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Home My WebLink AboutAgenda Packet - 2011-04-18 SIAFF REPuRI CITY OF LAKE PIDANNING DivISi®N1 APPLICANTS/OWNERS: FILE Nu: Dennis and Marcie McAcilitte LU 11-0004 APPLICANTS' REPRESEN I A I IvE: STAFF: Dana RravvcLnR, ball JaniR LLP JaRanna Hatay TAX LOT REFERENCE: DATE OF REPORT: ax Lot 5/00 of Tax Map 21E U3CD April 8, 2011 LULAI lull: 11u-DAY DECISIuN DATE: 10J7 cPiandlcr Road Jelly zU, LU11 COMP. PLAN DESCRIPTION: NEIuHBORHOOD A,SOCIATION R-1U Country CM-North Shore ZONING DESIGNAIIUN: R-1u I. APPLICANT, REQut5T The applicants are requesting approval at a Development Review Permit tora Major Alteration to a Historic Landmark in order to constr act several additions to an existing single family dwelling including the replacement of windows. II. REWMMENDATION Approval of LU 11-0004, with conditions. The complete list of recommended conditions is provided on pages 21-22 of this report. Page 1 of 23 III. ANPEILABCt KtGutAI IVNS A. City of take uswego Community Development Code (Chapter LOC 50): COC 50.08.005 - 50.08.055 R-10 Residential Lone Description Cm. 50.40.005 - 50.40.030 Drainage standard tor Mihai Development CUL 50.55.005 - 50.55.02u F'arRing CUL 50.523.005 - 5U.53.U35 un-site circulation - ❑rivvvays arta Fi.a Ac1css Rv5a3 CUL 50.64.005 - 5U.64.u35 utilities roc 50.77.007 Borden of rroof LOC 50.79.025 Review Criteria for Minor Developments [OC 50.79.040 Conditions ot Approval LUC 50.81.005 - 50.81.020 Review of Minor Development Applications CUL 50.84.005 Appeal ot Minor !Development Decision ti. city of Care Usvvego I i cc LClaptei 'Cm chapter psi: tuL 55.u8.u2u Tree rrotection rlan Required LOC 55.08.030 Tree rrotection Measures Required C. City ot LIRE Oswego Solar Access CClaptei ILOC Chapter 571: CUL 57.u6.u65 Maximaim shade F+oint Height D. city of tare usvvego Historic rreseervation (tuL Llapte. 5231: LOC 58.02.005 - 53.02.165 Historic rreservation IV. FINDINGS A. BacICgroana/Existing conditions: 1. The City Manager Ram authority to mare trIE initial decisio.. on a majo. alteration of a minor development, which i, the nature of this application [tuL 53.02.025(1)(c)]. An appeal of the City Manager's decision would go to either the Development Review Commission (DRC) or the Historic Resources Advisory Board (HRAB), as the Ciiy Manager woaia aeiermine per COC 58.02.160(1). The City Manager is reterring the initial hearing alia aeciioii to the ORL, rather than marirlg a taTT accfsion aria then referring any appeal to the DRL Because: • Memher, of HRAB wish to provide evidence on the matter (vvhich vvoala compromi,e the Boara , ahility to near any appeal Trom a start decision); ana • A33ignment ot the initial hearing ana decision to the DRc, althoagn not expo e33iy aotnoi Ices oy CUL chapter 58, avoids ally Cu.'cern that 3taff3 decision would be influenced by evidence offered by HRAB members. co 11-oen Page 2 of 23 ® T19e l ie are atrorded nue process dy Navin tfle application conJidereed dy DIE DKC a3 an initial ..caring ana decision, ratter tnan atter appeal from a staff decision. 2. The project site is a 27,335-square foot lot located at the corner of Chandler Road (a major collector) and Iron Mountain Boulevard (a neighborhood collector) (Lx-hiBit El). 3. ME site is Lolled K-lu. The properties 3arrunnding the site al a also Luned R-iu ana are developed vvitR single-family dwellings. 4. The existing dwelling on the site (C.B. Van Houten House) is on the City's Historic Landmark List. TFie 1939 dwelling is significant as one of the best examples ot the Tudor Revival style of architecture in the neighBor hood (Exhibit F3). Additions to the dwelling wCl e Constructed prior to the historic resources designation dot gene,ally tit with the historic character ana style ot the original design (Enhihit F3). 5. VIE site i3 generally fiat (EAnibit E3). There are a number of trees on the site but none are proposed for removal as a part of this application. V. PUBLIC NOTICE OF APPLICATION AND APPLICANTS' BURDEN OF PROOF Applications for major alterations of Flistoric LandmarRs are processed in accordance with Luc Articles 50.77. 50.81. 50.81 and LOU 58.01.080(3) ana tea_ A. i:'ei,ll.,.,r OOa Meetinc: Ido neighborhood meeting was required by Luc. 5u.77.025. B. Pablic Notice to Surrounding Area of Minor Development: The city has piOvided adel,iaate public notice and opportunity to comment on this application, a3 l el.luil ca bey Lou SU.3L.ULU. Unc letter in opposition of the vvind'uvv 1 e.,lacement HOMO!, th OT e pi vl./73ea development was received from mel Ilders of the Flistoric Resources Advisory Board (LAPiibit (.3LuU). C. Burden of Proof: Per LOC 5U.//.00/, the applicants tor a development permit shall hear the harden of plum that the application complies with all applicahlee 1 eview criteria or can he mace to comply vvith appllcahle criteria by imposition or ondition3 OT app Oval. TME appliiant3 have pi oviaea sufficient evidence to enable staff to evaluate the proposal. These documents are listed as exhibits at the end this report. rn 11 VVV4 Page 3 of 23 vi. Luc 5u.7y.ucu- MIIQuR ®EvELuPMEIV A. Classification of Application LUC 50.I9.020(2)(6) designates the eXLeI Ior modification at d single-tdmily dwelling that impacts an histol Cal I es0Cll Ce as a minor development. I he minor development pI VLCaaI a mond in CUL AI title 50.81 al C TVilOvvea vvhErl r evievving "IIIaj'VI AEI ativl l3 nunacl tnc FliStvl lL PI EDei vation kride [ruL 58.UL.U9U(5)]. B. Lriteria for Review of Application Per COC 50.79.025, for any minor development application to be approved, it shall til st be established that the proposal Lomplies with: 1. The reLioirements oat the zone in wl9icFi it ;s locatea; R-IU zone FLul. 5U.U23.Uu5 - 5u.ui5.u551 The applicants propose to construct several additions to the single-family dwelling on the site (Exhibit F1). Single-tamily use is permitted oaLrighi. in the R-10 zone. The matrix, below, illuatl ates the Lal I ent R-10 cone requirements for seta it.ks, height, floor al ea aria lot CClvel age I elative tV the pr opvsed additions. R-10 Ione 5tanaaraaria Anaiy6 ut Compliance [LUC 50.08.0t15- 5U.U8-U55] Re4r4;rea ProF,Vsea Aaaitions Front Yell a (South) z5 feet bU rest sloe Yell a (ea3t) 15 feet 15.8 rest (coat) Street Side Yar a (west) l0 test 33 teet Rear Yard (north) 30 feet 63 feet Max. Base Height 130 teet 127.2 teet an Coverage I o,334 sq. ft. or 25%1 I —3,iuuL sq. ft. or 13.570 Floor Area 17,842 sq. ft. or 28.7% 15,519 sq. ft. or 20.2% As illustrated on Exhibits rz and En-ES and outlined in the table above, the proposed additions comply with all of the site development limitations of the zone. lot coverage is calculated based on the height of the structure. There is a discrepancy between the applicants'site plan,which refers to an existing height between 24 and 25 feet,and the applicants' narrative,which correctly states that the height is approximately 27.2 feet. 2 The applicants'site plan mistakenly subtracts the area of the garage from the lot coverage calculation. The garage, while loading from the street side yard, is considered a front-loading garage not a side-loading garage eligible for Cie exception per LOC 50.08.055(1). ru 11-11171[14 Page 4 of L3 In addition to the standards outlined in the matrix, the proposed additions must also comply with the structure design standards listed, below. Street Front and Street Side SeibacR Planes ICUC 50.08.045(41. The tront profile ot a 3traucture that tront3 on a street i3 reeg'uired tip Tit Wind a plane that 3tart3 at the trot yard Setback line eAtc.Ida upward to zU teet in height and slopes toward the center of the lot at a slope of b:Iz, up to the maximum allowed height. The side profile of a structure that fronts on a street is required to fit behind a plane that starts at the street side yard setback line and extends upward to 20 teet in height and slopes toward the center at the lot al. a slope at 12:12, up to the maximam allowed height. A3 ilia3trated on Exhibits Ez aria Eb, the proposed additions are vvell behind the tront and Street 31d7 3et6aeR pla11e3. This Standard i3 met. Internal gide Yard setback Plane fru.. 50.08.045(2)1 The side profile at d siracwre is required La tit behind a planeLhdl starts dl tI9e side property lines and extends upward to 12 teet in height and slopes toward the center or the lot at a 11:12 slope op to the maximam allowed hei6ht. RS illustrated E,.hi6itS Ez and Eb, the addition. are behind the Side yard Set13acR plane. This standard is met. Side Yard Appearance and Screening ILOC 50.08.045(3)1 The side yard or side elevations at the proposed development mast comply with at feast one at three design treatments fisted in this section. The proposed deveiopment complies with Treatment 1- Maximum Side Yard Plane [Lug. 5u.Ui.u4u(5)(a)], hich re,iuires that the 3;de elevation3 of a structure be divided into distinct planes of i5u square feet or less. The largest side yard plane of on the west elevation is approximately 156 square feet and on the east elevation is approximately 212 sgaare tees (Exhibit E6). This standard is met. borage Appearance and Location ILUL 5U.U8.U55I The garage Shall not he located closer to the Street than the dvvellliig, unless the e,,ception criteria are met. For the purpose of this standard, the exterior wall of at least one room of habitable space, including space above the garage, shall be considered an acceptable method at meeting this standard tar remodeling projects tar dwelling built prior to August 2UU4. cu 11-eeutr Page 5 of 23 The existing dwelling was B011L in 1939. There is existing habitable space above the garage, in compliance with the above standards (Exhibit E7). I his standard is met. Lo r1Vlu3ion staff finds that the proposed development complies vvith all of the site development limitations and design standards required by the R-10 zone. 2. The Development Standards applicable do minor developments: Drainage Tor Minor Ueveiopmeiit (LUG 5U.4O.UU5 - 5U.ZI0.U3U( I Ria Standard rCl.lolre3 drainage alteration3, including ncvv develc rr erlt, not adversely affect neighboring properties. As discussed in the applicants' narrative (Exhibit F1), the new root drains for the proposed additions will he connected tv the existing drainage system (Exhibit E2). I his standard is met. a t<Cln ILUD 50.55.005 - 50.55.U151 his standard requires that a single-family duelling provide one off-street parking space, which may be satisfied by a garage space. I he existing three-car garage provides the required off-street parking (Exhibit E2). This standard is met. On-Site Circulation-Driveways and Fire Access Road I COC 50.58.005—50.58.035( I his standard regolates drivevvayJ, including 3IVIJes and other asl.Ject3 of geometric design, Narticolarly those related to emergency vehicle access. It also requires Mat driveways serving single-family dvveilings not exceed zU percent grade or rive percent cross slope. The existing garage is accessed by a driveway that meets the maximum slope and truss slope requirements (Exhibit F1). According to the Fire Marshal, emergency vchiCle access to the site Is adcquat'c (Exhibit F4). I his standard k met. Utilities ILUD 50.64.005 - 50.b4.U35I I his standard requires that development be connected to utilities and that utilities are installed underground, unless exempted by the City Manager. I He existing dwelling is served by existing utilities. I he applicants' narrative states that alt neve and existing utility lines vviil be rooted ondergroand (Exhibit F1). I his 3tanaara 13 met. C'u �1-0004 Page 6 of 23 3. Any additional statutory or rake uswego Code provisions that may be applicable to the specific minor development application: City or CaRe ()sweep Tree Chapter ICOC Chapter 55( Thi3 UrainarICc requires approval oT a permit Tvr removal or any tree rive ins llle, in diameter or greater and pre3Cribe3 protection rrlea3ures for trees to remain auring construction. unly those trees which must be removed in order to site proposed improvements will be granted tree cutting permits [LOC 55.080(2)]. The applicants are not requesting the removal at any trees ds d pari at this application (Exhihit F1). Tree Protection Tree protection rerrCirig i3 required vviien a tree protection zone or drip line via tree that i3 five inche3 in diameter or greater i3 vvithin the Con3troction zone, vvhether on or off-site. AS authorized by Lug 55.uiss.uzu, a tree protection application and plan should be submitted for staff review and approval prior to conducting any development dcLiviLies on the site, including, hat not limited to clearing, grading, landscaping, or excavation. Tree protection tencing ,hall Be placed at the tree protection cone. which i, the cone required to protect the critical root area necessary tar the continued health at the tree. I ME applicarit> shall propose the tree protection =vnc tor each tree, tor revlevv aria appravai 6y staTr, an site. Hs required by LUL 55.uos.u3U(/), no con3truction, eACavation, root pruning or other activity shall occur within the tree protection zone unless directed by the project arborist present on site and approved by the City. The applicants will be required to submit a contract with d consulting arborist for services as described above and for any construction activities within d tree protection tone. All tree protection plan, sauhmitted ,Flail clearly illustrate all area, impacted by construction activities on the bite (inducting landscaping), the location or temporary fencing arouna the tree protection zorie Uf all trees rive inches in diameter or greater where the construction zone is within the drip line of a tree, or other tree protection measures as recommended by a certified arborist. In addition, a note should be placed on the tencing and on the construction documents that informs the site contractors ahaat the necessity at preventing damage to the trees, including hark and root Lune, and that no material> >hoald he stored nor compaction occur within the root Loneor the adjacent tree, [LOC 55.08.03011. Litv of rake usweeo solar Access Chapter fru .LRapter 571 All single-family structures in any zone are required to meet the Maximum Shade Point Heigh 5�dnddrd [LOC 57.06.065]. which protects structures lacdied to the north of the site from shading. An exemption to this standard shall he permitted it the applicant can demonstrate that one or more of the conditions listed in LOC LU 11.-VVV4 Page 7 of 23 7.Ub.U7U enist ha3Cd on plot plaits, topographical data, shadovv pattern., photographs, or other substantial evidence. Stott calcaiated the maximum shade point height and toured that the proposed additions comply with the Basic requirement Because the proposed height is less that' the maximum allowed shade poilit height (Exhibit E3). This standard is met. 41Ib of LaKC Usvvego Chapter IC®L )lapmer )$T The applicants propose to construct additions and to replace the majority of the windows with more energy efficient window sashes on the existing dwelling, which is ori historic landmark (the C.B. Van Houten Rouse) (Exhibiu E2-E11. E13 dnd F1), The proposed additions are considered a "major alteration" as detined by LOU 58.02.015. The vviirdow sash replacement proposal is also col isidered a "major alteration" as. vvhiie matching the original appearance, the proposed vviriaovv sash materials (aluminum clad vvooa) are not corbbtenit vvith the original historic vvliigovv sash material (wood) per LOC 53.uz.I35(I)(f). staff vvill address the addition. and vvindovv replacement proposals separately for each of the following criteria and considerations. According to LOC 58.02.135(3), in order for d major alteration of a landmark to be approved. the City Manager mast tind that the tollowing uiteriu are met: • The proposed alteration will not diminish the historical or architectural significance of the iandmarR: or. • For alterations which diminish the historical or architectural sigiiiticance_ through an BEE analysis, it Can Cesn'uvvii that the berretit to the community vt allovvirrg trio aiteeration outvve ghs the DeiieTit to the Commaiiity UT preserviiig the resource rn its present cL,fldrtrvll (eR1pNai3 added). Existing front(south)elevation witR typical uaor Revival arcRiiecturai ornamentation ana elements. r❑ 11-0004 Page 8 of 23 The L.B. Van Houten RoU3e i3 a 1 & 1/L-story wood frarrle Mouse guilt in 1`.j3`J (see picture, previous page). The house has the characteristic complex massing and architectural details of the Tudor Revival style. Ornamentation of particular note on the dwelling includes steep-pitched overlapping gable root torms, brick siding, horicontal lap siding with accents, stucco and wood framing accents on the polygonal Say diamond- haped leased glass winaaw3, long narrow multi-paned windows with aoa6le hung sashes, multiple dormer projections, and massive Chimneys (Enhihit F3). Front(south)elevation with proposed first and second floor additions. The applicants propose to construct additions at the sides and rear of the existing dwelling and to replace the majority of the existing single paned, true divided light, doo6le hung, wood sash windows (ExhiIits E2-E11 and F1). The tollowing Considerutior,s are to be awed ❑s a guide in determining whether the proposed development complies vvith CUL 58.UL.13 (3): a. rhe use of the resource, the reasonableness of the proposed alteration, a„d the relationship of these factors to the public interest in the preservation of the resource, or alterations which diminish the historical or architectural significance may be allowed if through an ESEE analysis, it can be shown that the benefit to the community of allowiny the alteration outweighs the benefit to the community of !Jr e.,er viny the r e3oa,Ce in its pr went Couditiou' TT VNv. a..d ANi-ti a: The historic resource is a detached single family dwelling occupied by a family. The additions proposed by the applicants are a reasonable alteration because they allow tor an improved floor planLhaL increases the tanctiorrality of the dwelling tor existing and tature owners without diminishing the historical or architectural significance of the resource. The proposed additions have a minimal visaai impact on the highly visiple front (south) and street side (vvest) elevations. The applicants took great care Lc 11-VVV4 Page 9 of 23 to ett3ure that tMe propc3ea a3aitiDm3 m13 match the asymmetrical compieA massing, 31 ding ana al..l..el It materials, paint and 6ricR l.olVr3, ana the numerous architectural details of the historic dwelling (Exhibits EJ, En-Eiu, Eli, and F1). The letter in objection submitted by members of HRAB states that the 1 udor ornamentation incorporated into Lhe additions by the applicants is acceptable with some Concerns regarairrg the rrevv brick siding (Exhibit G100). I he applicants have proviaeea eexampiees ot thee proposed rid that matcree3 tree existing briCR siding (Exhibit Eli). z . 1.1of , .,. L& 2L,i �Yun Existing side(west)elevation with earlier addition and metal windows. Proposed side(west)elevation Proposes Winnow Replacements: I Mee applicants are proposir rg to replace thee majority of the existing windows with aluminu,ir clad, 3imulatea aiviaea light, arra doable hung Flura"m vvindovv3. 1 he letter in i,Djectian 3uomittea 6y members of FIKAB states tnat the prvpvaea vvindovv3 are not made of the original material (vvood) or incorporate the "vvavy" glass typically found in historic windows and suggests repairing the original windows on at least the two street elevations (Exhibit G200). The applicants' narrative states that the existing windows are inoperable, having deteriorated in tunctiondlity dnaL.IUdllly over the years (Exhibit F1). Starr rinds tnat replacement ot inop'erabl'e vvirraovv3 oil a residential structure is a rerkonadle alteration. while the proposed Flora vvIndovv3 are very l..Vrlal3tent vvith the appearance of the original vvindovvs in almost every aspect (vvindovv Size and location on building walls, window trim, pane size, and muntin detailing), the applicants' narrative also includes an Economic, Social, Environmental, and Energy (ESEE) analysis IFidl daareSS S Lhe EenetiLs of allowing LFie simuldLea divided light, alaminam Clda windows rather than requiring new true divided lig '. wood sashes or the repair ot the original wood 3a3hes a3 regae3tea by members of FIKAB (Exhibits E1u-E12, Fl, aria Fi): 1. Economic The applicants allege LFidI they aid not know that the dwelling was designated a historic lanamarR ana purchased the Flora windows tor S55,614 prior to approval of a Major Alteration lama Else application or issuance ot a aoilaing permit (Exhibit F1). LU 11-oOU4 Page in of L3 Tne applicants provided a Coat estimate trom Chaste vviiidovvs for 55 new 3imalated alviaca light vvooa sasncs (EAnihit Fz). Tne total estimate vvas 53,080 or $4L,466 more than the cost of the construction and installation of the riurd windovvs. i he cost comparison clearly demonstrates the economic benefit of the applicants' savings on this choice tar the window replacement portion of the remodel. It the applicants had proposed using wood sashes the window replacement would be l V1131aere -maintenance or repair per CUC 58.UL.135(t) a11d vvoala not be sahject to a "Major Alteration application. A3 noted 111 the applicants. Lost estimates, tnEse vvindovvs vvould cost a total of$jo,uuu dollars (EAhibit 1-3). As the applicants are proposing using aluminum clad windows (for the cost of$55,614), the proposal is considered a Major Alteration. LOC 58.02.010(14) states that one of the purposes of Chapter 58 b to protect private properly owners against extraordinary COsis occasioned 5y the application at this Chapter. In lieu at any economic incentives assoCiatca vvith ovvning a historic landmark. the applicants are reyaesting that the city con3idcr the 'cntraord glary costassociates vvitn the application or this standard. There is arl eronoln;r bellerit to the applicants alfa tv tnc co Illi llanity to not require additional "extraordinary costs" associated with implementation of this Chapter and to complete what is essentially maintenance of a historic landmark (replacement of inoperable windows). The letter sohmitteed by meembeers at HRA6 states that they advocate repairing and 1 e3toring the original vvil ldwvs (11ot replacemel it) to preserve the "wavy"" glass on the two street rroiltage 'elevations (Exnihit C32uu). Inc applicants obtained tvvo cost estimates for repairing the misting vvinaovvs (Enninit FL). To repair the eA ting 3`J vvindovvs, replace sashes, and also construct and install the winaovvs for the additions, the cost estimates range from 581,2J5 to $1zl,uuu. The portion of the estimates 10 repair the original windows ranges from 551,357 to 565,000 of the total costs. As the repaired windows would 6e single-paned, the estimates also include the constrnctian and installation of wooden storm windows tar an additional $13 u65 (original windows only) to $34.3/5 (tar new and original windows). This Cast may he sligntiy reduced it only vvindovvs on the two street elevations are repaired and the Hard vvinaovv3 installed on the other Elevations. In either scenario, the cost estimates represent an "e.traordinary cost" abovz and beyond the cost of the Hord windows to maintain a historic structure —ith the original single-paned, true divided light windows. The applicants' narrative states that any "extraordinary costs"' assOCiated with a historic landmark designation may discourage other home owners trom maintaining the 3ti uctures (EAnihit F1). Tne applicants state that it the Major Alteration i3 approves aa3 proposed and vvitnout additional -entraordllary costa-, the City-3 other historic landmark property owners may also be incentivised to maintain tneir nom's. r here is an economic benefit to the community to maintain housing stock in good condition and repair, especially housing stock designated as an important part of the city's history. ra �� 0004 Page ii of L3 L. Social The Lity adopted the Historic Preservation code (LOC Chapter 58) in part dS d social benetit to the community. Preservation Ot the Lity"S nistoric ianamarRs ana districts helps provide distinctive character to the various neighborhoods. The purpose vt LOC Chapter 58 is Clearly stated in [DC 58.UL.U1U dila includes promoting the preservativn... 