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Home My WebLink About12/20/2017 - 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 Fort Collins is a Certified Local Government (CLG) authorized by the National Park Service and History Colorado based on its compliance with federal and state historic preservation standards. CLG standing requires Fort Collins to maintain a Landmark Preservation Commission composed of members of which a minimum of 40% meet federal standards for professional experience from preservation-related disciplines, including, but not limited to, historic architecture, architectural history, archaeology, and urban planning. For more information, see Article III, Division 19 of the Fort Collins Municipal Code. 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 live through the Comcast cable system on Channel 14 or 881 (HD). Please visit 41TUhttp://www.fcgov.com/fctv/U41T for the daily cable schedule. The video will also be available for later viewing on demand here: 41Thttp://www.fcgov.com/fctv/video-archive.php41T. Regular Meeting December 20, 2017 5:30 PM • CALL TO ORDER • ROLL CALL • STAFF REPORTS • 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. • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Landmark Preservation Commission • CONSENT AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE OCTOBER 18, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the October 18, 2017 regular meeting of the Landmark Preservation Commission. 2. 627 MAPLE STREET - FINAL DEMOLITION/ALTERATION REVIEW PROJECT DESCRIPTION: This is a proposal to add a second story and a rear, 2-story addition to an existing 1-story residence. The property was determined to be individually eligible as a Fort Collins Landmark. APPLICANT: Steve Josephs, Contractor • PULLED FROM CONSENT • DISCUSSION AGENDA 3. LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT The purpose of this item is to provide the Commission and citizens with the final results regarding the Loomis Addition Historic Survey Project. The historic preservation firm Humstone Consulting (Mary Humstone and Rheba Massey) has undertaken this State Historic Fund grant project, surveying 32 properties at the intensive level and an additional 250 properties at the architectural reconnaissance level. 4. 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW PROJECT DESCRIPTION: This is a request for conceptual/final design review of The Harden House at 227 Wood Street, designated as a Fort Collins landmark in 1999. The proposed work includes demolition of an existing rear porch (undated, historic), rear addition that steps in one foot on both sides, addition of two skylights, and addition of a deck. The applicants have been before the LPC on August 16, 2017, September 20, 2017, and October 18, 2017. This a revised option based on feedback received from the Commission at those meetings. APPLICANT: Gordon Winner, property owner Heidi Shuff, architect 5. AVERY DUPLEX COTTAGES - FINAL REVIEW, PART 2 STATE TAX CREDIT FOR HISTORIC PRESERVATION PROJECT DESCRIPTION: This item is a Final Review of the Part 2 State Tax Credit for Historic Preservation, for the rehabilitation of the Avery Duplex Cottages, at 134-136 North Sherwood Street APPLICANT: Kevin Murray, Manager • 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: 12/20/17 Roll Call Ernest Frick Gensmer Hogestad Lingle Simpson Wallace Zink Dunn Vote   Excused       Consent Agenda Hogestad Lingle Simpson Wallace Zink Ernest Frick Gensmer Dunn        Excused  8:0 227 Wood Move to Final Review Lingle Simpson Wallace Zink Ernest Frick Gensmer Hogestad Dunn       Excused   8:0 227 Wood Final Approval Simpson Wallace Zink Ernest Frick Gensmer Hogestad Lingle Dunn      Excused    8:0 Avery Duplex STC Wallace Zink Ernest Frick Gensmer Hogestad Lingle Simpson Dunn     Excused     8:0 Log of Packet Additions Landmark Preservation Commission Meeting Date: 12/20/17 Materials added or updated in the agenda packet between the 12/13/17 work session & the hearing: Item # Item Name Description of addition/change 5 Avery Duplex – State Tax Credits The Final Part 1 and Part 2 State Tax Credit Application was revised to include additional information on the door/window molding; and to add the owner’s signature page and costs. Photos attachment was revised by adding a page at the end showing the historic molding from a similar era house and the simplified molding pattern used in the Duplex. The Staff Presentation submitted at the work session was added to the packet. 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 N/A Staff Presentation Staff updated the Commission about the 2017 PastForward Conference in Chicago. Agenda Item 1 Item # 1 Page 1 AGENDA ITEM SUMMARY December 20, 2017 Landmark Preservation Commission STAFF Gretchen Schiager, Administrative Assistant SUBJECT CONSIDERATION AND APPROVAL OF THE MINUTES OF THE OCTOBER 18, 2017 REGULAR MEETING. EXECUTIVE SUMMARY The purpose of this item is to approve the minutes from the October 18, 2017 regular meeting of the Landmark Preservation Commission. ATTACHMENTS 1. LPC October 18, 2017 Minutes - DRAFT (PDF) 1 Packet Pg. 3 City of Fort Collins Page 1 October 18, 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 Regular Meeting October 18, 2017 Minutes • CALL TO ORDER Chair Dunn called the meeting to order at 5:31 p.m. • ROLL CALL PRESENT: Dunn, Zink, Hogestad, Ernest, Simpson, Gensmer, Lingle, Wallace, Frick ABSENT: None STAFF: McWilliams, Bumgarner, Yatabe, Schiager • AGENDA REVIEW No changes to posted agenda. • STAFF REPORTS None. • PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. • DISCUSSION AGENDA 1. CONSIDERATION AND APPROVAL OF THE MINUTES OF THE SEPTEMBER 20, 2017 REGULAR MEETING. The purpose of this item is to approve the minutes from the September 20, 2017 regular meeting of the Landmark Preservation Commission. Mr. Ernest moved that the Landmark Preservation Commission approve the minutes of the regular meeting of September 20, 2017 as presented. Mr. Frick seconded. The motion passed 9:0. Landmark Preservation Commission 1.a Packet Pg. 4 Attachment: LPC October 18, 2017 Minutes - DRAFT (6105 : MINUTES OF OCTOBER 18, 2017) City of Fort Collins Page 2 October 18, 2017 2. 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 demolition of an existing rear porch (undated, historic), rear addition that steps in six inches on both sides, addition of a skylight, and addition of a deck. The applicants have been before the LPC on August 16, 2017 and September 20, 2017. This a revised option based on feedback received from the Commission at those meetings. APPLICANT: Gordon Winner, property owner Heidi Shuff, architect Staff Report Ms. Bumgarner presented the staff report, including information about the property and the proposed changes. She shared current and historic photos of the home. She explained the role of the Commission, and reviewed the relevant Code sections and the Secretary of the Interior’s Standards for Rehabilitation. She displayed the latest drawings for the proposed changes to the home. Applicant Presentation Mr. Winner, the property owner, addressed the Commission to explain the modifications to the design since the last meeting. He asked if using a hyphen is a requirement. He explained how he has simplified and scaled down the design. He stated he would like to open up the back wall between the kitchen and the family room. He said he believes the design is getting close to final. Public Input None Commission Questions and Discussion Chair Dunn asked the Commission’s thoughts about the hyphen. Mr. Ernest said he had reviewed the Guidelines again with regard to the hyphen. He pointed out a couple of relevant sections. He said the addition being subordinate to the original home is more important than the specific design. He also emphasized the addition should be differentiated from the original. He noted that the related section mentions the hyphen as only one of several recommendations. He does not believe the hyphen is required. Mr. Frick agreed with Mr. Ernest. He said because the house is so small and simple, forcing a hyphen would be overkill. The differentiation could be accomplished with setbacks, materials, and other elements. Mr. Lingle stated that he had listened to the recording of the meetings he had missed last month. He said the need for a hyphen should be programmatically driven. In this case, a hyphen is not needed and should not be forced. He said that by stepping the addition in on both sides, and not extending to the north, it would be adequately differentiated from the original without a hyphen. Mr. Frick suggested that the addition be a rectangle, but the setback on each side should be the same. He said the addition should be simple and lined up with the existing building in terms of access. Chair Dunn asked why the setbacks weren’t the same on both sides. Mr. Winner said he was trying to make the setback as big as possible. He would be willing to make it a foot on both sides. Mr. Lingle agreed with Mr. Frick’s comment regarding keeping the addition symmetrical, adding that it would be cleaner and more appropriate for the form. Ms. Zink stated that the roof overhang should not extend beyond brick of the original building. Mr. Winner said the overhang is currently more than 12 inches but less than 24, and said he intends to match the existing overhang. Ms. Zink asked if the new overhangs match the original. Mr. Winner said they would. Ms. Simpson added that if the roof of the addition is the same height as the original, and the sides are stepped back, the overhang would not be seen from the front. Mr. Frick said even a six inch setback on either side would be acceptable to give them more space. 1.a Packet Pg. 5 Attachment: LPC October 18, 2017 Minutes - DRAFT (6105 : MINUTES OF OCTOBER 18, 2017) City of Fort Collins Page 3 October 18, 2017 Mr. Hogestad said the whole idea of a hyphen is to differentiate from the original. As long as there is sufficient differentiation, a hyphen is not specifically required. He expressed concerned about the roof having only a six inch difference in height, stating that dropping the plate height would make it more obvious that it is an addition. Mr. Winner said the addition will be siding versus the brick original, and there would be six inch setbacks. Mr. Hogestad suggested a band at the eaves or something extra with the siding to differentiate. He also suggested making the plate height lower, as well. Mr. Hogestad said a one foot setback on one side and one and a half on the other is okay. Mr. Frick said lowering the plate height from the original would make the roof more distinguishable from the original. Mr. Hogestad said it should be as different as possible, since they aren’t using a hyphen. Mr. Frick pointed out a number of things that will differentiate the old from the new to make it a significant amount of change. Chair Dunn said the Commission seemed to agree that the hyphen is not necessary. She said unless there is a good reason, they want to meet all of the Guidelines, but in this instance, the Applicant has presented a solid case for why the basement won’t work and the hyphen is not the best solution. She added that she would like to see a one foot setback on each side, and asked the Commission for their thoughts. Ms. Gensmer stated that she had reviewed the video from the last meeting she missed. She agreed that the setback should be one foot on each side. Ms. Wallace agreed, and said she would also like to see the plate lowered a little, and a different roof pitch. She felt that was enough differentiation. Ms. Simpson does not have a preference between a one foot or six inch setback. While she thinks symmetrical setbacks would be best, she doesn’t feel strongly about it. With regard to lowering the height, she expressed concerned about having sufficient ceiling height and would like more information on that. Mr. Frick and Mr. Winner clarified that the roof would be the same pitch, just lower. Ms. Wallace suggested a different pitch. Chair Dunn said the roof should be the same pitch, and other Commissioners agreed. Ms. Gensmer said while the hyphen would preserve more of the historic material of the existing wall, she sees the reasoning for the design. She asked how much of the historic material would be removed. Mr. Winner would like to remove about 10’ of the 24’ width, leaving a head height of 7-7.5’ to match head height in the original. Mr. Hogestad said they would like to see a section of that in the final design. Mr. Winner explained about the plan for the interior. Mr. Hogestad would like to see where the original openings were on the plans they bring next time. Ms. Zink agreed that the plans should indicate the original door and window openings. She asked if there was an opening to the left of the refrigerator. Mr. Winner said there was a door for access to the root cellar, and explained how the kitchen was originally laid out. Chair Dunn asked about the windows. Mr. Frick said he agreed with the smaller windows above the shower. He also understands what they are doing with the stairwell. He said he wouldn’t put in a window larger than the existing. He suggested adding a basement-type window. Chair Dunn pointed out the section of the Guidelines about the windows. Mr. Hogestad clarified that they should not recreate the historic windows. Chair Dunn asked about egress windows for the basement. Mr. Winner said there would be a larger egress window on the south side. Mr. Winner said he was open to suggestions on the window configuration for the bathroom, but would like them to be higher up for privacy. Mr. Frick suggested a couple of small windows, or placing a shower curtain over the window on the inside. He said two small, square windows would work, but cautioned against a horizontal look. Mr. Winner mentioned that they would like to remove all the shingles and make them contiguous across the whole house. There was a discussion about using wood shingles. Ms. McWilliams said if they use historic tapersawn shingles, like the Avery House, they could qualify for the rehabilitation loan program. If they use a different roof material, even if it is a wood product, it wouldn’t qualify for the loan program. She also said any roof material that is appropriate for the home would likely qualify for state tax credits, but she recommended verifying that with the State. Mr. Winner asked about insurance on wood shingles due to the fire rating. Mr. Lingle said fire resistant wood shingles are available. Chair Dunn suggested talking to the State and calculating the costs either way, noting that with the tax credits, it may come out the same as it would have with lower cost materials. 1.a Packet Pg. 6 Attachment: LPC October 18, 2017 Minutes - DRAFT (6105 : MINUTES OF OCTOBER 18, 2017) City of Fort Collins Page 4 October 18, 2017 Mr. Winner said they would also like to put gutters on to protect the house, which would be a significant change. Mr. Hogestad agreed that it is more important to protect the home, than to avoid covering the molding. Mr. Frick said using a half-round gutter would not only be more in keeping with the style and age of the home, but due to its shape, it also allows some of the molding to be visible. Ms. McWilliams added that the State usually wants to see half-round gutters, and that they would also qualify for the loan program. Ms. Zink pointed out a photo that shows some staining and possible deterioration of the mortar in the foundation caused by the lack of gutters. Mr. Winner thanked the Commission, adding that they had made good progress and established some clarity. • OTHER BUSINESS None • ADJOURNMENT Chair Dunn adjourned the meeting at 6:35 p.m. Minutes respectfully submitted by Gretchen Schiager. Minutes approved by a vote of the Commission on __________. __________________________ Meg Dunn, Chair 1.a Packet Pg. 7 Attachment: LPC October 18, 2017 Minutes - DRAFT (6105 : MINUTES OF OCTOBER 18, 2017) Agenda Item 2 Item # 2 Page 1 STAFF REPORT December 20, 2017 Landmark Preservation Commission PROJECT NAME 627 MAPLE STREET - FINAL DEMOLITION/ALTERATION REVIEW STAFF Cassandra Bumgarner, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a proposal to add a second story and a rear, 2-story addition to an existing 1-story residence. The property was determined to be individually eligible as a Fort Collins Landmark. APPLICANT: Steve Josephs, Contractor OWNER: Katy Dearborn, Owner RECOMMENDATION: Staff finds that the applicants have complied with all code requirements in Municipal Code Section 14-72. Because they have submitted all required materials, staff recommends approval without conditions. EXECUTIVE SUMMARY BACKGROUND: The owners of the property located at 627 Maple Street, Dylan and Katy Dearborn, are proposing to add a second story addition to their current residence and a rear addition. In accordance with Fort Collins City Code Chapter 14, Landmark Preservation, the property was reviewed on June 1, 2017, and has officially been determined to be individually eligible for Fort Collins Landmark designation under criterion C, Design/Construction. PROPERTY DESCRIPTION AND HISTORY: This 1-story single family dwelling was constructed in 1924. The house is an example of the Craftsman style in the west side addition. There have been no apparent additions to the residence according to Jason Marmor’s Colorado Cultural Resource Survey Architectural Inventory Form aside from a greenhouse that was torn down between May and November of 2017. The greenhouse was built sometime around 1935 for a home business. The original owners of the residence, the Mincers, lived at the home from construction until 1972. More detailed architectural and