Submitted By: Charlita Whitehead
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Presentation By: Roberto Ellis
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Department: Growth Management
FORMAL TITLE:
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Case File #15; COA26-0044; 733 E. Fort King Street. A request to replace 56 existing wood windows with Norandex PerfeXion Platinum vinyl replacement windows
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OCALA’S RELEVANT STRATEGIC GOALS:
Quality of Place
PROOF OF PUBLICATION:
N/A
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BACKGROUND:
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Petitioner/Property Owner: |
BFJ, LLC/Robert Hayes |
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Agent: |
Joe Underwood |
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Applicant Request: |
Replace 56 existing wood windows with Norandex PerfeXion Platinum vinyl replacement windows. The proposed replacement windows include double-hung, casement, and fixed/picture units and will be installed within the existing window openings. For a copy of the COA application please contact the Growth Management Department. |
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Parcel Information: |
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Acres: |
±0.53 acres |
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Parcel(s) ID: |
2820-000-011 |
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Location: |
733 E. Fort King Street |
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Future Land Use: |
Neighborhood |
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Zoning District: |
RBH-3: Residential Business Historic |
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Existing Use: |
Multi-family residential |
Background:
The existing home, known as the Edward Holder House, was constructed in 1906 using a frame vernacular Victorian building style. The home is a contributing structure to the Ocala Historic District. The existing windows are wood, with wood frames and sills integrated into the building. Several window frames and sashes were observed to be deteriorated and/or damaged during the staff site visit.
The applicant proposes replacing 56 existing wood windows with Norandex PerfeXion Platinum vinyl replacement windows. The proposed windows will be installed as retrofit replacements within the existing openings, retaining the existing wood frames and sills. The contractor has confirmed that the existing window openings and approximately 3¼-inch window depth will be maintained and that the surrounding wall framing will not be dismantled. Deteriorated structural bucking will be replaced only where necessary.
The proposed replacement windows include double-hung, casement, and fixed/picture units. Fifty existing windows are single-hung; the proposed double-hung units will have an equal number of upper and lower sash heights. The contractor has confirmed that a single-hung replacement window from an alternative manufacturer is available. Four rear windows have a diamond-shaped pattern that is not original to the windows and was added at a later date. The pattern is not a characteristic feature of the home's historic windows and is not present on the other windows on the home. The pattern will not be reproduced, allowing the replacement windows to be consistent with the established window design of the home.
Previous Certificates of Appropriateness:
• COA14-0029 (2014) - Voided, reroof, fascia, and the upper dormer repairs.
• COA15-0012 (2015) - Voided, letter for roof.
• COA15-0019 (2015) - Approved, replace flat roofs and rotten wood.
• COA21-44623 (2021) - Approved, replace the clay barrel tile roofing with modular metal roofing tiles of the same appearance.
FINDINGS AND CONCLUSIONS:
Staff Analysis
Certificate of Appropriateness Criteria for Decisions (Section 94-82(g)):
The Code states that the Board may issue a certificate of appropriateness for the reconstruction, alteration, new construction, non-permanent structures, demolition, partial demolition, or removal of any building or structure within a locally designated historic district or any designated local landmark, or any other activity for which a CA is required, if such action is not deemed contrary to the purposes of historic preservation and to the special character of districts, sites and resources as designated specifically. The board's decisions will be based on the Secretary of the Interior's Standards, the city's Historic Preservation Design Guidelines, this chapter, and the following criteria:
1. Exterior alterations shall not diminish the architectural quality or historical character of the building or the building site.
Staff Comments: The proposed replacement windows will maintain the existing window openings, dimensions, and approximately 3¼-inch depth. The existing wood frames and sills will remain in place, and the replacement windows will be installed as retrofit units within the existing openings. The surrounding wall framing will not be dismantled, and deteriorated structural bucking will be replaced only where necessary. The proposal will retain the established rhythm and location of the existing window openings. The diamond-shaped pattern on four rear windows is not original to the windows, was added at a later date, and is not present on the home's other windows. The pattern will not be reproduced, allowing the replacement windows to maintain a consistent window design throughout the home.
The proposed work will preserve the existing window openings, wood frames, wood sills, and spatial relationships that contribute to the character of the building. Although the proposed double-hung units would change the operation of the existing single-hung windows, the change is not expected to substantially alter the exterior appearance. Staff recommend retaining the existing single-hung configuration to preserve the functional characteristics of the historic windows.
2. Sandblasting of any materials except for iron is prohibited.
Staff Comments: Not applicable.
3. Only through very controlled conditions can most historic building material be abrasively cleaned of soil or paint without measurable damage to the surface or profile of the substrate. Decisions regarding the proper cleaning process for historic structures can be made only after careful analysis of the building fabric, and testing. Generally, wet abrasive cleaning of a historic structure should be conducted within the range of 20 to 100 psi at a range of three to 12 inches.
Staff Comments: Not applicable.
4. Landscaping, signs, parking and site development should be sensitive to the individual building and should be visually compatible with the buildings and environment with which they are visually related.
Staff Comments: Not applicable.