0;ra v.: :li �a r��ro ea nura v;ndo �o�nYu..son. restoration... of those structures... of historic interest within the Lity [(COL 58.uz.uzu(z)]" and to "...encourage complementary design and construction impacting historic •esources [(LOC 58.02.010(7)j" (empFiasis added). The applicants propose to complete a mans delayed update of the C.B. Van Houten House vvfiitfi inclaaes renovatil ig earlier additions completed prior to the Historic designation. TRese older additions include vvindovvs tnat as not match the original vvindovvs (see grapRii on previous pages tor 3iae elevations). Replacement OT tNese windows will increase the cohesive historic architectural Tudor Revival style of tNe structure. In addition, the proposed Hurd windows are replicas of the original windows with regards to trim, pane pattern and proportion, and muntin profile and NILE. tl9ere6y complementing the historic architectural character at the structure (see photo inset above and Exhibits E1U-E11). There is a svCiOI Benerit to Be gained by the Caiiimaiiity tram restoring the C.B. van Houten house (including eplaCing inoperable and deteriorating vvliidovv�) and removing the non-complementary windows for ones that Better complement the original multi-paned windows. 3. Environmental and Energy The applicants" narrative argues Oat the Hard windows. specitically tailored to matcn the vvinaovv site aria muntin patterns or tfe C.B. van Houton douse, nave already been purchased and constructed (tAniBit rl). They allege that it shay pi ovCC difficult to repurpose the windows fo, a different project and asR that the Lity consider the fact that the materials and energy have already been spent on the construction. A condition requiring the construction of new wood sash windows (and storm windows) or repair at original windows on Pi her two Of ail elevations vvoala require the duplicate ase at materials ana energy. While statt understands co 11-uau4 rage IL of L3 tnat tne appiicants DEER to avoid Curtner costs associated with tni, project ,tart cannot rina tnat tni, criterion is met Simply because tne applicant, nave all easy purchased the Hurd windows. i hat argument vvoula essentially waive compliance with the underlying standards. i he Environmental and Energy analysis should be of the windows themselves, not of the problematic circumstances that led to their par chase prior to the approval at the Major Alteration. As noted, delovv, the e,cisting vvindavvs are in deteriorated condition. Regardless at tne type or vvinauvv approved, materials and energy mast Fe spent to either repair the existing vvindovvs or replace tnem as it is unviaFle to leave the vvinaews in their present condition. Staff finds that there are environmental and energy "costs" to the community associated with either scenario. I he applicants have provided an energy efficiency comparison Between the Rard vvindavvs and the window, from tour companies previously discussed (EXilihit F2): Comparison of Energy Efficiency vvindow Company Repair originals or Energy Efficiency Energy Etiiciency witR storm New vvindows Racing vvindows Hurd Mew 10c, Os0 ( Mot necessary vvooddale rtepair ( Oso-O6u Oro versatile sash Repair Oso-060 ( 17140 Classic sash I riew I OnRnown ( Mot necessary I ne Hurd vvinduvvs are more energy efficient than the repaired ol iginal single-paned true aiviaca light, vvood sasn vvinaovv,, even vvith ,term vviridovvs taRen into consideration. There are environmental and energy benefits (or equal costs) to allowing the applicants to ase the proposed Raid windows. Per LUC 58.U2.135(3)(5)_ statt finds that while the proposed aluminum clad simulated divided iignt windows may minimally dim;nisned the Mlistoricai or architectural significance or tne 1...6. van Rouuteri noose, tne BEE analysis shovvs that the proposed alteration (window replacement) outvveigns tne community Fenerit or preserving the resource in its present cond;t;on. b. The siyrrificrince of the resource sand the Corrrrnurrity benefit to preserving it; Proposed Additions: As states in tne Cultural Resaarces Inventory tar the dwelling_ the LB. Van Floater' House ;s significant as one of the Fest eramples of the I odor Revival ,tyle (Enhidit F3). r he applicants wish to p.a erve tne dwelling. i ne arcnitectaral aeta;is of the proposed additions match the existing dwelling and do not diminish the significance of the resoaice. ro 11-1I104 rage is or Li Proposed Window Replacement: The letter submitted by members of RKArs notes that the new glass is not historically accurdLe dS IL is noL "wavy" (Exhibit G200). The letter quotes guidelines tor the Ristor Ic Tax Incentives Program tram the National Parks Ser vice ghat addresses window replacement in historic str octal es that du not appear to allow tor simulated 3 divided light windows or aluminum dad windows. While the Natiorial Park Service gnuideiiries are sepal ate tram the City's C.iter ia, stall revievved the .efe.enced guidelines aria found that sirriulatea aiviaea lights vvinavws are allowed if there is a fixed exterior grid, between-the-glass spacers, a fixed interior grid, and the dimensions are equivalent to the historic muntin (Exhibit F5). The dpplicdnLs propose 10 use fixed exterior and interior grids as well as a spacer between the two panes Ot glass. all LO simulate a window egaivalent to the Or iginal windows (Exhibits F1 and E11). The guidelines alio eAvress Caution in using aluminum clad vvindovvs as a aabatitate fo. weed a3 the differ enee in details may be Obvious (EAhioit F5). Again, the applicants are proposing windows that are very sensitive to the original windows with regards to finish, profile, dimensions, and details (Exhibits E10-E11). Finally, with regards to glass cFiaracierisiics, the National Parks Service allOws insulated glass as long as it does not siynificantly increase the reflectivity at the glass (EAhibit F5). From the applicants' materials. it dues not ah,pear that the Ra.a vvinaOvv.. are significantly more reflective than the original windows (Exhibit tit)). The replacement of the original inoperable and deteriorated windows with the Rard windows would not. signiticantly diminish the historic value at the house. C. Ifl CMMipitroi, of tflc rE3vu,cc; The C.B. Van Houten Rouse is in generally good condition but there is some deterred maintenance (windows). As noted in the applicants' narrative, the prnposea vvinaovvs vvril enhance the physical condition OT the resource (t„hibit Fi and t. w). Original ann neterioraten windows hu.p://www.nos.gov/hisLory/hos/1p /Lax/download/windows replacemeni.pdf rn 11-000Er Page 14 of 23 V. llle effect of requested Cnanyes relate0 to the Of iyinal exterior c7esiyn, ur r u 'gement, pi npor tion, detail sru1e_ textare, ari7/or rrrater ia13 ir,Cl❑C7irrg the follovvi„g: (1) Retention of Original Construction: Distinguishing original qual1ties defining a structure's character shall riot be destroyed. Removal or alteration of histol is rr'aterialb or C7istiriCtive architectural features should be uvaided whet'possible. vl opo3ea Additions: i he Cultural Resources Inventory Ii3t3 dbtingui3Pl ng original t.lualitiz3 or tfie dwelling as its asymmetrical massing, multiple hip and gable roof forms „vitrl jerkinhead and wood shingles, masonry walls, multi-light double-hung sash and casement windows, horicontal lap siding, tull-height polygonal bay, halt-timbered spandrel, arched window with lattice glass, and other architectural elements (Exhibit F3). I he proposal clogs riot remove or alter any ot these distinctive architectural teatur es. In aaaition, the proposed aaaitions vvill all match the existing dwelling vvitri regards to siding, orna,iientation, vviriauw agape aria aesign, trim, railing paneling, and roof forms and pitcPles (E„Ri6its Eb-E13 aria F1). Proposed Window Replacement: The proposed windows replicate the original windows with regards to shape, size, iiiantin pattern, simulated divided lights, wall placement, and trim (Exhibits E10-E11). (L) line Pei ivy CGrtsi3tenCy:StruCtares snail be recnyriii.ed as products of their evv,, time. Alter utivn3 tnat nave'ro nr,tor;cai basis ar vvnren seek. to Create an earlier appea,ancu snail be uvoided. With regards to both the proposed additions and to the replacement windows, the proposed alteration has no impact on time period consistency because it matches the materials and ornamentation ot the historic structure and does not seek to Create a histol ically inaccurate appearance. I he alteration will actually modity the earlier additions to mare them more historically accurate to the I udor Revival style (EAhi6it F1). (3) Visual integrity/tyle: Distinctive stylistic featu,es, such as a line eolamns, piers, spandrels, or other primary structural elements, or examples of skilled CI Cif tsrrrarc hip which characterize a structure, shall be maintained or restored us far a.5 1.5 practicable. Proposed Additions: l Re ph oposea aaaitions ao riot impact the aistinetive stylistic matures ot the dwelling (Exhibits Lb and E13). l he additions will match the materials, color, aria ornamentation of the existing dwelling and incorporate the rich detailing from the existing house. LU 11-0004 Page is T 13 Rear(north)elevation demonstrating proposed additions with stucco and wood framed sidin5, lap sidin5 accents, simulated divided lisht windows, and a panel balcony railin5. Proposed Window Replacements: As discassed in detail, above, the proposed windows mimic the distinctive stylistic teatares of the origindi windows to the extent possible. (4) Replacerrrerrtur Ac78itivr, Mate,ial,: Whrrrevrr pussiblr. C7etcriaratEU arChrtcCtarul lcutores shall be restOrca rather thus r eplaCca. lrr the event that r�pluCen,Ent of un exr3trny fcutrire r3 nure ury, ural, 7.0aition rs prupusCa, new materials should match those cf the uriginal3tracture, to the e.,tent possible, in composition, design, color, texture, and other visual qualities. Proposed Additions: A, discussed in the applicants' narrative (Exhibit F1), the proposed additions will incluse ail the ornamental details that characteriLe the original house. The matey iala 'usca tor the proposed additions vvill mat:Fl tfle cu,i,pusitiun, design, color, texture, and other visual ,qualities or VIE Plistoric d„veliing (Exfliaits Eb aria E13). Stall recommends a condition of approval to match the color, texture and appearance of the brick on all new portions of the dwelling to the existing brick. 11-UUo4 rage 10 of L3 Perspective nigital pFlotograpFl rrom tF1e corner or Iron Mountain Siva ann CP1annler Roan showing 1"ann z"d floor annitions with roof aetaiis. Sere is a discrepancy Between the south and the west Building elevations with the new gal root 17. 1m over the Ritchen (ExhlditJ Eb aria E9). On the vveJt elevation the gaBle 4U ntalns a typical I uanr Revival peaR detail (,imilar tU the peaR details on other Existing roof forms) not sllovvn on the 3nut11 elcvat.ri. A3 a cznaitiun �f approval, the west elevation should contain the gable peak detail similar to the perspective photo, below (Exhibit E9). Proposed Window Replacements: I Fie applicants" narrative StateS several times that the standards outlined in [DC 58.OL.135p) are considerations to 6e abed as a guide in deli6erationb not rekiuirements (ExhiBit F1). Stair agrees that the language this suBsEction states Mat it is a cansidEration, nota criterion. 5taff also notes tfat tRis CvnSiaerativrl states that "whenever possible...features shall be restored...(or)... new materials should match...to the extent possible...". The purpose of this language is to allow some flexibility tor the property owners to replace the deteriorated windows with the new windows as Ivng as LEE replacements are accarate with regards to composition. design_ color_ texture_ ana other visual NualitieS. AS discussed and shown in the attachca exhihita, the window, are almost an exact replica oT OE original vvinauvvs except they are alowin'uiia clad and simulated divided light (LAPliBits tb, t -E11, arid F1). I Plc visual impact of Ole ncvv vvinauvvs Plaas Been minimized by the attention that the applicants have paid to the overall window design and location. co J.1-aoo4 Page 1, of Ls (.5) Sa;lB;rrg Height: Existing ba;la;rrg ne;gnts >noaid.be rrrD;ntD;neL7. Alteration of r prtDncs moll be Dvvraea. RD;s;ng Dr IrrirvCrirtg D ,t,acture s per,war rent elevation when construct;ng a foundation shall be avoided, except as required by Building Code or flood plain requirements. I he proposed additions are either at Or lower than the height at the existing dwelling. I he new gable root torms will match the various steep pitches of the existing root torms and will have similar shallovv Caves (Exhibit E5). I he site is not located in the flood plain and no modifications to the existing foundation are pi oposed as a part of this application. (6) Horizontal Additions: The scale and proportion of building additions, including the relationship of windows to walls, shall be visually compatible with the tradrtra/ral architectural character of the historic building. Contemporary LDrrst!actiarr for alterations aria additions ore acceptable if the design respects the bailairrg.s original UE.3 grr ana;s Cvrrrpat;ble vvrth the Dr;gural scale, ,,,ate,,ab, vvrn0Dvv Drra 000, vperr;rrg prOpOrti0ns Dr, the str i r tar E. Proposed Additions: On the front (south) elevation, the applicants propose several additions on the left side at the swelling, including d new mudroom, kitchen extension, and second floor addition (Exhibits E6-E7 and F1). I he pitches of the new root torms complement the existing root pitches in that they are steep ana hipped when passible. I he new and I eplacement windows are simulated divided light vvindovvs vvlth a muntin pattern eplicating the Original vvinaOvvs. I he first boor vvindovvs are located airectiy heiaw the eave in line vvitPl the typical I udor Revival vvinaavv. locations. I PIE second floor siding treatment is horizontal lap siding, identical to the existing siding. staff has already recommended a condition of approval to match the color and texture of the new brick siding to the existing brick siding. Un the west (side) elevation the first and second tioor additions discussed, above. dl C also visible. Again_ the applicants have incorporated traditional I odor Revival details in the proposed additions with root tarns, vvindovv treatments arid location, and coal.,lementary siding (tAPii6its tb-t7 and F1). On the north (rear) elevation, the applicants propose an asymmetrical gabled second floor addition that cantilevers over the existing first floor (Exhibit E6). The cantilever is supported by a thick beam and post systerrl with accent bracing. A portion at the second floor addition is a balcony with a paneled wood railing similar to the balcony railing on the trout elevation. !Me tvvo of the existing gables will undergo a suing modification to picR al,the angina siding accent similar to the accent On the gaaiee face of the front polygonal Bay. I he proposes rear gable will 6e sided in stucco arid timber framing in a pattern also similar to the front polygonal bay. I he new windows are all simulated divided light windows and are located in a pattern that complements the fenestration on the existing facades. All new areas at brick are already conditioned to match the existing brick in color and texture. ro it oOO� rage la of zs un tie east elevation, the only anaitinri i, a second floor addition vvith a guile root (EAhibit Eu). l he applicants reoriented this gahle tnvvaras the east at the suggestion of staff and members of FIRRB to minimize the number of gables on the rear elevation. The proposed simulated divided light, double-hung window in this gable matches the existing window on Lhe firs'. floor staff tinds that the proposed aaaitioons are appropriate vvith regard to scale and proportion to the misting avvelling. Proposed Window Replacumunts: Hs discussed above, the proposed windows replicate the design, pane pattern, and profile of the original windows to maintain the Tudor Revival architectural style. (7J W;rraows: WirlavW replac en,2ntJ Jhall rrratt,h the pllyiii I window.) in materials una oppeell17/ 4e. The V/;girraI„umbel of window pat reJ Jh1711 be ,tun,Cd o, ,Certo,ua vvnc,, ,eplat,ements are ,cyan ea. l his consideration states that materials and appuarancu of ruplacemunt windows should match the original windows. The letter from members of HRAB interprets Lhis to mean that all windows on at least the two street elevations should be constracted of wood sashes and =Lain "wavy" or older glass (Exhi6ii(J200). This consideration conflicts with other guidelines that provide tlexiEility in window composition a long as the visual impact is minimiLed 6y matching design details. AS rnuna earlier, all ettorts have peen made to duplicate the original vvindovv , including the appearance aria eAal.t namoer Vf vvindovv pane . l he applicant 3 have also provided an BEE analysis that demonstrates why alteration of the existing deteriorated windows has a community benefit (Exhibit F1). ((J Kescaracian Passible; Except where Building Code precludes it, new a JditiuriJ or alterations to.>tiactor eJ shall be dvrre in Jath a Irrarltiet thritlf aaaitian) D, elan ation.) were to be,e,,,ovea in the fatare. the e.).)ential f�rrrr arra iraryl;ty of the o,iyrnal strawtare mold be resto,ea. l he original hoasu was already subjected to earlier additions so the original form has been altered. The proposed additions and alterations reflect the historic l udor Revival style. The proposed windows do not require the enlargement or reduction of any structural openings. All windows could all be removed inthe tutare without impacting the essential Corm or integrity nt the original structure. aiyn,, rioting, alio vine, appar tenancu , srzCf as walls, fences, avvning.,, and lansTbL aping.,nail oc visauli, Compatibic vv;tri the saute and traditional architectural character of the historic building. LU 11-0004 Page .tti or Li A new low rocR landscaping wall k proposed along the rear ot the Fioase. TEIe applicants propose to rise rocr-from the site to orbtr'uct the wail (EA ialt Eb). AS a condition or approval, tyle lana3%apirg wall 3Floula tiE into the traditional architectural character of the historic building by using on-site basalt boulders where possible, to the satisfaction of staff. e. Pettir,erit aesthetic Pam s aJ iaEr,tifi2a ir,AppenUi.A ar the Historic District List of Cot it,ibu tiny Ke3DalcesJD, the,ubjectpiDperty. I Mere are no acsthlctic Tactors identified in Appertain A or tMe fl for uktrict riot oT Contributing Resources for the subject property. J. Any design guidelines adopted by the Board. No design gnidelines Have Seen adopted by HRAB that attects the saaject property. A3 ai3Cu33ca in tFle applicant.). narrative (EAFlisit Fl) and a3 illo tratea on the EAFli5it3 Eb-Ey aria E13, Ole 3iaing, trim, aria architeztural aetail3 OT the propoaea adaltion3 will match the existing dwelling, including the complex asymmetrical massing, distinctive aged brick, stucco and wood framing accents, horizontal lap siding accents, window size and placement, gable pitches, and Hipped root torms. The proposed dddiUvns will noi. diminish LFie hisi.oricdl or dreFii.eci.urdl significance ot the ldnddrR. Staff also tinds that the proposed window sashes replicate the original vvindovv3 in appearance with the number and 3Fidpe or the proposed vvindow panes (Mats Eb and ETU-till); the arcnitectaral signiricance i, not aiminisflcd. I Fie Inimai negative impaCt3 tele proposes al'umin'um Ciao, simouiateea divided ligeit windows will have on the historical signiricance or the landmark have been shown through an tett analysis to be outweighed by the community benefit of maintaining an excellent example of the Tudor Revival architectural style. Slott tinds i.hdi.the proposed additions and alterations wiil nous diminish the historical er architectarai significance or the historic IandmarR and may Be approved. 