historical information can be found in the attached Colorado Cultural Resource Survey Architectural Inventory Form. PROPOSED ALTERATION: The applicant is proposing to build a second story addition to their current residence and a rear addition. The proposed plans, approved by all other departments, are attached. PROCESS: Section 14-72 of the Municipal Code provides the process and requirements for the review of alterations or demolition of structures 50 years of age or older. Commonly referred to as demolition/alteration review, the process begins when the owner submits an application for City approval of the demolition or exterior alteration of the structure. Within fourteen (14) days of the filing of such application, the Director and the Chair of the Commission (or a designated member of the Commission appointed by the chair), determine if the proposed 2 Packet Pg. 8 Agenda Item 2 Item # 2 Page 2 work constitutes a demolition or a minor or major alteration of the exterior. If the work is determined to be a demolition or major alteration, the Director and the Chair refer the matter to either a subcommittee, or to the Commission for a hearing. Prior to the Commission meeting, public notice occurs, and there are submittal requirements that must be fulfilled: a. A Colorado Cultural Resource Survey Architectural Inventory Form prepared by an approved expert in historic preservation; b. Detailed plans and specifications describing and depicting the appearance of the site, structure or object that is the subject of the application, in context, after the proposed alteration or demolition; c. Evidence that all administrative and quasi-judicial approvals necessary to accommodate the proposed demolition or alteration have been obtained; d. A plan of protection acceptable to the Commission showing how the applicant will ensure that no damage will occur to other historic resources on or adjacent to the site. e. Applicable fees FINDINGS: Staff has made the following findings of fact as it relates to this application: • The residence at 627 Maple Street is more than 50 years of age, dating to 1927; • The work proposed was determined to be “major,” affecting all aspects of integrity; • The residence at 627 Maple Street was determined to qualify for individual designation as a Fort Collins Landmark, for its architecture; • The applicant has complied with all of the applicable requirements. COMMISSION ACTION: At this demolition/alteration review hearing, the Commission shall approve the application for demolition (with or without conditions) unless such approval is postponed as described below. The LPC may impose conditions of approval requiring the property owner to provide the City with additional information to mitigate the loss caused by the demolition or alteration. Such conditions may include, but need not be limited to: • Comprehensive photographic documentation; • Comprehensive historical, developmental, social and/or architectural documentation of the property and the neighborhood containing the property; and/or • Any other mitigating solution agreed upon by the Commission, the applicant, and any other applicable parties. Alternatively, the Commission may postpone consideration of the application for a period not to exceed forty-five (45) days for additional information needed for its consideration, which information may include the opinion of the staff regarding the benefits to the City of landmark designation of the property. In the event that the Commission has not made a final decision within the forty-five-day period, then the Commission shall be deemed to have approved, without condition, the proposed work. SAMPLE MOTIONS: As directed in Section 14-72 of the Municipal Code, proposed major work to individually eligible properties is reviewed by the Commission at a final hearing. The Commission may approve the application (with or without conditions), or, in the alternative, may postpone consideration of the application for a period not to exceed forty-five days, in order to facilitate the gathering of additional information needed for the full and complete consideration of the request by the Commission, which information may include the opinion of the staff regarding the benefits to the City of landmark or landmark district designation of the property in accordance with Article II of this Chapter. SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission approve the application for final demolition/alteration review for 627 Maple Street as presented, finding that the applicant has complied with all code requirements and purpose of Section 14-72 of the Municipal Code. The Commission may alter this motion to include conditions or delay the application for a period not to exceed forty-five days as put forth in Section 14-72 of the Municipal Code. 2 Packet Pg. 9 Agenda Item 2 Item # 2 Page 3 ATTACHMENTS 1. Location Map (PDF) 2. Approved Plans and Contextual Elevations (PDF) 3. Plan of Protection (PDF) 4. Architectural Inventory Form (PDF) 5. 2017-06-01 Historic Review (PDF) 6. Staff Presentation (PDF) 2 Packet Pg. 10 Maple St N Grant Ave N Loomis Ave Sycamore St N Whitcomb St N Sherwood St Cherry St Laporte Ave © 627 Maple Street 0 250 500 Feet Site 2.a Packet Pg. 11 Attachment: Location Map (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''''' '''' '''' '''./012341.500 #Ā +%'378 6 ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# ;30<<3/ % " # '%+%= *>" & #>) " ?'%%+ = " *>& &>Ȁ" ?%' +%= " *>& @%#"'%+%= *" >& 2A 29.09 ft SPECIAL INSPECTION REQUIRED FOR ALL WELDING & HIGH- STRENGTH BOLTING. B1704487 2.b Packet Pg. 12 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL ! ! "! ! " ! # # ! # # # $ ! $ ! $ ! $ ! $ !! $ $ $ !! ! ! ! ! ! "& ' ( ! ) * * ' ( * ' ( * ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# ;30<<3/ "& Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 Ȁ2 9!Ā* #, #, Ā><#, ĀB , $ ĀB 5, $ 5, $ 5 , , $ 5, $ , $ , $ , $ 5, $ 5, $ , $ 9!Ā* 5, $ 5, $ 3D3 2' #E'! " ' +=* *&9 ' Ȁ% F* " Ā?%& >!*Ā% ! $*+: ,*&&* 9 G* &>'Ȁ>>$ ( "? Ā+>#%" G>ȀĀ? ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# ;30<<3/ 7 ( ! "6 48'-9" 11'-81 2" VERIFY 16'-3" VERIFY 12'-103 8'-8 4" VERIFY 1 2" VERIFY 20'-0 3 4" VERIFY 16'-6" 3'-0" 6'-0" VERIFY CF-16 CF-20 CF-16 1'-0" 5'-0" VERIFY 1'-0" 8'-5" VERIFY 21 2" 2'-5" 7'-1" VERIFY CF-12 4'-0" VOID 6'-3" 6'-3" 5'-101 2" 6'-0" 4'-2 1 2" INCORPORATED &/,(17 352-(&7/2&$7,21 D ATE: PROJECT # SCALE: DESIGN/CHK: DRAWN: OF CTL THOMPSON CTL I THOMPSON INCORPORATED 400 North Link Lane Fort Collins, CO 80524 P:970-206-9455 F:970-206-9441 www.ctlt.com SHEET FOUNDATION/MAIN FLOOR FRAMING PLAN SCALE 1/4" = 1'-0" )5$0,1*3/$16 PORCH 31 2" Ø ADJ. STEEL COL., TYPICAL @ 3 2x6 EXPOSED RAFTERS AT 24" O.C. CONTINUOUS LVL BEAM PER PLAN SIMPSON ANGLE CLIP EA. RAFTER CONTINUOUS 2x8 LEDGER, INSTALL WITH 1 4" DIA. x 3 1 2" SDWS SCREWS AT EA. STUD SIMPSON ANGLE CLIP EA. BRACE TO LVL BEAM 4x4 WOOD BRACE, VERIFY DIMENSIONS WITH ARCHITECTURAL DWGS. ATTACH TO WALL FRAME WITH (3) 1 4" x 6" SDS SCREWS 4'-0" OHG. MAXIMUM 3'-0" (1) 1 4" DIA. x 6" SDS SCREW, TYPICAL INCORPORATED &/,(17 352-(&7/2&$7,21 D ATE: PROJECT # SCALE: DESIGN/CHK: DRAWN: OF CTL THOMPSON CTL I THOMPSON INCORPORATED 400 North Link Lane Fort Collins, CO 80524 P:970-206-9455 F:970-206-9441 www.ctlt.com SHEET '(7$,/6 *(1(5$/127(6 HANGER SCHEDULE CONNECTION LOCATION CONNECTOR I-JOIST TO FLUSH WOOD BEAM IUS-SERIES (2) I-JOIST TO FLUSH WOOD BEAM MIU-SERIES SAWN JOIST TO FLUSH WOOD BEAM LUS-SERIES (1)-LVL TO FLUSH WOOD BEAM HU-SERIES (2)-LVL TO FLUSH WOOD BEAM HU-SERIES (3)-LVL TO FLUSH WOOD BEAM HU-SERIES I-JOIST RAFTER TO RIDGE BEAM LSSU OR HU*-SERIES SAWN RAFTER TO RIDGE BEAM LSSU OR HU*-SERIES WOOD POST TO FOUNDATION ABU-SERIES WOOD POST TO BEAM ABOVE BC-SERIES 2.b Packet Pg. 19 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''''' '''' '''' '''./012341.500 #Ā +%'378 6 ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''''' '''' '''' '''./012341.500 #Ā +%'378 6 ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''''' '''' '''' '''./012341.500 #Ā +%'378 6 ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 Plan of Protection for Historic Sites Project Title: DEARBORN REMODEL Full Property Address: 627 Maple St. Ft Collins Co. 80521 Form Prepared by:Steve Josephs Please complete the following as applicable: 1. Introduction Description of project location: Second story addition, and rear addition to house at 627 Maple St General description of work to be performed, including which firm(s) will be doing the work: Craftsmen Builders Building(s) or portion(s) of buildings that will be affected: All of building Is building adjacent to other buildings or structures, on or off site, and if so, how close?: Yes there are buildings to the east and south of the addition. Building to the East is approx. 20’ away. Building to the South is approximately 100’ away. Are any of these other buildings or structures 50 years old or older (which ones, and what are their dates of construction, if known): Both Structures are old. Structure to the East appears to be early 1900’s and property to the south early 1900,s. 2. Scope of Work Describe the work, and how it will affect any historic building(s) (both the subject property and adjacent, if applicable). Provide descriptions on each of the following, as applicable: Demolition: -We intend to demo the entire existing roof of the house except for the small gable on the west facade. al work will be done by hand with and tools. -All siding shall be removed down to the skip sheathing. -All Window openings to be moved or modified per plans -Main floor exterior walls and floor to be saved but modified per plan Site preparation: Excavation: Excavation for new crawl space on S.W. corner to be dug with mini excavator and some hand digging near the existing foundation to 30” in depth. It will have no effect on the existing full basement foundation nor any historic neighboring buildings. It is nearly over 30’ to the nearest lot line and over 35’ to the nearest historical building. Utilities: No utility changes required New foundation: concrete foundation to be poured for new addition 2.c Packet Pg. 25 Attachment: Plan of Protection (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) New construction: New second story and rear addition to be added per plan Parking lot: NA Driveways/alleyways:NA Landscaping:NA Drainage: to be preserved Other: 2.c Packet Pg. 26 Attachment: Plan of Protection (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 3. Coordination of Project Activities Name of person or persons responsible for overseeing the demolition and/or construction activities: Steve Josephs Will they be on site when that work is occurring? yes If not, how may they be contacted if needed when that work is underway? 218-6905 What specific coordination practices will be used to coordinate work activities? We supervise all sub contractors at all times 4. Deconstruction, Salvaging & Recycling Materials Which historic materials will be deconstructed and salvaged? We generally save old timbers and flooring from deconstructed areas when practical to do so. We evaluate the quality of the materials and future usefulness for this and future projects.It is complex process to evaluate salvage material so I will give you on example, old roof rafters. If the material of these rafters is Douglas Fir, we will save it if it if it is rift sawn or cvg , but not plain sawn.This is because old plain sawn Douglas Fir tends to flake to much during the re-milling process. Clean woods like plain sawn Douglas Fir that we do not deem worthy, get a second chance in our free pile where neighbors can take and use what they want. If not taken it then becomes firewood or mulch Old doors, and case work of historical value will be saved(love to save old heart pine painted or not) and reused on this or other projects. Often we save old glass from windows for repairs of old glass on other projects or to use in cabinetry for current projects. Which historic materials will not be salvaged, and how will they be disposed of? We do not save materials incrusted in lead based paint(old lap siding and exterior trim.Those are disposed of in accordance with lead abatement regulations at the land fill. Lathe and paster goes to landfill 5. Protection of Existing Historic Property How will you ensure that historic buildings, structures, and surface features will not be damaged during work? What means will be used to protect them? This project is a lost cause from a historic stand point. Hence the reason for this process. We will not be protecting them. We will try to maintain the quality of the neighborhood however through old house attention to detail on the exterior( 4.5”smooth board trim,4” reveal lap siding, bed moldings,coves, beaded porch ceilings, where applicable.) 5.1. Site Conservation ? 2.c Packet Pg. 27 Attachment: Plan of Protection (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 5.2. Demolition of Building Hand demolition of roof and siding to protect surroundings. 5.3. Foundation Stability Engineer has visited site and engineered plans to protect stability. 5.4. Structural Engineer has visited the site and engineered plans to protect structures integrity. 5.5. New Construction: Will consist of rear addition and second story 5.6. Historic Openings & Materials Not touched unless specified. All openings will be modified accept for the front door and it’s opening. 5.7. New Openings: To match style of existing in appearance 5.8. Floor Framing: New floor to are constructed per plans using 117/8 TJI covered with 3/4” OSB., covered with 3/4”hardwood flooring 5.9. Roof Structure: and Roof Framing Roof to be stick framed using 2x12 rafters and lvl beams per engineered plans 5.10.Structural Loads Structural Engineer has visited the site and engineered plans to protect structures integrity 5.11.Supporting and Bracing of Existing Structure; Under-Pinning NA 5.12.Excavation and Shoring of Existing Structure NA 5.13.Site Cleanup 6. Documentation for Record Does the project include measured drawings and/or photographs? yes Where will these be stored? City records? 7. Archeology How will you address archeological resources if they are likely to be present or if you should unexpectedly find them? (I.e., contact the Museum of Discovery; have an archeologist on site to monitor the work; have an archeologist on call.) I would contact the Museum of Discovery, for advice on how to proceed. 2.c Packet Pg. 28 Attachment: Plan of Protection (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) I. IDENTIFICATION 1. Resource number: 5LR.14281 2. Temporary resource number: N/A 3. County: Larimer 4. City: Fort Collins 5. Historic building name: Oscar and Lena Mincer House 6. Current building name: Dearborn House 7. Building address: 627 Maple Street, Fort Collins, Colorado 80524 8. Owner name and address: Kathryn and Wesley Dearborn 627 Maple Street Fort Collins, CO 80524 II. GEOGRAPHIC INFORMATION 9. P.M. 6th Township 7N Range 69W SE ¼ of NW ¼ of section 11 10. UTM reference Zone 13; 492590 mE ; 4493315 mN 11. USGS quad name: Fort Collins, CO Year: 1960; Photorevised 1984 Map scale: X 7.5' 15' 12. Lot(s): Lots 15 and 16 Block: 272 Plat: West Side Addition Year Platted: 1906 Parcel Number: 97112-30-015 13. Boundary Description and Justification: The site boundary corresponds to the recorded legal description/parcel limits of Larimer County Parcel No. 97112-30-015, containing Lots 15 and 16 of Block 272 of the West Side Addition to Fort Collins as platted in 1906. According to the Larimer County Assessor’s property record, the combined lots form a single rectangular parcel measuring 75 feet wide by 155 feet deep. The property, with an address of 627 Maple Street, encompasses the single-family dwelling, a historic wood-frame and shed-roofed outbuilding, and the surrounding yards and landscaping. The site boundary encompasses the 11,625 ft² (0.27 acre) area associated with its historic residential use. III. ARCHITECTURAL DESCRIPTION 14. Building plan (footprint, shape): Rectangular 15. Dimensions in feet: Length: 43 ft. x Width: 28 ft. 16. Number of stories: 1.0 17. Primary external wall material(s): Horizontal wood (narrow clapboard) siding 18. Roof configuration: Gable - front gable Official eligibility determination (OAHP use only) Date ____________ Initials ________________ ______ Determined Eligible- NR ______ Determined Not Eligible- NR ______ Determined Eligible- SR ______ Determined Not Eligible- SR ______ Need Data ______ Contributes to eligible NR District ______ Noncontributing to eligible NR District OAHP1403 Rev. 9/98 COLORADO CULTURAL RESOURCE SURVEY Architectural Inventory Form 2.d Packet Pg. 29 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 19. Primary external roof material: Composition shingles 20. Special features: Porch 21. General architectural description: Located at the west end of the south side of the 600 block of Maple Street, this residential property features a single story, wood frame, Craftsman-style dwelling resting on a poured concrete basement, the raised walls of which are equipped with small horizontally oriented multi-light basement windows. The residence is covered by a moderately-pitched, composition shingle-clad gable roof. The overhanging eaves and rake ends of the reveal exposed rafter tails. The home’s exterior walls are clad with narrow wood clapboard siding which appears to be original. The dwelling’s façade features a recessed front porch occupying half of the façade, and is equipped with a rather elaborate wooden stairway. Both this stairway and the porch are decoratively treated with wooden elements containing recessed rectangular panels. Within the front porch is the main entry, still fitted with what appears to be the original Craftsman-style glazed and stained wooden door. To the right of the door is a sash and transom or double-hung window, and a similar window is placed on the left/east side of the facade. Beneath the front gable is a large square attic window. The entire house is fenestrated with single and multiple sets of tall but narrow Craftsman style windows, the upper sashes of which are divided by thin muntins into several narrow lights. All of the windows are framed by simple board surrounds. The west elevation features a prominent, projecting, square-sided bay window covered by a gable roof. This bay window is fenestrated with a bank of three narrow windows facing west, and single windows on its projecting sides. Below the windows on the front of the bay window are three Craftsman–style knee braces. A glazed, enclosed rear porch occupies the eastern portion of the south elevation, and is covered by its own substantial gable roof. This rear porch is fenestrated by wraparound bands of 4-over-1 light sash-and-transom windows. It also is equipped with a painted wooden rear entry door surmounted by a large transom light. The house appears to be in very good, well-maintained condition. Please refer to the attached photos for more architectural information. 