STAFF BRIEF. Community Planning and Development Denver Landmark Preservation

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1 Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO p: f: 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 LPC Meeting: 9/4/2018 Address: 625 Clayton Street Staff: Abigail Christman Historic Dist/DLM: East Seventh Avenue Year structure built: 1925 (Period of Significance: Prior to and including 1943) Council District: Wayne New, #10 Applicant: Jared Broach Project Scope Under Review: Windows: Historic windows were removed without a permit. Wood casement windows were replaced with vinyl windows, two window opening were infilled with brick, and an egress window was installed on the south side. Applicant is applying to replace ten vinyl windows with wood aluminum clad replacement windows (with beaded simulated divided lights) matching the configuration of the original windows; to retain the six vinyl windows and one egress window installed at the basement level; and to retain the two window openings infilled with brick. Garage: Applicant is proposing to demolish the garage, which appears to be original to the property. Demolition of the garage has already begun. The east wall was removed without a permit. Garage to be replaced with a concrete parking pad (18 x 20.1 ) with a concrete patio (18 x 14 ) added to the east. HVAC: Install a new AC unit on the south side of the house. Unit roughly centered on the south side, set back more than 20 from the front façade. Fence: Install a front yard fence. Fence will be wood picket (French Gothic design), 50% open, and 3 ½ tall. The front yard features a Denver Hill, and fence to be located at the top of the slope. Staff Summary: Window replacement/alteration and HVAC installation completed without a permit. Garage demolition also begun without a permit and stopped by an inspector. Window, HVAC, and garage applications are being submitted to address these violations. Front yard fence is a new project; work on the fence has not begun. Information on most of the original window configurations available via real estate photos taken before the owner replaced the windows. Windows 12 and 13 are missing from these images, but aerial images available via Google Maps show that both of these openings contained tripartite windows. Proposed replacements for windows 7 and 8 (front façade) and 12 and 13 (south side) will be three-part windows with a center fixed window framed by operable casements. Windows 9 and 17 will be paired casement windows. Windows 1, 2,10, and 11 will be single casement windows. All of these windows will feature simulated divided lights that closely approximate the original window designs. Windows 18 and 19 on the north side have been infilled. These openings originally held paired sash windows and a paired casement window. Based on design guidelines, infilling window openings should only be considered when the windows are at the rear and not visible from a public right-of-way. Though on the side of the building, these infilled window openings are still visible. Additionally, when the infilling of window openings in a brick wall is approved, Landmark typically requires that the brick sill be retained, the new brick be recessed in the

2 opening, and the mortar match the existing. The openings infilled do not meet any of these requirements. The placement of the egress window towards the rear of a side façade meets design guidelines; however, the egress well features exposed concrete block which is not appropriate. Vinyl windows are not allowed in historic districts; though exceptions have been made for egress windows. The garage appears to be original to the structure. Sanborn maps show a garage in this location by 1929, four years after the house was constructed. The garage appears to retain good integrity. However, it is a simple, flatroofed brick structure without any distinguishing features. It does not significantly contribute to the character of the district. 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 be considered on a façade that is not visible. b. Maintain the original size and shape of window and door openings on primary façades. e. Avoid enclosing a historic window or door opening or adding a new opening Locate and design a new egress window to be as inconspicuous as possible. a. Place an egress window on a less visible façade that does not face the street, if possible. b. Align a new basement egress window or expansion of an existing window with other windows and features on the façade. c. Match a new basement egress window to a historic basement window type or use a simple single-light casement window. Meets Guideline? /No /No Comments The original size and shape of most of the window openings will be retained. However, two window openings on the north side have been infilled, leaving a large blank area on the wall. This disrupts the historic window pattern, which included a more balanced window placement. The infilled openings are visible from the public right-of-way. Additionally, the original window sills have been removed and the mortar on the infilled segments does not match the mortar on the surrounding wall; the new mortar is much thicker and rougher. The new egress window has been located on a side façade and set back more than 20 from the façade. However, egress window is a vinyl slider window that does not fit with the historic window types. The concrete block walls of the egress well have been left exposed on the interior of the well; concrete block is not a compatible material. Additionally, rough mortar joints around the egress openings that do not match the surrounding mortar draw attention to the new egress opening.

3 2.19 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. h. For replacements of a divided light window, use a simple design or use applied muntins with an interstitial spacer for dividers. Applied muntins shall be installed on both sides of the glass (note that true divided light windows may be difficult to obtain with modern double glazing). i. If windows are missing, use a replacement design that matches the style, size, and material of the original windows. k. Do not use alternative material windows or sashes Preserve original detached garages and secondary structures where feasible. c. Do not demolish a historicallysignificant garage or secondary structure. d. When additional space is needed, consider constructing an addition, or adding another secondary building, rather than demolishing the historic one. /No The proposed replacement windows on the main floor will the aluminum clad wood with beaded simulated divided lights. The windows will match the original in size, configuration, and operation as closely as possible. At the basement level, three-light, wood, hopper windows have been replaced with vinyl slider windows. Garage to be demolished is historic and appears to be original to the property. However, the garage is simple in design and does not significantly contribute to the character of the district.