4. Any appli:.aBle condition OT approval irnpo3ea pursuant to an approved tiDPb or prior development permit affecting the suBject property. No prior development. permii.s were tonna. VII. WulaCEusk)IN 17Ca3cd upon the Inrormation provided 6y the applicants and the Tindirig3 pre ented in tfli3 report, staff concludes that Cu 11-0004 complies with all of the applicable criteria and standards or can be made to comply through the imposition of conditions. ro 11-0004 rage zu of L3 VIII. RECOMMENDATION Approval LU 11-uuu4, 3ePlject to the following COnditian5: A. Approval of LU 11-0004 shall be valid for a 3-year period from the date of this decision_ and shall Be void it construction has not Been completed within that time period. B. Prior tO ISsuarICC OT annBudding Permits. the ADDlicantA/Owner 5i`lalf: 1. Submit final site and building plans fo. review and approval 7f 3taff that a.e the same or substantially similar to the site plan, floor plans, building elevations, and materials illustrated on Exhibits E2-E13 to the satisfaction of staff, except with the following modifications: a. The pi oposed b.ick shall match the existing bricR in color_ texture. and appearance. b. The new second floo. gable dormer on the west elevation hall contain the peak detail shown on Exhibit Ey. c. The low rock landscaping wall (Exhibit E6) shall Lie into the historic ai cliitectai al character of the building by using On-site basalt stones, to the extent posible. 2. Juhmit a tree protection permit application a5 reuuired by Luc 55.08.uzu ana 55.uo.u3u for revievv and approval by staff, including off- ite t.ee5 Oat are within the construction zone. i his plan shall be attached to the construction documents or printed on the construction site plans, and shall include: a. I he location Ot temporary tree protection tenting, consisting of a iiiiniiiiuiri 6-toot high cyclone fence secured by steel posts. arum id the tree protection Lone, or as recommended by the project arborist and approved by thie city. b. R note stating that no fill or compaction shall occur within the critical root zones of any of the trees, or that if fill or compaction is unavoidable, measures will be taken as recommended by a certitied arborist to reduce or mitigate the impact of the till or compaction. Such measures should Be clearly outlined in the tree protection plan. C. H note that clearly irlTormS all Site Cvritractor5 about the necE3.3Ity OT preventing damage to the trees, including barn and root zone. i he applicant and contractor(s) shall be subject to fines, penalties and mitigation tor trees that are damaged or destroyed during construction. Lu 11-0004 rage ziorL.S a. A Sign Aril! 6e attacFlea to OE tree protection rencing, vvhidh 3tate3 that inside the fencing is a tree protection zone, not to be disturbed unless prior approval has been obtained from the city Manager and project arborist. L. Prior to any construction Activity on the site,the Applicants/Uwriers shall: J. Install all tree [Jrote4trvn R1ca3'un E3 a3 .ELinirea By the condition B(z), above. I he tree protection fencing shall be inspected and approved by City staff prior to commencing any construction activities. D. Prior to the Final Building Inspection Or Occupancy Ut any Dwellinn, the Applicants/Owners shall: 1. ReHaest a Tirial in3pctiorr 6y the Planning 3taTT to a33arc that the avvelling omplie3 vvith the approves final plana, per uunaition3 B(I), above. Mote: 1. Development plans review, permit approval, dna inspections By the City ot Eake Oswego Development Review Section are limited to compliance with the EaRCe Oswego community Deveeiopment code aria other applicable codes and regulations. I Fie applicant is aavisea to revievv pians for compliance vvitn applicable tate arra reaeral lavv3 aria regulatiorb tnat cora relate to the development, e.g., Americana vvith Disabilities Act, Endangered species Act. city staff may advise the applicant of issues regarding state and federal laws that the city staff member believes would be helpful to the applicant, but any such advice or comment is not a determination or interpretation ot tederal or sidle law or regulation. EXHIBITS: A. Icotive or Appeal: (No :aF rent exhibits; reserved fol hearing use) B. Findings, Conclusions and Urder: (No current exhibits; reserved for hearing use) C. Minai.es: (No car rent exhibits; reserved for hearing ase) D. Statt Report: E. GRAPHlLs/PLANS: El Tax Map E2 Site and Utility Plan E3 Mdximam Shdae Point Height Compliance Plan E4 Existing Elevation Drawings (1 page ) E5 Existing Fluor Pians (i page3) En ii-77,74 Page 22 of 23 Eb Prcpoaea Elevation Plasia (L pagea) Ei Proposes Hour aia Root Plana (i pages) ES Building sections E9 Digital Photo Elevation Comparisons and Perspectives (6 pages) Ely Original dnd Hurd Window Comparisons (5 pages) Eli Rara Window Specifications (14 pages) E12 Rurd Willaawa on uticr Historic structures E13 Lulu!'and IDlateriala soars (or! tile) wNl I IBM IVIH I ERIMLS: F1 Applicants' Narrative F2 Applicants' Window Cost ESlimdte5 1-3 Caltaral Resources Llventory Forni tar the C.B. Vali Houten Home F4 File Maralial Memorandum 1-5 National Pal R services Riatou is Preaervatio 1 Guuiaelinea to, Winfiovva u. Lt 1 I tR5 Neither tor nor Against: (G1-99) Nagle support: (La 1UU-1`.i ) None Opposition: (G-200+) G2U0 e-mail tram IIlemEers at Rbbtaric Resources Advl�Ury Board. ddtea 101drCh 1/. 2011 Date of Application Submittal: March /, 2011 Date Application Determined to be Complete: March 22, 2011 5Late IDIau►daled 120-Day Role: July 20, 2011 L❑ 11-01004 rage z of LJ Q IE 3cor LAKE OS NEGO 'I�J.'1- H I'R�MKLI la N�44 �-'� 6 It.2.S. 1�-1 E. to t-r Quit',{ r 4.5 SE.i/4 S NII 614 GD UN rY gAI ICELL58 914:S. 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It i t } • EXHIBIT E-10 * r- LU 11-0004 LS PAs) 29 OLD WINDOW NEW ENERGY EFFICIENT WIND,O& .. . --11 °40•1.4011 . f ..,_ 1.-3 , A .. , , - . :, it • v 4 r, ....... I . =la . . 4', 1111 11111MIM , , . 111 o 1111 MN • - .'' "0. i ' 1111111111 . 1111111.11 '.., ar... wiri ..., ... . .. .,,, . Ili . . II , , -.up r...... ,. 1 t 1! 1 ' 1 111111raM1 ti tila __. _ UM MN 1011111 , .... ( e ( . W C) Interior Corn. : 'son - , [ I , (r iir 'Zi,S,- -•---"'"" '''r , fi , . ..1 .„„. .. . , .. . . , t ti 1.t•. . i • 1 i ' . '0 "4 - W.' - -- ....• 4 II i i 1 -., r^- -. - I , . - •-c. iiii••••.". - ••• • . , .INI t , I ti.. • 411 " •Ir " , ,v. .. . , xi—luv'— Lt ' 4. . . 4'N'' ' 1 . • t p., . . 1 IP * ... i• , • 7 .., _, ' A .. , . lir , ir • -V 7, - _ t go i .,, 0 • . : •r . 4if - • A- ,.. I - • . • 1 1 i .+I , , . • - , • . -.- •10.-. . 1° ,..• .-r.r. . . ,. wilii, ,. ..,, •.. ..„ i .,,, ... 1 — . . f . , .•-, - r i.: . . i • 41141111119111 ..4.•! . . 1, 70 . • I I _ _' •,„ ,..... 416 , . -. ampli111111111•01.111, ... 1 "/ r:" •F . . Hurd , Original 14 atimmmepg . •••• .......,,,,,,a ••••••011.1mmilmormilii t , , . * 111L• ' 0411•4 - ' a AMP iir .......•=6...mmilmommiimmillimmillmh- 44 Interior Hurd Window i. If II 1. , 311 . . 1 ....,.. - .*b. , 14, -' lAillii-1 a, i r .4" e f 111 i .11 t t j. . '" .' _ Slirmium.9 L^ . L. 32 1. .. Doublestorm Window V 10 - F ,- .. y . . ...„ 'pow, virimeir.-- r r. _ . " , 4, AI/ - 11 4 ibilLmatii I , _ ...W 4 r .l if _ s 33 34 Hurd Windows & Doors C uatuui /1>\ wood QUOTATION 4520 Stinnett Ln.N.E. Phone: 1-503-516-574074,10.40w .000. Keizer.OR 97303 Fax: 1-503-463-6395 wwdi@cuutcast.net BILL TO: SHIP TO: Phone Phune Fax Fax Contact info Contact info QUOTE# I QUOTE DATE I CUSTOMER PO# f ORDER PLACED BY # DATE REQUESTED 551 /jJ I 10/Siz010 I 33z6 I gostranaer j 1/1/0u01 HJOB NAME BID BY TERMS ORDER DATE I SHIP DATE 10/8/201 o 11/7/2010 LINE# DESCRIPTION QUANTITY 100-1 ns ytumi,.0 uiad asement Lert 25.75 x 31./5 Custom: Frame Width=20.75,Frame Height=37.75i 1 Complete Unit `� Frame Color=eggshell.'Natural,rine interior Sash-Panel Color=Eggshell 7 d uuai insulated,Lor--E,Produce inte.cept Space..-&A.bon Hardware=Shipped with Unit,E-Guard Finish(Beige).Encore_03 Bronze Screen Option=Full Screen Applied,03 Bronze,Fiberglass Mesh 'turd Divided Lite.Colonial, de.eggshell, 1Natural.rine Interior,w/spacer zwiri 20.76 - No Nail Fin 4 11/16' Trim Extender= 1 7/8".Extender Location=Sill Only Rough Opening:21.25" X 38.25" Room Location: 46 East Upper Front Bed Oeraii Unit Size:20.75"X 37.75" LINE# DESCRIPTION QUANTITY z00-t H3 Aluminum Clad Windows Casement Right 20.75 x 37.75 Custom: Frame Width_20.73,rrame neighs—31.73 Cuplete Unit name Color=Esbshell,Natural,Pine interior Sash-Panel Color—Eggshell Dual Insulated,Low-E,Produc.,w/SS Intercept Spacer&Argon riardware—Shipped with unit,a-uuara rinish(neige),encore,i,3 nronze ' l' I Screen Option—Full Screen Applied,03 Bronze,Fiberglass Mesh Hurd Divided Lite,Colonial, 7/8",Esbshell,Natural,Pine Interior,w/spacer,2W3H -u.r No Nail Fin 4 11/16" trim extender= i i/&', c xtender Location=Biu Only r(ougn Opening:bI.z5 A 38.z3`° uoam Location: Zr3 Last upper rront tied Overall Unit Size:20.75'X 37.75' EXHIBIT E-11 Alla,u ,.x u, ice. ted,,om ext ,o, of wi„aow Page 1 Of 14 LU II-0004 E'‘t 35 QUOTE# ] QUOTE DATE I CUSTOMER PO# l ORDER PLACED BY I , DATE REQUESTED 381735 10/6/2010 l 3328 1 gostrander I i/n/0ir0n JOB NAME I BID BY TERMS I ORDER DATE I SHIP DATE 10/6/2010 I 11/7/2010 LINE# DESCRIPTION QUANTITY 300-1 H3 Aluminum Cad windows Casement vixen /J x J.i.J Custom: Frame Width=23.75,Frame Height=53.5 1 CoiFiete Unit Frame Color=Eggshell.Natural.Pine Interior Sash-Panel Color Eggshell ,15 uual insulated,LOW-L Hurd.Divided Lite,Colonial,7/8",Eggshell Natural-Pine Interior.w/spacer_2W4H No Nail Fin 4 11/16" t.75 �. Trim Extender= 1 7/8",Extender Location=Sill Only Rough Opening:24.25" X 54" Room Location: 44 Upper Attic Window Overall Unit Size:23.75" A 53.5' LINE IT DESCRIPTION QUANTITY 400-1 1 Aluminum Clad wood windows Double stung Mperating/Gperating/operating 75.ria6.5 x 36.625 z0 x 14,Frame Width=25.46875,Frame:Height=36.625,Sash Split—50/50 a_ Complete Unit DP Rating ii• NMIrI San P =Standard 1�� IS ill Frame Color=Eggshell,AAMA 2604,Natural,Pine Interior g— 1 tis Sash-Panel Color=eggshell Dual Insulated,Low-E, Standard Bead,Tempered Glass=Yes,both lites aas v 76•143u. Hardware—Applied, Standard Hdware Type,Oil Rubbed Bronze-FB,Jamb Liner Type— Concealed Screen Option=Full Screen Applied,Eggshell,Fiberglass Mesh unit i nouom,z nouom,. nouom: one Unit 1 Top,2 Top,3 Top:Hurd Divided"Lite,Colonial,7/8",Eggshell,Natural,Pine Interior,w/spacer,3W2H Mulls 1:Ver Beal Factory,0"thick Mulls 2:Vertical Factory,0"thick vinyl Nail sin,NO Drip Cap 6-9/16" Pine Jamb Extension_Natural_Applied_Interior Mull Casing Applied, Entire Sec Rough Opening:77A5625" X 37.125" Room Location: Upper Mstr Bath Overall 76.z06z5"A_56.6z5' *A.36 swings are viewed from exterior of window Page 2 Of 14 I QUOTE# I QUOTE DATE I CUSTOMER PO#-1 ORDER PLACED-BY- _DATE REQUESTED 381735 I 10/6/20L0 I 3328 gostrander I 1/1/0001 JOB NAME j BID BY f TERMS I ORDER DATE I SHIP DATE It;i5/z01t; rig/ 'viu LINE# DESCRIPTION QUANTITY 500-1 3 Aluminum Clad Wood Windows Double Hung Operating 37.46875 x 56.625 name widtn=31.4+68 i5, iei,ht=x6.525,Sa5n app:t=at1/30 Complete Unit_DP Rating=Standard i '-- Frame Color=Eggshell,AAMA 2604, Natu.al,Pine Interior 11 sash-ravel Color=Eggshell Dual Insulated, Low-E, Standard Bead Hard.are=Applied, Standa.dHa,d.are T,t,e,0:1 Rubbed riDo..,.,-rrs,Jame L: ,,r i,p. = Concealed Screen Option=Full Screen Applied,Eggshell,Fiberglass Mesh unit I riottom:tN one Unit 1 Top:Hurd Divided Lite,Colonial,7/8", Eggshell,Natural,Pine Interior,w/spacer, 3W1.H Vinyl Nail Fin_No Drip Cap 6-9/16", Pine Jamb Extension,Natural,Applied,Entire Set Rough Opening:38.21875' X 57.125' Room Lo.atio.u: Mstr Bed Overall Unit Size:37.46875"X 56.625" LINE# DESCRIPTION uUANTITY 600-1 1 **No certification or DP rating available for this unit** , Aluminum Clad Wood Inswing Patio Door Stile And Rail Door Fixed/Left/Fixed 82 x 8z.5 *S. Unit 1, 3:2-0 x 6-10, Door Panel Width=21.875,Door Panel Height–80,Frame Width T ^ 23.4375, Frame Height–82.5 unit z:3-v x S-Iu,uoor Panel w idth=. 3,873,uoor Panel neighs=80,Frame Width 35.125,Flame Height=82.5 a Complete Unit 3 Flame Color–Eggshell_AAMA 2604,Natural. Pine Interior ` ' ;'z ' .a Sash-Patel Color–Eggshell,4 1/2" Stile,7 1/2"Bottom Rail,4 1/2"Top Rail, Standard Sill uuai insulated_ Low-L, standard Dead, I empered lass= i es,both lues Double Bore/No Handle,Oil Rubbed Bronze-FB Hinge Color Screen Option=No Screen, Screen Channel Astragal Rejuired–None Unit 1,3:Hurd Divided Lite_Colonial 7/8" Eggshell.Natural,Pine Interior,w/spacer. 1W5H unit z:ri,Ara viviaea Lite,Colonial, de",Lggsheu,lNatural,rine interior w/spacer.z w 5H Mulls 1:Ve,tica]Factory 0" thick Mull°2:Verti.al Factor,0"thick vinyl Nail Fin,No Drip Cap 6-9/16",Pine Jamb Extension,Natural,Nut Applied, Sill Nosing Applied,E.xtire Set Rough Opening:82.5" X 83" Rom Location: Upper Mstr Bed Overate unit Size:8z' .n 82.5" }ta rzraw:ngs are pie,.-eajronz exterior ofwinaow, rage 3 MI 14 37 QUOTr � I q.uquit,i r ui�rf r,' Cur 1 Divi EK 1(On } i iiwER PLACED BY ( ; DATE'REQUESTED I 381735UOT . 10/6/2010 3328 gostrander 1/1/0001 JOB NAME I BID By I TERMS I ORE/r,,c uhs i r Sn,r i Tn, 1 I 10/6/2010 l 1/7/2010 LINE ar r. CRdr 1 iOiw VUAiv 700-1 1 113 Aluminum Clad Windows Casement Left 20.75 x 49.75 Custom:Frame Width=20.75,Frame Height=49.75 Complete Unit Frame Color=Eggshell,Natural,Pine Interior 5asn-ra..e1 Cotor—Ebgsheli Dual Insulated.Low-E_Produce w/SS Intercept Spacer&Argon Hardww,e=Shipped with Unit,E-Gua d Finish(Beige),Encore,03 Br.,nze ° Screen Option=Full Screen Applied,u.1 nronze_ribergiass iviesn Hurd Divided Lite,Colonial,7/8", Eggshell,Natural,Pine Interior,w/spacer,2W4H NO JN a:1 r in 4 11/16" Trim Extender=1 7/8",Extender Location=Sill Only Ro..gh Opc. ing:21.25" X 50.25' Room Location: 51 Upper Front Bed iviiaale 0,emit Unit Size:20.75"X 49.75" LINE# DESCRIPTION ` QUANTITY 80u-1 3 113 Aluminum Clad Windows Casement Fixed 20.75 x 49.75 _ Custom: rrame wiuth= /D,rrame Height=z0.7D 1-1 Complete Unit Frame Color=Ebgshell,Natural,Pine Interior Sash-Panel Color=Eggs:hellm. Dual Insulated,Low-E riura ui r iaea i.,:te Colonial.7/&,E5gsneI1,INaturai,r:ne inter:or, /spacer,z w411-1 No Nail Fin Il 4 11/16" 2375 Trim Extender= 1 7/8",Extender Location=Sill Only Rough Opening:21.25" X 50.25" :worn Location: 4:5,47",au upper rront Bed Middle Overall Unit Size:z(1./.) A 47./5' LINE# DESCRIPTION QUANTITY 900-1 1 rt.)Aluminum clad windows easement/tight zv.I x r'i./3 Custom:Frame Width=20.75,Frame Height—49.75 111 Complete Unit Frame Colur—Eggshell.Natural Pine Interior Sash-Panel Color=Eggshell 'mal insulated,Low-C,rroduce w/33 intercept pacer a Argon Hardware--Shipped with Unit, E-Guard Finish(Beige),Encore,03 Bronze Screen Option— Full Screen Applied,03 Bronze,Fiberbl„aa Mesh Hurd Divided Lite,Colonial,7/8".Eggshell Natural Pine Interior w/spacer 2W4H 7' ; No Nail Fin 4 11/10" Trim Extender= 1 7/8",Extender Location=Sill Only Rough Opening:21.25" X 50.25" Room Location: 47 Upper Front Bed Middle Overall Unit Size:20.75"X 49.75" *21138 awings are viewersfrom exterior of winnow. rage 4 Vt 1 z IQUOTE# ' QUO IE Dir CUSrviratR r0# I vixuER ri,ACrdo tsv I LATIr,'icr,!cluES><Et/ 381735 f 10/6/2010 3328 ( gostrander J 1/1/0001 IJOB NAME I BMD BY I TERMS I ORDER DATE I SHIP D,TE 10/6/2010 i 11/7/2010 LINE# uESCRrrPION vtu krs a A t x 1000-1 2 Aluminum Clad Wood Sash Pack Kits-Non Hurd Frame Double Hung Operating 36 x 6i.i5 Custom: Sash Opening Width—36_Sash Opening Height=61.75. Sash Split=50/50 Complete Sash Kit, Sill Angle=Custom.,Custom Sill Angle=7 rrame color=rggshen AtuvtA z6t14,1Natural,rx a.r..teAo. rvn Sash-Panel Color=Eggshell uuai 1,.sulated,Low-E,Standard Bead,Produce w/Technoform Spacer&Argon Standard Hardware Type.03 Bronze Jamb Liner Type=Concealed Screen Option=Full Screen Shipped Separately,Eggshell,AAMA 2604,Outside Screen avidin=3o,Duisizie screen rteignt=60.zp Hurd Divided Lite_Colonial-7/8" Eggshell_Natural Pine Interior.w/spacer 3W2H Rough Opening:36.5" X 62.25" Room Location: West Upper Bed Back Overau unit size:iNIAP LINE# DESCRIPTION QUANTITY 1100-1 i ikitminum Clad woos Outs ryi. Patio coo St:lL.And Kai! coo-Ki,ht 36.4.575 x 82.5 3-0 x 6-10,Door Panel Width=33.875_Door Panel Height=80,Frame Width=36.4375 _ -w Frame Height=82.5 Complete unit - Frame Color=Eggshell,AAMA 2604,Natural,Pine Interior Sash-Panel Color=Egbshell,4 1/2" Stile, 7 1/2' Bottom Rail,4 1/2"ToF Rail, Standard Sill Dual Insulated-Low-E-Standard Bead-Tempered Glass=Yes,both lites I = :1` I Double Bore/No Handle,Oil Rubbed Bronze-FB Hinge Color *=— riurn uivined Lite,colonial, /a', Eggshell,Natural,rine interior,w/sracer,zwM-4i3Iw Vinyl Nail Fin,No Drip Cap 4-9/16" i o n Open ,:36.93 i5' X 83" Room Locatio..: West Side Upper Bed Overall Unit Size:36.4375"X 82.5" ►,iNr.rf ttr.,sUntrT!iJ1r ra x 1200-1 1 H3 Aluminum Clad Windows Casement Right 20.75 x 61.75 Custom:Frame Width=20.75,Frame Height=61.75 ;. Complete Unit Frame Color=Eggshell,Natural, Pine Interior Sasn-Panei Color=Eessnell Dual Insulated,Low-E,Produce w/SS Intercept Spacer&Argon r^- , Hardwm e=Shipped with Unit,E-G..ard Finish(Beige),Encore,03 Bronze Screen option=rull screen Applied,0J rtronze,ribergtass iviesn Hurd Divided Lite, Colonial.,7/8", Eggshell,Natural,Pine Interior,w/spacer,2W5H 2075 Ivo Nail Fin 4 11/16" Trim Extender— 1 7/8", Extender Location=Sill Of.ly Rough Opening:21.25" X 62.25" Room Location: 25 Main FIT-Front Dining tem Overall Unit Size:20.75"X 61.75" All drawings are viewerl,/rom exterior ofwinrrow. rage D Or 14 39 QUOTE# I QUOTE DATE I CUSTOMER PO# I ORDER PLACED BY I DATE REQUESTED 38i735 i0/6/2010 ' 33z8 5ostrander I iiiMDGOi JOB NAME l BID BY I TERMS I ORDER DATE I SHIP DATE I I ,e/e/ze I U I t l/,/«, LINE# DESCRIPTION QUANTITY i300-t 3 H3 Aluminum Clad Windows Casement Fixed 20.75 x 61.75 Custom: rrame width-2e_7i rrame neighs=61.73 Complete Unit Frame Color=ESe,shell,Natural,Pine Interior Sash-Panel Color=Eggshell ' Dual Insulated,Low-E Hurd Divider Lite,uoloniai, ffa nggsnell,natural_rine interior,w/spacer,z w DI-1 Nu Nail Fin 1. 411/16" 3175 Trim Extender= 1 7/8",Extender Location=Sill Only Rough Opening:21.25" X 62.25" Room Location: 26.2728 Main Flr Front Dining Rm Overall Unit Size:20.75"X 61.75" LINE# DESCRIP I ION ktUANTIT r 1400-1 1 u p Aluminum Clad. windows Casement Left 20.7i x 61.7D Custom: Frame Width=20.75,Frame Height=61.75 Complete Unit Frame Color=Eggshell Natural,Pine Interior Sash-Panel Color=Egg$hell ing; u uai insulated,_Low-r,,_rroduce w/ intercept pacer a Argon 111 Hardware=Shipped with Unit,E-Guard Finish(Beige), Encore,03 Bronze Screen Option.=Ful Screen Applied,03 Bonze,riberalass iviesn 111 Hurd Divided Lite.Colonial 7/8"_Eggshell-Natural_Pine Interior,w/spacer 2W5H No Nail Fin bits" Trim Extender=1 7/8",Extender Location=Sill Only Rough Opening:21.25"X 62.25" Room Location: 29 Main Flr Front uininb'R— Overall Unit Size:20.75"X 61.75" Lint# aft,.5CturiiOlr wpuriiais 1500-1 2 Aluminum Clad Wood Windows Double Hung Operating 37.46875 x 48.625 32 x 20,Frame Width=37.46875,Frame Heieht=48.625,Sash Split=50/50 Complete unit-ur mating=Standard we Frame Color=Eggshell, AAMA 2604,Natural,Pine Interior Sasn-panel Coto.=nbbsneii Dual Insulated,Low-E_Standard Bead Hardware=Applied, Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Ty pc_ g Concealed Screen Option-Full Screen Applied,Eggshell,Fiberglass Mesh ,- 37 4E675 —, Hurd Divided Lite, Coion:ai,7/8 tsgsn,.u, 1Natuat,rine Interior,wrpacer,3 wLtt Vinyl Nail Fin No Drip Cap 6-9/16-,Pine Jamb Extension,Natural,Applied,Entire Set Rough Opening:38.21875"X 49.125' Room Location: Kitchen Overall Unit Size:37.46875"X 48.625" *A,40 awings are viewed from exterior of window. Page 6 Of 14 QUOTE# I QUOTE DATE CUSTOMER PO# I ORDErcPLtCr,D BY I DATE REQUESTED 381735 1 10/6/2010 I 3328 go3trandet I 1/1./0001 JOB NAME I BID BY I TERMS I ORDER DATE I ` SHIP DATE 1 I 10/6/2010 111/7/2010 I LINE# DESCRIPTION QUANTITY 1600-1 1 H3 Aluminum Clad Windows Casement Left/Picture/Right 90.5 x 35.5 unit i,3: Custom: frame w:dm=L i.z5, r.a1�e Hei,nt=35.5 Unit 2: Custom: Frame Width=44_Frame Height=35.5 Complete Unit,DP Rating Standard [RIB ". rrame Color=Eggshell, Natural_ rine interior8 NI UN Sash-Panel Color=Eggshell rINN 1 !♦ uua3 insutatod,Low-r. s Hardware=Shipped with Unit, E-Guard Finish(Beige)_Encore,03 Bronze Scree..Option -Full Screen Applied,03 Br.,..ze,Fiberglass Mesh unit i i s riurd uivided Lite Colonial_ /In", Lggsheit,Natural,rine interior,wispacer, 2W3H Unit L: Hum D:v:ded Litz,Coro,.:ai,7/8-, I-bshell,Natural,Pine Interior,w/3Faeer,4 W3H Integral Rigid Vinyl Nailing Fin 6-9/16',Pine Jamb Extensi.,n,Natural, Applied,Entire Set Rough Opening:91' X 36- Ronm Location: Kitchen Sink Overall Unit Size:90.5"X 35.5" LINE# DESCRIPTION QUANTITY 1700-1 2 Aluminum Clad Wood Windows Double Hung Operating 37.x6875 x 60.6L.) 32 x 26,Frame Width=37.46875,Frune Height=60.625,Sash Split- 50/50 I Q Complete Unit,yr xating=Standard Frame Color=Eggshell,AAMA 2604,Natural,Pine Interior Sash-Panel Color=Eggshell Dual insulated.Low-E, Standard Dead Hardware=Applied, Standard Hardware Type,Oil Rubbed Bronze-FB, Jamb Liner Type= Concealed Screen Option-Full Screen Applied_Eggshell_Fiberglass Mesh Unit 1 Bottom:None unit 1 top:num uivided Lite, colonial, r/a',nggsneil, Natural, rine interior,wispacer. 3W2H Vint'I Nail Fin,No Driy Car 6-9/16", Pine Jamb Extension.Natural,Applied_Entire Set Rough Opening:38.21875" X 61.125" Room Location: Kitchen Nook O..erall U.,it Size.:37.46875"X 60.62D" AI arc.w...g arc 7:,w,uext—:o, of w:nuow. rabe 7 Or 14 41 QuOir n ajU i t r,DATE 1 CUSTOMER PO# I ORDER PLACED BY, DATE REQUESTED 38I735 10/6/2010 J 3328 gosuander 1/1/0001 JOB NAME BID BY I e r,rcMs ] uiwEic PATE Slur DATE 10/6/2010 I 11/7/2010 LINE# uESCRIPTION QUANTITY 1800-1 1 Aluminum Clad Wood Outswing Patio Door Stile And Rail Door Right 30.4375 x 82.3 2-6 x 6-10,Door Panel Width=27.875,Door Panel.Height-80,Frame Width=30.4375, Frame Height=82..E Complete Unit r.u..e Colo.=Ebgsheil,AAMA 2604,Natural,Pine I..terior Sash-Panel Color-Eggshell 4 1/2" Stile 7 1/2"Bottom Rail.4 1/2"Top Rail, Standard Sill Dual Insulated,Low-E, St mdo d Bead,Tempered Glass-Yes,both lites uouble Bore/No handle_Oil xubbed rsronze-r t rl.i,.ge Color Hurd Divided Lite,Colonial,7/8",Eggshell,Natural,Pine Interior w/spacer 2W5H 3.43V5 • v...y i Nail Fin,No Drip Cap 6-9/16", Pine Jamb Extension,Natural,Not Applied, r,anire Set Rough Opening:30.9375" X 83" icoom Location: ttitcnen/pool Uveran Unit Size:30.4375'X 82.5' LINE# DESCRIPTION QUANTITY 1900-1 Alumi.,am Clad Wood Sash Pack Kit -Non Hurd Frame Double Hung Operating 36 x 61.75 Cust.,m: Sash Opening Width=36, Sash Opening Height 61.75, Sash Split=50/50 -1---' Complete sash itis,sill A.igie=Custo.�,Custom Sid Angle=7 Frame Color=Eggshell_AAMA 2604 Natural Pine Interior Sash-Panel Color=Eggshell Dual insulated.l,ow-t_Standard Beau.rroduce wi t eennororm spacer&Argon I,... Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Type=Concealed screen Option=ruil Screen Shipped Separately,Enushell,AAMA 2604,Outside Screen :: '_:, Width =36.Outside Screen Height=60.25 Hurd Divided Lite,Colonial,7/8",Eggshell,Natural,Pine Interior,w/spacer,3W2H Rough Opening:36.5" X 62.25" Room Location: 18,19,21,23,24 Main.Fir & Study Overall Unit Size:NIAA LINE# DESCRIPTION QUn,NTITY 20D0-1 Aluminum Clad Wood Sash Pack Kits-Non Hurd Frame Double Hung Operating 35.75 x f[[ Ut.IJ r Custom: Sash Opening Width=35.75,Sash Opening Height=61.75_Sash.Split=50/50 I �-• Complete Sash Kit, Sill Angle=Custom, Custom Sill Angle=71111 Frame Color=Eggshell,AAMtt 2604.Natural.rine interior Sash-Panel.Color=Eggshell twat insuiat.a,Low-E, stao.aam beau, rroaace /t ecn.ororm Spacer&A.non ( ke"I+ Standard Hardware Type_Oil Rubbed Bronze-FB.Jamb Liner Type-Concealed Sen,,,"Option--Full Screen Shipped Separately, Eggshell,AAMA 2604,Outside Screen - Width-36.Outside Screen Height=60.2) Hurd Divided Lite,Colonial,7/8'',Eggshell,Natural, Pine Interior,w/spacer, 3 W2H Rough Opening:36.25"X 62.25" Room Location: 22 Main Fir Living& Window by self Overall Unit Size:N/AA Page 8 Of 14 QUOTE# , QUOTE DATE I CUSTOMER PO# I ORDER PLACED BY I Dti i E REQUES tED 381735 I 10/6/2010 j 3328 I gostrarider I 1/1/0001 JOB NAME BID BY TERMS I ORDER DATE I SHIP DATE 10/6/2010 I 11/7/2010 LINE# DESCRIPTION QUANTITY 1 Aluma.u...Clad Wood Sash Pack Kits-Non Hurd Frame Double Hung Operating 36 x Custom: Sash Opening Width=36 Sash Opening Height=61.75 Sash Split=50/50 I i !-"— Complete Sash Kit,Sill A..6lc=Custom,Custom Sill Angle=7Crl Frame Color=Eggshell, AAMA 2604, Natural,Pine interior Sash-Pa..cl Color=Eggshell uual insulated,i,ow-n, Standard beau,rroauce-iTecnnoiorm Srace &Ar5oo ' 1 Standard Hardware Type, Oil Rubbed Bronze-FB Jamb Liner Type=Concealed Screen option=Full Screen Shirred Separately,Eggshell,AAMA 2604,Outside Scree. Width=36,Outside Screen rieight= Unit 1 Bottom:Note unit i i op: Hurd uiviueu Lite,Colonial, un", rse,sheli, Natu,al,r;ne Interior,w/spacer, 3W2H Rough Opening:36.5"X 62.25" Room Location: 17 Study F veran unit.NLe:1N/AA LINE# DESCRIPTION QUANTITY 22u0-i Aluminum Clad Wood Windows Direct Set 41 x 77 Custom:Frame Width=41, Frame Height=77 Complete Unit rrame Cotor=nggshetl,AA1v11%4504,NNatural,rine interior Dual Insulated,Low-E, Standard Bead,Tempered Glass=Yes_bosh lites Hurd Divided Lite,Colonial,7/8",E553hell,Natural,'Pi..e Interior,w/spacer,4W6H Vinyl Nail Fin,No Drip Cap 4-9/16" n. ', 7 icougn Opening:zi.i5 ' A /i.'' Room Location: 20 Study Overall Ufit Size:41 X 77" LINE# DESCRIPTION Quikotr ITY 2300-1 3 Aluminum Clad Wood Sash Pack Kits-Non Hurd Frame Double Hung Operating 36 x 61.iD Custoiu: Sash Opening Width–36,Sash Opening Height=61.75, Sash Split=50/50 Complete Sash Kit, Sill Anglo=Custom, Cubtom Sill Angle=7 Frame Calor mm nggsheit,AHlvu-.Zn'vlf,1Naturai,rine interior Sash-Panel Color=Eggshell Dual Insulated,Low-E, Standard Bead,Produce w/Tech..ofbrt..Spacer&Argo.. U Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Type=ConcealedM . Screen Option=Full Screen Shipped Separately,Eggshell,AAMA 2604,Outside Screen width=i6,Outside screen rieignt=S'v.za Unit I Bottom:Norte Unit 1 Tor:Hurd Divided Lite,Colonial,7/8",Eg6shell,Natural,Pine Interior,w/spacer, 3W2H Rough Opening:36.5" X 62.25" twain Location: iu,l i Family Ove.all Unit Size:N/AA *All drawings are viewed from exterior of window. rage 9 Of tzT 43 QUOTE# I QuI5TE n I 1.uS r vivtGrc'rvf I ORuER rLAuLL rap I DA r E REOUENTEv I 381735 10/6/2010 ' 3328 gostrander [ 1/1/0001 I JOB NAME I BID BY I TERMS f ORDER DAT.E f SHIP DATE 10/6/2010 I 11/7/2010 LINE# .0 sCeur i iOiv 1.11Jan ri If v 2400-1 l Aluminum Clad Wood Sash Pack Kits-Non Huid Frame Double Hung Operating 36 x 6L/5 Custom: Sash Opening Width=36. Sash Opening Height=6 .75, Sash Split=Ju/JO Complete Sash Kit, Sill Angle=Custom,Custom Sill Angle=7 T rrame Color=r,ggsnelt,Amyl"1,50'+,Natural,rine.mte.io. Sash-Panel Color=Eggshell Dual insulated,Low-E,Stands d Bead,Tcinperzd Glass=Yes, both lites,Produce if I w/Technoform Spacer&Argon „.W mmmn Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Type=Concealed 35 screen option=r ull screen Snipped Separately, nbbsneli,AAMA 2604,Outside Screen Width=36.Outside Screen Height 60.25 Unit 1 Bottom:None Unit 1 Tap: Hurd vivided Lite,Colonial,7i8",eggshell,'Natural,rine Interior wispacer, 3 W2H Rough Opening:36.5" X 62.25" Room Location: 13 Family Overall Unit Size:NiAA LINE# DESCRIPTION QUANTITY 2500-1 1 Aluminum Clad Wood Sash rack nits-'Non Hurd rrame voub'e_Hung Operating„x 57.75 I Custom: Sash Openins Width=31, Sash O1,enine,Heibht=57.75, Sash Split=50/50 s Complete Sash Kit, Sill Angle=Custom-Custom Sill Angle=7 Frame Color=Eggshell,AAMA 2604,Natural, Pine Interior ' sash-ranel Color=r.ggsheil Dual Insulated,Low-E, Standard Bead,Produce w/Technofnrm Spacer&Argon a 7 Standard Hardware Tyre,Oil Rubbed Bronze-FB,Jamb Liner Type=Concealed Scteeu Option=Full Screen Shipped Separately,Eggshell,AAMA 2604.Outside Screen Width'36,Outside,Screen Height=60.25 unit , bouom: None Unit 1 Top:Hurd Divided Lite_Colonial, 7/8" Eggshell_Natural_Pine Interior.w/spacer 3W2H Rough Opening:31.5"X 58.25" Room Locution: 12 Fainily Overall Unit Size:N/AA tArrE u ,sk.rurxiviv QUAxviiTx 2600-1 2 Aluminum Clad Wood Sash Pack Kits-Non Hurd Frame Double Hung Operating 30 x 45.75 ustom: sass'Opening Width=35; sash Opening Height=µJ.ro,Sash split=JO/ 0 Complete Sash Kit, Sill Angle=Custom,Custom Sill Angle=7 Frame Color=Esssneli,AAMA 2604,Natural, rine Interior Sash-Panel Color=Eggshell Dual Insulated,Low-E,Standard Bead,Produce w/Technoform Spacer&Argon 111111 starmara Hardware type,Gil nuobed rsranze-rts,.ram° Liner 'ype=Concealed Sc,een Option=Full Screen Shipped Separately,Eggshell,AAMA 2604,Outside Screen Width=36,Outside Scree.a Heie,ht=60.25 Hurd Divided Lite,Colonial_7/8"_Eggshell,Natural_Pine Interior_w/spacer 3W2H Rough Opening:30.5"X 46.25" Room Location: 15 16 Garage Overall Unit Size:NiAA *A44.awings are viewed from exterior of window. rage 17) Of 14 QUOTE# I QUOTE DATE I CUSTOMER PO# I ORDER PLACED BY I DATE REQUESTED 38173, 10/6/2010 3328 5ostrander 1/1/0001 If JOB NAME ( BID BY I TERMS I ORDER DATE I SHIP DATE lui6/zulu tl///zui0 LINE# DESCRIPTION QUANTITY /vv-I 1 AluJIlinut..Clad Wo.d Windows Dirvt Set 31.5 x 85.25 Custom:r rime width=j 1.J,rrame Height=SJ.zJ Complete Unit Frame Color=E55shell,AAMA 2604,Natural,Pine Interior Dual Insulated_Low-E,Standard Bead,Tempered Glass-Yes,both tiles Hurd Divided Lite,Colonial,7/8",Eggsh;ll,Natural,Pine Interior,w/spacer, 3W7H vinyl Nail rin,No vrip Cap 4-9/16" b. - 31 - Rough Or,enin6:32.25'• X 85.75' Room Location: 41 Stairway Overall Unit Size:31.5"X 85.25" 1-1Nx,ii LL-SCtu r i ti1Y 2800-1 Aluminum Clad Wood Windows Direct Set 31.5 x 37.5 „me mskawA Custom:Frame Width=31.5,Frame Height-37.5 Complete unit Frame Color Eggshell,AAMA 2604,Natural,Pine Interior gg Dual Insulated,Luw-E,Standard Bead,Temt.ered Glass=Yes,both liter Hurd Divided Lite,Colonial 7/8", Eggshell,Natural,Pine Interior,w/spacer,3W3H Vinyl Nail Fin,Nu Drip Cap 74-9/.1r5' Rough Opening:32.25"X 38" Rocs„Location: 14 Stairway Overall unit Size:J I.J' A J LINE# DESCRIPTION QUANTITY 2900-1 4 Aluminum Clan wood Jasn rack hits-Non aura rrame vouDte Hung Vperating Jo x JJ.J Custom: Sash Opening Width=36, Sash Opening Height=53.5. Sash Split=50/50 Complete Sash Kit, Sill Anale=Custom,Custom Sill Ansle=7 Frame Color=Eggshell_AAMA 2604,Natural;rine ulterior .l Sash-Panel Color=Eggshell Dual msulate6,Low-r, stanaara Beau_rroTuce WI i ecnnoiorm pacer a argon Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Type=Concealed y'— Screen Option=Full Scre,n Shipped Separately,Eggshell,AAMA 2604,Outside Screen w idth=36,Outside Screen neighs=60.zo - --. Hurd Divided Lite,Colonial, 7/8',Egbshell,Natural,Pine Interior,w/spacer,3W2H Rough Opening:36.5" X 54" Room Location: 31,32,33,34 Exercise Rm zlz Overall Unit Size:N/AA *All drawings are viewed.from exterior of window. rage It Of 14 45 QUOTE# 0QUOTE DATE I CUSTOMER PCO I ORDER PLACED,BY I DATE REQUESTED I 381735 10/6/2010 3328 der 1/1/0001 JOB NAME l BID BY J TERMS 1 ORDER DA'T'E SI-TIP DATE 1171/6/zuir; i r/t/zur0 L.INE•# DESCRIPTION QUANTITY .5000-t 5 Aluminum.Clad Waod Saah Pack Kits-Non Hurd Frame Double Hung Operating 36 x 5i.i75 Custom: Sash Opening Width=36 Sash Opening Height=53.375, Sash Split= 0/50 Com Tete Sash Kit,Sill An-1-=Castomz Custe,... Sill An k =7 1 1111 Frame Color_Eggshell,AAMA 2604,Natural.Pine interior ITS Sash-Panel Color-Eggshell I ti ijual msulateu, Low-t, stanaaru beau, rroance w/t ecnnororm spacer&Arbon Standard Hardware Type,Oil Rubbed Bronze-FB,Jamb Liner Type-Cvucealed Screen Ortk n=Full Screen Shirred Set.uratel,,Ebbshell,AAMA 2604,Outside Screen --`36 Width--36, Outside Screen Height=60.25 Unit 1 Bottom:None unit i i op:dura uividea Lite,colonial, t/8 ,t,ggsnen tvam.-at,rine inte,or,:/spacer, 3W2H Rough Opening:36.5" X 53.875" Room Location: 35,36,37 38A0 Stairway, Bed 209 Overall Unit Size:N/AA Lir�G# DESCRIPTION vEANTITY 3100-1 1 H3 Aluminum Clad Windows Casement Left20.75 x 37.75 Custom: Frame Width=20.75,Frame Height=37.75 ', / Complete unit 3 Frame Color=Eggshell,Natural,Pine Interior a / Sash-Panel Ce,1or Eshe11 _ , Dual Insulated.Low-E.Tempered Glass-Yes,both lues,Produce wit echnofarm Spacer& Argon "�„ ttaruware=Shipped wim unit,L-Guaru rinish(beige),Lncore,17.E bronze Screen Option=Full Screen Applied,03 Bronze,Fiberglass Mesh to.0-6 -- Hurd Divided Lite,Colonial,7/8",Ebgshell,Natural,Pine Interior,w/spac:,.,2W4H No Nail Fin 4 11/16'' trim Lxten.ae. //8',Lxtenaer Location-S:n Oni, r'ougn Openi..g:L1.h ' A.3a.cn'. xoom Location: .59 earn 208 Overall Unit Size:20.75"X 37.75" *A 46swings are viewed from exterior of windowrage rz kit' 14 QUOTE# l QUOTE DATE I CUSTOMER PO# I ORDER PLACED BY I DATE REQUESTED I .va17.53 ivi6rw1v sir,a gostrande JOB NAME I BID BY R TERMS I ORDER DATE ( SHIP DATE I 10/6/2010 I 11/7/2010 I LINE# DESCRIPTION QUANTITY JLefU^i H3 Alumin,...Clad Windows Casement Right 23.75 x 40.5 Custom: Frame Width=23.75.Frame Height 40.5 Complete Unit rrame Color—cggsneil,ivatu ail rine mter:o� Sash-Panel Color—Eggshell Dual Insulated,Low-E,Tempered Glass—Yes,both liter,Produce w/Technoform Spacer& 1;..• Argon Hardware=Shipped with Unit,E-Guard Finish(Beige),Encore,03 Bronze zEH Sc.ee, vpf.on=ruli Screen Applied,03 Bronze, Fiberglass Mesh Hurd Divided Lite,Colonial, 7/8",Eggshell,Natural,Pine Interior,w/spacer,2W4H No Nail Fin 4 11/1o" Trim Extender= 1 7/8",Extender Location=Sill Only Rough Opening:24.25" X 41" Room Location: 30 Bath 211 Overall Unit Size:L3./J.-A Eu.J" LINE# DESCRIPTION QUANTITY 3300-1 099808 10 VYybuB CCSE OIL RUBBED-F13 LEVER LOCK Rough Opening: lcoorn Location: None Assigned Ov.rall Unit Siz..: LINE# DESCRIPTION QUANTITY 3ziu0-i 099811 5 099811 I.LSI". C1.VLlJr:r,V1L 1c. nU—r1S LVR/11H1VULL' 3r1. L Rough Opening: Room Location: None Assibned Overall Unit Size: *All drawings are viewed from exterior of window. rage 13 Of 14 47 I QUOTE 7 I VuO®r, IPA it- I CUSTOMER PO# I ORDER PLACED BY I DATE REQUESTED 381735 I 10/6/2010 I 3328 1 gostrander 1 1/1/0001 JOB NAME I BID BY I I LIIIVI I ORvEtt uA i r, I SHIP uATL I I I I 10/6/2010 I 11/7/2010 I LINE# Dis CRIPI ION QUANTITY 3500-1 099812 5 099812 CCSL ENCORE OIL RBD-FB CVR/HANDLE SET R Rough Opening: Room Location: None Assigned Overall Unit Size: LINE# DESCRIPTION QUANTITY 3600-1 099810 In 099810 CCSE OIL RBD-FB ESCUTCHEON W./GUARD „,,, ,,,,,,,,,, 7 Rough Opening: Xoom Locat:o : INo„e Ass:ened nverali un:t :ze: PROJECT I QUOTE 1 MPI I ivilcAuliffe IComments: Wood characteristics may vary due to species or me rood. ivtat„ia+ ,.iii be wrarped, veneer or,olid rt Hurd',d:scretion. Outswing doors will have a complementary or matching species of wood threshold. "Lyptus wood species varies considerably in color;therefore you may see a numb r of aryinE,shades of wood within the finished window or door product. Hurd will not replace Lyptus product because of varying colors of wood.” Hurd offers a variety of wood species produced in combination of solid and veneer-wrapped wood pans that include varying grain patterns. the co...n: at:or.of these items could result in color variations of the finished stained product. i ne t rans,,..0 H3 t,.oducts do not have a DP rating. if th:s project requires mulled confinurations to be DP rated,please contact a member of your Distributor Service Team to determine mull requirements. To view all tested product including sizes and conrgeration5 pi.,ase go to'www.hu.d.coaf and locate the Product Performance Guide for the current tested performance data. We Appreciate Your Business! Au a/.....„,,,,u,v...., ,edt,om exterio, o7 window. 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Hurd Windows in Magic House ., IN ..ext., e 41 . i ,. .,+ 110 52 1NARRA.TIVE IN SUPPvic1 Or IJ vl.LvrlVILIN I REvIEW PERMIT FOR MAJOR ALTERNATION TO A t1ISTORIC LikiNIVIVIAKK Applica1:1L: Dennis a11d 1V1a1C1c 1V1%Xu11II% 1081/ Scott Moult Lake U3vvego, UK 9/U.54 Appi callt'5 Kell eseutativcs: Ball J anik LLP tut S W 1V1a111 Sticct_ Suitc I l UU Portland, OR 97204 (:olltact: Dana_MawCGuk otri 03-228-2525 EK-1"vv uK(W,,ba111anlK.COni , IIni1 (AIM alld AssOCiatcs. CP 333 South State Sticet, Suite 1.52 . LaKc UswcgO, UK 9/U34 ',Cr, Contact: Phil Chek g 90 �U.S-224-4'100 ° Phil cr philchek.com Request: Request for approval of a Li,vclol,1nc11t KeviCw Yoram-it tb1 a 111ajoi altclation to an striiic Lauanlaik Subject P1 o 1 ty: 1 U9/ UnallalCi KOa7 ZornAl L1.S tl l\,t• K-lu I.INTRODUCTION The 1VlcAuliffc fa111iiy t)vugit tnc hO111c at 109/ C:hanaler Road in August 2010, r1io1 to pulchasuig the home,: the McAuliffe's co11Juete3 iCaSv„A171c C1uc LZl11gci1Cc—they worked with a .eputuble i;al C,State biOlccl with a Lake Oswego-focused practice, reviewed the title or tno lxoi,i,, obtainecd title insurance from a Lake Oswogo-ba7cd title Co1111,any Obtaillea all nis11GCtiOn, any co11fo11 d witn 2111 cnpciic11CGa LaKG Oswego-base(, aichilect about the ability-to and cO11511 UCL ail addiiioii to the home. At 110 tl c Cl ul lug this analysis was it i vealea that the home at 109/ L na11Ci1C1 Koa5 1ia71 DC-‘714t C1esigliatca as a historic landmark 1n 19'10. Nothing was 10001lied On Lhcil title, none of the 1ca1 7,3taty pLolcssiOi1als iuvOlvcC1 in the transaction Suggested 111:11 tt1c no111i, eoula DC sub.)cCt tr, historic:piCservation regulations, and the soi1o1s ala not disclose that the property vv`u3 d.,aigllatca as a historic laldlilalk. the McAuliffe's Nure11a37d the noillc witn tri,i11te11t to update it so that Lhe kitchen and bcUivi,lus weio mole functional, alld 10 repair soma Of the dcIcllod 111aint% the Borrie_ EARISII F-1 1 LU 11-0004 53 311011. tf3 tl1 11171./1.1[Lbl7 W111CIV W5. rl V 3nm-tell the amount or ti111C tnat tnei1 ra111ily with two small Children was displaced trom their home because of the remodel, the McAuliffe's purchased the 111atGAlals IV1 the Le111Vonl_ including over $n,000 worth ut new w111UOw Saallea. -the City"s initial review of the remodel plans did not raise any issues. It was only at the,time of final building peunnit review Glia the MCAulitte"s lean Chum the City about the home's dcsignatiOn as a landmark. J111Ce 1eu111111g of the aG3i 11at1v11, tne,1v1eAu11IrC s navC w011(7,71 Clisely wltn Starr 111 mi atoll t7 ensure Thai Lheir ,.e111odel can be appioved. It has been an expensive process, and has resulted in 5iguiliCaut UClay3. t'rvul tfC plc-appliCativn meetings ielatca to the piOiCCt- wC ullaeiSttnia that the proposal to repair the window sashes by replacing them with the window sashes that have men pu1ChaSCU i5 110t the Lity"5 Inv Merl appluaCll tel the windows. Instead, the City rias indicated it prefers either that the existing windows be repaired, or replaced YYith custom made C�aCt 1Cplicus. I he sashes that have been puiCtlaSe7 ale very high quality, in keeping with the eiattsnnanship ut the existing home and proposed remodel. The w indo,,,s a1 e of superior quality to many of the winnows that Can be found on histCliC lanannanks anuunna Lake Uswegu. the sashes appeal identical to the original wi11do w s. The aluminum cladding o v it VV ood a11d sillnulated div idea lights u,. the winnows ale indistinguishable hunt the originals. the new sashes ale vastly mule energy efficient, a11d do 11ot lequi1c the. use of u11sij htly a11d ulloafC tom vVindovvs. A11d, of C1itieal i111pertaliee to the MCAulifie's, the requirement to use any wina0ws tithe,. than the ones already purchased would be an ezwibitullt cApoii3e. Through this application, the ivicAuliffe's offcl tl1LLeasolls fol why the n,11d winnow sashes that have been puiChaaea ahvuld be appioved—(1) as Cpain dna maintenance, the window sash replacement is exempt; (z)the sa5hez, W11ich Aeylicate the appearance of the original windows_ will not diminish the histuliCal o,. a,.Chiteetu,.al significance ofthc llunnc, and (3) the ESEE analysis shows that the benefit to the %v111111u11ity .lf a11ovYi11g the riylace111ent window sashes outweighs the benefit to the Cunununity ofplese'ving the lesuuiee in its esent condition. The apylicutioll also dC3C1;bC3 hnYy the addition will not di111;11;3h the 11i3t.11ieal ,11 architectural SiguitiCance of the laniauiailc and sillula be appfOvea. 11. DL V LLurIv1LlN 1 RE V IL W AI; RV V AL CR11 L.K1A A. Historic Preservation (Chapter 58) rheic ate two components La the project—(1) the new addition; and (2) the maintenance and iepu11 of tne en13tuig ww5. 1✓aC•ll cvnlpauent or the piOjeCt i5 di Cus5ea scparatCly. V '_ `YY 111C47,VY "On LLI�l\ C {� V 1LLL L111111L111a 1L1 V11 tictoiC aaldtessing the C1itelia, we would like to often baekgieuna inntonnnatiun about the cull ent status of the windows, why YYilldow repair 01 all cAuct i311ot fca31b1c, rind YYhy the piupesed ieplaCeineint sashes arc the best Option tot the home at 109/ Lhanalei Kona. fof the apylieullts; th;s is riot a l/ypotlletical di3cu3sin11. wnC11 tncy puiCha3ea tnei1 noire laat yea1, they 542 ::O1,Ivii\rCVOC3\ Or.1 1_,/11,41_1\/45021\5 had no knowledge that it was designated a3 a niStvlie la11duuaik7 anU in au eftort to expedite the 1cnlodet ally aeeleae the amount ot time their family was displaced fro1n tnci1 name, the McAuliffe's pre--pu17hased sot11ee, of the builaing uiateliais. they determined that new window sashes wefe needed because the existing windows were d7caynlg and uivpulable_ which raised serious safety 7711,;,,1115. Aaaitivila11y_ the windows are not energy efficient and are 11ot eone5ive aesthetically because of previous remodels. '1 he tvietiulirfe`5 puiCllaJed nigh quality windows, whien Bost $55,614 ($.id,Iu to, replacing the existing windows +$19,044 fol sashes ill the addition). The windows are being 5to1ed i11 the 1v1CAulirre'5 no11ru a11d ea11i1vt be leiuiiled. The 117w 5a5ncw7.—,dell clad in aluminum on the exterior; and will be E,aiuted. As dvublc poked_ iigou-gas tilled' windows with 5i111ulated dividers,` the windows me energy ettiCieni and reduce 1n,1Jt how the sheet. A5 511owr1 O11 the attached photos, the replacement windows are nldistii1gaisnable trout the original windows. The architeet ploviricri tiles wiu ow-1ltakel drawings and measurements of the ulunttu5 and paiiCS 50 that the pt opoi Lions and configuration of the a511t5 al G identical proportions of the vligi11a1 windi,ANS. NU ultraatiun5 to the existing wood window rla,nc5 me piopescd. the sash on the lattice paned leaded glass w o11 the. Sr,otn (hunt) elevation over the fro11t do,,1 is not neillg iepiaced. I he broken panes in that window will be 17pa1icd. Inc window sa511e5 that ale original 10 the home have deteriorated and a1C 11ot Opei tioually sound. Moisture has intruded i11to the sashes. 50 111oJt or the sashes are swollen shut and ma11y have water damage. The accayed wood is particularly visible o11 the sashes i11 tilt bed1oo1115. A11 example of the condensation that 1outi11eiy roinis o11 the illtelioi of the windows is shown in the attaencd photographs. Kepau. 15 111tCaSibre 11Ar.,hi 11eow11e15 have sought expert advice on the feasibility of repailiirg the tninti11g,ashes 50 that they are operable. All experts 1eportcd that ;71117 sash teplaceniellt was necessary. For the 3u31-17,5 that could be repaired, Our; appivach is 10 plane down the sashes s7 that swelling is eliminated, but this would make the vv111dow, dlattya1.1d evcrl nlulG energy inetheient. Because vi tnc a,c of the wiii Ow5, the sashes and flames have lead based paiiit. when the windows ale opened and closed the friction betvv7,11 the sashes mid frames Creates dust that is Hazardous, paalt1Culmiy to the ho111emwitet'J small children. The replacement 3u311,.3 u1�ludti all i11sCt [pi Oii C finished track that allows the. vv111dow3 to o1.,e11 and close easily. The new iilleiior bronze fi11i5neu t1ack eli1ui11ates the tisk ot cleating lead paint dust bceau3e 7,f painted w7,0cd tubbing against painted wood. The argon gas nemp. :n.un.,fading and reduces heat gain in the interior of the home during the summer The gas is clear and has no liming, so it tioo�riot affect the appearance of the windows. `The high quality simulated divided light("5uii") are a vast improvement over early"grid"SDLs, and produce a convincing true divided light effect. The sashes we s��r net.von the panes of the insulated glass, at.three-dimensional muntin bars that are permanently affixed on me exterior glass surface. fm example yr is the pro shop of the Oswego Lake Country Club. ::ohMA\PCDOCS\PCKTL,cwv 55 the final 1Cas011 that iepaii is infeasible is its expense. The attacIiea chart Colnpales all at the altei11ati v v5. L,nact Keuliias aii, liiTcasible .rhe haineavvneis COrrsulted with the small batch Custurii wnravw COiiipaures, Wvuaaale Windows and Versatile Sash Window and Do:,r, about havirib��_vv t1 u:, divided libht, ilrirgy efficient wiiiW jws with w0Oaeil sasncs Cleatea. 