HomeMy WebLinkAboutHDC2010-016 Item No. 2 10-11-2010'• DEPARTMENT OF PLANNING AND
DEVELOPMENT
LITTLE ROCK
HISTORIC 723 West Markham Street
Little Rock Arkansas 72201-1334
DISTRICT
COMMISSION Phone: (501) 371-4790 Fax: (501) 399-3435
STAFF REPORT
ITEM NO. Two.
DATE: October 11, 2010
APPLICANT: Leonard Hollinger
ADDRESS: 420 East 11 th Street (northwest corner of 11 th and Commerce)
COA Window Replacement
REQUEST:
PROJECT BACKGROUND AND DESCRIPTION:
The subject property is located at 420 East 11 th Street.
(The address of the property has been changed recently
from 1020 South Commerce.) The property's legal
description is "Lot 7 Block 58 Original City of Little Rock,
Pulaski County, Arkansas."
The house was constructed ca 1950. The 2006 survey
form states: "This hipped roof version of the Modern
Ranch style includes a classic revival porch and an
attached carport." It is considered a "Contributing
Structure" to the MacArthur Park Historic District. In the
December 2, 2009 State review board meeting,
Additional Documentation was reviewed which was to
change the period of significance through 1960 for the
District. That was approved by the NPS on January 21,
2010.
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Location of Project
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This application is proposing to replace the original aluminum windows with vinyl replacement
windows of the same size.
PREVIOUS ACTIONS ON THIS SITE:
On July 15, 1998, a COA was approved and issued to Leo Hollinger for an addition of a guest
house to the north and removal and replacing of the main house with a different house. (The
guest house was built but the main house was not replaced.)
On October 26, 1981, a COA was approved and issued to Leo Hollinger for an addition of a
carport on the west side of the house.
PROPOSAL:
The applicant proposed to replace the original
aluminum windows in the house with vinyl windows
made by Window World. www.windowworld.com
They are the 4000 series with Sloarzone ETC, a
"soft coat, multi layer, vacuum deposition Low-E
glass with argon gas and Intercept Spacer System.
The windows will be on over one (will not have
muntins). The windows will be either white or
cream in color.
House at 420 E 11 th
WRITTEN ANALYSIS OF THE APPLICATION BASED OFF OF INTENT AND GUIDELINES:
The Secretary of the Interior's Guidelines for Rehabilitation state:
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.
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.
3
�1
Existing window on front of house Existing window on front of house
This structure is a Contributing Structure in the MacArthur Park Historic District. The period of
significance for the Mac Arthur Park National Register District has been modified at the national
level from 1935 to 1960 which would include this building. Therefore, the replacement of
windows in this building should be treated the same as if it was a much older building. If the
windows cannot be repaired, the standards would state to replace them to "match the old in
design, color, texture, and, where possible, materials." The proposed windows are a different
material the than originals (vinyl versus aluminum), have a different pane arrangement (8i8
versus 111) and are going to be of a different color (white or cream versus aluminum mill stock
color).
Energy consumption and conservation are topics of conversation in many circles. While the
desire to conserve energy is admirable, the preservation of historic building materials are
2
equally important. One option to improve efficiency is
to install storm windows in addition to the aluminum
windows. That solution is a common practice in
homes of this age and the historic fabric is still
present. A second option is to install new aluminum
windows that are energy efficient. Aluminum windows
with double pane glass and energy efficiency options
are available for the residential market and can be
customized with or without muntins to closely replicate
the existing windows. A third option is as proposed by
the applicant, install replacement vinyl windows.
The Secretary of the Interior standards #6 states:
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.
The Commission discussed replacement windows
in the Commission Hearing on January 11, 2010
in the Workshop item. It covered Storm Windows
and Replacement Windows. A portion of that
report is included:
The topic of energy savings has again moved to the forefront of renovations with
the added tax credits for rehab and energy conservation tax credits passed by
Congress that will give credits to many items that conserve energy from new
appliances, new heat and air primary Air infiltration Locations
systems, insulation in your home, Electric outinu
new replacements windows and Fans and vents '
4„� Flows, walls and ceiling
storm windows. Air infiltration is the„dau 3t�ro
culprit that many of these home
renovations are attempting to thwart. Doors
Most homeowners are assured that 11 %
"new windows" will save them lots of
money and will solve all of their air
infiltration issues because the window
salesman told them so. However, as Plumbing
pcnvltaiiorls ❑ nts
the chart to the right and the one 131xo r'r;%`` ,s
below show, air infiltration by Source: California Energy Commission
windows and doors are ranked fifth
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and sixth of all air infiltration culprits. The main offender in air infiltration in the
home is floors, walls, and ceilings that account for 31 % of all air infiltration. After
that is ductwork at 15%, fireplaces at 14% and plumbing penetrations at 13%.