4 2.60 Place mechanical, utility and communications equipment to minimize visual impacts on a historic building. a. Install roof-mounted, and other mechanical/hvac equipment, such as air conditioners and center towers to be inconspicuous when viewed from public streets and public vantage points. b. Locate ground-mounted units in an inconspicuous location and sensitively screen if visible from public vantage points. 5.5 Maintain the character of a Denver Hill sloping front yard area. a. Preserve the character of a Denver Hill sloping front yard area where it is a character-defining feature of the historic district or a characteristic of the block. 5.7 Add a new front yard or street-facing fence only where at least one of the following conditions is present: a. An open front yard is not a characterdefining feature of the historic property or district b. Historic or legally built fences or site walls are present on several properties in the surrounding context/block c. It is not possible to create a usable enclosed side or rear yard area d. Constructing a low fence at the top of a Denver Hill sloping front yard area would provide a compatible alternative to removing the slope. 5.8 Design a new front yard fence to minimize impacts on the historic context. a. Design a new front yard fence to be simple, open, and low (unless taller fences are typical of the historic district or surrounding historic context). The maximum front yard fence height should be 48 or less. b. Use compatible but simplified (less ornate) versions of historic fences and walls present in the historic district or in the surrounding historic context. c. Use historic fence and wall materials present in the historic district or in the surrounding historic context. Do not use vinyl or other nontraditional fence materials. e. Do not install opaque fencing of any kind. A fence should be more than 50% open. AC unit located near the middle of the south side, set back more than 20 from the façade. The unit is small in scale and will be inconspicuous. Front yard features a Denver Hill. The Denver Hill is a characteristic feature of this block, and much of the East Seventh Ave. district. However, the slope of several properties on the block have been modified with retaining walls. The proposal is to place a fence at the top of the slope, with the distinctive slope maintained. Retaining walls and fences are present on several properties on this block. Building a low fence at the top of the Denver Hill will allow for an enclosed front yard area while retaining the distinctive slope of the Denver hill. By placing the fence at the top of the slope, impacts on the historic context and Denver Hill will be minimized. Fence will be low (3.5 ) and 50% open. Fence design (French Gothic) and materials (wood) are traditional.

5 5.10 Explore alternatives before proposing significant alterations to the Denver Hill. Alternatives to explore include: a. Using stabilizing plant materials with drought-tolerant planting and other ground cover that does not require mowing or a high degree of maintenance, rather than constructing a new retaining wall. b. Constructing a low, open style, fence at the top of the slope to provide an enclosed front yard area for children or pets, rather than replacing the slope with a new retaining wall. Fence will provide a low, open enclosure at the top of the slope, rather than altering the Denver Hill. Recommendation: Conditions: Basis: Approval with Conditions 1. Replace vinyl windows at basement level with wood or aluminum clad wood windows. 2. Cover exposed concrete block at egress well with brick or stucco. 3. Retain pattern of window openings on the north side either by reopening and installing windows to match those removed or by showing the location of the original openings with brick sills and recessed brick where the windows were located. Mortar should match the historic mortar in appearance and composition. Pattern of historic window openings should be maintained and replacement windows should match historic windows as closely as possible in type, materials, operation and design (2.14, 2.19). Egress windows and HVAC to be as inconspicuous as possible (2.18, 2.60). Retain historic garages when possible; do not demolish garages that are significantly contribute to the character of a district (2.38) Maintain the slope of the Denver Hill; low-scale open fences at the top of the slop may be appropriate (5.5, 5.7, 5.8, 5.10). Suggested Motion: I move to APPROVE application 2018-COA-327 for the windows replacements, window infill, egress window, garage demolition, HVAC installation, and front yard fence at 625 Clayton Street, as per design guidelines 2.14, 2.18, 2.19, 2.38, 2.60, 5.5, 5.7, 5.8, and 5.10, presented testimony, submitted documentation and information provided in the staff report with the conditions that: 1. Replace vinyl windows at basement level with wood or aluminum clad wood windows. 2. Cover exposed concrete block at egress well with brick or stucco. 3. Retain pattern of window openings on the north side either by reopening and installing windows to match those removed or by showing the location of the original openings with brick sills and recessed brick where the windows were located. Mortar should match the historic mortar in appearance and composition.

6 1929 Sanborn Map with 625 Clayton Street outlined in black END