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Home My WebLink Aboutagenda.hpc.199003141 . e I. -Â»--1 AGENDA HISTORIC PRESERVATION COMMITTEE March 14, 1990 REGULAR MEETING SECOND FLOOR MEETING ROOM City Hall 5:00 I. Roll call and approval of January 10, 1990 minutes II. Committee Member & Staff Comments III. Public Comment IV. OLD BUSINESS r 5:10 A. Final Development - Webber Block (Elks Bldg. ) plpfo(Â·41 6:00 B. Conceptual Development Amendment to 425 E. Cooper, Guido ' s 0:~ )~.j, cil.~4.*~ V. NEW BUSINESS 6:30 A. Conceptual Development, Public Hearing - 501 E. Cooper, Independence Building- 2>13 (1 t=-7/6 4-7 . 4 7 7 1-% 7:15 B. Public Hearing - National Register Nominations C Â¥bld- ~30 - LU Ftel llc i 3.-Ckul 7:30 VII. COMMUNICATIONS Annual Preservation Honor Awards Cottage Infill and Incentives Special Meeting - P&Z March 27, 4:30 p.m. Trolley worksession, HPC invited - March 20 (time to be announced) Project Monitoring 8:00 VIII.ADJOURN 4 11.- - 1-5 -IE a t MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Final Development: 210 S. Galena St., The Webber Block (Elks Building) - Public Hearing Date: March 14, 1990 LOCATION: 210 S. Galena St., Lots K, L, and M, Block 94, City and Townsite of Aspen ZONING: CC - Commercial Core, "H" Historic Overlay District Designated Landmark APPLICANT: The Elks Club #224, represented by Ed Irwin HPC MONITOR: Don Erdman APPLICANT'S REQUEST: Final Development approval for a new elevator/stair tower at the east elevation, and the renovation of the Galena Street storefront (excluding the previously renovated 1\ Esprit space). A "vest pocket park" greenspace will be created at the east elevation between the Hyman Street sidewalk and the elevator tower. PRIOR COMMITTEE ACTION: On November 8, 1989, the HPC granted Conceptual Development approval for the proposal, subject to the following conditions to be met at Final: 1. Partial Demolition (east elevation) shall be detailed 2. Restudy the tower design transition between old and new 3. Mechanicals shall not exceed (respective) roof height 4. Mechanicals shall be clarified, i.e. east el relocated equipment 5. Tower entrance detailed (canopy, windows, door, etc.) 6. Exact material representation 7. Maintenance plans for entire building submitted 8. Consider fenestration design on north el stair tower at landings 9. Applicant shall work with staff and HPC monitor to investigate storefront and at-grade window restoration of Galena Street elevation Don Erdman, Project Monitor, and staff met on-site with the architect to discuss Condition #9; the Final Development application addresses those findings. PROBLEM DISCUSSION: Please refer to the applicant's letter attached. We find that conditions of Conceptual have generally been met, however, the Planning Office feels that the following 4 issues must be reviewed and approved at this meeting: a. Tower entrance: The applicants have proposed a rigid glass awning at the tower entrance, which was approved in concept. However, the HPC Guidelines state (page 25): "Awnings or canopies made of aluminum, fiberglass or other rigid materials are not encouraged." Staff finds that the proposal may not meet the intent of the Guidelines, and recommends that the HPC reconsider the use of a rigid awning. A canvas or acrylic awning more closely meets the Guidelines. This material could be light and translucent, and still meet the goals to provide protection from the elements at the entrance door, and focus attention to the entrance. b. The HPC asked the applicant to restudy the transition between the historic building and the tower. The applicant has added details which should be carefully considered, as well as the south elevation window design on the tower. We are recommending that the details and first floor r - 1 windows on the south elevation of the tower be restudied for compatibility. These three vertical windows above the entrance are a different design than the 2nd and 3rd floors. A more compatible solution may be more appropriate. All proposed signs should be discussed with Zoning Officer, Bill Drueding, for code compliance. C. Maintenance of building: A letter from Shaw Construction has been included with the Final Development application, stating the masonry cleaning methods proposed. Shaw also states that bricks that have deteriorated past the point of preservation shall be replaced. This letter does not sufficiently detail this critical maintenance and brick replacement issue. Staff is requiring that the Department of the Interior guidelines be strictly adhered to in both cleaning and repointing. These Technical Briefs are attached, and clearly explain the approved methodology. The lowest possible p.s.i. (400-800 max.) shall be used in water cleaning the masonry, only after a test section or two has been completed and reviewed by the monitor. Repointing of the mortar joints shall match in color * 2 f and consistency exactly, however, the "addition of 5 percent white portland cement for not more than 20 percent of the lime Will improve workability or plasticity without adversely affecting the desirable qualities of the lime mortar." No discussion was given by the applicant regarding the maintenance of the south elevation storefront. The new Esprit storefront is in need of painting and maintenance, which we are recommending be done this year. Bare metal is showing through. d. Staff requests that the HPC carefully review the proposed storefront changes for the west elevation. We find that while the beadboard kickplate is not original, this theme has been established by the Esprit storefront renovation a few years ago. We have no significant concerns about this storefront renovation/remodel, and feel that the removal of the existing plywood panels on the west elevation will greatly enhance the cultural and architectural value of the Webber Block. Additional Staff Comments: The applicant did not present the complete window replacement of the upper stories at Conceptual, which they have done now at Final. We find that the removal and f I replacement Of the non-original three-part windows with traditional double hung wood windows is highly desirable. All historic windows shall remain. The improvement to the building is exceptional. However, the wooden replacement windows are proposed to be clad, which the HPC should consider carefully. Please refer to st..ff's recommended condition below. The applicant is also proposing that the cinder block addition to the north side of the building (encroaching into the alley) be reroofed and painted. Roofing materials have not been clarified on the plans, but shall be at this meeting. The CCLC and the Engineering Department are recommending this encroachment be removed from the alley. Approximately 1/2 of this cinder block addition covers the historic stairs that lead to the basement. Staff does not support the removal of century old elements that encroach. One alternative may be to eliminate as much of the addition as possible (which provides some liquor storage and covering for the new electrical service), and retain that portion that covers the stairs. The issue of an encroachment license is coming before Council March 12. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Final Development application as submitted 2. Approve the Final Development application as submitted, 3 subject the conditions (as stated below in staff's Recommendation) to be approved by staff and the Project Monitor. 3. Table action to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4. Deny Final Development approval finding that the application does not meet the conditions of Conceptual Development approval. RECOMMENDATION: The Planning Office recommends that the HPC grant Final Development approval for the proposal at 210 S. Galena St. , subject to the following conditions' which shall be , met by the applicant, and shall be approved by staff and the ~ Project Monitor, unless otherwise stated: --I 2 -- -T 1. The replacement windows shall be reviewed and approved ~ 8 prior toja building permit being issued. An actual sampleWwindew-er-- manufacture-rts_speg_ sheet shall be approved by the HPCAX These -windows shalljpeplleat-the /7 -eriginal+_historic_windews_of the Webber Block. Ill(.6163 44-0/ f A 1\ 1 1 2/\ Therrigid glass awning at the tower entrance shall be ~ge*tudied for compliance with the Guidelines. 9/kfrit i The specifications of the Department of the Interior -- (attached) -for exterior masonry cleaning and repointing j 1 shall be strictly adhered to. 0,#,& f--4 4-â‚¬ roi.O-,w 'r! .04 9., The lowest possibl44.s.i. (400-800 max.) shall be used in water cleaning the masonry, only after a test section or two has been completed and reviewed by the monitor. 4. Repointing of the mortar joints shall match in color and consistency exactly, however, the addition of 5 percent white portland cement for not more than 20 1 le~ fl~ F (0 i -, percent of the lime shall be used. t-<1~i".2.oC.A~-20,4 K 1â€žle/(, 41~~ 14 149,i- 01 1 + < U (--crfrt Q.-/ 5 0 Information on the numbet and location of deteriorated bricks requiring replacement shall be submitted for bÂ» staff and project m@nitor approval. 6. The HPC shall adtTreâ‚¬Either issue. of_ the cinder block addition encroachment into the_alley at--thianmeeting.___ 10 -/-4 Â»74420 f f ~T 1 -~ 6<,/iÂ·t) j oth-~Â£,0< ~- memo. hpc.210sg. fd. 2 , 4 V , 0 V L.) j (1 ~ p ~ tÂ·9/0~ 4 <70'#-~.11 / 0.-V'.1 r 4 L >-Lll- 1.-A-~34- 1 -0 Â£'9 t 7 3, 0 1 7~,fi- /, 7 /~7/43AL rJ 41 91 B,, ./ c r.4 ~r r, 7 0~ )C ' ij ~14-4 6/5 A\.\ U 1/ 4.1/4 Vbq 9./ ht>./AU- â‚¬~ &' : I HAGMAN YAW ARCHITECTS February 12, 1990 LTD : 210 SOUTH GALENA I ASPEN, COLORADO 81611 I 303/925-2867 Ms. Roxanne Eflin Planning Office FEB 1 6 1990 130 South Galena Aspen, Colorado 81611 Re: Elks Building Final Development Review ~ Dear Roxanne: ~ The Elks Club No. 224 wishes to apply for Final Development Review at this time. Attachment #1 is a copy of the Land Use Application Form as submitted for Conceptual Development Plan. Please refer to Conceptual Development plan submission for other pertinent information. ' As discussed in our Conceptual Development Plan and during our presentation the Elks Club wishes to renovate and refurbish parts of its ~ building at 210 South Galena. The proposed changes will have an impact on two parts of the original historic structure. First is the addition of a new elevator/stair tower on east side of building. Second is the renovation of the storefront currently servicing the Elks Club. As explained during our Conceptual Development Plan the elevator/stair tower is necessary to provide service to second and third floors. The new storefront will service retail space plus bring the building back to resembling its original condition. i As part of our Conceptual Development Approval eight conditions were to be addressed. The following is a point by point response to each of these conditions: 1. Partial demolition (east elevation) shall be detailed. The attached as-built drawing A4.0 shows the existing conditions on the east elevation. The drawing also notes changes proposed. These changes are minor. Changes include relocation of some mechanical equipment and removal of existing windows to be replaced by doors to access new stair and elevator tower. Ilk! H.Â·UNA\. .ALA , LARRY Y.Ali- ALA .~47 Letter to Ms. Roxanne Eflin February 12, 1990 Page 2 2. Restudy tower design transition/break between old and new to enhance appearance or separation between the old and new. This transition has been studied and improved. On the north side (rear) the inset space between the tower and the existing building has been increased and the materials at inset changed to 8x8 brick for a more perceptive separation. Please see attachment #2. On the south side (front), Hyman Street elevation of the tower, the glass panels acting as a visual separation between parts have been reorganized and set back in the building face to further emphasis the separation. See attached drawings A4.2 and 7.1. 3. All mechanical equipment shall not exceed respective roof height. No new major mechanical equipment will be located on tower roof. New equipment on existing roof will not be visible from street. 4. All mechanical equipment shall be clarified, i.e. relocated ground floor equipment, east elevation, and shown as to size and location for final. r L Attached drawings A4.1 shows all mechanical equipment locations visible on exterior including mechanical grilles. 5. Tower entrance detailed drawings, including canopy, windows, door and signage to be provided. The attached drawing A4.2 shows the scope of the tower entrance. All the elements are designed to be compatible with the historic building. The windows will be wood and will align with replacement windows in existing building. The windows are set back into the face of the building approximately one foot to visually divide the tower addition from the existing building plus reflect the original building treatment. The new entry doors are also set back and are detailed with a historic flavor. The entry doors include transom glass above with the building address painted on the glass. Above the entry is a glass canopy covering both the new entry and back exit of Esprit. This canopy will be detailed similar to canopy over Shooters on west side of building. Between the windows on each floor is a 8x8 brick infill band. This infill will be slightly darker in color and tone than the new brick to emphasize the sepration between new and old. See attached drawing A4.2. 1 ' Letter to Ms. Roxanne Eflin February 12, 1990 Page 3 In addition to the address over door on the transom glass, the building name will be located on the tower in carved sandstone as shown on drawing A4.2 and lit at night by a concealed light source as shown in detail on attachment #3, , 6. Exact material representation, including sample of brick and sandstone. The materials will be presented in our meeting. 7. Maintenance plans for entire building, addressing external surface cleaning, brick repointing, storefront system repainting, etc. See attachment #4 for information addressing external surface cleaning and brick repointing. Storefront at existing Elks Club and Galena entry will be replaced. Color scheme for this area, tower and rest of building will be shown in our presentation. 8. Consider fenestration on north elevation of stair tower at landings. i We have studied this option and feel it is not appropriate particularly considering the "alley" view. In reference to the second motion regarding investigation of existing storefront on Galena Street, with our HPC monitor we found the following: After removing the existing plywood kickplate panels below the storefront windows and exploring the existing upper glazing we have determined with our HPC monitor and yourself to replace the wood and glass storefront with new materials to replicate the historic. Please reference the attached drawing A4.3. The storefront will be : reconstructed of wood in appropriate sizes and proportions to existing. ' The sill heights of the glazing, the kickplate details, and trim colors will all reflect the historic character of the building. The existing recessed , entry will also be restored to a historic flavor as shown. New side walls at the recessed entry will match the storefront as will the new entry door with sidelights. Again please reference attached drawing A4.3. Also as represented during our conceptual presentation the stone base will be infilled with matching sandstone for a continuous 1 1 base element. In addition to the Elks Club storefront the current entry to the upper levels will be replaced with matching wood details and glazing as Letter to Ms. Roxanne Eflin February 12, 1990 Page 4 ' shown on attached drawing A4.3. A new more historically accurate door will also be added. This door will be wider per code requirements and will fill the opening creating a better frame to door detail. In closing we feel this submission for Final Development Plan conforms to the representation made during the conceptual review and responds to the conditions placed upon that approval. This renovation will enhance the character of the surrounding downtown neighborhood. On behalf of the applicant and ourselves we thank you and all those involved for your time and consideration of this application. Sincerely, 11 1, AM A Mi~ael DÂ«le and Doug Graybeal ~ March 8, 1990 HAGMAN YAW ARCHITECTS AD I 210 SOUTH GALENA i ASPEN. COLORADO 81611 Ms. Roxanne Eflin 303/925-2867 HPC 130 South Galena Aspen, CO 81611 Dear Roxanne: ' Enclosed please find information concerning the 2 Galena Street stoops and handicap access to the new ground level retail ~ in the Elks Building. Also, we ask that the HPC write a memo to the Board of Adjustment which addresses the issue of the new elevator/stair tower height. The tower is 42'-6" high, which is in violation of the building height ' limit. However, the elevator and its machinery forces us to this height. We would note that there is to be no mechanical equipment on this roof. Please call if I can be of any help. Very truly yours, ' /*44 63Â« 5 1 Michael Dbyle, AIA Associate Partner MD: sv 1 i'C HAL:\L\\ ALÂ· I LARIA'YAW. AIA | / 1 1 121 L 1 1 -4 --- lili e.N----\~------ --- AfT.L. HANDPL/VL - 9 0 940Â©V 9 NE*1 WETA L - - r - -4 - i F-1-; = 'It I 1 11â‚¬ 1 K , 4//f. 1 1 1 1~ lid 1 Ilf 2 { ... Â«.1 't,Â»3*. y. 1 0 4 1 l[ It -2 41 iF T r 1 1 k 4 1 1 7 + No MANDFAIL-6 1 - 1 . < AL' eN F/P-ST NG EP- W/ ADJACENT- WALL 0 -** 9 0 6fcor â‚¬ SECONDAPZ:/ 6 Nl-1Â«142 73 71 5 (Tr 3 4 8 r p 4 A e e- 70 B < reÂ» . -4 11 3 3> ro A 8 F, E- C : El 6- z- 4 2 79 % 1 0 1 1 - 4 M t \3 1-1 4 .ir.,1 11-134 06 I -i-1 9- 3 % 1Â«,1 I & 9&0 4\ 1 2 41 , 11 0 i}-1* /7 C 4 \ 1 C C \ 1 C \ -_ -- C il. 0 a C p 1 \ ri- - - /\ 1 4, t 'r, 3/ /\ 3 7 1,1 ~Nx< 9.1 i 1 1..1 11 7\1 j 1-1.l 1 1 1. - - 1 -21 iv /0 -- - 1 11/\0-~\ Iftil.c fo x :i ht''llifi.9 ,~ \ 1X A i.- \r '' ''\ 1, 9 1\,1 4 Â¥ 1 1,\ /\. 1 ,< 7 V \ c \...-A A*l.-Â·Â·: / i~ ... ~.4.A C - , --Â» Â«13 ~ j ~3 7 529 ..71 50 9 9 24 0 7 . -10 21 0 9 9 r : \ r 0 = P 35 A - <C UNP >M It p,L (13(P r . C -1 2 9 2 0 -4 4 c CE PE 4 p rg- 8 / 0 l e: 4 I 1 oF . -c L & O 2- 31 . P n !, ' 0 0 1 6,-- C 'f-3 kIEW PACE tCICK Attachment 2 -31-/Ctq t> p i iCE iE_\/ATO 12 1 I BLE.C.Â·râ‚¬/Ok(- \ | ALLE-7 51.- d , 00 N Tr-,60'T-01~4 To Y.!, f 1, - L fC Â¥ Â¥ /-01 4 4 7 , 13 I -- - i . k|TL, NAN O2AIL ----~- 4 0- - * ~Ap -powd e i:~ MAA, TO EXIST, *APE. -t 5 - .. t 11 VY 100 -O - --A- ALTEE MOVE. 1 - Handicap Entrance 1/4" = 1'-0" h 4 I. Attachment 3 i / / I: ~fl==4, 1 1 I 1 -/, '.. 1 - f/k,//1 1 ./ 1 1 9 1. 11 1</. ''.-~1 -11/13 6FOJZE WALLMOLINITED IWCAJOESCEUT STRIP LlaNT - bul!_DIKS KI'AME CARVED 10 GAUD CTowl: 81.0- K- buILDIKJG FACE PAVED (10[-1 41 / 14 .. . .. 1 1 E-LEVATIOU/SEC[lok-1 SIG U LIGiHITILI(G DE~Al L 11'-1 Loll 1 , Attachment 4 51!AW Construction February 14, 1990 Mr. Michael Doyle Hagman Yaw Architects 210 South Galena Aspen, CO 81611 RE: Elks Building Remodel Dear Michael: This is to confirm that the scope of work for the exterior brick on the referenced project will consist of the followjng: 1. High pressure wash and rinse of brick. 2. Tuck/point repair of loose and/or missing mortar. 