STAFF BRIEF. Project: 2018-COA-286 LPC Meeting: August 21, 2018 Address: 635 Downing Street Staff: Jessi White

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Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO 80202 p: (720)-865-2709 f: (720)-865-3050 www.denvergov.

1 Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO p: (720) f: (720) STAFF BRIEF This document is the staff s comparison of the Secretary of the Interiors Standards for Rehabilitation, Design Guidelines for Denver Landmark Structures and Districts, the Landmark Preservation Ordinance (Chapter 30, Revised Municipal Code) and other applicable adopted area guidelines as applied to the proposed application. It is intended to provide guidance during the commission s deliberation of the proposed application. Guidelines are available at Project: 2018-COA-286 LPC Meeting: August 21, 2018 Address: 635 Downing Street Staff: Jessi White Historic Dist/DLM: East Seventh Avenue Historic District Year structure built: 1904 (Period of Significance: Prior to and Including 1942) Council District: #10 Wayne New Applicant: Clint Macklin Project Scope Under Review: Remove existing vinyl windows from the second floor, first floor, and basement. Install aluminum-clad wood windows to the second floor, first floor, and basement. Reinstall upper leaded-glass sash and install new fixed lower sash to two front second-floor windows. Materials: Windows: Jeld-wen aluminum-clad wood windows: double-hung and casements Staff Summary: 635 Downing Street is a contributing structure in the East Seventh Avenue Historic District. On November 7, 2017, staff were notified by the property owner at the time that almost all the historic windows on the house had been replaced with vinyl windows by an unlicensed contractor. Staff felt that the property owner would work with staff to remedy the violation and did not move forward with citation at the time. By January, when the property was placed on the market, it became apparent that the property owner was unwilling to work on the violation. On January 24, 2018, the City Inspector went to the site to issue a citation. The property sold in February The new property owner and contractor have been working with staff to remedy the current window violation. The applicant is proposing to replace 11 windows on the second floor, 12 windows on the first floor, and 7 windows on the basement. Second Floor Windows 1 and 2 were previously cottage windows with a leaded-glass upper sash. These windows were removed and replaced with vinyl slider windows. The upper leaded-glass sashes were maintained on site. The applicant is requesting to reinstall the upper leaded-glass sash windows and install a fixed lower sash for both windows. The applicant will offset the lower sash from the upper sash so that it looks like a true cottage window. There are three original windows still on the second floor of the house, two leaded-glass windows (windows 4 and 5) and one double-hung window (window 7). The applicant will be maintaining the leaded glass windows

2 (windows 4 and 5), but will replace the rear double-hung window (window 7), because of its poor condition. In addition to replacing window number 7 the applicant will be replacing five non-historic double-hung windows (windows 6, 8, 9, 10, and 11), and one non-historic casement window (window 3) on the second-floor. First Floor There are currently four leaded-glass windows on the first floor (windows 14, 20, 22, and 23) that will remain in place. The applicant will be replacing 6 double-hung windows (windows 15, 16, 17, 18, 19, and 21) and one picture window (window 21), with aluminum-clad wood windows. The applicant is requesting to maintain one vinyl window on a rear non-historic addition (window 24). Staff have stated that the use of vinyl windows is not appropriate, and have recommended that the applicant replace window 24 with aluminum-clad wood or composite fiberglass windows as the window is located on a rear non-historic addition. Basement The applicant is requesting to replace 6 vinyl basement windows (windows 25, 26, 27, 28, 29, and 30) with aluminum clad wood awning windows. It is unclear from the specification whether the windows will feature divided lights. Staff recommend that the awning windows not be divided-light windows. The applicant is requesting to maintain an existing vinyl egress window (window 31) on the left side of the basement plan. Staff recommend that the vinyl window be replaced with a composite fiberglass windows, as Landmark has allowed them in the past for egress windows. Replacement Windows The applicant will maintain the existing historic window frames and surrounds, and will be installing the new window units within the existing frame. There are several historic windows on the house that are still intact including a doublehung window (window 7) on the back of the house, and leaded glass windows on the first and second floors. The frame and sash profiles for all the historic windows are slender in design. Frame measurements for the existing historic windows are between 2 ¼ and 2 ¾ thick. Existing rail measurements are 2 thick, and existing stile measurements are 1 ¾ thick for the historic windows. The addition of the new window unit within the existing frame will add an additional ¾ - 13 /16 at the rails an additional 7 /8 at the stiles for a combined frame thickness between 3 to 3 9 /16 at the rails and 3 1 /8 to 3 5 /8 at the stiles. Additionally, the proposed sash dimensions are substantially thicker than the historic sash stile dimensions. Sash measurements will vary from window to window, however, the existing sash stiles for window 7 are 1 ¾ and the rails are 2. The proposed sash rails are 2 5 /8 at the top and 2 9 /16 at the bottom and the sash stiles are 2 5 /16. A comparison of the historic sash measurements with the proposed sash measurements leads to a 7 /8 to 13 /16 difference in size between the sash rails and a 5 /16 difference between the sash stiles. The combined historic frame, new frame, and new sash will potentially be between 5 5 /8 to 6 1 /8 for the rails, and between 5 7 /16 to 5 15 /16 for the stiles. Staff are concerned that the added thickness of the proposed frame and sash profile make the windows appear heavier, and change the overall appearance of the historic house. Staff recommend that the new windows feature a slenderer frame profile, and sash details that more closely matches the sash dimensions found on window 7. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 2.14 Maintain the pattern and proportion of historic window and door openings. a. Preserve the position, number and arrangement of historic windows and doors in a building wall. Modifying a window or door on the rear of a contributing structure may Meets Guideline Maybe Comments The applicant will be maintaining the existing window placement and openings, but the proposed windows feature dimensions that differ significantly from remaining historic windows on the house. As the window will be installed in existing historic window frames, the combined thickness of the old