1 o accoiii11nuaate all insulated windaw that iil Jt01u1 W 1l1QV vv 5 Lluut L111ei gene, L'Kl ess while the n0111euwiiCA5 ale COneel,lea about enccgy efficiency and the mUistuAe colluet�,a in the home because of the existing sashes, tneil pi;iii iy eo110Ein is having illnpCiable windows in the event or-a tile. Not only ale the sashes inoperable, but storm windows aye p1ob1CuiatiC tc71 the escape. The existing doublehu„� 5tv1111 vviiidvws have a 2 inch wide hot izonial bar separating the lOwel halt thio the upper halt, which in addition to being ae5tnetieaity uuplcasillg,lirllits the opening of the st:.A111 w111do v Iv1 eg1e55. See tl1e attached photographs. Custom wood 6to1 1 w1117vws could be cleated with a center hinge that 3vv11165 up. 11vwCvei. the ste1111 w;Lida w does not stay p03iti V1i, 5V w nuiZi Still i111pede CLAIM gellcy egress for children. u111n1a1 Y 111e attaClldi Malt CG111pa1CS the options at repair and replaceme..t. OAAI btrla,lee, tn� hoilleawlleis believe that having operable e11e1gy ezrl.icllt willaow5 that do lint i111peae eme��eiiey Cj -C3s and leplicatc the nluntin plotlles is more important to the histo1iea1 a11C1 alehitectuial sigiiifcanee of the home tha11 having unclad woolen winnctuw sashes. the proposed vvutdovv5 5715hti..5 ZUC.nigi quality, a11U ale supellor iO die windows that ale 111stralleTi 111 u1a11y plOpcltie8 On the City's Historic LaAAdmalk Uesig11atinll List. the pinpvseca window sashes are :,v11,.5tcut the viiginn1 n15tolic lllatelial and appealaruCe, and are either exeltipt Loin 1eview aS ,liainterraliCe a1 repair, or should be appioYca. Section 5S.02.030 Exemptior. Thy artivris are t.,A.eittpt frail! the provisions of this chapter: i. Maintenance or repair; Sictrea 31s.vL.1j3 Altirat,i,ic of u Landmark or Contributing Resource I. !V�,thinr zit titin Citaxpter shun be CDrtstr ued io preVer'tt the maintenanceyr rctJrtlzr Alf rT ran Turk, or of a contributing resource within a diutriel. IV rcirttGrtaaee and repair actions include, bat arc not T irttteU to: f Iteplraroment of es.isting sashes with new sashes, when tHirtA Inutcrzt:tl vvhion z� consistent with the original historic material and rppzurinee; Kes rause Ma111teuiuiCc Tot repair actions are exempt fie. Lliaptei 58 of the LaKe Oswego Code(Histone YAese vutivn�. iv1aii tc11aitec repaii ale debited as including replacing �n;mtt11b 3a511C S with new sashes, when the sash material is e 115istetlt with the Original histtYiiC titatClial and apli ,alanec 1 ncieteiC, lepai1i11b c;nisu.11g window sashes by Aeplacing tho111 15 r n%lupt ii u design review so long as the AmatCAAul i5 ceiisiste11t with the Original histociC material and appeaiaueC.. it is critical to keep ill mind that the criterion does ,,1ot 1etluuC. .i duplteatinll Oi cAzet iiuiuch in materials; co11s,steLAey vvlttl the eiignlai Sa6liC5 is what is 1L'.lgUlred. As detailed below, the leplacenient sashes .Appeal indistinguishable from the eni,tiilg ,4311.3. sued tile piopciiti0iis of 5 ::OiJivitllrCu0 5\run i t.Hrvu izi,i1t66 57 the lliuutills and panes ale identical to the existing winTo W s. lhei etoi e, the sash i eplaCelllelll is eV11S15tllllt with the V11 111271 h15tv111i 111atl,llal a11U appeaizru CC, 5u It 15 a lepall action that 1s exempt from design review. The portion of the project that is a new addition is considered a "major alternation" that is clearly subject to design lcvicw_ a11C1 is aisCussca below. (.OiiCullellt with the hew addition, the homeow 11;15 d,,511e to iepaii and lllailltalll the eAi5ti11g ho111e. 1 h,, elelill.11t Vf the 11V1111. that heeds the most attention is the existing window sashes. As detailed above, the Condition of the w Lido W 5 CiCZll ly 111d1Cut1.,5 that 1l'1.,1r1CV111C11t 15 11eee55C11 y. 1V1u1Jtul a 11111 u51o11 nZrS detellu1atcd the sashes, alld llieie is lien a feasible alteina ive iu replacenielll. The homeowners propose repairing the sashes by replacing the existing sashes with sashes that a1G COiisistCiit with the knigilLUI nistooliC uiatciial ally appealalice. LUC J8.U2.1.5(1)(t). the proposed replacement sashes are wooden with a painted metal clad exterior. The proportions of the iiiuiitiiis and paliGS aic 1cleiit1Ca1 to tilt CA15t111g' wlii€lOws. As snvwii in the attached photographs, other than looking new (i.e., no sloppy paint) and not covered in condensation, the plop0se€l sashes aie iiiaistinguishablc Troui the CAistilig sashes. As detailed above. Custulll windows are incapable of replicating the proportions of the original windows, and are in UhlbitivEly CApcllslve_ ()lie bal4IICe_ the hullll.0 W11CA5 believe that AepliCatillg the illulitiii piutiles is iiiOie important to the historical and architectural significance of the home than having unclad w ooden w indo w Sashes. The plOpvseCl wlii iJw sashes ale eoiisistellt the Oiiglllal histOiiC lllatellal and appearance, so the proposed repair of the sashes by replacing them with new sashes should be appiuved as lilaiiitenallec ally lepaii of the lalldlllal k whiCh is exempt ti0iii design lcvicw. KeCugllnLlllg that the sash leplaCeiiieiit is exempt holli deslgll ieview is Cullslstelit with seveial of the purposes statements of the Historic Preservation chapter of the code, especially that '`clear plotCdul es alio cue piOviUCd iii the code tv "illsuie that the vllgviug Opelatloll and maintenance of residential...uses are not affected in a manner that jeopardizes the economic viability Of such uses and to "l,lotect piivate ploperty owllels against CAtiao17i11a1y cost occasioned by the application of this ehaptel." LOC 58.02.010(13) a11d (14). 3. Ire order to upprr.ve a In.ajur ult-rrrtiarr of u lrr,rdrrrurk, the 1.)r ydaprrr4r,t icevZ4 Corrrrrliaaion,far a major development, urtd clic City Mrrnrioer,for all other development, urticas referred to the.l iatarzc 1(7,17rol,cca .fid vrau,y 15arrr d puri.rud tv LOC J6.UL. .2J(1)(c-l), .311(411 Afar that: the prupu,,ed Vvill,br t di„ri,ri3h the. hiyteri,ul or ur c.hitrcturril igniJicurcce of thr landmark; or, b.fur alterations which diminish the historical or architectural significance, thrurlgh arc LJC la C7iiulysi3, it run be ahowrr that the berrefrt to the crirrarnurcity of ullawing- the alteration outweighs the benefit to the community of preserving the resource in its present aurlaaitiun. 58 ::uuivJA\rcuuL ,ruKI L.ANuA/45 LSU .J. _the folio vying considerations are to be used Rau guide ire the grunting authority's GZ'eliber ations: a. The ttae a../the resaur ce, the reasonable,tea3 of the proposed alteration, and the. relationship of these factors to the public interest in the preservation of the re3oarre, or alterations which diminish the historical or architectrrrttl sig.France rrtay be allowed if, thrott6h art Lt)'LL aitalysis, it can be sho ryn that the bene.fit to the community of alio vying the alteration outweigh the benefit tt. the community of preset.vi,tg the resource in its present condition; b. :[ne atgnijtcrrtce of the resaurre and the community benefit to preserving it; r. 1 hr physical condition of thr rc,'vurre; U. Inc effect of requested changes rciateU to the or igirtul exterior design, urraugment, proportion, detail, scale, texture, and/or materials; including the following: (1)Reterttiart of Original Construction: Distinguishing original qualities def,ttn6 Rat,urtur r a character shall not be de5troyea. Removal or alteration of hcstorir rnaterials or distinctive arrhitect,.trat features should be avoided rvhert possible. (2) i',r,e re,ioa C ansistertcy: Structures ultall be rrrugniueU as products of their vrv,t ti,,tC. Alterations that have no 1:istor*ral(Jas; t7 which seek to create an Earlier appeurartce shall be avoided. (3) Visual_har r ity/Style: Distinctive stylistic f erttrr e5, such as a line of columns-,piers, spandrels, or other primary stri.rtu,ai elentertts, or examples of skilled craftsmanship which characterize a structure, shall be maintained or rcato,ca as fur as ; practicable. (4) Replacement or Addition materials: Whenever possible, deteriorated architectural futures shall be restorea r other than replaced. In the event that replacement of un existing fcaltcre t5 necessary, or art addition iSprrviioaCN, hevv muterials should match thoe- of the or igirtul structure, to the e tent possible, in composition, design, color, te,ture, artd other visual y Malities. ()) Building Height: Etiiuting building heights should be maintained. Alteration of roof pitches shall be a voiaea. Raising or lowering a structure'S permanent elevation when constructing a foundation shall he rtvoZeLet, except us required byBiildinn Code or flood plain requirentent5. (7) tial La,dal Additions: The scale and proportion of builaino additions, including the relationship of windows to Yyalla, anuli be visually compatible with the traditional architectural character of the historie building. Contentpor€ r-y crirtatruction for alterations and additions are acceptable if the design respects the naitfltirtg's original design and is compatible with the original dualr, ,materials, window and door Opening propor tions of, the structure. / ::CIUMAIPCDOCS\POni'LmisuJ\ 59 (1) Windows: Window replacements shall match the original windows in emote,luta urtCU uppeu,u/tr7. .l he VI igittul rturrtber of window punes shall be rrtuirttoirieu or restored when replacements are required. C4AtiVII ro ible: C.ti1..C;pt v�he,e Lfuildillg Cmic yI reti4cirs it, Ile rV additions or ulcerations to structures shall be done in such a manner that if such additions or atter UtiO,IS mu!u tO bC ,C/ILVVe7 CIL the Jlttlilr r, the i'.T.TE,ttLUI jr,rrL 1.1.(0 Lrlte—gr Lty VJ the Or lgt/Gal structure could be restored. (9)Signs, Lighting: Sig>zs, lighting, and other appu,-tenanc7s, 7ll711 u� walla,fenrrs, u wrtlrtga, arca tartdanlping Shull be visually uarrLjiutible with the sr'ala' and traditional architectural character of the histrn-tr b.lildZr g. PF.Ytarrrnt aFsthw.tir furtm-s its idrnttf rd C,L flypcndi7,fl Vr-the Hti�tcl is 1Jzstl int List of Curuributing Ltesources jar the subject properly. J. Any design guidelines adopted by the Board. KCsccatnG We uitaeistatia that the Only apple vat e;Action is that the pi0p0sea alte'atiou will not aiiuiiiish the historical or ai hite.,tural sigliifcaiive of the 1midinuik. in the rrits7iiiatiyNe, if the alteration will aifliiiii,h tlic hiateiieal Ot aichiteetutal significance of the laiidultak, it will be appiovea if the ESEE analysi. shoves that the benefit to the of trllovvilig the altcit[tivti outvvcigh5 the benefit to the community of pieaeiving the Ieseuiee iii its paeseiit coitaitieii. LOC 58.02.135(3). the "eoi.midergiltions" itt LVI 525.V2.135p) i e flet tuZ[udrrtvty cavfnOvcal eiitilia. 1115tca7- the eottsiaetatietis ate ititcttaua to "guide" the C;ity's aelibeiatiotis about it the projcet diminishes the historical or architectural significance,of tne, laiii�ik raid the ESEE aiialy�i�. There are two coliiyvliiiit.,to the Y1ojcct—`1) the addition to the noiue; aliu (z) the tittiuitiuZIuOi. alta icpaii of the existing witiaOws. hath couipoiieut of the pi0ject is aisCussea separately. (1) New Addition "I lie tiist tlooi t00tpiutt expaiisiOu accoiuiiiodates the updated kitchen, which includes a biOAkfaSt uOOK raid td0OzTti11g tn, ijivaiv0L,I. the 5eiv1171 Hoot adnit1O11 ;11c:furies ft flew Clviifle1 to piOvite beuei access lion the top of the Stairs and will make the existing bedroom a more funett.-,nz[1 Inc CutlOflt z[eci,ss tO the bcaiOvni is 21 nicnc.s wide wIii�,n is uOt to ,vac_ dna the staira are also not 10 current code. By pushing the dormer out in this area,we can widen the auoi way to 3U ittene5 aurvvill eliminate the noir-COuipliaut state aila b aaieoui pieblciu. the second floor addition provides the opportunity to enhance the architectural detail on the rear (uuitn) Cc1CcvatiCru- iiicludiug clic aaaitieii Of wuiaows_ ail num vet ea Geek_ l Arm stylca halt timbering with a stucco finish beneath that reflects the south elevation, u hated ci sifted stone wall and Support tiiiibcis. 60 c� ::elllviAVYCv0Cs\re.K1 LAINL)\./7TA.46v5 11re aaaitions to the home ally 1Clate'drayade alterations were designed to be 11a11nvnious with the CAisting horse. Inc Well-UM has done everything possibie to match the existing arch:teetulal style and materials used on tit,oligi11a1 house. The architect 111ct with the laity a nunlbem ut times tura ievisel the plans to respond to L.ity'5 design suggestions. l'he proportions, mateiia15, 'design and crafts111a115hiv or the adClitie„ ate compatible with the ellalactel or the original horse. For eAa111ple, all new brick will match the existing brick_ and the most prominent features or the home,the polygonal bay arra 1tcesseca main entrahee, ale 11ot Ming altered by the additions. The location of the expanded footpLi11t 211GZI5 dna the large perimeter hedge and 11rf[turc gzr1ae11 mean that vciy little or the a'd'dition um facade alteration will DC visible trOni any public space (i.e., the stieet).4 '1'lie attached digital Compare the "before" and"afte1" or the rio11t(south) a11d west (51(1G) elevations; the elevations that e vi51b1C tlonl U11a117ler Road and Iron Mvu11ta111 Boulevard. The screening e1e tea by perimeter landscaping is not shown On tic 1e11delings. The addition will not Uiuninish the historical or architectural signitteanee of the landmark, and 5houla be approved. (2) Sawn G1 (n) i ne vY;naumm sast►es will not dimin;.n tic nlstol real 01 a1 eh iteetitral 0,;. .. ll\.4l ee vt tl1C iaaxurllaa n. H5 an3Cu55G3 above, the maintenance and reyair or the cAisting winnow sashes is permitted outright by the code, and is not 5ubiect to design review. In the altelnati ye,it the City interFuets tl1e win'dvw niai11teuanee an repair as being a nartie1 alteration to the home, then the criteria in LOU 58.02.135(3) are add1C55e7t in this application. 1'ne proposewindow sashes ore wooden with a painted metal clad extel:ol. Inc proiuftions of the 111urntiln5 a11ct panes ale icaeittical to the existing 4Y11ndV w.l. AS snows in the auached Nhotograplis, other than looking lrcw (i.e.. no sloppy paint) and not covered inn Conacnsatie,t_ the pro1,o,cd SaanCs ale indistinguishable from the existing sasneS. No Changes to the existing Lames are proposed.. The new C11C1gy errnCient sashes eliminate the need t., us, unsightly storm windevY5. The 11Cw 5a511c5 will not airniuish the historical o1 rimel1itcctural sigiiifreance of the landmark. The exclusive source for dete1111ilting the homes h.istoiical and architectural signirlcti ice is ttm City.,fLaKC uswego s Uultival Resources Inv,,nto�y Ion the flume; which is attached. The flisttuical and architectural cnllpnasis iii the iuvenntery is the home's t uilor style of aiClritCCture— "the ,trbjCCt buil-ding is at1 excellent example of the 1 num style or architecture which was popular in the Oswego vie.-Linty 1n the .30s alfa 40s and "the Van Houten i-io c ;5 significant as a 4 The front of the nom :s tnc south elevation,and is the most visible,altno�sii it i;partially covered by the hedge and garden. The only portion auk,addition that will be visible on the south erevatIv.,is t6 we far left(near-the aarae). The west elevation is the sine of tn„Lome that faces Iron Mountain Boulevard,an t,.rb„ry obscured by the nt-ast-. The north elevation,which is where the aaaitiei.is most visible,is the rear of the home,anti can..ot Dv oc.. from w,.y push.;space. The cast elevation is the side of tnv nom..,arid faces the interior side lot line,so it cannot oe seen from any punt, space. 9 ::vurvtAtrCvOCa\t'VK1LANU\/45025\S 61 rine example of the 1'udet style." The window sash material is irrelevant to if the home's 1 udet atchiti,Ctutal styli. i5 aiiii;iiisnea. Wncx, WHIM 5 ale utctttu11 d iu the inventory, the emphasis is On the shape and pattern of the windows. The inventory describes the wnide,vv5 715 111LL1ti-light double-flung sash and easement many int twos and threes" "multi-light windows" in the full-height polygonal bay(which is also described as a"full-height pelyseltal wintdew bay [than is equally noteworthy') and "segmentally at Ched window w/ lattice glass." The materials of the windows are nut melltiC,lled U1ly yyllele;ii thi, iuuviiitvty. rl net atm l:_ the ellly eenelusie11 that Can be dtawlt is that the shape and pattern at the windows (i.e., the polygonal window,lattice glaaa and i11ultiple partes) a1 w hat at i, 1115t7)11eally cold al entteetut at significant to the Noire. 1 het etvt e, beCause the teplaeettte tt windows replicate the appearance ;,f thec�istillg wiltdi.vy3, the 111sto1iet1 a1171. alehiteetutal 3igii1 leaucc or the netme is not diminished. 111is COMA U51llr1 15 suppOrted by the description in the inventory at the teat wing and garage, which were later additions that "d, itot si,tivusly dcttact Einar the lu5teliC cnulaclel or the dwcli;iig." With tile addition_ Mete ale cutteittly three kinds of window sashes in the home—the original wood sashes, wood sashes that ate clad with alutttittuttl ett tnC CAteniet, and the slimly tOOtit sash is wand with a vinyl clad eAtCtiot. 1ltetelate, at the time the home was designated a landmark, the window sash materials vv ei e not all wood, out that did not affect the home s desiguatiolt as a landninaiK 'het ureic, the window sash material is not a significant component of die home's historical or architectural volar,. A 5ut viy of otnil pioperttes listed on trio City's Nista'ie Landman( Uc ignation List is illustrative—many include windows that do not appear to be historic, and of a far inferior quality to the sames pioposia rot the N1CAuliflC's home. ref Cnauiple, the windows On the teat elevation at the Uswego Heritage House appear to be vinyl sashes and have no muntins whatso; The reasons supporting replacing the existing i1lvpet able w hide w 52[5i1e5 ale pie vi, u7any v e. l]ivent that 1eplaCentent is necessary, the Choice is between building new custom wooden sashes, or installing the wooden sashes that have a paitlti,d metal Clad Ci.tetiel that the naincowtiei5 nave aliCady put Chased. As noted above_ custom energy efficient windows cannot be built to exactly replicate the existing windov,s; the 1nui1tittd will be wider and natter_ whet eas the put Chased sashes ate eAaet teplieas at the design and ptopoortiotts of die existing windows. Therefore, the question before the City io which option will avOia diminishing the nistcliCal et atenitectuial sigrtitiCatiCe et the landinark, which in minis of windows; is the pattern and shape of the windows —the purchased sashes vvnieh are enact iepliCas v,r the pattern and shape_ et weedem sashes that have a date'eat pioportion than the existing windows. The homeowner thinks the former is the obvious pieff1e11ee, and is compliant with trio Tilde. Oth:,t Cinitnulntte5 11avC, uppiOved tlX use 01 tluid aluminum clad weed windows in histone buildings. ret example, when Sioux Falls, SD was renovating the 19uu washingtnn nigh School to convert it to the Washington Navilwm of Arts and Sciences in 1999, the City Chose the Hund windows because they matched the appeata11ce of the original wood windows mid vele virtually ntnaitntettatiCC Lee. Additionally, the "Magic House," a Chia ett's tmuseumi in Si. Louis, 5 The sash on the lattice paned leaded glass window on the south(front)elevation over the font door nor neing replaced. The broken panes in that window will be repaired I U :num AvrCUOCSvt'Okl LANUy/4,ti2 62 selected Fluid windows. The piojeet required appioval ut the local Historical Sveiety and was awarded the LUu9 )1I5tluetiell Keystone Award by the Associated Limier al Conuactors zif St. Louis i11 1999. Photos of the wasnrrrgtou Pavilion of Arts and Sciences arra 1vlagie House are attucnea. (i) Guiaci111o3 ine guidelines suggest that there air Marry elements to the historic and architectural sigrliticauce of a landmark 5 enteiiol design, including arrangement,plvportion,detail, scale, texture and ivaterials. LOU 58.02.135(5)(d). Inc Only element that is affected by the pioposed sasnes is the material,but the painted exterior at the sashes are indistiiigui5nable trorn the original windy sashes. 1ne purchased sash materials de 11 at rirat the original windows because the en.teriar of the new sashes aye clad i11 painted metal. in this case, the City must balance the need to use a nes. iriateriai (the purchased sashes) with lrraiiitaiiiilrg the Overall aesthetic of the home. while the guideline i11 LOU 8.UL.135(5)(d)(7) indicates that the sash materials shall match the original, this is not an approval criteLro11. 1115te . it is one at several guidelines that 5n7u1U be considered. In this :a54, the nrghquality sashes that have been pLuCna5d1 me pletviable over new custom- :made wooden sashes with wider nluntills because the purchased windows aypCmanCe is identical to the existing windows. The visual integrity and Sty1u at the home are maintained. LOU SS.U2.135(5)(d)(3). The other guidelines indicate that some fle„ ibility with materials is acceptable— LOU 38.u2.13 (5)(d)(4) describes that ieplaCCnrcirt materials "should match those of the original struelure, to the enterit possible_ 111 Composition, design, cv1v1, tentuier arrd other visual qualities” arra Luc 58.0L.135(5)(d)(1) does 11ot pi urn bit lel,lavillg Or altering historic 1i,at�rials' instead it"should be c — — ." Emphasis added. 1 he guidelines should be applied consistent with tele purposes of the Historic riesci vatiOn chapter of the eoac, cslreeially that the code is intended to '-p.iutect private plOpelly owners against CAL aOldinary cost occasionea by the application of this chapter" mid- C11Cuuiage complementary Lnot identical] design and construction impacting historic resources" LOC J8.U2.01U(14) and (7). Emphasis adcica. 1 he physical condition of the c1,isting Sashes_ the inteasibility and extrac1(Jinni y cost of repairing or creating(r11 cA.act replica, and the leasonablene,. of the piOposed sashes ale detailed above. LOU JS.U2.135(5)(a) and (e). A balauce(1 ieview at the guidelines support the wnelusiau that the p:Ul,O,edwiii 1Ovv sashes, which replicate the appearannce of the Cliginal windows, will not diminish the historical or architectural significance at the home, and should be approved. (b) 111u L5r;lu analysis shows [hat the be ei1t to the community of ¢[11Orvi11g the teplalvluen[ window sasncs ouPv gns the beuetit to the comm..11ity of u[eservinu the 1 e5vu1 in its at esellt CUnai[iOl An">✓SEE Analysi " is Clettited by the City as "an evaluation in wni%n the coolOuiie; social; ell vi1vumrlental and anergy consequences to the euiiiuiulrity of...preserving a hi5to1ie ... re5ouree ale considered and b-alaneea witty the Community benefit of allowing change ... of the historic ... 