side-By-Side Options (PDF) 4 Packet Pg. 60 4.a Packet Pg. 61 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.a Packet Pg. 62 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.a Packet Pg. 63 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.a Packet Pg. 64 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.a Packet Pg. 65 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.a Packet Pg. 66 Attachment: 1999-06-18 Landmark Designation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - 4.b Packet Pg. 67 Attachment: ca 2000 photos (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 4.b Packet Pg. 68 Attachment: ca 2000 photos (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) UP 15' - 0" 15' - 0" SIDE YARD SETBACK REAR YARD SETBACK FRONT YARD SETBACK SIDE YARD SETBACK 150' - 0" 5' - 0" 40' - 0" 5' - 0" 180' - 0" EXISTING HOUSE EXISTING SHED WOOD STREET 50' - 0" 10' - 0" 24' - 1" 15' - 11" 90' - 0" 90' - 0" EXISTING COOP 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado EXISTING CONDITIONS WINNER RESIDENCE 4.10.17 # 5%#.' žÁ  ':+56+0)5+6'2.#0 4.c Packet Pg. 69 Attachment: Existing Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REF. DW D W UP LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 LAUNDRY BATH CLO. CLO. BACK PORCH 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado EXISTING CONDITIONS WINNER RESIDENCE 4.10.17 # 5%#.' žÁ  ':+56+0)(+456(.1142.#0 4.c Packet Pg. 70 Attachment: Existing Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN WH UP CRAWL SPACE MECH./ STORAGE 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado EXISTING CONDITIONS WINNER RESIDENCE 4.10.17 # 5%#.' žÁ  ':+56+0)$#5'/'062.#0 4.c Packet Pg. 71 Attachment: Existing Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado EXISTING CONDITIONS WINNER RESIDENCE 4.10.17 # 5%#.' žÁ  ':+56+0)5176*'.'8#6+10 # 5%#.' žÁ  ':+56+0)'#56'.'8#6+10 4.c Packet Pg. 72 Attachment: Existing Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado EXISTING CONDITIONS WINNER RESIDENCE 4.10.17 # 5%#.' žÁ  ':+56+0)0146*'.'8#6+10 # 5%#.' žÁ  ':+56+0)9'56'.'8#6+10 4.c Packet Pg. 73 Attachment: Existing Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 15' - 0" 15' - 0" SIDE YARD SETBACK REAR YARD SETBACK FRONT YARD SETBACK SIDE YARD SETBACK 150' - 0" 5' - 0" 40' - 0" 5' - 0" 180' - 0" EXISTING HOUSE WOOD STREET 50' - 0" 90' - 0" 90' - 0" PROPOSED ADDITION 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&5+6'2.#0 4.d Packet Pg. 74 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REF. DW W UP D 1 A13 LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 BATH CLO. CLO. DINING ROOM 1' - 0" 23' - 0" 8' - 0" 2' - 1" 4' - 0" 4' - 6" 4' - 11 1/2" 9' - 6" 15' - 0" 40' - 3 1/2" 14' - 4 1/2" 3' - 6" 11' - 8" 1' - 0" 1' - 8" 22' - 0" 24' - 1" PANTRY 4' - 0" 14' - 6" LAUNDRY/ MUD ROOM BATH 31' - 0" 2 A13 10" 4' - 0 1/2" 8' - 3" 1' - 0" 12' - 0" 1' - 0" 13' - 9" 1' - 0" DECK 7' - 5 1/2" PROPOSED SKYLIGHT LOCATION (VERIFY W/ EXST. ROOF JOISTS) ROOF RIDGE ABOVE TV/MEDIA ROOF VALLEY ABOVE 2' - 1" 3' - 10 1/2" 1' - 6" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&(+456(.1142.#0 1,496 SF (530 SF ADDITION) 4.d Packet Pg. 75 1 A13 FUTURE LOFT ATTIC/ STORAGE EXISTING ATTIC 14' - 4" 2 A13 HATCH INDICATES AREA WITH CEILING HEIGHT OF 6'-8" OR GREATER NEW DOOR TO EXST. ATTIC POSSIBLE LOCATION OF BUILT-IN SHELVES (ABOVE EXST. CEILING JOISTS) POSSIBLE LOCATION OF BUILT-IN DRAWERS (ABOVE EXST. CEILING JOISTS) HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR UPSTAIRS LOFT & CLOSET OPEN RAILING 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&5'%10&(.1142.#0 270 SF 4.d Packet Pg. 76 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN WH CRAWL MECH./ SPACE STORAGE 1 A13 STORAGE FRONT PORCH CRAWL SPACE NEW ACCESS TO EXST. BASEMENT CRAWL SPACE 3' - 2" 5' - 10" 15' - 0" 1' - 0" 23' - 0" 8' - 0" 1' - 8" 22' - 0" 2 A13 CRAWL SPACE ACCESS DOOR NEW SUMP PIT, EXACT LOCATION TBD IN FIELD HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR BASEMENT BEDROOM & CLOSET CONC. FOUNDATION WALL TO 3'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL CONC. FOUNDATION WALL TO 5'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL 3' - 3 1/2" 1' - 8" 3' - 2" 4 1/2" 14' - 2 1/2" 3' - 2" 12' - 3 1/2" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&$#5'/'062.#0 4.d Packet Pg. 77 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 14' - 0" 1' - 0" 1'-0" ASSUMED PROPERTY LINE 5' - 0" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&'#56'.'8#6+10 # 5%#.' žÁ  241215'&5176*'.'8#6+10 4.d Packet Pg. 78 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&0146*'.'8#6+10 # 5%#.' žÁ  241215'&9'56'.'8#6+10 4.d Packet Pg. 79 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.'  &8+'9Á0146*'#56 # 5%#.'  &8+'9Á5176*'#56 4.d Packet Pg. 80 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.'  &8+'9Á0146*9'56 # 5%#.'  &8+'9Á5176*9'56 4.d Packet Pg. 81 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. ROOF BRG. 110' - 0" EL. BASEMENT FLOOR ELEV. 92' - 7" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 5' - 3 3/32" EL. NEW BASEMENT FLOOR ELEV. 90' - 4 1/4" 8' - 5 1/2" 6' - 8" 3' - 6" 8' - 0" 8' - 9" 9' - 0" 11 3/4" 23' - 0" 2 A13 EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. BASEMENT 92' - 9" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 1 A13 6' - 8" 6' - 8" 4' - 0" 4' - 11 3/8" 3' - 0" 2' - 9" 3' - 3" 4' - 5 1/2" 1' - 0" FIELD VERIFY 5' - 0" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  #&&+6+100146*Á5176*$7+.&+0)5'%6+10 # 5%#.' žÁ  #&&+6+10'#56Á9'565'%6+10 4.d Packet Pg. 82 Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 15' - 0" 15' - 0" SIDE YARD SETBACK REAR YARD SETBACK FRONT YARD SETBACK SIDE YARD SETBACK 150' - 0" 5' - 0" 40' - 0" 5' - 0" 180' - 0" EXISTING HOUSE WOOD STREET 50' - 0" 90' - 0" 90' - 0" PROPOSED ADDITION 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&5+6'2.#0 4.e Packet Pg. 83 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REF. DW D W UP LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 LAUNDRY BATH CLO. CLO. BACK PORCH EXISTING 22" X 44" DOUBLE HUNG WINDOW TO BE REMOVED EXISTING BACK PORCH FLOOR, WALLS, ROOF & STEPS TO BE DEMOLISHED 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  (+456(.114&'/1.+6+102.#0 4.e Packet Pg. 84 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REF. DW UP W/D 1 A14 LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 BATH CLO. CLO. DINING ROOM 1' - 0" 23' - 0" 6' - 0" 2' - 1" 4' - 0" 4' - 6" 4' - 11 1/2" 9' - 6" 15' - 0" 40' - 3 1/2" 14' - 4 1/2" 3' - 6" 11' - 8" 1' - 0" 2' - 0" 20' - 0" 24' - 1" PANTRY 4' - 0" 14' - 6" 2 A14 10" 4' - 9 1/2" 8' - 3" 1' - 0" 12' - 0" 1' - 0" 13' - 9" 1' - 0" DECK PROPOSED SKYLIGHT LOCATION (VERIFY W/ EXST. ROOF JOISTS) ROOF RIDGE ABOVE TV/MEDIA ROOF VALLEY ABOVE 33' - 3 1/2" BATH MUD ROOM 1' - 9" LAUNDRY EXISTING 22" X 44" DOUBLE HUNG WINDOW TO BE REMOVED 7' - 2" WESTERN 7'-2" OF EXISTING EXTERIOR WALL TO BE COVERED BY NEW ADDITION TO NORTH 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ 1 A14 FUTURE LOFT ATTIC/ STORAGE EXISTING ATTIC 14' - 4" 2 A14 HATCH INDICATES AREA WITH CEILING HEIGHT OF 6'-8" OR GREATER NEW DOOR TO EXST. ATTIC POSSIBLE LOCATION OF BUILT-IN SHELVES (ABOVE EXST. CEILING JOISTS) POSSIBLE LOCATION OF BUILT-IN DRAWERS (ABOVE EXST. CEILING JOISTS) HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR UPSTAIRS LOFT & CLOSET OPEN RAILING 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&5'%10&(.1142.#0 275 SF 4.e Packet Pg. 86 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN WH CRAWL MECH./ SPACE STORAGE 1 A14 STORAGE FRONT PORCH CRAWL SPACE NEW ACCESS TO EXST. BASEMENT 3' - 2" 5' - 10" 15' - 0" 1' - 0" 23' - 0" 6' - 0" 2' - 0" 20' - 0" 2 A14 CRAWL SPACE ACCESS DOOR NEW SUMP PIT, EXACT LOCATION TBD IN FIELD HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR BASEMENT BEDROOM & CLOSET CONC. FOUNDATION WALL TO 3'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL CONC. FOUNDATION WALL TO 5'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL 3' - 3 1/2" 1' - 8" 3' - 2" 4 1/2" 14' - 2 1/2" 3' - 2" 12' - 3 1/2" CRAWL SPACE 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&$#5'/'062.#0 345 SF 4.e Packet Pg. 87 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 14' - 0" 1' - 0" 1'-0" ASSUMED PROPERTY LINE 5' - 0" NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOW- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW STRUCTURAL WOOD BRACKETS & BEAM- PNT. NEW WOOD DECK- STN. & FIN. EXST. ASPHALT ROOFING REMAIN NEW 2X OVERFRAMING W/ ASPHALT ROOFING ON EXST. ROOF NEW KITCHEN SKYLIGHT IN EXST. ROOF 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&'#56'.'8#6+10 # 5%#.' žÁ  241215'&5176*'.'8#6+10 4.e Packet Pg. 88 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN HATCH INDICATES AREA OF EXISTING NORTH WALL TO BE COVERED BY PROPOSED ADDITION NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW ROUNDED FISH SCALE SIDING TO MATCH EXST.- PNT. NEW WOOD EXTERIOR DOOR WITH HALF LITE- PNT. NEW 2X OVERFRAMING W/ ASPHALT ROOFING ON EXST. ROOF NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW ROUNDED FISH SCALE SIDING TO MATCH EXST.- PNT. NEW WOOD FULL LITE FRENCH DOORS- PNT. NEW STRUCTURAL WOOD BRACKETS- PNT. NEW WOOD DECK- STN. & FIN. EXISTING EXTERIOR WALL BEYOND EXISTING ROOF BEYOND NEW ASPHALT ROOFING TO MATCH EXST. 5 1/2" 9 1/2" HATCH INDICATES EXTENTS OF EXISTING MUD ROOM AT WEST ELEVATION TO BE DEMOLISHED 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE # 5%#.' žÁ 8.01.17  241215'&0146*'.'8#6+10 # 5%#.' žÁ  241215'&9'56'.'8#6+10 4.e Packet Pg. 89 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.'  &8+'9Á0146*'#56 # 5%#.'  &8+'9Á5176*'#56 4.e Packet Pg. 90 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.'  &8+'9Á0146*9'56 # 5%#.'  &8+'9Á5176*9'56 4.e Packet Pg. 91 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. ROOF BRG. 110' - 0" EL. BASEMENT FLOOR ELEV. 92' - 7" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 4' - 11 11/32" EL. NEW BASEMENT FLOOR ELEV. 90' - 4 1/4" 8' - 5 1/2" 6' - 8" 3' - 6" 8' - 0" 8' - 9" 9' - 0" 11 3/4" 2 A14 EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. BASEMENT 92' - 9" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 1 A14 6' - 8" 4' - 0" 4' - 11 3/8" 3' - 0" 2' - 9" 3' - 3" 4' - 2 1/2" 1' - 0" FIELD VERIFY 5' - 0" 8' - 0" 3' - 2" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  #&&+6+100146*Á5176*$7+.&+0)5'%6+10 # 5%#.' žÁ  #&&+6+10'#56Á9'565'%6+10 4.e Packet Pg. 92 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN 1 Design Review – 227 Wood Street The Harden House Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission, August 16, 2017 Role of the LPC • Evaluate the two options presented for Conceptual Review in accordance with Secretary of the Interior’s Standards for Rehabilitation and Chapter 14 of Municipal Code • Not ready for Final Design Review 2 4.f Packet Pg. 93 Attachment: Staff Presentation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) Section 14-48, “Approval of Proposed Work” (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; and (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 proposed work would fall under the Secretary of the Interior’s Standard’s for Rehabilitation. 3 Sect 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. 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. 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. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 4 4.f Packet Pg. 94 Attachment: Staff Presentation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) Sect of the Interior’s Standards for Rehabilitation 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. 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. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 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 will 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. 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. 5 227 Wood Street – The Harden House • Owners: Gordon and Jody Winner • Hipped box vernacular with Victorian details– constructed 1904; Designated in 1999 Proposed Work: • removal of double hung window on north elevation • demolition of rear enclosed mudroom/porch • addition on north and rear elevations, approximately 350 square feet • addition of skylight • addition of rear deck 6 4.f Packet Pg. 95 Attachment: Staff Presentation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 227 Wood Street – The Harden House 7 227 Wood Street – The Harden House 8 4.f Packet Pg. 96 Attachment: Staff Presentation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) 9 Design Review – 227 Wood Street The Harden House Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission, August 19, 2017 4.f Packet Pg. 97 Attachment: Staff Presentation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN REVIEW) THE SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES WITH GUIDELINES FOR PRESERVING, REHABILITATING, RESTORING & RECONSTRUCTING HISTORIC BUILDINGS U.S. Department of the Interior National Park Service Technical Preservation Services 4.g Packet Pg. 98 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION REHABILITATION STANDARDS FOR REHABILITATION & GUIDELINES Rehabilitation FOR REHABILITATING HISTORIC BUILDINGS 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 architectural values. 75 4.g Packet Pg. 99 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 76 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. 2. The historic character of a property will be retained and preserved. The removal of dis- tinctive materials or alteration of features, spaces and spatial relationships that character- ize a property will be avoided. 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. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 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. 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. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 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 will be differentiated from the old and will be compatible with the historic materials, fea- tures, size, scale and proportion, and massing to protect the integrity of the property and its environment. 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. 4.g Packet Pg. 100 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION GUIDELINES FOR REHABILITATING HISTORIC BUILDINGS INTRODUCTION In Rehabilitation, historic building materials and character-defining features are protected and maintained as they are in the treatment Preservation. However, greater latitude is given in the Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings to replace extensively deteriorated, damaged, or miss- ing features using either the same material or compatible substi- tute materials. Of the four treatments, only Rehabilitation allows alterations and the construction of a new addition, if necessary for a continuing or new use for the historic building. Identify, Retain, and Preserve Historic Materials and Features The guidance for the treatment Rehabilitation begins with recom- mendations to identify the form and detailing of those architectural materials and features that are important in defining the building’s historic character and which must be retained to preserve that char- acter. Therefore, guidance on identifying, retaining, and preserving character-defining features is always given first. Protect and Maintain Historic Materials and Features After identifying those materials and features that are important and must be retained in the process of Rehabilitation work, then protecting and maintaining them are addressed. Protection generally involves the least degree of intervention and is preparatory to other work. Protection includes the maintenance of historic materials and features as well as ensuring that the property is protected before and during rehabilitation work. A historic building undergoing rehabilita- tion will often require more extensive work. Thus, an overall evalua- tion of its physical condition should always begin at this level. Repair Historic Materials and Features Next, when the physical condition of character-defining materials and features warrants additional work, repairing is recommended. Rehabilitation guidance for the repair of historic materials, such as masonry, again begins with the least degree of intervention possible. In rehabilitation, repairing also includes the limited replacement in kind or with a compatible substitute material of extensively dete- riorated or missing components of features when there are surviv- ing prototypes features that can be substantiated by documentary and physical evidence. Although using the same kind of material is always the preferred option, a substitute material may be an accept- able alternative if the form, design, and scale, as well as the substi- tute material itself, can effectively replicate the appearance of the remaining features. Replace Deteriorated Historic Materials and Features Following repair in the hierarchy, Rehabilitation guidance is pro- vided for replacing an entire character-defining feature with new material because the level of deterioration or damage of materials precludes repair. If the missing feature is character defining or if it is critical to the survival of the building (e.g., a roof), it should be replaced to match the historic feature based on physical or his- INTRODUCTION 77 4.g Packet Pg. 101 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 78 toric documentation of its form and detailing. As with repair, the preferred option is always replacement of the entire feature in kind (i.e., with the same material, such as wood for wood). However, when this is not feasible, a compatible substitute material that can reproduce the overall appearance of the historic material may be considered. It should be noted that, while the National Park Service guidelines recommend the replacement of an entire character-defining feature that is extensively deteriorated, the guidelines never recommend removal and replacement with new material of a feature that could reasonably be repaired and, thus, preserved. Design for the Replacement of Missing Historic Features When an entire interior or exterior feature is missing, such as a porch, it no longer plays a role in physically defining the historic character of the building unless it can be accurately recovered in form and detailing through the process of carefully documenting the historic appearance. If the feature is not critical to the survival of the building, allowing the building to remain without the feature is one option. But if the missing feature is important to the historic character of the building, its replacement is always recommended in the Rehabilitation guidelines as the first, or preferred, course of action. If adequate documentary and physical evidence exists, the feature may be accurately reproduced. A second option in a rehabilitation treatment for replacing a missing feature, particularly when the available information about the feature is inadequate to permit an accurate reconstruction, is to design a new feature that is compatible with the overall historic character of the building. The new design should always take into account the size, scale, and material of the building itself and should be clearly differentiated from the authentic historic features. For properties that have changed over time, and where those changes have acquired significance, reestablishing missing historic features generally should not be undertaken if the missing features did not coexist with the features currently on the building. Juxtaposing historic features that did not exist concurrently will result in a false sense of the building’s history. Alterations Some exterior and interior alterations to a historic building are generally needed as part of a Rehabilitation project to ensure its continued use, but it is most important that such alterations do not radically change, obscure, or destroy character-defining spaces, materials, features, or finishes. Alterations may include changes to the site or setting, such as the selective removal of buildings or other features of the building site or setting that are intrusive, not character defining, or outside the building’s period of significance. Code-Required Work: Accessibility and Life Safety Sensitive solutions to meeting code requirements in a Rehabilitation project are an important part of protecting the historic character of the building. Work that must be done to meet accessibility and life-safety requirements must also be assessed for its potential impact on the historic building, its site, and setting. Resilience to Natural Hazards Resilience to natural hazards should be addressed as part of a Rehabilitation project. A historic building may have existing characteristics or features that help to address or minimize the impacts of natural hazards. These should always be used to best REHABILITATION Sustainability Sustainability should be addressed as part of a Rehabilitation proj- ect. Good preservation practice is often synonymous with sustain- ability. Existing energy-efficient features should be retained and repaired. Only sustainability treatments should be considered that will have the least impact on the historic character of the building. The topic of sustainability is addressed in detail in The Secretary of the Interior’s Standards for Rehabilitation & Illustrated Guidelines on Sustainability for Rehabilitating Historic Buildings. New Exterior Additions and Related New Construction Rehabilitation is the only treatment that allows expanding a historic building by enlarging it with an addition. However, the Rehabilita- tion guidelines emphasize that new additions should be considered only after it is determined that meeting specific new needs cannot be achieved by altering non-character-defining interior spaces. If the use cannot be accommodated in this way, then an attached exterior addition may be considered. New additions should be designed and constructed so that the character-defining features of the historic building, its site, and setting are not negatively impacted. Generally, a new addition should be subordinate to the historic building. A new addition should be compatible, but differentiated enough so that it is not confused as historic or original to the building. The same guidance applies to new construction so that it does not negatively impact the historic character of the building or its site. Rehabilitation as a Treatment. When repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular time is not appropriate, Rehabilitation may be considered as a treatment. Prior to undertaking work, a documentation plan for Rehabilitation should be developed. INTRODUCTION 79 4.g Packet Pg. 103 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Identifying, retaining and preserving masonry features that are important in defining the overall historic character of the build- ing (such as walls, brackets, railings, cornices, window and door surrounds, steps, and columns) and decorative ornament and other details, such as tooling and bonding patterns, coatings, and color. Removing or substantially changing masonry features which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Replacing or rebuilding a major portion of exterior masonry walls that could be repaired, thereby destroying the historic integrity of the building. Applying paint or other coatings (such as stucco) to masonry that has been historically unpainted or uncoated to create a new appear- ance. Removing paint from historically-painted masonry. Protecting and maintaining masonry by ensuring that historic drainage features and systems that divert rainwater from masonry surfaces (such as roof overhangs, gutters, and downspouts) are intact and functioning properly. Failing to identify and treat the causes of masonry deterioration, such as leaking roofs and gutters or rising damp. Cleaning masonry only when necessary to halt deterioration or remove heavy soiling. Cleaning masonry surfaces when they are not heavily soiled to create a “like-new” appearance, thereby needlessly introducing chemicals or moisture into historic materials. Carrying out masonry cleaning tests when it has been determined Cleaning masonry surfaces without testing or without sufficient time that cleaning is appropriate. Test areas should be examined for the testing results to be evaluated. to ensure that no damage has resulted and, ideally, monitored over a sufficient period of time to allow long-range effects to be predicted. [1] An alkaline-based product is appropriate to use to clean historic marble because it will not damage the marble, which is acid sensitive. 