Historic Zoning Commission

Edgewood-Park City H-1: Level II

11-D-12-HZ

Applicant Request

Level II. Replacement/repair

APPROVAL for Level I: Add guttering and repair siding in-kind. Install HVAC unit w/condition that it is screened from view.

DENIAL for Level II below:
Replace original 3/1 deteriorated wood windows on all facades with double-pane insulated vinyl windows with faux mullions between the panes. Faux muntins depict original 3/1 configuration on front façade, but depict 6/6 on remaining facades. Replace wood 3-light front door with metal 6-paneled door. Replace wood board porch flooring to match later-added board flooring parallel to the house rather than perpendicular tongue and groove flooring.

Site Info

One-story frame with horizontal siding. Front gable roof, asphalt shingle covering and rafters. One-tory full front porch with square wood columns and added flat roof section. Three-over-one double-hung windows. Exterior end brick chimney, chimney pots. Brick foundation, stuccoed. Rectangular plan. Sidelights at front entry.

Staff recommendation for a condition of after-the-fact approval of installed windows is to require upfit of the front twin windows with a simulated-divided-light wood muntin profile since they are the most visible. Recommendation for staff approval of a submittal of a front door more appropriate for the Craftsman style when selected. Front porch balustrade to be reconstructed with balusters set into top and bottom rail.

STAFF FINDINGS:
1) A COA was issued on 5/10/07 to remove storm windows and repair the original 3/1 wood windows in-kind. The owner replaced the front twin windows with vinyl 3/1 double-paned windows with faux muntins between the glass, and replaced 3/1 windows on other facades with the same except with a 6/6 configuration.

2) A COA was issued on 5/10/07 to repair the front porch floor in-kind or replace with tongue-and-groove porch flooring. The owner replaced the floor in-kind instead of repairing the existing floor in-kind, but did not replace with tongue-and-groove flooring.

3) The Park City/Edgewood Guidelines recommend reparing existing windows. The guidelines also mention using the same pane division, and the same muntin style and exterior depth, width and profile for replacement windows. They do not mention matching material for wood windows, but do state the thermal sash windows that use false muntins are not acceptable.

4) The vinyl windows with faux muntins between double-paned glass are not a close replication of the original 3/1 wood windows.

5) The owner states that the original 3-light wood front door was damaged due to the bottom panel having been kicked in.

6) Although the original sidelights have been retained, the style and material of the newly installed 6-panel metal door does replicate the original and depicts an earlier Colonial era and is not appropriate for the Craftsman style.

PARK CITY EDGEWOOD DESIGN GUIDELINES

WINDOWS p. 16
Windows are a very important architectural element in the historic district's buildings, helping to define each building's character. They are usually wooden and are hung so that both the bottom and the top sash can open (double-hung).

1. Reuse original windows. It will be much less expensive and much better historically to retain the original windows.

2. Storm windows are often considered when a homeowner wants to increase the heating and cooling efficiency of a building. Interior storm windows that cannot be seen from the street might be a better alternative to exterior storm windows. If exterior storm windows are used, they can be wood, or color clad metal to match the building's trim. Exterior storm windows shall only be used if they do not damage or obscure the original windows and frames.

3. If replacement windows are necessary, they must be the same overall size as the originals, with the same pane division, and the same muntin style and exterior depth, width and profile. Thermal sash windows that use false muntins are not acceptable.

MAINTENANCE SUGGESTONS
If considering replacement windows, select a manufacturer that offers good warranties, and examine carefully the installation of any insulated glass. As double or triple paned glass has become more common, some owners have discovered that their windows are failing, often in ten to fifteen years, because the materials and technology for sealing insulated glass or for using wood substitutes is not as effective as the technology for manufacturing wood windows.

PORCHES p.19
1. Porches on historic houses shall be repaired or replicated using wood materials for ceilings and floors, balustrades, posts and columns that duplicate the original size and design. Reconstruction of the documented original porch is appropriate.

ENTRANCES pp.20-21
An entrance door should be consistent with the design of the historic house, and should have a transom and sidelights, if those were included in the original design. If the original entrance is present, it should be reused. If it must be replaced, the replacement door should be wooden or painted to resemble wood, with appropriate recessed panels.

1) Entry features which must be preserved include sidelights and tranwms, fan light windows, entablatures
and original doors. All add character to the structures in the historic district.

3) A replacement entrance must not create a false historic appearance. A new entrance shall be
compatible in size, scale, materials and color.

SECRETARY OF INTERIORS STANDARDS
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.

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 design, color, texture, and other visual qualities and, where possible, materials.