11 ::inhvuureueesWeli 1 LAND\/4Sa26\S 63 1CSi uli4 tO U COutlietiiig use.'" As applied tO thiS application. the LSEL analysis ColilpaleS allowing the sashes to be replaced with the purohascd nanh.,n vvith ic4uiring tno pionibitivCly CnpCnsive au 1CS CfTiCielit sash iepail ui CustOln sashes. The "inipaCi area' of the ESEE analysis is limited to the Mcryulifff s homo. 1 ne notal, is not part i01 a laiger nistviiC district, Di a cohesive area of histviic flumes. "1heiefale, iL is inappropriate to expand the impact a1,ca beyond 109 i Challdlcl rcoan. Who1i balancing the .CS1 L, C0ii5Ct1ueuCes tO the COniiiiuiiity_ the inipaCt uii the honleownel is also ielevalii, particularly in light of ORS 197.772 and th,:purpose of the riistoriu vation l...nuptor. aro., of the puipOses 01 the.Histolie nese'.vatiOil Chapter of Lhe code is ro "proieci private property owners against extraordi11a1y cost c,cousionoa by the application e1 tnis ellaptel." LUC: J25.UL.UIU(14). UKS 191.1/2 was cuaCtea by the Legislature in response 10 draconian historic preservation regulations that vvCl"C applied t"piOpert;Co without the 0witei 5 Consent, ally (1) rekluilC3 a 1OCal BOe11niieiit to obtain the COlrseriL uta pioperiy owner prior to designating property historic, and (2) allows pleperty OvynC15 to "Opt Out or nistoric pi C5 ivatiOii piOgna11rs. 01(5 191.122 has balanCea a property Ownei's rights and the benefit to the community from historic designations, and dctormirrori that a plOpCrty i,wllCl's iigT its outweigh the potential bCiletit to the Connriurrity. The Uity's ESEE analysis should nut deviate from the Legislature's conclusion, and must collsidC1 tnC cost to tnC pl eperty owilel iiiipO5071 by tnC ee7e. The ESEE analysis shovv3 that tnC.r.sr.r noriorlt5 to the community ally hunicuwiiCis_ patticulaily the CConOiniC_ envilenrnental and energy consequences, are greater if the sashes aro replaced with the purcha-,Cd ,ashes. (R) 1JCullvillll. The economic hardship on thy,plvporty CwiiCi or denying tnu iC4ucst to u5o the pulChasCd wriidow sashes ally iequAlliig eithei lepaii Ui CusLUIrl windows is staggering, and is inconsistent with one of the purposes of the mistor;c r1C5civatiell Lnaptel UI the Cvde, which is to "protect private pleperty Owile's against exuaoldil.taiv COsi occasioned by the application of this chapter." LOC 58.02.010(14). Emphasis adaCa, tSCroiC tnC moAuliffe's were notified of their home's lalidiiiaik designation, they spent $55,U14 on the Hurd sashes.° The quotes for repair and replacement options arc o11 tnC attacnCQ Malt. riOwevei_ because $J57614 has alleaay been spent_ it is a"sunk cost;'meaning that it any alternative other than the Hurd sashes arc rlyuirod for the home, the CCat Cf t11at a1tC111ativC will;III iii aoditioll to the$55,b14 alleaay spent. the unk Cr./St Cunsiaeratiuu is in-arid-zit-itsclt and "extraordinary cost" that the Historic r1C3Ci vati01r charter socks to avr,,id. Additionally_ the consequence to the C011lliluuity 01 the sunk Cost + having to spend addiiional funds on one of the sash alternatives i, th, 11vA11r v w11c1 has less rrrunoy u 'ailabiC to SpCird n1 the community. 1'he1e arc no i ialiCial benefits. SuC11 as piopeity tax illCeirtives, ass0Ciaied with being On ihe Uity's Historic Landmark Designation List. wHint tneAC iS a otigiiia a111.111g buyei3 iClatea to p1CpCrties that are aesigliatcd as lariaiiraiks. For example, the home located at 16847 Greenbrier Road is desibllatCd us f[ til toAir ra 0.11dlliai l{_ and ieceiitly a 4ualirlCU buyei teiiililiatea iregotiatiorrs Oil put Chasing the heirie when they learned of the designation. If the G 1;36.5 r0 for replacing we ex:si.rig ..ao +$19,044 for sashes in the addition. 641 G ::iOuryCvOCLA v iA 1' svwtc I LA rCaSvnal�le 5ash icplaCernieirt is not allowed, the stirr.a will bC wOrse_ and it could have a chilling effect.on other property:,vv'lei5 icnabilitating(on pOteinial property owners fie.phi:liming) homes Ou the City's Historic Landmark Designation List because it is piohibilively expensive. Already deteriorated repertie5 will continue to decline,property values will &creased, and the Citys taA base will be reduced. These outeorrre5 are inconsistent with the purpose statements of the Histon1' e .eser vation.chapter Ot the code; which arc directed at IO5t.1i11g eOnunuurty and ,ieighborhoocd pride, strengthening the Cec.irimy or the City, enhancing property value, and avordurgjeop:udlaing the economic viability of historic 3tiuetu1CS. LUL )&ULU1U(2), (4), (8) Arra (13). HOwever, if the high .1..ality duan iCplaCcrnerrt is allowed, designation has a historic lalydr11a1K ecula 'DC Coin iEeieU less tit a stigma, and property owners could be incentiviLed to update their homes. Property values weula increase and enrployineni opportunities related to remodeling would be created. these outcomes are consistent with the pulpO5c5 Statements of the Historic Preservation chapter of the Code. (.;) 5V`lal There are obvious .ectal oc 1CIits vI preserving histOiiC resources. Hovvever, as UKS [91.//1. indicates_ thele ai limits on the reasonableness of historic preser vation regulation, and property owners should be able to opt out. 1 ne limits On the reasonableness of historic,presilv2[trvn ,ibulatiOn a1u also act nowleaged in the purpose 3tat..iii0iit Ion the Historic hese'vation Chapter of the code, which is to -pi 7itCA.,t private property Owners against e'xtrao.-dirrrr v Coat owasiened Dy the application et this Chapter.' LOC 58.02.010(14). L"urphasis 1h., requested window sash replacement is part of a hip quality update Ot a single funnily residential home. The piOpo.ed 5a5nC5 CUiItc1 thorn the original windows only i.1 rrraterial (t11e addition or metal Clac3 an wood); a difference that is i11di5wrniblC. lI there is a social be►neirl Lo rcLluirirrg die retention of woerten sasne5_ it i5 ae nlinimis. •l'he social value is further reduced'by tint need to use storm windows, which obscure the detailed windows and create egress problems. uotCd aDOvc_it the leasuiiable window sash replac.,nnent iS net allowed and the rehabilitation of historic landmarks is eh:ll.a, their tic resulting deterred maintenance and declining stock of histeric henries would have negative Social effects. 'hese OutCoures zine nnCunnsisteur with the purpose statements of the.riiatorie Finer nation chapter ot the code, which are directed at fo5tL+rnig CVunnu uty anna neighborhood pride, strengthening tnec CCDuOuiy of the City, enhancing proper Ly value, and avoirliug3eopaiClraingtile economic viability of historic 3truetuic5. LUL D .UZ.0 1 U(2)= (4), (8) and (13). repairing the existing sashes could lead to the r.iea5e or lean paint dust, exposing die small children in the hot.to a KnOvvil poison that Cases developmental delay and otne1 health prvb1c1n5. 13 ::vumn\rCi)t)CS\ru1TLAND\74502613 65 (aai) J!,ii vat D111llcsital and Eitel 1 n..1 �Jla7.7Anviit 5a5ni5 na vC all cri y bGell put eliase7 771115ti uCtea uAZ Cie11 V G1 ea. I he JaJ11eJ were built to the specifications of the Mcxuliffe's home, so if they cannot be used they will liK..ly be ClispOsea Of, which has negative CilviiOiuitental arta cnetgy ConsetluCuCes tot the community. Another significallt 11egftti v7., 1.11 v u 1/111111.11ta1 a11a 71171 g,y 7,f 1111t installing the puichasea 1eplaCenient sashes is the altetuatives ate Considerably less energy efficient. See the chart coiiiyarillg Crr17iCiieiC3 tnc aIteiilativC.S. 1 nu City has ieCogniLea the importance ofiticteasing cltefgy efficiency through its comprehensive plan (Goal 13: ri11.7.16y t_v1131.1 vatioll) Zr11C1 1.11rv11,Ci1111.11t or the Viegull KCT GJ1Gi1tial .bileigy Cao CIG. (i) fl ,totia riC5C1 vatiDii l Dii�lusiOii 111c. arlrlitiena to the mine, mill lnatal rayacle altCAatiuia, weke Uesigu GCl tO be htuiiiOiiieus with the existing home, and are focused on portions of the home that are not visible from the street. 1 rte. aCl ClitiU115 will not diminish t11CC 111JtOi iC it Ot aiChiteCtui al sigilit1Ca11Ce of the home and should be approved. The window sash replacement is exempt from design 1eview as mainte11a11cearld 1er,ail be:.tru5� tnc pioposei witirlew sashes at Consistent the Oiigulal histolie Auatelial dna appearance. In the alternative, because the proposed window sashes 1el,licate the a1,pza1a11�C of the e1; ;11al wu1 o 5,tnFy will net a1111111As11 the hhstmica1 Oi aiChitcetulal sig11it1Callee of the home, tura should be approved. Additionally, the ES Er, analysis shows that the r.5ur,benefits to the C.711unuiiity M riUtuCOw.uCiS particularly the ecoiio1111C, eiiviioiuilelltal .1114 euetgy Canseyuenees, are greater if the sashes are replaced v,ith the purchased sashes. B. Community DevJoi.111e11t C„ae Ai bele 50.08 Residential — Low Density Section 50.08.030 Yard S.tbwr.u., Pursuant to LOC Table 50.08.030 the fvllo,,ing 5ctbrxr.ly 3"trxridri,d., Mpply ;rt, tht7 PC-1 v,7nG: Front Yard: 25 feet Street Side YrIrd: LO fart for aide yrzl d.W.re11t tD 1ce1.Snpm,irn Y rt ttrrtn, Side Yard: .1(fc-t fin yv1 tiolc.i vJ ticc St,rtic.tu,r < 17 frit lic iteibilt 1 S fejt Jar portions of the structure 18 feet in height Reur urd: JP feet Response: As depicted on Sheet S1.0, the home exceeds all 3etbrzeK struid Zrrds. 14 ;ODM,vPCD,CSyPO,.;'LT Dy,45026v5 Sect JU.Ult.as3 Height of Structures Payb-urzitt tu—LUL 'Table .571.718.I13.5, a primary utrurtu,e I:It the 1-(-1-0 huhu Shull not exceed a rrtuxirnurn base hei-ht r3f 3'v fejt. - Response: At its highest petiit, the nvrtre is a},pruxi111atety 27 feet, 2 inches feet in neignt, in t;uinpliance with the rllanirr1u111 base height standard. 3eetian Sa.a8.U40 Lot Ca„GTS t'ar a'a cint to LOC :table 50.08.04x, 2,3`70 is the ,ntzAirruarrt rat coverage in the R-10,.uw.e J(7, structR, that is bet 1V eel 2/ and 18 feet in height. Response: . The lot.S appivnuriately 2l_i3S square tee., so the applicable 1ltaniruuur IntraveLagge is 6,834 5yu.uc tett. The total lot cove.f.. ,e if the rerrrvaeiea home and existing shed is signiIit,tiitly IC55 than the nlanirrrurrr allvwca by the crfae. '1'11e remodeled herrr:.`s roc-Ain int i5 2,6U6 square tees trAelucting the S25 square foot attaeheri salage Motpiirrt) aua the tomprint of the snea i5 245 square feet. See sitE phui at Sheet S 1.U. Sectiol, 5u.uTi.U4z .1Utt-iinturrt "'lour Area Pursuant to LOC I able 50.07.072, the ,nu.x.irnum floor arca f rT u dwelling in the R-1 D zone is Vaou I upon% the fallowirtg cakuL tio,,_ 3000 ayurrrr feet + [(actuul lot size—5800 Syurrrc feel) U.l9J 750 ilviiure feet Jo, u residerttiul unit providing u ,mgr. Response: 1'he lot is approAi,i,ateiy 2 square tee', and the home includes a garage. lhesetoic, the trrc`tni,l,ultl tlpvr alta is 7,842 square feet li,uuu+ 1(21,i3 — S,SU0)x 0.19] IF 750= 7,aztz1. llre "door arca”of the rerrrvclele hvlle (iucluaillg the garage a.,d the basun Lout) is 4,9S1 allu a feet, in compliance witl1the nook area starlaard. The 245 square foot Shea i5 a1r accesso.y b1.4il0.i1ZZ tnat is rti,t habitable: so does not const tvwatris the 111axiruuul 11001 area St2rria i CI. Suction 5a.?8.045 Str,.,LtR,r UtJig„ (. Street Front Setback I'ira e Even if ino 2.4D square feet shed was considered habitable;the.o:1oaeled home would still meet the criterion because up to 4u.7 sga..v feet of habitable areas within an accessory struai�re i exempt from floor area calculations. LOC 50.08.042(3)(h). I J ::ODMn.1PCuOCa\runt 1.H1Vu\/4suzo1S 67 et. &c pt as art forth err LAM- JU.Un.U4J (1)(C), the y,uftle; of a Jt,uCtur t that fronts urt a street .hall In behind a plane that starts at the setback line.(front yard or side yard Ctbrttti,rg Lt Jt,e:rt) Curd FAtcna3 uyvvar Z tO LU feet int height, then lupe tv rvar ld the center of the lot up to the maximum allowed height at the highest point of the roof, a, illust,atc.d in LOC Appel v JU.0/-L. 1 hs JlOye of the str e;e;t front setback plane is dependent upon whether it applies to a front yard or side yard abutting a.,trent, F,ont yeu-d-- 6:12 317,pr, ii. Side yR,d abutting Q 3t1 cut-- 12:12 JTOpt. aide I rt,a,.7etlSarK I'lanC---1ate,in, Yards zr. L' eept a.) Jct All til in Jeri-Luc (e) betOw, the Sade profile of a stnurture shall in behind u plane that starts at the side property line and e tunda upward to 12 fret and sloe' tovvrt,a the Center Of tile lot of a IOpt of 12:12 up to the rnaxirnurn allowed height at the peak us illustrated in LOC Appendix 50.07-E. Response: As depicted on Lhe site plan, the remodeled home fits behind the required front and side (street thiel ;iiftiivt) 3CtbaCK ylehii;S. J. viae Jo,a Appear artCe rind Sr.eertirtg At least OTT Of the f011O vvitrg UF:3 tXrt tr eatrnent) Anil be applied along side yards or Jidt elevations. 1 his section is applicable to both interior sick yards aid side yards that abr,.t streets. b. Treatment 2 - Side Yard Features. i. The side elevation of a structure shall%vnar3t o f t i vT moue ylurrte that are Offset by a ntinintttnt Of 1 S inches. l he wall planes shall be a minimum of 4 feet in width, and shall result in a change in a wall plane for mite full tory. Response The subject site is on a corner. The gest e1, YettVt1 of the hv11t;, i3 the 3i`le c17vetivi1 t11`ut fxc.3 tlr� 5icic 3ticot, dila the cast ClCvatiOil is all iuteliul SidC yalt-t Clevat1M1. Inc aadit1ou of the west elevatiuii iuut1OaiCes a new donne' and enlarged window; design treatments that n1.ri..ri.,,e tl.o Tipp re11Ci.of Du1K. L7111pC17 31177t3 A .0 alio AG.U. 1 tic w%31 elevation is Colnpiisca at tutee planes, which are over 4 tees in width arid are otfsei by more than 10 11LClic3� 1u CC1tl�rliailc wan --ii atuui cit G.' LVL JU.UZ5.04J(J)(D). 1ho 1c111odoi ti, trie i%$i-raciiig itortll G1Ovtation iiinuries a scCvtid h OO1 aaditiOui 111at is supported in pail by exposed beams and a hand crafted stone vv all; den t1e.`utmo11t, that odd articulatii,n 68 16 ::ODMA\PCDOCS\PORTLAND\745026vs aua minimize the appearance of bulk. 1 piotlic of tltee aaaitieu can be seen from the inte.ioi side ya.d facing cast nevatiuti. Caiiipaie sheets A1.1 and HL.1. inc east cicvatibu is uelt.tptisea of rout planes, which are ovei 4 fact iii wiUttt alta ate Onset by more than 16 inches, ;n co..iyl;u.,.,e with ''t i eatnieiit 2." LOC 50.08.045(i)tb). i 'mien .)U.7J$.U. 5 Garage Appearance an.II Loratrvn 1. _the following standards aE,t,ly, e re1t yvhe'n a gueuge is located behind the priinary structure or the garugc i. fide or rear lauding, as shown in ANNendi. a. 1 itb guruge,hall: Not be located closer to the str..et thu/t the d vvellt,cg, iiitless the e.weptiart criteria outlin..d in .,/.cbaertiort (c) below are met. For the purpose of meeting this otanVard, the ei.terior wall of at least one room of hubitablc spud-c, other tnu,t any habitable space above the garage, ,hall be located Closer to the street than the garage door. Habitable Space ur.7ve [Z gurage Jhull be considered an acceetablc method of tn,r,tarcg tncl, .>turtarIrUjar remodeling projects involving homes built pricer to August .20N. Response The existing ho..to waw built pie' to August. 2004, and the CA;st;l.g gauge has habitable spaue io.,atud above the garage. No change to the eAistutg gaiuge appeaiatic;e and location aie proposed, so this eiiteiiou does not apply. It die criterion'd.d apply, it is sattsTtea by the habitable space abeve the garage. U. Development Sta..7:17'15s Aiticie 40.40 Utaii,a e Standard for rvli,,;ste/iai dna Miuvi vevelopmet1i Suction 5(1.40.0171 Sta4d rrla je, Appr u val(Lr ainage Standard for Minor De 1riripntr,tt) L/lAiIGKKG i'1.41.te rt Alterutturc. Dr-vclvprncrct Snull be conducted in such a manner that alteration, of dray/Tt r pattern, (streams, ditwl'tes, swales, and sv rffre runoff) Uo n t traversely affect other property. xesuettse the aaditiau will expand the f otinint.,r tna home by /JO square feet. All new roof diuii,s will be connected to the enistiug dtaitiage system. Be:,ause u.�y ;tt.,.ease itt stettt.watea caused by the iiietease its impervious su.fa..e will naataleca by att approved drainage system, their, vv;ii be uO alteration of drainage patteins aria other properties vviii irvt be atieutea. 1 / ::ODMA\PCDO:.3\rOniLr.w,'1/w,'u1.nu 69 Sur dart 511.4x.315 Standards fur Construction Response The scale of the addition does not require the construction of a new detention or retention area, 5v the ptaudaids in LUL 5U.4U.11.15 and JU.41,UL5 aic lint aNpliLabiC. ,a'ectiurt S0.4 J. J2U Standards for Maintenance 1. Same us for LOC.)U.41.17.5, which states: Maintenance. All detention or retention areas shall be properly maintained by the owner such that they do not De.vnte nuisances. IVuisaner eonaittorts shalt tneluae: trrtptopel slot age resulting in uncontrolled runoff and overflow; stagnant water with concomitant algae growth, inoet,t br ceding, Uma O00I3; aiICLir"aea web,;s; and safety huzzzr as rr cute by the Joeility's operation. Storm water storage areas shall be designed with sufficient access to allow adequate, �afc emu efficient maintenance,as acterntinc 1 by the Lity Manaer. 1.(Oo N V 11O'.. 1117 s.A1C v1 Mc z[C1Clitivii does not is junc the vt a iCw dCtcutiou Oi tctciitiati atec�_ so the suaitdaids in LUG 50.40.015 and 50.41.025 are not applicable. 2. Site 1)ischurze. Where conditions permit, individual lots shall be developed to nte,irntZC the antuunt of.,tor, vvatL, r unOff whtcf11 is pe,CaluteZ7 into the soil arca to rmirtirni.ce direct overland runoff into streets, drainage systems, and/or adjoining property. Storm water ru,tuff fro,n r OOf, arta other ;Input viems surfaces 3lir ula be Wye,tea inti s vvW ter r area, nit U/Or water percolation devices on the lot when possible. Response I'he addition will expand the footprint of the home by 730 square feet. All new roof drains will bC l+VinieetGri to the cmistiug CliaiiiagU systeiii. tiCLau5C any iiicieasc iii st0iiiiwatCi LausUU by tris increase in impervious surface will handled by an approved draihage system, there —ill be no aitciation 01 Lliaivage patteiiis and other inopertics will not be atteutcd. Section 511.40.050 Procedures 1{1e applicant shall submit the following information: 1. General Information. Infurrnation concerning clearing, grading, veneration p . ert,atiote urid d,1M:hug-C iutpry vernent,. 70 18 ::ujJlop\ uur_5\t"u1tAA.,.HN v\/45VLr RGsuutise the adc-liLion does not requite Lletztittg, gtaaittg Gi tiec kJ' vegetation preservation. The small Kam...1/a hinei actaitiuu is 6 tee. wide, and is adjacatt t., tt,e gaia8,C. the new drain liths will be Lied to the existing tttiii diaiii3. On t11e Leaf ut the house, a new covered porch and aecutta Iluul baVVt11/bat111Vu1i1 expansion is proposed. 11tA5 111 w w I Chains fui this ploitio11 ut the aadiLluil will also tie to the oAistittb lair�llaiets. Z. 171Z1.tutiL When a watercourse lsprr7.cnt eft the Site, x,tfaYtrtLttto/G regarding its hydraulic churarteri tie. .null be J btbntitted. Keboonse 1"heir is noL a watercourse on aitc. AL dole SO.55 Parking Standald7. Section 50.55.01 r ,5tu.iauras rte,, Appt a val 1. Vehicle Parking: a. Required prtrking 71.,uCeo ,null be available far the parking of operable puaae,: er ven:Cle;o of residents, customers.,patrons and einpluyer., and Inuit not be useafur the storage of vehicles or mater-Ll- ur fur the tuitNing and unlauding ar purkirta of vehicles used in iru„durti,t6 tne ou,)ine3,3 or u3e. b. Number of Re4aired ruriing apurea: i. Refer te,Appendix 30.5_)-A to determine the number of parking spaces reyvtired. jne ',umber of parking spaces specified for each type of tn,e rt,a the rni,ti,ntttn tandurdy. Fractional space roiluircnaentS.,nail be euunteZl u� the neat highest whale space. Appendix 30,33-it re1uire3 1 apace per dwelling unit fur single-family d,v llins., r. On-Fite Location of Required Parking Spuceo-: i. All required parking shall b.. vffL.itrert. rurkino nruty nut be luruteti in a required yard or spe�iul street.,etb.zrk. Kestivi.se Off-street Parking for ttte ltutttc is inCiviad at the existing Lluee car garage, in cotttpliattec with tnesc et iter ia. J. Parking Dimen,ie,,,e: 19 ::ODMA\PCDOCS\PORTL„ND\7Y7OL6b 71 Kefer to Appertdi.A. .)U..).)-15 to aetermirte the minimum. CLLrnen.aton Tina l iy t paukins oprt �. ii. 1 hr„Li,Lirnu,,L di,rie,GOiv,L to ,,s Ct Ji,i l family T7.Sidential Frtuki,Lg space requirements shall be 8 feet b inches wide and 18 feet b irtches lung fur each space. Response The parking spaces in the existing garage are not being modified, so it is unlikely that these CALtC>la aiC appIiCabIC. 1 liC MIZEJnLIkiIIg spaces Iii tIiC 26"-2- vv17C A DT-L lung Cnrsting garaC exceed the Anin:AAAuAAA parking space dimensional requirements. 13ra U,c 3U.55.U15 otu.rra[t,aop, C.v,aJtr nrt;vrz r. 11Lc. .urfrzcr(7f thr purki,Lg rind i,LLLnL,L4vr,- nK urea ahall br�UrtstTri7tZ.d us u dn>able surface. The use of gravel in law use areas, such as church parking lots, recreational vehicle .iter Qgc. ;IG ,eLL3idu-Lairlo, o tJide evuipmr,Lt unfleet vehicle it irLdwatuiul may be approved, so lartb as the gravel is contained, the parking arca is clearly deftrted, and where rrdc pry mit". .Krfr/ tv iA7 _)7).3-(7.7)70 (6)16, rtddctzvnal puvzn6 sperV c tions. _ 1��J{J VAAJ� Th„ lA:Tit:AA dA:„e,..AAy pared :th a c"AAAb:nat:on of concrete and cobblestone, and is not being tliOaitiu7. S'ecciun 50.55.020 _Procedures Applicant shall provide scaled parking plan with dimensions and number of spaces accurately depicted. Inc Yivk,i,sCQ 1"1vv1 rim, zrt sncct HJ.0 dil,iit5 thc. 'u .i tLug gar&gc. 72 20 ::VuivIAvL I' UVLu KI LAIVL,V ZF]VL ,D Article 30.3 t ti7,773s J r ti.rn .)11..)7.(II.) tarOulds int Appra vul I. Lver—y ahull abut a street fur a width of at least 25 feet. Exception: The street frontage of a lot created par sZla.nt to uppi rival of ,vw hauae aeveloprrlerlt may be reduct?d to I/ Jet in the x,U, IJ-1J, K-2, K-i and K-5 zones. 2. Access design Jhall be bused on the following five criteria: a. Topography. b. l r erff e valurne to be gene.ate 1 by the development. C. Clas's'ification of the public street from ,Airh theueeca-.a .J tether. (residential, czllGetcr c, urtr,int). d. Traffic volume presently carried by-i el.Jtre t. �. Yr njrrt.7 tr uJJic Vulurrtes. 3. U.r ert per na-wr,nt ueCess J►am a ae velapment to art arterial street is prohibited where art alternate access is either available or is expected to be u vadablr. A tempo,ary ueresa may be alla��d. 4. Di,cit aieeaa frarr, a Ue,velaprnent al a Jtr uriur a to a r eslderuial street is required unless such access is nut uvuilable. �. 1 he City may require shared access with a neighboring site aj residential street aero a ,Ccnl pr aper ties to pr avlae access to the development if'necessary to prevent ud'verre impacts on traffic flow. V. 1j na suiisfactvey access from a public street to a development is avrrilrible, the city shall require pastponeme,.t of the aevelvp7ft rtt until such time as a satisfactory access becomes. available. Surtian 50.57.020 Standards for Constructian A:.ceas Access lanes shall meet the Jollawina minimum standards: • i. 20 foot wide easement. Sectian 50.57.010 Procedures Ueterm nation, of the location and coi.figaratien of an access 3'l.erti Z-7e bar an a traffic 3ti0y, ltir.lu3s utf.er vv; e app.'svea by the City Manager. l\LJ lJ\/I I J V 21 ::uumATCiOCsvrOR7LAND\745026\5 73 tnG I.01.11GA mt Amts tW7,puel;k7 177;a7.aitirli fr1 1111,1e thtt., z.5 feet. No new lots are bz:i.g created. The existing home has a driveway ihai diiecily acCesses a public ie5ideiitial 5ticct. No char, CI 1A8e to tar, { int tile CAisting aCCes815 pirpVSGU. LUL:, DU.)