80 MASONRY 4.g Packet Pg. 104 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION [2] Mid-century modern building technology made possible the form of this parabola- shaped structure and its thin concrete shell construction. Built in 1961 as the lobby of the La Concha Motel in Las Vegas, it was designed by Paul Revere Williams, one of the first prominent African-American architects. It was moved to a new location and rehabilitated to serve as the Neon Museum, and is often cited as an example of Googie architecture. Credit: Photographed with permission at The Neon Museum, Las Vegas, Nevada. MASONRY 81 4.g Packet Pg. 105 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Cleaning soiled masonry surfaces with the gentlest method pos- sible, such as using low-pressure water and detergent and natural bristle or other soft-bristle brushes. Cleaning or removing paint from masonry surfaces using most abrasive methods (including sandblasting, other media blasting, or high-pressure water) which can damage the surface of the masonry and mortar joints. Using a cleaning or paint-removal method that involves water or liquid chemical solutions when there is any possibility of freezing temperatures. Cleaning with chemical products that will damage some types of masonry (such as using acid on limestone or marble), or failing to neutralize or rinse off chemical cleaners from masonry surfaces. [3] Not Recommended: The white film on the upper corner of this historic brick row house is the result of using a scrub or slurry coating, rather than traditional repointing by hand, which is the recommended method. [4] Not Recommended: The quoins on the left side of the photo show that high-pressure abrasive blasting used to remove paint can damage even early 20th- century, hard-baked, textured brick and erode the mortar, whereas the same brick on the right, which was not abrasively cleaned, is undamaged. 82 MASONRY 4.g Packet Pg. 106 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Using biodegradable or environmentally-safe cleaning or paint- removal products. Using paint-removal methods that employ a poultice to which paint adheres, when possible, to neatly and safely remove old lead paint. Using coatings that encapsulate lead paint, when possible, where the paint is not required to be removed to meet environmental regulations. Allowing only trained conservators to use abrasive or laser-clean- ing methods, when necessary, to clean hard-to-reach, highly- carved, or detailed decorative stone features. Removing damaged or deteriorated paint only to the next sound layer using the gentlest method possible (e.g., hand scraping) prior to repainting. Removing paint that is firmly adhered to masonry surfaces, unless the building was unpainted historically and the paint can be removed without damaging the surface. Applying compatible paint coating systems to historically-painted masonry following proper surface preparation. Failing to follow manufacturers’ product and application instruc- tions when repainting masonry features. Repainting historically-painted masonry features with colors that are appropriate to the historic character of the building and district. Using paint colors on historically-painted masonry features that are not appropriate to the historic character of the building and district. Protecting adjacent materials when cleaning or removing paint from masonry features. Failing to protect adjacent materials when cleaning or removing paint from masonry features. Evaluating the overall condition of the masonry to determine whether more than protection and maintenance, such as repairs to masonry features, will be necessary. Failing to undertake adequate measures to ensure the protection of masonry features. Repairing masonry by patching, splicing, consolidating, or other- wise reinforcing the masonry using recognized preservation meth- ods. Repair may include the limited replacement in kind or with a compatible substitute material of those extensively deteriorated or missing parts of masonry features when there are surviving prototypes, such as terra-cotta brackets or stone balusters. Removing masonry that could be stabilized, repaired, and con- served, or using untested consolidants and unskilled personnel, potentially causing further damage to historic materials. Replacing an entire masonry feature, such as a cornice or bal- ustrade, when repair of the masonry and limited replacement of deteriorated or missing components are feasible. MASONRY 83 4.g Packet Pg. 107 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Repairing masonry walls and other masonry features by repoint- Removing non-deteriorated mortar from sound joints and then ing the mortar joints where there is evidence of deterioration, repointing the entire building to achieve a more uniform appear- such as disintegrating mortar, cracks in mortar joints, loose ance. bricks, or damaged plaster on the interior. Removing deteriorated lime mortar carefully by hand raking the joints to avoid damaging the masonry. Using power tools only on horizontal joints on brick masonry in conjunction with hand chiseling to remove hard mortar that is deteriorated or that is a non-historic material which is causing damage to the masonry units. Mechanical tools should be used only by skilled masons in limited circumstances and generally not on short, vertical joints in brick masonry. Allowing unskilled workers to use masonry saws or mechanical tools to remove deteriorated mortar from joints prior to repointing. Duplicating historic mortar joints in strength, composition, color, and texture when repointing is necessary. In some cases, a lime- based mortar may also be considered when repointing Portland cement mortar because it is more flexible. Repointing masonry units with mortar of high Portland cement content (unless it is the content of the historic mortar). Using “surface grouting” or a “scrub” coating technique, such as a “sack rub” or “mortar washing,” to repoint exterior masonry units instead of traditional repointing methods. Repointing masonry units (other than concrete) with a synthetic caulking compound instead of mortar. Duplicating historic mortar joints in width and joint profile when repointing is necessary. Changing the width or joint profile when repointing. Repairing stucco by removing the damaged material and patching with new stucco that duplicates the old in strength, composition, color, and texture. Removing sound stucco or repairing with new stucco that is differ- ent in composition from the historic stucco. Patching stucco or concrete without removing the source of deterio- ration. Replacing deteriorated stucco with synthetic stucco, an exterior finish and insulation system (EFIS), or other non-traditional materi- als. 84 MASONRY 4.g Packet Pg. 108 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Using mud plaster or a compatible lime-plaster adobe render, when appropriate, to repair adobe. Applying cement stucco, unless it already exists, to adobe. Sealing joints in concrete with appropriate flexible sealants and backer rods, when necessary. Cutting damaged concrete back to remove the source of deterio- ration, such as corrosion on metal reinforcement bars. The new patch must be applied carefully so that it will bond satisfactorily with and match the historic concrete. Patching damaged concrete without removing the source of deterio- ration. [5] Rebars in the reinforced concrete ceiling have rusted, causing the concrete to spall. The rebars must be cleaned of rust before the concrete can be patched. [6] Some areas of the concrete brise soleil screen on this building constructed in 1967 are badly deteriorated. If the screen cannot be repaired, it may be replaced in kind or with a composite substitute material with the same appearance as the concrete. MASONRY 85 4.g Packet Pg. 109 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 86 [7] (a) J.W. Knapp’s Department Store, built 1937-38, in Lansing, MI, was constructed with a proprietary material named “Maul Macotta” made of enameled steel and cast-in-place concrete panels. Prior to its rehabilitation, a building inspection revealed that, due to a flaw in the original design and construction, the material was deteriorated beyond repair. The architects for the rehabilitation project devised a replacement system (b) consisting of enameled aluminum panels that matched the original colors (c). Photos and drawing (a-b): Quinn Evans Architects; Photo (c): James Haefner Photography. MASONRY 4.g Packet Pg. 110 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MASONRY: STONE, BRICK, TERRA COTTA, CONCRETE, ADOBE, STUCCO, AND MORTAR RECOMMENDED NOT RECOMMENDED Using a non-corrosive, stainless-steel anchoring system when replacing damaged stone, concrete, or terra-cotta units that have failed. Applying non-historic surface treatments, such as water-repellent coatings, to masonry only after repointing and only if masonry repairs have failed to arrest water penetration problems. Applying waterproof, water-repellent, or non-original historic coat- ings (such as stucco) to masonry as a substitute for repointing and masonry repairs. Applying permeable, anti-graffiti coatings to masonry when appropriate. Applying water-repellent or anti-graffiti coatings that change the historic appearance of the masonry or that may trap moisture if the coating is not sufficiently permeable. Replacing in kind an entire masonry feature that is too deterio- rated to repair (if the overall form and detailing are still evident) using the physical evidence as a model to reproduce the feature or when the replacement can be based on historic documenta- tion. Examples can include large sections of a wall, a cornice, pier, or parapet. If using the same kind of material is not feasible, then a compatible substitute material may be considered. Removing a masonry feature that is unrepairable and not replacing it, or replacing it with a new feature that does not match. Using substitute material for the replacement that does not convey the same appearance of the surviving components of the masonry feature. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a replacement masonry feature, such as Creating an inaccurate appearance because the replacement for a step or door pediment, when the historic feature is completely the missing masonry feature is based upon insufficient physical or missing. It may be an accurate restoration based on documentary historic documentation, is not a compatible design, or because the and physical evidence, but only when the historic feature to be feature to be replaced did not coexist with the features currently on replaced coexisted with the features currently on the building. Or, the building. it may be a new design that is compatible with the size, scale, material, and color of the historic building. Introducing a new masonry feature that is incompatible in size, scale, material, or color. MASONRY 87 4.g Packet Pg. 111 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WOOD: CLAPBOARD, WEATHERBOARD, SHINGLES, AND OTHER FUNCTIONAL AND DECORATIVE ELEMENTS RECOMMENDED NOT RECOMMENDED Identifying, retaining and preserving wood features that are important in defining the overall historic character of the building (such as siding, cornices, brackets, window and door surrounds, and steps) and their paints, finishes, and colors. Removing or substantially changing wood features which are impor- tant in defining the overall historic character of the building so that, as a result, the character is diminished. Removing a major portion of the historic wood from a façade instead of repairing or replacing only the deteriorated wood, then reconstructing the façade with new material to achieve a uniform or “improved” appearance. Changing the type of finish, coating, or historic color of wood fea- tures, thereby diminishing the historic character of the exterior. Failing to renew failing paint or other coatings that are historic finishes. Stripping historically-painted surfaces to bare wood and applying a clear finish rather than repainting. Stripping paint or other coatings to reveal bare wood, thereby exposing historically-coated surfaces to the effects of accelerated weathering. Removing wood siding (clapboards) or other covering (such as stucco) from log structures that were covered historically, which changes their historic character and exposes the logs to accelerated deterioration. Protecting and maintaining wood features by ensuring that his- toric drainage features that divert rainwater from wood surfaces (such as roof overhangs, gutters, and downspouts) are intact and functioning properly. Failing to identify and treat the causes of wood deterioration, such as faulty flashing, leaking gutters, cracks and holes in siding, dete- riorated caulking in joints and seams, plant material growing too close to wood surfaces, or insect or fungal infestation. 88 WOOD 4.g Packet Pg. 112 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WOOD: CLAPBOARD, WEATHERBOARD, SHINGLES, AND OTHER FUNCTIONAL AND DECORATIVE ELEMENTS RECOMMENDED NOT RECOMMENDED Applying chemical preservatives or paint to wood features that are subject to weathering, such as exposed beam ends, outrig- gers, or rafter tails. Using chemical preservatives (such as creosote) which, unless they were used historically, can change the appearance of wood features. Implementing an integrated pest management plan to identify appropriate preventive measures to guard against insect damage, such as installing termite guards, fumigating, and treating with chemicals. Retaining coatings (such as paint) that protect the wood from moisture and ultraviolet light. Paint removal should be consid- ered only when there is paint surface deterioration and as part of an overall maintenance program which involves repainting or applying other appropriate coatings. Stripping paint or other coatings from wood features without recoat- ing. [8] Rotted clapboards have been replaced selectively with new wood siding to match the originals. WOOD 89 4.g Packet Pg. 113 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WOOD: CLAPBOARD, WEATHERBOARD, SHINGLES, AND OTHER FUNCTIONAL AND DECORATIVE ELEMENTS RECOMMENDED NOT RECOMMENDED Removing damaged or deteriorated paint to the next sound layer using the gentlest method possible (e.g., hand scraping and hand sanding) prior to repainting. Using potentially-damaging paint-removal methods on wood sur- faces, such as open-flame torches, orbital sanders, abrasive meth- ods (including sandblasting, other media blasting, or high-pressure water), or caustic paint-removers. Removing paint that is firmly adhered to wood surfaces. Using chemical strippers primarily to supplement other methods such as hand scraping, hand sanding, and thermal devices. Failing to neutralize the wood thoroughly after using chemical paint removers so that new paint may not adhere. Removing paint from detachable wood features by soaking them in a caustic solution, which may roughen the surface, split the wood, or result in staining from residual acids leaching out of the wood. Using biodegradable or environmentally-safe cleaning or paint- removal products. Using paint-removal methods that employ a poultice to which paint adheres, when possible, to neatly and safely remove old lead paint. Using thermal devices (such as infrared heaters) carefully to remove paint when it is so deteriorated that total removal is nec- essary prior to repainting. Using a thermal device to remove paint from wood features without first checking for and removing any flammable debris behind them. Using thermal devices without limiting the amount of time the wood feature is exposed to heat. Using coatings that encapsulate lead paint, when possible, where the paint is not required to be removed to meet environmental regulations. Applying compatible paint coating systems to historically-painted wood following proper surface preparation. Failing to follow manufacturers’ product and application instruc- tions when repainting wood features. Repainting historically-painted wood features with colors that are appropriate to the building and district. Using paint colors on historically-painted wood features that are not appropriate to the building or district. 90 WOOD 4.g Packet Pg. 114 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WOOD: CLAPBOARD, WEATHERBOARD, SHINGLES, AND OTHER FUNCTIONAL AND DECORATIVE ELEMENTS RECOMMENDED NOT RECOMMENDED Protecting adjacent materials when working on other wood features. Failing to protect adjacent materials when working on wood fea- tures. Evaluating the overall condition of the wood to determine whether more than protection and maintenance, such as repairs to wood features, will be necessary. Failing to undertake adequate measures to ensure the protection of wood features. [9] Smooth-surfaced cementitious siding (left) may be used to replace deteriorated wood siding only on secondary elevations that have minimal visibility. [10] Not Recommended: Cementitious siding with a raised wood-grain texture is not an appropriate material to replace historic wood siding, which has a smooth surface when painted. WOOD 91 4.g Packet Pg. 115 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WOOD: CLAPBOARD, WEATHERBOARD, SHINGLES, AND OTHER FUNCTIONAL AND DECORATIVE ELEMENTS RECOMMENDED NOT RECOMMENDED Repairing wood by patching, splicing, consolidating, or otherwise Removing wood that could be stabilized, repaired, and conserved, reinforcing the wood using recognized conservation methods. or using untested consolidants and unskilled personnel, potentially Repair may include the limited replacement in kind or with a causing further damage to historic materials. compatible substitute material of those extensively deteriorated or missing components of wood features when there are surviving Replacing an entire wood feature, such as a cornice or balustrade, prototypes, such as brackets, molding, or sections of siding. when repair of the wood and limited replacement of deteriorated or missing components is feasible. Replacing in kind an entire wood feature that is too deterio- Removing a wood feature that is unrepairable and not replacing it, rated to repair (if the overall form and detailing are still evident) or replacing it with a new feature that does not match. using physical evidence as a model to reproduce the feature or when the replacement can be based on historic documentation. Using substitute material for the replacement that does not convey Examples of such wood features include a cornice, entablature, the same appearance of the surviving components of the wood or a balustrade. If using wood is not feasible, then a compatible feature. substitute material may be considered. Replacing a deteriorated wood feature or wood siding on a pri- mary or other highly-visible elevation with a new matching wood feature. Replacing a deteriorated wood feature or wood siding on a primary or other highly-visible elevation with a composite substitute mate- rial. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a replacement masonry feature, such as Creating an inaccurate appearance because the replacement for a step or door pediment, when the historic feature is completely the missing masonry feature is based upon insufficient physical or missing. It may be an accurate restoration based on documentary historic documentation, is not a compatible design, or because the and physical evidence, but only when the historic feature to be feature to be replaced did not coexist with the features currently on replaced coexisted with the features currently on the building. Or, the building. it may be a new design that is compatible with the size, scale, material, and color of the historic building. Introducing a new wood feature that is incompatible in size, scale, material, or color. 