3. Replacement of individual brick found to be disintegrated beyond acceptable limits. In addition, the metal cornice will be cleaned and painted. This metal appears that it can remain in tack with only minor areas of repair and/or replacement. Sincerely, SHAW CONSTRUCTION COMPANY Steven H. Meyer Western Slope Manager SHM/bj CC: Ed Irwin Horizon Park Plaza 743 Horizon Court, Suite 109 Grand Junct~on.Colorado81506 301'242 9236 n m 90 % HAGMAN YAW ARCHITECTS January 25, 1990 LTD 210 SOUTH GALENA ASPEN, COLORADO 8] 611 303/925-2867 Roxanne Ellin ~ Planning Office Hand Delivered Aspen, Colorado RE: Elks Building Storefront Dear Roxanne: Per our conversation yesterday I would like to update you on our findings beneath the existing plywood storefront on the Elks Building. Our exploration uncovers a mixed bag of findings making it impossible to determine the original condition. We did find double hung windows with a sill height approximately 5'-0" below the sidewalk. It is hard to tell if the windows are originals. The framing for the windows is not constructed to accommodate side trim, nor does it accommodate the step from the original sandstone base to the base of column elements. The windows appear to have been eliminated with the addition of electrical, plumbing and heating systems which dropped the basement ceiling height, thus eliminating this lighting option. The retention of the lower ceiling height is necessary. I have reviewed our findings with Don Erdman our HPC Monitor. He felt either our proposed solution which continued the sandstone base across with beadboard kickplate and windows above (see attached), or installation of windows as found would be appropriate. But he felt our proposal was more appropriate for reasons mentioned and in view of maintenance. We also reviewed our finding and proposal with the Elks who voted unanimously for our proposed solution as attached. We all feel our proposal is the best solution for restoring this storefront in a historical manner appropriate for Aspen. The new window frames and storefront would match the scale and profile of the frame work existing at Esprit, but they be constructed of wood and painted gray to match. The beadboard kickplates will match Esprit' s which LARRY ) AU A'A Roxanne Ellin January 25, 1990 i Â· Page 2 we feel is appropriate, particularly after studying similar storefronts around town, for the level of building detail. A sketch section of the window sill detail also showing the kickplates is attached. We appreciate your review of this issue, before final approval. Please give me a call and I will be happy to discuss the matter further. Sincerely, 441 Doug Graybeal, AIA Partner 1 1 Â»rrA -- 1 V \ Wl- 1 -. ~ ,1- - ' Â»\07- 74 1 .\ . k.-Lk [23- 8 1.-0 6..7- 2 7< U .- -. 5 ILL/l< 1OKPLATE 1-3 - - --*lt.46 3*; I L<)w .. ELKS BLDG. - KICK PLArs TRI M OPT1012 ~NIGNS PROFILE~ 1 PRESERVATION - 1_ BRIEFS - - .0 -V LAO. J~~~~ ,~.9., The Cleaning and Waterproof Coating of Masonry Buildings Robert C. Mack, A.I.A. =m../.am.M..MISM,mmEM Technical Preservation Services Division Office of Archeology and Historic Preservation/Heritage Conservation and Recreation Service The inappropriate cleaning and waterproofing of masonry information may include building owners in the area, local buildings is a major cause of deterioration of the Nation's universities, the State Historic Preservation Officer, and the historic resources. While both treatments may be appropriate AIA State Preservation Coordinator. >15 in some cases, they may cause serious deterioration in others. If the proposed cleaning is to remove paint, it is The purpose of this leaflet is to provide guidance on the important in each case to learn whether or not exposed brick techniques of cleaning and waterproofing, and to explain the is historically appropriate. Many buildings were painted at consequences of their inappropriate use. the time of construction or shortly thereafter; retention of the paint, therefore, may be more appropriate historically than exposing the brick, in spite of current attitudes about Why Clean? "natural" brick. Even in cases where unpainted masonry is The reasons for cleaning any building must be considered appropriate, the retention of the paint may be more practical , carefully before arriving at a decision to clean. - than removal in terms of long range preservation of the ~ ~ -Is the cleaning being done to improve the appearance of the masonry. In some cases, however, removal of the paint may building or to make it look new? The so-called "dirt" be desirable. For example, the old paint layers niay have actually may be weathered masonry, not accumulated built up to such an extent that removal is necessary prior to deposits; a portion of the masonry itself thus will be repainting. It is essential, however, that research on the paint removed if a "clean" appearance is desired. type, color, and layering be completed on the entire building -Is there any evidence that dirt and pollutants are having a before removal. harmful effect on the masonry? Improper cleaning can - accelerate the deteriorating effect of pollutants. What Is The Construction Of The Building? -Is the cleaning an effort to "get your project started" and The construction of the building must be considered in improve public relations? Cleaning may help local groups developing a cleaning program because inappropriate cleaning with short term fund raising, yet cause long term damage to can have a corrosive effect on both the masonry and the the building. other building materials. These concerns may lead to the conclusion that cleaning is incorrectly chosen cleaning products can cause damaging not desirable-at least not until further study is made of the chemical reactions with the niasonry itself. For example, the building, its environment and possible cleaning methods. effect of acidic cleaners on marble and limestone generally is recognized. Other masonry products also are subject to What Is The Dirt? adverse chemical reactions with incompatible cleaning The general nature and source of dirt on a building must be products. Thorough understanding of the physical and determined in order to remove it in the most effective, yet chemical properties of the masonry can help you avoid the least harmful, manner. Soot and smoke, for example, may inadverient selection of damaging cleaning materials. require a different method of cleaning than Oil StainS or bird Other building materials also may be affected by the droppings. The "dirt" also may be a weathered or discolored cleaning process; some chemicals, for example, may have a portion of the masonry itself rather than extraneous corrosive effect on paint or glass. The portions of building materials. Removal of part of the masonry thus would be elements most vulnerable to deterioration may not be visible, required to obtain a "clean" appearance, leading to loss of such as embedded ends of iron window bars. Other totally detail and gradual erosion of the masonry. Other common unseen itenis. such as iron cramps or ties which hold the cleaning problems include metil Stains slich :is rust or coppÂ·er masonry to the Structoral frame. als{1 1,13>' 17Â· stihiect to stains. and organic nialter such as the tendri~ len on the corrosion t rom the use o! Ch. :111:.t ls or even 1 rein 13 j Jin \* Liter masonry after removal of irÂ·>Â·. The source of dir. stieh as :031 iFig. 1 ). -1 he only way to ii:Â·.,clit problems in these C:lAcK Is soot, may no longer be a factor in planning lor longer term to study the building construction in detail and evaluate maintenance, or it may be a continuing source of problems. proposed cleaning methods with this information in mind. ' ~~ Full evaluation of dirt and its effect on the building may Previous treatments of the building and its surroundings require one or several kinds of expertise: consult3nts mar- also should be evaluated, if known. Farlier waterproofing include building consenÂ·ators. geologists. chemists. arid applications Ill a y inake cleaning difficult. Repair.s inny have preservation architects. Other sources of local experience or been stained tO match tile building, and cleaning may mike SeVH A. ' . ..4. 9 4/(021'id"54(Millilil , , - - - --7-,=-'00 *23,22 -9*'ad'.I,~21/rba -L - C f. 2#A~ 4$--t -di il-L,=r 4. ,Ir- a,J..:,t . 4 .1 'L ..1 -1 - 1--3, t ' 1 1 - 4*,4. j, "r tr' -_. tyll- >1- 4.41 dir. 4 ., I ' 94 -fl *22--V 1 >* 1 2.-- 1 '* e - '24. BrHik2. - -Â· aktz.%"94 N:?6141$Bgrn Figure 2. The white deposits are efflorescence, soluble salts deposited rÂ· *2UUS.21Â·6'+~'~r#Xtw '0 ' ~'*17v ~01;~~9024 on the surface Of the masonry. Tliese scits usually originate in the *s ~:'Â£ 3. . 4 ...4?59 masonry ormoriar, mKate from theground below through capillary Fts.,T.4 4 1 2,1. 0 1 ., - - , 1.1 -~~1~;51 action, or are brought in by air pollution. The salts also may be the ' U.Lâ‚¬ 2%'Â·' v J .2, result of chemical reactions resulting from selection of an improper l~Â»'Â¢14 4 . . chemicals onto nearby automobiles, causing etching of the 16.-i< . #. r, Â·Â·7'ktÂ· .. 1 , ., + --'9:?? ' Â·, '.:-," Pr:Â·, ';Â·5~ .... glass or spotting of the paint finish. Simi:arly, airborne oust Â· ... - can enter surrounding buildings, and excess water can collect ~.tÂ·z , iii nearbv yards and basements. '99Â° Figure 1. The iron anchor shown here originally was hidden from Personal safety: The potential health dangers of each method view. An increase in volume due to rusting created internal pressures on the stone and brick, causing spalling. Carefld study of the building proposed for the cleaning proiect must be considered, and construction can result in the identification of these potential the dangers must be avoided. Both acidic and alkaline problem areas and they can be taken inlo consideration while chemical cleaners can cause serious injury to cleaning planning a cleaning project. operators and passers-by; injuries cari be caused by chemicals in both liquid and vapor forms. Mechanical methods cause dust which can pose a serious healtli hazard, particularly if these differences apparent. Salts or other snow removal the abrasive or the masonry contain silica. Steam cleaning has chemicals used near the building may have dissolved and serious hazards because of high temperatures. < been absorbed into the masonry, causing potentially serious problems of spalling or efflorescence. Techniques for Testing cleaning methods: Several potentially useful cleaning overcoming each of these problems should be considered methods should be tested prior to selecting the one for use prior to the selection of a cleaning method. on the building. The simplest and least dangerous methods should be included-as well as those more complicated. All Types Of Cleaning too often simple methods, such as a low pressure water wash, Cleaning methods generally are divided into three major are not even considered, yet they frequently are effective, groups: water, chemical. and mechanical (abrasive). Water safe. and least expensive. Water of slightly higher pressure or methods soften the dirt and rinse the deposits from the with a mild non-ionic detergent additive also may be surface. Chemical cleaners react with the dirt and/or masonry effective. It is worth repeating that these methods should be to hasten the removal process: the deposits. reaction tested prior to considering harsher methods, they are safer products and excess chemicals then are rinsed away with for the building. safer for the environment, and less water. Mechanical methods include grit blasting (usually sand expensh u. The level of cleanliness desired also should be determined blasting), grinders. and sanding discs, which remove the dirt by abrasion and usually are followed by a water rinse. prior to selection of a cleaning niethod. Obviously, the intent Problems related to each of these cleaning methods will be of cleaning is to remove most of the dirt. A "brand new" discussed later in this leaflet. appearance. however. niay be inappropriate for an older building. and may require an overly harsh cleaning method. h may be wise. therefore, to deterniine a lower level of Planning A Cleaning Project acceptable cleaning. The precise amount of residual dirt Once the existing conditions have been evaluated, including considered acceptable would depend upon the type of the type of dirt and the building materials, planning for the masonry and local conditions. cleaning prclect can begin. Cleaning tests. whether using siinple or complex methods. should be applied to an area of sufficient size to Environmental concerns: The potential effect of each give a true indication of effectiveness. Tlie test patch should proposed method of cle.Ining shoitici litÂ· evaltiated careful]> include 31 least 2 souare yard und. with laree stone:. should Chemial cleaners. even thoutÂ¢. dill]Ic. MU]\ C.,111:iye tro.Â·'. incluile sever:Â·- st';i.c> :ind mon:.1 i unts. It. stioillil bc shilibs, grass. :inct p].inti. Â·lnimal !11'c. r.itiging Irom d. i,mes:x reinembir.Â·d thai Â·. Milgle building !112> lidve heverd! t>'pch u; pets to song birds to earth worms, also may be affected by masonry minerials and similar materials may have different the run-off. In addition. mechanical methods can produce surface finishes: each of these differing areas should be tested hazards through the creation of airborne dust. separately. The residts of the tests may well indicate thal The proposed cleaning proiect also may c.use propernÂ· serera.1 metlinds nf cleaning should be used on a single dam:iKe. Wind drift. for erample. may carry cleaning bitiid inx. it- ==1 4. :452$ ,i-- 4- 444 ..1, Flib-4-1.Al.< 4;&13*~ 14%644 tr'* r ..144.'.~~ 4 Â¥Â£. D. ' 4.- ., v.4, .2 4,1,11 -1. ' ... ' Figure 4. Sandblasting has rounded the corners of this marble capital and pined the formerly smooth sulace. Not only is the stone harmed visually, the increased roughness of the surface also will collect new ~ dirt more quickly than smooth stone. $217â‚¬7.2 7-' u.-'': N '-:-1:4Â·";'~9MMT weather because water within the masonry can freeze, ~ till - Â·2.- causing spalling and cracking. Since a wall may take over a f. 1.3-' i.â€ž.::1 Â£ - rsi,*PÂ»%.0 Â· ' +1 :Â·:i:, , : '~ ~:_; -:-.-~: -ff-Â·.t,Â·r--64>* week to dry after cleaning, no water cleaning should be permitted for several days prior to the first average frost , 12 t.~.0 . j Utul '... r.: e.g . 4.....f.* 4:2''i Â· 6 r~~~1;'f , ~ Â· ' Â·,Â·Â·~ date, or even earlier if local forecasts predict cold weather. In spite of these potential problems, water methoas Figure 3. The hazy appearonce of a portion of the brick is caused by generally are the simplest to carry out, the safest for the o residue resulting from cleaning. This film occurred in spite of building and the environment, and the least expensive. thorough rinsing. Test patches such as this shouki always be allowed to weather prior to cominuing with the cleaning. Chemical cleaning: Since most chemical cleaners are water based, they have many of the potential problems of plain The cleaning budget should include money to pay for water. Additional problems of chemical cleaning agents have these tests. Usually contractors are more willing to conduct a been mentioned in the discussion of environmental concerns. variety of tests if they are reimbursed for their time and Chemical cleaners have other problems as well. Some materials, particularly if the tests include methods with types of masonry are subject to direct attack by cleaning wliich the contractor is not familiar. chemicals. Marble and limestone, for example. are dissolved When feasible, test areas should be allowed to weather easily by acidic cleaners, even in dilute forms. Another for an extended period prior to evaluation. A waiting period problem may be a change in the color of the masonry caused of a full year is not unreasonable in order to expose the by the chemicals, not by removal of dirt; the cleaner also masonry to a full range of seasons. For any building wliich is may leave a hazy residue in spite of heavy rinsing (Fig. 3). In considered historically important, the delay is insignificant addition, chemicals can react with components of mortar, compared to the potential damage and disfigurement which stone, or brick to create soluble salts which can form may arise from use of an incompletely tested method (Figs. efflorescences, as mentioned earlier. Historic brick buildings 2-5). are particularly susceptible to damage from hydrochloric (muriatic) acid, although it is. unfortunately. widely used on Potential Problems Of Cleaning these structures. Water Cleaning: Water cleaning methods include: (1) low pressure wash over an extended period, (2) moderate to high Mechanical cleaning: Grit blasters. grinders, and sanding discs pressure wash, and (3) steam. Bristle brushes frequently are al] operate by abrading the dirt off the surface of the used to supplement the water wash. All joints, including masonry, rather than reacting with the dirt and masonry as in mortar and sealants, must be sound in order to minimize water and chemical methods. Since the abrasives do not water penetration to the interior. differentiate between the dirt and the masonry, some erosion Porous masonry may absorb excess amounts of water Of ilie masonry surface is inevitable willi mechanical during the cleaning process and cause damage within the wall methods, especially blasting. Although a skilled operator can or on interior surfaces. Normally, however. water penetrates minimize this erosion, some erosion will still take place. In only part way througli even moderately absorbant masonry the case of brick, soft stone, detailed can'ings, or polished materials. surfaces, even minimal erosion is unacceptable (Figs. 4 and Excess water also can bring soluble salts from within the 5). Brick, a fired product, is hardest on the outside where the masonry to the surface. forming efflorescences (Fig. 2): in temperatures were highest; the loss of this "skin" of the dry climates. the water may evaporate inside the masonry, brick exposes tlie softer inner portion to more rapid le oving the salts slightly in back of Ilic suM-Â·,ce, The damage deterioration. Alirasion of intricate details causes a rounding which Con be C JI:hed n> suilll.,1.Â· >.lit.> i. c,pi:1:le,1 in more ,; sharp corners .ind other loss (31- delicate features. p.hile Jenni Liter in this k.illet. 12111,31.Â·.cenaÂ· u:,il.Â®. L.iri be il:teel, Jil:asion 01 11(11]shed suriaces removes the pohshed quality 01 tO a Sollice other than 8 81!lgic \Vater U .t,h. siolle. MCCitailical methods. therelorie. should never be used Another source of surface disfigurement is chemicals on tliese surfaces and should be used with extreme caution ~--- water ma>Â· contain deleterious amounts of these chemicals. Grit blasting. unfortunately. still is widely used in spite such as iron and copper in the water supply; even -soft" on others. Water methods cannot be used during periods of cold of these serious effects. In most cases. blasting will leave f fr' 1.4, VÂ¥Â·a~gm:*ERFER*4374'Gia' Â¥*.Â¥.U. 'fl:4*.IÂ¥dtor:,C'.27.9 ,~25*02114: 506- Ar-sâ‚¬4-1.- b 05#1 --u. r./61"irm,$5/524096'Â£klamp- 14, mo@.2.2~ Figure 5. This brickwork was sandblast, t severe erosion which has occurred, es sections of this "hard burned" late 1911 is a severe example, the some problen porosity will occur even on more skilift effect is less evident visually. minute pits on the surface of th: roughness actually increases the s dirt can settle and on which pollut, Mortar joints, especially th'"e Â· ; be eroded by mechanical cleantng, may be visual, such as loss of ioi; shadows. Joints constitute a st masonry surface (up to 20% in a should not be considered insig however, the erosion of the 1 increased water penetration, leac complete repointing. Other problems of mechani mentioned in the discussior r, wet blasting or water rinse. ci of water methods. Problems Of Water Repellent Ati Is waterproofing necessary? Coati to historic buildings without conce the consequences of the coating. M. survived for years without coatings now? Water penetration to the int. by porous masonry but by d downspouts, deteriorated mortar. the ground (risinj--Bamp), or cond solve these problems. In the case coatings will allow the water to Â£, retarded rate of evaporation. Tb. coatings keep dirt and pollutants surface of the building thus redu future cleaning. While this at timi times the coatings actually reta uncoated masonry. More important , these coatings can cause greater det than that caused by pollution, s worse than the problem one is atte; Types of coatings: Masonry co:i UNI Z er/)/'rud coatings and v.Â·ater r.'p. coatings seal the surface from hqi vapor; they usually are opaque. su. and some paints. Water repelknt penetrating the surface but 'Â· w . I leave through the pores 1 transparent. such :is the silic..,.. c, For sale by the :-up 1.. 5 Dist:37' 7 0. ' -9... "4.441% *49?4'Ikz F . I. Ilimil:Wirillimi:01**Ii'Zi; 3;15**21 r Vuf/.1 . :Â·31.9.t.- , C * ,~.2 3 2 ' IN'UN/921-4-/9.nx,$21--.g~//19// rtmt ,01Â¢1 1'05'~-'' -t --;14.~. i'tt;.Att ./a,*A"yoral-#Puurrturk#~ RaA*,I .'-'A::...'Â·>. ,; . '/ ..Â·rÂ·'7Â·'ec>, 1Â»Â·f /14:f K /4. 44 7.9/'13Â· Â·Â·. 72'931â‚¬*1~:, , -1*,;'p~~~ # ' ' liT *=.--Ipplllll 51:."t . 5 4.s# 'Â·,~ Figure 4. Sandblasting has rounded the corners of this marble capita! . and pitted the formerly smooth surface. Not only is the stone harmed visually, the increased roughness of the surface also will collect new dirt more quickly than smooth stone. .V ' Â· ~~0 - C.,. *:- weather because water within the masonry can freeze, D.6&34Â· F... ' 4.