/.V.LU uiAG D0.57.030 aye not applicable. x1t:c17, i.64 ut;litY Stztrrdzt1d .)'PLtiurn JU.64.UI J ,trunau,t7a j , zippy DvrT1 I. Utilities 1{Cytii,Ca. 1 he fvllovvtng tttilitiC,, vvn-th-r on or off site, shall hr.proved-d to all development in the City of Lake Oswego, in accordance with City engineering aiviaiart'a policies_ dirt stunUarZls, terhrticul apCcijtrrltiona cznU atu,tda,d drtuila: u. J'anitury sewer.yate„t5 b. Water distribution systems C. ,Ni7Cwrzlks n,ta uity special fir aeatrturc vvuy5 and biryelr prztna d. Street name signs C. 1 rmJIIC control signs Rna auvicra J. Street lights, which shall be served frorrl art underground source of power g. 7ndergr oana utility arta Ser vcCe farilitirs, ua , trr7 h. Streets 1. t'roviair7rt for LtnaergrounU ' V. ruble 1 he Lily 1VlurtugCr crazy r eyCS;r e thut utility Uraigns be preparep,epareff by A ,rgiate,ed girr rr. L. Easements or right-of-vvoy for utilitiEa rz,tU rrasOCiutCU Crud,Clrzted f erilitics Shull be provided by the property owner. Easements for anticipated future utilities Or e,4.ten3iana rnuy be required by the City Manager. j. 3rirntrzry aEwCrs shall be installed to ser ve the aevelOpment u,ta t'v ConncCt the devrlopr,trnt t7, cwistirtg mains. v. Ucsign shell tukr. i,sto accov<.nt the capacity and grade to allow for desirable future eitensian beyond the development, and wheyreyuirea by the; Lity Munrrger, eate,caed to the �cp5trerri,t property lin-: to u.11o ry for swch future extension. }Ill sanitary and uppurtenant stuueeterres shall be designed and constructed in conformance with City_ngineerirtg Division's policies, aCsign aturtaur'aa, tCChniCul ,II,E ifiCutiona a,ta atonFiurd details, and Shull inrl1 d�:., bttt not be li„zited to, such items as: rt, 1'tpC size LrnU mute,lLrl5 b. Manholes C. LlCLZrtvats d. Backfill regtirements e, e'er viCC laterals 74 1 Z :;uivin\rCDOCS\rORTLAND\745026\5 6. All develap,,r-t hull be,e7-v-ed by ser vice tirtes, main water limes and fire hydrants vvhiCh are rronnectea to City plains or the water mains Of',voter vvnich pr Ovide ser vice within the City. /. tiFotgrt of vvuter .ySter t tniproVenie1u. shall take into account provision for r,drii cert beyond the development to adequately grid or loop the City.)y3terrr. 8. One water service line Shull be pro v[aed to eLzt,h lot in a development, or if the de velop,ncitt ave., not include tots, to each buddlna in the development_ Each ,trrrrture vvtth plumbing shall connect to the rviwtcr.7-stern. I he sy.tern Ault be designed to supply fire flow >L yuir r,n nta of LOC. L/tr7ptur 4J. 1:75p71.17, 4l inc cAi5tillg nettle i5 conneetecl to all 1'yuilea utilities, The propo,,ed A\✓AA1.ldel will eolllleet ullaerground to all required utilittea. H5 kAart m the 1e111Q ki. the powei lines ale being relocated to aeee53 the nollle unUeig'loulla Holli the northwest corner of tlis lot. the %.A15tiiig ovelneai phOlie and cable lines are proYoSed iciocateZtto the northwest come' of the lot; and will be unrteigiOulia. A iiew water line will alse likely be installed because vrc c...peet tnat the cAistillg galvanized Mlle is undersized. 1V7 tnc CA,Stiiig gas litie die fnOpOsea. lite 3UAA p1lrpUrt1G5 ale tu11y aevelOpea ally served by utilities, so uo eAte1rsi.o11 oI utilities u1 utilities easements are needed. Section 50.64.020 Startaue?Z far C.i,ri,it,uet,et I. Utility easement width.;&hrtll be the rninintnin vvi?th po.,aible to facilitate utility tn3tCillezttvr1 zznU,,tointertartce, and shall be a minimum of 10 feet (5 fret On each oide) in vvtath On easements not adjacent to a street right-ef-way. 2. Utility COnstruct[vnvvathzn eu3crlt7Itta shall ttilttit.7 ai.turban e to eusting Cr,ltditiort,, especially trees and other Veetation. 3. Arty aisturbea areas within easements shall be restored to a condition.3in2iler to the Condition prior to constrrrctiorz, inelidirig the replarernent of plants of similar species us those Cerriovea or damaged. 1Ceplucernern trees shall be Of similar Specie.; and be Q rntntrntzrrt of I V2 inches caliper. 4. Utilities Shall be Instellea. 7ridergr ouita. Utilities shall be installed underground (unless e:A,emnptea by the City Manager). a. Specific e.xernptions are as follow: i. Developments whish meedmulti pno e voltages or high KVA demands may develr,1,'with pad trrinsforuterJ where underground transformers are not Jia 'blr, rd mounted transformers Shallbe bzlffered f-r.,, Sight by lanase[tping or other suitable methods. 23 Ouivi H\YL 1JVlJ Ct VKI LAIN V\/4)VLs\J 75 cc. i'eia rnorrrttrg tr artSJD,mCr 5 ar Calle vvC7 crc ntaje, acrcglr-�Lirncly developments, but shall be buffered from sight by landscaping or other suitable methods. Above Errand telephone mnd cable television j„nrtion bo-,e-are allowed. S. Sanitary Sewers. Capacity, grade and materials shall be us approved by the City Manager. Minimum .LGC.null be cY tncn Utamete, vvttn2 0 ;nen diameter ullo VI,Ca.ut the te,rreenus of a sewer line. 6. All sanitary sewers and appurtenant structures shall be designed and constructed in corprrrtartCe vvtth City LngtneertrigDtvt.tort'3 peltete., de.igrt startaarUO, technical specifications and standard details, and shall include, but not be limited to, such items as; a. Pipe size and materials b. Manholes c. Cleanouts d. lfuckfell requirement.) e. Service laterals 7. Sc, ,,iee Laterals. 0,,e aG, ,,icG lateral be provided te �urh lot in a d.velop„Lent, or ;Phu aevelopntertt aocs not include lots, to each occupied building in the development. N, Design, including muter tal., stere and locution of water ',rin,, .Cr vice lines, valves and hydrants, shall be in accordance with City Engineering Division's polices, design standurZZ's, techrticrzl.peclficatiart. arta.turtZurd details arta be rzppi ved by the City Monage,. Hydrants shall be a located at interectie,Ls and at inter,,als of no more than 500 feet from irtter.ectiore. iii major aevelaprnertts with the e..ceptiart that multi furrtily units .hull locate a hydrant within 500 feet of reaidtntral bwildi,L6 D-. For major or miner partitio,Ls which create a new lot or lots, u hydrant Shull be no farther titan 1,000feetJr.orn any of the lots. Y. All facilities u descr ibex in this section shrill be constr.acted in compliance with the rales a,l.d regrdetierr7 eff the City Manager, end the r-ilez- ear,d reguleetien7 of the Publir Utility CoirtntiSsioner of the State relating to the installation and safety Df urtdeYgrourtd limes,plant, y lcrrt, eyuipmcnt and apprireltaa. L\V)IJVLLJId Inc i,ni5t1etg liven,, L5 i cubed utiletee5. 1 nti,pi,7p7,57,71 t,uevCl,,l will CVLtttl,Ot wideigiuund to all required utilities. As pail of the renroUel, the power lines are being relocates 2[cci5, the lei,neec wide,gro.,ia Brite tlec I ,"tnvvCzt CattIC,e ul tllc li,t. I he cnisteug irviith,aC1 phone and cable lines arc proposed to be relocated to the northwest corner of the lot, and will be uilic giuuni3. A new water line will also likely be tttsta1lc7 because we CApect that the cnistitig galvanized line is undersiked. No changes to the e„:sting gas line are proposed. The suttvuu(ltug piOperties are tUlly ClevClvpCd and ser vCa by utilities, SO 110 CAtC11s1.011 6f utilrtrc,s of 76 24 ::VuIvsH\t—VVI.J\I"VKt L/%IVU\t4D Z O utAl,t,CS CasCA�,Ct�t3 Ti nr ,Eert. 11i'V staii1ai75 ICr CCiuieCtiiig utilities will be addressed during Building YeriniL review. Sectio„ 50.64.030 r,-ae au,r- 1. A d,.ulud Litilily of i;_,i,tirl rzr1Z1 prupv)Ca shut/ be jarrti.Nhed to the City as par t a/any rrtajar development plum application and shun i,--L d- tit lerr,t the fallvwinx at I "" = 100 n _ 1\V 1.1l111.3%, Tho sea1VQ utility plait is ptoviUC71 at S;Ylect S1.0 Z. Error:taunt.) )Mall br recar Urd in thr final plat Or plan to serve the developmea artd each lot therein. Kesuouse No new eusenieilLs for the development a, a1Atieipc ted. D. Other Ordinances Chapter 38 Utilities Kes Oiisc the standaids tai eoiuiecLing utilities will be address.,d du,iAA� �s.,ild;Aab t'i1i 1t �C�i, vv. Chanter 55 '.roes Section 55.08.020 Tree Protectzorr Plue, [crrlrrrrrll rrtir,,t 3irAuJO 1Ivr.1-'raft'Ctian MeuattresRequired LiV4l t,IVA1r1V No tkczs bC 7.4.117v�a a, part rt the a i itioii. A lice Yioteetic3ii Plan that includes required ttee pinteciiOii measures will be submitted a1.d pion-to the issuance of liuilaiii1 1 �AAiutS. 75 ::ODMA\PCDOCS\PORTL,,,N,A, ,6.,5,, 77 4—Halite' 5/ 5v1ai A._e_Ca3 Jec,tinrc 3/.U1.VDU Jnlur Aar ftrrrz Reciuur'i An applicant far u building permit for a 3t,urture subject to LUL J/.VO.UJU - J/.Po.UYV shall .;abmit a situ plan that the ma -in- .m"horde point height allr,wrd“ndr,-LOC 57.06.06a and the ullo wed shade on the pr oposed tr uctur e's solar feutur es as provided in LOC 5 1.ab.agar if upplieuble, the aite plUrt .hull,hethe aolrLr buluncc pvarct fvr tire atructuuc Lia p,v oided in LOC 5/.a6.? , Response The solar site plan is attached at Sheet S2.U. Section 57.06.065 Maximum Shade Point Height Standard The height of the shade point shall comply with either subsection I or 2 below. I. Basic Requirement. 1 he height of the shade point shall be less than or equal to the height.,peerf tea in 1[zble A or eurraputea uaing the fellu vving fur mala. If neCeaaLir y interpolate between the .5 foot dimensions listed in Table A. Provided, the maximum allowed height of the shade point may be increased one foot above the Lzrrcvurct rr ircg the fo,:realu or I able A fer ecieli foot that the(Average gr aUe. at the r cur property line exceeds the average grade at the front property line. 2. Performance Option. The proposed structure, or applicable non-exempt vegetation, will ahuae not rnor e Mon lU per rent of the aouth Jceirag glOLi,ag of en.i. tirig Ma/ at,urtur e(.), or, where applicable, the proposed structure or non-exempt vegetation comply with LOC J/.U4.U2V (Z) or (.51 1J LOC.)/.U4.V2V (2), Y/oteeted,)vlcr bailaircgLine, is uarC7, rcorc-e.nempt trees and the shade point of structures shall be set back from the protected solar building line 2..5 feet fv: every one (I)foot of height of the 3 tr icetar a Or of tile ncotur e height of non-e.A.ernpt vegetation over (2) two,feet. Response As depicted on Sheet S2.0, the enist:ng a.rd ..ew structural elements of the hone are compliant with the umaxiumuut, shale pui,it height sta,iaauf (45./I'). 111. C.U1NCr.UWU1N The aaditiens are focus an pot iions 01 the home Chat are not visible io the sueei, and Compatible w,tn the tircnitCl.tu,tt1 style yr the Cx1St1116 11i111e. lnc ftQQ,t,i,i,s snvu1d DC LlpplvvCrl Dwilu3C they comply with all dimensional standards and will not diminish the historical or architectural aigriiriccuice Or the fV11,e. 78 26 ::b,tnanvFC,)0CSvrbx',i,ANuyi4562t� y !tie window sasn ieplacellient is e. empi horn design Levievv a3 mr(iiitella}7e7 a1,Cl,I.p Iii DCl.`du5e Lhe proposed window 5a5he5 ace w„5istent the all,i„al histaiic inateiial and appearance. In the altc„iativt_ beCause the piaposed window sashes 1eFlicate tne, a1,l,eaa,z[uec aT tnc aii�uial windows, they win not 'niiiiiiiiat,tt,i 11i5ta,ical ai aichitectuial significance of the home, acid 5naul3 be approved. Additionally, the ESEt aiiaiy3;5 5ne,wthat the ESl✓h benefits to the col111iluli;ty r![iia ncnneawners_ partieula,ly the eeauaniie, environmental a11d energy Ce117cquellees, are greater if the sashes ieplaeea with the T,ulenasea sashes. Kctluiiing the use e,f tiny w i11av w 55 tithe, than the v,les ali ea(E y purchased would be an exorbitant enl,e115e a„a tnci c would be little benefit because, the Y1uid w111ai, v5 a p ai 111C11:iti„2z,uishable train Lhe original vv 1uae,vv 5. / .01)MA\PCDOCS\PORTL,ND\,407,Lut0 79 80 the �,dlditi�c�l oi�g1 sc Me 9ia9�� est°r i�nely +Buildhvg N�w'i Sat�h Inc wS c pe�latic cal,EVt ;lcoc w essa�r3'Re�,la�c episYln�l ep4Ir and Nee cl vivo(o`��s)scA tIAat all d4w hes(3 I��re�sl��n�1�� \c v.4'.\ - pXoa ard�an . ��w�iQdaws• e. for the addilicin�1" fur ne t sh 1 w.m�ows 9eQ1 e e er bualc ir1 w sc a1erlal9i of oritli"ra g1eplaC styes an`d I1R�19 ilr epaet prQl�°r tons and 400 T e t►e411ant wind0'319, replaceowaddi ion • �t�w left to place'w Ili cYl create 5,onitt0Q 10 na c install wtn'c COIN s'. window will�e mood dal' coned sank build 1 C1 i 11y neat storm win cold pe bw1�>addin l Wit c o c1 �a down cc • Un9 � ttcitllenls e $65 poo 1at4latl windows for d ws an(boil n • egre� X11 win swirls . $b as r lees w woad:torts U60 wi.hoU1 TU�t wood 9aylle9 In tllq alternative, e'ne • 1e w�a�l{es � , • �5 to the cost t tl e1"'jeen�0 and 1.160 9►n9 s25p!ea3 4,3 d paned g1a9i9 53L,c OO far"16 q atelyl �e�►gy stand' ton llaFpra�+irtz gee r irime at 1140 does n�w97 int inn 1.160 5'Vats 50 f° • wir.d° ise tte111a a $13? X13>?5t1) �15o'ea� scorn' waow: rem' 55 55= 11es 1 a storm c. to crime at d Paine spas Nlood sa liesi 5g,25� � pair�t • �� ,� $8,25 constrict?p 55 ddale to dows,�s6251ea - '�`_1 ca�,�for` +pO win s314, new w a°den;Vora install ashq and. t�ePlace• 5 an windows, e ad clition ani r tl1 W',t olal q°9t 10 � ctws to wind°w` ij0�,°',htnclu t. �1551t install ne wood ston1' would come�am canstet install ne bt e�tt e w'�aov� construct aYd a waig rPtii�'9 T3 t tit bars be<�u�e tw oa daala• OD(CI.I\PCIF Tt A G = ` evert vi V a oto vett enatully :CIDP AN 74 the ��L qac., ��tisk d Pnca 0 CI o ® ut. utte P��eo nate 1 �• ti � L=1�e Divided�nus�ena ao d��e wau�TA t PrO`r'dt a� 2dale(IL es�O,�ieta�te,Via o t�Gtunat integ��. CO tet'lals of \ae\viol ox ions � C°S 1\��9' ozr\e��wad�D.�_� / e 1aG° \aslion� �n tNe eri`tit pw� �ad�ition`11 w9>1` p. a°°1 • Q1ig1na\wind on e�19\in� N wix�° lrntbe xa aiv� flows c1a5b cp9\tons all new win t\� 1e1\in 41`° 561-Pg' as\cts wwiU �exsati,e ae\� C°n\u ��\ ows a��b°i� sew COQ`s' �l st etal s1 e egrets oblerr► s could beb11\fix 1te ins ow inc. \39 v�tnd ling w\1\u\ n;1g\� y . \exeat flow a11d xe4av e�is • o e�wr1c1 d g1ozm.3,rxzi°�\ pl°TV gar 5>>35�a�\auessari\\l1°x 1ovi�e��y h be*woo tl crows c �o\for\ c sa, Irt e, a\tetasea\e gre s vx bon e a°� wind°w` andL°o1 ya. e b stew�pL 1Y\eaadl\1on • ion e, \alcittung in e does egg cos \and pool 1ne�iatlz \ w�do t \0, l\ abed at-41360 w e�exY 5 least F,)\i \ink\ Classic \` `tall 16 windows ;Ingle 1 torr e J e ase\ >to `.\5 • 13401on t\andaxds Qbe\w°an CO 13u0e eclair olin� 5asY1e.'+ooc 1 gQQO�PIxO� � p+\ear ane s�o w�. TVA, �� c\ton �\sasljes\\ 15 xcn Ingle tl\a add tN o°L sashes anK w11\ a'ad 4a1z\t 4anec g\a'. Q to owe skox�' • wooden Ad�itiol\�— • �$�g,�9Q, w rt ioel'\�t�\• eAo con9 �\ne tastes wo°� n 6` jox��\9a\9 aXlstiz�\`N1nK°`u Q g�\L dob1e �s\1 �a for tre� • w1`\� g1ay; w\nd°`Ns ,�\�Q�ea�39�$`\�$ Q�ea�39 4 ® 9\011awn flow. ( storm windo,Ns(S\0 d pain\\ all st Fr3,9QQ ,a 3` "„$1,315 h $S �tas;\iC S� �sta1\;\ot�'w1z\dows• 1z\dows,l�elead ii tott.sllt anleti�eaomnEl`d�hir�mg • w in 11\ tots p°�\J repair w lnoow`. wincow9 \D�inSlePanEa,tashe`• V ears C9\�Y�\R�i i1��'.\3qz�\ 9\9' 9� d 1 new` o s� C\ 11� busk\iT gT1. ..�\Uh Ai�Ya Cpl\`-1x� a 111s\` m `t no< Cor 1xuC\ oa'aSh 1\e�`Cf \��ali��its v` on� t tau\E the} 9 i�d f adc\i' �1 ltatekDtvk\eoA s� as�°nt�Eashe'f°` hei�'w�ic\o 3 S�\v tile would tot �ble °� \D 4 v'�o�°10 p��4vida d°v } �a� PY®s a►ndl CQp s C= PRps. install new�iinico�xis in S2141,_.--5-11tdace sashes and • No storm wird ova stat c aids bl�to U34 rating excels en�t g g5, c'ing: Hwd he a wig(o inalU fon exislitag 1 windows c as claws azid lacenten� tastes �►c►i orighna 1►n 57p for tep ropc�ttion" gc►ol►s • $3 6, xact are es fel ac di1 iun price 1111clud �Ias7� newt s asr. e �1E 11 woo( • 19,p`t4 fon e lainling nc►t wog-oiled el ac ,n • R P ai,unitv1 wild c uu�ie pas ed gaass . ,��p�pCD4CS1�tVT��D�'i5393'1�3 O 3 co . W E3iitiingEo to(39 wiiclows) +Nos ,ildliiicn1v l6 winkAmo) ca P. mdlows dl Cues Repla►a a 9_I W' pros am ..- -------r---- ► C= pg�sI: �'b jl a '.�-- er.t sashes 0,E t.p to r ew ref laic�em efficienit • Energ} Cla►ssiu Sash and and news:a,hes fcir ac ditiunreclu�iren c startwring owls \nocr irncluc iniilcif cir:►ginal windows drew reOacerneni rtic ns me SDf' $(jl;163 ik r wirrrdc w's Exarc� �r01p° sash e. °utile • fC\r 39 epi:tang • 1wood ane tjla scathes apedIls mini ini€I ever}I`tl}e�s l t 68 ik r view sashes for I E CON s-. re�lnire►rep . • $ o' Ale a ciditic►n' sashes canna c wIs in • Wood arnt 9arshes j 215 to Time anc�p $8, $g,�15(� tl$�I 5Qrlea xi 55= -- -- $334(10 fox in9talla►lioni entt sarS es P 9. nal windows lac'ernrtic tis of or1g1 \_____ $iiiA 14 r nresrfCglac tic,n , Exarc� FrO ° tinglexc�cedsi energy stand arcs Hurt Minrnows anc nrew sa.re U3(17Ia am 1 0 cr. inrcluK inlg • U31.. ew Teplarc�eni wink ow s require( Sashes arse SET $36,51Q fcz n windows • rTcl sitcrr►rrrw clan in sashes far e�Iistingin:tallaticrn \1 wKI°c witr • Price itcllurde. uinN� en (IQcI fcrz news sashes for $i 9, r c1 recluirec —� dont le f diliarn • Reciairtir.g . glias I ® 1 ::CIDN AlCDC CS\PCIRTLtKMIL6122\I ATI LE (tlattltil [alsl ill RepEdE E xislang tean (r lot including wind(ws lar addi Flan) EIPIdl1- - c ®W w VAIN Cil - COQFIS CCII\TACTI: O9fRALCII WIE N;I :CUSTOMER Phil Chek&Associates ODSIHCIF: 1420E E WATER AVE FAX: 503-238-0669 FAX FIRC),IECl.McAuliffe SI-CI CIO : RE JUlf1IION Rh-ONE: 503-238-6403 E14 112 PHONE (CIRRI'O&TLIY1 I) CHILL: 503449-9715 ADDRESS FIOR11LAI"O OR 972 1A \NEP SITE: uwvin.versa Iilesash-corn °EMAIL PAGl]S: '1182 ICII LC ICIATION OT Y' GLASS SIZE C EIISIC IF IPT ION GLASS, JAMB, OPERATION TOL pattern . HARDWARE 1 111TY PRICE PRICE (Oil's),SASH DE11 Altl li XI EF ICIR &WAS i temp. 4EA) TOTAL OPENING CASINGunits (CSIVINTS&PICS) _ HIP El CI,:%S111 fin (ma hagany as noted)sash andlon frames'Io mall ch existing. II] Dciuble Huncls include weatherstrip cm hcrixolrttalls,prep for cor ,but no sashiocks.WE ights to lie re-used.112] Casements include complete penimeten weatherstrip&instilled SS 44 ar ccir cealed hinges.!Jocks to be re-used. Basement windows,Study,&Stair picture sash ncrl included. I [a] '13 1111"x 28" Hain 01- fill sash Sin gle c la;s, F Oh El ° CH 6/6 [1] 1 1 $ 861 ' $ '111,191:11; — (29"battc n1 h1?) vs'1h 7A8"1IIJL SG de'lail, CI-36"x 62" beveled slop :i [b] 3 Cl- vii ndow,fin 1114"fir jamb 6/6 1 $ 1,521 $ 4; —= salt with 718" with stool, 2 T DL 1412"extenion a Kilct en 2 20"x 28" shakemold 4(4 II 1,265 i $ 2,530 — SC 1-24"x 62" casing to match existing 4 'I 40"x 2811 8,18 $ 1,135 $ 1,735 SO-44"x 62" li , 5 6iieak'last 2 32"x 34" 616 1 $ 1,693; 3,38111 1 i — 6 Family I 28"x 28" Pair Dl- fir sash I\ONO 66 $ 828 $ 628 E a--Doom SO-32"x 62" will 11A1"11DL[c] 7 Study 1 24"x 28" Flair CIH6I 1,050 . $ 1,050 —C ak le (estimated) ' N AIHOCIAINY t salt with 1C L $ 1,10 ': $ 3,303 8 Study 3 32"x 28" 616 (29"bottom ht?) SIO 36")i 62" I NOTES: lal 4-Living 11-Farr UN,11•E drrr 111,4-Bdm 109; [t] 2•Kitchen, 'I-Family; lc]PI larviisi replacement sash,00 . c.n 212`102011 CSI-reicA .3{LS Qu 1 _, . Coq kI 1 ;ir I t- ug W evo t 03 V ER i T .I ( t i€etudi wiati laws Fla "1 :_) SASH- VW DOWZ 5 COIN TIt EDI ON f AGE 12 I Exer!i 4 2"rr 24" Flail CH8 hi call dldF1 lass, l�C E. E , -r - I; - - I 1 i t $ 4� Room .50.30"x 54" ' vial i 6°'"11©i= Sal dotal!, Ii ' beveled stop Mosta 2 20;734°' —_ LII- Visindo , fir—lamp-SG,_9G 5 1114'[1 b I 4101 21_ �. - IQ ' ! "I X 7131+13 - BedreloIiI E10-:4"x T4°' sash with 748" (It tail,beveled with dem TOL slop stool, 2 'If2" I 1 11 1 34 ) ;1t 3-wide DI-, m Ingle glass° fife s 4,,t . . $ 41,,0141, . E10-11I"x 62°° window,ti sash' SG delaii, ' !ha I enIalt I wi.h11/"'T EX beveled std casing ica ° I ,�=,.s�,�_------—.1 --- - Ir1at��existis 12 Mslslei Bath 1 � 22'x'16 'lamp SG,SIG 4 g F FICA-26P°x 36`° detail,bevels( 1 t slap _.._. . ._ _ }dye 13 Mining 4 21 x 6 rush,cut 411'Ing IE glass, NOIN El 24,E 216 Irel $ 712 $ 2„84 - Room NI emel 1 s�1 h SG det lii, 1 � beveleId slap , 1 I 7 I 1 Ssii uu�lal Bach $ tlINII -S 6110i 1 15 Bedroom ,I 21"x 61" F gash�c ut I 2-11,2- 20 1 .$ 6113 $ 2.,4$2 --s 20 !ernenl salt 1 1 1ti $lia,I ion 11 sash h" Stagy? $ +86a I's �I 1 ' kI ,I 17 Bath 219 I '" e 4 Fly s h-calif �, R 2x3 ' 1 $ 624I l$-7-71 Isesnent sash N I IIll 1 . M.C1060t f11 3 1 21"x 3s'° I 141.:11 2* ILr'"""'..11[ If 1,^7''.1° —Bath 206 i I IS 01IBIs° SHOP DRAwINGs 110 SO AF PR C V1<ID BE FIORE!MAK FACTURE!. IMPORTANT: PLEASE EXAMM fl lF THIS FORM ANI)F 1 I-ACHED SPECIFICATION S4.71NOFOR ORAAINGS.YOUR Sd IIEI I MO ON PM- W" - AS 6 It M ICP TES THE IF KIRN FITICIIN t$, CIICSIREC 1.PROCU(IITS WIULI BE CADE ICI II CC OF DINCILY S ACIEI NOT RETURNABI.E.M1 i E$ 1 0,12CCFAA I .Y 44fPNIIIM1111, ' 10.1 Wei WRnirICI,SIGNED BYYCIu,/IN1.1 FICtCfPTEDBY U5 IN W ITIN6 .CtHOINC'ECIWRIDES MAY,.A 1' . PURL tIPISER SICINATURE z� � i/24A011 (.i - -.ma 114-4 r / • '",.'/i _Del"-'v v jA% SI SASH `'LJQDIt ,. .,. ,november`:8,2010 I rnil Grs..R ICiGr,�u!Frt rKOutCi 727 Iron nMOLOLSin 3ivd ruKC Oswego,0F. 7773, SkDw 0,3 PROPOSAL Fc,,,-1;;;D The proposal includes all mai.eialais required to complete the installation of pt•„decti listed.All job site deeris is hauled f nstaliati„n in�u-nant—a TH[isi",J IVLN?.UON manufacturers'specifications so that all warranties are in rorce. r," = 12:eject The windows,tuoted are Marvin Ultimate series Casement and Double-Hung Mm trk cr f7,1lowing outions: CVG Fir window frames and sash ow E 300 glass with Arial Gas Retractable screens for casements- Full exter:on �.s r n doo6i P❑ �. ti Oil Kuabbed bronze finish for all hardware AND iAVLar, -Tall bot„om rails for all c,sernert sash to match oltina: 1,101MCS, 7/8" Divided lite ban with spac,rs o rratcn ci:ia„a rti.e izernc. lRepiacernerit Windows:The-eplacernent part or Vie rroj.,,,t pr vvia a r r Tris full r_G oox joss: lnsi,allation of new windows into the existing frames. f a:ii i— 5tu;11ing n, others. New ketnodsled Operiings:The windows f— oorn- Kitchen utc.) provides f'r window rrodu.ts to tilejcoo site.insvaiiation 5796 by others. i:epiacernent rroject Dining Room • •c« Furnish & - 21 X 62 lessrD Gose set 2.7 5n Operaote; t -Fixed). $9,024.00 F.ONE Living Room 360 6693-6340 -urnish &install:4- 36 X 62 t,,serr DouVie-Tung 3w on each sash. FAx.507, 233 36; 87 $i,24v.00 8vuay rurnion insL�li; -.ic2 A 6G insert Double-lung ,a�11; 1 - A /o ii,s,.rt iCLure easr--FA/0i? W T ,nper„a. ramify Room Flit-Marl ix instiaii: -3tD A(OM neerl,Dourie-»ung 3w 2R eacP1 SasPf. (1 - u,,it it aes new rough opening anc fmame•L0 mull wi121 ez si Ho -t. iae asoemri,. pe plan). 