cover
TO: Mayor Robert J. O'Connor
FROM: FoxWalk Design Review Committee
DATE: May 4, 2017
SUBJECT: Title
Approval of a Certificate of Appropriateness for exterior improvements to the Coulter Courts Building at 104 E. Downer Place and 32-34 S. Broadway Avenue (The Community Builders, Inc. - 17-00366 / AU22/3-17.027-DST - ES - Ward 2)
Body
PURPOSE:
The purpose of the COA would be for certain exterior changes related to the renovation of the Coulter Court apartment building.
BACKGROUND:
Community Builders is a developer of affordable housing and other re-developments. They are acquiring the Coulter Courts building from the Joseph Corporation, a 38 unit apartment complex, and making certain improvements, including renovation of the existing units. Exterior improvements include removing panels on the north side of the building and restoring masonry, and adding 6 windows on the upper floor. They will tuckpoint the east wall, match the masonry on the south wall, repair the terra cotta, and repaint. They will add a commercial tennant space at the east end of the Downer frontage. They would like to replace the aluminum windows with vinyl.
DISCUSSION:
New vinyl windows would not be permitted per the guidelines unless they were vinyl clad wood windows. This appears to be the only improvement not meeting the guidelines. Sec. 2.4-2 deals with guidelines for windows and doors. Attached in your packet is the COA report and project detail of the current windows that were installed in 2000. The original developer had proposed vinyl replacement windows which was denied by the DRC in 1999. The original wood windows had been removed many years prior, and replaced with aluminum framed windows and filler panels anchored into the masonry. After lengthy discussion by DRC in 2000, Attachment B was most desirable because the existing metal panning frames would be completely removed and the overall scale and appearance of the original windows would be duplicated by maintaining a larger daylight window class opening; the damage to the existing masonry openings caused by the metal panning frames would be repaired; and the new windows and infill panels at the arches would be anchored directly to the masonry, resulting in a better structural installation. The aluminum windows that were approved and installed provided the appropriate overall appearance and also alleviated water damage concerns. In addition, the applicant installed aluminum exterior window trim to simulate the historic wood brick mold trim. The additional $75,000 cost of using the aluminum windows as installed versus vinyl was funded by grants from SSA #1A and the City of Aurora.
POLICIES AND GUIDELINES:
Sec. 2.4-2 Windows & Doors: If new windows and doors are installed, the existing or original material, design and hardware shall be duplicated. The Review Authority will consider allowing the use of vinyl-clad or aluminum-clad wood windows in punched window openings (not storefront systems) if they replicate the profile, detailing, and appearance of windows (reveals and setbacks) that would be appropriate for the architecture of the building undergoing rehabilitation or restoration.
RECOMMENDATIONS:
FoxWalk Design Review Committee recommended CONDITIONAL APPROVAL of the COA for exterior improvements to the Coulter Court building at 104 E. Downer/32-34 S. Broadway.
1) The new vinyl windows proposed shall be replaced with new aluminum windows to match the existing if it is determined that the current aluminum windows are not functioning as intended to meet the needs of current and future residents.
ATTACHMENTS:
FCOA
Narrative
Elevation Pages
Vinyl Windows
cc: Ald. Saville, Chairman
Ald. Donnell
Ald. Irvin
Ald. Hart Burns, Alternate