22. Architectural style/building type: Craftsman 23. Landscaping or special setting features: This house is situated on a rectangular lot, containing 11,625 square feet (0.27 acre) of land. A concrete walkway with steps near the sidewalk leads to the front porch of the house, and another concrete walkway extends from the front porch steps around the west elevation to access the backyard through a gate of a modern cedar privacy fence that encloses the back yard. The front yard is planted with grass, and there are two medium-sized deciduous trees established on either side of the central walkway. A mass of shrubs are planted near the front left corner of the dwelling. An unpaved driveway extends along the east side of the house, near the eastern property line. The property lacks a garage, and apparently none was ever built on the parcel. The backyard now contains a large modern playground area, a large portable trampoline, and a small, modern gable-roofed rustic playhouse near the southern end of the parcel. Two medium size tree stumps in the backyard reveal the former locations of trees. 24. Associated buildings, features, or objects: A rectangular concrete patio with concrete retaining walls extends from the rear/south elevation of the dwelling. A small wood frame shed with a 2.d Packet Pg. 30 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 shed roof and clad with horizontal drop or tongue-in-groove board siding is located near the southeast corner of the parcel. It is equipped with a large hinged access door on its west side. IV. ARCHITECTURAL HISTORY 25. Date of Construction: Estimate: Actual: 1924 Source(s) of information: • Building Permit No. 459, dated May 14, 1924, issued to owner O.C. Mincer for construction of a “six-room frame bungalow 28 x 36, ¾ basement with concrete footings and walls, lap siding, shingle roof, furnace heat” for an estimated cost of $3,500. • Larimer County Assessor’s Property Record for Parcel 97112-30-015 indicates initial construction date of 1924; Note: In Fort Collins City Directories, 627 Maple Street first appears in the 1927 city directory but not in 1917, 1919, 1922, or 1925 city directories; • Sanborn Fire Insurance Company maps, house is shown on the 1925 edition (first coverage of the 600 block of Maple Street). 26. Architect: Unknown Source(s) of information: No information found 27. Builder/Contractor: Unknown Source(s) of information: No information found 28. Original owner: Oscar J. and Lena Mincer Source(s) of information: Building Permit No. 459, dated May 14, 1924, issued to owner O.C. Mincer for construction of a “six-room frame bungalow 28 x 36, ¾ basement with concrete footings and walls, lap siding, shingle roof, furnace heat” for an estimated cost of $3,500. 29. Construction history (include description and dates of major additions, alterations, or demolitions): This wood frame dwelling was constructed in 1924; according to the original building permit the new house was to be 28 ft x 36 ft in size (the width of the house is still 28 feet). In 1927 an addition was constructed that evidently extended the length of the house by seven feet, and this addition is assumed to have been placed on the original rear elevation, rather than on the facade of the house. Around 1935 it appears that a substantial 18 ft x 30 ft greenhouse with a concrete foundation and lower walls was constructed as a rear extension of the house, although no building permit for the greenhouse was found. In 1953 the roof was replaced with a new composition shingle roof. No additional exterior alterations to the dwelling were noted. The greenhouse addition was removed at an unknown date, leaving the concrete foundation and lower walls in place. The existing wood frame shed located near the southeast corner of the property was evidently built sometime between 1948 and 1967; it is not shown on the 1948 Sanborn Fire Insurance Company map, but can be seen in the 1967 County Assessor’s property record (attached). Source(s) of information: • Building Permit No. 1794, dated September 10, 1927, issued to O.J. Mincer for construction of an addition to the house for an estimated cost of $700. 2.d Packet Pg. 31 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 • Building Permit No. 13080, dated June 11, 1953, issued to Oscar Mincer for a “new roof on residence – composition shingles,” for an estimated cost of $362.50. • Larimer County Assessor 1948 Property Card for 627 Maple Street (Parcel No. 97112-30-015). From the collection of the Fort Collins Local History Archive. 30. Original location ___X____ Moved _______ Date of move(s): N/A V. HISTORICAL ASSOCIATIONS 31. Original use(s): Residential – Single Family Dwelling 32. Intermediate use(s): None 33. Current use(s): Residential – Single Family Dwelling 34. Site type(s): House 35. Historical background: This modest wood frame residence is located within the 66-acre West Side Addition to Fort Collins, which was platted and formalized by court decree on August 11, 1906. The West Side Addition was one of several major residential additions that were established during the first decade of the twentieth century after construction of a new beet sugar factory on the outskirts of Fort Collins. The economic impact of the sugar industry led to an unprecedented population influx, and the demand for housing skyrocketed. A special election in Fort Collins in 1906 resulted in the approval of a series of new additions that increased the city’s size by 121 acres; these new residential areas included, in addition to the West Side Addition, the Washington Place Addition, the Morger-Smith Addition, the Grandview Addition, and Prospect Place Addition. By the early 1920s, the 600 Block of Maple Street contained only three houses, all on the south side of the street (#613, 615, and 617). In mid-1924, tailor Oscar J. Mincer and his wife Lena obtained a building permit to construct a “six-room frame bungalow 28 x 36, ¾ basement with concrete footings and walls, lap siding, shingle roof, furnace heat” for an estimated cost of $3,500. Prior to construction of the house, the Mincers had lived at 301 N. Whitcomb Street. In 1917, Oscar’s occupation was listed as “clothes cleaner.” While not confirmed through federal census records, it is very likely that Oscar and Lena Mincer were Jewish, based in part upon Oscar’s surname (a probable Polish Jewish surname), his profession as a tailor (a common profession for Jewish immigrants and their descendants living in big cities), as well as his relocation to Colorado from St. Louis. Like other immigrant groups, Jews from eastern Europe and Russia (particularly in Ukraine) entered the U.S. in large numbers through the Ellis Island immigrant inspection facility in New York harbor, settling initially in the eastern and midwestern states. A wave of Jewish immigration entered the U.S. during the second decade of the twentieth century, as many Jews fled discrimination and persecution towards them. When they arrived in Fort Collins, the Mincers joined a small Jewish community in Fort Collins. While there were several other prominent Jewish businesspeople in Fort Collins in the early 20th Century, such as Sam Meyer, the Jewish community was so small that the city lacked a synagogue until around 1970. Oscar Mincer was born in 1880 in St. Louis, Missouri, and in 1906 he married Lena Nancy Hight in Atchison, Kansas. In the same year (1906), the Mincers moved to Wellington, Colorado. Several years later, in 1910, they relocated to Fort Collins, probably to take advantage of its much larger population and vital economy. 2.d Packet Pg. 32 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 The entrepreneurial Oscar Mincer applied his tailoring knowledge and skills to a potentially more lucrative opportunity associated with the rise of the personal automobile in the 1910s and 1920s. He opened an “Auto[mobile] Top Tailoring, Trimming & Repairing” shop at 214 Pine Street which was originally simply called the “Auto Top Shop.” The Mincers ultimately had four children: a daughter named Naomi, and sons Norman, Howard, and Albert. Sons Norman and Howard went to work in the family business as “trimmers” of auto upholstery and tops. By 1929 the name of the shop was changed to “Mincer’s Auto Trimming Shop, and it remained in business on Pine Street in the “Old Town” area of Fort Collins until sometime in the 1940s. Around 1935, Mrs. Lena Mincer started a business of her own called the “Maple Leaf Greenhouse.” A large greenhouse structure with a concrete foundation was attached to the rear of the Maple Street house sometime around 1935; it was 18 feet wide and 30 feet long. Apparently, Lena’s business was short-lived, possibly because of the economic stagnation caused by the Great Depression of 1929-1941. City directory data indicates that by 1938 the Maple Leaf Greenhouse, while on the Mincer’s property, was being operated by a woman named Ruth Setzler, who’s surname suggest she was likely a Jewish friend of the Mincers. The national financial downturn seems to have also affected Oscar Mincer’s employment. By 1940, he had opened a second tailoring-related business at the same address that he was also operating the auto top shop from (214 Pine Street); it was called “Mincer’s Clothes Shop.” The next available city directory, from the year 1948, identified Oscar’s occupation as “salesman. Mincer’s Auto Top Shop evidently closed permanently sometime between 1940 and 1948 (Note: publication of Fort Collins city directories was suspended in the 1940s, when World War II was raging across the globe). Lena Mincer passed away on April 24, 1950 at the age of 72 at the county hospital in Fort Collins. Oscar Mincer retired shortly afterward, and he continued to live alone in the house for more than two decades until he passed away at Poudre Valley Memorial Hospital on February 12, 1972, at the ripe old age of 91. When he passed away, Oscar had amassed nine grandchildren and 22 great-grandchildren. While the ownership of 627 Maple Street after Oscar Mincer’s death was not determined, it was occupied by a series of people (possible tenants) from the early 1970s until 2015, when the current owners acquired the property. From 1973 through c. 1976 the home was inhabited by Don E. Littlejohn, a pipefitter for G.R. Spencer Construction Company (1605 E. Lincoln Avenue), along with his wife Janet and their two children, Mike and Pam Littlejohn. Subsequently, c. 1977-1978, the home was occupied by a single mother, Henrietta Des Roches and her children Christine and Bryan. Ms. Des Roches was employed by the United Bank of Fort Collins (401 S. College Avenue). By 1979 the Des Roches family had relocated to another home at 1709 Welch Street, and 627 Maple Street was subsequently occupied by college student Andy Tribolini. By 1981, Andy had evidently graduated and left Fort Collins. From c. 1981 through 1987 the home was occupied by Mark Metten, the owner of a local business called Office Products & Systems (1316 Webster Avenue), along with his partner Sue Temple, a tutor for the Poudre R1 school district. From c. 1985, Metten and Temple were joined by a roommate named Jay Martin Klein, whose occupation was identified as “coordinator for Weld County.” Around 1988, Mark Metten and Sue Temple moved with their two children (Josh and Andy) to another house located at 1812 Essex Drive. From c. 1988 until sometime in the early 1990s, 627 Maple Street was home to Daniel R. Swartz, a baker at Fleener’s Bakery. Swartz lived at the former Mincer House with his wife Joan, a hairdresser at a local salon called Hair Associates. By 2.d Packet Pg. 33 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 1995, the Swartz family had evidently left Fort Collins, and in their place were new residents Tony and Theresa Briggs. The Briggs family lived at 627 Maple Street until c. 1998. Then, from c. 2004 through c. 2014 the house was inhabited by Dustin Matthew Holcomb and Lori A. Demshar. And finally, in 2015 the home was acquired by its current owners, Wesley Dylan and Kathryn C. Dearborn. The Dearborn’s application for a building permit to add a second story to the Mincer House triggered the need for this documentation and evaluation of this historic home, and because it is more than 50 years old, the City of Fort Collins Historic Preservation Department required this documentation to be completed in order to assess the property’s historical and architectural significance. In November of 2017 Craftsman Builders, Inc. hired the historic preservation consulting company Retrospect to research and document the property onto this Colorado Architectural Inventory Form. 36. Sources of information: Beier, Harold 1958 Fort Collins, History and General Character. Research and Survey Report, Part 1. Prepared by Harold Beier, Community Development Consultant, Fort Collins, Colorado, for the City of Fort Collins Planning and Zoning Board, April 1958. City of Fort Collins Log of Building Permits, 1920 – c. early 1950s, on file at the Fort Collins Local History Archive. Fort Collins City Directories, for the years 1917, 1919, 1922, 1925, 1927, 1929, 1931, 1933- 1934, 1936, 1938, 1940, 1948, 1950, 1952, 1954, 1956-1957, 1960, 1962-1964, 1966, 1968-1973, 1975-1976, 1979, 1981, and 1983-2016. From the collection of the Fort Collins Local History Archive. Fort Collins Coloradoan 1950 “Mrs. Lena Mincer Called by Death,” Monday, April 24, 1950, p.2. 1972 ”O.J. Mincer,” (obituary), Sunday, February 13, 1972, p. 3. Genealogical Society of Larimer County 1989 Cemeteries in Larimer County, Volume I: Mountain Home, Post, and Grandview. Larimer County Assessor 1948 Property Card for 627 Maple Street (Parcel No. 97112-30-015). From the collection of the Fort Collins Local History Archive. 1967 Property Card for 627 Maple Street (Parcel No. 97112-30-015). From the collection of the Fort Collins Local History Archive. 2106 Property information record for 627 Maple Street (Parcel No. 97112-30-015). Accessed online, November 6, 2017. 2.d Packet Pg. 34 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 McWilliams, Karen 2001 Eastside and Westside Neighborhoods, A Cultural Resources Survey, Larimer County, Colorado (SHF-96-02-115). City of Fort Collins Advance Planning Department, December 1, 2001. On file at the Colorado Historical Society, Denver. Simmons, Thomas, and Laurie Simmons. 1992 City of Fort Collins Central Business District Development and Residential Architecture Historic Contexts. Report prepared by Front Range Research Associates for the City of Fort Collins Advance Planning Department. VI. SIGNIFICANCE 37. Local landmark designation: Yes ____ No __X__ Date of designation: Not Applicable Designating authority: Not Applicable 38. Applicable National Register Criteria: ___ __ A. Associated with events that have made a significant contribution to the broad pattern of our history; ______ B. Associated with the lives of persons significant in our past; ______ C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or that possess high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or ______ D. Has yielded, or may be likely to yield, information important in history or prehistory. ________ Qualifies under Criteria Considerations A through G (see Manual) ___X ___ Does not meet any of the above National Register criteria 39. Area(s) of significance: Not Applicable 40. Period of significance: Not Applicable 41. Level of significance: National _____ State _____ Local _____ 42(a). Statement of significance National Register of Historic Places-eligibility: The house at 627 Maple Street does not embody sufficient historical or architectural significance to qualify as individually eligible for listing on the National Register of Historic Places (NRHP). No archival evidence was found to suggest that this modest dwelling is associated with any significant events, trends, or themes in local, state, or national history. Also, archival research did not disclose that this property was owned, occupied, or otherwise associated with any persons who would be considered significant in terms of Fort Collins, Colorado, or national history. For these reasons, the property would not qualify for inclusion in the National Register of Historic Places (NRHP) under Criteria A or B. This house is a handsome and very well-preserved example of a modest variant of Craftsman- style domestic architecture; however, its design attributes are common to most similar small- scale Craftsman dwellings in Fort Collins. For all these reasons, the property cannot qualify as eligible for the NRHP under Criterion C. 2.d Packet Pg. 35 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 42(b). Statement of significance Fort Collins Local Landmark-eligibility: This well-preserved example of modest wood frame Craftsman-inspired residential architecture in the West Side Addition to Fort Collins was constructed in 1924, during a decade of renewed urban growth. During the 1920s, Fort Collins’ population increased by 31.2%, from 8,755 residents in 1920, to 11,489 in 1930. The home is but one of many built during this dynamic decade. By itself, this association is not sufficient to warrant Local Landmark eligibility for 627 Maple Street. Archival research also failed to disclose an association with any other historically important trend in local, state, or national history. Mincer family members were not recognized as important contributors to local history. However, in terms of its architecture, the property is significant as an extremely well-preserved example of a variant of Craftsman domestic architecture in Fort Collins. It exhibits a number of the distinguishing characteristics of the Craftsman style, including an overhanging roof with exposed rafter tails, sash and transom windows with multiple narrow transom lights, a square-sided bay window with gable roof, as well as the original Craftsman-inspired front door and original narrow clapboard siding. For these reasons, as a good extant example of Craftsman-style domestic architecture in Fort Collins, the property is evaluated as locally significant for its architectural characteristics. The residential property at 627 Maple Street therefore qualifies for Local Landmark designation. 