E
Contribution to Energy Loss
0 .- -
6 Ocor5—(21xi)
[il H-,AC iDutts f iS%
M Fireplaces(145,i)
LI PlurTbiing Entries (I3512)
"I Fan:, Vents 8, Outlet Wil
Source: U.S. Department of
Basically, air seeps though your walls, ceilings, and floors at a much greater rate
than through your windows and doors combined. Adding insulation to your
ceilings and floors can be done with no external change to the structure and not
evoke the COA process. The insulation of walls can be more difficult, but can be
achieved from inside or outside without a COA. Likewise, sealing the HVAC
ductwork; inspecting and replacing or repairing the damper in your fireplace;
installing expanding foam around plumbing entries; and sealing around fans,
vents, and outlets can save energy dollars without a COA.
For many years, people have been adding storm windows to their home.
According to Paul Trudeau, (NAPC Stafo storm windows have been in existence
for over 100 years. Before that, people protected the sashes of their windows
through operable shutters. The addition of storm windows changed with the
recent invention of vinyl (plastic) windows. The vinyl was cheap enough to entice
people to replace the whole window unit instead of adding storm windows. The
chart below describes energy savings and financial payback on window
replacements. The chart assumes this is existing construction with single pane
original windows in place. This chart was shown by Paul Trudeau at CAMP in
September 2009 in Eldorado, AR. Starting on the left side of the graphic, a $50
storm window when combined with the existing window has a U-factor (efficiency
factor) of .50. Your old wood window has a U-Value of 1.10. The lower the U-
factor, the better. The energy savings is 722,218 Btu with an annual savings per
C!
window of $13.20. This simple payback will take 4.5 years. The next three
examples show differences in the types of windows installed and the types of
windows being replaced. This is annual energy savings as compared to the
window it is replacing. The energy savings noted in this chart is not for new
construction. For example, to replace your original window with a double -pane
thermal window saves 625,922 Btu over what was there before. Your windows
will be tight, but the cost will take 40.5 years to recoup the cost. By that time, a
vinyl window will need to be replaced and the homeowner will be "underwater on
their window mortgage." A more extreme example is to replace your original
windows and storm windows with Low-e glass double pane thermal windows.
That takes 240 years to recoup the cost of the windows. Also, note that the old
windows go to the dump yard when taken out. The thermal seal in the double
and triple paned windows are noticeable when they are broken as evidenced by
the condensation in between the layers of the glass.
$50' .10
4
Iumtinad}
U•VAlue
0.50
TUNE-UP STRATEGIES
Storm window
over single -pane
original window
ANNUAL ENERGY SAVINGS
722,218 Btu
ANNUAL SAVINGS PER WINDOW'
$13.20
SIMPLE PAYBACK
4.5
Years
$50/$13 20 = A
'Cost of T x 5' window, installed
"Assuring gas heatat$1,09/therm
eti
LI-Value
4 0.58
$450*
--- Original window
in landfill
Double -pane thermal
replacement of
single -pane window
625,922 Btu
$11.07
40.5
Years
S,450/$11,07 =
U-Value
0.35
$550*
Original window
in landfill
Lowe glass double -pane
thermal replacement of
single -pane window
902,772 Btu
lJ-Value
0.35
0 .
$550*
Original window
and storm
, to landfill
Lowe glass double -pane
thermal replacement of
single -pane window
with storm window
132,407 Btu
$16.10 $2.29
34
Years 240
1>"`6 Years
$5501$16.10 = $55052 29 =
Source: Koilh Haberer RE, HA.
Collingswood Historic 0isbicl Commission
Source: Keith Habereern, P.E. R.A.