92 WOOD 4.g Packet Pg. 116 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION METALS: WROUGHT AND CAST IRON, STEEL, PRESSED METAL, TERNEPLATE, COPPER, ALUMINUM, AND ZINC RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving metal features that are Removing or substantially changing metal features which are impor- important in defining the overall historic character of the building tant in defining the overall historic character of the building so that, (such as columns, capitals, pilasters, spandrel panels, or stair- as a result, the character is diminished. ways) and their paints, finishes, and colors. The type of metal should be identified prior to work because each metal has its own Removing a major portion of the historic metal from a façade properties and may require a different treatment. instead of repairing or replacing only the deteriorated metal, then reconstructing the façade with new material to achieve a uniform or “improved” appearance. Protecting and maintaining metals from corrosion by providing proper drainage so that water does not stand on flat, horizontal surfaces or accumulate in curved decorative features. Failing to identify and treat the causes of corrosion, such as mois- ture from leaking roofs or gutters. Placing incompatible metals together without providing an appropri- ate separation material. Such incompatibility can result in galvanic corrosion of the less noble metal (e.g., copper will corrode cast iron, steel, tin, and aluminum). Cleaning metals when necessary to remove corrosion prior to repainting or applying appropriate protective coatings. Leaving metals that must be protected from corrosion uncoated after cleaning. [11] The stainless steel doors at the entrance to this Art Deco apartment building are important in defining its historic character and should be retained in place. METALS 93 4.g Packet Pg. 117 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION METALS: WROUGHT AND CAST IRON, STEEL, PRESSED METAL, TERNEPLATE, COPPER, ALUMINUM, AND ZINC RECOMMENDED NOT RECOMMENDED Identifying the particular type of metal prior to any cleaning procedure and then testing to ensure that the gentlest cleaning method possible is selected; or, alternatively, determining that cleaning is inappropriate for the particular metal. Using cleaning methods which alter or damage the color, texture, or finish of the metal, or cleaning when it is inappropriate for the particular metal. Removing the patina from historic metals. The patina may be a protective layer on some metals (such as bronze or copper) as well as a distinctive finish. Using non-corrosive chemical methods to clean soft metals (such Cleaning soft metals (such as lead, tinplate, terneplate, copper, and as lead, tinplate, terneplate, copper, and zinc) whose finishes can zinc) with abrasive methods (including sandblasting, other abrasive be easily damaged by abrasive methods. media, or high-pressure water) which will damage the surface of the metal. Using the least abrasive cleaning method for hard metals (such Using high-pressure abrasive techniques (including sandblasting, as cast iron, wrought iron, and steel) to remove paint buildup and other media blasting, or high-pressure water) without first trying corrosion. If hand scraping and wire brushing have proven inef- gentler cleaning methods prior to cleaning cast iron, wrought iron, fective, low-pressure abrasive methods may be used as long as or steel. they do not abrade or damage the surface. Applying appropriate paint or other coatings to historically-coated metals after cleaning to protect them from corrosion. Applying paint or other coatings to metals (such as copper, bronze or stainless steel) if they were not coated historically, unless a coat- ing is necessary for maintenance. Repainting historically-painted metal features with colors that are appropriate to the building and district. Using paint colors on historically-painted metal features that are not appropriate to the building or district. Applying an appropriate protective coating (such as lacquer or wax) to a metal feature that was historically unpainted, such as a bronze door, which is subject to heavy use. 94 METALS 4.g Packet Pg. 118 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION METALS: WROUGHT AND CAST IRON, STEEL, PRESSED METAL, TERNEPLATE, COPPER, ALUMINUM, AND ZINC RECOMMENDED NOT RECOMMENDED Protecting adjacent materials when cleaning or removing paint from metal features. Failing to protect adjacent materials when working on metal fea- tures. Evaluating the overall condition of metals to determine whether more than protection and maintenance, such as repairs to metal features, will be necessary. Failing to undertake adequate measures to ensure the protection of metal features. [12] This historic steel window has been cleaned, repaired, and primed in preparation for painting and reglazing. [13] The gold-colored, anodized aluminum geodesic dome of the former Citizen’s State Bank in Oklahoma City, OK, built in 1958 and designed by Robert Roloff, makes this a distinctive mid- 20th century building. METALS 95 4.g Packet Pg. 119 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 96 [14] Interior cast-iron columns have been cleaned and repainted as part of the rehabilitation of this historic market building for continuing use. [15] New enameled-metal panels were replicated to replace the original panels, which were too deteriorated to repair, when the storefront of this early 1950s building was recreated. METALS 4.g Packet Pg. 120 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION METALS: WROUGHT AND CAST IRON, STEEL, PRESSED METAL, TERNEPLATE, COPPER, ALUMINUM, AND ZINC RECOMMENDED NOT RECOMMENDED Repairing metal by reinforcing the metal using recognized pres- ervation methods. Repair may include the limited replacement in kind or with a compatible substitute material of those extensively deteriorated or missing components of features when there are surviving prototypes, such as column capitals or bases, store- fronts, railings and steps, or window hoods. Removing metals that could be stabilized, repaired, and conserved, or using improper repair techniques, or unskilled personnel, poten- tially causing further damage to historic materials. Replacing in kind an entire metal feature that is too deteriorated to repair (if the overall form and detailing are still evident) using the physical evidence as a model to reproduce the feature or when the replacement can be based on historic documentation. Examples of such a feature could include cast-iron porch steps or steel-sash windows. If using the same kind of material is not fea- sible, then a compatible substitute material may be considered. Replacing an entire metal feature, such as a column or balustrade, when repair of the metal and limited replacement of deteriorated or missing components are feasible. Removing a metal feature that is unrepairable and not replacing it, or replacing it with a new metal feature that does not match. Using a substitute material for the replacement that does not convey the same appearance of the surviving components of the metal feature or that is physically or chemically incompatible. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a replacement metal feature, such as a Creating an inaccurate appearance because the replacement for the metal cornice or cast-iron column, when the historic feature is missing metal feature is based upon insufficient physical or historic completely missing. It may be an accurate restoration based on documentation, is not a compatible design, or because the feature documentary and physical evidence, but only when the historic to be replaced did not coexist with the features currently on the feature to be replaced coexisted with the features currently on building. the building. Or, it may be a new design that is compatible with the size, scale, material, and color of the historic building. Introducing a new metal feature that is incompatible in size, scale, material, or color. METALS 97 4.g Packet Pg. 121 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ROOFS RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving roofs and their functional and decorative features that are important in defining the overall historic character of the building. The form of the roof (gable, hipped, gambrel, flat, or mansard) is significant, as are its deco- rative and functional features (such as cupolas, cresting, para- pets, monitors, chimneys, weather vanes, dormers, ridge tiles, and snow guards), roofing material (such as slate, wood, clay tile, metal, roll roofing, or asphalt shingles), and size, color, and patterning. Removing or substantially changing roofs which are important in defining the overall historic character of the building so that, as a result, the character is diminished. Removing a major portion of the historic roof or roofing material that is repairable, then rebuilding it with new material to achieve a more uniform or “improved” appearance. Changing the configuration or shape of a roof by adding highly vis- ible new features (such as dormer windows, vents, skylights, or a penthouse). Stripping the roof of sound historic material, such as slate, clay tile, wood, or metal. Protecting and maintaining a roof by cleaning gutters and Failing to clean and maintain gutters and downspouts properly so downspouts and replacing deteriorated flashing. Roof sheathing that water and debris collect and cause damage to roof features, should also be checked for indications of moisture due to leaks or sheathing, and the underlying roof structure. condensation. Providing adequate anchorage for roofing material to guard against wind damage and moisture penetration. Allowing flashing, caps, and exposed fasteners to corrode, which accelerates deterioration of the roof. Protecting a leaking roof with a temporary waterproof membrane with a synthetic underlayment, roll roofing, plywood, or a tarpau- lin until it can be repaired. Leaving a leaking roof unprotected so that accelerated deteriora- tion of historic building materials (such as masonry, wood, plaster, paint, and structural members) occurs. Repainting a roofing material that requires a protective coating and was painted historically (such as a terneplate metal roof or gutters) as part of regularly-scheduled maintenance. Failing to repaint a roofing material that requires a protective coating and was painted historically as part of regularly-scheduled maintenance. Applying compatible paint coating systems to historically-painted roofing materials following proper surface preparation. Applying paint or other coatings to roofing material if they were not coated historically. Protecting a roof covering when working on other roof features. Failing to protect roof coverings when working on other roof features. Evaluating the overall condition of the roof and roof features to determine whether more than protection and maintenance, such as repairs to roof features, will be necessary. Failing to undertake adequate measures to ensure the protection of roof features. 98 ROOFS 4.g Packet Pg. 122 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ROOFS RECOMMENDED NOT RECOMMENDED Repairing a roof by ensuring that the existing historic or compat- Replacing an entire roof feature when repair of the historic roof- ible non-historic roof covering is sound and waterproof. Repair ing materials and limited replacement of deteriorated or missing may include the limited replacement in kind or with a compatible components are feasible. substitute material of missing materials (such as wood shingles, slates, or tiles) on a main roof, as well as those extensively deteriorated or missing components of features when there are surviving prototypes, such as ridge tiles, dormer roofing, or roof monitors. Using corrosion-resistant roof fasteners (e.g., nails and clips) to repair a roof to help extend its longevity. [16] The deteriorated asphalt shingles of this porch roof are being replaced in kind with matching shingles. ROOFS 99 4.g Packet Pg. 123 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ROOFS RECOMMENDED NOT RECOMMENDED Replacing in kind an entire roof covering or feature that is too Removing a feature of the roof that is unrepairable and not replac- deteriorated to repair (if the overall form and detailing are still ing it, or replacing it with a new roof feature that does not match. evident) using the physical evidence as a model to reproduce the feature or when the replacement can be based on historic Using a substitute material for the replacement that does not documentation. Examples of such a feature could include a large convey the same appearance of the roof covering or the surviving section of roofing, a dormer, or a chimney. If using the same kind components of the roof feature or that is physically or chemically of material is not feasible, then a compatible substitute material incompatible. may be considered. Replacing only missing or damaged roofing tiles or slates rather than replacing the entire roof covering. Failing to reuse intact slate or tile in good condition when only the roofing substrate or fasteners need replacement. Replacing an incompatible roof covering or any deteriorated non- historic roof covering with historically-accurate roofing material, if known, or another material that is compatible with the historic character of the building. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new roof covering for a missing roof or Creating an inaccurate appearance because the replacement for the a new feature, such as a dormer or a monitor, when the historic missing roof feature is based upon insufficient physical or historic feature is completely missing. It may be an accurate restoration documentation, is not a compatible design, or because the feature based on documentary and physical evidence, but only when to be replaced did not coexist with the features currently on the the historic feature to be replaced coexisted with the features building. currently on the building. Or, it may be a new design that is compatible with the size, scale, material, and color of the historic Introducing a new roof feature that is incompatible in size, scale, building. material, or color. 100 ROOFS 4.g Packet Pg. 124 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ROOFS RECOMMENDED NOT RECOMMENDED Alterations and Additions for a New Use Installing mechanical and service equipment on the roof (such as heating and air-conditioning units, elevator housing, or solar panels) when required for a new use so that they are inconspicu- ous on the site and from the public right-of-way and do not damage or obscure character-defining historic features. Installing roof-top mechanical or service equipment so that it dam- ages or obscures character-defining roof features or is conspicuous on the site or from the public right-of-way. Designing rooftop additions, elevator or stair towers, decks or ter- races, dormers, or skylights when required by a new or continu- ing use so that they are inconspicuous and minimally visible on the site and from the public right-of-way and do not damage or obscure character-defining historic features. Changing a character-defining roof form, or damaging or destroying character-defining roofing material as a result of an incompatible rooftop addition or improperly-installed or highly-visible mechanical equipment. Installing a green roof or other roof landscaping, railings, or furnishings that are not visible on the site or from the public right-of-way and do not damage the roof structure. Installing a green roof or other roof landscaping, railings, or furnish- ings that are visible on the site and from the public right-of-way. [17] New wood elements have been used selectively to replace rotted wood on the underside of the roof in this historic warehouse. ROOFS 101 4.g Packet Pg. 125 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WINDOWS RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving windows and their func- Removing or substantially changing windows or window features tional and decorative features that are important to the overall which are important in defining the overall historic character of the character of the building. The window material and how the building so that, as a result, the character is diminished. window operates (e.g., double hung, casement, awning, or hopper) are significant, as are its components (including sash, Changing the appearance of windows that contribute to the historic muntins, ogee lugs, glazing, pane configuration, sills, mullions, character of the building by replacing materials, finishes, or colors casings, or brick molds) and related features, such as shutters. which noticeably change the sash, depth of the reveal, and muntin configurations; the reflectivity and color of the glazing; or the appearance of the frame. Obscuring historic wood window trim with metal or other material. Replacing windows solely because of peeling paint, broken glass, stuck sash, or high air infiltration. These conditions, in themselves, do not indicate that windows are beyond repair. Protecting and maintaining the wood or metal which comprises Failing to protect and maintain window materials on a cyclical basis the window jamb, sash, and trim through appropriate treatments, so that deterioration of the window results. such as cleaning, paint removal, and reapplication of protective coating systems. Protecting windows against vandalism before work begins by covering them and by installing alarm systems that are keyed into local protection agencies. Leaving windows unprotected and subject to vandalism before work begins, thereby also allowing the interior to be damaged if it can be accessed through unprotected windows. Making windows weathertight by recaulking gaps in fixed joints and replacing or installing weatherstripping. Protecting windows from chemical cleaners, paint, or abrasion during work on the exterior of the building. Failing to protect historic windows from chemical cleaners, paint, or abrasion when work is being done on the exterior of the building. Protecting and retaining historic glass when replacing putty or repairing other components of the window. Failing to protect the historic glass when making window repairs. 102 WINDOWS 4.g Packet Pg. 126 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WINDOWS RECOMMENDED NOT RECOMMENDED Sustaining the historic operability of windows by lubricating friction points and replacing broken components of the operat- ing system (such as hinges, latches, sash chains or cords) and replacing deteriorated gaskets or insulating units. Failing to maintain windows and window components so that win- dows are inoperable, or sealing operable sash permanently. Failing to repair and reuse window hardware such as sash lifts, latches, and locks. Adding storm windows with a matching or a one-over-one pane configuration that will not obscure the characteristics of the his- toric windows. Storm windows improve energy efficiency and are especially beneficial when installed over wood windows because they also protect them from accelerated deterioration. Adding interior storm windows as an alternative to exterior storm windows when appropriate. [18] The historic metal storm windows in this 1920s office building were retained and repaired during the rehabilitation project. [19] Installing a mockup of a proposed replacement window can be helpful to evaluate how well the new windows will match the historic windows that are missing or too deteriorated to repair. WINDOWS 103 4.g Packet Pg. 127 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 104 [20 a-d] The original steel windows in this industrial building were successfully repaired as part of the rehabilitation project (left). WINDOWS 4.g Packet Pg. 128 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WINDOWS RECOMMENDED NOT RECOMMENDED Installing sash locks, window guards, removable storm windows, and other reversible treatments to meet safety, security, or energy conservation requirements. Evaluating the overall condition of the windows to determine whether more than protection and maintenance, such as repairs to windows and window features, will be necessary. Failing to undertake adequate measures to ensure the protection of window features. Repairing window frames and sash by patching, splicing, consoli- Removing window features that could be stabilized, repaired, or dating, or otherwise reinforcing them using recognized preserva- conserved using untested consolidants, improper repair techniques, tion methods. Repair may include the limited replacement in or unskilled personnel, potentially causing further damage to the kind or with a compatible substitute material of those extensively historic materials. deteriorated, broken, or missing components of features when there are surviving prototypes, such as sash, sills, hardware, or Replacing an entire window when repair of the window and limited shutters. replacement of deteriorated or missing components are feasible. Removing glazing putty that has failed and applying new putty; or, if glass is broken, carefully removing all putty, replacing the glass, and reputtying. Installing new glass to replace broken glass which has the same visual characteristics as the historic glass. Replacing in kind an entire window that is too deteriorated to Removing a character-defining window that is unrepairable or is not repair (if the overall form and detailing are still evident) using needed for the new use and blocking up the opening, or replacing it the physical evidence as a model to reproduce the feature or with a new window that does not match. when the replacement can be based on historic documentation. If using the same kind of material is not feasible, then a compat- Using substitute material for the replacement that does not convey ible substitute material may be considered. the same appearance of the surviving components of the window or that is physically incompatible. WINDOWS 105 4.g Packet Pg. 129 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WINDOWS RECOMMENDED NOT RECOMMENDED [21] The windows on the lower floor, which were too deteriorated to repair, were replaced with new steel windows matching the upper-floor historic windows that were retained. Modifying a historic single-glazed sash to accommodate insulated glass when it will not jeopardize the soundness of the sash or significantly alter its appearance. Modifying a historic single-glazed sash to accommodate insulated glass when it will jeopardize the soundness of the sash or signifi- cantly alter its appearance. Using low-e glass with the least visible tint in new or replacement windows. Using low-e glass with a dark tint in new or replacement windows, thereby negatively impacting the historic character of the building. Using window grids rather than true divided lights on windows on Using window grids rather than true divided lights on windows in the upper floors of high-rise buildings if they will not be notice- low-rise buildings or on lower floors of high-rise buildings where able. they will be noticeable, resulting in a change to the historic charac- ter of the building. Ensuring that spacer bars in between double panes of glass are the same color as the window sash. Using spacer bars in between double panes of glass that are not the same color as the window sash. Replacing all of the components in a glazing system if they have failed because of faulty design or materials that have deteriorated with new material that will improve the window performance without noticeably changing the historic appearance. Replacing all of the components in a glazing system with new mate- rial that will noticeably change the historic appearance. Replacing incompatible, non-historic windows with new windows that are compatible with the historic character of the building; or reinstating windows in openings that have been filled in. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new window or its components, such Creating an inaccurate appearance because the replacement for the as frames, sash, and glazing, when the historic feature is com- missing window is based upon insufficient physical or historic docu- pletely missing. It may be an accurate restoration based on mentation, is not a compatible design, or because the feature to be documentary and physical evidence, but only when the historic replaced did not coexist with the features currently on the building. feature to be replaced coexisted with the features currently on the building. Or, it may be a new design that is compatible with Installing replacement windows made from other materials that are the size, scale, material, and color of the historic building. not the same as the material of the original windows if they would have a noticeably different appearance from the remaining historic windows. 106 WINDOWS 4.g Packet Pg. 130 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION (a) (b) (c) [22] Not Recommended: (a-b) The original wood windows in this late-19th-century building, which were highly decorative, could likely have been repaired and retained. (c) Instead, they were replaced with new windows that do not match the detailing of the historic windows and, therefore, do not meet the Standards (above). (b) WINDOWS 107 4.g Packet Pg. 131 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 108 [23] (a)This deteriorated historic wood window was repaired and retained (b) in this rehabilitation project. WINDOWS 4.g Packet Pg. 132 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION WINDOWS RECOMMENDED NOT RECOMMENDED Alterations and Additions for a New Use Adding new window openings on rear or other secondary, less- visible elevations, if required by a new use. The new openings and the windows in them should be compatible with the overall design of the building but, in most cases, not duplicate the historic fenestration. Changing the number, location, size, or glazing pattern of windows on primary or highly-visible elevations which will alter the historic character of the building. Cutting new openings on character-defining elevations or cutting new openings that damage or destroy significant features. Adding balconies at existing window openings or new window open- ings on primary or other highly-visible elevations where balconies never existed and, therefore, would be incompatible with the his- toric character of the building. Replacing windows that are too deteriorated to repair using the Replacing a window that contributes to the historic character of same sash and pane configuration, but with new windows that the building with a new window that is different in design (such as operate differently, if necessary, to accommodate a new use. glass divisions or muntin profiles), dimensions, materials (wood, Any change must have minimal visual impact. Examples could metal, or glass), finish or color, or location that will have a notice- include replacing hopper or awning windows with casement ably different appearance from the historic windows, which may windows, or adding a realigned and enlarged operable portion of negatively impact the character of the building. industrial steel windows to meet life-safety codes. Installing impact-resistant glazing, when necessary for security, so that it is compatible with the historic windows and does not damage them or negatively impact their character. Installing impact-resistant glazing, when necessary for security, that is incompatible with the historic windows and that damages them or negatively impacts their character. Using compatible window treatments (such as frosted glass, Removing a character-defining window to conceal mechanical appropriate shades or blinds, or shutters) to retain the historic equipment or to provide privacy for a new use of the building by character of the building when it is necessary to conceal mechan- blocking up the opening. ical equipment, for example, that the new use requires be placed in a location behind a window or windows on a primary or highly- visible elevation. WINDOWS 109 4.g Packet Pg. 133 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ENTRANCES AND PORCHES RECOMMENDED NOT RECOMMENDED [24] Rotted boards in the beaded-board porch ceiling are being replaced with new matching beaded board. Identifying, retaining, and preserving entrances and porches and their functional and decorative features that are important in defining the overall historic character of the building. The materi- als themselves (including masonry, wood, and metal) are signifi- cant, as are their features, such as doors, transoms, pilasters, columns, balustrades, stairs, roofs, and projecting canopies. Removing or substantially changing entrances and porches which are important in defining the overall historic character of the build- ing so that, as a result, the character is diminished. Cutting new entrances on a primary façade. Altering utilitarian or service entrances so they compete visually with the historic primary entrance; increasing their size so that they appear significantly more important; or adding decorative details that cannot be documented to the building or are incompatible with the building’s historic character. Retaining a historic entrance or porch even though it will no longer be used because of a change in the building’s function. Removing a historic entrance or porch that will no longer be required for the building’s new use. Protecting and maintaining the masonry, wood, and metals which comprise entrances and porches through appropriate surface treatments, such as cleaning, paint removal, and reapplication of protective coating systems. Failing to protect and maintain entrance and porch materials on a cyclical basis so that deterioration of entrances and porches results. Protecting entrances and porches against arson and vandalism before work begins by covering them and by installing alarm systems keyed into local protection agencies. Leaving entrances and porches unprotected and subject to vandal- ism before work begins, thereby also allowing the interior to be damaged if it can be accessed through unprotected entrances. Protecting entrance and porch features when working on other features of the building. Failing to protect materials and features when working on other features of the building. Evaluating the overall condition of entrances and porches to determine whether more than protection and maintenance, such as repairs to entrance and porch features, will be necessary. Failing to undertake adequate measures to ensure the protection of entrance and porch features. Repairing entrances and porches by patching, splicing, consoli- Removing entrances and porches that could be stabilized, repaired, dating, and otherwise reinforcing them using recognized preser- and conserved, or using untested consolidants, improper repair vation methods. Repair may include the limited replacement in techniques, or unskilled personnel, potentially causing further kind or with a compatible substitute material of those extensively damage to historic materials. deteriorated features or missing components of features when there are surviving prototypes, such as balustrades, columns, and Replacing an entire entrance or porch feature when repair of the stairs. feature and limited replacement of deteriorated or missing compo- nents are feasible. 110 ENTRANCES AND PORCHES 4.g Packet Pg. 134 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ENTRANCES AND PORCHES RECOMMENDED NOT RECOMMENDED Replacing in kind an entire entrance or porch that is too deterio- Removing an entrance or porch that is unrepairable and not replac- rated to repair (if the overall form and detailing are still evident) ing it, or replacing it with a new entrance or porch that does not using the physical evidence as a model to reproduce the feature match. or when the replacement can be based on historic documenta- tion. If using the same kind of material is not feasible, then a Using a substitute material for the replacement that does not compatible substitute material may be considered. convey the same appearance of the surviving components of entrance or porch features or that is physically incompatible. [25] The new infill designs for the garage door openings in this commercial building (a) converted for restaurant use and in this mill building (b) rehabilitated for residential use are compatible with the historic character of the buildings. ENTRANCES AND PORCHES 111 4.g Packet Pg. 135 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION ENTRANCES AND PORCHES RECOMMENDED NOT RECOMMENDED The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new entrance or porch when the Creating an inaccurate appearance because the replacement for historic feature is completely missing or has previously been the missing entrance or porch is based upon insufficient physical or replaced by one that is incompatible. It may be an accurate res- historic documentation, is not a compatible design, or because the toration based on documentary and physical evidence, but only feature to be replaced did not coexist with the features currently on when the historic entrance or porch to be replaced coexisted with the building. the features currently on the building. Or, it may be a new design that is compatible with the size, scale, material, and color of the historic building. Alterations and Additions for a New Use Enclosing historic porches on secondary elevations only, when Enclosing porches in a manner that results in a diminution or loss required by a new use, in a manner that preserves the historic of historic character by using solid materials rather than clear glaz- character of the building (e.g., using large sheets of glass and ing, or by placing the enclosure in front of, rather than behind, the recessing the enclosure wall behind existing posts and balus- historic features. trades). Designing and constructing additional entrances or porches on secondary elevations when required for the new use in a manner that preserves the historic character of the building (i.e., ensuring that the new entrance or porch is clearly subordinate to historic primary entrances or porches). Constructing secondary or service entrances and porches that are incompatible in size and scale or detailing with the historic building or that obscure, damage, or destroy character-defining features. [26] Not Recommended: Installing a screened enclosure is never recommended on a front or otherwise prominent historic porch. In limited instances, it may be possible to add screening on a porch at the rear or on a secondary façade; however, the enclosure should match the color of the porch and be placed behind columns and railings so that it does not obscure these features. 112 ENTRANCES AND PORCHES 4.g Packet Pg. 136 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STOREFRONTS RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving storefronts and their func- Removing or substantially changing storefronts and their features tional and decorative features that are important in defining the which are important in defining the overall historic character of the overall historic character of the building. The storefront materials building so that, as a result, the character is diminished. (including wood, masonry, metals, ceramic tile, clear glass, and pigmented structural glass) and the configuration of the store- Changing the storefront so that it has a residential rather than com- front are significant, as are features, such as display windows, mercial appearance. base panels, bulkheads, signs, doors, transoms, kick plates, corner posts, piers, and entablatures. The removal of inappropri- Introducing features from an earlier period that are not compatible ate, non-historic cladding, false mansard roofs, and other later, with the historic character of the storefront. non-significant alterations can help reveal the historic character of the storefront. Changing the location of the storefront’s historic main entrance. Replacing or covering a glass transom with solid material or inap- propriate signage, or installing an incompatible awning over it. Retaining later, non-original features that have acquired signifi- cance over time. Removing later features that may have acquired significance. [28] This new storefront, which replaced one that was missing, is compatible with the historic character of the building. STOREFRONTS 113 4.g Packet Pg. 137 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STOREFRONTS RECOMMENDED NOT RECOMMENDED Protecting and maintaining masonry, wood, glass, ceramic tile, and metals which comprise storefronts through appropriate treatments, such as cleaning, paint removal, and reapplication of protective coating systems. Failing to protect and maintain storefront materials on a cyclical basis so that deterioration of storefront features results. Protecting storefronts against arson and vandalism before work begins by covering windows and doors and by installing alarm systems keyed into local protection agencies. Leaving the storefront unprotected and subject to vandalism before work begins, thereby also allowing the interior to be damaged if it can be accessed through unprotected entrances. Protecting the storefront when working on other features of the building. Failing to protect the storefront when working on other features of the building. Evaluating the overall condition of the storefront to determine whether more than protection and maintenance, such as repairs to storefront features, will be necessary. Failing to undertake adequate measures to ensure the protection of storefront features. [27] This original c. 1940s storefront, with its character- defining angled and curved glass display window and recessed entrance with a decorative terrazzo paving, is in good condition and should be retained in a rehabilitation project. 114 STOREFRONTS 4.g Packet Pg. 138 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STOREFRONTS RECOMMENDED NOT RECOMMENDED Repairing storefronts by patching, splicing, consolidating, or Removing storefronts that could be stabilized, repaired, and con- otherwise reinforcing them using recognized preservation meth- served, or using untested consolidants, improper repair techniques, ods. Repair may include the limited replacement in kind or with or unskilled personnel, potentially causing further damage to a compatible substitute material of those extensively deteriorated historic materials. or missing components of storefronts when there are surviving prototypes, such as transoms, base panels, kick plates, piers, or signs. Replacing in kind an entire storefront that is too deteriorated to repair (if the overall form and detailing are still evident) using the physical evidence as a model to reproduce the feature or when the replacement can be based on historic documentation. If using the same kind of material is not feasible, then a compat- ible substitute material may be considered. Replacing a storefront feature when repair of the feature and limited replacement of deteriorated or missing components are feasible. Using a substitute material for the replacement that does not convey the same appearance of the surviving components of the storefront or that is physically incompatible. Removing a storefront that is unrepairable and not replacing it or replacing it with a new storefront that does not match. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new storefront when the historic Creating an inaccurate appearance because the replacement for storefront is completely missing or has previously been replaced the missing storefront is based upon insufficient physical or historic by one that is incompatible. It may be an accurate restoration documentation, is not a compatible design, or because the feature based on documentary and physical evidence, but only when to be replaced did not coexist with the features currently on the the historic storefront to be replaced coexisted with the features building. currently on the building. Or, it may be a new design that is compatible with the size, scale, material, and color of the historic Using new, over-scaled, or internally-lit signs unless there is a his- building. toric precedent for them or using other types of signs that obscure, damage, or destroy character-defining features of the storefront and the building. STOREFRONTS 115 4.g Packet Pg. 139 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STOREFRONTS RECOMMENDED NOT RECOMMENDED Replacing missing awnings or canopies that can be historically Adding vinyl awnings, or other awnings that are inappropriately documented to the building, or adding new signage, awnings, or sized or shaped, which are incompatible with the historic character canopies that are compatible with the historic character of the of the building; awnings that do not extend over the entire length of building. the storefront; or large canopies supported by posts that project out over the sidewalk, unless their existence can be historically docu- mented. Alterations and Additions for a New Use Retaining the glazing and the transparency (i.e., which allows the Replacing storefront glazing with solid material for occupants’ pri- openness of the interior to be experienced from the exterior) that vacy when the building is being converted for residential use. is so important in defining the character of a historic storefront when the building is being converted for residential use. Window Installing window treatments in storefront windows that have a resi- treatments (necessary for occupants’ privacy) should be installed dential appearance, which are incompatible with the commercial that are uniform and compatible with the commercial appearance character of the building. of the building, such as screens or wood blinds. When display cases still exist behind the storefront, the screening should be set Installing window treatments that are not uniform in a series of at the back of the display case. repetitive storefront windows. [29] The rehabilitation of the 1910 M-a’alaea General Store (a), which served the workers’ camp at the Wailuku Sugar Company on the Hawaiian island of Maui, included the reconstruction of the original parapet (b). 