43. Assessment of historic physical integrity related to significance: This historic dwelling, including the original 1924 front portion and 1927 rear addition, retains integrity of location, design, materials, workmanship, setting, feeling, and association. The property retains sufficient integrity to qualify for Local Landmark designation, and to be considered a contributing element of a historic district (NRHP or Local Landmark district), should one be defined in this area. VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT 44. National Register (individual) eligibility field assessment: Eligible Not (Individually) Eligible X Need Data 45. Is there National Register district potential? Yes X _ No Discuss: If there is National Register district potential, is this building: Contributing X _ Noncontributing _ 46. If the building is in existing National Register district, is it: Contributing Noncontributing _ Not Applicable X _ VIII. CITY OF FORT COLLINS LOCAL LANDMARK ELIGIBILITY ASSESSMENT 47. Local Landmark (individual) eligibility field assessment: Eligible X Not (Individually) Eligible Need Data IX. RECORDING INFORMATION 48. Photograph numbers: 5LR.14281- #1-30 Negatives or digital photo files filed at: City of Fort Collins, Development Review Center (Current Planning) - Historic Preservation Department, 281 N. College Avenue, Fort Collins, CO 80524 49. Report title: NA 50. Date(s): November 16, 2017 2.d Packet Pg. 36 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 51. Recorder(s): Jason Marmor 52. Organization: RETROSPECT 53. Address: 1031 East 4th Street, Unit B Loveland, CO 80537 54. Phone number(s): (970) 219-9155 History Colorado - Office of Archaeology & Historic Preservation 1200 Broadway, Denver, CO 80203 (303) 866-3395 2.d Packet Pg. 37 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 Location of 627 Maple Street, Fort Collins (5LR.14281), shown on a portion of the U.S. Geological Survey 7.5’ Fort Collins, Colorado topographic quadrangle map (1960; Photorevised 1984). 627 Maple Street 5LR.14281 ▪ 2.d Packet Pg. 38 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 Sketch map of 627 Maple Street, Fort Collins (5LR.14281). N 155 feet MAPLE STREET 75 feet Unpaved driveway Gabled bay window Modern playhouse Modern playground Open front porch Concrete walkway Historic Shed Lot 16 Lot 15 Property boundary LOOMIS STREET Concrete foundation of removed historic greenhouse 2.d Packet Pg. 39 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 1948 View of 627 Maple Street, from old Larimer County Assessor property card. On file at the Fort Collins Local History Archive. 1967 View of 627 Maple Street, from old Larimer County Assessor property card. On file at the Fort Collins Local History Archive. 2.d Packet Pg. 40 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 1948 Larimer County Assessor’s footprint sketch of the house at 627 Maple Street, showing the location of the no longer extant greenhouse that housed Lena Mincer’s business, called the “Maple Leaf Greenhouse.” 2.d Packet Pg. 41 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 1925 Sanborn Fire Insurance Map showing 627 Maple Street. 2.d Packet Pg. 42 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 1948 Sanborn Fire Insurance Map showing 627 Maple Street. 2.d Packet Pg. 43 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), looking southwest. 627 Maple Street (5LR.14281), closer view, looking southwest. 2.d Packet Pg. 44 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), looking southeast. 627 Maple Street (5LR.14281), façade/north elevation, looking south-southeast. 2.d Packet Pg. 45 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), closer view of façade, looking south-southeast. 627 Maple Street (5LR.14281), façade and front yard, looking south. 2.d Packet Pg. 46 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), close-up of stairs accessing front porch, looking west-southwest. 2.d Packet Pg. 47 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), front porch with main entry, looking south. 2.d Packet Pg. 48 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), west elevation, looking east-northeast. 627 Maple Street (5LR.14281), closer view of west elevation, looking east-northeast. 2.d Packet Pg. 49 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), façade and east elevation, looking southwest. 627 Maple Street (5LR.14281), rear/south and east elevations, looking northeast. 2.d Packet Pg. 50 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), east and rear elevations, looking northwest. 627 Maple Street (5LR.14281), rear view, looking north. 2.d Packet Pg. 51 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), rear view, also showing foundation of former greenhouse addition, looking north. 627 Maple Street (5LR.14281), rear/south elevation, looking northeast. 2.d Packet Pg. 52 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), east side of house’s enclosed rear porch, looking west. 627 Maple Street (5LR.14281), rear and west elevations, looking northeast. 2.d Packet Pg. 53 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), rear and west elevations, looking northeast. 627 Maple Street (5LR.14281), west elevation, looking east-northeast. 2.d Packet Pg. 54 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), close up view of typical 3-light basement window. 2.d Packet Pg. 55 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), west side bay window, looking northeast. 2.d Packet Pg. 56 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), typical Craftsman-style window on east elevation. 2.d Packet Pg. 57 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), historic shed near southeast corner of parcel, looking east-southeast. 627 Maple Street (5LR.14281), historic shed near southeast corner of parcel, looking southeast. 2.d Packet Pg. 58 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 627 Maple Street (5LR.14281), modern playhouse at rear/south end of parcel, looking southwest. 627 Maple Street (5LR.14281), modern playground in backyard, looking west. 2.d Packet Pg. 59 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 STREETSCAPE VIEWS OF 600 BLOCK OF MAPLE STREET, FORT COLLINS 2.d Packet Pg. 60 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 600 block of Maple Street, streetscape view, looking north-northeast. 600 block of Maple Street, streetscape view, looking south-southeast. 2.d Packet Pg. 61 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Colorado Cultural Resource Survey Architectural Inventory Form 5LR.14281 600 block of Maple Street, streetscape view, looking south-southwest, showing historic homes on Loomis Street. 2.d Packet Pg. 62 Attachment: Architectural Inventory Form (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 2.e Packet Pg. 63 Attachment: 2017-06-01 Historic Review (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 2.e Packet Pg. 64 Attachment: 2017-06-01 Historic Review (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 1 Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission 12.20.2017 627 Maple Street, 2nd Story Addition— Final Demolition/Alteration Review Background and History 2 • Construction Date: 1924 • Community Development and Neighborhood Services (CDNS) Director and Landmark Preservation Commission (LPC) Chair Review: • Proposed work is major • Property is individually eligible as a Fort Collins Landmark under Standard C: Design/Construction - excellent example of Craftsman style 2.f Packet Pg. 65 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Location and Context 3 627 Maple – November 16, 2017 2.f Packet Pg. 66 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 627 Maple – November 16, 2017 627 Maple - May 30, 2017 Note: this is the greenhouse that is talked about in the Architectural Inventory Form and Demolition/Alteration Review form. It was demolished sometime between May 30 and November 16, 2017. 2.f Packet Pg. 67 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 627 Maple – November 16, 2017 Project Summary 8 •2nd story addition 2.f Packet Pg. 68 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Role of the Landmark Preservation Commission Approve the application, finding that the applicant has met each of the steps and submittals required by the code; • Fees, posting and notice requirements have been met; • Documentation of the existing structure • Plan of Protection • Fully approved plans - plans comply with relevant city codes 9 • Approve with conditions; conditions may include, but not limited to: • comprehensive photographic documentation; • comprehensive historical, developmental, social and/or architectural documentation of the property and neighborhood and/or • any other mitigating solution agreed upon by the Commission, the applicant, and any other applicable parties 10 Role of the Landmark Preservation Commission 2.f Packet Pg. 69 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) • Postpone the decision for more information • Information may include the benefits to the City of Landmark designation • Postpone for up to 45 days 11 Role of the Landmark Preservation Commission Staff Evaluation and Recommendation • Finding: Staff finds that the applicants have complied with all code requirements in Municipal Code Section 14-72 • Recommendation: Approval without conditions 12 2.f Packet Pg. 70 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) 13 Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission 12.20.2017 627 Maple Street, 2nd Story Addition— Final Demolition/Alteration Review 2.f Packet Pg. 71 Attachment: Staff Presentation (6256 : 627 MAPLE ST - FINAL DEMOLITION/ALTERATION REVIEW) Agenda Item 3 Item # 3 Page 1 AGENDA ITEM SUMMARY December 20, 2017 Landmark Preservation Commission STAFF Karen McWilliams, Historic Preservation Planner SUBJECT LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT EXECUTIVE SUMMARY The purpose of this item is to provide the Commission and citizens with the final results regarding the Loomis Addition Historic Survey Project. The historic preservation firm Humstone Consulting (Mary Humstone and Rheba Massey) has undertaken this State Historic Fund grant project, surveying 32 properties at the intensive level and an additional 250 properties at the architectural reconnaissance level. BACKGROUND Located immediately west of downtown Fort Collins, the Loomis Addition consists of 312 predominantly residential properties contained within 15 blocks. Two thirds of the existing homes were built between 1885 and 1920, with the largest proportion constructed in the first decade of the 1900s. From 1920 through 1945, in the era between World Wars I and II, 67 new residences were created, including many of Fort Collins' best examples of period revival architectural styles. Fewer than twenty dwelling were added to the neighborhood during the period coinciding with the recent past (1945 - 1964), and no new homes were built in the Loomis Addition between 1964 and 1979. This is the second phase of a two-part project. In 2014, the City was awarded a grant from History Colorado to develop a historic context of the Loomis Addition, followed in 2016 by a grant for survey of the addition. A public introduction to this survey project was presented to the Commission at its April 13, 2016 Regular Meeting. In addition two well-attended community education and outreach events were held, including a neighborhood project introduction meeting and workshop on Thursday, April 21, 2016, and a meeting to discuss the results on November 29, 2017. ATTACHMENTS 1. Humstone Presentation (PDF) 3 Packet Pg. 72 Loomis Addition Survey Report Mary Humstone, Project Director Rheba Massey, Senior Researcher Luke Anderson, Survey Assistant 3.a Packet Pg. 73 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Loomis Addition: platted 1887 3.a Packet Pg. 74 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) “Drawing of Fort Collins, Colorado,” M.D. Houghton, 1899 (Local History Archive) 3.a Packet Pg. 75 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Trolleys on College and Mountain avenues, c. 1910 (Courtesy of Rheba Massey) 1900 ‐ 1919 3.a Packet Pg. 76 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) House construction by decade 3.a Packet Pg. 77 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 231 S. Whitcomb, built in 1964 (Luke Anderson) 3.a Packet Pg. 78 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) House construction by decade 3.a Packet Pg. 79 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Mountain Avenue houses, local landmarks 3.a Packet Pg. 80 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 820 W. Mountain (1987) 821 W. Mountain (2006) 3.a Packet Pg. 81 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 700 block of Mountain Ave. 3.a Packet Pg. 82 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Survey statistics • 282 of 309 properties surveyed • 295 ancillary buildings (garages, etc) • 577 buildings total •250 “reconnaissance surveys” • 32 “intensive” surveys •Architecture •History •Evaluation: significance and integrity 700 block of Oak St. 3.a Packet Pg. 83 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Architectural integrity: does the building communicate its historic and architectural significance? Does it convey the feeling and association of the time it was built (1910)? 3.a Packet Pg. 84 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 3.a Packet Pg. 85 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Row of Classic Cottages, 600 Block of Laporte (above) and Classic Cottage, 727 Laporte Ave., 1905 3.a Packet Pg. 86 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Queen Anne Cottage, 117 S. Whitcomb, 1894 Queen Anne Cottage, 125 N Grant, 1895 3.a Packet Pg. 87 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Craftsman‐style houses at 319 S. Grant St. (top left), 720 W. Oak St. (top right) and 110 N. Loomis (bottom) 3.a Packet Pg. 88 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Dutch Colonial Revival, 722 W. Mountain (above); American Foursquare, 714 W. Mountain (right) 3.a Packet Pg. 89 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) From Small Homes of Architectural Distinction (1929). 