-4 - causing spaliing and cracking. Since a wall may take over a 1 . 1~./.12 %2521;maye * m Kiui.2 ' .3-It:-. :Â·F., .--1< --91:\Â·2,*FRY week to dn' after cleaning, no water cleaning should be UMW.*%1:,r ..'Â· .Â·1 't {~,54Â·Â·.11.-~.t : :.-.. i:. , , .'~0'.'3.=** date, or even earlier if local forecasts predict cold weather. 41& 174.'--3.' . ..., .'.,+~. . . *'l,~...'.Ehi permitted for several days prior to the first average frost Alt..4.6...,W LS....- â€¢i. V..Â·.*.2Â·~N>Â£,4;6,:'â€¢-4.4.Ji...44 In spite of these potential problems, water methods Figure 3. The hazy appearance of a Portion of the brick is caused by generally are the simplest to carry out, the safest for the a residue resulting from cleaning. This film occurred in spite of building dnd the environment, and the least expensive. thorough rinsing. Test patches such as this should always be allowed to weather prior to continuing with the cleaning. Chemical cleaning: Since most chemical cleaners are water based, they have many of the potential problems of plain The cleaning budget should include money to pay for water. Additional problems of chemical cleaning agents have these tests. Usually controctors are more willing to conduct a been mentioned in the discussion of environmental concerns. variety of tests if they are reimbursed for their time and Chemical cleaners have other problems as well. Some materials, particularly if the tests include methods with types of niasonry are subject to direct attack by cleaning which the contractor is not familiar. chemicals. Marble and limestone, for example, are dissolved When feasible, test areas should be allowed to weather easily by acidic cleaners, even in dilute forms. Another for an extended period prior to evaluation. A waiting period problem may be a change in the color of the masonry caused of a full year is not unreasonable in order to expose the by the chemicals, not by removal of dirt; the cleaner also masonry to a full range of seasons. For any building which is may leave a hazy residue in spite of heavy rinsing (Fig. 3). In considered historically important, the delay is insignificant addition, chemicals can react with components of mortar, compared to the potential damage and disfigurement which stone, or brick to create soluble salts which can form may arise from use of an incompletely tested method (Figs. efflorescences, as mentioned earlier. Historic brick buildings 2-5). are particularly susceptible to damage from hydrochloric (niuriatic) acid, although it is, unfortunately. widely used on Potential Problems Of Cleaning these structures. Water Cleaning: Water cleaning methods include: ( 1) low pressure wash over an extended period, (2) moderate to high Mechanical cleaning: Grit blasters, grinders, and sanding discs pressure wash, and (3) steam. Bristle brushes frequently are all operate by abrading the dirt off tile surface of the used to supplement the water wash. All joints, including masonry, rather than reacting with the dirt and masonry as in niortar and sealants, must be sound in order to minimize water and chemical methods. Since the abrasives do not water penetration to the interior. differentiate between the dirt and the masonry, some erosion Porous masonry may absorb excess amounts of water of [he inasonry surface is inevitable with mechanical during the cleaning process and cause damage within the wall methods, especially blasting. Although a skilled operator can or on interior surfaces. Normally, however. water penetrates minimize this erosion, some erosion will still take place. In only part way through even moderately absorbant masonry the case of brick, soft stone, detailed can'ings, or polished materials. surfaces, even minimal erosion is unacceptable (Figs. 4 and Excess water also can bring soluble salts from within the 5). Brick, a fired product, is hardest on the outside where the masonry to the surface, forming efflorescences (Fig. 2); in temperatures were highest: the loss of this "skin" of the dry climates, the water may evaporate inside the masonry, brick exposes the softer inner portion to more rapid leaving the salts slightly in back of the surn.ice. The damage deterioration. Abrasion of intricate details causes a rounding willch Con be caused il> sollitil.' bali> th c.,phuned in niore of sharp corners and other loss of dellcate features, while detail later in this Icalle t. 1111]anÂ·,cence inG,:14, c,in he tiÂ·:iced Jbrasion of polished surfaces removes the polished quality Of to a source other than a singie water wa:bll. stone, Meellanical methods, therefore. should never be used Another source of surface disfigurement is chemicals on these surfaces and should be used with extreme caution such as iron and copper in the water supply; even "soft" on others. ~-- water may contain deleterious amounts of these chemicals. Grit blasting, unfortunately. still is widely used in spite Water methods cannot be used during periods of cold of these serious effects. in most cases. blasting will leave 3 - .47 23,: 4#93**plar'- Cllcinge LIte relleCLht pIOpCILy Ul LIBC IlidbOI1I-y, 1.11US Cnanglng ~ the appearance. 4.5..T I -*IMAntid . *::*'L,- Waterproof coatings: These coatings usually do not cause S : Â·&*)42'4 50Â»69Â·> Â·fig. f rfâ‚¬ Â»*r-- 1 problems as long as they exclude all water from the niasonr>. If water does enter the wall, however, the coating can Â· ...:c .4Â»-4&36%/Pbrwziphilihi eÂ£544<Â£41.fii,*a.m.~,4, in t ensify the damage because the water will not be a ble to , escape. During cold weather this water in the wall can freeze, :ff; J Â· R. '8 Â· - / causing serious mechanical disruption, such as spalling. In I ..% =liz/*rmet"rE.1Me,1771/M'FRE,3(Ek..*. addition, the water eventually will get out by the path of , - 1% least resistence. If this path is toward the interior, damage to , Â· interior finishes can result; if it is toward exterior cracks in 0.: the coating, it can lead to damage from the build-up of salts '-v:,83.1 described below. Water repellent coatings: These coatings also can cause Figure 5. This brickwork was sandblasted to remove paint. Note the serious damage, but by a somewhat different mechanism. As severe erosion which has occurred, emecially in the softer center water repellent coatings do not seal the surface to water \ sections of this "hard burned" late 19th-century brick Although this vapor, it can enter the walI as well as leave the wall. Once is a severe example. the same problem of increased roughness and inside the wall, the vapor can condense at cold spots, porosity will occur even on more skillfully performed jobs where the producing liquid water. Water within the wall, whether from effect is less evident visually. condensation, leaking gutters, or other sources, can do damage, as explained earlier. minute pits on the surface of the masonry. This additional Further damage can be done by soluble salts. Salts roughness actually increases the surface area on which new frequently are present in the masonry, either from the dirt can settle and on which pollutants can react. mortar or from the masonry units themselves. Liquid water lial}01{i:. 1. Mortar joints, especially those with lime mortar, also can can dissolve these salts and carry them toward the surface. If , be eroded by mechanical cleaning. In some cases, the damage the water is permitted to come to the surface, efflorescences may be visual, such as loss of joint detail or increased joint appear upon evaporation. These are unsightly but usually are shadows. Joints constitute a significant portion of the easily removed; they often are washed away by the simple masonry surface (up to 20% in a brick wall) so this change action of the rain. should not be considered insignificant. In other cases, The presence of a water repellent coating, however, however, the erosion of . the mortar joint may permit prevents the water and dissolved salts from coming increased water penetration, leading to the necessity for completely to the surface. The salts then are deposited complete repointing. slightly behind the surface of the masonry as the water ~ Other problems of mechanical methods have been evaporates through the pores. Over time, the salt crystals will mentioned in the discussion of project planning. In addition, grow and will develop substantial pressures which will spall wet blasting or water rinses can create the potential hazards the masonry, detaching it at the depth of crystal growth. of water methods. _ This build-up may take several years to cause problems. Test patches for coatings generally do not allow an Problems Of Water Repellent And Waterproof Coatings adequate evaluation of the treatment, because water may Is waterproofing necessary? Coatings frequently are applied enter and leave through the surrounding untreated areas, thus :=.'&:.~.2../- to historic buildings without concern for the requirement or fiushing away the salt build-up. In addition, salt deposits may the consequences of the coating. Most historic buildings have not cause visible damage for several years, well after the survived for years without coatings, so why are they needed patch has been evaluated. now? Water penetration to the interior usually is not caused This is not to suggest that tliere is never a use for water by porous masonry but by deteriorated gutters and repellents or waterproofings. Sandblasted brick, for example, , downspouts, deteriorated mortar, capillary moisture from may have become so porous that paint or some tvpe of the ground (risiriF-Hamp), or condensation. Coatings will not coating is essential. In other cases, the darnage being caused solve these problems. In the case of rising damp, in fact, the by local pollution may be greater than the potential damage coatings will allow the water to go even higher because of the from the coatings. Generally, coatings are not necessary, retarded rate of evaporation. The claim also is made that however, unless there is a specific problem which they will coatings keep dirt and pollutants from collecting on the help to solve. If the problem occurs on only a portion of the surface of the building thus reducing the requirement for masonry, it probably is best to treat only the problem area future cleaning. While this at times may be true. at other rather than the entire building. Extreme exposures such as times the coatings actually retain the dirt more than parapets, for example, or portions of the building subject to uncoated masonry. More important, however, is the fact that driving rains can be treated more effectively and less , these coatings can cause greater deterioration of the masonry expensively than the entire building. than that caused by pollution, so the treatment may be worse than the problem one is attempting to solve. This publication has been prepared in response to Executive Order 1]593, "Protection and Enhancement of the Cultural Environment," Types of coatings: Masonry coatings are of two types: which directs the Secretary of the Interior to " . develop and make waterproot' coatings und uÂ·ater repellent coatings. Waterproof available to Federal agencies and State and local governments in- Coatings Seal the surface from liquid Ii':11Â£Â·r alll] !-rol]; 1Â· 22tcr for mation. concerning professional methods and techniques for vapor; they usually are opaque, such as bituminous coatings preserving, improving, restoring and maintaining historic proper- ties." lt has been written by Robert C. Mack, ALA, Architect, Techni- and some paints. Water repellents keep liquid water from cal Preservation Services Division, Office of Archeology and Historic ~_- ~t>:i .B. ; penetrating the surface but allow water vapor to enter and Preservation, Heritage Conservation and Recreation Service. U.S. leave through the "pores" of the masonry. They usually are Department of the Interior, Washington, D.C. 20240. November transparent, such as the si]icone coatings, although the>' ma)' 1975. 1Â· U.S. GOVERNMEN- "'4-ING OFFICE 379 0.-288 802 For snle by the Superintendent of 1)0<:ument>. U.S. Guvernment Printing Office, Washingtoll, 1).C. 20402 Stork No.,124-0(15 -1,111;50-8 mic=S Preservation U.S. Department of the Â·Interior Briefs: 2 Â» Heritage Conservation and Recreation Service Repointing Mortar Joints Technical Preservation Services Division in Historic Brick Buildings Robert C. Mack, AIA : de Teel Patterson Tiller Jarnes S. Askins Repointing is the process of removing deteriorated mor- tar from the joints of a masonry wall and replacing it with new mortar. Properly done, repointing restores the visual and physical integrity of the masonry. Improperly '1 . done, repointing not only detracts from the appearance â€¢1- vrÂ¥Â·Â·ty,Â·0Â·Â·â€ž0UZ,3â‚¬ of the building, but may, in fact, cause physical damage & , to the masonry units themselves. ! The purpose of this brief is to provide general guidance on appropriate materials and methods for re- , Zmay:llegal pointing historic brick buildings and is intended to - Â»i benefit building owners, architects, and contractors -*'.9./i.*:'*....#/./'Il/ - --' alike. Because of its general nature, this publication .0//I'll,Ji should not be cohsidered a specification for repointing. Ii.li =r- Rather, it should serve as a guide to prepare such ; specifications; to develop sensitivity to the particular needs of historic masonry; and to assist historic building , owners in working cooperatively with contractors and 1 1 architects. Figure 1. All buildings and building materials are in a constant process of deterioration, such as the brick masonry seen here. Through Identifying the Problem repointing. the deteriorated mortar joints which might otherwise lead to serious damage, Can be renewed and thus preserve the historic The decision to repoint is most often related to some ob- character and integrity of the brick-work. Photo: Baird M. Smith. vious sign of deterioration (figure 1) such as disintegrating mortar, cracks in mortar joints, loose bricks, damp walls, or damaged plasterwork. It is, however, erroneous to assume that repointing alone will solve all these problems. Therefore, the true cause of the In scheduling, seasonal aspects need to be considered deterioration should be determined before beginning any first. Generally speaking, repointing should only be repointing work. Leaking roofs or gutters, differential undertaken when the wall temperatures are between 40 Â° settlement of the building, capillary action causing rising and 95 Â° (F) to prevent freezing or excessive evaporation damp, or extreme weather exposure should all be of the water in the mortar. During hot weather, repoint- recognized as sources of deterioration and should be ing should ideally be done on the shady side of the dealt with immediately. Without such action, mortar building in order to slow the drying process of the mor- deterioration will continue and any repointing work will tar. have been a waste of time and money. The relationship of repointing to other proposed work on the building must also be recognized. For example, if Budgeting and Scheduling c paint removal or cleaning are anticipated and if the mor- It is important to recognize that repointing will probably tar joints are basically in sound condition and only need be both expensive and time-consuming due to the extent selective repointing, it is generally better to postpone re- of handwork and special materials required; however, it pointing until after completion of these activities. should also be emphasized that it is not only possible, However, if the mortar has badly eroded, thus allowing ~1 but preferable to repoint oniy those areas that require moisture to penetrate deeply into the wall, repointing work rather than an entire wall, as is often specified. should be accomplished before cleaning. Related work Recognizing this at the outset may prevent many restora- such as structural or roof repairs should be scheduled so tion/rehabilitation jobs from becoming prohibitively ex- that they do not interfere with repointing and so that all pensive. work can take maximum advantage of scaffolding. IG,TÂ· ..1|,Â· 'Â·' 11,â€¢Â· ><111Â·Â· 7 ' b MilÂ·111 -: 1,Â·0,Â·1:mâ€¢Â·til-. 1 M 1,â€¢i\,Â·/Â·]1111â€¢Â·Ii' 1,rint,in, 1 1:lieâ€¢ Visual Examination were the same style. Some late-19th- and 20th-century buildings, for example, have horizontal joints that were All repointing work on historic masonry buildings tooled while the vertical joints were finished flush and ~ should be preceded by an analysis of the mortar and by stained to match the bricks, thus creating the illusion of an examination of the bricks and the techniques used in horizontal bands. it is significant to note that pointing Â· the original construction of the wall. For most projects, styles often differed from one facade to another. Front a simple visual analysis of the historic mortar is suffi- walls often received greater attention to mortar detailing ~ ient to allow an appropriate match for the new mortar. than side and rear walls. be exact physical and chemical properties of the Bricks should also be examined so that any replace- historic mortar are not of major significance as long as ment will match the historic brick. Within a wall there the new mortar: may be a surprising range of colors, textures, and sizes, â€¢ matches the historic mortar in color, texture, and particularly with hand-made brick. Replacement should detailing; match the full range of the historic brick rather than a â€¢ is softer (measured in compressive strength) than the single brick. Although many bricks can be matched from brick; existing stock, they must often be custom-ordered, a lengthy process that can seriously affect the project â€¢ is as soft, or softer (measured in compressive strength) budget and schedule. Here, there should be a note of than the historic mortar. caution! The use of recycled brick from demolished A simple method of analyzing the historic mortar to buildings for replacement brick often results in an ex- aid in developing an appropriate repointing mortar for cellent color and texture match; however, it is important many restoration jobs and most rehabilitation work to remember that historic brick was manufactured in followsi: varying grades, ranging from high-fired exterior brick to 1) Remove three or four unweathered samples of the low-fired interior "bat" or "clinker" brick. This low-fired mortar to be matched from several locations on the brick was never intended to be exposed to the weather, building (set the largest sample aside-this will be and, when used for replacement brick on an exterior used later for comparison with the repointing wall, will deteriorate at a rapid rate, often needing mortar). It is important to recognize that many replacement within a year or two. Great care, therefore, historic buildings have been repointed a number of should be taken in choosing the proper type of recycled times and that on any given wall surface there may brick. be a variety of mortars. Therefore, it is important to remove as many samples as are representative to ob- Properties of Mortar " I tain a mean mortar sample. In general, mortars for repointing should be softer 2) Break the remaining samples apart with a wooden (measured in compressive strength) than the masonry mallet until they are separated into their constituent units and no harder than the historic mortar. This is parts. There should be a good handful of the necessary to prevent damage to the masonry units. It is ~7 material. a common error to assume that hardness or high ) Carefully blow away the powdery material (the lime strength is a measure of durability. Stresses within a wall < or cement matrix which bound the mortar together). caused by expansion, contraction, moisture migration, 4) With a low power (10 power) magnifying glass, ex- or settlement must be accommodated in some manner; in amine the remaining sand and other materials such as a masonry wall, these stresses should be relieved by the oyster shells. mortar rather than by the bricks. A mortar that is 5) Note and record the wide range of color as well as stronger or harder than the bricks will not 'give." thus the varying sizes of the individual grains of sand or causing the stresses to be relieved through the bricks- shell. resulting in cracking and spalling (figure 3). Stresses can Hiltoric sand colors may range from white to grey to also break the bond between the mortar and the brick, yellow within a given mortar sample. Furthermore, the permitting water to penetrate the resulting hairline varying sizes of the grains of sand or other materials cracks. such as shell play an important role in the texture of the Constituents of Mortar repointing mortar. Historic sand was not screened or graded by size as it is today. Therefore, when specifying Sand: Sand is the largest constituent of mortar and the sand for repointing mortar, consideration may need to material that gives mortar its characteristic color and be given to obtaining sand from several sources and then texture. When viewed under a magnifying glass or low- combining them in order to approximate the range of power binocular microscope, particles of sand generally sand colors and grain sizes in the historic mortar sample. have either rounded edges, such as found in beach or The role of the sand in the overall appearance of the river sand, or sharp, angular edges, found in crushed or replacement mortar should not be underestimated! manufactured sand. For repointing niortar, rounded or Pointing styles and the methods of producing them ~ natural sand is preferred tor two reasons. First, it is should be examined (figure 2). lt is important to look at usual]y similar to the sand in the historic mortar, thus both the horizontal and the vertical joints to determine providing a better visual match. Second, it has better the order in which they were tooled and whether they "working" qualities or plasticity and can thus be forced into the joint more easily, forming a good contact with ' Two detailed method: for pertorming a mortar analyst. are presented by the historic mortar and the surface of the bricks. E. Blaine Cliver in "Tes[. for the Analv.i. cif M,irt.ir S.imple in the SuNruu 4 the Association Eor Preservation Technology. vol. 6 (m. 1. 