13earocm (coZ) rurnisn Si Insert 7..a5„ne-r 2w 7n (7- 0roh..,i71e; I - ri,eG7j. Master Close-C. Furnish & insvail:2-21 X 38 inser=a,Casement 2w 517. $3,f2,7L, S.;kh (206) Furnish& oall: 2-21 X 36 inner:,C35ernenc 2w 3h. $5,120.00 8eoro&m (200) Furnish&1111_1,411:4-36 X 54 imeerc Double-Hung 3w 2h each sat-,h. $0,98400 Exercise Room rurnish&install: -36 A 5-;-inser c Double-Hung 5w 2h eacrl sah. $6,98.1-.00 PaYI (206) rurni P1& 2- 21-X t2 Inserr Casernenv 2w 3h. $3,316.00 \/aul-Lea Area aVcve-5cuy FurnisPJ&ins-.oir I -27X 57 lci-urs Sash 3w4h. $1,621.00 Total CcsLfor Replacement.Frojec*: $65,762.00 iserrmoaeied Areas-Pra4uci.0niy rurnisi Only: (Itasver.eciroou1)3- 58 X 56 Lli,im.a ke Double-Hung 3w 2h each sash. (Ivaster 5a-Lh)3-266 n 37 oitimaLe Double-Hung 3w 21-1 each sash -Tempered. 88 (WV-Purpose l'_om)2- 38 X64 Ultimate Double-Hung w 2h each sash. (Kitchen) 2 -36 X 45 Ultimate Double-Hung 3w 2h each sash;I -Case nens 3-wide Assembly per plan. (Breakfas�Scorn bench) 2- 35 X 53 Picture Sash 3w 6h. (Stair Banding - L,o new deck)1 -32 X 64 Pic L,ure Sash 3w 7h. Total CoL.t Product Only:$20,668.00 Cdrab Prayrrtunt '6 a. Upon your accep[ante of our proposal, a deposit of 113 of L,hs total projeci,cosi,is rev(u fired. ba On the d_y k,he inetailaLian is compieie ch; remaining balance is ALL,: Noe: O:�casional y a?•ew loose encs may be ierL..one job (Le.,a latch on hock order,a screen installation still pending). In such cases, the balance we present For payment WII not include those ii,ems.These will be 'rifled separately when They are complexed. Classic Sash &Door accepks checks,Vi-ca, Mastercard and American Express. Workra?iohip Guaminee ‘Tim ane proud all oun Projects.Th7, i s Ratio, i5 guaranteed to meet swcif+cation5 so ihaJ all product warranties e force. If an 5 u .arises during tn,.Lvvo yea,s following installation, San -oi-k to rvpai,"on ,place the defects at.,o charge.After the two year period we will co,,Ciriue to tee- ull projects howev,ir a service fee may be charged. aregon Clcense /All carpenters are coveree wit?! vvorRers Cornlx,n,t<on lflflb nG�. A.—pte4 Bari 0reser pate: r omeewei,.r tc.,o�.ir 6y: wawa° &Door 89 90 CITY OF LAME OSWEGO CULTURAL RESOURCES INVENT®1RY FIELD FORM 1988-1989 . HAST. NHri!: van nouten, C.B. House o odor Revival DATE OF CONSTRUCTION: c. 1939 RESOURCE TYPE: COMMON NAME: Building ORIGINAL USE: residence I ri i"iC: Arcniteciure ADDRESS: 1097 Chandler Ruad ADDITION: Forest OWNER: Bteasing, David R. Hills #4 PRESEN USE: Residence BLOCK: ARCH./BLDR.: Unki iovvn LOT: 205 T/R/S: 2S IE 3CD QUAD: Lake Osvveyo TAX LOT: 5700 EO i SicE: .50 ZONE: R-10 PLAN TYPE/SHAPE: Asymmetrical NO. OF STORIES:_ 1 1/2 FOUNDATION MATERIAL: Concrete BASEMENT: Yes ROOF FORM & MATERIALS: Multiple hip mid gable vv/ jerkinnead and wood shigles WALL CONSTRUCTION: Masonry STRUCTURAL FFMIv1E: Stud PRIMARY WINDOW TYPE: Multi-light doable-hui ig sash and r.QSenlel it i i iai iy iii tvvos al id thi ees EXTERIOR SURFACING MATERIALS: Combed brim; ho,iLcntai tap aiding in gaoie ends and second floor of rear eii and garage DECORATIVE FEATURES: Fall-heiyht polygonal bay w/ aided yable eiid, halt-timbered spandi and multi- light windows; rec sled ei'trance vv/ cot emd ceiling aoor vvi amaii, stained Mass light; decorative fianaie; crank door Dell: polygonal, molded-paneled balcony; segmentally arched opening w/ soldier pattern surrounds and segn iei itally arched window w/ lattice glass OTHER: Hipped dormer, rear elevation: multi-light doors: attached garage w/ overhead doors CONDITION: Good EXTERIOR ALTERATIONS/ADDITIONS: Rea, ell appears to oe addition NOTEWORTHY LANDSCAPE FEATURES: Large grassy yard w/ mature Douglas fir at-southwest corner of house: brick patio vv/ bird bath hedge along di ive gay age, ornamental pias stings ncl[Idii iy intori i sal gas dei i iii rear yai d; vutdOOF rireplace; arbor; brick paths ASSOCIATED STRUCTURES: he ww gable roor and horizontal siding SETTING: Located on northvvesi. corner of Iron Mountain Boulevard and Chandler Road in al ea or las ge, ea'ly to mid 20th century residences on irmguiarly shaped lots NOTES: RECORDER(S):Koler/Morrison; MacDonald DATE: January, 1989 SHPO #: rlEED : txRIBII F-3 LU 11-0004 91 CITY OF LAKE OSWEGO CULTUKHC Kt5uuRLt5 iivvEiv I ORY HDUKESS lcy/ L.RHNULEK RUM) IHICIRHI'/LUI LS It ,i(..1.../5/UU St-IPU# ROLL/FRAME# ' Nth..ms: 1 ,-:'...".v.krl,'••••,,,,:-L,..414 .- _ a Vis+.=,q. ,� a t ` -, �• moi ', w" '.E=moi'•.. G _ '.'P�__.-_, ! q? ; r4 f T� t 4.c.Ildi �.kV: l-+R .•,,. Orn Y t z 44�; '4 ' .vi e ' w _ -..r �� * mo `. 1 Ye E y,- .Z i1- r y 'Y . w- e-r-='C°v r. ,2 �. si} �.ii'F•-:-.. v r 7"'i 4ri�-+fe"� •.y, } ,•.,:}„ Ott rv� ai•i� 'T� ,} ,k.,,. +?^1,'k ... . ,# wr -_.-,-, . — `–� Ta y .„ '— - -fi_ ; , ^I . . � YI laZtiVatk4k'+ - ' _ ry -",...',.-75,74,-,"'-4±:=4"--_;-•". 1(_ w �-n VP e /d qir -''..v1 0 _ t 92 Address: 1097 Chandler Rood Historic Name: Van Houten, C.B., House (attrib.) G. Wiley and Carrie H. CooK purchased this property from Oregon Iron and Steel in 19Ls. cigflt years liter the Cooks sold the property to C.B. ano Rose van Routen. Re Van Houtens sold it in 1941 to Bruce and Helen Jones. Bruce Jones, a physician and sar9eon, appears at tnis address in the .t74,-45 ClaLkamas County Directory. i Me van noutens are believed to be the original owners of the house, althougfl trie nate of construction is unknown. The cu,rent owners believe Mat the Jones' were the original owners. he subject building ss an excellent example cf the Tudor style of arcRitecture which was popular in the Oswe e vicinity in the 30s and 40s.The recessed main-entrances which is surmounted oy a molded, paneled balcony is particularly distinctive. the hall-timber, full-height polygonal wil,dow bay is equally noteworthy. The ear wing and garage appear to be later aaaitions, However_ they do not seriously detract from the historic character of the dwelling. The house is highly visible, due in ,,art to trle landscaping which is more restrained then some or the nearby residences. The Forest Hills neigrioorri000 was suodivided and developed with the construction a the Coenrry Club and exhibits a cohesiveness in terms of londszeve features ana ouiit[ings. i ne van Houten House b significant as a fine CAam1 le of the Tudor style. Me dwelling also contributes to the historic character or the rarest Rills neighborhood. eiQliography: Clackamas County Dig ectorq 1'947-1948. icor ide company, Oregon City, OR. 93 94 vAkF Fire Marshal's Office FD II ; , E Memo andum R P r.u. nu). 3uApipbb. y E T Lake Oswego, OR 97034 503 635-0275 LouteiidiikOri.® w egD.Dt.us iv: J uhaiaiaa Ha5tay. A55uiate Plaiuici From: Gert Zoutendijk, Deputy Fire Marshal Date: Octubei 6. 2010 Subject: PA 10-0064, 1097 Chandler Road Plaii5 Received Date: Seyte111bei 30, 2010 ACCESS Aceuss is aciequatc Mk ciiicagUiiey vctliCles. WATER FLOW FOR FIRE PRO i EC_LION iiydiaiit 1Vl%atiOli and water tivw Tvi tilt tuvtC-Ltivii are aCleKuate. EXHIB1I F-4 LU 11-0004 95 96 ^.w.� Historic Preservation TaA Incentive, Plou ant Technical Preservation Services i aiiona! ParR service K,NI`wwti nt VVinUOnS that Meet the Standards the decision-making process for selecting replacement windows divides into two tracks depending on whether historic windows remain_in place of no historic windows survive. Replacement of Existing Historic Windows Wne,n nistoric windows exist,tney should be repaired when possible. when they are too deteriorated to repair, selection of the re1lacement windows must be guided by Standard 6. Design, visual qualities. and materials a.-e specific criteria provided by the Standard that are pertinerit to evaluating the match of a replacement window. Evaluating the adequacy of the match of the replacement window involves the consideration of multiple issues. How accurate does the match '.EM to be? The thole important a window is in Benning the historic character of a building the more critical it is to have a close match for its revlacement. Location is a key factor in two ways. It is usually a consideration in determining the relative importance of a building's various pails. For example, the street-facing facade is likely to be more important than an obscured rear elevation. The more impot Cant the elevation, feature or space of which the window is a pall,the more important the window is likely to be, and tnus,the more critical that its replacement be a very accurate match. Secondly, the location of the window can affect how ,such of the window's features and details are visible. This will affect the natare of an accertable replacement. For example, windows at or near groutrd level present a different case from windows in the upper stories of a tall building. Using the hierarchy of a building's features and taking into account the window's visibility, some generzrt guidance can be drawn: • rcepiacement windows on primary, street-facing or any highly visible elevations of buildings of three stories or less must match the historic windows in all their details and in material (wood for wood and metal for iteral), • Replacement windows on the primary,strut-facing or any highly visible elevations that are part of the base of high-rise buildings must thatch the historic windows in all their detail, and in material (wood for wood and metal for metal). The base may vary it the number of stories, but is generally defined by nalsing or arehiteuturul detailing. - Replacement windows on the primary, street-facing or hi6hlj visible elevations of tall buildings above a distinct base ,nu,t inateh the historic windows in size, design and all details that can be perceived from ground level. Substitute materials can be considered to the extent that they do not compromise other important visual qualities. EARIbll F-5 LU 11-0004 97 • Replacement windows on secondary elevations tnat have limited visibility must match the historic windows in size,configuration and general characteristics, though finer details may not need to be duplicated and substitute materials may be considered • Replacement windows whose interior components are a significant pan of the interior historic finishes must have irtier ior profiles and finishes that are compatible with the surrounding historic materials. However. in lutist cases the match of the e.3terior of a replacement window will take precedence over the interior appearance. • Replacement windows in buildings or parts of buildings that do not fit into any of the above categories must generally match the historic Windows in all their details acrd in material (Wood for wood and metal for metal). Vatiation3 in the details and the use of substitut,materials can be considered in individual cases where these difference.,result in onto, minimal change to me appearance of the window and in no change to the historic character of the overall building. How well dues the uew window need to watch the old? The evaluation of the match of a replacement window depends primarily on its visual qualities. Dimensions, profiles, finish, and placement are all perceived in relative terms. For example, an eighth of an inch variation in the size of an element that measure, a few iaehe3 nvay be imperceptible, jet it could be more noticeable on the appearance of an element that is only hati an incn in si,_e. t ne depth of a muntin or me relative complexity of a brick mold profile are more often made visually apparent through the shadows they create. Thus, while comparable drawings are the typical basis for evaluating a replacement window a three-dimensional sample or mock-up provides the most definitive test of an effective visual match. The way a historic window operates is an important factor in its de3;gn and appearance. A replacement window, howeve., arced not operate il.the aame►.lam.er as the h;3torie window or need not operate at all as long,as the change in operation does not chane,e the form and appearance of the window to the point that it does not match the hi,wric window or otherwise impair the appearance and character of the building. Facto.'a to eunaidet iii evaluating the match of a t eeplaeeement vviudovv: • Window unit placeutrnt in relation to the wall plane;the degree to which the window is recessed into the wall. o The location of the window affects the,three-dinte.nsional appearat.ee of the v.all. ▪ Window f.anme size and shape. For eAample, with a Wood window,this would include the briek mold, blind stop, and Sill. o The specific profile of the brick mold is usually less critical than its overall complexity and general shape, such as stepped or curved. o Typical sight lines reduce the i,.�portanee of the size and profile of the sill on windows high above,ground level, especially when the windows arc deeply Set i.,the all. o ►hough a blind stop is a small element of the overall window assembly, it is a noticeable part of the frame profile and it is an important part of the transition between wall and glass. I. 98 o Steel windows that were installed as a building's walls were constructed have so little of their outer frame exposed that any replacement window will necessitate smite addition to this dimension_ but it must be minimal. • Glass size and divisions. o Mui,tins reproduced as simulated a;.lad lights—consisting of a three-dimensional exterior grid, betweetl-the-gloss 5pa;crs,and an interior grid—may provide an adequate match when the di.,temions and profile or the exterior grid are equivalent to the historic rnutuiu and the grid is permanently affixed tight to the glass. ▪ Sash elements w:atn ana aeptn. ror example with a wood window,this would include she tails_ stiles and muntins; with a steel window, this would include the operator frame and tnuntins. o The depth of the sash in a double-hung window, or its thickness, affects the depth of the offset at die ,meting tail of a hung window. This depth i3 perceived through the shadow that it;,reates. o Because of its small s;ze, even slight differences in the dimension of a mumin will have a netieeuble effect od the overall character of a window. Shape, as well as depth, is important to the visual effect of a muntin. o The stiles of double-hung historic windows align vettically and ate the saitte width at the upper and lower sashes. The use of single-hung window as tepinecmcnts may alter this relationship with varying effects on the appearance of a window. In particular, who,,the distinction between the frame and the sash is blurred, details such us lugs may be impossible to accurately reproduce. o Meeting rails of nistoric windows were sometimes too narrow to be structurally sound. rceproducing a structurally-inadequate condition is not required. o The Opel ming sash of a steel window is usually wider than the overall muntin grid of the windrow. In addition. the ftatiie of the operating sash often has slight projections or overlaps that vary from the profile of the surrounding tnuntifs. The shadow lines the mu1ttins create add another important layer to the three-dimensional appearance of the window. Materials and finish. o While, it may be theoretically possible to match all the significant characteristics of a historic window in a substitute material, in actuality, finish; profiles, dimensions and details are all affected by a change in mater ial. o In addition to the surface characteristics, vinyl-clad Ot enameled aluittinum-clad windows may have joints in the cladding that can make thein look very different from a painted wood window. o Secondary window elements that do not match the finish or color of the window can also diminish the match. Examples include white vinyl tracks on dark-painted wood windows of wide black, glazing gaskets'on white aluminum windows. 3 99 • Glass characteristics. o h.salat..d glass is ge,nerally acceptable for new windows as long as it does not compromise other important aspects of the match. o The clarity and reflectivity of standard cleat window glass ate significant characteristics of most windows. Because these characteristics are often dimi►tished for old Glass, new glass equivalent to the original should be the basis for•evaluating the glazing proposed for new windows. Color should only be a noticeable characteristic of the new glass where it ..as historically, and any coating added must not pere.,ptibly ir,c..,ase the .cflectivity of the glass. o Where the glazing is predominantly obscure glass, it may be replaced with clear glass_ but some evidence of the historic gluing must be retained, either in pat is of windows or in selected window units. Replacement Wittdows Where No Historic Windows Remain Replacement window foi missing en non-histo.is windows must be compatible with the historic appearance a,.d cha.acter of the ouilding. Although replacement windows may be based on physical or pictorial documentation, if availaole, recreation of the missing historic windows is 1101 required to meet the standards. rceplacement of missing or non-historic windows must,however always fill the original window openings and must be compatible with the overall historic character of the building. The general type of window—industrial steel_ wood double-hung, etc.—that is app.opriate can usually be determined from the proportions of the openings. and the period and Historic function of the building. The appearance of the replacement windows must be consistent with the,general cha,acteristics of a historic window of the type and period, but need not replicate the missing historic window. in many cases, this may be accomplished using substitute materials. ►here may be some additional flexibility with regard to the details of ..inflows on secondary elevations that are not highly visible, consistent with the approach outlined for replacing existing historic windows. Replacing existing incompatible_ tion-historic windows with similarly incompatible new windows does not meet the Standards. December 2007 7 100 a, �u�Lay, vaflctfl 6a Fro...: Holwerda5Uaol.com Sent: Thursday, March 17, 2011 5:28 PM To: Espe, Paal; Hastay, Johanna; mcyuire15@hevanet.com; tim@mcmbaild.com Snbjeut: Official Additional Comments by HRAB on 1097 char idler Road Application Johanna- Here are our additional comments: We bcticvc that the comma its that were made previously by HRAB about the eAtra Tudor ornamentation, etc., have been takers into aCCCant by the owner and contractors, by what we have seer'. We are very happy about that and appreciate the willing less to lister r to feedback or r those issues. We have tried to be accommodatir r9 of the neve owners' desires for a larger kitchen even though it changes the street elevation and roof line. The remaining concerns for HR/AB ai this time are the brick matching arid the windows. HRAB believes that the brick must be matching. We had reyoested a sample Cf match,rg brick before the brick vvork is demolished to ensure a good match, bat that has not been provided, which is a concern. As for the windows, HRAB is advocates following guidelines set by the National Trust for Historic Preservation (the preeminent groat,for historic preservation arid landmark protection). In protecting our landmarks, we believe that vvhenever possible, original windows should be preserved or if that is not possible, they should be replicated or repaired with original materials. Below you will find three iin!s. TRe first ialks about window replacement in general in historic baildJigs. The second is a technical assistance link (with several Iii iks for issues relating to win rdovvs) and the last link is the specific information r about win rdo r eplacement from the National Trust. It specifically notes that replacement windows on street or primary elevations of buildings must be of the same material as the original windows (here wood), although the secondary elevations (back of the house) may have a char rge in r materials. The last link below on Evaluating Historic Windows for Repair or Replacement irotes two thirrgs that are of a primary concern to HRAB membefs with the 'levy Hurd vY;rrdCvvs that the applicants arc suggesting. We are particularly concerned with the change of material (to ciao windows from wood) arid the character of the glass in the replacement windows (the original glass has a wavy quality, and the new glass does not). You can click on the last link to seCC these eAcenpts in thein original col rtcnt. Mat;r1als and finish. o While it may be theoreiically possible to match all the significant characteristics of a historic window in a substitute material, in actuality, finish, profiles, dimensions and details are all affected by a change in material. In addition to the surface characteristics, vinyl-clad or enameled aluminum-clad windows may have joints in the cladding that can make them look very different from a painted wood window." "- Glass characteristics. a Insulated glass is generally acceptable for new windows as long as it does not compromise other important aspects of the match. a The clarity and reflectivity of standard clear window glass are significant characteristics of most windows. Because these characteristics are often diminished glass, neve glass equivalent to the original should be the basis for evaluating the glazing proposed for new winnows. Color should only be a noticeable characteristic of the new glass where it was historically, and any coating added most not perceptibly increase the reflectivity of the glass.". Click here: httu://www.ureservationnation.oru/issues/vveatheri..atiorr/vvindovvs/additional- resourcs/rrtho vein rdows repair replace.pdf Click here: Historic Preservation Tax Incentives Technical Preservation Services NPS Click here: http://www-ups.c.ov/history/hos/tus/taxldowrrload/windows replacemerrt.pdf RRHB wouio advise that the windows On the primary elevations of the home remain wood bet for the secondary elevations the Hord wlrrdvvvs would be acceptable. There are many ways to make the original windows more energy efficient and the benefits of retaining the original character outweigrlthe disadvantages. Itis unfortunate that the Herd 1 EXHIBIT G-200 LU 11-0004 101 windows were ordered, out asiny them woald set a precedent that windows in city landmarks can be replaced withuat cunsideratiun uf Natiunal Trait yaidelines. SirICErEly, Kasey Holwerda and Tim Matter HRAB 102