3.a Packet Pg. 90 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Minimal Traditional Houses at 218 S. Grant (above); 229 S. Loomis (right) 3.a Packet Pg. 91 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Post‐war houses on S. Washington St. 3.a Packet Pg. 92 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Usonian‐style house, 106 N. Washington, 1954 3.a Packet Pg. 93 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 3.a Packet Pg. 94 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 3.a Packet Pg. 95 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 3.a Packet Pg. 96 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) S.C. Case House, 145 N. Loomis, c. 1900 (Local History Archive) 3.a Packet Pg. 97 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 106 N. Washington St. (top left); 400 S. Grant (bottom left); 707 W. Mountain (above) 3.a Packet Pg. 98 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Patterson House, 121 N. Grant St. (above); 817 W Mountain (top right); former maternity home at 132 N. Loomis (bottom right) 3.a Packet Pg. 99 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Former home of Holsinger’s at 210 S. Grant (above); former home of Pando Draperies at 223 S. Whitcomb (right) 3.a Packet Pg. 100 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Individual designation •119 properties not yet designated could qualify as local landmarks • 88 could qualify individually for state designation • 45 could qualify individually for national designation Contributing to a historic district •221 properties (72%) could contribute to a local landmark district • 167 properties (54%) could contribute to a state or national historic district Properties eligible for historic designation 3.a Packet Pg. 101 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) •119 properties not yet designated could qualify as local landmarks • 88 could qualify individually for state designation • 45 could qualify individually for national designation Potential individual historic designations 3.a Packet Pg. 102 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 600‐800 blocks of Mountain Ave (blue): • 39 (of 59) contributing properties • Additional 17 contributing properties (dotted lines) Potential National/State Register Historic Districts 200 and 300 blocks of S. Grant St. (green) • 23 (of 32) contributing properties 3.a Packet Pg. 103 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Potential Local Landmark Districts 600 and 700 blocks of Laporte Ave, south side (orange line): • 14 (of 18) contributing properties • Additional 7 contributing properties (dotted lines) 600‐800 blocks of W. Oak St (purple): • 47 (of 63) contributing properties 600‐800 blocks of W. Olive St (blue): • 41 (of 52) contributing properties • Additional 21 contributing properties (dotted lines) 3.a Packet Pg. 104 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) 3.a Packet Pg. 105 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Thanks to: Karen McWilliams, Historic Preservation Planner, City of Fort Collins Amy Unger, Survey and CLG Grants Coordinator, History Colorado Heather Peterson, National/State Register Historian, History Colorado Meg Dunn, POOTH Gina Janett, POOTH Bill Whitley, Neighborhood Volunteer Shelly Terry, Neighborhood Volunteer Jan Waskom, Neighborhood Volunteer Gae Kelly, Neighborhood Volunteer 3.a Packet Pg. 106 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Photographs Carly‐Ann Anderson Luke Anderson Meg Dunn Mary Humstone Rheba Massey Also Maren Bzdek, Cassandra Bumgarner, and Kaitlin Dorn, City of Fort Collins Historic Preservation Office Tim Morales, GIS Programmer/Analyst, City of Fort Collins Lesley Struc, staff, and volunteers, Fort Collins Museum of Discovery The Loomis Addition property owners who generously shared their time and information with us. 3.a Packet Pg. 107 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Questions? 3.a Packet Pg. 108 Attachment: Humstone Presentation (6282 : LOOMIS ADDITION HISTORIC SURVEY - FINAL REPORT) Agenda Item 4 Item # 4 Page 1 STAFF REPORT December 20, 2017 Landmark Preservation Commission PROJECT NAME 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW STAFF Cassandra Bumgarner, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for conceptual/final design review of The Harden House at 227 Wood Street, designated as a Fort Collins landmark in 1999. The proposed work includes demolition of an existing rear porch (undated, historic), rear addition that steps in one foot on both sides, addition of two skylights, and addition of a deck. The applicants have been before the LPC on August 16, 2017, September 20, 2017, and October 18, 2017. This a revised option based on feedback received from the Commission at those meetings. APPLICANT: Gordon Winner, property owner Heidi Shuff, architect OWNER: Gordon and Jody Winner RECOMMENDATION: Staff recommends approval without conditions. 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 landmark 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 where 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 continuation of the conceptual design review that began with the discussion at the August 16, 2017 LPC meeting. The applicant is now seeking a report of acceptability based on the Commission comments provided at previous LPC meetings. They have fulfilled the requirements for final review, which include finalized sketches and plans and a plan of protection. 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. 4 Packet Pg. 109 Agenda Item 4 Item # 4 Page 2 Known alterations of the property to date include: • Possible addition of rear, covered porch/mudroom, undated, historic • 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 a report of acceptability of the following work: • Demolition of existing mudroom • Rear addition • Two skylights: one at the far west side of the historic roof on the south elevation and one in far west of the roof of the addition • Rear deck In this design, the rear, 1-story addition does not protrude on either side of the historic building. The rear addition has been set back from the historic corners of the original residence one foot on each side. The proposed addition is 16 feet long and 22 feet 1 inch wide. The proposed design does not obscure any historic features on the north or south elevations and retains all but ten feet of the existing, brick exterior wall on the rear. The existing, brick exterior wall will then be interior and is readily visible in the attached plans on page A4.2. On the rear façade, the applicant has shown that the ridge height of the rear gable will not be taller than the existing ridge height. The height of the existing roof peak is one foot higher than the peak of new roof for the addition. The rear elevation has a small gable, two windows, a pair of French doors, and a shed roof porch. Both the north and south elevations of the addition have two windows proposed. 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. 4 Packet Pg. 110 Agenda Item 4 Item # 4 Page 3 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, 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: The Harden House is a designated Fort Collins landmark, and thus any proposed exterior changes must be carefully evaluated that would affect the property’s ability to continue to convey its character and significance through its physical integrity. As with all design reviews for designated landmarks, evaluation of the proposed work should be based on 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 United States Department of the Interior, National Park Service’s Technical Preservation Services for guidance on interpreting the Standards for Rehabilitation. As the guidelines indicate, 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.” Based on this guidance, applicants who wish to construct an addition to a designated landmark should provide the Landmark Preservation Commission with a detailed explanation of how the project is essential to the continued preservation and use of the property as well as information on why the program needs cannot be met through interior changes within the existing footprint. At the September 20, 2017 meeting, the applicant and owner addressed how their needs could not be met with only interior solutions. This additions allows the family to continue living in the residence as their family grows. After this is established, the guidelines assert 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 4 Packet Pg. 111 Agenda Item 4 Item # 4 Page 4 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 reference. This addition is designed in a subordinate manner in several ways: the one foot stepbacks on both the north and south elevations, lowered roof on the new addition, small increase in footprint of the residence, simple massing, simple form, and lack of visibility from the public right-of-way. The addition has horizontal siding to differentiate it from the original brick exterior. The demolition of the existing mudroom, skylights, and rear addition do not negatively impact the character-defining features of the historic building, which include the front porch, sandstone foundation and sills, and decorative shingles. For these reasons, staff recommends approval without conditions. SAMPLE MOTIONS: As directed in Section 14-46 of the Municipal Code, proposed work to Landmark properties is reviewed by the Commission in two phases, Conceptual Review and Final Review. This Section states that, if upon the review of the proposed work, the Commission determines that a Conceptual Review is not necessary given the absence of a significant impact on the landmark, and if the Commission has the necessary information and details to make its decision, then the Commission may pass a motion waiving the Conceptual Review and proceed to a Final Review. SAMPLE MOTION TO PROCEED TO FINAL REVIEW: I move that the Landmark Preservation Commission move to Final Review of the proposed work at the Harden House at 227 Wood Street. SAMPLE MOTION FOR APPROVAL: I move that the Landmark Preservation Commission approve the plans and specifications for the rear addition, rear deck, skylights, and demolition of the rear mudroom to the Harden House at 227 Wood Street as presented, finding that the proposed work (a) will not erode the authenticity or destroy any distinctive exterior feature or characteristic of the improvements or site; and (b) is compatible with the distinctive characteristics of the landmark and with the spirit and purpose of Section 14-48 of the Municipal Code. SAMPLE MOTION FOR DENIAL: I move that the Landmark Preservation Commission deny the request for approval for the plans and specifications for the rear addition, rear deck, skylights, and demolition of the rear mudroom to the Harden House at 227 Wood Street as presented, finding that the proposed work (a) would erode the authenticity and/or destroy any distinctive exterior feature or characteristic of the improvements or site; and (b) is not compatible with the distinctive characteristics of the landmark and with the spirit and purpose of Section 14- 48 of the Municipal Code. ATTACHMENTS 1. 1999-06-18 Landmark Designation (PDF) 2. ca 2000 photos (PDF) 3. Additional Photographs (PDF) 4. Existing Plans (PDF) 5. Standards for Rehabilitation (PDF) 6. 2017-10-18 Previous Design (PDF) 7. 2017-12-20 Final Design (PDF) 8. Plan of Protection (PDF) 9. Staff Presentation (PDF) 4 Packet Pg. 112 4.a Packet Pg. 113 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.a Packet Pg. 114 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.a Packet Pg. 115 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.a Packet Pg. 116 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.a Packet Pg. 117 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.a Packet Pg. 118 Attachment: 1999-06-18 Landmark Designation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - 4.b Packet Pg. 119 Attachment: ca 2000 photos (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.b Packet Pg. 120 Attachment: ca 2000 photos (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.c Packet Pg. 121 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - 4.c Packet Pg. 122 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.c Packet Pg. 123 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - 4.c Packet Pg. 124 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 4.c Packet Pg. 125 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - 4.c Packet Pg. 126 Attachment: Additional Photographs (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - 83 6,'( <$5' 6(7%$&. 5($5 <$5' 6(7%$&. )5217 <$5' 6(7%$&. 6,'( <$5' 6(7%$&. (;,67,1* +286( (;,67,1* 6+(' :22'675((7 (;,67,1* &223 ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP :RRG6WUHHW )RUW&ROOLQV&RORUDGR (;,67,1*&21',7,216 :,11(55(6,'(1&( # 5%#.' Á ':+56+0)5+6'2.#0 4.d Packet Pg. 127 Attachment: Existing Plans (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL 5() ': ' : 83 /,9,1*5220 )5217 325&+ %('5220 )$0,/<5220 .,7&+(1 %('5220 /$81'5< %$7+ &/2 &/2 %$&. 325&+ ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP :RRG6WUHHW )RUW&ROOLQV&RORUDGR (;,67,1*&21',7,216 :,11(55(6,'(1&( # 5%#.' Á ':+56+0)(+456(.1142.#0 4.d Packet Pg. 128 Attachment: Existing Plans (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL :+ 83 &5$:/ 63$&( 0(&+ 6725$*( ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP :RRG6WUHHW )RUW&ROOLQV&RORUDGR (;,67,1*&21',7,216 :,11(55(6,'(1&( # 5%#.' Á ':+56+0)$#5'/'062.#0 4.d Packet Pg. 129 Attachment: Existing Plans (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP :RRG6WUHHW )RUW&ROOLQV&RORUDGR (;,67,1*&21',7,216 :,11(55(6,'(1&( # 5%#.' Á ':+56+0)5176*'.'8#6+10 # 5%#.' Á ':+56+0)'#56'.'8#6+10 4.d Packet Pg. 130 Attachment: Existing Plans (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL ZHVWPRXWDLQDYHQXH IRUWFROOLQVFRORUDGR SKRQH HPDLOKHLGLVKXII#JPDLOFRP :RRG6WUHHW )RUW&ROOLQV&RORUDGR (;,67,1*&21',7,216 :,11(55(6,'(1&( # 5%#.' Á ':+56+0)0146*'.'8#6+10 # 5%#.' Á ':+56+0)9'56'.'8#6+10 4.d Packet Pg. 131 Attachment: Existing Plans (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL 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.e Packet Pg. 132 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 133 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 134 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 135 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 137 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 138 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 139 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 140 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 141 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 142 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 143 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 144 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 145 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 146 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 147 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 148 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 149 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 150 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 151 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 152 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 153 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 154 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 155 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 156 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 157 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 158 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 159 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 160 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 161 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 162 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 163 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 164 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 165 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 166 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 167 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 168 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 169 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 170 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 171 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 172 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 173 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 174 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 175 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 176 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 177 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 178 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 179 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 180 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 181 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 182 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 183 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 184 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 185 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 186 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 187 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 188 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 189 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 190 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 191 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 192 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 193 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 194 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 195 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 196 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 197 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 198 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 199 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 200 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 201 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 202 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 203 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 204 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 205 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 206 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 207 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 208 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 209 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 210 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 211 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 212 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 213 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 214 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 215 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 216 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 217 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 218 Attachment: Standards for Rehabilitation (6273 : 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.e Packet Pg. 219 Attachment: Standards for Rehabilitation (6273 : 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). 