1074). and Mwgan Although manufactured sand is frequently the only type ( V, Phillips in "Bricf Notes on the Sci,wet> â€ž1 AnalÂ·,ing I'Jint. and Mur:.ir ard readily available, it is worth the search to locate a suffi- the Recording of Moulding Protiles: The Trouble with Paint and Mortar cient quantity of rounded or natural salt-free sand for re- Analysis" in the Buliemi of the Association fur Preservatinn Technologv. vol. 10 (no. 2. 1078). pointing. to w . .,1 rwrfr Â·PSYNT fr I- 929/ PKFAMA-MA--,1 .0 I. elub.3.-i,-,+03':. ':. V. I. 0 1 Figure 1. Joint styles and bonding patterns give a rich, divergent. and varied character to historic masonry walls as is apparent in these two ex- amples. The sample on the left is an 18th century (c. 1720) Flemish bond struck with a grapevine joint: the example on the right. an early 20th cen- tury English bond with a raked joint. Successfully recreating the historically correct joint size and profile is of paramount importance in the ap- propriate repointing of historic brick walls. Photos: Calder Loth. Lime or Portland Cement: The two commonly used ment, and, in fact, some historic mortars did use such binders for mortar are lime and portland cement. Of the additives. In the late 19th century, some mortars were two, lime produces a mortar that meets nearly all the re- colored with pigments to match or contrast with the quirements for a good mortar for historic buildings, brick. Red, brown, and black pigments were commonly while portland cement produces a mortar that does not used. Pigments are available as separate ingredients or perform as well. High lime mortar is soft, porous, and already mixed with mortar; however, the premixed mor- changes little in volume during temperature fluctuations. tars normally are not suited for use on repointing proj- In addition, lime mortar is slightly water soluble and ects because of their high portland cement content. Only thus is able to re-seal any hairline cracks that may chemically pure mineral oxides, which are alkali-proof develop during the life of the mortar. Portland cement, and sun-fast, should be used in order to prevent on the other hand, can be extremely hard, is resistant to bleaching and fading. movement of water, shrinks upon setting, and undergoes relatively large thermal movements. The use of a high lime mortar, therefore, is recommended for nearly all re- Material Specifications t- pointing projects. However, the addition of 5 percent Modern materials specified for use in repointing mortar white portland cement for not more than 20 percent of should conform to specifications of the American Society the lime will usually improve workability or plasticity for Testing Materials (ASTM) or comparable federal u,ithout adversely affecting the desirable qualities of the specifications. lime mortar. Workability or plasticity of the mortar is Sand should conform to ASTM C-144 to assure proper important to ensure that the new mortar forms a good bond with the original mortar and the bricks. gradation and freedom from impurities. Sand color, size, and texture should match the original as closely as possi- Water: Water should be clean and relatively free of salts ble to provide the proper color match without other ad- or acids. ditives. Samples of sand proposed for use should be sub- Historic Additives: In addition to the color of the sand, mitted for approval prior to beginning work. the texture of the mortar is of critical importance in Lime should conform to ASTM C-207, Type S, duplicating historic mortar. While modern mortars are Hydrated Lime for Masonry Purposes. This lime is finely ground and present a uniform texture and color, designed to assure high plasticity and water retention historic mortars were not as well ground. They may with a safe degree of strength. The use of quicklime, contain lumps of oyster shell, partially burned lime, which must be s]aked and soaked, does not necessarily animal hair, or particles of clay. The visual character- provide better results. istics of these additives should be duplicated through the Cement should conform to ASTM C-150, Type II (white use of similar materials in the repointing mortar. non-staining) portland cement. It should not have more Matching Color and Texture of Mortar than 0.60 percent alkali to help avoid efflorescence. In matching the repointing mortal-, the new mortar Water should be potable-clean and free from acids, should match the unweathered interior portions of the ' alkalies, or large amounts of organic materials, historic mortar. The simplest way to check the match is Historic Additives will require writing new specifications to make a small sample of the proposed mix and allow it for each project. If possible, suggested sources for special to cure; this sample is then broken open and the broken materials should be included. For example, crushed surface is compared with the broken surface of the oyster shells frequently can be obtained in a variety of largest "saved" sample of historic mortar. sizes from poultry supply dealers. If it is not possible to obtain a proper color match through the use of natural materials because locally Mortar Mix: Specifying the proportions for the repoint- available sands are not a close match to the original ing mortar for a specific job is often a perplexing task sand, it may be necessary to use a modern mortar pig- for the architect, engineer, contractor, or preservation In Hot Cold Normal (Bricks expand) (Bricks contract) 444 \\11\1 A. Flexible Mortar (Lime) 93 ~ + Mortar compresses Mortar flexes 2*3 B. Inflexible Mortar (Cement) ,/.:''' ifv Ang Â»3 Spalling Cracks open up Figure 3. Diagrammatic sketches showing effects of temperature change upon masonry. Flexible mortar (A) expands and contracts with temperature changes, Bricks bonded by inflexible mortar (B) tend to spall at the edges (the area of greatest stress) in hot weather and separate from the mortar when it is cold. This latter condition opens cracks, permitting the entry of water and causing additional deterioration. Adapted from Maintenance of Old Buildings, Document D10; National Swedish Institute for Building Research, Stockholm, 1975. consultant alike. The following guidelines can assist in job. Usually a 3-foot by 6-foot area located in an in- writing specifications: conspicuous yet readily accessible place is sufficient. Material proportions should be given in volumes, that Joint Preparation: Old mortar should generally be ~- - is, 4 parts of lime to 12 parts of sand, rather than 2 removed to a minimum depth of 214 times the width of bags of lime to 6 cubic feet of sand. This will avoid the joint to ensure an adequate bond and to prevent any confusion on the job site when substitution of mortar "popouts. For most brick joints, this will require sources occur with differing packaging sizes. removal of the mortar to a depth of approximately Vz-1 â€¢ Repointing mortar for most historic buildings should inch. Any loose or disintegrated mortar beyond this ideally be composed only of lime and sand. A propor- minimum depth should be removed (figure 4). The use tion of 1 part of lime to 2 parts of sand is a useful of power tools such as saws with carbide blades or im- starting point. pact hammers for the removal of mortar almost always results in damage to the bricks by breaking the edges â€¢ ASTM C-150, Type II (white non-staining) portland and by overcutting on the head, or vertical, joints cement may be added to the repointing mortar to in- (figure 5). Damage to the bricks not only affects their crease workability or to achieve whiteness in color; visual character but can also lead to accelerated weather however, no more than 20 percent of the total volume damage. Where joints are uniform and fairly wide, it of the lime and portland cement-combined-should be portland cement. Above 20 percent, the portland may be possible to use a grinder to assist the removal of mortar; however, final preparation of the joint should be cement increases the hardness of the repointing mortar done by hand. to a potentially damaging degree. Test panels are quite helpful, but they cannot ade- â€¢ For surfaces of extreme weather such as parapet walls quately assess the potential effect of using a grinder since or water tables, a harder mortar (6 parts of sand, to 3 such panels are not prepared under actual working con- parts of lime, to 2 parts of white portland cement) ditions. lf there is any chance of damaging the masonry, may be more desirable. hand-methods should be used exclusively. Although Execution of the Work slower, these methods are easier to control and less likely to cause irreversible damage to the bricks. Mortar The Test Panel: In choosing a contractor or mason, should be removed cleanly from the bricks, leaving perhaps the best way to award the contract and for the square corners at the back of the cut. Before filling, the contractor or mason to demonstrate his or her work in a joints should be rinsed with a jet of water to remove all -epointing job is the test panel: a small demonstration loose particles and dust. At the time of filling, the ioints -Â·ction of joint preparation and repointing actually done should be damp but with no standing water present. ( on the historic masonry. The test panel should be carefully selected to include all types of masonry, joint Mortar Preparation: Mortar should be mixed carefully to styles, and types of problems to be encountered on the obtain uniformity of visual and physical characteristics. 4 Dry ingredients should be measured by volume anc li .1 U.J Uâ€ž/ L. .6 .ru. 1 4 64 Â¥ 4 thoroughly mixed before the adclilion Of any water. Half ally best to recess the final mortar slightly from the face the watet should be added, followrd by mixing for ap- of the bricks. This treatment wilI help avoid a joint proxirnately 5 minutes. The ren,aining water should then visually wider than the actual joint width; it will also < be ad,ded in small portions until 41 mortar of the desired avoid creation of a large, thin featheredge which is easily - consistehcy is reached, The total volume of water damaged, thus admitting water (figures 6 and 7). Iecessary may vary from batch to batch, depending on After tooling, it is frequently necessary to remove ex- veather Conditions, Mortar shoubl be used within 30 cess mortar from the edge of the joint by brushing with minutes of final mixing, and -re-tempering, or adding a bristle brush. more water after the initial mix is prepared, should not be permitted. "Aging" the Mortar: Even with the best efforts at match- ing the existing mortar color, texture, and materials, Modern Additives: In general, modern chemical ad- there will usually be a visible difference between the old ditives are unnecessary and may, in fact, have detrimen- work and the new, partly because the new mortar has tal effects. The use of antifreeze compounds is not been matched to the unweathered portions of the historic recommended. They are not very effective with high mortar. If the mortars have been properly matched, the lime mortars and may introduce salts, which will later best treatment for surface color differences is to let the cause efflorescence. A better practice is to warm the mortars age naturally. Another reason for a slight mis- sand and water, and to protect the completed work from match may be that the sand is more exposed in old mor- freezing. The use of air-entraining additives to resist tar due to the slight erosion of the lime or cement. frost action and enhance plasticity, are also discouraged, Several methods of treatment have been attempted in an since the air has a detrimental effect on both bond and effort to overcome these differences. As with all work, strength of the mortar. In areas of extreme exposure re- however, any proposed treatment should be carefully quiring high-strength mortars (see formula for "extreme tested prior to implementation. weather exposure" under Mortar Mix section), air- Efforts to stain the new mortar to produce a color entrainment of 10-16 percent may, however, be match should, in most cases, be avoided. Although such desirable. Bonding agents that increase the bond of the a process may provide an initial match, the old and new new mortar to the cId should also be avoided. If the mortars may weather at different rates, leading to visual joint is properly prepared, there will bea good bond differences after a few seasons. In addition, the mixtures between the new mortar and the adjacent surfaces; used to stain the mortar may be harmful to the chemical agents do not significantly improve this bond masonry, for example, introducing salts into the and are not a substitute for proper joint preparation. 1n masonry which can lead to efflorescence. addition, some of the agent will inevitably become Cleaning: If repointing work is carefully executed, there smeared on the surface of the masonry and removal is will be little need for cleaning other than the small i~ very difficult. - Filling the Joint: Where existing mortar has been removed to a depth of greater than 1 inch, these deeper t Incorrect C-tl~9~lady:fi!% 211 UT<:2ngret;oei nte~homu~~ttre Mortar not cleaned out to a SUE ficient uniform depth. filled successively by applying approximately M inch of mortar, packing it well into the back corners. This ap- plication may extend for several feet. As soon as the 1 Edges of brick damaged by tool ~ or grinder. Creates wider joint. mortar has reached thumb-print hardness, another 1/4 inch layer of mortar-approximately the same thick- ness-may be applied. Several layers will be needed to fill the joint flush with the outer surface of the brick. It f /1 1 1 1 2 1 111r.-_ is important to allow each layer time to harden before the next layer is applied; most of the mortar shrinkage occurs during the hardening process and layering thus minimizes overall shrinkage. The rate of hardening can be controlled by dampening the brick and the old mortar before beginning to fill the 113%))111 Correct joint, but free water or excessive dampness in the joint should be avoided. Too much water will delay the tool- Mortar cleaned out to a uni- ing or cause excess shrinkage; too little water will be ab- form depth-about 1 " deep. /0 NI<kiNG- sorbed from the mortar before it is properly set, thus . reducing bond strength. When the final layer of mortar is thumb-print hard, the joint should be tooled to match the historic joint. Proper timing of the tooling is important for uniform co]or and appearance. lf tooled when too soft. the color will be lighter than expected, and hairline cracks may ~ Undamaged edges of brick. ~ occm if tooled when too hard there ma>, be dark streaks called "tool burning," and good closure of the Figure 4. Comparison of incorrect and correct Preparation of mortor mortar against the brick will not be achieved. ioints for revointing. Drawing: Robert C. Mack and Darid W. Look. amouAt of mortar brushed from the edge of the joint 4/24'Jihi:7*2=%.2323....5,2+72Â£ I . -'.131;r6i1%rfe#~i.-i .i . '44*- 71 following tooling. This type of cleaning is best ac- Mst . -: . -z.. --i-.- -:/.-IA- /,1 complished with a stiff bristle brush after the mortar has ~ dried: but before it is fully hardened (1-2 hours). Mortar , .-1 42.-1= that has hardened can usually be removed with a .* ---41=11.-21~~i - -~ 24L- 1 -2-/1 -*-pilille::2'*12'. f 4,-c- ~ wooden paddle or, if necessary, a chisel. - ~~;44#4444# 4- A .-~~.Se< Y~ Â· 4~ Further cleaning is best accomplished with plain water _ and bristle brushes, If chemicals must be used, their -44?i,0 . -,Â·Ittr.-7 1- --* '1,.,-13Ff,rje,YA:SAL*' 261-4 selection should be made with extreme caution. Im- . ' 'VE Â·45~A-*64'.... 07721/7##2295t. 3~"3 proper cleaning can lead to deterioration of the masonry * : 0 43%44 - 4* ,-4 - units, deterioration of the mortar, mortar smear, and ef- -- ' I I 'r!<4.A/Â»9"2N. ..~ 2&-1/ florescence. New mortar joints are especially susceptible . to damage because they do not become fully cured for _ ~rail-1,9- 1%9V,41:#794713",u'*vvp'-91Z~Pii several months. Chemical cleaners, particularly acids, should be used only once and should be flushed freely Figure 5. The damage to these bricks was caused by using a power sau, with a carbide blade to fake out the mortar joints. Note the overcut- with plain water to remove all traces of the chemicals. ting of the joint into the brick above the vertical joint. Careful hand Several precautions should be taken if freshly re- work is required to preuent such damage to the brick during joint pointed mortar joints are being cleaned. First, the mortar preparation. Photo: lohn Myers. should be fully hardened before cleaning-30 days is usually sufficient, depending on weather and exposure (as mentioned above, the mortar will continue to cure even after the mortar has hardened). Test panels should joints filled â€¢ :---7/0, '..r ~Â·1' y>Â· Â· Â· ENâ€¢Â· ..Ifi-. - be prepared to evaluate the effects of different cleaning ~ methods. Only stiff natural bristle brushes should be used, except on glazed or polished surfaces. Here, only too full soft cloths should be used. Further information concern- ing masonry c]eaning is presented in Preservation Briefs 1 1L dvesfuesacteh~~bie~~--~ -< - ~~ ~ Â«- 1 "The Cleaning and Waterproof Coating of Masonry to spalling \ ~ 12( -- Buildings." New construction "bloom" or efflorescence occa- sionally appears within the first few,months of repoint- ing and usually disappears through the normal process 3.-h 41 - :r'Â·,1 Â· Â·. *vâ€¢' Â·7 -' R of weathering. If the efflorescence is not removed by Joints natural processes, the safest way to remove it is by dry slightly 92 or=~ F brushing with stiff natural or nylon bristle brushes and recessed *TEÂ« 1 water. Hydrochloric (muriatic) acid, is generally ineffec- lÂ»Â«6\ 4 tive and should be avoided in the removal of efflores- ,=0= ; . ,Â·,Â·Â·Â·Â·4.4Â·Â·,Â·4.-.â€¢".-3 :Â· Â·Â·Â·i-Â·Â·Â· ..Â·i: .1~r <J cence. In fact this chemical may deposit additional salts, ':.1441 H which, in turn, can lead to additional efflorescence. Figure 6. Comparison of visual effect of full mortar joints us slightly Scrub Coats: A variety of new and purportedly useful reces5ed ioints. Filling ioints too f:,11 hides the actual ioint thickile.s repointing techniques for historic buildings are being of- and changes tlic character of the original brickwork, fered by contractors which, appear to have limited usefulness in historic preservation. These techniques are identified under a variety of names that include: slurr coats, slurry coating, and, most commonly, scrub 2*-4~14,---:gi--Ta-:s?<CEr *,.