116 STOREFRONTS 4.g Packet Pg. 140 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CURTAIN WALLS RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving curtain wall systems and Removing or substantially changing curtain wall components which their components (metal framing members and glass or opaque are important in defining the overall historic character of the build- panels) that are important in defining the overall historic charac- ing so that, as a result, the character is diminished. ter of the building. The design of the curtain wall is significant, as are its component materials (metal stick framing and panel Replacing historic curtain wall features instead of repairing or materials, such as clear or spandrel glass, stone, terra cotta, replacing only the deteriorated components. metal, and fiber-reinforced plastic), appearance (e.g., glazing color or tint, transparency, and reflectivity), and whether the glaz- ing is fixed, operable or louvered glass panels. How a curtain wall is engineered and fabricated, and the fact that it expands and contracts at a different rate from the building’s structural system, are important to understand when undertaking the rehabilitation of a curtain wall system. Protecting and maintaining curtain walls and their components Failing to protect and maintain curtain wall components on a cycli- through appropriate surface treatments, such as cleaning, paint cal basis so that deterioration of curtain walls results. removal, and reapplication of protective coating systems; and by making them watertight and ensuring that sealants and gaskets Failing to identify, evaluate, and treat various causes of curtain wall are in good condition. failure, such as open gaps between components where sealants have deteriorated or are missing. Protecting ground-level curtain walls from vandalism before work begins by covering them, while ensuring adequate ventilation, and by installing alarm systems keyed into local protection agencies. Leaving ground-level curtain walls unprotected and subject to van- dalism before work begins, thereby also allowing the interior to be damaged if it can be accessed through unprotected glazing. Protecting curtain walls when working on other features of the building. Failing to protect curtain walls when working on other features of the building. Cleaning curtain wall systems only when necessary to halt dete- rioration or to remove heavy soiling. Cleaning curtain wall systems when they are not heavily soiled, thereby needlessly introducing chemicals or moisture into historic materials. CURTAIN WALLS 117 4.g Packet Pg. 141 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CURTAIN WALLS RECOMMENDED NOT RECOMMENDED Carrying out cleaning tests, when it has been determined that cleaning is appropriate, using only cleaning materials that will not damage components of the system, including factory-applied finishes. Test areas should be examined to ensure that no damage has resulted. Cleaning curtain wall systems without testing or using cleaning materials that may damage components of the system. Evaluating the overall condition of curtain walls to determine whether more than protection and maintenance, such as repair of curtain wall components, will be necessary. Failing to undertake adequate measures to protect curtain wall components. Repairing curtain walls by ensuring that they are watertight by Removing curtain wall components that could be repaired or using augmenting existing components or replacing deteriorated or improper repair techniques. missing sealants or gaskets, where necessary, to seal any gaps between system components. Repair may include the limited Replacing an entire curtain wall system when repair of materials replacement of those extensively deteriorated or missing compo- and limited replacement of deteriorated or missing components are nents of curtain walls when there are surviving prototypes. feasible. Applying sealants carefully so that they are not readily visible. Replacing in kind a component or components of a curtain wall Removing a curtain wall component or the entire system, if neces- system that are too deteriorated to repair (if the overall form and sary, that is unrepairable and not replacing it or replacing it with a detailing are still evident) using the physical evidence as a model new component or system that does not convey the same appear- to reproduce the feature. If using the same kind of material is not ance. feasible, then a compatible substitute material may be consid- ered as long as it has the same finish and appearance. Replacing masonry, metal, glass, or other components of a Using substitute material for the replacement that does not convey curtain wall system (or the entire system, if necessary) which the same appearance of the surviving components of the curtain have failed because of faulty design with substitutes that match wall or that is physically incompatible. the original as closely as possible and which will reestablish the viability and performance of the system. 118 CURTAIN WALLS 4.g Packet Pg. 142 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION [30] Rather than replace the original curtain wall system of the 1954 Simms Building in Albuquerque, NM, with a different color tinted glass or coat it with a non- historic reflective film, the HVAC system was updated to improve energy efficiency. Photo: Harvey M. Kaplan. [31 a-c:] (a) The rehabilitation of the First Federal Savings and Loan Association building in Birmingham, AL, constructed in 1961, required replacing the deteriorated historic curtain wall system because the framing and the fasteners holding the spandrel glass and the windows had failed. (b) Comparative drawings show that the differences between the replacement system, which incorporated new insulated glass to meet wind-load requirements, and the original system are minimal. (c) The replacement system, shown after completion of the project, has not altered the historic character of the building. CURTAIN WALLS 119 4.g Packet Pg. 143 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CURTAIN WALLS RECOMMENDED NOT RECOMMENDED The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new curtain wall or its components Creating an inaccurate appearance because the replacement for when the historic feature is completely missing. It may be an the missing curtain wall component is based upon insufficient accurate restoration based on documentary and physical evi- physical or historic documentation, is not a compatible design, or dence, but only when the historic feature to be replaced coex- because the feature did not coexist with the features currently on isted with the features currently on the building. Or, it may be a the building. new design that is compatible with the size, scale, material, and color of the historic building. Introducing a new curtain wall component that is incompatible in size, scale, material, color, and finish. Alterations and Additions for a New Use Installing new glazing or an entire new curtain wall system, when necessary to meet safety-code requirements, with dimensions, detailing, materials, colors, and finish as close as possible to the historic curtain wall components. Installing new glazing or an entire new curtain wall system, when necessary to meet safety-code requirements, with dimensions and detailing that is significantly different from the historic curtain wall components. Installing impact-resistant glazing, when necessary for security, so that it is compatible with the historic windows and does not damage them or negatively impact their character. Installing impact-resistant glazing in a curtain wall system, when necessary for security, that is incompatible with the historic curtain walls and damages them or negatively impacts their character. 120 CURTAIN WALLS 4.g Packet Pg. 144 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STRUCTURAL SYSTEMS RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving structural systems and vis- ible features of systems that are important in defining the overall historic character of the building. This includes the materials that comprise the structural system (i.e., wood, metal and masonry), the type of system, and its features, such as posts and beams, trusses, summer beams, vigas, cast-iron or masonry columns, above-grade stone foundation walls, or load-bearing masonry walls. Removing or substantially changing visible features of historic structural systems which are important in defining the overall his- toric character of the building so that, as a result, the character is diminished. Overloading the existing structural system, or installing equipment or mechanical systems which could damage the structure. Replacing a load-bearing masonry wall that could be augmented and retained. Leaving known structural problems untreated, such as deflected beams, cracked and bowed walls, or racked structural members. Protecting and maintaining the structural system by keeping Failing to protect and maintain the structural system on a cyclical gutters and downspouts clear and roofing in good repair; and basis so that deterioration of the structural system results. by ensuring that wood structural members are free from insect infestation. Using treatments or products that may retain moisture, which accelerates deterioration of structural members. [33] Retaining as much as possible of the historic wood sill plate and replacing only the termite-damaged wood is always the preferred and recommended treatment. STRUCTURAL SYSTEMS 121 4.g Packet Pg. 145 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STRUCTURAL SYSTEMS RECOMMENDED NOT RECOMMENDED Evaluating the overall condition of the structural system to deter- mine whether more than protection and maintenance, such as repairs to structural features, will be necessary. Failing to undertake adequate measures to ensure the protection of structural systems. Repairing the structural system by augmenting individual com- ponents, using recognized preservation methods. For example, weakened structural members (such as floor framing) can be paired or sistered with a new member, braced, or otherwise supplemented and reinforced. Upgrading the building structurally in a manner that diminishes the historic character of the exterior or that damages interior features or spaces. Replacing a historic structural feature in its entirety or in part when it could be repaired or augmented and retained. [32] (a-b) The rehabilitation of the 1892 Carson Block Building in Eureka, CA, for its owner, the Northern California Indian Development Council, included recreating the missing corner turret and sensitively introducing seismic reinforcement (c) shown here (opposite page) in a secondary upper floor office space. Photos: Page & Turnbull. 122 STRUCTURAL SYSTEMS 4.g Packet Pg. 146 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STRUCTURAL SYSTEMS RECOMMENDED NOT RECOMMENDED Installing seismic or structural reinforcement, when necessary, in a manner that minimizes its impact on the historic fabric and character of the building. Replacing in kind or with a compatible substitute material large portions or entire features of the structural system that are either extensively damaged or deteriorated or that are missing when there are surviving prototypes, such as cast-iron columns, trusses, or masonry walls. Substitute material must be structurally suf- ficient, physically compatible with the rest of the system, and, where visible, must have the same form, design, and appearance as the historic feature. Using substitute material that does not equal the load-bearing capabilities of the historic material; does not convey the same appearance of the historic material, if it is visible; or is physically incompatible. Installing a visible or exposed structural replacement feature that does not match. Replacing to match any interior features or finishes that may have to be removed to gain access to make structural repairs, and reusing salvageable material. STRUCTURAL SYSTEMS 123 4.g Packet Pg. 147 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION STRUCTURAL SYSTEMS RECOMMENDED NOT RECOMMENDED The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Alterations and Additions for a New Use Limiting any new excavations next to historic foundations to avoid undermining the structural stability of the building or adjacent historic buildings. The area next to the building foundation should be investigated first to ascertain potential damage to site features or archeological resources. Carrying out excavations or regrading land adjacent to a historic building which could cause the historic foundation to settle, shift, or fail, or which could destroy significant archeological resources. Correcting structural deficiencies needed to accommodate a new use in a manner that preserves the structural system and indi- vidual character-defining features. Making substantial changes to significant interior spaces or damag- ing or destroying features or finishes that are character defining to correct structural deficiencies. Designing and installing new mechanical or electrical equipment, when necessary, in a manner that minimizes the number and size of cuts or holes in structural members. Installing new mechanical or electrical equipment in a manner which reduces the load-bearing capacity of historic structural mem- bers. Inserting a new floor when required for the new use if it does not Inserting a new floor that damages or destroys the structural system negatively impact the historic character of the interior space; and or abuts window glazing and is visible from the exterior of the build- if it does not damage the structural system, does not abut window ing and, thus, negatively impacts its historic character. glazing, and is not visible from the exterior of the building. Creating an atrium, light court, or lightwell to provide natural Removing structural features to create an atrium, light court, or light when required for a new use only when it can be done in lightwell if it negatively impacts the historic character of the build- a manner that preserves the structural system and the historic ing. character of the building. 124 STRUCTURAL SYSTEMS 4.g Packet Pg. 148 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MECHANICAL SYSTEMS: HEATING, AIR CONDITIONING, ELECTRICAL, AND PLUMBING RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving visible features of early mechanical systems that are important in defining the overall historic character of the building, such as radiators, vents, fans, grilles, and plumbing and lighting fixtures. Removing or substantially changing visible features of mechanical systems that are important in defining the overall historic character of the building so that, as a result, the character is diminished. Protecting and maintaining mechanical, plumbing, and electrical systems and their features through cyclical maintenance. Failing to protect and maintain a functioning mechanical system, plumbing, and electrical systems and their visible features on a cyclical basis so that their deterioration results. Improving the energy efficiency of existing mechanical systems to help reduce the need for a new system by installing storm windows, insulating attics and crawl spaces, or adding awnings, if appropriate. Evaluating the overall condition of mechanical systems to deter- mine whether more than protection and maintenance, such as repairs to mechanical system components, will be necessary. Failing to undertake adequate measures to ensure the protection of mechanical system components. Repairing mechanical systems by augmenting or upgrading system components (such as installing new pipes and ducts), rewiring, or adding new compressors or boilers. Replacing a mechanical system when its components could be upgraded and retained. Replacing in kind or with a compatible substitute material those Installing a visible replacement feature of a mechanical system, if it extensively deteriorated or missing visible features of mechanical is important in defining the historic character of the building, that systems when there are surviving prototypes, such as ceiling fans, does not convey the same appearance. radiators, grilles, or plumbing fixtures. MECHANICAL SYSTEMS 125 4.g Packet Pg. 149 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MECHANICAL SYSTEMS: HEATING, AIR CONDITIONING, ELECTRICAL, AND PLUMBING RECOMMENDED NOT RECOMMENDED The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Alterations and Additions for a New Use Installing a new mechanical system, if required, so that it results in the least alteration possible to the historic building and its character-defining features. Installing a new mechanical system so that character-defining structural or interior features are radically changed, damaged, or destroyed. Providing adequate structural support for the new mechanical equipment. Failing to consider the weight and design of new mechanical equip- ment so that, as a result, historic structural members or finished surfaces are weakened or cracked. Installing new mechanical and electrical systems and ducts, pipes, and cables in closets, service areas, and wall cavities to preserve the historic character of the interior space. Installing systems and ducts, pipes, and cables in walls or ceilings in a manner that results in extensive loss or damage or otherwise obscures historic building materials and character-defining features. Concealing HVAC ductwork in finished interior spaces, when pos- sible, by installing it in secondary spaces (such as closets, attics, basements, or crawl spaces) or in appropriately-located, furred- down soffits. Leaving HVAC ductwork exposed in most finished spaces or install- ing soffits in a location that will negatively impact the historic character of the interior or exterior of the building. Installing exposed ductwork in a finished space when necessary Installing exposed ductwork in a finished space when necessary to to protect and preserve decorative or other features (such as protect and preserve decorative or other features that is not painted, column capitals, pressed-metal or ornamental plaster ceilings, or is located where it will negatively impact the historic character of coffers, or beams) that is painted, and appropriately located so the space. that it will have minimal impact on the historic character of the space. Lowering ceilings, installing a dropped ceiling, or constructing Lowering ceilings, installing a dropped ceiling, or constructing sof- soffits to conceal ductwork in a finished space when this will not fits to conceal ductwork in a finished space in a manner that results result in extensive loss or damage to historic materials or decora- in extensive loss or damage to historic materials or decorative and tive and other features, and will not change the overall character other features, and will change the overall character of the space or of the space or the exterior appearance of the building (i.e., the exterior appearance of the building. lowered ceilings or soffits visible through window glazing). 126 MECHANICAL SYSTEMS 4.g Packet Pg. 150 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION MECHANICAL SYSTEMS: HEATING, AIR CONDITIONING, ELECTRICAL, AND PLUMBING RECOMMENDED NOT RECOMMENDED Installing appropriately located, exposed ductwork in historically- unfinished interior spaces in industrial or utilitarian buildings. Installing a split system mechanical unit in a manner that will have minimal impact on the historic character of the interior and result in minimal loss of historic building material. Installing a split system mechanical unit without considering its impact on the historic character of the interior or the potential loss of historic building material. Installing heating or air conditioning window units only when the installation of any other system would result in significant damage or loss of historic materials or features. Installing mechanical equipment on the roof, when necessary, so that it is minimally visible to preserve the building’s historic character and setting. Installing mechanical equipment on the roof that is overly large or highly visible and negatively impacts the historic character of the building or setting. Placing air conditioning compressors in a location on a secondary elevation of the historic building that is not highly visible. Placing air conditioning compressors where they are highly visible and negatively impact the historic character of the building or setting. [34] The new ceiling ducts installed during the conversion of this historic office building into apartments are minimal in design and discretely placed above the windows. MECHANICAL SYSTEMS 127 4.g Packet Pg. 151 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving a floor plan or interior Altering a floor plan, or interior spaces (including individual rooms), spaces, features, and finishes that are important in defining features, and finishes, which are important in defining the overall the overall historic character of the building. Significant spatial historic character of the building so that, as a result, the character characteristics include the size, configuration, proportion, and is diminished. relationship of rooms and corridors; the relationship of features to spaces; and the spaces themselves, such as lobbies, lodge halls, Altering the floor plan by demolishing principal walls and partitions entrance halls, parlors, theaters, auditoriums, gymnasiums, and for a new use. industrial and commercial interiors. Color, texture, and pattern are important characteristics of features and finishes, which can Altering or destroying significant interior spaces by inserting addi- include such elements as columns, plaster walls and ceilings, tional floors or lofts; cutting through floors to create lightwells, light flooring, trim, fireplaces and mantels, paneling, light fixtures, courts, or atriums; lowering ceilings; or adding new walls or remov- hardware, decorative radiators, ornamental grilles and registers, ing historic walls. windows, doors, and transoms; plaster, paint, wallpaper and wall coverings, and special finishes, such as marbleizing and graining; Relocating an interior feature, such as a staircase, so that the cir- and utilitarian (painted or unpainted) features, including wood, culation pattern and the historic relationship between features and metal, or concrete exposed columns, beams, and trusses and spaces are altered. exposed load-bearing brick, concrete, and wood walls. Installing new material that obscures or damages character-defining interior features or finishes. Removing paint, plaster, or other finishes from historically-finished interior surfaces to create a new appearance (e.g., removing plaster to expose brick walls or a brick chimney breast, stripping paint from wood to stain or varnish it, or removing a plaster ceiling to expose unfinished beams). Applying paint, plaster, or other coatings to surfaces that have been unfinished historically, thereby changing their character. Changing the type of finish or its color, such as painting a histori- cally-varnished wood feature, or removing paint from a historically- painted feature. 