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Plan of Protection for 227 Wood St. The Winner Addition 227 Wood St. Fort Collins, CO 80521 Prepared by: Gordon Winner 1.0 Introduction The proposed project is for a small 340 square foot addition to the rear of the 1903 historic brick home at 227 Wood St. in the Capital Hill neighborhood of Old Town. The addition includes a flex living space that connects the kitchen to the backyard and a second bathroom on the main floor, as well as a third bedroom in a full‐height basement below. The existing west wall of the original home will be opened to a width of roughly 10 feet to provide the open connection between the kitchen and the new space. This addition will replace a small, poorly constructed (110 sq. ft.) shed porch that currently sits across the rear of the home. The new basement space will provide access to the current root cellar, which houses the furnace and water heater. The entirety of the new addition will be inside of the north and south planes of the original home and below the original ridge of the house. Wood windows and wood siding will be incorporated on the exterior of the addition and the entire roof will be replaced to remove the unnecessary load of two layers of asphalt shingles, and a layer of tapered wood shingles. This will allow the roof sheathing to be improved and a consistent shingle to be installed across the entire roof. The demolition and all of the wood working both inside and out; including doors, windows and siding, will be completed by myself. I worked with HighCraft Builders for 14 years and managed projects for the company for ten of those years. All engineering as been performed by Jason Baker of Advanced Engineering, who has years of experience working on remodel projects here in Old Town Fort Collins. The excavation and backfill will be performed by Solid Start Solutions. Walrite will form and pour the foundation. The roofing and gutters will be provided and installed by Apex roofing. BA Electric, Patrick Plumbing and All Seasons Heating and Air will work on the electric, plumbing and HVAC respectively. Doug Boyer of Masonry Specialties will be the mason on the project . There is a brick home of similar age on either side. The original portion of the two‐story home to the north at 229 Wood St is 22 feet from the original brick wall at 227 and should not be affected in any adverse way by the project. The smaller home to the south at 225 Wood St. is 26 feet apart from 227. This home is also far enough away that there should be no issues during construction. The home at 225 Wood St. does have an original, detached brick garage that sits nearly on the property line between our two homes. There is a fence in place one foot to the north of this garage. This being said, there will still be 11‐1/2 feet between the existing garage and the new addition. 2.0 Scope of Work The deconstruction of the existing shed porch should be quick and relatively simple as this added structure was built with scrap materials and is not only pulling away from the home, but is also sinking into the ground. There is very little of this porch that is worth salvaging, save some of the 2 x 4 material that could be used for blocking. The window and door on the original west wall of the home will remain in place until the shell of the addition is closed in. At this point, they will be removed and the door will be 4.h Packet Pg. 230 Attachment: Plan of Protection (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) delivered to Uncle Benny’s in Loveland. The window sashes will be saved here at the house, as they are the same size as several of the original windows. Sadly, they do not appear to still have the original glass. Any of the brick that is removed to create the opening in this same west wall will be saved on site for any masonry repairs during the project or in the future. Any roofing material that is removed will be delivered to the Larimer County Landfill by trailer or via a jobsite dumpster. There is an unpaved driveway on the north side of the home that can be used to remove and to stage materials for the project. This drive is separated from 229 Wood St. by a fence. The element requiring significant preparation effort is protecting the Green Ash in the backyard. This tree will be trimmed, well watered and wrapped prior to excavation. Several personal items in the backyard will be relocated towards the rear of the lot to allow space for project activities and to stage needed soil during the concrete work. Most of the soil excavated from the basement area will be loaded and removed from the site, with the exception of the soil needed for backfill and grade adjustments. Excavation near the tree will be done by hand, as will any excavation up against the existing stacked stone foundation wall. All other excavation will be performed by machine. The utilities will be located prior to digging, but should all be out of the over‐dig area. The electrical utility is the only one that runs near the addition and to the rear of the lot. It should be south of the addition by a fair margin. The new addition will have a spread‐footer with new 8” thick concrete walls as per the engineering plans. This foundation will tie into the original per the engineer’s specification and will be installed in accordance to the engineering plan and the local building code. Access for the concrete will be via the driveway described earlier. All new construction will be performed in accordance with the detail laid forth in the construction plans and the local building codes. None of this work is expected to negatively impact either of the adjacent homes or properties. There is not a parking lot relevant to the existing project, nor the addition. The alley directly behind 227 Wood St. may see some use from trades working on the project, but will remain clear for use and passage by all other neighbors throughout the duration of the project. Access for larger trucks delivering building materials will be along the driveway to the north of the home. Other than the Green Ash mentioned above, there is no landscaping of any significance that will be affected by the project. The landscape in the immediate vicinity has been withheld and minimized in recent years in anticipation of the project. The lot is relatively flat with a gentle slope to the east towards Wood St. The grade will be adjusted around the home to slope away from the house in all directions. Gutters will be installed around the entire roofline, and all downspouts will have attached lines that carry roof water at least six feet from the home. A deck is intended to accompany the west side of the addition and will be built in a manner that allows the tree room to grow well into the future. Please see construction drawings for specific details on the addition. 3.0 Coordination of Project Activities Gordon Winner will be responsible for overseeing all construction activities and will be on site much of the time. He may be reached at 970 691‐6426 or at gordonwinner@gmail.com 4.0 Deconstruction, Salvaging & Recycling Materials The plan for salvaging any historical materials was addressed above in section two. Any and all recyclable material that is generated as a result of the project will be collected and either taken to Hageman’s Earth Cycle, Colorado Iron and Metal, or to the recycling center at the Larimer County Landfill. Any leftover or unused materials will be returned to suppliers. 4.h Packet Pg. 231 Attachment: Plan of Protection (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 5.0 Protection of Existing Historic Property The adjacent historical homes will be protected by existing fences and the addition of plywood or plastic screening to these fences if necessary. The historic sidewalks in this neighborhood have all been replaced over a decade ago, but plywood and dimensional lumber will also be used to ensure there is no damage to the sidewalk as the driveway is being utilized for access. As discussed above, the mature tree near the addition at the back of the home will be wrapped and carefully tended during the construction process. This includes hand digging in the critical root zone and hand cutting all roots that extend into the excavated area. Regular watering will also be given. During the deconstruction of the west wall of the home, great care will be used as the door, window and brick are all removed by hand. No unnecessary banging, shaking or pneumatic hammering will be employed, nor will an tools that will be overly aggressive for the task. There are currently a number of cracks to the existing plaster on the kitchen walls and ceiling, but gentler more time‐ consuming methods will be used over quicker, more destructive ones when working near this area. Similar methods and practices will be used when creating the new opening to access the root cellar through the stone foundation wall. Hand‐digging methods will be employed when excavating near the stone foundation. The structural engineer has presented specific details for a sizable retaining wall along the west side of the original stone foundation where the dirt will be removed. Temporary support will be employed during this process to help alleviate some of the weight of the floor and walls while the stone foundation stands unsupported on both sides. Please see engineering drawings for details on the foundation support. The single‐most significant structural element affecting the original structure will be the steel beam and posts that support the brick that is to remain in the west wall as the opening is created. The engineer has called for two 1/4” L‐shaped pieces of steel that can be cut into place prior to removing any brick. This will allow the brick above to remain in place while the brick in the opening is carefully removed. Great care will be taken in all areas where the new construction overlaps, connects to, or integrates with the original home. All new materials will be chosen and installed in a manner that preserves and compliments the original home. There are two historic openings that will be removed in the west wall of the home, as well as the new opening in the original west foundation wall that gains access to the root cellar. These are discussed above. The new window openings in the addition are to match the size and rhythm of the original windows and will also be wood. The French door at the back of the addition has no precedent in the original home but will remain simple with out modern divisions. Again, the opening in the original west wall will not be cut in until the addition is entirely dried in and able to protect the original home from the elements. All new window, door and skylight openings will as closely as possible match the rhythm and style of the original home and will comply with the city’s energy requirements. The engineering plan calls for a north‐south structural member to carry some of the weight of the floor joists in the new addition so as not to overweight the original foundation. The new roof for the addition will be built from engineered trusses that sit on the new walls with a small over‐frame section that will be hand‐built in accordance with the construction plans. Very little weight from the over‐frame of the new addition will be placed upon the original roof rafters. Recall that much of the existing roof weight will be removed as several layers of roofing material will be taken off. All structural loads have been evaluated by a licensed structural engineer familiar with remodel projects in Old Town Fort Collins. All recommendations take into account both static and dymanic structural loads and comply with the City of Fort Collins Building Code. Where structural loads are being 4.h Packet Pg. 232 Attachment: Plan of Protection (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) added to historic elements of the home, significant steps are also being taken to add new support for these loads. The support and bracing of the original elements of the structure has been addressed above and throughout the structural engineering drawings in a manner that serves to protect the original brick and stone elements and the home at large. The engineering plan calls for 8” concrete retaining walls that are tied into their own footings and joined to the original stone wall with a 4” slab of concrete. These are called for on either side of the new opening to the root cellar and incorporate a specific rebar pattern to strengthen the web of connectivity between the old and new. The site will be cleaned, tidied and maintained throughout the construction process in order to provide a clean and safe working environment and to minimize any negative impacts on the surrounding community. At the conclusion of the construction project, new landscaping will be established in the effected areas and the yard will be restored for the homeowners’ and neighbors’ enjoyment. 6.0 Documentation for Record The project will have a permit from the Fort Collins Building Department. This permit, the stamped set of Construction Drawings and any relevant specifications will be stored on site and will be accessible to any building official, as well as all individuals working on the project. Photos of the project may be acquired by contacting Gordon Winner. 7.0 Archeology The proposed addition will not span directly over the location of a known historical barn that is no longer standing and hasn’t been for at least two decades or more. There is no expectation that artifacts of any significance will be located during the project. In the event that any relevant artifacts are uncovered during the deconstruction or excavation processes, both the Historical Department at the City and the Fort Collins Museum of Discovery will be contacted to establish any interest and the path moving forward. 4.h Packet Pg. 233 Attachment: Plan of Protection (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 1 1 Design Review – 227 Wood Street The Harden House Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission, December 20, 2017 227 Wood Street – The Harden House • Owners: Gordon and Jody Winner • Hipped box vernacular with Victorian details– constructed 1904; Designated in 1999 Proposed Work: • demolition of rear enclosed mudroom/porch • addition on rear elevation • 2 skylights • Rear deck 2 4.i Packet Pg. 234 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 2 227 Wood Street – The Harden House 3 227 Wood Street – The Harden House 4 4.i Packet Pg. 235 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 3 Role of the LPC • Evaluate the revised option presented for Conceptual Review in accordance with Secretary of the Interior’s Standards for Rehabilitation and Chapter 14 of Municipal Code • Move to Final Review • Approve, approve with conditions, or deny application 5 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. 6 4.i Packet Pg. 236 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 4 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. 7 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. 8 4.i Packet Pg. 237 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 5 227 Wood Street – Proposed Plans 9 227 Wood Street – Proposed Plans 10 4.i Packet Pg. 238 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 6 227 Wood Street – Proposed Plans 11 227 Wood Street – Proposed Plans 12 4.i Packet Pg. 239 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) 12/6/2017 7 13 Design Review – 227 Wood Street The Harden House Cassandra Bumgarner, Historic Preservation Planner Landmark Preservation Commission, December 20, 2017 4.i Packet Pg. 240 Attachment: Staff Presentation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - CONCEPTUAL/FINAL DESIGN REVIEW) Agenda Item 5 Item # 5 Page 1 STAFF REPORT December 20, 2017 Landmark Preservation Commission PROJECT NAME AVERY DUPLEX COTTAGES - FINAL REVIEW, PART 2 STATE TAX CREDIT FOR HISTORIC PRESERVATION STAFF Maren Bzdek, Historic Preservation Planner PROJECT INFORMATION PROJECT DESCRIPTION: This item is a Final Review of the Part 2 State Tax Credit for Historic Preservation, for the rehabilitation of the Avery Duplex Cottages, at 134-136 North Sherwood Street APPLICANT: Kevin Murray, Manager OWNER: Avery Duplex LLC RECOMMENDATION: Staff recommends that the Landmark Preservation Commission, as a reviewing entity under CRS Section 39-22-514, adopts a resolution to approve Part 2 State Tax Credit for Historic Preservation for the rehabilitation of the Avery Duplex Cottages. EXECUTIVE SUMMARY The Avery Duplex Cottages was constructed circa 1899, and was owned by both Franklin C. Avery and his brother, George P. Avery. Designated as a Fort Collins Landmark by Ordinance No. 160, 2014, the Avery Duplex Cottages is among Fort Collins’ very best examples of a vernacular Double Pen dwelling, featuring a symmetrical plan with twin entry porches. The dwelling accrues additional significance because it was constructed originally as a duplex, one of only a small handful of historic duplexes existing in the city’s Eastside and Westside neighborhoods. Among those that do exist, this one displays a high standard of integrity. The dwelling is notable for its architectural details, including horizontal drop siding on the façade, narrow double-hung sash windows, twin dormers, heavy long rectangular, single slab sandstone porch steps, and twin hipped-roof entry porches with bead board ceilings. BACKGROUND: The 1990 Colorado Tax Credits for Historic Preservation Program provides a tax incentive of 20% to property owners of designated historic properties for work that meets the Secretary of the Interior’s Standards. The requirements to apply for the State Tax Credits are: the property be at least 50 years old and designated on the State Register or landmarked by a Certified Local Government; a minimum of $5,000 in costs must be incurred; the project work needs to be completed with 24 months of application; the Part 2 of the state tax credit application must be submitted within 60 days of the completion of the project; and the work must meet the Secretary of the Interior Standards. Some components of the overall work may be approved and others rejected; however, the overall project must substantially comply with the Secretary’s Standards. 