-.,Iiâ€ž .-.i coating. All involve the brushing of a thinned, low- ---' .// 1 -2, fizil~ 6 E ~I :*fr-cy *-:+- r IB ,59 aggregate coat of mortar over the entire masonry surface . which, when dry, is scrubbed off the brick with a brush, 99>rn=42,7=meaa; presumably leaving a residue in the mortar joint. These techniques have become increasingly appealing as they <~72 1 -. â€¢' *d- .01/ = --- k Â· ..0 K- ~r-ob., gr&. 4, - .-4 are quick, inexpensive in comparison to traditional re- pointing costs, and do not require particularly skilled 492~=2=1-=Â»--UN- *...#*-'-0-"1/*-LT .-/Â·AÂ»u â€ž- 4..,râ„¢=,p'.#69-1-'. 44 labor or craftsmanship. Their greatest attraction lies in *324*14*-d 1~~-7 -:-ni':-'= Lzr2-0-1 4, '+ r 4, repointing large masonry surfaces such as highrise struc- . _- i y!1 -Ld-2-~r--Â·--- - ~ - 49,~ -- -- -J L ~ hires, but their benefit to historic masonry is essentially -- _ __-_ /4 all : < -I'll-I-*.'- ' 6 cosmetic. A certain amount 01 crack scaling in the mor- :~=17:2.6-- 4/-3j='// tar joint does occur, and for these limited applications it trl#Q#u-dly---Â·.71iliW imitaikat I is a useful technique; however, these techniques should - Figure 7. Tha photograph shows the significant pisual change which not be confused with, or substituted for, repointing. It is can result from improper repointing procedures. Note the i,icreosed not the same process. Slurr coats and slurry and scrub thurk-nes.~ of the i,Unts. the rolt,r M ,Â·ic,210/1- ami the diff,-ence in NIC iatings, tend to mask ioint detailing or tooling, have a i,ii'thod of to,iling--all â€ž,ifi,Â·cable ri,en froin a di:lm,re. Photo. Lee H de expectancy of only a few years, and are extremely .4'els,),1. difficult to clean from the surface of the brick without , leaving a residue, called '0veiling." While of some limited use in specific instances, these new techniques are not 6 appropriate for historic buildings and should therefore C. Mack, de Trr 1 1'.1 111 â€¢ f b"n 1 liiel , 71 1 LJ Al L.u â€¢ w â€¢ w not be considered when a lasting and durable repointing Historian, Heritâ€¢Ke' C t",wrvation and Recreation Service job is desired. (1-!CRS), Depa,11, â€ž'1,1 "1 IlkÂ· Interior; and James S. Askins Preserv,â€¢ljo" c ":i",m.in, National Park Service, Summary For the Owner/Administrator: The owner or ad- ' > ' "'who contributed 0,#IrtÂ·|A||y to the development of this .2 Departinent of 11)r hice,ic,r. Other HCRS staff members ~ ministrator of an historic building must constantly revised brief arc K,n, 1 3 Weeks, Technical Writer-Editor, remember that repointing is likely to be a lengthy anq - }~'.tiV -and Jarnes A. Câ€¢ul jell|, i listorical Architect. expensive process. The owner will need to allow ade- ,Â·, 'Â·. ~:9-:i:.: .c ', quate time for evaluation by a qualified preservationist, St jr~.September 1980 for preparation of plans and specifications for the work, ' t'4"-'- 1. .' f and for a lengthy work period with scaffolding in place ;H~*i*>,This publication h.4 Iii,,11, 1,1,11,,red pursuant to Executive Order 11593, Schedules for both repointing work and other activitiesÂ·.05. ,.., ,.4~:c>-Protection and Enhancement (,f the Cultural Environment," pvhich . W ll,r Interior to "develop and make available to will thus require careful coordination to avoid unankÂ· :-*<i (205 -~ directs the Secretari ' ' 14 &142:Edekal asencle, and Stâ€¢le And local governments information concern- ticipated conflicts. The owner must avoid the,tend,6Â«:t~:Â·*3~ink'#rk,fessional methodÂ» und techniques for preserving, improving, - to rush the work or economize if the building is to retath Â·lk*â€¢ . Â· : .... . 0 -41,-0..t'restoring and maint#Ininx hj,t,iric properties." its visual integrity and the job is to be durable. -4 Â· 2: ,..Â·Â·Â· Â· . ':t''< ~ ' prÂ·eservation BrtÂ¢'fâ€¢ 2 4,;', bern developed under the technical editor- - UÂ«, '' " ship of I.te H, Nci,â€žn, AIA. Chief, Technical Preservation Services, For the Architect/Consultant: The architect/consultant Heritage Conservell,],1 .Ind K,Â·rreatilin Service, U.S. Department of the D.C. 20243. Comments on the usefulness of this must assist the owner in planning for logistical problems :i: i.,1,.Â· Interior, WashinK'"fl, relating to research and construction. The consultant'416*,ir,1*.(:inforination are wc|c"me And can be sent to Mr. Nelson at the above f. r 0~,f.â‚¬ 14 ~'ddreâ€¢L must also realize that older buildings have special prob- 0 9 Iems usually not encountered with Inoderll building .;â€ž~1*I249'6,1Thi1 publication 1, nâ€žt ci,pyriMhted and can be reproduced Without . ' ''Â· 4:J.Â£'61Â¥5Denalty. Normal procedures for credit to the author and the Heritage materials or techniques of construction. Therefore, ektrat:Â£44 Conservation and Recreation Service are appreciated. research will be required, and nonstandard materials and 'Nk ' "" Â·'Â· Other Briefs arc li*ted below and can be obtained (as well as addi- procedures will need to be used in evaluating the work tional copies of thib Brief) by writing: Superintendant of Documents, of potential contractors to ensure that they are qualified ' U.S. Government printing Office. Washington. DC 20402. Give the ti- tie, stock number, and include a check or money order to cover their to work on projects of the type anticipated. The consul-L. '- cost (754 each or $20 per 100). tant must also be prepared to spend more time than is (, i 2.~,$,fi, Pruer'vation Briefs: 1 The Cleaning and Waterproof Coating of customary in modern construction to inspect the work..Â·Â·'Â·,h 2.Â·Â· Masonry Buildings. Stock Number: 024-005-00650-8 For the Contractor/Craftsman: The contractor or crafts- preservation Briefs: 3 Conserving Energy in Historic Buildings. Stock Number: 024-016-00103-6 man must keep in mind that a repointing project for a Preservation Briefs: 4 Roofing for Historic Buildings. Stock Number: historic building will be slower and more expensive per . .' 024-016-00102 5 unit cost than work on a modern building. The contrac-It . ; -1 r Preservation Briefs: 6 Dangers of Abrasive Cleaning to Historic ~~ tor must understand the reasons for these special re- Buildings. Stock Number: 024-016-00112-5 quirements, and must convey them to the workers at all Preservation Briefs: 7 The Preservation of Historic Glazed Architec- levels. Understanding the nature of the project and the tural Terra-Cotta. Stock Nurnber: 024-016-00115-0 potential problems will not only allow the contractor to ' :Â·. Preservation Briefs: 8 Aluminum and Vinyl Sidings on Historic submit a more accurate bid, but will also provide for the Buildings. Stock Number: 024-016-00116-8 use of nonstandard methods in performing work. Conclusion Selected Reading List First and foremost, a good repointing job is meant to Brick Institute of America. "Cleaning Brick Masonry" last, often in the range of 50-100 years. Shortcuts and Technical Notes on Brick Construction (no. 20) rev., poor craftsmanship not only result in a job that looks Sept/Oct., 1977. bad, but also in one that will require future repointing Cliver, E. Blaine. "Tests for the Analysis of Mortar more frequently than if the job had been done correctly Samples," Bulletin of the Association for Preservation in the first place. The mortar joint in a historic brick Technology, vol. 6 (no. 1, 1974), pp. 68-73. building has often been called the wall's "first line of Mack, Robert C. "The Cleaning and Waterproof Coat- " defense. Good repointing practices guarantee the long ings of Masonry Buildings," Preseroation Briefs: 1, life of the mortar joint, the wall, and the historic strÂ·uc- Heritage Conseroation and Recreation Seruice, ture. However, while careful preservation, restoration, Washington, D.C., November 1975. and maintenance will guarantee the long life of the Mack, Robert C., and Askins, James S. "The Repointing freshly repointed mortar joints, it is important to of Historic Masonry Buildings," Downers Grove, Il- remember that these mortar joints *Â·1% probably require |inois, Service Niaster Industries, 1979. repointing some time in the future. It is the nature of Mckee, Harley J. "Brick and Stone: Handicraft to mortar joints to deteriorate. Nevertheless, if the historic Machine," Building Early America. The Carpenters mortar joints proved durable for many years, then Company of the City and County of Philadelphia, careful repointing should have an equally long life, 1976. ultimately contributing to the preservation of the historic McKee, Harley J. Introduction to Early American Ma- brick building. sonry. Washington, D.C. National Trust for Historic Preservation/Columbia University, 1973, Phillips, Morgan. ''SPNEA-APT Conference on Mortar, â€ž~, This brief was first written by Robert C. Mack, AIA, in Bulletin of the Association for Preservation 1976. It has been revised and updated in 1980 by Robert Technology, vol. 6 (no. 1. 1974). 2.5 648Â·Â·Â·Â·: 6 3 hi:. ilÂ·â€ž. .,i .t.L BRIEFS ./4.1./.9/im."m"Mi" Dangers of Abrasive Cleaning *.47.-r ./.mill-* to Historic Buildings Anne E. Grimmer U.S. Department of the Interior National Park Service Preservation Assistance Division Technical Preservation Services "The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken."-The Secretary of the - Interior's "Standards for Historic Preservation Projects. Abrasive cleaning methods are responsible for causing a great brushes. rotary wheels, power sanding disks and belt sanders. deal of damage to historic building material.. To prevent The use of water in combination with grit ma>' also be indiscriminate use of these potentially harmful techniqueb. classified as an abrasive cleaning method. Depending on the this brief has been prepared to explain abra.i,e cle,ining manner in which it is applied. water may soften the impact methodj. how they can he physically and :le.thetic.lili de- of the grit. but water that is too highly prevurized can be structive to historic building materia|h. and uÂ·In the>'generall> very abrasive. There are basicallÂ· two different method. are not acceptable pre0ervation treatmenth for hihtoric Ntrue- which can be referred IO a. ''wet grit.'~ and it i> inmortant to tures. There are alternative. less harsh mean. of cleaning and differentiate between the two. One technique involves the removing paint and stains trom historic buildings. Houe,er. addition of a stream of water to a regular sandblasting nozzle. careful testing should preceed general cleaning zo :tÂ»ure that This is done primarily to cut down dust. and has vcry little. the method selected will not have an adver.e effect on the i f any. e ffect on reduci ng t he aggressiveness. or cutting action building materials, A historic building N irrepl:ice.thle, and of the grit particles. With the second technique. a vcry small should be cleaned using onlv the - eentleht mean> poÂ»ible" amount of grit is added to a pressurized water stream. Thi to best preserve it. method may be controlled by regulating the :inlount of grit fed into the water Mream. as well as the pressure of the water. What is Abrasive Cleaning? Why Are Abrasive Cleaning Methods Used? Abrasive cleaning methods include all techniques that ph,Â» ically abrade the building surface to remove soils. discolor- Usually, an abrasive cleaning method ih selected :14 an ex- ations or coatines. hitch technique. 1 [lit,|ve the 11.e of cert.!in peditiou. me.inÂ·~ of quickls removing zear. cit din accll,1111- mawrmA KIn:11 111111.1.1 0: abr.idc' th..u ~'â€ž.c ..Â·l,ic; pi-~\.-: c. or .ihr.tvw /, iâ€žlf Â£111(1 t'{111!i'111'011~ '1:11\IkÂ·.. hlk'11.1. \'ll..,) 01 P.,1141 1 lic t.ili :,1.1 .li'allable, i>, probab!\ the Imb,t comilionl> u.:Â·J I>pe 11 -:in , une 01 111.Â· ncÂ·Â·a kin,v.11 und 111(D,1 I-C.lini~ .1\.111.1!11L. 1~111|ill111.1 material. However. anv of the joll<,HÂ·ing malcriah nut, tic cleaning tre.itmen!% 14 prob.114> the malor Ie.ihon tor It. tic- substituted for s.ind. and all can be ciashified ab abrit.ive quent use. substances: ground slag or volcanic ash. crushed (pulverized) Manv mid-19th century brick buildinp were painted im- walnut or a|niond sliellj. rice liti+k*. gri,und curn:ob.. Cround mediate|v or violl Ittler Complction 1(, prtqcit pt)()1 qlla|11\ COCO!/Ut %1121.13. CrU>/ted Cilit\'t~Â·11% . \Ille.i 1|01:F . unthcth. C- nick c): 1(,1111.11.1,:Â·.:11,)thel III.liell.il.hu.11.1..,0:ic >,â€¢Inic,Im.'h ticles. glass heack :ind micro-bul'non. h'en â€ž 1,1.4.fÂ·, 1111(le' '='o- hnek !,1!ilding.:,cre rointed in :in effort te produce ul.:11 14:,0 jure can be,iii alli-:t>,lic >lti).1,11)..Â·. | lil)1\ and C.illiI,inell! ,!1,11 Am.ldered it m(lic luttin,)[1.,ll. Iciatiw.11'i, MCINCL.'11 N build- are abrasive to hi~toric building materi,6 include â€žire ing and ith natural .Urroundiltil. 13\ tile 1,\-Nk. brick Iltliki]112% lic:"Al'/3-K# tiwili;*0500*plb..........15...I I I . Â¥- ' ' Â·21 i .2 i : /1.47' , i 1 , .Irlt# . 1 ' 4 -- r:All . - 1 -- , n~/ f '. - U 2 4 211 -i- ' Â»4 P I /- ' I -- A : t - 1 .0 1 ' 4-43' T .Â·410*4~124Â·z.,~~ Abrading the Surface without Removing the l'aint. Even thmiÂ·4 me entire outer surface laver of the brick has been sandblusfed off. Spoh of paint still Cling to the masonrv. Sandblasting or mher similarkÂ· abrasive methods are not al-n, a succe-~sful incanj nt remmÂ·ing paint '. b architectural and/or .LI,toriC character. Too thorouch cleaninal - of a historic building mar not onlv 3.icrificiÂ· Â·ame e- the build- . I - mg's character. but also. mihguided cleaning eflor: Can c.ilthe - a great deal of damage to historic building t,it,fic. UnleÂ» there are stains, graffiti or dirt and pollution deposits u'hich are dectroying the building fabric. it is generallv preferable , to do as little Cleaning as pobsible. or to repaint where nec- essar> It is important to remember thai a hihioric building does not have to look as if it were newl>' con>,tructed w be Abrasively Cleaned vs. Untouched Brick. Two brick rowÂ·honic, with o common faquce provide an exceliem point of compart.wm ,Â·hl'/i onir an attractive or successful rebtoration or rehabilitation proi- oneof thehouses has beensandblasted. Itisclear Autabras:ve blasting, ect. For a more thorough explanation 01 the phikÂ»,ophy of < b> reÂ»noving [he outer surface. has left the brickwork on [h{ left roligh cleaning historic buildings hee Pre+crrvation Briefs: No. 1 aiÂ·,C : :ned. while thal on the right s:ill exhibiti an undamayed ancj 'The Cleaning and Waterproof Couting of Nla>,onry Build- relati. chÂ· smooth surface. Note thai ihe abramÂ·: Clealling ha: al.,c} ings." by Robert C. Mack. AIA. removed a considerable portion of the mortar froin Uie pints of- {he brick 04 ihe left bide, which â€¢cill req~tire repotnting. Problems of Abrasive Cleaning were often left unpainted a. niech,inization in the brick in- The crux of the proble:11 ic Ilt.it abrasive cleaning k lu.1 that- dustrv hrought a cheaper pr-Â·cÂ»ed brle'k ,ind 1.1,hion deelced atir,i.ive. An Librajive!>Â· cleaned higoric structure mar be ,t Nudden oreterence ior d.trk color>. 1 louchr. 11 U.1. .1.lit phâ„¢ca!11 4,0 well 21> .le>.thet Icall >' :iÂ·,ni.iged. Atir,IN]ve nie{'nol]> cubtomary to paint bACk of poorer qual]:> tor tile additional '~cican' by eroding dirt or paint. but at the bante time the> protection the paint afforded. also tend to erode the surface of the building material. In this h is a conimon 2(}th-century nlisconception that i,11 hi>toriC way. abrasive cleanint: 14 destructive and causek irrever.ihle masonry building> were initially unpainted. If the intent of harm to the historic building fabric. If the fabric i; brick. a modern restoration is to return a building w it> origirla! abrasive methods remove the hard. outer protectize Turface. appearance. removal <11 the Ilitint not url.4 1.14 he h .ill,-,Calh and therefore make the brick more susec: ihie to rapid uÂ·eath- inaccurate. but 41100 harmful . Man> Mder building. uere ering and deterioration. Grit lu.1.zing m.t> ;11.0 111Â·re.10Â· the pinnted or >,luccoed at >(Ime point to Correct reclirrIng ill,iln- water permeabilit> of a brick Kali- The inipact of the prit ten.ince problerm, caubed b> f.tult> con.tructic,r. technique.. particles tends to erode the bond between the mortal and the to hide Bherations. or in an attempt to boke nioisttrre prolh brick. leaving cracks or enlarging existing cracks where water lems. 1 f this is the c.,0,Â·. removal of paint or qucco ma& calhe can enter. Sonic types of stone develop a protective patina these problemi to ren..'llr. or ''guam crust'* parallel to tile worked surface (created h> Another reason lor paint renitwal. particularh in rehabil- the niovement of nioisture toward. the outer UpÂ·.Â·). uhich lation iÂ·rolect,, I. to '21\C the hulldi:,1. .1. Â·11.Â·u 'T'.1.,Cc Â·,Â· .0.0 111.11 be d,inlitned 1,1. al-nivuÂ· LIC.tillilit. I h.Â· :,i: . ic h 1 L' &, ai '11.' 1;112/34lld C,LÂ·,1:11Â·12 V.Illk 1, 1% ....: 111/p,11!,111, b, Ail!.1.1~c cle,ining can dchric}>. or subÂ«nitiall> diminish. remove unsightly stilin.. he:in enct-lhtilt)lin. ot dirt. reeling decorative der:liling on building. such a. a mc,Ided ?irickuork paint clrothenurfacecoating\. it Inavnot h. equall> de>initill' or architectural terra-cotta. orn,iniental carving or: u i,od or to renic)&c p.:,nt Irnin u hudding \ihich oricâ€ž.n.1!h .3. Il,,1,110Â·d .Ic,ne. ar 4 01\Ider r (if }114!(,ric Cral: te.hniquiÂ·.. v.ch .i. Ii)(C , 1 -'Â· '19 2. V.!Il. h .Ib,H Ah. .'IC:V, ditit,l!,1~ ,4 fliark..11]c.othel .t!:t,tee le\Illteâ€¢ In:idilitin". I,C!~1:'C'h -11]ni: ..It,d or Â·,tned mult.11 1(111;1\ C.all llc uorn .11#.r. 1,\ .itlr.1%!\C laaÂ·r Ht .(,11 1.Â·. 111(ve (,thÂ·11 :,1,;,Â·cll,Â·c -' Â·Â·. 'Â·!11!,!: mdR l! 1% 1.Â· .:11!li~. ,111,1 ..'IdÂ·,I'' ,1.'iI,AlÂ· ;I 'Ill Ull' 1"lild!'12 ' dct.111Ing Dill illut requnch repoitinn,2. .Â· Ntep lino'ung Con- *ir.r */ 7 1.' .1, .1.. 1 2<, 4 I , 61 .&/ .j' I. -: \4,4. been neces>,arv had a gentier method been chohen. Erosion and pitting of the buililitig material by atiri,Jiur cle,ining cre- ,- + A 1 -i. 14 19- ~ 4 ate* a greater 4urface area on which dirt lind pollutant; col- feet. In thi. >:n.C . tile buillittly killriC 'att I .i:t.-~ 111(,re dirt . -41 Â¢111 11 i â‚¬** it' V and will require more frequent cleaning in the future. C *- 41 4 i- ./ I * In addition to causing physical and aesthetic harm to the - . 1+111'r.' 1-- 1 -eli historic fabric. there are several adverse environmental ef- feeti of dr, abritÂ«Â·c clcaning methodh. BecauÂ·e of the friction -.c 1.-1 -41/ caused by the abrasive medium hitting the building fabric. these techniques usually create a considerable amount of dust. which is unhealthy. particularly to the operators of the ./ R J . 0 4 - i 9 Be. 2 4,"# abrasive equipment. It further pollutes the environment 1. 1. 1-14 around the job site. and deposits dust On neighboring build- , r.. Ij '*f ings. parked vehicles and nearby trees and shrubbery Some . r' ./ 4 1 ful 19lf..40' C adjacent materials not intended for abrasive treatment such 9 - ~ 7 +4 -1-2 4 as wood or glass, may also be damaged because the equipment may be difficult to regulate. 3- . % T=, Â· ..2 - Â· fil Wet grit methods. while eliminating dust. deposit a messy â€¢PILA slurry on the ground or other objects surrounding the base of the blillding. In colder climates where there E the threat 0 ~ --~' 41-, g. i - of frost. any wet cleaning process applied to historic masonry , r, 1. A ..M .1 2 '' structures must be done in warm weather. allowing ample '.2- , -X 14 time for the wall to dry out thoroughly before cold weather ski: . 