3 be considered on a façade that is not visible. b. Maintain the original size and shape of window and door openings on primary façades. f. Do not reduce an original opening to accommodate a smaller window or door, or increase it to accommodate a larger one. More flexibility may be appropriate on a façade that is not visible. frame, new frame, and new sash profiles changes the overall appearance of the historic windows on the house When replacement of an original window is necessary, match the replacement design to the original. a. Match the original window size. b. Match the original window type and operation (if the original windows are wood double hung, the new windows must be either wood or clad-wood double hung, and can be double or triple glazed). c. Set windows into the same depth as the windows being replaced d. Match original window materials, or use materials that are similar in texture, durability and appearance. Match the original outward facing thickness and depth of perimeter framing material. e. Use clear, or nearly clear low-e glass. f. Closely match the original window profile. g. Match the original divided light type and pattern. i. If windows are missing, use a replacement design that matches the style, size, and material of the original windows. j. Do not use perimeter infill framing to create smaller windows. k. Do not use alternative material windows or sashes.

4 2.20 Replace a non-original window that is out of character, whenever possible. a. Use a design that is similar to other original windows in similar locations. c. When replacing a nonoriginal window, use traditional materials, such as wood, particularly if other original windows remain on the structure Preserve historic window materials. a. Preserve historic window features including the frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings of windows. b. Use special care to preserve and protect stained and leaded glass. No Many of the historic windows were removed and replaced by the previous owner with vinyl windows. The new property owner has been working closely with Landmark staff to remedy the existing window violation. Staff would also like to note that the applicant has maintained the leaded-glass windows on the home. Recommendation: Conditions: Basis: Approval with Conditions that the frame of the new windows be as thin as possible; that the sash dimensions match the sash profile of window 7 as closely as possible; that all casement and awning windows not be divided light windows; that windows 24 and 31 be replaced with either an aluminum-clad wood or a composite fiberglass window. The applicant will be installing the new windows within the existing historic window frames. The proposed window frames are substantial in thickness adding to the overall visual weight of the windows. Additionally, the proposed window sash profiles will be thicker than the existing sash profile found on historic window 7. The combined thickness of the existing frame, new frame, and new sash significantly alter the overall appearance of the windows on the historic house. It is unclear from submitted window specifications if the replacement casement and awning windows will or will not have divided lights. Staff feel that non-divided light windows fit better within the historic context of the house. Finally, Landmark does not allow vinyl windows in a historic district. Since window 24 is located on a non-historic addition on the back of the house and window 31 is a basement egress window, staff feel that the use of either an aluminum-clad wood or composite fiberglass replacement windows is appropriate. Staff is recommending conditional approval per guidelines 2.14, 2.16, 2.19, and 2.20.

5 Suggested Motion: I move to approve application 2018-COA-286 for the replacement of vinyl windows at 635 Downing St., as per design guidelines 2.14, 2.16, 2.19, 2.20, presented testimony, submitted documentation and information provided in the staff report with the conditions that the new window frame be as thin as possible, that the sash profiles match the sash profile of window 7 as closely as possible, that all of the casement and awning windows not have divided lights, and that window 24 be replaced with either an aluminum clad wood or a low PVC/no PVC fiberglass window. Sanborn Map: 1904 corrected to 1925 Sanborn map with 635 Downing St. outlined in black.

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