128 INTERIOR SPACES, FEATURES, AND FINISHES 4.g Packet Pg. 152 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Retaining decorative or other character-defining features or finishes that typify the showroom or interior of a historic store, such as a pressed-metal ceiling, a beaded-board ceiling, or wainscoting. Removing decorative or other character-defining features or finishes that typify the showroom or interior of a historic store, such as a pressed-metal ceiling, a beaded-board ceiling, or wainscoting. Protecting and maintaining historic materials (including plas- ter, masonry, wood, and metals) which comprise interior spaces through appropriate surface treatments, such as cleaning, paint removal, and reapplication of protective coating systems. Failing to protect and maintain interior materials and finishes on a cyclical basis so that deterioration of interior features results. Protecting interior features and finishes against arson and vandal- Leaving the building unprotected and subject to vandalism before ism before project work begins by erecting temporary fencing or work begins, thereby allowing the interior to be damaged if it can be by covering broken windows and open doorways, while ensuring accessed through unprotected entrances. adequate ventilation, and by installing alarm systems keyed into local protection agencies. Protecting interior features (such as a staircase, mantel, flooring, or decorative finishes) from damage during project work by cover- ing them with plywood, heavy canvas, or plastic sheeting. Failing to protect interior features and finishes when working on the interior. [35] (a) Although deteriorated, the historic school corridor, shown on the left, with its character-defining features, including doors and transoms, was retained and repaired as part of the rehabilitation project (b). INTERIOR SPACES, FEATURES, AND FINISHES 129 4.g Packet Pg. 153 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 130 [36] The elaborate features and finishes of this historic banking hall in the Union Trust Company Building, in Cleveland, OH, were retained and repaired as part of its conversion into a food market. INTERIOR SPACES, FEATURES, AND FINISHES 4.g Packet Pg. 154 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Removing damaged or deteriorated paint and finishes only to the next sound layer using the gentlest method possible prior to repainting or refinishing using compatible paint or other coating systems. Using potentially damaging methods, such as open-flame torches or abrasive techniques, to remove paint or other coatings. Removing paint that is firmly adhered to interior surfaces. Using abrasive cleaning methods only on the interior of industrial Using abrasive methods anywhere but utilitarian and industrial or warehouse buildings with utilitarian, unplastered masonry interior spaces or when there are other methods that are less likely walls and where wood features are not finished, molded, beaded, to damage the surface of the material. or worked by hand. Low-pressure abrasive cleaning (e.g., sand- blasting or other media blasting) should only be considered if test patches show no surface damage and after gentler methods have proven ineffective. Evaluating the overall condition of the interior materials, features, Failing to undertake adequate measures to ensure the protection of and finishes to determine whether more than protection and interior materials, features, and finishes. maintenance, such as repairs to features and finishes, will be necessary. Repairing interior features and finishes by patching, splicing, Removing materials that could be repaired or using improper repair consolidating, or otherwise reinforcing the materials using rec- techniques. ognized preservation methods. Repairs may include the limited replacement in kind or with a compatible substitute material of Replacing an entire interior feature (such as a staircase, mantel, or those extensively deteriorated or missing parts of interior features door surround) or a finish (such as a plaster) when repair of materi- when there are surviving prototypes, such as stairs, balustrades, als and limited replacement of deteriorated or missing components wood paneling, columns, decorative wall finishes, and ornamental are feasible. pressed-metal or plaster ceilings. Repairs should be physically and visually compatible. INTERIOR SPACES, FEATURES, AND FINISHES 131 4.g Packet Pg. 155 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 132 [38] The rehabilitation project retained the industrial character of this historic factory building, which included installation of a fire-rated, clear glass enclosure that allows the stairway, an important interior feature, to remain visible. [37] Exposed and painted ducts were appropriately installed here in a retail space in Denver’s historic Union Station after considering other options that would have impacted the ceiling height, or damaged or obscured the ornamental plaster crown molding. Photo: Heritage Consulting Group. [39] Leaving the ceiling structure exposed and installing exposed ductwork where it does not impact the windows, are appropriate treatments when rehabilitating an industrial building for another use. INTERIOR SPACES, FEATURES, AND FINISHES 4.g Packet Pg. 156 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Replacing in kind an entire interior feature that is too deterio- rated to repair (if the overall form and detailing are still evident) using the physical evidence as a model to reproduce the feature. Examples could include wainscoting, window and door surrounds, or stairs. If using the same kind of material is not feasible, then a compatible substitute material may be considered. Removing a character-defining interior feature that is unrepairable and not replacing it, or replacing it with a new feature or finish that does not match the historic feature. Using a substitute material for the replacement that does not convey the same appearance of the interior feature or that is physi- cally incompatible. Using a substitute material for the replacement that does not convey the same appearance of the interior feature or that is physi- cally incompatible. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new interior feature or finish when Creating an inaccurate appearance because the replacement for the historic feature or finish is completely missing. This could the missing feature is based upon insufficient physical or historic include missing walls, stairs, mantels, wood trim, and plaster, or documentation; is not a compatible design; or because the feature even entire rooms if the historic spaces, features, and finishes did not coexist with the feature currently on the building. are missing or have been destroyed by inappropriate alterations. The design may be an accurate restoration based on documentary Introducing a new interior feature or finish that is incompatible in and physical evidence, but only when the feature or finish to be size, scale, material, color, and finish. replaced coexisted with the features currently in the building. Or, it may be a new design that is compatible with the size, scale, material, and color of the historic building. Alterations and Additions for a New Use Installing new or additional systems required for a new use for the building, such as bathrooms and mechanical equipment, in secondary spaces to preserve the historic character of the most significant interior spaces. Subdividing primary spaces, lowering ceilings, or damaging or obscuring character-defining features (such as fireplaces, windows, or stairways) to accommodate a new use for the building. INTERIOR SPACES, FEATURES, AND FINISHES 133 4.g Packet Pg. 157 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Installing new mechanical and electrical systems and ducts, Installing ducts, pipes, and cables where they will obscure charac- pipes, and cables in closets, service areas, and wall cavities to ter-defining features or negatively impact the historic character of preserve the historic character of interior spaces, features, and the interior. finishes. Creating open work areas, when required by the new use, by selectively removing walls only in secondary spaces, less sig- nificant upper floors, or other less-visible locations to preserve primary public spaces and circulation systems. Retaining the configuration of corridors, particularly in build- Making extensive changes to the character of significant historic ings with multiple floors with repetitive plans (such as office corridors by narrowing or radically shortening them, or removing and apartment buildings or hotels), where not only the floor plan their character-defining features. is character defining, but also the width and the length of the corridor, doorways, transoms, trim, and other features, such as wainscoting and glazing. Reusing decorative material or features that had to be removed as Discarding historic material when it can be reused to replace miss- part of the rehabilitation work (including baseboards, door casing, ing or damaged features elsewhere in the building, or reusing mate- paneled doors, and wainscoting) and reusing them in areas where rial in a manner that may convey a false sense of history. these features are missing or are too deteriorated to repair. Installing permanent partitions in secondary, rather than pri- mary, spaces whenever feasible. Removable partitions or partial- height walls that do not destroy the sense of space often may be installed in large character-defining spaces when required by a new use. Installing partitions that abut windows and glazing or that damage or obscure character-defining spaces, features, or finishes. Enclosing a character-defining interior stairway, when required by code, with fire-rated glass walls or large, hold-open doors so that the stairway remains visible and its historic character is retained. Enclosing a character-defining interior stairway for safety or func- tional reasons in a manner that conceals it or destroys its character. Locating new, code-required stairways or elevators in secondary and service areas of the historic building. Making incompatible changes or damaging or destroying character- defining spaces, features, or finishes when adding new code- required stairways and elevators. 134 INTERIOR SPACES, FEATURES, AND FINISHES 4.g Packet Pg. 158 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION [40] Not Recommended: Removing a finished ceiling and leaving the structure exposed in a historic retail space does not meet the Standards for Rehabilitation. [41] Not Recommended: Leaving fragments of deteriorated or “sculpted” plaster is not a compatible treatment for either finished or unfinished interior spaces. INTERIOR SPACES, FEATURES, AND FINISHES 135 4.g Packet Pg. 159 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION INTERIOR SPACES, FEATURES, AND FINISHES RECOMMENDED NOT RECOMMENDED Creating an atrium, light court, or lightwell to provide natural Destroying or damaging character-defining interior spaces, features, light when required for a new use only when it can be done in a or finishes, or damaging the structural system to create an atrium, manner that preserves significant interior spaces, features, and light court, or lightwell. finishes or important exterior elevations. Inserting a new floor, mezzanine, or loft when required for a new Inserting a new floor, mezzanine, or loft that damages or destroys use if it does not damage or destroy significant interior features significant interior features or abuts window glazing and is visible and finishes and is not visible from the exterior of the building. from the exterior of the building, and, thus, negatively impacts its historic character. Inserting a new floor, when necessary for a new use, only in large Inserting a new floor in significant, large assembly spaces with assembly spaces that are secondary to another assembly space distinctive features and finishes, which negatively impacts their in the building; in a space that has been greatly altered; or where historic character. character-defining features have been lost or are too deteriorated to repair. Installing exposed ductwork in a finished space when necessary Installing exposed ductwork in a finished space when necessary to to protect and preserve decorative or other features (such as protect and preserve decorative or other features that is not painted, column capitals, ornamental plaster or pressed-metal ceilings, or is located where it will negatively impact the historic character of coffers, or beams) that is designed, painted, and appropriately the space. located so that it will have minimal impact on the historic char- acter of the space. Lowering ceilings, installing a dropped ceiling, or constructing Lowering ceilings, installing a dropped ceiling, or constructing sof- soffits to conceal ductwork in a finished space when they will not fits to conceal ductwork in a finished space in a manner that results result in extensive loss or damage to historic materials or decora- in extensive loss or damage to historic materials or decorative and tive and other features, and will not change the overall character other features, and will change the overall character of the space or of the space or the exterior appearance of the building (i.e., the exterior appearance of the building. lowered ceilings or soffits visible through window glazing). Installing a split system mechanical unit in a manner that will have minimal impact on the historic character of the interior and will result in minimal loss of historic building material. Installing a split system mechanical unit without considering its impact on the historic character of the interior or the potential loss of historic building material. 136 INTERIOR SPACES, FEATURES, AND FINISHES 4.g Packet Pg. 160 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving features of the building site Removing or substantially changing buildings and their features that are important in defining its overall historic character. Site or site features which are important in defining the overall historic features may include walls, fences, or steps; circulation systems, character of the property so that, as a result, the character is dimin- such as walks, paths or roads; vegetation, such as trees, shrubs, ished. grass, orchards, hedges, windbreaks, or gardens; landforms, such as hills, terracing, or berms; furnishings and fixtures, such as light posts or benches; decorative elements, such as sculpture, statuary, or monuments; water features, including fountains, streams, pools, lakes, or irrigation ditches; and subsurface arche- ological resources, other cultural or religious features, or burial grounds which are also important to the site. [42] This garden is an important character- defining landscape feature on this college campus. BUILDING SITE 137 4.g Packet Pg. 161 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED Retaining the historic relationship between buildings and the landscape. Removing or relocating buildings or landscape features, thereby destroying the historic relationship between buildings and the land- scape. Removing or relocating buildings on a site or in a complex of related historic structures (such as a mill complex or farm), thereby dimin- ishing the historic character of the site or complex. Moving buildings onto the site, thereby creating an inaccurate his- toric appearance. Changing the grade level of the site if it diminishes its historic character. For example, lowering the grade adjacent to a building to maximize use of a basement, which would change the historic appearance of the building and its relation to the site. Protecting and maintaining buildings and site features by provid- ing proper drainage to ensure that water does not erode founda- tion walls, drain toward the building, or damage or erode the landscape. Failing to ensure that site drainage is adequate so that buildings and site features are damaged or destroyed; or, alternatively, chang- ing the site grading so that water does not drain properly. Correcting any existing irrigation that may be wetting the build- ing excessively. Neglecting to correct any existing irrigation that may be wetting the building excessively. Minimizing disturbance of the terrain around buildings or else- Using heavy machinery or equipment in areas where it may disturb where on the site, thereby reducing the possibility of destroy- or damage important landscape features, archeological resources, ing or damaging important landscape features, archeological other cultural or religious features, or burial grounds. resources, other cultural or religious features, or burial grounds. Surveying and documenting areas where the terrain will be Failing to survey the building site prior to beginning work, which altered to determine the potential impact to important landscape may result in damage or loss of important landscape features, features, archeological resources, other cultural or religious fea- archeological resources, other cultural or religious features, or burial tures, or burial grounds. grounds. 138 BUILDING SITE 4.g Packet Pg. 162 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED Protecting (e.g., preserving in place) important site features, archeological resources, other cultural or religious features, or burial grounds. Leaving known site features or archeological material unprotected so that it is damaged during rehabilitation work. Planning and carrying out any necessary investigation before rehabilitation begins, using professional archeologists and meth- ods, when preservation in place is not feasible. Allowing unqualified personnel to perform data recovery on archeo- logical resources, which can result in damage or loss of important archeological material Preserving important landscape features through regularly-sched- uled maintenance of historic plant material. Allowing important landscape features or archeological resources to be lost, damaged, or to deteriorate due to inadequate protection or lack of maintenance Protecting the building site and landscape features against arson Leaving the property unprotected and subject to vandalism before and vandalism before rehabilitation work begins by erecting tem- work begins so that the building site and landscape features, porary fencing and by installing alarm systems keyed into local archeological resources, other cultural or religious features, or burial protection agencies. grounds can be damaged or destroyed. Removing or destroying features from the site, such as fencing, paths or walkways, masonry balustrades, or plant material. Installing protective fencing, bollards, and stanchions on a build- Installing protective fencing, bollards, and stanchions on a building ing site, when necessary for security, that are as unobtrusive as site, when necessary for security, without taking into consideration possible. their location and visibility so that they negatively impact the his- toric character of the site. Providing continued protection and maintenance of buildings and landscape features on the site through appropriate grounds and landscape management. Failing to protect and maintain materials and features from the restoration period on a cyclical basis so that deterioration of the site results. Protecting buildings and landscape features when working on the site. Failing to protect building and landscape features during work on the site or failing to repair damaged or deteriorated site features. BUILDING SITE 139 4.g Packet Pg. 163 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED Evaluating the overall condition of materials and features to determine whether more than protection and maintenance, such as repairs to site features, will be necessary. Failing to undertake adequate measures to ensure the protection of the site. Repairing historic site features which have been damaged, are deteriorated, or have missing components order reestablish the whole feature and to ensure retention of the integrity of the historic materials. Repairs may include limited replacement in kind or with a compatible substitute material of those extensively deteriorated or missing parts of site features when there are surviving prototypes, such as paving, railings, or individual plants within a group (e.g., a hedge). Repairs should be physically and visually compatible. Removing materials and features that could be repaired or using improper repair techniques. Replacing an entire feature of the site (such as a fence, walkway, or drive) when repair of materials and limited replacement of deterio- rated or missing components are feasible. [43] The industrial character of the site was retained when this brewery complex was rehabilitated for residential use. [44] Not Recommended: (a-b) The historic character of this plantation house (marked in blue on plan on opposite page) and its site was diminished and adversely impacted when multiple new buildings like this (#3 on plan) were constructed on the property (c). 140 BUILDING SITE 4.g Packet Pg. 164 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED Replacing in kind an entire feature of the site that is too deterio- Removing a character-defining feature of the site that is unrepair- rated to repair (if the overall form and detailing are still evident) able and not replacing it, or replacing it with a new feature that does using the physical evidence as a model to reproduce the feature. not match. Examples could include a walkway or a fountain, a land form, or plant material. If using the same kind of material is not feasible, Using a substitute material for the replacement that does not convey then a compatible substitute material may be considered. the same appearance of the surviving site feature or that is physi- cally or ecologically incompatible. Adding conjectural landscape features to the site (such as period reproduction light fixtures, fences, fountains, or vegetation) that are historically inappropriate, thereby creating an inaccurate appearance of the site. BUILDING SITE 141 4.g Packet Pg. 165 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION BUILDING SITE RECOMMENDED NOT RECOMMENDED [45] Undertaking a survey to document archeological resources may be considered in some rehabilitation projects when a new exterior addition is planned. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new feature on a site when the his- Creating an inaccurate appearance because the replacement for toric feature is completely missing. This could include missing the missing feature is based upon insufficient physical or historic outbuildings, terraces, drives, foundation plantings, specimen documentation, is not a compatible design, or because the feature trees, and gardens. The design may be an accurate restoration did not coexist with the features currently on the site. based on documentary and physical evidence, but only when the feature to be replaced coexisted with the features currently on Introducing a new feature, including plant material, that is visually the site. Or, it may be a new design that is compatible with the incompatible with the site or that alters or destroys the historic site historic character of the building and site. patterns or use. Alterations and Additions for a New Use Designing new onsite features (such as parking areas, access Locating parking areas directly adjacent to historic buildings where ramps, or lighting), when required by a new use, so that they vehicles may cause damage to buildings or landscape features or are as unobtrusive as possible, retain the historic relationship when they negatively impact the historic character of the building between the building or buildings and the landscape, and are site if landscape features and plant materials are removed. compatible with the historic character of the property. Designing new exterior additions to historic buildings or adjacent Introducing new construction on the building site which is visu- new construction that are compatible with the historic character ally incompatible in terms of size, scale, design, material, or color, of the site and preserves the historic relationship between the which destroys historic relationships on the site, or which dam- building or buildings and the landscape. ages or destroys important landscape features, such as replacing a lawn with paved parking areas or removing mature trees to widen a driveway. Removing non-significant buildings, additions, or site features which detract from the historic character of the site. Removing a historic building in a complex of buildings or removing a building feature or a landscape feature which is important in defin- ing the historic character of the site. Locating an irrigation system needed for a new or continuing use of the site where it will not cause damage to historic buildings. Locating an irrigation system needed for a new or continuing use of the site where it will damage historic buildings. 142 BUILDING SITE 4.g Packet Pg. 166 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION SETTING (DISTRICT / NEIGHBORHOOD) RECOMMENDED NOT RECOMMENDED Identifying, retaining, and preserving building and landscape Removing or substantially changing those building and landscape features that are important in defining the overall historic features in the setting which are important in defining the historic character of the setting. Such features can include circulation character so that, as a result, the character is diminished. systems, such as roads and streets; furnishings and fixtures, such as light posts or benches; vegetation, gardens and yards; adjacent open space, such as fields, parks, commons, or wood- lands; and important views or visual relationships. [46] The varied size, shapes, and architectural styles of these historic buildings are unique to this street in Christiansted, St. Croix, USVI, and should be retained in a rehabilitation project. [47] Original paving stones contribute to the character of the historic setting and distinguish this block from other streets in the district. SETTING (DISTRICT / NEIGHBORHOOD) 143 4.g Packet Pg. 167 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION SETTING (DISTRICT / NEIGHBORHOOD) [48] Old police and fire call boxes, which are distinctive features in this historic district, have been retained, and now showcase work by local artists. [49] Low stone walls are character- defining features in this hilly, early-20th-century residential neighborhood. RECOMMENDED NOT RECOMMENDED Retaining the historic relationship between buildings and Altering the relationship between the buildings and landscape fea- landscape features in the setting. For example, preserving the tures in the setting by widening existing streets, changing landscape relationship between a town common or urban plaza and the materials, or locating new streets or parking areas where they may adjacent houses, municipal buildings, roads, and landscape and negatively impact the historic character of the setting. streetscape features. Removing or relocating buildings or landscape features, thereby destroying the historic relationship between buildings and the land- scape in the setting. 144 SETTING (DISTRICT / NEIGHBORHOOD) 4.g Packet Pg. 168 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION SETTING (DISTRICT / NEIGHBORHOOD) RECOMMENDED NOT RECOMMENDED Protecting and maintaining historic features in the setting Failing to protect and maintain materials in the setting on a cycli- through regularly-scheduled maintenance and grounds and land- cal basis so that deterioration of buildings and landscape features scape management. results. Stripping or removing historic features from buildings or the setting, such as a porch, fencing, walkways, or plant material. Installing protective fencing, bollards, and stanchions in the Installing protective fencing, bollards, and stanchions in the setting, setting, when necessary for security, that are as unobtrusive as when necessary for security, without taking into consideration their possible. location and visibility so that they negatively impact the historic character of the setting. Protecting buildings and landscape features when undertaking work in the setting. Failing to protect buildings and landscape features during work in the setting. Evaluating the overall condition of materials and features to Failing to undertake adequate measures to ensure the protection of determine whether more than protection and maintenance, materials and features in the setting. such as repairs to materials and features in the setting, will be necessary. Repairing features in the setting by reinforcing the historic materials. Repairs may include the replacement in kind or with a compatible substitute material of those extensively deteriorated or missing parts of setting features when there are surviving pro- totypes, such as fencing, paving materials, trees, and hedgerows. Repairs should be physically and visually compatible. Failing to repair and reinforce damaged or deteriorated historic materials and features in the setting. Removing material that could be repaired or using improper repair techniques. Replacing an entire feature of the building or landscape in the setting when repair of materials and limited replacement of deterio- rated or missing components are feasible. SETTING (DISTRICT / NEIGHBORHOOD) 145 4.g Packet Pg. 169 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION SETTING (DISTRICT / NEIGHBORHOOD) RECOMMENDED NOT RECOMMENDED Replacing in kind an entire building or landscape feature in Removing a character-defining feature of the building or landscape the setting that is too deteriorated to repair (if the overall form from the setting that is unrepairable and not replacing it or replac- and detailing are still evident) using the physical evidence as a ing it with a new feature that does not match. model to reproduce the feature. If using the same kind of mate- rial is not feasible, then a compatible substitute material may be Using a substitute material for the replacement that does not convey considered. the same appearance of the surviving building or landscape feature in the setting or that is physically or ecologically incompatible. The following work is highlighted to indicate that it is specific to Rehabilitation projects and should only be considered after the preservation concerns have been addressed. Designing the Replacement for Missing Historic Features Designing and installing a new feature of the building or land- scape in the setting when the historic feature is completely missing. This could include missing steps, streetlights, terraces, trees, and fences. The design may be an accurate restoration based on documentary and physical evidence, but only when the feature to be replaced coexisted with the features currently in the setting. Or, it may be a new design that is compatible with the historic character of the setting. Creating an inaccurate appearance because the replacement for the missing feature is based upon insufficient physical or historic documentation; is not a compatible design, or because the feature did not coexist with the features currently in the setting. Introducing a new building or landscape feature that is visually or otherwise incompatible with the setting’s historic character (e.g., replacing low metal fencing with a high wood fence). Alterations and Additions for a New Use Designing new features (such as parking areas, access ramps, or lighting), when required by a new use, so that they are as unobtrusive as possible, retain the historic relationships between buildings and the landscape in the setting, and are compatible with the historic character of the setting. Locating parking areas directly adjacent to historic buildings where vehicles may cause damage to buildings or landscape features or when they negatively impact the historic character of the setting if landscape features and plant materials are removed. Designing new exterior additions to historic buildings or adjacent new construction that are compatible with the historic character of the setting that preserve the historic relationship between the buildings and the landscape. Introducing new construction into historic districts which is visually incompatible or that destroys historic relationships within the set- ting, or which damages or destroys important landscape features. Removing non-significant buildings, additions, or landscape fea- tures which detract from the historic character of the setting. Removing a historic building, a building feature, or landscape feature which is important in defining the historic character of the setting. 146 SETTING (DISTRICT / NEIGHBORHOOD) 4.g Packet Pg. 170 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CODE-REQUIRED WORK RECOMMENDED NOT RECOMMENDED Sensitive solutions to meeting accessibility and life-safety code requirements are an important part of protecting the historic character of the building and site. Thus, work that must be done to meet use-specific code requirements should be considered early in planning a Rehabilitation of a historic building for a new use. Because code mandates are directly related to occupancy, some uses require less change than others and, thus, may be more appropriate for a historic building. Early coordination with code enforcement authorities can reduce the impact of alterations necessary to comply with current codes. ACCESSIBILITY Identifying the historic building’s character-defining exterior features, interior spaces, features, and finishes, and features of the site and setting which may be affected by accessibility code- required work. Undertaking accessibility code-required alterations before identify- ing those exterior features, interior spaces, features, and finishes, and features of the site and setting which are character defining and, therefore, must be preserved. Complying with barrier-free access requirements in such a manner that the historic building’s character-defining exterior fea- tures, interior spaces, features, and finishes, and features of the site and setting are preserved or impacted as little as possible. Altering, damaging, or destroying character-defining exterior fea- tures, interior spaces, features, and finishes, or features of the site and setting while making modifications to a building, its site, or setting to comply with accessibility requirements. [50] This kitchen in a historic apartment complex was rehabilitated to meet accessibility requirements. [51] A new interior access ramp with a simple metal railing is compatible with the character of this mid- century-modern building. CODE-REQUIRED WORK | ACCESSIBILITY 147 4.g Packet Pg. 171 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CODE-REQUIRED WORK RECOMMENDED NOT RECOMMENDED Working with specialists in accessibility and historic preservation to determine the most sensitive solutions to comply with access requirements in a historic building, its site, or setting. Making changes to historic buildings, their sites, or setting without first consulting with specialists in accessibility and historic preser- vation to determine the most appropriate solutions to comply with accessibility requirements. Providing barrier-free access that promotes independence for the user while preserving significant historic features. Making modifications for accessibility that do not provide indepen- dent, safe access while preserving historic features. Finding solutions to meet accessibility requirements that mini- mize the impact of any necessary alteration on the historic build- ing, its site, and setting, such as compatible ramps, paths, and lifts. Making modifications for accessibility without considering the impact on the historic building, its site, and setting. [52] The access ramp blends in with the stone façade of the First National Bank in Stephenville, TX, and is appropriately located on the side where it is does not impact the historic character of the building. Photo: Nancy McCoy, QuimbyMcCoy Preservation Architecture, LLP. [54] The gently-sloped path in a historic park in Kansas City, MO, which accesses the memorial below, includes a rest area part way up the hill. Photo: STRATA Architecture + Preservation. [53] This entrance ramp (right) is compatible with the historic character of this commercial building. 148 CODE-REQUIRED WORK | ACCESSIBILITY 4.g Packet Pg. 172 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CODE-REQUIRED WORK RECOMMENDED NOT RECOMMENDED Using relevant sections of existing codes regarding accessibil- ity for historic buildings that provide alternative means of code compliance when code-required work would otherwise negatively impact the historic character of the property. Minimizing the impact of accessibility ramps by installing them on secondary elevations when it does not compromise accessibil- ity or by screening them with plantings. Installing elevators, lifts, or incompatible ramps at a primary entrance, or relocating primary entrances to secondary locations to provide access without investigating other options or locations. Adding a gradual slope or grade to the sidewalk, if appropriate, to access the entrance rather than installing a ramp that would be more intrusive to the historic character of the building and the district. Adding an exterior stair or elevator tower that is compatible with the historic character of the building in a minimally-visible location only when it is not possible to accommodate it on the interior without resulting in the loss of significant historic spaces, features, or finishes. Installing a lift as inconspicuously as possible when it is neces- sary to locate it on a primary elevation of the historic building. Installing lifts or elevators on the interior in secondary or less significant spaces where feasible. Installing lifts or elevators on the interior in primary spaces which will negatively impact the historic character of the space. [55] The lift is compatible with the industrial character of this former warehouse. CODE-REQUIRED WORK | ACCESSIBILITY 149 4.g Packet Pg. 173 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CODE-REQUIRED WORK RECOMMENDED NOT RECOMMENDED LIFE SAFETY Identifying the historic building’s character-defining exterior Undertaking life-safety code-required alterations before identifying features, interior spaces, features, and finishes, and features of those exterior features, interior spaces, features, and finishes, and the site and setting which may be affected by life-safety code- features of the site and setting which are character defining and, required work. therefore, must be preserved. Complying with life-safety codes (including requirements for Altering, damaging, or destroying character-defining exterior fea- impact-resistant glazing, security, and seismic retrofit) in such a tures, interior spaces, features, and finishes, or features of the site manner that the historic building’s character-defining exterior fea- and setting while making modifications to a building, its site, or tures, interior spaces, features, and finishes, and features of the setting to comply with life-safety code requirements. site and setting are preserved or impacted as little as possible. Removing building materials only after testing has been con- ducted to identify hazardous materials, and using only the least damaging abatement methods. Removing building materials without testing first to identify the hazardous materials, or using potentially damaging methods of abatement. Providing workers with appropriate personal equipment for pro- tection from hazards on the worksite. Removing hazardous or toxic materials without regard for work- ers’ health and safety or environmentally-sensitive disposal of the materials. Working with code officials and historic preservation specialists Making life-safety code-required changes to the building without to investigate systems, methods, or devices to make the build- consulting code officials and historic preservation specialists, with ing compliant with life-safety codes to ensure that necessary the result that alterations negatively impact the historic character of alterations will be compatible with the historic character of the the building. building. Using relevant sections of existing codes regarding life safety for historic buildings that provide alternative means of code compli- ance when code-required work would otherwise negatively impact the historic character of the building. [56 a-b] In order to continue in its historic use, the door openings of this 1916 Colonial Revival-style fire station had to be widened to accommodate the larger size of modern fire trucks. Although this resulted in some change to the arched door surrounds, it is minimal and does not negatively impact the historic character of the building. (a) Above, before; Photo: Fire and Emergency Medical Services Department (FEMS), Washington, D.C.; below, after. 150 CODE-REQUIRED WORK | LIFE SAFETY 4.g Packet Pg. 174 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION [57] Workers wear protective clothing while removing lead paint from metal features. [59] (a-b) The decorative concrete balcony railings on this 1960s building did not meet life-safety code requirements. They were replaced with new glass railings with a fritted glass pattern matching the original design—a creative solution that satisfies codes, while preserving the historic appearance of the building when viewed from the street (c-d). Photos: (a, b, d) ERA Architects, Inc.; (c) Nathan Cyprys, photographer. CODE-REQUIRED WORK | LIFE SAFETY 151 4.g Packet Pg. 175 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION CODE-REQUIRED WORK RECOMMENDED NOT RECOMMENDED Upgrading historic stairways and elevators to meet life-safety codes so that they are not damaged or otherwise negatively impacted. Damaging or making inappropriate alterations to historic stairways and elevators or to adjacent features, spaces, or finishes in the process of doing work to meet code requirements. Installing sensitively-designed fire-suppression systems, such as sprinklers, so that historic features and finishes are preserved. Covering character-defining wood features with fire-retardant sheathing, which results in altering their appearance. Applying fire-retardant coatings when appropriate, such as intu- mescent paint, to protect steel structural systems. Using fire-retardant coatings if they will damage or obscure charac- ter-defining features. Adding a new stairway or elevator to meet life-safety code requirements in a manner that preserves adjacent character- defining features and spaces. Altering, damaging, or destroying character-defining spaces, features, or finishes when adding a new code-required stairway or elevator. Using existing openings on secondary or less-visible elevations or, if necessary, creating new openings on secondary or less-visible elevations to accommodate second egress requirements. Using a primary or other highly-visible elevation to accommodate second egress requirements without investigating other options or locations. Placing a code-required stairway or elevator that cannot be accommodated within the historic building in a new exterior addi- tion located on a secondary or minimally-visible elevation. Constructing a new addition to accommodate code-required stairs or an elevator on character-defining elevations or where it will obscure, damage, or destroy character-defining features of the building, its site, or setting. Designing a new exterior stairway or elevator tower addition that is compatible with the historic character of the building. [58] Fire doors that retract into the walls have been installed here (not visible in photo) preserve the historic character of this corridor. 