'Aâ€¢,24Â· sets in. Water which remains and freezes in cracks and open- JI I ings of the masonry surface eventually may lead to spalling. High-pressure wet cleaning may force an inordinate amount &18*MA-k-Â·ta,4, - of water into the walls. affecting interior materials such as r. M'Lhq >Kilâ‚¬6~3*. plaster or Joist ends. as well its metal building components --4~~2447%~7-- * within the walls. , C ' ' 2:*3.1.7- 54 Variable Factors Iii The greatest problem in developing practical guidelines for cleaning any historic building is the large number of variable "Line Drop." Eveu though the operator of the sandblasting equipine,u and unpredictable factors involved. Because these variables is standing on a ludder to recl(Â·11 the higher sections of the Wall. N A U/ll abnost impossible to have total control over Ilic pressure. The pressure make each cleaning project unique. it is difficult to establish of the sand hitting the lower portion Of tile walt MÂ·ill still be greater specific standards at this time. This is particularly true of than thal above. because of ille -line drop" in Ute diftance frum the abrasive cleaning methods because their inherent potential pressure source lo the nozzle. (Hugh Miller) for causing damage is multiplied by the following factors: - the type and condition of the material being cleaned: - the size and sharpness of the grit particles or the meehan- Pressure: The damaging effects of most of the variable factors ical equipment: involved in abrasive cleaning are self evident. However. the - the pressure with which the abrasive grit or equipment is matter of pressure requires further explanation. In cleaning applied to the building surface: specifications. pre~ure ib generall> ahbreziated a. -~pÂ«- - the skill and care of the operator. and (pounds per square inch). which technically refen to the ''tip' - the constancy of the pressure on all surfaces during the pressure. or the amount of pressure at the nozzle of the blaw- cleaning process. ing apparatus. Sometinies -psig.' or pressure at the gauge (which may be many feet away. at the other end of the hose). -1. is used in place of -'psi." These terms are often incorrectly used interchangeably Despite the apparent care taken hv mobt architecth and building cleaning contractors to prepare specifications for pre,sure cleaning which will not cauie harm to the delicate fabric of a historic building. it is verv difficult to ensure that the same amount of pressure is applied to all parts of the building. For example. if the operator of the pressure equip- FWI'll//IImIN"/Illill'IM liA/#6#/R&/2 ' iiillill/'ll ment stands on the ground while cleaning a two-story struc- ture. the amount of force reaching the first story will be greater than that hitting the <econd stor>. e#en if the operator :t:in.1. 011 .e,illoldin,2 0, m a ellern Picker. bel-,itl.i' l,t tile bnc dii,p" 1/1 Alk' d:.t.lil.C 11141, the pltÂ·\.1]ic -ill.Â·:Â· 31 Ilk. iii Iz.,!Â·c .Â·\Ittifitigh tcchilic.i!!\ it :im, tic pt "Â«DIC ti, 2; CGI I C cleaning bpecitications with light Contrl)|0 that would chint- Micro-Abrasive Cleaning. Thi.s finall, pencil-sized microÂ·abrasnÂ·e unit nate all but a small margin of error. il may not be easy to i., used by some museum con,ierrators w clean small objects. This find professional cleaning firm+ willing to work under such particular micro-abrasive unit ts operated wirhin the confines of a box restrictive conditions. The fact A iIi:it man> proftÂ»ional (approximatekÂ· 2 cubic feel of space). but u similar und stiviltiv larger tirlit mor be uff'J f,ir ('it'anin: Career pw,Â·tÂ·, f,1 4 â€ž:.,IN,e. or ,;rtÂ·,R 1,1 1,4itill\\11\2 cle:ining firniÂ· An nni re,i.!h tind .Â·r<d:ind the C\:re rlle architeriural demilme on a buildint. Even d prescure cleamng unti thes delicae; 01 Iii>.toricÂ· bllildine fitbric. and how it dill-er. trom Wilal/ 8 i apt.Um di o,;dine a ~/4,/in c. an.1 imiw ntÂ· i..r, Â·.'..'. ~,imndicd. Ill,Kle!;1 0)11.1111,11â€žM Ill.11Â¢Ii,11.. L â€žM.cquiÂ·illh th,". 111.1, .!C- r. posedto kiln-dried masonry materi,115 0uch ah brick and ar- Wood: Most types of wood used for buildings are soft. fibrou. chitectural terra-cotta. building Ntonef are generallv and porous. and are particularly susceptible to damage b\Â· homogeneous in character at the time of a building , con- abrasive cleaning. Because the summer wood betuÂ·een the strpction. However. as the stone R erposed to weathering lines of the grain is softer than the grain itself. iI uill be worn and environmental pollutants. the surface may become tria- away by abrasive blasting or power to<}11, leaUng an untnen ble, or may develop a protective skin or patina. These outer surface with the grain raised and often frayed or ~~fuzzy.- surfaces are very susceptible to damage by abrasive or im- Once this has occurred. it is almost impossible to achieve a proper chemical cleaning. smooth surface again except by extensive hand sanding. which Building stones are frequently cut into ashlar blocks or is expensive and will quickly negate any cosb baLed earlier "dressed" with tool niarks that give the building surface a by sandblasting. Such harsh cleaning treatment also obliter- specific texture and contribute to ith historic character as ates historic tool marks, fine carving and detailing. which much asornatelycarved decorative stonework. Such detailing precludes its use on any interior or exterior woodwork which iseasilydamaged by abrasive cleaning techniques: the pattern has been hand planed, milled or carved. of tooling or cutting is erased. and the crisp lines of moldings Metals: Like stone. metals are another group of building or carving are worn or pitted. materials which vary considerably in hardness and durability. Occasionally. it may be possible to clean small areas of Softer metals which are used architecturally. such as tin. zinc. rough-cut granite, limestone or sandstone having a heavy dirt lead, copper or aluminum, generally should not be cleaned encrustation by using the "wet grit" method. whereby a small abrasively as the process deforms and destroys the original amount of abrasive material is injected into a controlled. surface texture and appearance. as well as the acquired pa- pressurized water stream. However, this technique requires tina. Much applied architectural metal work used on historic very careful supervision in order to prevent damage to the . buildings-tin, zinc. lead and copper-is often quite thin and stone. Polished or honed marble or granite should never he soft, and therefore susceptible to denting and pitting. Gal- treated abrasively. as the abrasion would remove the finish vanized sheet metal is especially vulnerable, as abrasive treat- in much the way glass would be etched or -frosted" by such ment would wear away the protective galvanized layer. a process. It is generally preferable to underclean. as too In the late 19th and early 20th centuries. these metals were strong a cleaning procedure will erode the stone. exposing often cut, pressed or otherwise shaped from sheets of metal a new and increased surface area to collect atmospheric mois- into a wide variety of practical uses such as roofs. gutters and ture and dirt. Removing paint. stain3 or graffiti from inost flashing, and fagade ornamentation such as cornices. friezes. types of stone may be accomplished by a chemical treatment dormers, panels, cupolas, oriel windows. etc. The architec- carefully selected to best handle the removal of the particular ture of the 1920s and 1930s made use of metals such ah type of paint or stain without damaging the stone. ( See section chrome, nickel alloys. aluminum and stainless steel in dec- on the "Gentlest Means Possible") orative exterior panels, window frames. and doorways. Harsh abrasive blasting would destroy the original surface finish of i h }2< d '9 ~ 7 /1 . f most of these metals. and would increase the possiblity of N ''1 & corrosion. 1.~ ' Â¢. *1" ~, However, conservation specialists are now employing a 1-' , sensitive technique of glass head peening to clean some of 0 it I :~...i.r.k./-, I - ture. Very fine (75-125 micron) glass heads are used at a low . the harder metals. in particular large bronze outdoor sculp- pressure of 60 to 80 psi. Because these glass beads are coni- ': 1 -4145-k= 9 3 4- ".. pletely spherical. ther are no sharp edges to cut the surface of the metal. After cleaning. these statues undergo a lengthy 1. process of polishing. Coatings are applied which protect the 1 i. :- i â‚¬ - surface from corrosion. but thev must be renewed even' 3 to 5 vears. A similarlv delicate cleaning technique emplo>ing glass beads has been used in Europe to clean historic ni.thonrs 1 structures without causing damage. But at this time the proc- ess has not been tested sufficiently in the United State, to recommend it as a building conservation measure. Sometimes a very fine smooth sand is used at a low pressure to clean or remove paint and corrosion from copper flashing ! Â·' I and other metal building components. Restoration architects 7 recently found that a mixture of crushed walnut shells and ~ . copper slag at a pressure of approximatelv 20(1 pii uÂ·:14 the 1,1111. ~.1.?, :,11 4 91 1/ 1 1,9 ~ only way to remove corrosion successfully from a mid-19th century terne-coated iron roof. Metal cleaned in this manner 1,9*r must be painted immediately to prevent rapid recurrence of 1 1 corrosion. It is thought that these methods ~'work harden 4 .~Â· the surface by compressing the outer layer. and actually may 1 0 be good for the surface of the metal. But the extremehÂ· com- plex nature and the hme required 11'' 41]ch proce -eÂ· make it very expensive Und imprnetical for 1.i rge-.cale 11.c .11 till. tillic Â· Cast .ind wrought iron .irchitectural clcilietit0 ma>Â· tle genil) sandbiasted or abrasively cleaned using a uire bru.~h to re- move layers of paint, rust and corrosion. Sandbla5ting was. Abrasive Cleaning of Wood. This wooden windowsill. molding and in fact. developed originally as an efficient maintenance pro- paneling have been sandblarted In remove lovers of paint in the re- habilitation of this com,71~'rcial bki/dmi:. .\0/ 0/70 8 ..mkÂ· p,um .wdi cedure for engineering and indubtrial Fructure. and hean embedded in irm-ki and rÂ·rmÂ·hÂ·,Â·i â€žf rh,Â· it.â€ž./.Â·tirk hm .priÂ· unpir machinery-iron and Feel bridge.. machine wol frame, en- luntlr, gril blawne hinÂ· arma./l\ r.â€ž(itÂ·d tile fu,71,77Â¢'r 4 14. i,i ('th'a gine frames. and railroad rolling ~tock-in order to clean and ra,ung //1,Â· gram. im.i rewilmic u? a 1.1,1.w #u,hic i prepare them tor repitinting. itecitur iron M hard. 11\ 0Url.ICC. â‚¬ which is naturally somewhat uneven. uill not be noticeably With raised wood grain. These nAsignificant surf-aces will be damaged by controlled ahr,Non. Such treatment will. how- damaged and have a rough:ned texture. but because the; are eser. result in a small amount 14 pitting. But thi. slight .thra- interior elements. they uÂ·ill not be subject to further deteri- sion create<, a good surface for pint. iince the iron must be oration caused by weathering repainted immediatelv to preient corrii+Ion. An\Â· aliriDne , cleaning of metal building coniponenb will :1!40 remove the Historic Interiors that Should Not Be Cleaned Abrasiveli caulking from joint\ and itrounJ other opening. Such area. ( must be recaulked quickly to prevent moi,ture from enterine and rusting the metal. or causing deterioration of other build- Those instances (generally industnal and some commercial prop- erties). when it may be acceptable to use an abrasive treatment ing fabric inside the structure. on the interior of historic structures have been described. But for the majority of historic buildings. the Secretary of the interior's When is Abrasive Cleaning Permissible? Guidelines for Rehabilitation do not recommend "changing the texture of exposed wooden architectural features (including struc- For the most part, abrasive cleaning is destructive to historic turnl members) and masonry surfaces through sandblasting or use building materials. A limited number of special cases haie of other abrasive techniques to remove paint. discolorations and been explained when it may be appropriate. if supervised by plaster. . " a skilled conservator, to use a delicate abrasive technique on Thus. it is not acceptable to clean abrasively interiors of some historic building materials. The type of -wet grit" clean- historic residential and commercial properties which have ftn- ing which involves a small amount of grit injected into a ished interior spaces featuring milled woodwork such as stream of low pressure water may be used on small areas of doors, window and door moldings. wainscoting. stair balus- stone masonry (i.e.. rough cut limestone. sandstone or un- trades and mantelpieces. Even the most modest historic house polished granite). where milder cleaning methods have not interior. although it may not feature elaborate detailing. con- been totally successful in remo,ing harmful deposits of dirt taiils plaster and woodwork that is architecturally significant and pollutants. Such areas may include stone window sills. to the original design and function of the house. Abrasive the tops of cornices or column capitals. orother detailed areas cleaning of such an interior would be destructive to the his- of the fagade. torie integrity of the building. This is still an abrasive technique. and without proper cau- Abrasive cleaning is also impractical. Rough surfaces of tion in handling. it can be just as harmful to the building abrasively cleaned wooden elements are hard to keep clean. surface as any other abrasive cleaning niethod. Thus. the de- It is also difficult to seal, paint or maintain these surfaces cision to use this type of *'uÂ·et grit" process should be made which can be splinter>' and a problem to the building's oc- only after consultation with an experienced building con- cupants. The force of abrasive blasting may cause grit par- sen'ator. Remember that it is very time consuming and ex- ticles to lodge in cracks of- wooden elements. which will be pensive lo use 0,0, abrasive technique on a historic building a nuisance as the grit is loosened by vibrations and gradually in such a manner that it does not cause harm to the often fragile sifts out. Removal of plaster will reduce the thermal and and friable building materials. insulating value of the walls. Interior brick is usually softer At this time. and only undercertain circumstances. abrasive than exterior brick. and generally of a poorer quality. Re- cleaning methods may be used in the rehabilitation of interior moving surface plaster from such brick by abrasive means (- spaces of warehouse or industrial buildings for contemporary often exposes gaping mortar joints and mismatched or re- ~~ uses. paired brickwork which was never intended to show. The Interiorspacesof factoriesor warehouse structures in which resulting bare brick wall may require repointing. often dif- the masonry or plaster surfacesdo not have significant design. ficultto match. It also may be necessary to apply a transparent detailing. toolingor finish. and in which wooden architectural surface coating (or sealer) in order to prevent the mortar and features are not finished. molded. beaded or worked by hand. brick from -dusting.- However. a sealer may not only change may be cleaned abrasively in order to remove layers of paint the color of the brick. but may also compound any existing and industrial discolorations such as smoke. soot. etc. It is moisture problems by restricting the normal evaporation of expected after such treatment that brick surfaces will be rough water vapor from the masonry surface. and pitted. and wood will be somewhat frayed or "fuzzy" "Gentlest Means Possible" M , There are alternative means of removing dirt. stains and paint from historic building surfaces that can be recommended as more efficient and less destructive than abrasive techniques. The -gentlest means possible" of removing dirt from a build- ing surface can be achieved bv using a low-pressure water Â· wash. scrubbing areas of more persistent grime with a natural bristle (never metal) brush. Steam cleaning can also be used effectively to clean some historic building fabric. Low-pres- sure water or steam will soften the dirt and cause the deposits to rise to the surface. where they can be washed away. A third cleaning technique which may be recommended to - j 7Â¢. 5 4 remove dirt. as well af stains. graffiti or paint. involves the u ...Â· of comnieria!!I :*1:11!2-de chernical de:trter. or paint re- 11Â·bner>. which. when app',ted 1,1 111.1.(,ilry. 1(,cl,en i,r dI.(,lic Permissible Abrasive Cleaning. in accordance Nah the Secretary 01 . the din or staini. The,e cleaning agents may be u0ed m com- bination with water or steam. followed by a clear water wash the Interior's Guidelines for Rehabilitation Projects. i, inar he ac- ceplable to use abrasive te cliniques 10 clean on industrial inlerior Jpuce to remove the residue of dirt and the chemical cleaners from such as /hat ithirtrated here. beraize the mainnrv .wirforet do not have the masonry. A natural bristle brush may al.o facilitate this sag,iificam des/en detailing, tociline or lint.i.. und lite â€žc,ciden urihi- t>pc oi chemicallyÂ· al,ted cie.ining. 11*ti-ticularl> iti areas of he.i, s dirt ilci)(i.lt>, ,Ir .1.iln...ind a s< 0,)den .Craper Can he 6 , I tion. When usinganyof these procedures which ineolze uÂ·ater or other liquid cleaning agenth on mahonry. it 1, imperatne I that all openings be tightly covered. and all crack> or lowÂ·tt. , be well pointed in order to avoid the danger of nater pen- etrating the building's facade. a circumstance which might result in serious moisture related problems such as effiores- cence and/or subftorescence. Any time water is used on ma- sonry as a cleaning agent. either in its pure state or in combination with chemical cleaners. it is very important that ,~ Â· Â· the work be done in warm weather when there is no danger , 'll . , of frost for several months. Otherwise water which has pen- e 3 t etrated the masonry may freeze. eventually causing the sur- - 4 ~ face of the building to crack .ind spill. which ma, create f i t.1 - another conservation problem more serious to the health of di + - the building than dirt. - Each kind of masonry has a unique composition and reacts differently with various chemical cleaning substances. Water and/or chemicals may interact with minerals in stone and i. 1 1 :i cause new types of stains to leach out to the surface imme- diately, or more gradually in a delayed reaction. What ma>- be a safe and effective cleaner for certain st,Hn on one npe / of stone, may leave unattractive discolorations on another 1 1 stone, or totally dissolve a third type. . 5 ? li Testing: Cleaning historic building materials. particularly masonry, is a technically complex subject. and thus. should never be done without expert consultation and tbting. No r cleaning project should be undertaken without firht appl>Â·ing t. B the intended cleaning agent to a representative test patch area in an inconspicuous location on the building surface. The test patch or patches should be allowed to weather for a period of time. preferably through a complete seasonal - cycle, in order to determine that the cleaned area will not be 4 adversely affected by wet or freezing weather or any by-prod- 4 --- aer B . ucts of the cleaning process. Ah 1 Do not Abrasively Clean these Interiors. Most historic residential und some commercial interior spaces contain Finished plaster and wooden elements such as this stair balustrade and paneling which contribute Mitigating the Effects of Abrasive Cleaning to the historic and architectural character of the structure. Such interiors should not be subjected to abrasive techniques for the purpose of There are certain restoration measures which can be adopted removing paint, dirt, discoloration or plaster. to help preserve a historic building exterior which has been damaged by abrasive methods. Wood that has been sand- useful in removing thick encrustations of soot. A limewash blasted will exhibit a frayed or -fuzzed" surface. or a harder or absorbent tale. whiting or clay poultice with a solsÂ·ent can wood will have an exaggerated rinhed grain. The only way to be used effectively to draw out salts or stains from the surface remove this rough surface or to smc)oth the grain 1, by la- of the selected areas of a building faqade. It is almost im- borious sanding. Sandblasted wood. unles# it ha> been ex- possible to remove paint from masonry surfaces without calls- tensively sanded. serves as a dustcatcher. will ueather faster. ing some damage to the masonry. and it is best to leave the and willpresentacontinuingandever worsening maintenance surfaces as they are or repaint them if necessary. problem. Such wood. after sanding. should be painted or Some physicists are experimenting with the use of pulsed given a clear surface coating to protect the wood. and allow laser beams and xenon flash lamps for cleaning historic ma- for somewhat easier maintenance. sonry surfaces. At this time it is a 31ow. expensive cleaning There are few' successful prehervative treatments that ma>Â· method. but its initial succev mdicate, that it may have an be applied to grit-bla>,ted exterior masonry. Harder. den.er increasingly important role in the future. stone may have suffered only a loss of crisp edges or tool There are many chemical paint removers which. when ap- marks. or other indications of craft technique. If the stone plied to painted wood. soften and dissolve the paint so that has a compact and uniform composition. it should continue it can be scraped off by hand. Feeling paint can be removed to weather with little additional deterioration. But comet>'pes from wood by hand scraping and handing. Particularly thick of sandstone. niarble and limestone will weather at an itc- layers of paint nia>+ he .ciftened ulth a heat gun or heat plate. celerated rate once their protective "quarriÂ· cru,t" or patina provillin,1 :tilt,rorn:!te pret':illtioil :nr takcl. and the p:tint haw been rellitâ€žed 111!71 +Cr.Ined oti !