Collingswood Historic District Commission
The metal on storm windows can be painted to match the sash of the house
before they are installed. Storm windows also come in different colors from the
factory, mill (aluminum color), bronze and white are common colors. Painting
your windows at the same time as installing the storm windows will provide a
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seamless installation that will obscure the presence of the storm windows as
much as possible.
It is also important to buy storm windows with full screens that mimic the
older screens. On fixed windows, no screen is allowable, since no screen
would have been there originally. On operable storm windows, the sash
size must match with the original windows to provide the best results.
Interior storm windows are an option that does not require a COA. Some
research on the web provided professional companies along with do-it-yourself
options. A D1Y option is at
htt,o.11www.hammerzone.comlarchiveslenergy1conservationlbasics ?Iwindow co
ver.htm. Toolbase Services has a list of manufacturers of interior storm windows
at
htt Jlwww.toolbase.or/Tech In ventorylTechDetails.as x?ContentDetaillD=938.
Climate Seal promotes interior storm windows that have a "refrigerator like seal"
that has a magnetic attachment system described at the website below.
htt :Ilwww.climateseal.coml reservation window inserts/ reservation window i
nserts.htm. All of the interior storm windows that were located on line are
removable during mild weather days to allow the opening of the original windows.
Below are two graphics that show interior storm windows. The energy savings
calculated in the graphic above are based on exterior storm windows, not interior
storm windows although U-Values are thought to be similar.
4 f i
i
1.
i
y S
This shows a person This shows the interior storm window installed. It
removing an interior is placed vertically against the lower sash in this
storm window. photo.
0
Below are the applicable Secretary of the Interior Standards for storm
windows and replacement windows.
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.
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.
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.
When the Secretary of the Interior Standards are applied strictly, no
replacement windows are installed in the district. The addition of storm
windows is completely reversible, as standard number 10 requires where
as a replacement window is not.
The education of the public needs to enforce the facts that replacement windows
are not the end all to energy savings that they are purported to be, not on a
financial level or an energy saving level. Maintaining the original wood windows
with an appropriate interior or exterior storm window is acceptable to the HDC
and the Secretary of Interior Standards.
NEIGHBORHOOD COMMENTS AND REACTION: At the time of distribution, there were no
comments regarding this application.
STAFF RECOMMENDATION: Denial because of the proposed change in materials, pane
arrangement and color.
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LITTLE ROCK
HISTORIC
H DISTRICT
COMMISSION
r
DEPARTMENT OF PLANNING AND
DEVELOPMENT
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501) 371-4790 Fax: (501) 399-3435
APPLICATION FOR A
CERTIFICATE OF APPROPRIATENESS
1. Application Dater i t —9 t `0
2. Date of Public Hearing: /O 1 L f0 at 5:00 p.m.
3. Address of Properly 020 Ca,AtitgrRck i.i rrLE Puck, f%ak. 72Z04 — SIo?
4. Legal Description of Properly: L. oT `7 SLk 5,9 mRL s; ►tia4 G ►r dF
f"IrL.p _ROGk
5. Property Owner (Printed Name, Address, Phone, Email): Qf ry-T'A
Oho MMERcE �rlYf-� ck►t�. 722pZ- ffa7 . SGi-7� �G3�
6. Owner'snt: (Printed Name, Address, Phone, Email): 519'AAF
7, Brief Project Description: WrNoOw il?G#2LAGE Fvr
fi6PL j4r,6 F R OLP f%L✓MiAunn w,Tli 577g-7'& OP TriE far VtivyL oiAvPOW5
Wr.vpaW W&Ar.p .
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8. Estimated Cost of Improvements: —.
9. Zoning Classification: Is the propos change a permitted use? Yes No
10. Signature of Owner or Agent:
(The owner will need to authorize any Agent or person representing the owner at the public hearing).
NOTE: Should there be changes during construction (design, materiais, size, etc.) from the approved COA,
applicant shall notify Commission staff and take appropriate actions. Approval by the Commission does not
excuse applicant or property from compliance with other applicable codes, ordinances or policies of the city
unless Stated by the Commission or staff, Responsibility for identifying such codes, ordinances, or policies rests
with the applicant, owner, or agent.
.---•:- -- -
...-...... (This section to be completed by staff):
Little Rock Historic District Commission Action
Denied _ Withdrawn _ Approved _ Approved with Conditions _ See Attached Conditions
Staff Signature: Date:
Revised 7/2009