5 Packet Pg. 241 Agenda Item 5 Item # 5 Page 2 The State Tax Credit program allows designated properties to combine both the Part 1 and the Final, Part 2 Reviews, which the property owners have elected to do. This application is for the interior work, performed on the building between January 2015 and December 2016. The owners anticipate that a second tax credit project addressing exterior issues, will be undertaken within the next five years. EVALUATION: Staff has reviewed the documentation provided by the applicants, and has toured the property. Staff believes that the work contained in the application meets the Secretary of the Interior’s Standards for Rehabilitation and Restoration, and qualifies for the State Tax Credits for Historic Preservation. In accordance with the State Tax Credit criteria, staff provides the following information: 1. The Avery Duplex Cottages is a qualified property that is eligible for tax credits, per state statute. The property was designated as a Fort Collins Landmark by Ordinance No. 160, 2014. 2. The work conforms to the description and plans submitted in Part 1. This application combines the Part 1 and Part 2, as allowed by the State Tax Credit program. 3. The work was completed in 24 months or less (or 48 months, if an extension was granted). The applicant confirms that the work occurred between January 2015 and December 2016. 4. The work meets the Secretary of the Interior's (SOI) Standards for Rehabilitation. The applicants’ work meets all ten of the SOI Rehabilitation Standards, substantially retaining the property’s integrity and significance to the community. REVIEW CRITERIA: The criteria that apply to State Tax Credit reviews are the Secretary of the Interior’s Standards for Rehabilitation: The Secretary of the Interior’s Standards for Rehabilitation: 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. 5 Packet Pg. 242 Agenda Item 5 Item # 5 Page 3 MOTION: This is a Final Review and Approval for State Tax Credits. If the Commission finds that the work meets the Secretary of the Interior’s Standards, it should adopt a motion stating that the Commission, as a reviewing entity under CRS Section 39-22-514, grants Part 2 State Tax Credit for Historic Preservation approval of the rehabilitation and restoration work on the Avery Duplex Cottages. If the Commission finds that any of the work fails to meet the Secretary of the Interior’s Standards, it should adopt a motion stating that the Commission does not approve that work, and state the reasons why. SUGGESTED MOTION AND FINDINGS OF FACT: The Landmark Preservation Commission, as a reviewing entity under CRS Section 39-22-514, adopts a resolution to approve Part 2 State Tax Credit for Historic Preservation for the rehabilitation and restoration work completed on the Avery Duplex Cottages, 134-136 North Sherwood Street, Fort Collins, finding that: 1. The Avery Duplex Cottages is a qualified property that is eligible for tax credits, per state statute. 2. The work conforms to the description and plans submitted in Part 1, submitted with the Part 2. 3. The work was completed in 24 months or less. 4. The work meets the Secretary of the Interior's Standards for Rehabilitation. ATTACHMENTS 1. AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (PDF) 2. Avery Duplex Cottages - Final State Tax Credit - Photos (PDF) 3. STAFF PRESENTATION (PDF) 5 Packet Pg. 243 5.a Packet Pg. 244 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 245 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 246 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 247 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 248 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 249 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 250 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 251 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 252 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 253 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 254 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 255 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5.a Packet Pg. 256 Attachment: AVERY DUPLEX - Final Part 1 & Part 2 State Tax Credit Application (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR Avery Duplex Cottages - 134-136 North Sherwood Street 5.b Packet Pg. 257 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC 5.b Packet Pg. 258 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 1, 2 - Living Room – Before and After 5.b Packet Pg. 259 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 3 - Living Room - Looking into Dining Room – Before – Note damaged baseboard (non-original), wood floor with broken floor grate 5.b Packet Pg. 260 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 4 - Living Room Looking into Dining Room – After 5.b Packet Pg. 261 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 5, 6 – Study Before. Cracked Window Pane with Scotch Tape; Floor and Baseboard Damage 5.b Packet Pg. 262 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 7 - Light Fixture in Study Photo 8 - Study After – Rehabilitated Window, Floor and Baseboards; Retained and Repaired Original Plaster; New Doors in Original Opening 5.b Packet Pg. 263 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 9 - South Unit Dining Room – Before – Note wood ceiling (removed) floors and wainscoting (retained); window depth where previous owner added second wall for insulation (restored) Photo 10 - North Unit Dining Room – After – Note Wood Floors, Baseboard, Moldings 5.b Packet Pg. 264 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 11 - North Dining Room - After Photo 12 - Dining Room Detail – After 5.b Packet Pg. 265 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 13, 14 - Bedroom Before and After 5.b Packet Pg. 266 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 15, 16 - Bedroom – Before and After 5.b Packet Pg. 267 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 17 - Bedroom - Before, after old carpet removed; note paint all over floor and baseboard damage Photo 18 - Bedroom - Before - Light fixture & wiring 5.b Packet Pg. 268 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 19, 20 - Bedroom Closet – Before - Note hole in floor and ceiling where flue pipe from kitchen should have extended (missing); Damaged plaster (since repaired) 5.b Packet Pg. 269 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 21 - Bedroom Closet – After (formerly used as a grow-room) 5.b Packet Pg. 270 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 22, 23 - Kitchen – Before and After 5.b Packet Pg. 271 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 24 - Kitchen – Before, showing door to bathroom, stairs; note metal flue pipe that runs from cellar 5.b Packet Pg. 272 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 25 - Kitchen – Before – Note that only kitchen window looks out into enclosed mud porch 5.b Packet Pg. 273 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 26 - Kitchen – After - Note boxed in flue pipe, tile floor, skylight for daylight 5.b Packet Pg. 274 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 27 - North Kitchen – After – Cabinets with hardware to match the original, appliances 5.b Packet Pg. 275 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 28 - South Kitchen – After – Note hardware to match original, farm sink, retained wood floors 5.b Packet Pg. 276 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 29 - Bathroom Before – Note linoleum, T-111 paneling, no base boards, no storage; toilet under boxed chase 5.b Packet Pg. 277 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 30 - Bathroom – Before – Old drain hole, covered by just a plastic lid Photo 31 - Bathroom – before – Plastic shower stall insert 5.b Packet Pg. 278 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 32 - North Bathroom After – Vanity, tile floor; angled mirror follows line of cut-back chase 5.b Packet Pg. 279 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 33 - South Bathroom – After – Vanity, tile, baseboard, painted walls 5.b Packet Pg. 280 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 34, 35 - Bathroom – After – New tiled shower, new shower door 5.b Packet Pg. 281 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 36, 37 - Bathroom After – Toilet fits under Cut back chase; angled mirror over chase, beadboard, light fixture 5.b Packet Pg. 282 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 38, 39 - Stairs – Before & After, after old carpet removed– note beadboard (retained); non-code compliant handrail replaced, new carpet 5.b Packet Pg. 283 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 40 - Mud Porch – Before 5.b Packet Pg. 284 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 41 - Mud Porch – After – Repaired historic wall, framed rear door, new linoleum, new electrical/wiring 5.b Packet Pg. 285 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 42, 43 - Hardware - Before and After 5.b Packet Pg. 286 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 44, 45 - Roof Structure - Before 5.b Packet Pg. 287 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 46, 47 - Roof Structure – Before and After 5.b Packet Pg. 288 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photos 48, 49 - Insulation – After - Foam and Batt 5.b Packet Pg. 289 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC Photo 50, showing historic surround pattern in another house of the same era, and Photo 4, the simplified version used in the North Unit, with fewer circles and smooth rather than fluted boards. 5.b Packet Pg. 290 Attachment: Avery Duplex Cottages - Final State Tax Credit - Photos (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR HISTORIC 1 Avery Duplex Cottages 134-136 North Sherwood Street Final Review for State Tax Credit Maren Bzdek, Senior Planner Landmark Preservation Commission December 20, 2017 5.c Packet Pg. 291 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 2 134-136 North Sherwood Street West Elevation 5.c Packet Pg. 292 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 3 Location 5.c Packet Pg. 293 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 4 Significance • Avery Duplex Cottages property was designated as a Fort Collins Landmark by Ordinance No. 160, 2014. • Standard C: Among Fort Collins’ very best examples of a vernacular Double Pen dwelling • Additional significance as it was constructed as a duplex – one of only a handful in Fort Collins 5.c Packet Pg. 294 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 5 Project Summary • Removed false walls and ceilings, restoring original dimensions • Repaired and refinished wood floors • Repaired/rehabilitated windows & doors incl. hardware • Repaired/rehabilitated walls and ceilings • Installation of new plumbing, wiring, insulation • Roof structure stabilized • Added cabinets, matching historic • Added skylight in kitchen for daylight & ventilation • Added narrow French doors between study/living room for noise and privacy • Replaced appliances 5.c Packet Pg. 295 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 6 Role of LPC • The property is a "qualified property" that is eligible for tax credits, per state statute - 50+ years old, landmarked by CLG • Has at least $5,000 in costs been incurred? • Does the work conform to the description and plans submitted in Part 1? – Application combines Part 1 and Part 2, as allowed by the State Tax Credit program • Was the work completed in 24 months or less (or 48 months, if an extension was granted)? • Does the work meets the Secretary of the Interior's Standards for Rehabilitation? 5.c Packet Pg. 296 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR 7 Role of LPC The LPC is not certifying that the claimed costs are all eligible for tax credits or that the applicant will be able to claim any/all of those credits. 5.c Packet Pg. 297 Attachment: STAFF PRESENTATION (6284 : AVERY DUPLEX COTTAGES - STATE TAX CREDIT FOR Historic Preservation Trends: 2017 PastForward Conferen1ce Maren Bzdek 12-20-2017 Built Environment & Human Health 2 • Brain science will transform architecture and preservation in the 21st century • Palliative power of place • Biophilia Staff Report Presented at Hearing 2017 PastForward Conference People and Preservation 3 “People saving places for people” • Which Fort Collins places matter to today’s residents? • Expand the circle: multidisciplinary partnerships protect community assets • Retention based on cultural significance (as well as economic, aesthetic, environmental) Accessible Information 4 • Personal entry points to history • Online information management • Spatial analytics • Simple self-help tools • Virtual reality! 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INTRODUCTION 4.e Packet Pg. 136 Attachment: Standards for Rehabilitation (6273 : 227 WOOD STREET (THE HARDEN HOUSE) - ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# 33;3.;3/ ! 2.b Packet Pg. 24 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# 33;3.;3/ ! 2@ 2.b Packet Pg. 23 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# 33;3.;3/ ! 2.b Packet Pg. 22 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# 33;3.;3/ ! A@ 2.b Packet Pg. 21 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# 33;3.;3/ % " # '%+%< *=" & #=) " >'%%+ < " *=& &=Ȁ" >%' +%< " *=& ? %#"'%+%< *" =& 2@ 2.b Packet Pg. 20 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL I-JOIST TO FLUSH STEEL BEAM ITS-SERIES (2) I-JOIST TO FLUSH STEEL BEAM ITS-SERIES (1)-LVL TO FLUSH STEEL BEAM ITS-SERIES (2)-LVL TO FLUSH STEEL BEAM ITS-SERIES (3)-LVL TO FLUSH STEEL BEAM HB-SERIES DECK PSL TO WOOD COLUMN HUCQ-SERIES * - THIS HANGER MAY BE SPECIAL ORDER FOR THE APPLICATION LISTED ABOVE. NOTE: FOR EXTERIOR APPLICATIONS WHERE ACQ TREATED LUMBER WILL BE USED, ALL HANGERS MUST HAVE ZMAX CORROSION PROTECTION. INCORPORATED &/,(17 352-(&7/2&$7,21 D ATE: PROJECT # SCALE: DESIGN/CHK: DRAWN: OF CTL THOMPSON CTL I THOMPSON INCORPORATED 400 North Link Lane Fort Collins, CO 80524 P:970-206-9455 F:970-206-9441 www.ctlt.com SHEET '(7$,/6 *(1(5$/127(6 NOTE: OTHER OBSERVATIONS MAY BE REQUIRED BY THE CITY OR OTHER ENGINEERS WORKING ON THIS PROJECT. RECOMMENDED OBSERVATIONS: FOUNDATION REINFORCEMENT FOOTING FORMWORK & SUBGRADE COMPREHENSIVE OPEN-HOLE RECOMMENDED QUALITY ASSURANCE OBSERVATIONS CTL CTL CTL OBSERVATION PERFORMED BY: PIERS CTL 1. Materials: This plan is based upon the following material properties: 2. Soils: 3. Slabs-on-grade: 4. Backfill: 5. Framing: 7. Limitations: General Notes: It is the contractors/owners responsibility to verify and coordinate all dimensions prior to construction. Brick ledges, foundation steps, insets, beam pockets, and basement windows, etc. may or may not be shown. This foundation plan is based on the contractor/owner furnished plans and the above referenced specifications. Any discrepancies or changes should be brought to the attention of the engineer. We recommends a copy of "A Guide to Swelling Soils for Colorado Home Buyers and Home Owners, Colorado Geological Survey Special Publication #43 be provided to any new or future owners of this property. We require a comprehensive open-hole observation be performed by CTL/Thompson. Open-hole observations are to verify that the soil conditions are consistent with those described in the assumed soils. Soils conditions inconsistent with the assumed soils may require additional evaluation or a foundation redesign, and should be brought to the attention of the foundation engineer. All footings, pads, or piers (except interior basement pads) shall be a minimum of 30" (in) below grade, or per local code, and should bear upon undisturbed native soils or acceptable structural fill. Structural Steel beams shall conform to ASTM A992 (fy=50 ksi). 3"(in) I.D. adjustable steel columns shall be schedule 40 or better and rated for a safe allowable load of not less than 30 kips for columns up to 9'-0" in height. 3 1/2" (in) I.D. adjustable steel columns shall be schedule 40 and rated for a safe allowable load of not less than 40 kips for columns up to 9'-0" in height. All adjustable steel columns shall have 1"-3" (in) of thread exposed. Reinforcing shall be deformed grade 60 steel unless noted otherwise (U.N.O.) on the plan and shall conform to ASTM A615. Minimum concrete cover shall be 2" (in) U.N.O. on the plan. Overlaps shall be 40 bar diameters but not less than 24" (in). Detail reinforcing bars in accordance to the ACI detailing manual and ACI code, latest edition. All foundation wall reinforcement should be wired in place. Slab and footing reinforcement shall utilize chairs or other acceptable methods to achieve the required cross section location. Wood: Anchor Bolts: Steel: Reinforcing: Concrete: We recommend foundation walls not be backfilled for a minimum of eight days after placement of concrete. Prior to backfilling, we recommend damp-proofing for all foundation walls that retain earth and enclose interior spaces as required by local code. All floor systems should be in place before backfilling against any foundation wall, or as an alternative adequately brace the foundation. We recommend imported granular (non-expansive) structural fill be used for backfilling around all foundation walls and beneath all slab-on-grade areas for sites where expansive soils are prevalent. Backfill should be adequately compacted and graded to provide adequate drainage away from the foundation. Backfill adjacent to the foundation may settle over time. The backfill must be monitored and maintained to provide adequate drainage away from the foundation. 