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District: Warehouse District - Full Control
Owner: JLK Exploration LLC
HDLC Staff: Dennis Murphy
Rating: Contributing & Non-Contributing
Applicant: Stephen Braquet
Permit #: 23-16446-HDLC
Description: Request to replace street-facing wood windows with new clad windows, to modify existing window sills to mitigate water intrusion, replacement of windows with new doors for balcony access, and installation of new anti-loitering devices at first-floor openings at three (3) Non-Contributing rated and two (2) Contributing rated multi-story residential buildings.
Staff Requested ARC Feedback/Recommendations:
Replacement of existing windows with new doors for balcony access at Building A (Non-Contributing) and Building E (Contributing)
Modification of existing window sills for water intrusion mitigation at Buildings A & B (Non-Contributing) and Building C (reconstructed façade)
Replacement of existing street-facing single-hung wood windows with new single-hung clad windows at Buildings A & B (Non-Contributing) and Building C (reconstructed façade), as per previous 1998 ARC recommendation
Installation of new anti-loitering devices at ground-level door and window openings
Previous ARC Recommendations:
07/18/23: The ARC voted to defer the application for additional review. The ARC also agreed that:
The proportions of the proposed replacement clad windows appear to match closely to the existing wood windows, however, the replacements should utilize a true divided light. The ARC noted the HDLC Guidelines require replacement windows to match as closely as possible to the existing in size, configuration, type, operation, muntin patterns, dimensions, profiles, details, and recess mounting to the greatest extent possible.
All replacement windows must be recessed further back into the wall depth to more closely match the existing conditions. If there are existing wall framing or other interior issues which may limit or preclude a recess mounting, these conditions should be clearly drawn and detailed.
The proposed sill modifications may be only very limitedly visible due to the existing balconies.
Additional window details should be provided such as a more complete cut section through the existing and proposed window openings that includes the top and bottom portions of the windows for clarity. Dimensions such as the depth in the wall opening should also be included. The ARC also requested additional detail, rendering, and/or perspective drawings of the windows to better evaluate the proposed sill modifications, window units, and installation methods at the various buildings and window types.
If new stucco control joints will be necessary to install then these should be clearly indicated on the elevations.
The proposed anti-loitering devices may not work as intended, however, they are a considered a non-permanent and removable element. The ARC noted the design should be simplified to be more flat and additional information should be provided such as drawings or details and photos of the precedent example in the area.
Drawings should be updated for the next meeting, including elevations or perspective views of the proposed windows, and prepared to more clearly demonstrate the proposed work for the ARC review meeting format.
Context Photos:
Context Photos:
Building Elevation Legend:
Building Elevation Legend:
Current Drawings:
Current Drawings:
Replacement of Existing Windows with Doors for Balcony Access:
Replacement of Existing Windows with Doors for Balcony Access:
Existing Window - Building A
Existing Window - Building E
Current Proposed Typical Door Specifications including Simulated Divided Light (SDL) Detail
Current Proposed Door Simulated Divided Light (SDL) Details
Previously Reviewed - Proposed Typical Door Specifications including Simulated Divided Light (SDL) Detail
Modification of Window Openings & Sills:
Modification of Window Openings & Sills:
Window Types A & B:
Window Types A & B:
Existing Window - Type A
Existing Window - Type B
Current - Existing Sill Condition
Current - Proposed Sill Condition
w/ Raised Curb & Metal Sill Pan
Previously Reviewed - Existing Sill Condition
Previously Reviewed - Proposed Sill Condition
w/ Raised Curb & Metal Sill Pan
Window Type C:
Window Type C:
Existing Window - Type C
Current - Existing Sill Condition
Current - Proposed Sill Condition
w/ Raised Curb & Metal Sill Pan
Previously Reviewed - Existing Sill Condition
Previously Reviewed - Proposed Sill Condition
w/ Raised Curb & Metal Sill Pan
Window Type D:
Window Type D:
Existing Window - Type D
Current - Existing Sill Condition
Current - Proposed Sill Condition
w/ Metal Sill Pan & End Dams
Previously Reviewed - Existing Sill Condition
Previously Reviewed - Proposed Sill Condition
w/ Metal Sill Pan & End Dams
Replacement of Single-Hung Wood Windows with New Single-Hung Clad Windows:
Replacement of Single-Hung Wood Windows with New Single-Hung Clad Windows:
Existing Window - Type A
Existing Window - Type B
Existing Window - Type C
Existing Window - Type D
Proposed Window - Type A
Proposed Window - Type B
Proposed Window - Type C
Proposed Window - Type D
Current Proposed Typical Window Specifications
Previously Reviewed - Proposed Typical Window Specifications
Window Scope.pdfAnti-Loitering Devices at First-Floor Openings:
Anti-Loitering Devices at First-Floor Openings:
ARC 2__Anti Loitering Devices.pdfCurrent Drawings:
Current Drawings:
ARC 2__333 Girod Street Drawings__Updated.pdfPreviously Reviewed Drawings - 07/18/2023:
Previously Reviewed Drawings - 07/18/2023:
CMM 1__Leak Remediation Project - Windows Replacement.pdfARC 1__333 Girod Street Drawings__Updated.pdfBuilding C - Partial Collapse & Reconstruction of Facade - 1997:
Building C - Partial Collapse & Reconstruction of Facade - 1997:
ARC Results Letter__1998.pdfPhotos of Collapsed Structure__1998.pdfNewspaper.pdfHDLC Central Business District Building Survey:
HDLC Central Business District Building Survey:
Contributing & Non-Contributing Rated
Street View:
Street View:
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