333 Girod St.

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 existing wood windows with new clad windows, to modify existing windowsills to mitigate water intrusion, and replacement of wood windows with new clad doors for balcony access at three (3) Non-Contributing rated buildings. Work includes installation of new anti-loitering devices at first-floor openings of three (3) Non-Contributing rated and two (2) Contributing rated multi-story residential buildings.

HDLC Design Guidelines & Staff Recommendation:

Section 8, Pages 3, 7-9 and 20 of the Guidelines for Windows and Doors state that the arrangement, size, proportions, patterns and configurations of window and door openings are key components of a building’s style and character. Since all of the components and details of a window are essential to defining the construction period and style, the pattern and configuration of proposed replacement windows should be historically appropriate for each building. As a result, the modification of or addition of window and door openings, particularly on more prominent building façades, is discouraged. This includes the infill of all or part of an opening to make it smaller or to visually remove it. It also includes increasing the size of a door opening to provide a larger opening for a display window, garage or other use. When considering a replacement window, every effort should be made to match the original size, shape, configuration, type, operation, materials, muntin pattern, dimensions, profiles and detailing to the greatest extent possible, in addition to retaining or duplicating the historic decorative wood trim.

Staff Recommendation: Approval

Previous ARC Recommendations:

12/19/23: The ARC voted to recommend conceptual approval with the final details to be worked out at the Staff level. The ARC also agreed that:

Change of existing windows to doors for balcony access:

The proposed new door units appear to be able to be specified to match the specific dimensions, profiles, and exterior detailing of the existing windows, and so the proposed change for improved balcony access is appropriate.
The jamb and head widths of the new doors must match the existing windows as closely as possible, and they must be installed so the door plane matches the current and adjacent window installation depth at the upper sash.
Existing decorative exterior wood trim should be reinstalled on the new doors or should be replicated as a brickmould to match the existing conditions as closely as possible in profile, depth, and width.

Modification of windowsills to mitigate water intrusion:

The proposed modifications are considered appropriate to address the water intrusion issues and may not be visible from the street due to the existing balconies.
If the balcony purlins are replaced as part of the exterior work, they should also be adjusted slightly to increase the slope to help further shed water away from the openings.
Dissimilar materials and a change of construction at the proposed new sill curbs may result in a fail-point where water may be able to infiltrate. The ARC recommended the applicant consider matching the construction and materials of the modified sills with that which currently exists in the openings.

Replacement of street-facing wood windows with new clad windows:

The frames of the proposed replacement window units have been set further back into the wall depth; however, the sashes are still located too close to the exterior wall and do not match the existing condition and depths. The applicant should further recess the replacement windows into the wall openings so that the planes of the new windows are located at the same position in the wall depth as the existing windows, and all details should be updated.
Replacement with new clad windows is considered appropriate at the reconstructed façade, given the previous 1998 ARC recommendation, since the building is considered Non-Contributing rated and because the new windows will provide the building with substantially improved thermal, moisture, and sound performance.
The existing decorative exterior wood trim should be reinstalled on the new windows or should be replicated as a brickmould to match the existing conditions as closely as possible in profile, depth and width.
Window Type D appears to have been drawn incorrectly and the glass panes must remain vertically oriented to match the current window lights.
The ARC requested the applicant fully install one complete mock-up window of each window type so that HDLC can review and approve before all the remaining windows are replaced.

Installation of anti-loitering devices at ground floor openings:

The ARC agreed the proposed metal strips may not function as desired, however, they are considered an innocuous and removable element.
The strips should be slightly elevated with washers, or similar, so that rain and water are able to weep through the strips and drain away from the building.

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.