-1\ P.ind. I tiâ€ž r,1.Mh 11.Â·.It .Ii,1,110! 10 Ill. <.line Â»citiert\Ile\,il lil,t.tilil-\. p:11-:lcill.111\ brick,ind .:rchitCC'â€¢11.11 hplit C.ill hurll IllC \imici. .,11,1 111:Â· 111[11Â·, C.Il!00,1 17\ bln:111111 terr.t-C,lit.1.,tILÂ· ilkÂ· nit,01 liLLi'. Ii, Ic'gill[C .,)Ine rcllk'(11.11 H:.:.- paint are d,ingerol10 to inhale. and can be explo>ive. 1-lir- ment it the> have been ittirit+Ael>' clcitned. Old brick. being thermore. the hot air froni heat guns can htart fires in the essentially a soft. baked cia>' product. is greatly susceptible building cavity. Th u 4. adequate ventilation ihimportant when to increased deterioration when its hard. outer skin is re- using a heat gun or 11:':it Illut:c. ith $\Cl! :16. U h.11 li.inU L ch.Iii- ninved through Jbra.AC tiÂ·Chniquch. Thi. problem c.in bc ical ctripper. A torch or npen flaille 41(,111(1 Tle\Cr lic u.ed nlillinli/ed In painlina :he brick. An :Ilter:1:tti\C 1. tt, Ir'C,:1 It Witb a clcar Nt':iler or .tirt:ice coating IllI t thi. will elie the Preparations for Cleaning: 11 c.ilinot 11: 0'.clcmph,1.Ilcd th.it In,t.tinri .1 tell)..\Â· (ir .Inn> Ic),4.. |1 1. il.u.ill> 1.ICICI,11'iC' 1â€¢, all of the.e cleaning method. inuht be a~ir<,dched ulth C.IU- , paint the lirick rather than to apph a :ritil.parent Ne.ikr grlic - Summary Sandblasting or other abrasive methods of cleaning or paint c 41-F-LIÂ·.-rpe,N up :2' .... arryl,IL.,dEJEWdli,Â·101*Z~17-JILY#1 removal are by their nature destructive to historic building materials and should not be used on historic buildings except i-52* :11 in a few well-monitored instances. There are exceptions when C f3*F certain types of abrasive cleaning may be permissible, but 1.1.-tu.,WI./P~%/.~//3 only if conducted by a trained conservator, and if cleaning is necessary for the preservation of the historic structure. There is no one formula that will be suitable for cleaning all historic building surfaces. Although there are many com- 1{azards of Sandblasting and Surface Coating. in order /0 "pro/ec/ merical cleaning products and methods available. it is im- Ilits heavily iandblasted brick, a clear surface coating or sealer kt'as possible to state definitively which of these will be the most applied. Because the air teniperature was too cold ar the ti,ne of uP- effective without causing harm to the building fabric. It is plication. the sealer failed to dry properly, dripping in places. ancl often di fficult to identi fy ingredients or their proportions con- giving the brick surface a cloudy appearance. tained in cleaning products: consequently it is hard to predict how a product will react to the building materials to be sealers reduce the transpiration of moisture, allowing salts to cleaned. Similar uncertanities affect the outcome of other crystallize as subflorescence that eventually spalls the brick. cleaning methods as they are applied to historic building Ha brick surface has been so extensively damaged by abrasive niaterials. Further advances in understanding the complex cleaning and weathering that spalling has already begun, it nature of the many variables of the cleaning techniques may may be necessary to cover the walls with stucco. if it will someday provide a better and simpler solution to the prob- adhere. lems. But until that time. the process of cleaning historic Of course, the application of paint. a clear surface coating buildings must be approached with caution through trial and (sealer). or stucco to deteriorating masonry means that the error. historical appearance will be sacrificed in an attempt to con- It is important to remember that historic building materials serve the historic building materials. However. the original lire neither indestructible. nor are they renewable. They must color and texture will have been changed already by the ab- be treated in a responsible manner, which may mean little rasive treatment. At this point it is more important to try to or no cleaning at all if they are to be preserved for future preserve the brick. and there is little choice but to protect it generations to enjo>. If it is in the best interest of the building from "dusting" or spalling too rapidly. As 2 last resort. in to clean it. then it should be done '*using the gentlest means the case of severely spalling brick. there may be no option possible." but to replace the brick-a difficult. expensive (particularly if custom-made reproduction brick is used). and lengthy proc- ess. As described earlier. sandblasted interior brick work. while not subject to change of weather. may require the ap- .ARM//16::2/,M/&,2-7,~..~t- plication of a transparent surface coating or painting 25 8 2:24-//~mÂ£e~~~~<b4~01V~~ ilf,k-'n~7.9m maintenance procedure to contain loose mortar and brick dust. (See Preservation Briefs: No. 1 for a more thorough . discussion of coatings.) di~*Wk Rmin un 312.dia/ Metals, other than cast or wrought iron. that have been W=,21.1.Â£-Ill-=-Wri/Matum./..Mija61... pitted and dented by harsh abrasive blasting usually cannot 1~ be smoothed out. Although fillers may be satisfactory for ~9 smoothing a painted surface. exposed meE that has been ~ damaged usually will have to be replaced. Selected Reading List Weiss. Norman R. Cleaning of Building Exteriors: [40hlenii and Procedures of Dirt Remcival. TechnologY und Conservation. 2/76 (Fall 1976). pp. *-13. Ashurs!. John. Cleaning Stone and Brick. Technical Pamphlet -1 London: Societ>' for the Protection of Ancient Buildings. 1977 - Exterior Cleaning of Higoric Maxonry Buildings. Drah. Wa'h- ington. D.C.: Office of Archeology and Historic Preservation. Abmub. John F. ~'Light Cleaning: Laber Technology for Surface Prep- lierilage Conservation and Recreation Service. U.S. DepartÂ· ant ion in the Arts 7-echm,irm \ mui Con.,en miou, 3Â· 1 (Fall ment of the Interior. 1976. 1978).lip. 14-16. -The Bare-Brick Mistake. The Old House Journal. h 1 (November This PrefenÂ·ation Brief .,14 .Â·ritkn hy Anne E Grimmer. Architectural 111.Â· 1973). p. 2 torian. Technical Prescrvation Serviceb Division. Valuable hugge.11(,n. and Brick Institute of America. C (,lorlesi Coatings for Brick Alawinrx. comments were made hv Hugh C. Miller. AIA. Wa,hingicin. D.C.: Marim E. Technical Note>,on Brick Construction. Number 7E (September Weaver. Oitawa. Ontario. Canada: Tern Brvant. Douner. Groun Illinoi.: October 1976). Daniel C . Cammer. Mci.can . Vi rcinia: an d the prifewon.,1 wfi â€¢,f Te:hnical Preherv:,1,â€ž,1 her, Ice, 1),ug ,[1 1)char.,h ('non-5 iÂ·dit-cd 111,Â· lin,il m:mi,4.1 :1,1 Gilder. CorniÂ·11.i Brooke. Propern (h,ner , (,!1,11' /â€ž 111(Â· \9(1~,11,Â·|1,1,1. und N,/1,8 4/ .5/,me //11//,i/no i cclitili.11 hclio \,3 4 11".irÂ·. - 13.' 111.19,1,Â·,ih 1,â€¢i thi 1,:,a :bâ€¢1.1,Litlk.,1|I , red,led .Ill lf,â€¢18 11-, !1|IÂ·- â€¢,1 ill. 1,Â·H N :uk I hc l'riÂ·~CM:ilit}il I C..i,+ â€¢, LI ht,rk \1.llc. r' IC'.Â·nt:lat! I':c~cr,.ti,tin her~,ce. 1),~iwn. Prudon. 1-heodor: 11-M. ''The C ,- .le,tin.1 Removing Ittint trom Brick Mason ry. The OId Hotne J nurnal. 11\Â· 11 Fehanin 1975). This publication was prepared pursuant to Executive Order 11593 "Protection pp. 6-7 and Enhancement of the Cultural Environment," which directs the Secretary of the Interior to "develop and make available lo Federal agencies and State - "Removing Stain< from Nhi.c,nrv." -/he (,41 tkni,0 1Â£,i~â€ži':!. ,ind local government. informanon concerning prelessional methods and tech- t \'. 5 (M.t; 1977). pr. 58-59 nique. for preurving improving. rectoring and main:dining h...!â€žr: proper ties. The Briet hul. been developed under the technical editorship of Lee H. i 91,111111<,1111.-1-...md J.R.J. V.in A.licien dc linet . 7-/1, /40/,Â·mâ€ž,m,0, Nel.on. AJA Châ€žf. Pre.,Â·r'.-aÂ·:,r. A...tanctÂ· Divihion. Nati,na! Park. Service. und Conservanun nt Pori,14, 1-(t~i!â€ž4ir,< \!i:i,Â·riah 1,! 4.vn,4,Â·,i LJ.S. Department of the Interior. Washington, D.C. 20240. Comments on the A /,5-tÂ·let, i, t /he L,/crumre b. 0,11.i Cfil.ttecd c.1111â€¢)11 1<0111. u,etulnes. 01 this intormation are welcome and can be sent to Mr. Nelson at f international Centre tor Conwri.ttion. 1976 the ah,ive address Thk publicaticin is not copyrighted and can be reproduced 3 withon! 2,Â·r.i':.- Norni.,! pnwiÂ·dure. hur friÂ·:i:' 11, thiÂ· ..:!h;.ind thi N.A.n.t' 9Â¢M : 60â‚¬48 of- 44-_ Itder, 6 r .1 ll34:~-K~*r *t til-*Fic Aejetued'\ 4424112 1 BUILDING EXTERIOR Masonry features (such as brick cornices and door pediments, stone window architraves, Masonry: Brick, stone, terra cotta, terra cotta brackets and railings) as well as concrete, adobe, stucco and mortar masonry surfaces (modelling, tooling, bonding patterns, joint size, and color) may be important in defining the historic character of the building. It should be noted that while masonry is among the most durable of historic building materials, it is also the most susceptible to damage by improper maintenance or repair techniques and by harsh or abrasive cleaning methods. Most preservation guidance on masonry thus focuses on such concerns as cleaning and the process of repointing. Recommended Not Recommended Identifying, retaining, and preserving Removing or radically changing masonry masonry features that are important in features which are important in defining defining the overall historic character of the overall historic character of the the building such as walls, brackets, building so that, as a result, the railings, cornices, window architraves, character is diminished. door pediments, steps, and columns; and ~â€ž joint and unit size, tooling and bonding Replacing or rebuilding a major portion patterns, coatings, and color. of exterior masonry walls that could be repaired so that, as a result, the building is no longer historic and is essentially new construction. Applying paint or other coatings such as stucco to masonry that has been historically unpainted or uncoated to create a new appearance. Removing paint from historically painted masonry. Radically changing the type of paint or coating or its color. Protecting and maintaining masonry by Failing to evaluate and treat the various providing proper drainage so that water causes of mortar joint deterioration such does not stand on flat, horizontal as leaking roofs or gutters, differential surfaces or accumulate in curved settlement of the building, capillary decorative features. action, or extreme weather exposure. i Masonry (continued) 13 Recommended Not Recommended Cleaning masonry only when necessary to Cleaning masonry surfaces when they are halt deterioration or remove heavy not heavily soiled to create a new soiling. appearance, thus needlessly introducing chemicals or moisture into historic materials. Carrying out masonry surface cleaning Cleaning masonry surfaces without tests after it has been determined that testing or without sufficient time for the such cleaning is necessary. Tests should testing results to be of value. be observed over a sufficient period of time so that both the immediate effects and the long range effects are known to enable selection of the gentlest method possible. Cleaning masonry surfaces with the Sandblasting brick or stone surfaces gentlest method possible, such as low using dry or wet grit or other abrasives. pressure water and detergents, using These methods of cleaning permanently natural bristle brushes. erode the surface of the material and accelerate deterioration. Using a cleaning method that involves water or liquid chemical solutions when there is any possibility of freezing ternperatures. Cleaning with chemical products that will damage masonry, such as using acid on limestone or marble, or leaving chemicals on masonry surfaces. Applying high pressure water cleaning methods that will damage historic masonry and the mortar joints. Inspecting painted masonry surfaces to Removing paint that is firmly adhering determine whether repainting is to, and thus protecting, masonry necessary. surfaces. Removing damaged or deteriorated paint Using methods of removing paint which only to the next sound layer using the are destructive to masonry, such as gentlest method possible (e.g., sandblasting, application of caustic handscraping) prior to repainting. solutions, or high pressure waterblasting. Applying compatible paint coating Failing to follow manufacturers' product systems following proper surface and application instructions when preparation. repainting masonry. Repainting with colors that are Using new paint colors that are - historically appropriate to the building inappropriate to the historic building and and district. district. - Masonry (continued) 14 Recommended Not Recommended ~ Evaluating the overall condition of the Failing to undertake adequate measures masonry to determine whether more than to assure the preservation of masonry protection and maintenance are required, features. that is, if repairs to the masonry features will be necessary. Repairing masonry walls and other Removing nondeteriorated mortar from masonry features by repointing the sound joints, then repointing the entire mortar joints where there is evidence of building to achieve a uniform deterioration such as disintegrating appearance. mortar, cracks in mortar joints, loose bricks, damp walls, or damaged plasterwork. Removing deteriorated mortar by Using electric saws and harnmers rather carefully hand-rat<ing the joints to avoid than hand tools to remove deteriorated damaging the masonry. mortar from joints prior to repointing. Duplicating old mortar in strength, Repointing with mortar of high portland composition, color, and texture. cement content (unless it is the content of the historic mortar). This can often create a bond that is stronger than the historic material and can cause damage as a result of the differing coefficient of expansion and the differing porosity of e the material and the mortar. Repointing with a synthetic caulking compound. Using a "scrub" coating technique to repoint instead of traditional repointing methods. Duplicating old mortar joints in width Changing the width or joint profile when and in joint profile. repointing. Repairing stucco by removing the Removing sound stucco; or repairing with damaged material and patching with new new stucco that is stronger than the stucco that duplicates the old in historic material or does not convey the strength, Composition, color, and same visual appearance. texture. Using mud plaster as a surface coating Applying cement stucco to unfired, over unfired, unsrabilized adobe because unstabilized adobe. Because the cement the mud plaster will bond to the adobe. stucco will not bond properly, moisture can become entrapped between materials. resulting in accelerated deterioration of the adobe. -Masonry (continued) 15 Recommended Not Recommended Repairing masonry features by patching, Replacing an entire masonry feature piecing-in, or consolidating the masonry such as a cornice or balustrade when using recognized preservation methods. repair of the masonry and limited Repair may also include the limited replacement of deteriorated or missing replacement in kind--or with compatible parts are appropriate. substitute material--of those extensively deteriorated or missing parts of masonry Using a substitute material for the features when there are surviving replacement part that does not convey prototypes such as terra-cotta brackets the visual appearance of the surviving or stone balusters. parts of the masonry feature or that is physically or chernically incompatible. Applying new or non-historic surface Applying waterproof, water-repellent, or treatments such as water-repellent non-historic coatings such as stucco to coatings to masonry only after repointing masonry as a substitute for repointing and only if masonry repairs have failed and masonry repairs. Coatings are to arrest water penetration problems. frequently unnecessary, expensive, and may change the appearance of historic masonry as well as accelerate its deterioration. Replacing in kind an entire masonry Removing a masonry feature that is feature that is too deteriorated to unrepairable and not replacing it; or , repair--if the overall form and detailing replacing it with a new feature that does are still evident--using the physical not convey the same visual appearance. evidence to guide the new work. Examples can include large sections of a wall, a cornice, balustrade, column, or stairway. If using the same kind of material is not technically or economically feasible, then a compatible subsitute material may be considered. The following work is highlighted to indicate that it represents the particularly complex technical or design aspects of rehabilitation projects and should only be considered after the preservation concerns listed above have been addressed. Design for Missing Historic Features Designing and installing a new masonry Creating a false historical appearance feature such as steps or a door pediment because the replaced masonry feature is when the historic feature is completely based on insufficient historical, pictorial, missing. It may be an accurate and physical documentation. restoration using historical, pictorial, and physical documentation; or be a new Introducing a new masonry feature that design that is compatible with the size, is incompatible in size, scale, material scale, material, and color of the historic and color. building. 1 + 11!1111'1!111 Â·| I X 0 C 11 11 1 4" 7'.*.- Ill lit LC, ---- .. . 134Â» 71 1 1 ebr_ 1_11 --n--~ L_~TE- -]=2~/-4 _ -- - -- --- -.)Lf 3 1 -- 1Â·, li. T- F--1- 1 -T-7 1 Y 1 x ___ -v--xt-.1 :7 Y - 7 Nt C 1 1 4-*-13 1 1__ -- SLE-__--13-i_Â·- ~id_Â»--In- ~1 .i, jl Â· C-ZE} 1 11 - . ./-4 1 1 -r...Liu! 1 1 Â»r'LZE.1-1 < h 11-- - -- l / '-4 -- 1 1 I WEST ELEVATION A r.---4 7 5 - J . 1 . t 1 .,1111'ih 111'111111! 1 1 i \%\ ,-- . , 1-- .Â»81 q'11111111111 '32*ex:fru.;-%. - - - \ ~ 111 "0, m - - -- k-- ,Â»'IT[~ ril - - 1.,111 E,ha_- _ - 3- 2 \_-t_i__171__01-1-U:r-U- .tfA- . - 1 -Uzzl- - ~- f r Zil â‚¬ 61*f _ . 9 1911 - - - T-=72 1 -InE fit-t=-4===t=Ifin---11:-- . 1, -td=U- 1 0 .- , - -1 L. t--L-1.-_t~Lt- -- - i--- 11 tit~-u--3 7 17212 -- 1 - -6 T-, -3 -0 ---- 1 03 --- .a--- 1-[4 4 - 1 ET--0.- 51J . &10 6 1 10 1 -~ -- 4 - 1 '- - :-1 --1 - 1 1 1 '-IEEE Cul_ =- i 0 -1 .11 - -- 1- r-- - 1 2 1" --. 1 -4 - 0 1=ZI T-'r - IF -_ 1-tÂ»-4 ) C . SOUTH ELEVATION lili J . t..rw 0 1 17 V fill'[3 m' r[ 6-/1~.T I rJU1 Allt IDOWL --0 E- 1/ 20[-L. E]1130, itj EX I 21 1 LIC--1 E.FE FJ-~ M'.NED (OFF- k] I IIi. .9.Ellc \*\LL , S,XLVACC $-.214-C [ObE M.LICICE ty 'E<DI~_ IL, -70 , ~/ :re-,2 InE 114 r/4-TIJ- il 19(=. E.KItÂ·TI KIC, . 9 AA-IC--h Exlt-1-Ihi~Â·21, 5 PEK|IN 4 5, IT 0 PUL--1 . 1 , T . 2 i i - L - 0-z -- - 63.---\.1 1 -- : _ar, <-- LE=20' It - T-- - 11 -- - - - H . t-=-2 - ,-I ~ -- -- 1! 12===LE---- 1, 1 1 /1 1 1 1 - - - ' ' I I --- - - lill.-I- Â· 1 h .- lilli 1 1 1 1 1 1 11 i 410 02> r=-2 1 .==66{ _ 1 -1 --- 1 1 4 Â·i ExIST. Alt INT-AKE tr ! 0-4 TO te KEUDG-ArrEP - -- - ----- 6 2.-- --2--- ---. .- 1 ../n , h f A t I --3 1- - f-- -h ELL,21 EXIÂ«TINIA NA NOICAP E KIT / D< IT. -ro REMA id. ~ --- - 4 9 - - --- -- - - -- --- - -- ~ ~*AS 2* / METE â‚¬ i -Â·Â·- 2= ir..tz_ 1 2.EkovE -Exi o~--1 kl(n . ~ EXETI Al(L MEG+J, 1-23 be XÂ» 13 X I ST 1 0 G TO 11*\A l k.1 -'~ w 1 14 ODW E FATC- U RELOCATER OPEN I &14 EAST ELEVATION IM U 46 =/-0 0179 974 21 61 9, f.- -721 . . - ==- 1 t- t - 1 _r.1 _ 1 --IE- 1--- -1 _ _J~ 1 _9 -0 - <5323-11--- 1/ A . [__-______ _1 1 ~ " - - - â‚¬Â£-~27 _1 - - 1 7.- 1 - --, r j i 5 - 2-TE e - -- --- . NORTH ELEVATION 1 11 1 /1 =/-4, AS BUILT ELEVATIONS at U 1. 1 5 1 i Â· 1' - U) ENTIRE BUILDING EXT. TO 3 50k-1 BE CLEANED. BRICK TO BE tls. O CO TUCKED AND POINTED C (1) .C r - 74 p 3 Â· ' 0 1-1 I ! E .0 a w . St q Co -0 Â·r-1 U t Co E Or-4 4 -, 0 0 0 0 Â»4. .