6. Drainage: Adequate drainage shall be provided around the structure. This drainage should be monitored and maintained throughout the life of the structure. At a minimum, we recommend a minimum slope of 1' (ft) in the first ten feet and a minimum 2 % slope from that point to the property line for landscaped areas. For all below grade habitable areas, we recommend an exterior perimeter drain. At a minimum it should consist of drainage fabric over 12" (in) of clean gravel over a 4"(in) perforated pipe sloped at 1/8" (in)/ft minimum to daylight well beyond the foundation system or to a sump pit. All fasteners and connectors in contact with pressure treated lumber shall be G185 hot-dip galvanized, type 304 stainless steel or type 316 stainless steel. Fasteners and connectors: Walls: Floors: Misc: Roof: All framing shall be in accordance with the provisions of 2015 IBC/IRC. All connections or members not shown are per code or the general contractor/owner. All manufactured wood products shall be installed per the manufacturers specifications. Framing plans shown do not constitute complete gravity or lateral force restraining systems. Refer to the code for additional requirements. Floor sheathing shall consist of 3/4" T & G glued and nailed w/ 8d nails @ 6" on-center edges, 12" on-center intermediate supports. Provide blocking at supports as required by code. All hangers per schedule. All wood in contact with concrete shall be pressure treated or redwood. Provide solid blocking to transmit all point loads continuous to the foundation as necessary. It is the contractors/owners responsibility to verify and coordinate all dimensions prior to construction. These plans are based on the architects plans and the above referenced specifications. Any discrepancies or changes should be brought to the attention of the engineer. Roof shall be 7/16" (24 16 span rating) O.S.B. or better with 8d @ 6" on-center edges, 12" on-center field, over engineered trusses by others. For truss attachment and bracing refer to the truss manufacturers recommendations. All exterior wall framing shall be 7/16" Structural rated OSB sheathing over 2x4 or 2x6 HF#2 @ 24" on-center unless noted otherwise. Sheathing shall be attached per the braced wall panel schedule. Built up columns are 3-2xwall thickness HF#2 or better unless noted otherwise on the plans. A slab-on-grade if shown does not constitute a slab-on-grade recommendation for this project. We do not recommend slabs-on-grade for habitable living spaces placed upon expansive soils. Slabs-on-grade where utilized should be isolated from grade beams, columns, plumbing, or other support structures by use of 1/2" (in) minimum isolation joint material. Provide a 1 1/2" (in) minimum void space between all interior partitions and floor slabs. The partition void space should be monitored and maintained throughout the life of the structure. We recommend any areas with slab-on-grade type construction placed upon expansive soils not be finished. Provide control joints at 10'-0" on center maximum. Exterior slabs-on-grade should not be doweled to the foundation unless specifically noted otherwise on plans. All dimensional lumber shall be Hem Fir #2 or better unless noted on the plan. All Laminated Veneer Lumber shall have an allowable Flexural stress Fb = 2600 psi and Modulus of Elasticity of E = 1.9x10E6 psi or better. All Laminated Strand Lumber shall have an allowable Flexural stress Fb = 2325 psi and Modulus of Elasticity of E = 1.55x10E6 psi or better. Glued Laminated Lumber shall have an allowable Flexural stress Fb = 2400 psi and Modulus of Elasticity of E = 1.8x10E6 psi or better. All wood in contact with concrete shall be pressure treated or redwood. Foundation anchor bolts shall conform to ASTM A307 and be 1/2" (in) diameter by 10" (in) long spaced at 4'-0" maximum and 12" (in) from corners and splices. We recommend using engineered sill plate material. Concrete shall contain Type II cement, 6%+/-1.5% air entrainment, and a minimum 28 day compressive strength of 4000 psi for structural concrete, 3500 psi for interior slabs on grade, and 4500 psi exterior slabs on grade. If there are 20 percent of overdriven nails in sheathing, then sheathing must be renailed with proper gun pressure not to break surface of sheathing. Lap wall sheathing min. 12" below sill plates main and second floors to combat hinge point and run full sheet over top of plate / top of wall. PER PLAN PER PLAN 31 2" DIA. ADJ. STEEL COL. (4) 1 2" DIA. TITEN HD BOLTS, 31 2" MIN. EMBEDMENT CONCRETE PAD PER PLAN SAWCUT EXISTING SLAB AND REMOVE CONC. AND GRAVEL TO UNDISTURBED SOIL 1 2" EXP. JT. MATERIAL ISOLATED CONCRETE PAD 6 $ 6 % 6 & 6 ' 33 4" CAP PLATE ELEVATION ROTATED VIEW 8" 6" (2) 1 2" DIA. THROUGH BOLTS, NUTS, LOCK WASHERS 3 1 2" DIA. STL. COL. WELD TO CAP PLATE ALL SIDES 7 5 8" x 8" x 6" TALL CAP PLATE WELDED TO COLUMN W/ 1 4" FILLET WELD ALL SIDES 41 4" BEAM PER PLAN 6" 3" 3" 3" 3" 2" 4" 2" LVL TO STEEL COLUMN CONNECTION 6 ( 24" MIN 6" TYPICAL NEW TO EXISTING FOUNDATION WALL TIE-IN DETAIL PLAN VIEW NEW FDN. WALL AND REINFORCING PER PLANS AND DETAILS EXISTING BSMT. FDN. WALL N.T.S. DRILL & EPOXY #4 BAR TO MATCH NEW WALL REINF. MIN. EMBEDMENT 6" INTO EXISTING, 24" MIN INTO NEW FDN WALL. EXISTING BSMT. FDN. WALL 8" 30" MIN ("H") 22" MIN 8" "H" SEE DETAIL 6" FRAMING PER ARCH. AND STRUCTURAL PLANS 10% SLOPE ANCHOR BOLTS PER GENERAL NOTES COMPACTED BACKFILL PER GENERAL NOTES 8" NOMINAL NUDURA ICF ONE SERIES WALL WITH 2-#4 BARS TOP & BOTTOM (8 (IN) MAX FROM T.O.W. OR B.O.W.) CONC. FTG PER PLAN 1-#4 VERTICAL BAR @ 48" (IN) O.C. THUS, (ALT HOOK DIRECTION) EXTEND FOOTING TO BEAR ON UNDISTURBED SOIL. 6 ) PER PLAN 30" MIN 6" 3" CLEAR SLOPE TOP VIEW POST BY OTHERS W/ BASE HARDWARE PIER PER PLAN W/ 2-#4 FULL LENGTH PIER TO BEAR UPON UNDISTURBED SOIL JOIST PER PLAN JOIST PER PLAN 2xFULL WIDTH TOP PLATE, GLUE & NAIL TO BEAM W/(1) 0.145" DIA. P.A.F. AT 32" O.C., STAGGERED, ( RIP TOP PLATE TO MATCH FLOOR DEPTH) INSTALL 1 2" DIA. THRU-BOLTS AT 32" O.C. W/ WASHERS ON EACH FACE. GLUE 2X FILLER MATERIAL TOGETHER AND TO STEEL BEAM PER PLAN SIMPSON HANGER PER SCHEDULE. COLUMN PER PLAN WF BEAM FLUSH PER PLAN FLUSH BEAM DETAIL COL. BASE/TOP PLATE ATTACHMENT DETAIL (4)-1/2"Ø A325 BOLTS, TYPICAL AT BASE & TOP PLATES 3/4" T&G O.S.B. SHEATHING STEEL COL. PER PLANS 2x WOOD NAILER ATTACH PER WF DETAIL LVL BEAM PER PLANS STL. "BUCKET" SEAT PER DETAIL BELOW WF PER PLANS, PACKED OUT PER WF DETAIL CONCEALED LVL OR TOP MTD. BEAM HANGER PER SCHEDULE 6 * FLUSH WF PER PLAN COLUMN PER PLAN, SEE DETAIL F/ S2 FOR ATTACHMENT FLUSH LVL BEAM PER PLAN ROOF BRACE DETAIL 2FT. MAX. 2x MIN. OUTLOOKERS AT 16" O.C. ORIENT ON EDGE, EXTENDED BACK TO FIRST RAFTER. SIMPSON H2.5 CONNECT 2x OUTLOOKER TO TJI RAFTER WITH SIMPSON A35 FRAMING ANGLE OUTLOOKER DETAIL RAFTER PER PLAN, (PACK OUT BOTH SIDES OF WEB PER MFR. SPECS.) CEILING PER ARCH. DWGS. FRAME WALL TO UNDERSIDE OF 2x OUTLOOKERS ENGINEERED TRUSS BY OTHERS WHERE OCCURS SINGLE 2x12 RIDGE BOARD INSTALL 7 16" O.S.B. WALL SHEATHING AT PONY WALL 2x4 STUDS @ 16" O.C. AT PONY WALL DORMER RAFTER PER PLAN RAFTER PER PLAN 6 + BEARING WALL PER PLAN INSTALL A35 ANGLE CLIP FROM BEAM TO EA. RAFTER, TYPICAL PLAN VIEW ROTATED VIEW (1) 1 2" DIA. THROUGH BOLT, NUT, LOCK WASHERS 9 16" DIA. DRILL HOLE FOR (1) 1 2" DIA. THROUGH BOLT VERIFY ELEVATION VIEW 7" 41 4" 4 1 4" 3 3 4" WOOD PLATE AT TOP OF STL. BEAM TO ALIGN WITH LVL COLUMN PER PLAN, SEE DETAIL F/ S2 FOR ATTACHMENT STEEL "BUCKET" SEAT, ATTACH TO END OF WF WITH 1 4" FILLET WELD ALL AROUND BEAM PER PLAN 2x12 RIM DBL 2x SILL, RIP FIRST SILL TO MATCH ROOF PITCH SPECIAL INSPECTION REQUIRED FOR ALL WELDING & HIGH- STRENGTH BOLTING. B1704487 2.b Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL LOCATIONS EXISTING BASEMENT LOWER ROOF/UPPER FLOOR FRAMING PLAN SCALE 1/4" = 1'-0" 4x4 POST, MIN. 11 7 8 " TJI 210 OR RFPI 400 JOISTS @ 16" O.C. OPENING FOR STAIRS W10x68 STEEL BEAM (SINGLE SPAN FLUSH) (2) 13 4" x 11 7 8" LVL (FLUSH) (2) 2x8 AT ROOF (2) 2x8 RIDGE UPPER ROOF FRAMING PLAN SCALE 1/4" = 1'-0" FRAME GABLE END WALL ON (2) 2x12 RAFTERS LOWER ROOF OUTLINE MAIN LEVEL 2x12 CANTILEVERED RAFTERS @ 24" O.C. 2x8 ROOF LEDGER WITH (2) 13 4" x 117 8" LVL FLUSH @ FLOOR HF28 HF28 HF28 HF28 HF28 HF28 HF28 (2) 2x12 TREATED BEAM AT DECK (2) 2x12 TREATED BEAM AT DECK 2x6 OUTLOOKERS AT 24" O.C. NOTES* HOLDDOWN (HD) SCHEDULE HD # MANUF. / MODEL 1 HD'S AS SHOWN ARE IN APPROXIMATE LOCATIONS. FIELD LOCATE HD'S AT CORNERS, EDGE OF OPENINGS ABOVE, OR ENDS OF REQUIRED SHEAR WALLS (SEE ARCH PLANS FOR DIMENSIONS) SYMBOL 2 SIMPSON MSTC40 EQUAL LENGTH OF STRAP TOP AND BOTTOM OVER RIM. STRAP EACH SIDE OF WALL TO BEAM BELOW. SIMPSON HDU11-SDS2.5 w/ PAB8 - 8" EMBED. 1. ALL EXTERIOR SHEATHING VERTICAL EDGES SHALL FALL UPON 2X4 OR 2X6 STUDS SPACED 24" O/C TYP (SEE PLAN). 2. HORIZONTAL JOINTS SHALL OCCUR OVER BLOCKING EQUAL IN SIZE TO THE STUDDING EXCEPT WHERE WAIVED BY THE INSTALLATION REQUIREMENTS FOR THE SPECIFIC SHEATHING MATERIAL SHOWN ABOVE. 3. EXTERIOR WALL PANEL SOLE PLATES SHALL BE NAILED TO THE FLOOR FRAMING AND TOP PLATES SHALL BE CONNECTED TO THE FRAMING ABOVE IN ACCORDANCE WITH IRC TABLE 602.3 (1) 4. WHERE JOISTS ARE PERPENDICULAR TO INTERIOR BRACED WALL LINES ABOVE, BLOCKING SHALL BE PROVIDED UNDER AND IN-LINE WITH THE BRACED WALL PANELS. 5. WHERE JOISTS ARE PARALLEL TO THE INTERIOR BRACED WALL LINES ABOVE DOUBLE JOISTS SHALL BE INSTALLED UNDER AND IN-LINE WITH THE BRACED WALL LINE ABOVE. 6. ATTACH BOTTOM PLATE OF INTERIOR WIND SHEAR WALLS TO BLOCKING/BEAMS WITH (3) 16d COMMON NAILS AT 16" (in.) O.C. (OR (1) 16d COMMON NAIL AT 5" (in.) O.C.) 7. WIND SHEAR WALLS DESIGNED USING CODE PRESCRIPTIVE CONTINUOUS SHEATHING (CS), WOOD STRUCTURAL PANEL (WSP), GYPSUM BOARD (GB) METHODS, AND/OR ACCEPTED ENGINEERING PRACTICE BRACED WALL PANEL SCHEDULE - STUDS @ 16" NOTES: DESIGNATION BLOCKED? ALL EXTERIOR UNLESS NOTED OTHERWISE OSB or PLYWOOD EXTERIOR ONLY (NOTE 2) 7/16" YES 8d COMMON 16 ga 1 3/4" STAPLES WALL RATED STRUC. SHTH. THICKNESS SHEATHING TYPE EDGES HORIZONTAL MINIMUM CONNECTOR TYPE (OR EQUAL) 6" 12" 3" 6" EDGE SPACING FIELD SPACING (NOTE 2) 7/16" YES 8d COMMON 3" 12" OSB or PLYWOOD EXTERIOR ONLY INDICATES SIMPSON HOLD-DOWN STRAP. ATTACH PER DETAILS. INDICATES SIMPSON FLAT STRAP. EXTEND TO BEAM OR WALL BELOW. 1 KING STUD SCHEDULE OPENING WIDTH FROM 12" (1) 2x TO 2'-11" 3'-0" 5'-0" 5'-1" 8'-0" 8'-1" 11'-11" 12'-0" 16'-4" (2) 2x (3) 2x (4) 2x (5) 2x # OF KING STUDS PER SIDE UNLESS NOTED OTHERWISE ON PLANS DRILL & EPOXY #4 BAR TO MATCH NEW WALL REINF. MIN. EMBEDMENT 6" INTO EXISTING, 24" MIN INTO NEW FDN WALL. 6 %VLP 6 % 6 % 6 ' Assumed allowable bearing pressures: Soils: Assumed per 2015 IBC Table 1806.2 and to be verified at Comprehensive Open-hole by CTL I THOMPSON. Max. 1,500 psf 6 $ 6 $ 6 & EXISTING FDN. WALL TO REMAIN EXISTING CRAWLSPACE 2x10 TREATED DECK JOISTS AT 16" O.C. CUT IN CRAWLSPACE ACCESS OPNG. PER CODE ADDITION 2x4 SILL PLATE HF28 LVL210 2x4 STUD WALL 2x6 STUD WALL AT UPPER LEVEL 117 8" TJI 210 OR RFPI 400 JOISTS @ 16" OR 24" O.C. HF28 CONTRACTOR`S OPTION-POUR SOLID (2) 13 4" x 11 7 8" LVL RIM - FLUSH (SPLICE AT STUD PACK ONLY) (2) 13 4" x 11 7 8" LVL RIM - FLUSH (SPLICE AT STUD PACK ONLY) X NUMBER SIGNIFIES WIDTH OF 8" DEEP CONTINUOUS FOOTING FOUNDATION LEGEND CF-16 ALL PADS TO BEAR UPON UNDISTURBED NATIVE SOIL OR STRUCTURAL FILL APPROVED BY THE GEOTECHNICAL ENGINEER. TOP OF PAD EQUAL BOTTOM OF SLAB. ALL FOOTINGS TO BEAR UPON NATIVE UNDISTURBED SOIL OR STRUCTURAL FILL APPROVED BY THE GEOTECHNICAL ENGINEER. BOTTOM OF FOOTINGS TO BE A MINIMUM 30" (IN) BELOW FINISH GRADE. PROVIDE "J" DOWELS TO MATCH WALL REINFORCEMENT ABOVE (2) LAYERS OF #4 BARS @ 12" ON- CENTER EACH WAY. 31 2" FROM BOTTOM IN DEPTH OF PADS. FOOTINGS 26" AND WIDER ADD (3) #4 CONT. & (1) #4 TRANS. @ 24" O.C. THICKNESS WIDTH LENGTH L WT X 6 ( 6 * (2) 2x4 POST FROM RIDGE TO BEAM (2) 13 4" x 9 1 4" LVL AT ROOF (4) 13 4" x 11 7 8" LVL (FLUSH AT SECOND) 18" DIA. DRILLED CONC. PIER 16" DIA. DRILLED CONC. PIER 1 1 1 1 2 2 2 2 2 2 2 2 2 1 (2) 2x4 (2) 2x4 3 1 2" A.S.C. (3) 2x4 3 1 2 " A.S.C. 3 1 2" A.S.C. (2) 1 3 4" x 11 7 8" LVL FLUSH AT SECOND (2) 13 4" x 11 7 8" LVL ( SINGLE SPAN FLUSH) (3) 13 4" x 11 7 8" LVL (2 SPAN FLUSH) 6 ) (2) 2x4 (2) 2x4 (2) 13 4" x 11 7 8" LVL FLUSH AT SECOND (2) 2x4 NOTE: NEED TO VERIFY CONNECTION OF EXISTING HOUSE TO EXISTING FOUNDATION DURING CONSTRUCTION 11 7 8 " TJI 210 OR RFPI 400 JOISTS @ 16" O.C. (3) 13 4" x 14" LVL AT RIDGE (2) 1 3 4" x 11 7 8" LVL AT ROOF 2x8 ROOF LEDGER 2x8 ROOF LEDGER 2x6 RAFTERS @ 24" O.C. ROOF BRACE, TYP. OF (2) SEE DETAIL SHEET S2 2x OUTLOOKERS AT 24" O.C., TYP. (3) 13 4" x 11 1 4" LVL( 2 SPAN AT ROOF) MAIN ROOF OUTLINE HF28 HF212 HF28 HF28 HF28 (2) 13 4" x 91 4" LVL HEADER AT CLG. (2) 2x4 (3) 2x4 POST DN FROM RIDGE TO HEADER (2) 2x6 (2) 2x4 (3) 2x4 (2) 13 4" x 11 1 4" LVL AT ROOF 2x4 PONY WALL W/ (1) 2x12 SUPPORT HF28 HF28 HF28 6 + 2x12 RAFTERS @ 24" O.C. 2x12 RAFTERS @ 24" O.C. 40x40x12 44x44x12 SAWCUT AND REMOVE EXISTING BSMT. SLAB AND INSTALL NEW CONC. PAD ON NATIVE SOIL, TYP. OF 2 INSTALL NEW CONC. PAD ON NATIVE SOIL IN EXISTING CRAWLSPACE 44x44x12 HEADER SCHEDULE HEADER SIZE MATERIAL 2-2X8 HF #2 LSL OPTION HF28 31 2" X 5 1 2" LVL210 LVL N/A HF210 2-2x10 HF #2 3 1 2" X 9 1 2" HF212 2-2x12 2-13 4"x9 1 4" HF #2 3 1 2" X 11 1 4" TRIMMERS (1) 2x (2) 2x (2) 2x (3) 2x (2) 13 4" x 11 7 8" (LVL FLUSH AT SECOND) (2) 2x4 (3) 2x4 (2) 2x4 (2) 2x12 RAFTER (2) 2x4 (2) 13 4" x 11 7 8" LVL (FLUSH @ STAIR) (3) 2x4 (2) 2x12 RAFTER 2x8 RIDGE TO HANG OFF OF (2) 2x12 RAFTER FOOTING TO BEAR ON UNDISTURBED SOIL 16" SQ. CONC. PAD FTG. WITH 12" PEDESTAL 6" 30" MIN PER PLAN 3 1/2" PER PLAN POST/BASE HARDWARE PER STRUCTURAL PLANS 12" SQ. CONC. PILASTER W/ 4-#4 BARS (1) EACH CORNER & #3 TIES @ 12" O.C. THUS, CONCRETE PAD PER PLAN, (1) LAYER OF REBAR IN PAD REQ`D. #4 BAR DOWELS TO MATCH VERT. REINF. 24" 6" 8" 8" 6 6 16x16x8 (4) 2x4 @ KICKER (4) 2x4 @ KICKER 2x6 OUTLOOKERS AT 24" O.C., TYP. GABLE WALL FRAMING FROM BEAM TO UNDERSIDE OF OUTLOOKER B1704487 1. Class A roof covering required. 2. Roofing materials shall be installed per manufacturer's specs for high wind areas. 3. Engineered stamped roof truss details with a layout sheet shall be on the job site for review at the time of framing inspection. 4. Drip edge is required at rakes and eaves. 2.b Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL 7 -& 7 $ 86 9 !: 67 ) +) % # 66 6 ( " 6 7 DA # 6 ;7- & 8 % 7 8 % 7 "7 # 7 $ ( " 6 7 % 7 8 -7 # 7 # ; - % < + ) *=- < " ! * $ 6 7# * ( * % 7 8 - 6 & & 6 ) * ;# 66 6 8 # 66 # & & 8 # 6 ; 7 - & 8 & & 6 ) * ; # 6 6 6 8 # 6 6 Less than 4" openings in guard R20 min insulation R19 min over top plates typ. 3.48 ft Water-resistive barrier shall be applied over studs or sheathing of all exterior walls. B1704487 2.b Packet Pg. 16 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL Ȁ Ȁ #, #, #, #, Ā><#, , $ ĀB , , $ , $ 5, $ 5, $ , $ , $ , $ ĀB 9!Ā* 9!Ā* 5, $ 3D5 /'#E'! " ' ( * >G%&'( %+>@ (%Ȁ>, >$ +=* *&9 ' Ȁ% $ #" %Ȁ'( ,Ȁ$ $ #" %Ȁ'( " ? ( "? (%Ȁ>, >$ (%Ȁ>, >$ &>F Ā+>#%" ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# ;30<<3/ 67 6 &6 2A Ȁ222 Ȁ222 ' ĀĀ GG>>ȀȀȀȀĀĀ?? ĀĀ CO SMOKE AND CARBON MONOXIDE ALARMS ARE REQUIRED PER CURRENT IRC/IBC. ALL ELECTRICAL WORK SHALL BE IN COMPLIANCE WITH THE CURRENT NEC. w/in 24" of sink Direct vent exhaust hood required for gas appliances (100cfm min. Greater than 400CFM requires make-up air( GFCI GFCI GFCI WET LISTED B1704487 2.b Packet Pg. 15 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL -7 6 &6 # 7$ # " 7 2A # " 7 % 7 8 $ -7 # & $ & # 7 & -7 & 8 % 7 8 #6 & & & #6 & R-19 cont. insulation Class 1 vapor retarder. Lap 6" and 6" up side walls Condition crawl. 1 cfm per per 50sf ! # & $ & B1704487 2.b Packet Pg. 14 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL # !! # ! # !! $ !! $ $ ! ! ! # !!% !! !! $ ! $ "& 3BA17B'C3;A17B 3D3 2'#E'! " 3DA 1B7'C';A 33A 1D7 'C'/ A1307 5A'C'DA127 33A 1D7 'C'32127A D4A 1337 'C'3D13A7 3BA 1B7 'C'321/A 7 ' ( ) * ' ( ! ) * ' ( ) * ' ( ) * !' ( ! ) * ' +' ( ) * ' ( ) * ' ( * ' ( * ' ( ) * ' ( ! ) * ' ( ) * ' ( ! ) * ' ' ( ) * ' ( ) * +=* *&9 ' Ȁ% F*" Ā?& % >!*Ā% ! $*+: ,*&&* 9 G* &>'Ȁ>>$ ./0 1 2 / . 0 ( " ? Ā+>#%" G>ȀĀ? ( 3 4 5 +6 6 +6 + + +6 6 +6 + + "! ! "! ! !! $ !! $ !! $ ! # ! # ! # !! $ !! $ !! $ !! $ ! !! $ !! $ !! $ !! $ 3D5 /'#E'! " 30A 127 'C'4A147 30A 1337 'C'3D127A 33A'C'33A1D7 30A 1337 'C'331;A 7 30A 1337 'C'B13A07 33A 'C'.1A57 30A 127 'C'/ A1; 7 33A 'C'B13A7 3BA 157 'C'3313A37 ' ( !* ' ( * ' ( ! ) * ' ( ! ) * ' ' ( * ' ( !* ' ( ) * ' ( ) * ' ( ) * ' ( ) * ' ( * !' ( ! ) * +' ( + ) * ' ( ) * ' ( * +' ( + ) * ' ' ( ! ) * ' ( * ' ( * >G%&'( %+>@ (%, Ȁ>>$ +=* *&9 ' Ȁ% $ #" %Ȁ'( ,Ȁ$ $ #" %Ȁ'( " ? ( " ? (%, Ȁ>>$ (%, Ȁ>>$ &>F Ā+>#%" ĀȀ !"#$%&'()*+, %Ȁ#-'* &Ā'''' ''''''''''''./012341.500 #Ā +%'378 6 ,%#*9&'( : 6 ĀȀ !" #$ %&'()*+, %Ȁ# ;30<<3/ 6 &6 2A ! % ! ' 3DA1B77C;A G>ȀȀĀ? ! $ ! $ ! $ ! $ ! ! $ ' ( ! * SG SG SG - Safety Glazing Required EMERGENCY ESCAPE AND RESCUE WINDOW IS REQUIRED FOR EVERY BASEMENT AND SLEEPING ROOM. THE OPENING MUST HAVE A MIN. CLEAR OPENING OF 5.7 SQ FT, 24” MIN HEIGHT AND 20” MIN WIDTH. SILL HEIGHT OF 44” MAX ABOVE FLOOR. ESCAPE WINDOW WELL SHALL HAVE A HORIZONTAL MIN OPENING OF 9 SQ FT AND A MIN PROJECTION AND WIDTH OF 36”. WELL DEPTHS GREATER THAN 44” MUST BE EQUIPED WITH A PERMANENT LADDER OR STAIRS. 1/2" Gyp. Under enclosed stairs required. Adding second floor All new interior layout on main floor B1704487 2.b Packet Pg. 13 Attachment: Approved Plans and Contextual Elevations (6256 : 627 MAPLE ST - FINAL