152 CODE-REQUIRED WORK | LIFE SAFETY 4.g Packet Pg. 176 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION RESILIENCE TO NATURAL HAZARDS RECOMMENDED NOT RECOMMENDED Resilience to natural hazards should be addressed as part of the treatment Rehabilitation. A historic building may have existing characteristics or features that help address or minimize the impacts of natural hazards. These should be used to best advantage and should be taken into consideration early in the planning stages of a rehabilitation project before proposing any new treatments. When new adaptive treatments are needed they should be carried out in a manner that will have the least impact on the historic character of the building, its site, and setting. . Identifying the vulnerabilities of the historic property to the Failing to identify and periodically reevaluate the potential vulner- impacts of natural hazards (such as wildfires, hurricanes, or ability of the building, its site, and setting to the impacts of natural tornadoes) using the most current climate information and data hazards. available. Assessing the potential impacts of known vulnerabilities on character-defining features of the building, its site, and setting; and reevaluating and reassessing potential impacts on a regular basis. Documenting the property and character-defining features as a record and guide for future repair work, should it be necessary, and storing the documentation in a weatherproof location. Failing to document the historic property and its character-defining features with the result that such information is not available in the future to guide repair or reconstruction work, should it be necessary. Ensuring that historic resources inventories and maps are accu- rate, up to date, and accessible in times of emergency. Maintaining the building, its site, and setting in good repair, and regularly monitoring character-defining features. Failing to regularly monitor and maintain the property and the building systems in good repair. Using and maintaining existing characteristics and features of the Allowing loss, damage, or destruction to occur to the historic build- historic building, its site, setting, and larger environment (such ing, its site, or setting by failing to evaluate potential future impacts as shutters for storm protection or a site wall that keeps out flood of natural hazards or to plan and implement adaptive measures, if waters) that may help to avoid or minimize the impacts of natural necessary to address possible threats. hazards Undertaking work to prevent or minimize the loss, damage, or Carrying out adaptive measures intended to address the impacts destruction of the historic property while retaining and preserving of natural hazards that are unnecessarily invasive or will otherwise significant features and the overall historic character of the build- adversely impact the historic character of the building, its site, or ing, its site, and setting. setting. RESILIENCE TO NATURAL HAZARDS 153 4.g Packet Pg. 177 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION 154 [60] In some instances, it may be necessary to elevate a historic building located in a floodplain to protect it. But this treatment is appropriate only if elevating the building will retain its historic character, including its relationship to the site, and its new height will be compatible with surrounding buildings if in a historic district. The house on the right, which has been raised only slightly, has retained its historic character. The house on the left has been raised several feet higher, resulting in a greater impact on the historic character of the house and the district. RESILIENCE TO NATURAL HAZARDS 4.g Packet Pg. 178 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION RESILIENCE TO NATURAL HAZARDS RECOMMENDED NOT RECOMMENDED Ensuring that, when planning work to adapt for natural hazards, all feasible alternatives are considered, and that the options requiring the least alteration are considered first. Implementing local and regional traditions (such as elevating residential buildings at risk of flooding or reducing flammable vegetation around structures in fire-prone areas) for adapting buildings and sites in response to specific natural hazards, when appropriate. Such traditional methods may be appropriate if they are compatible with the historic character of the building, its site, and setting. Implementing a treatment traditionally used in another region or one typically used for a different property type or architectural style which is not compatible with the historic character of the property. Using special exemptions and variances when adaptive treat- ments to protect buildings from known hazards would otherwise negatively impact the historic character of the building, its site, and setting. Considering adaptive options, whenever possible, that would protect multiple historic resources, if the treatment can be imple- mented without negatively impacting the historic character of the district, or archeological resources, other cultural or religious features, or burial grounds. Sustainability Sustainability is usually a very important and integral part of the treatment Rehabilitation. Existing energy-efficient features should be taken into consideration early in the planning stages of a rehabili- tation project before proposing any energy improvements. There are numerous treatments that may be used to upgrade a historic build- ing to help it operate more efficiently while retaining its character. The topic of sustainability is addressed in detail in The Secretary of the Interior’s Standards for Rehabilitation & Illustrated Guide- lines on Sustainability for Rehabilitating Historic Buildings. RESILIENCE TO NATURAL HAZARDS 155 4.g Packet Pg. 179 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED New Additions Placing functions and services required for a new use (including elevators and stairways) in secondary or non-character-defining interior spaces of the historic building rather than constructing a new addition. Expanding the size of the historic building by constructing a new addition when requirements for the new use could be met by alter- ing non-character-defining interior spaces. Constructing a new addition on a secondary or non-character- defining elevation and limiting its size and scale in relationship to the historic building. Constructing a new addition on or adjacent to a primary elevation of the building which negatively impacts the building’s historic character. Constructing a new addition that results in the least possible loss of historic materials so that character-defining features are not obscured, damaged, or destroyed. Attaching a new addition in a manner that obscures, damages, or destroys character-defining features of the historic building. Designing a new addition that is compatible with the historic building. Designing a new addition that is significantly different and, thus, incompatible with the historic building. Ensuring that the addition is subordinate and secondary to the historic building and is compatible in massing, scale, materials, relationship of solids to voids, and color. Constructing a new addition that is as large as or larger than the historic building, which visually overwhelms it (i.e., results in the diminution or loss of its historic character). 156 NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 4.g Packet Pg. 180 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED Using the same forms, materials, and color range of the historic building in a manner that does not duplicate it, but distinguishes the addition from the original building. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be historic. Basing the alignment, rhythm, and size of the window and door openings of the new addition on those of the historic building. Incorporating a simple, recessed, small-scale hyphen, or con- nection, to physically and visually separate the addition from the historic building. Distinguishing the addition from the original building by setting it back from the wall plane of the historic building. [61 a-b] The materials, design, and location at the back of the historic house are important factors in making this a compatible new addition. Photos: © Maxwell MacKenzie. NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 157 4.g Packet Pg. 181 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED Ensuring that the addition is stylistically appropriate for the his- toric building type (e.g., whether it is residential or institutional). Considering the design for a new addition in terms of its rela- tionship to the historic building as well as the historic district, neighborhood, and setting. [62] The stair tower at the rear of this commercial building is a compatible new addition. 158 NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 4.g Packet Pg. 182 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED Rooftop Additions Designing a compatible rooftop addition for a multi-story build- ing, when required for a new use, that is set back at least one full bay from the primary and other highly-visible elevations and that is inconspicuous when viewed from surrounding streets. Constructing a rooftop addition that is highly visible, which nega- tively impacts the character of the historic building, its site, setting, or district. [ 63] (a) A mockup should be erected to demonstrate the visibility of a proposed rooftop addition and its potential impact on the historic building. Based on review of this mockup (orange marker), it was determined that the rooftop addition would meet the Standards (b). The addition is unobtrusive and blends in with the building behind it. New addition NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 159 4.g Packet Pg. 183 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED Limiting a rooftop addition to one story in height to minimize its visibility and its impact on the historic character of the building. Constructing a highly-visible, multi-story rooftop addition that alters the building’s historic character. Constructing a rooftop addition on low-rise, one- to three-story his- toric buildings that is highly visible, overwhelms the building, and negatively impacts the historic district. Constructing a rooftop addition with amenities (such as a raised pool deck with plantings, HVAC equipment, or screening) that is highly visible and negatively impacts the historic character of the building. [64] Not Recommended: It is generally not appropriate to construct a rooftop addition on a low-rise, two- to three-story building such as this, because it negatively affects its historic character. 160 NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 4.g Packet Pg. 184 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED [65] (a) This (far left) Related New Construction Adding a new building to a historic site or property only if the requirements for a new or continuing use cannot be accommo- dated within the existing structure or structures. Adding a new building to a historic site or property when the project requirements could be accommodated within the existing structure or structures. Locating new construction far enough away from the historic building, when possible, where it will be minimally visible and will not negatively affect the building’s character, the site, or setting. Placing new construction too close to the historic building so that it negatively impacts the building’s character, the site, or setting. is a compatible new outbuilding constructed on the site of a historic plantation house (b). Although traditional in design, it is built of wood to differentiate it from the historic house (which is scored stucco) located at the back of the site so as not to impact the historic house, and minimally visible from the public right-of-way (c). new addition NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 161 4.g Packet Pg. 185 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REHABILITATION NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION RECOMMENDED NOT RECOMMENDED Designing new construction on a historic site or in a historic setting that it is compatible but differentiated from the historic building or buildings. Replicating the features of the historic building when designing a new building, with the result that it may be confused as historic or original to the site or setting. Considering the design for related new construction in terms of its relationship to the historic building as well as the historic district and setting. Ensuring that new construction is secondary to the historic build- ing and does not detract from its significance. Adding new construction that results in the diminution or loss of the historic character of the building, including its design, materi- als, location, or setting. Constructing a new building on a historic property or on an adjacent site that is much larger than the historic building. Designing new buildings or groups of buildings to meet a new use that are not compatible in scale or design with the character of the historic building and the site, such as apartments on a historic school property that are too residential in appearance. Using site features or land formations, such as trees or sloping terrain, to help minimize the new construction and its impact on the historic building and property. Designing an addition to a historic building in a densely-built location (such as a downtown commercial district) to appear as a separate building or infill, rather than as an addition. In such a setting, the addition or the infill structure must be compatible with the size and scale of the historic building and surrounding buildings—usually the front elevation of the new building should be in the same plane (i.e., not set back from the historic build- ing). This approach may also provide the opportunity for a larger addition or infill when the façade can be broken up into smaller elements that are consistent with the scale of the historic build- ing and surrounding buildings. 162 NEW EXTERIOR ADDITIONS TO HISTORIC BUILDINGS AND RELATED NEW CONSTRUCTION 4.g Packet Pg. 186 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - REF. DW W UP D 1 A13 LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 BATH CLO. CLO. DINING ROOM 1' - 0" 23' - 0" 8' - 0" 2' - 1" 4' - 0" 4' - 6" 4' - 11 1/2" 9' - 6" 15' - 0" 40' - 3 1/2" 14' - 4 1/2" 3' - 6" 11' - 8" 1' - 0" 1' - 8" 22' - 0" 24' - 1" PANTRY 4' - 0" 14' - 6" LAUNDRY/ MUD ROOM BATH 31' - 0" 2 A13 10" 4' - 0 1/2" 8' - 3" 1' - 0" 12' - 0" 1' - 0" 13' - 9" 1' - 0" DECK 7' - 5 1/2" PROPOSED SKYLIGHT LOCATION (VERIFY W/ EXST. ROOF JOISTS) ROOF RIDGE ABOVE TV/MEDIA ROOF VALLEY ABOVE 2' - 1" 3' - 10 1/2" 1' - 6" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&(+456(.1142.#0 1,496 SF (530 SF ADDITION) 4.h Packet Pg. 187 REF. DW UP W/D 1 A14 LIVING ROOM FRONT PORCH BEDROOM 1 FAMILY ROOM KITCHEN BEDROOM 2 BATH CLO. CLO. DINING ROOM 1' - 0" 23' - 0" 6' - 0" 2' - 1" 4' - 0" 4' - 6" 4' - 11 1/2" 9' - 6" 15' - 0" 40' - 3 1/2" 14' - 4 1/2" 3' - 6" 11' - 8" 1' - 0" 2' - 0" 20' - 0" 24' - 1" PANTRY 4' - 0" 14' - 6" 2 A14 10" 4' - 9 1/2" 8' - 3" 1' - 0" 12' - 0" 1' - 0" 13' - 9" 1' - 0" DECK PROPOSED SKYLIGHT LOCATION (VERIFY W/ EXST. ROOF JOISTS) ROOF RIDGE ABOVE TV/MEDIA ROOF VALLEY ABOVE 33' - 3 1/2" BATH MUD ROOM 1' - 9" LAUNDRY EXISTING 22" X 44" DOUBLE HUNG WINDOW TO BE REMOVED 7' - 2" WESTERN 7'-2" OF EXISTING EXTERIOR WALL TO BE COVERED BY NEW ADDITION TO NORTH 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ 1 A13 FUTURE LOFT ATTIC/ STORAGE EXISTING ATTIC 14' - 4" 2 A13 HATCH INDICATES AREA WITH CEILING HEIGHT OF 6'-8" OR GREATER NEW DOOR TO EXST. ATTIC POSSIBLE LOCATION OF BUILT-IN SHELVES (ABOVE EXST. CEILING JOISTS) POSSIBLE LOCATION OF BUILT-IN DRAWERS (ABOVE EXST. CEILING JOISTS) HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR UPSTAIRS LOFT & CLOSET OPEN RAILING 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&5'%10&(.1142.#0 270 SF 4.h Packet Pg. 189 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 1 A14 FUTURE LOFT ATTIC/ STORAGE EXISTING ATTIC 14' - 4" 2 A14 HATCH INDICATES AREA WITH CEILING HEIGHT OF 6'-8" OR GREATER NEW DOOR TO EXST. ATTIC POSSIBLE LOCATION OF BUILT-IN SHELVES (ABOVE EXST. CEILING JOISTS) POSSIBLE LOCATION OF BUILT-IN DRAWERS (ABOVE EXST. CEILING JOISTS) HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR UPSTAIRS LOFT & CLOSET OPEN RAILING 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&5'%10&(.1142.#0 275 SF 4.h Packet Pg. 190 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL WH CRAWL MECH./ SPACE STORAGE 1 A13 STORAGE FRONT PORCH CRAWL SPACE NEW ACCESS TO EXST. BASEMENT CRAWL SPACE 3' - 2" 5' - 10" 15' - 0" 1' - 0" 23' - 0" 8' - 0" 1' - 8" 22' - 0" 2 A13 CRAWL SPACE ACCESS DOOR NEW SUMP PIT, EXACT LOCATION TBD IN FIELD HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR BASEMENT BEDROOM & CLOSET CONC. FOUNDATION WALL TO 3'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL CONC. FOUNDATION WALL TO 5'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL 3' - 3 1/2" 1' - 8" 3' - 2" 4 1/2" 14' - 2 1/2" 3' - 2" 12' - 3 1/2" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&$#5'/'062.#0 4.h Packet Pg. 191 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL WH CRAWL MECH./ SPACE STORAGE 1 A14 STORAGE FRONT PORCH CRAWL SPACE NEW ACCESS TO EXST. BASEMENT 3' - 2" 5' - 10" 15' - 0" 1' - 0" 23' - 0" 6' - 0" 2' - 0" 20' - 0" 2 A14 CRAWL SPACE ACCESS DOOR NEW SUMP PIT, EXACT LOCATION TBD IN FIELD HIDDEN LINES INDICATE LOCATION OF FUTURE WALLS & DOORS FOR BASEMENT BEDROOM & CLOSET CONC. FOUNDATION WALL TO 3'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL CONC. FOUNDATION WALL TO 5'-0" AFF (FIELD VERIFY) W/ 4" CONC. SLAB ABOVE TO EXST. FOUNDATION WALL 3' - 3 1/2" 1' - 8" 3' - 2" 4 1/2" 14' - 2 1/2" 3' - 2" 12' - 3 1/2" CRAWL SPACE 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&$#5'/'062.#0 345 SF 4.h Packet Pg. 192 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 14' - 0" 1' - 0" 1'-0" ASSUMED PROPERTY LINE 5' - 0" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&'#56'.'8#6+10 # 5%#.' žÁ  241215'&5176*'.'8#6+10 4.h Packet Pg. 193 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 14' - 0" 1' - 0" 1'-0" ASSUMED PROPERTY LINE 5' - 0" NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOW- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW STRUCTURAL WOOD BRACKETS & BEAM- PNT. NEW WOOD DECK- STN. & FIN. EXST. ASPHALT ROOFING REMAIN NEW 2X OVERFRAMING W/ ASPHALT ROOFING ON EXST. ROOF NEW KITCHEN SKYLIGHT IN EXST. ROOF 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  241215'&'#56'.'8#6+10 # 5%#.' žÁ  241215'&5176*'.'8#6+10 4.h Packet Pg. 194 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  241215'&0146*'.'8#6+10 # 5%#.' žÁ  241215'&9'56'.'8#6+10 4.h Packet Pg. 195 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL HATCH INDICATES AREA OF EXISTING NORTH WALL TO BE COVERED BY PROPOSED ADDITION NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW ROUNDED FISH SCALE SIDING TO MATCH EXST.- PNT. NEW WOOD EXTERIOR DOOR WITH HALF LITE- PNT. NEW 2X OVERFRAMING W/ ASPHALT ROOFING ON EXST. ROOF NEW HORIZONTAL LAP SIDING- PNT. NEW WOOD WINDOWS- PNT. NEW ASPHALT ROOFING TO MATCH EXST. NEW C.I.P. CONC. FOUNDATION WALL- PNT. NEW ROUNDED FISH SCALE SIDING TO MATCH EXST.- PNT. NEW WOOD FULL LITE FRENCH DOORS- PNT. NEW STRUCTURAL WOOD BRACKETS- PNT. NEW WOOD DECK- STN. & FIN. EXISTING EXTERIOR WALL BEYOND EXISTING ROOF BEYOND NEW ASPHALT ROOFING TO MATCH EXST. 5 1/2" 9 1/2" HATCH INDICATES EXTENTS OF EXISTING MUD ROOM AT WEST ELEVATION TO BE DEMOLISHED 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE # 5%#.' žÁ 8.01.17  241215'&0146*'.'8#6+10 # 5%#.' žÁ  241215'&9'56'.'8#6+10 4.h Packet Pg. 196 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.'  &8+'9Á0146*'#56 # 5%#.'  &8+'9Á5176*'#56 4.h Packet Pg. 197 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.'  &8+'9Á0146*'#56 # 5%#.'  &8+'9Á5176*'#56 4.h Packet Pg. 198 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.'  &8+'9Á0146*9'56 # 5%#.'  &8+'9Á5176*9'56 4.h Packet Pg. 199 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.'  &8+'9Á0146*9'56 # 5%#.'  &8+'9Á5176*9'56 4.h Packet Pg. 200 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. ROOF BRG. 110' - 0" EL. BASEMENT FLOOR ELEV. 92' - 7" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 5' - 3 3/32" EL. NEW BASEMENT FLOOR ELEV. 90' - 4 1/4" 8' - 5 1/2" 6' - 8" 3' - 6" 8' - 0" 8' - 9" 9' - 0" 11 3/4" 23' - 0" 2 A13 EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. BASEMENT 92' - 9" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 1 A13 6' - 8" 6' - 8" 4' - 0" 4' - 11 3/8" 3' - 0" 2' - 9" 3' - 3" 4' - 5 1/2" 1' - 0" FIELD VERIFY 5' - 0" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado OPTION D WINNER RESIDENCE 6.09.17 # 5%#.' žÁ  #&&+6+100146*Á5176*$7+.&+0)5'%6+10 # 5%#.' žÁ  #&&+6+10'#56Á9'565'%6+10 4.h Packet Pg. 201 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. ROOF BRG. 110' - 0" EL. BASEMENT FLOOR ELEV. 92' - 7" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 4' - 11 11/32" EL. NEW BASEMENT FLOOR ELEV. 90' - 4 1/4" 8' - 5 1/2" 6' - 8" 3' - 6" 8' - 0" 8' - 9" 9' - 0" 11 3/4" 2 A14 EL. FINISH FLOOR ELEV. 100' - 0" EL. EXIST. BASEMENT 92' - 9" EL. PROPOSED SECOND FLOOR PLAN 109' - 4 1/4" 1 A14 6' - 8" 4' - 0" 4' - 11 3/8" 3' - 0" 2' - 9" 3' - 3" 4' - 2 1/2" 1' - 0" FIELD VERIFY 5' - 0" 8' - 0" 3' - 2" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com 227 Wood Street Fort Collins, Colorado REVISED OPTION WINNER RESIDENCE 8.01.17 # 5%#.' žÁ  #&&+6+100146*Á5176*$7+.&+0)5'%6+10 # 5%#.' žÁ  #&&+6+10'#56Á9'565'%6+10 4.h Packet Pg. 202 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL 227 Wood Street Existing East Elevation Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 203 227 Wood Street Existing Site Plan EXISTING OFF-STREET PARKING AREA Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 204 227 Wood Street Existing Floor Plans Existing Basement Images Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 205 227 Wood Street Proposed Site Plan EXISTING OFF-STREET PARKING AREA Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 206 227 Wood Street Proposed Floor Plans EXISTING OFF-STREET PARKING AREA Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 207 227 Wood Street Proposed Floor Plans Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 208 227 Wood Street Proposed Building Sections Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 209 227 Wood Street Proposed Elevations Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 210 227 Wood Street Proposed Elevations Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 211 227 Wood Street Exterior Perspectives Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 212 227 Wood Street Exterior Perspective Item 4, Exhibit 1 Applicant Presentation Submitted at Hearing Packet Pg. 213  241215'&(+456(.1142.#0 1,439 SF (473 SF ADDITION) 4.h Packet Pg. 188 Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL Attachment: Side-By-Side Options (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL advantage when considering new adaptive treatments so as to have the least impact on the historic character of the building, its site, and setting. INTRODUCTION 4.g Packet Pg. 102 Attachment: Standards for Rehabilitation (5824 : 227 WOOD STREET (THE HARDEN HOUSE) -  241215'&(+456(.1142.#0 1,439 SF (473 SF ADDITION) 4.e Packet Pg. 85 Attachment: Option 2 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN Attachment: Option 1 Plans (5824 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL DESIGN Packet Pg. 21 Attachment: Landmark Nomination Form (5842 : LANDMARK DESIGNATION OF MCCARTY/SHEELY/DREHER PROPERTY 1300 W MOUNTAIN