5. New construction shall be visually compatible with the buildings and environment with which the new construction is visually related. When an application involves new construction, the applicant may present conceptual plans to the board for review and comment before the application for a certificate of appropriateness is submitted and before construction drawings of the project are prepared. Aspects to be considered include:
a. The height, volume, proportion between width and height of the facades, the proportions and relationship between doors and windows, the rhythm of solids and voids created by openings in the facades, the materials used in the facades, the texture inherent in the facades, the colors, pattern and trim used in the facades, and the design of the roof.
Staff Comments: Not applicable.
b. The existing rhythm created by existing building masses and spaces between them should be preserved.
Staff Comments: Not applicable.
c. Landscape plans should be visually compatible with the buildings and environment with which the landscaping is visually related.
Staff Comments: Not applicable.
d. Proportions of existing facades which are visually related shall be maintained when neighboring buildings have a dominant horizontal or vertical expression, that expression should be carried over in the new facade.
Staff Comments: Not applicable.
e. Architectural details should be incorporated as necessary to relate the new with the old and to preserve and enhance the inherent architectural characteristics of the area.
Staff Comments: Not applicable.
f. Accessory structures shall be compatible with the scale, shape, roof form, materials, and detailing of the main structure to protect the historic integrity of the neighborhood. The accessory structure shall not exceed the maximum height allowed by the applicable zoning or the height of the existing primary structure.
Staff Comments: Not applicable.
Secretary of the Interior’s Standards for the Treatment of Historic Properties
Windows
Recommended: Identifying, retaining, and preserving windows and their functional and decorative features that are important to the overall character of the building. The window material and how the window operates (e.g, double hung, casement, awning, or hopper) are significant, as are its components (including sash, muntins, ogee lugs, glazing, pane configuration, sills, mullions, casings, brick molds) and related features, such as shutters. (p. 102)
Staff Comments: The existing wood windows are character-defining features of the contributing structure. The proposal retains the existing wood frames and sills and maintains the existing window openings, dimensions, and approximately 3¼-inch depth. The proposed replacement windows will therefore retain the primary spatial and dimensional characteristics of the existing windows.
The proposed use of double-hung units in locations where existing windows are single-hung changes the functional operation of the windows. Although this change is not expected to substantially alter the exterior appearance, the Standards recommend retaining the functional characteristics of historic windows where possible. Because the contractor has confirmed that a single-hung replacement is available from an alternate manufacturer, staff recommends retaining the existing single-hung configuration.
Recommended: Replacing all of the components in a glazing system if they have failed because of faulty design or materials that have deteriorated with new material that will improve the window performance without noticeably changing the historic appearance. (p. 106)
Staff Comments: The proposed replacement windows include Low-E insulated glazing intended to improve energy performance. The proposal retains the existing window openings, dimensions, and wood frames and sills.
Recommended: Using low-e glass with the least visible tint in new or replacement windows. (p. 106)
Staff Comments: The proposed PerfeXion Platinum windows include Low-E glass.
Standards for Rehabilitation
Standard 6: Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. (p. 76)
Staff Comments: Several existing wood window frames and sashes exhibit deterioration and/or damage. The proposed work will replace the deteriorated window units while retaining the existing wood frames and sills. Where structural bucking is deteriorated or structurally unsound, replacement will be limited to the deteriorated material necessary to support the replacement windows.
The proposal limits removal of historic building material by retaining the existing wood frames and sills and using a retrofit installation method. Although the replacement units will be vinyl rather than wood, the Board has previously approved replacement windows using alternate materials under COA24-45756. The diamond-shaped pattern on four rear windows is not original to the windows and will not be reproduced.
Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
Staff Comments: The proposed retrofit installation will retain the existing window openings, wood frames, wood sills, and surrounding wall framing. The proposed windows will maintain the existing dimensions and approximately 3¼-inch depth, preserving the established rhythm and spatial relationships of the window openings.
The proposed vinyl replacement windows will differ from the existing wood window units in material. However, retention of the existing wood frames and sills and installation within the existing openings limits the visual and physical alteration to the historic building fabric. The proposed double-hung units would change the operation of the existing single-hung windows. Staff recommends retaining the existing single-hung configuration to preserve the functional characteristics of the historic windows. The diamond-shaped pattern on four rear windows is not original to the windows, was added at a later date, and is not present on the home's other windows. The pattern will not be reproduced, allowing the replacement windows to maintain the established window design of the home. Staff finds that the proposed installation will maintain the size, location, and proportion of the existing window openings.
Staff Recommendation
Appropriate with Conditions
1. The replacement windows shall be installed as retrofit units within the existing window openings without enlarging, reducing, relocating, or otherwise altering the openings. The existing historic wood window frames and wood sills shall remain in place. Replacement of structural bucking shall be limited to deteriorated or structurally unsound material necessary to support the replacement windows.
2. Existing single-hung windows shall be replaced with single-hung windows. If an alternate manufacturer or product is necessary to provide a compatible single-hung replacement, the alternate product shall be submitted to the Growth Management Department for review prior to installation.
3. The diamond-shaped pattern on the four rear windows is not original to the windows and shall not be reproduced. Replacement windows shall be consistent with the established window design of the home.
4. The replacement windows shall be consistent with the product specifications reviewed by staff and approved by the Board, including window type, dimensions, frame depth/profile, sash configuration, and retrofit installation method. Any substantial modification to the approved window product or configuration shall require additional review.
ALTERNATIVE:
• Appropriate
• Appropriate with Conditions
• Table
• Deny