*720, ,Â·244Â§14 tif.,.~ Â· , Â·~Id t. 4 r.-1 3 . 'il el 00 C) -C c '14*..4.4 -1 4,) U rA m.1 â€¢A MI'llie 111 ,!41 :i 1 < 3 1 P 11 411. 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SLIP e kIEU ELâ‚¬V /9116de 12)l.,1 E.2 / 4. l Nuullul ' f ~2=43 'f /'. /4 -/-- ' ' -Aly , .1. . f i [Ell---- -- ' li: -ro. 0<1<grING -SLE>61 1 -*--------- 4172-2-Â¥- ~--- -- - --r----- ==w--5.R-je@FEAN:4:A~Fur-t.-1. -- ....... .---- % .f 0 -1- .0 ~ ~G=,1-w-Â·tr-â‚¬-.~-:'' :_1-Â·.. - *' 25 3 03 :.Â£22~- J-7 -: ... --7- - - -730 -FOWSâ‚¬ 1 -- 142.1. 6.1 - - it -- . ENTIRE BUILDING! EXT. . 4 -- :TO BE CLEANED. .- -4.-- -- -- - -- , 1 -0 - 2 - -- - 4 'SANIFTONE BANLE:ti., f BRICK TO BE TUCKED ---- -;-I--I . L--2 .~ 2,1.0.-/ b.' .74 rmÂ·,â€¢.. ~AND POINTED; - - - -- .- fo. -SVBFSÂ£-R'~ - iks,- 'p. \, , BRICK. SIMILAR IN SIZE & - - - - 1 ; COLOR TO EXFP. BLDG. --1 --- -20 -SLJE*A- 12 1 I - 5 -* -, ~iji69*~i#*: - 4;1'RANE~USCJENT CANOPY 1 1 - â€¢ h - - -- : 11 --- 1 1 -- 41=6.. j. 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Ovef-fi>:6'--- - 044(6 %#AILAM- IN; C.4.cÂ®. ~ , 1 04-\AFE TO 669['6 12Â·t. bloe 1< 1 1 .- 1 //9 L r r. 0 Â· .â‚¬Ut>FLÂ· h 1 ) 1 .--------- - - -I--- ---1 I 14 0 -0 ) 0 1 42 *697,47411,9- 42=1 -- 1161.. - - Wt=02 5 \ 59 1 75024 . .._CAPÂ·WED 9/9~4139 TONE - i Ildh> 13>u,LCILICH- ._ _..-- *- 9/*V h. --- -I-*. . ...------- .. . , - I k 1 7'To. 6,(/09-Z-La- . & 4 1 T. j.... '74. g Stair/Elevator Tower 1 1. 1 1 1.;'â€¢. 4 ' 1 ' 44>-4,1>#t' 0 ~.:1 7- ,f#.hi 9 South 'Elevation 1/4" = 1'-0" fl'. ..bir 9/. 3 5 I. J... . L- 1 --.- - . --.-- - . + 2- - ' 7 -9 -T---1- t3E][&3 -. ,[I] Ill. rEGS .0000 , 1 4 i 1 EXIOT 1 11 6, -FLY WO. - --1 -- f W\NGO V+5 10 62 /2â‚¬*10 1/GO ~ (- I === = __1.-r-1 - - 1.--1_2_li Â· 1 Â£ 1 - ; = l 5 )- = . 1 ---- 1/ h j , I f-- -r 1 11 1 ~ REMOVE EXIST' bi DOOK Q BIDE PADEL 1 1 1 - ~ - REMOVE ME.Ch WELL f GALENA ST. STOREFRONT - PARTIAL ELEV. @ 1/4" g t' V TO M REMOVED -Ex IbTIUG i ' 9- ~3233-3 --- - --- P 1 1 . A 1 1 ---5- [21211 12-1 En m][Il Dl=l - - /-*----7 , - --' 1 9 uE\V' WOOD SOFFIT --Â· -- - 1% -fl-/ li , .....1 -T. ! I 1-1- r 1 1 AfavÂ¢ 5-Toe,readr --~ = -- - 1-12 I t. i j ~ <*-Al/dcm i 7 - !-r - 1 , t - ----I - 1 ; 1 1- -1 7 - 'Â·Â·~ 1 Â·t ~ il.1.1 Â£ 1 - h 01 --- - - -04-r FAC),44 0 - i _ -_L__1.-T 041.- 327.. T - i : 1-,-~--r-- '* 1. I) I..-r7 0 1 E. , -L- - 1~ 1 ~ ~~ .' r- 7 K - -- -~ ~I- . -=====:.-1 4%90*i:*iwili,R .!â€¢ ~2 i ~ ~ - I . - 42 6 ===: --IJ. - - - -1-Di ' ---IK-+~~*] Ii' . *- - * - -, , 12-% III 1 --1... -1-4 - 4 - 1 1 1 1 1 .L 11 1 . -,2 ' 1 1 . 1 1,1... i 0154 66406Â©AE.0 1 ~ 'I: ~'-'-4,4- '... 1 1 1. 1. 1 I 11 ..i :,it:if ~MI -- I.1% 1 5 1 11 1,1. 11 1 .liu 1 1 1--,----4 - . .r i ' i ., 1 4.1 '!i' /------ 1,4.1U :i 11! ..i|-, i:i'; . -.~ i il X/C<PLAT Â£ TO , U . .1 KI 11.411 MATCH E)<15-rideg -~ _~_ ---jj ~ ---~t- 4 ---1 1 8 55FT/T. ' i 1 1 \' r -1 1 1 ' T T 1 - .1 1. !, UE-\J DOOR Â¢ riATIKIUG I : 4 r 2>TOREFROL.rf (RETOk-1[3) ---- ,, I . 11 1,/ 1 ' 1 - NEW 541Â·496-rod e -D MATCH EX/57-7,dc.g- LEW 675-FS 4 SIDEWALK 1 30 $ ID 3c 1-9 36 -01 M 7 .GALENA ST. STOREFRONT - PROPOSED ELEV. @ 1/4" 1 - 84 8:r 1 ~m # Imt J i . WE\v â‚¬rtpllbIDE\./4-4 U C\4 R EGRE61 N J i . ---4619- EL_ _*_ 1 1 r - C .--Ii - _ 1 56 690Â¢4-FL. 4- i. 1 --.- 1 --I-I :i r// 1 1 i - 1--. ... - - I -- 52 I f Â· ~ -- -- -- --1 4. -:4 Ac:u,) 0 PL ~ il 3/9, F It -2 Jj' 3.ASEMEFT- ~ 7 .L . j 1 47.1 ELEV./STAIR TOWER- SECTION 19 ~. i. z~..<FÂ«4.~ 1 1 N F ---1 1 P 1 1 -11 1 1 1-3 1 1 1 1 1 1 'n b 4 --' li 1 1 1.2 77-1 leD FL. - 19 4. 21/ i /1/ 11 / 14\ 1 1 1 1, 1 - - 1 I \LA\ -1 1 \ L 4\ 1 Â» -7 1 1 91 Â«14Â«Â« i F , 1 1 \322<1 1 | .SECORD FL \\1L- -- - -Â»1 1 1 1.-4 - Â· ----0 - I - -- - -4 /6/ ///0-1- - 1 4=1 / : r 1,/ 1 , 1 1 r / , '1' \. i 1 -- r -1 \ \\ N.\ \6 1; \ 1 1 \ \ 1 \Ll\ \\ \ Al- -1 \ .1.1 1 . 1 \ L.-1\ 1 1 \ L-11 I ~ L~ \ LAN 4 \ L.kh ' 1 1 L V 1--i (Wood R~ FL. 54 1 1 1 11 1 --- I ..--- ' BSEMEN-re k, /r Al.) ~ ELEV. / STAIR TOWER - SECTION ll Al, 1 22>'-0. 1 , I *LO 11'-liu t :- 10' 10 K - ' * 4 1 1 1 1 U 4- 4 - i ..2*Â¢52~'04**eviMM##418*Ree/4 1 ,-6>.:L ..g*Â£**.6 7.441*2.':.~Imew#Efjkzj,Ar~T~32~.~i-93-spAL. 1 . 0 11 11 1 1 1 ! 0 UP rr ; 11 1 1 9 1 4- 1 , / b < 41Dhl( ~ 1 , r - 646,&4&*Airmi-~TÂ·JS...filial,-i=f,a"/.1-.,-I.'i,=151. . , 11 . 1 --11 1 1 6 7 1-2 11 11 4 Il-- A - ELER . 4 1 , - 1 ~ ELEV. / S'PAIR TOWER - SECOND FLOOR V.7.17 ' 23I-0 . 41 .' 1 4 -0 11 -11 41 -10' (lÂ·O 1 . 1 -1 kÂ· ' 't 1 1 02 1 11 ~711 i . / 1 0\ 1 I 1 1 1 > 'PH 4 1-:.1 0 - -1 0 A-7. i difF/(Tierc~.*ell#*fern.ac J U fÂ«-/ h . 1/ 1311 -. VI / 1 l , 1\1 Â£ 12 ~ ELEV./ STAIR TOWER - GROUND FLOOR ... -l - .1 9.... A-1.1 " 5 A7,1 0 .. e- -*- , 1 - 41. I. - a . I .* ./. ... -,â€žR P, 92=725...-.- - L . ' ' - 2,~i*WAR~1#6*--.t.*.4*'.944#4,4.*vFlWIN<*-1 , .,1 L . 'LI." i; ; Ij"It ts d{ ji, 9' i. Al' / i.(J 11 1 f. 1 4%1 1 1 1 .4 (114 1 - 4 I. -. Fi]8,1 1 f- , - \422,./ 1 + .* 1 ter)' - \ 1 \ ( / 0 .6*1 1 3 - f WAF' .2/// 4-9 -1141 1 -3 f f 0/1- ~ ELEV. / STAIR,TOWER - THIRD FLOOR ...., 229 l All 332 8, MEMORANDUM TO: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: 425 E. Cooper - "Guido's" parcel - Amendment to Conceptual Development approval Date: March 14, 1990 SUMMARY: The HPC is being asked to review and approve amendments to the previously approved Conceptual Development plan for the Guido's parcel, including the chalet structure and the adjacent two story commercial building. The changes are primarily found in window and door openings and placement, and are significant in number. HPC PROJECT MONITOR: To be assigned at this meeting PREVIOUS HPC ACTION: On August 23, 1989, the HPC reviewed and tabled action for a Conceptual Development proposal involving a third floor addition to the detached commercial building on the Guido's parcel (to the west of the chalet building). The plans 3 included a new facade on the commercial building and a bridge connector between the two structures. The Committee found the general application was not compatible with the chalet building or the historic district. On September 13, 1989, the applicant returned to the HPC with a revised proposal, which received Conceptual approval with the following (condensed) conditions to be met at Final: 1. Chalet building preservation be precisely defined 2. Exact building materials represented at Final 3. Bridge connector restudied for reduction purposes 4. Landscape plan submitted 5. Commercial storefront plans be submitted in detail 6. Restudy of bridge connector; hide mechanicals there 7. Roof top plan be submitted 8. Existing conditions be provided either in elevation or photographs 9. East elevation of commercial building to be submitted Due to the number of fenestration design changes made to the plans since Conceptual approval, the applicant wishes to receive HPC's approval for the amendments prior to continuing work on the Final Development plans. PROBLEM DISCUSSION: Staff has included a copy of the approved conceptual elevations presented on September 13, for comparison purposes. Please carefully compare the changes proposed for compatibility purposes. The fenestration patterns have changed significantly, on both the commercial and chalet buildings. North Elevation: o Commercial Storefront level changes: Retail entrance doors, central door, arched detail over doors, awnings o Commercial second floor changes: 3-2-3 window pattern, narrow double hung windows, awnings eliminated, cornice lighting fixture included o Chalet building changes: The fenestration has changed substantially, beginning with the first floor "picture windows" (unbroken panes, rustic metal trim). The second floor windows are moved to the ends. East Elevation: o The changes in window openings and door placement has changed the character of this elevation substantially, in staff's opinion. The HPC should consider these changes carefully, and compare these to the Conceptual plans. South Elevation: o Again, a number of window changes have occurred on the second floor of the commercial building, and the first floor of the chalet building. The windows in the second floor addition to the chalet building are now presented as larger (five across as opposed to six). The HPC should consider whether this change is compatible with the established tudor grid on the north elevation. Staff response: Please refer to Section V. "Commercial Buildings - New Construction (beginning on page 35) of the Guidelines in reviewing these changes. We find that the proposed changes to the commercial building are not out of line with the Guidelines and Development Review Standards. The basic proportions are repeated, and modern materials (stucco and terra cotta) have been utilized. Our primary concern is that the commercial building not compete with the adiacent chalet building. It should be subordinate in nature without being uninteresting. We feel the design generally accomplishes this goal. On the other hand, we are very concerned about the 2 significant changes in fenestration on the chalet building, and the subsequent reduction in exterior plaster wall surface. We recommend that the HPC study those elements that give the "Mountain Chalet" style its character, and then compare the proposed changes to that. The "Mountain Chalet" style is noted for its tudor influence (rectangular timber/stucco materials), low pitched roofs 0 with wide overhangs, horizontal features (balconies, fenestration) carved verge boards, and cutout balcony and shutter detail. We feel that the amount and design of glazing incorporated here is not appropriate to this structure, and significantly changes the chalet character of this building. While the need for transparency at the storefront level is understandable, (converting from inn to restaurant to retail), a restudy appears necessary to balance need with traditional architectural integrity. Landscaping: The landscape plan indicates a 2' high (raised) detached concrete planter in the area between the edge of the mall and facade of the chalet building. The CCLC is discouraging the use of raised planters in the mall. We find the combination of the concrete material and physical interruption between the mall and the storefront level should be restudied. The HPC discussed the continuation of mall bricks through this plaza area, however, the applicant is indicating an aggregate concrete surface. The Planning Office is in support of pedestrian amenities in this area (benches, etc), however, we feel this conceptual landscape plan does not necessary meet the goals of the HPC as last discussed on September 13. We are recommending further study here, to achieve the goal of providing a dynamic pedestrian/plaza experience. Remaining conditions of Conceptual Development approval: These have not been met with this amended proposal, however, they are Still required for Final Development review. Additional conditions, should any be approved at this meeting, will be required to be met at Final. ALTERNATIVES: 1. Grant approval for the amendments as proposed 2. Grant approval for the amendments to the commercial building as proposed, and require restudy on the chalet building, as discussed by staff, and/or with additional specifics. 3. Table action, recommending further amendments to the proposal for compatibility purposes. 4. Deny approval for the amended proposal, finding the original plans more compatible. RECOMMENDATION: The Planning Office recommends that the HPC grant approval for the amendments proposed to the commercial 3 building, as submitted. We recommend that the changes proposed to the chalet building not be approved, for the reasons stated above, and recommend that the applicant restudy the fenestration issues for compatibility. We also recommend the landscape elements be restudied. All conditions of conceptual approval are to be met at Final Development review. memo.hpc.425ec.cd.2 4 An example c Romanesque I A 007 -- '- *22=k--T,~ -.-..iaA+ I .., I y _ _ ~LA EL- * 2 51:~ 3/IM/2 d Ji ~4_Iii 2 * I . 2 't'241 0 9 -1-4 + An example of Italinate S Â·'lluu] Yib "flh , ~ 1'11!f,LMEN 41?;r lu.Â· 4.lul- NNG*Jnnil'viR'.1.f-0-~jjille;&~~~~&,M-~~~~ 92f *4'Â·'! U l/, 9~Al{IDJrl'~ ~ 22kuh -4.-,P,lik~'4, h.1111 11(1([1 - 1 rE ?Il; I----/ 1 ..011 Chil-PIAKYLVIA 43 91 1 A -3 v / 27'1 94 â„¢Egult'-3 - 113 tauTImpir /1/1 0 4 L F-r Z 1 71 0 f-T ill 6 i ~11111 ~ 1 1 1 - - 112 __ - 3 1 An example of Mountain Chalet Style. 4 A. I .th 4 rM F k S. M 12-2 i $ ma %-1 vi d -24 /* ~Ffitâ€¢*aRR,449 4- MAR 51990 605 EAST MAIN STREET ASPEN, COLORADO 81611 TEL: (303) 925-4755 March 2, 1990 Roxanne Eflin Aspen/Pitkin Planning Office 130 S Galena Aspen, CO 81611 Re: Guido's Redevelopment Dear Roxanne: Enclosed please find a current set of drawings for the above referenced project. We would like to be included on the HPC agenda for March 14. At that time we want to have the committee review these drawings and make comments about their compatibility with the commercial core. The restaurant building upper level will retain the plaster and trim board motif. The mall level will be converted to a retail use containing 2-3 shops. Entry will be accomplished by glass doors. Display windows will be made of rustic metal frames and will be recessed into plaster pilasters. The business building will consist of a stucco exterior with a stone base. Detailing will be comprised of wood, possibly terra cotta, and canvas awnings. Storefronts and doors will be wood and glass. The connection has been designed to have as low a visual impact as possible. The materials are stucco with a stone base. The site plan shows a plaza development to the north of the restaurant building. The existing dining on the south side will remain. Trash and service functions will be located on the south side of the connection. Handicap access will be on the north side of the connection. Sincerely, A dA %0/9 Kim Weil Enclosure KSW:lah 9 7 TR>..d g t-&66 6 75 ~22.6,0,0 -ANK Â» 7 9 4 22\- 1 LJâ„¢\9~13\ , -' -4. Â» -71, u -. - 1 11 4.3 - 5~-1.J - -1 1 4/t..t)~P / 11 . tÂ·- - A... .1 \I :.0.-Â· 4 L / 1 f -4-1 - - . t \1 +Ii i : i 1 * 1 1 ~ 9}*Â»u- 4/~ / COOFEK ST. ELEVATIONÂ· REV ! 58.17 SCAATE-: J/*" -:It-63,1 M AKa F[ 14,1*ID 6 I J I DO' 6 1 0 ' 1.- L F 0 0 9 A hi C ASSOCIAT 5- S 1 i 1 1 1 1 1 1 i , 1 Â· . i 11 Â·41 11 4 1 1 41 1-- :1 1-- 1 - 1 -1 1. c--RÂ« U -= -1 4 it at_ I___ -1- 1 22Â« ' It 4 11 Im r 1 . 3- -Ma ./ r .leÂ·,144.44 -- e.4 ,&61:l J 1 21111 g , 2 -214 i 4 41 k , â‚¬/14Â·-1 ' ,=2.,zE? 2.L + Y =Lro, dld-fly 4 j' [-,-- - - -- -1-------1 5 34,1 ~u,---== -kE--Frt ; r- 1 Â£*Al_thier 9-[I 13Â·1..11\ATION~lee\/15t.:[P .<1 f 46Â·Al-L'. 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I ..1: Â· 1 - 73& --4-1. 44 FC? 1 i elf N WA \ '4 4 .Â« /'7 4,1 A 2 2 t 31 1 991 . /J/1 j //M I E / Al 1 1.fcA U \ 4Â·4551 ~ i 2 -49 litÂ« R 1;k GUIDO'S REDEVELOPMENT 1 Eli SOUTH ELEVATION \ 05' 23 1 1 =ID-0 'J**"hil 11 1 It r,Ni T#98,Â« COT-icÂ« - 5-JUCCO - 1/4 1 41D0WS ' I t-. 4 1/ 1 - 1 . Ul f,.1-n - 441 1 1 .~ .- - 4 f 1 =. 1- H - - =EL--11 2 -79 5 --1 1 V 1 #14- -- r 1 11 A-j 1 111 -i=-4 , 19. 1 61 .' 1 [ !1 i 1 77 , 1 1 ,~ ; ec 1 114' .L. 1 - U] 3 01 (11 6. C 3 r M 6-1 01 CA i9 12 -6-ts pu 61 GUIDO'S REDEVELOPMENT EAST ELEVATION j 5Â£ FT BE 0.10.01 ,\IL \01 0 .1 Iril;Diell Â»~,*5mely, 902 43*07 y j aw -/1,1,''Ii-g:~3:lij/gs/-Mi 921Â»Â«12 --- MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Planning Office Re: Conceptual Development: 501 E. Cooper, the Independence Building - Public Hearing Date: March 14, 1990 LOCATION: 501 E. Cooper Ave., Lots A, B, and part of C, Block 96, City and Townsite of Aspen, Colorado (Condominiumized first floor commercial space only) APPLICANT: M & W Properties, (Tony Mazza and Frank Woods), represented by Michael Ernemann, on behalf of Crossroads Holdings (seller) APPLICANT'S REQUEST: Conceptual Development approval for the remodeling of the existing first floor commercial space and the restoration of one storefront on the north elevation, previously converted to windows. The proposal also includes a new storefront on the west elevation next to the existing hotel lobby entrance, removal of the large, non-original lighting fixtures at the storefront level, and the addition of retractable awnings at storefront level. Revised west elevations have been submitted since the HPC reviewed the concept drawings at pre-app stage. The applicant has eliminated his original request for an additional storefront window near the corner entrance. ZONING: CC, "H" Historic Overlay District, Designated Landmark EXISTING CONDITIONS: No exterior enlargement is proposed. PRIOR COMMITTEE ACTION: On February 14, 1990, the applicant appeared before the HPC in a pre-application to discuss the proposal in concept. The HPC appeared favorable on the restoration of the north elevation storefront, the removal of the non-original lighting fixtures and the addition of awnings, provided they were opening-specific. The primary concern was the proposed new storefront window next to the corner entrance, and construction of a new storefront entrance on the west elevation, next to the existing hotel lobby entrance. The HPC discussed whether the new storefront should be allowed for historic compatibility purposes, and if so, if it r :' should appear as a new or replicated element of the building. Staff stated that a replicative storefront addition, matching the north elevation storefronts, could not be supported, in that it ~ runs contrary to all preservation standards. Therefore, if a new storefront were allowed at all it would have to be designed as an element of its time, and extremely subordinate to the historic features. The general consensus was that the west elevation has been impacted by the hotel lobby entrance, as well as by the layers of exterior paraphernalia (awning, fencing, flower boxes, etc.) A suggestion was made to consider a storefront design transparent in nature, with the surface layer harmonious with the hotel entrance, and a second or recessed layer becoming the actual storefront. PROBLEM DISCUSSION: The applicable Guidelines are found in Section IV. Commercial Buildings - Renovation and Restoration, beginning on page 19. The Development review standards are found in Section 7-601 of the Land Use Code, and are reviewed below (staff's comments follow): 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in an H, Historic Overlay district or is adjacent to a Historic Landmark... Response: We find that the proposal generally meets this standard, with the exception of the awning proposal. The Guidelines for awnings appear on Page 25; these are specific and should be adhered to. Awnings should be opening specific, and not carry across the entire length of the building. It should be noted that staff has received two calls from the public regarding the inappropriateness of a new storefront addition on the west elevation of the Independence Building. They believed the addition of another storefront would negatively impact the integrity of the historic landmark. Staff's concerns regarding the addition of a new storefront on the west elevation are addressed fully in the Response to Standard #4 below. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: We find that the proposal generally meets this standard. The changes proposed are not out of line with respect to similar development in the Commercial Core. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structure located on the parcel proposed for development or 2 adjacent parcels. Response: Staff finds that the cultural value of the structure will be enhanced with the restoration of the north elevation storefront and appropriately scaled awnings. We do feel, however, that the new storefront proposed for the west elevation has the ability to counter the cultural enhancement made possible by the north elevation restoration. Further, the preservation and maintenance (painting, etc.) of this dominant building is critical to the cultural value of the Commercial Core Historic District, in our opinion. We encourage cooperation between both building owners in this regard. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The Brown and Hoag Building, known today as the Independence, is one of Aspen's largest, most dominant historic resources. It is one of four remaining cast iron storefront commercial buildings in Aspen. The building is associated with one of Aspen's earliest developers, D.R.C. Brown (his brother, a bank president, owned and constructed it); we feel its importance in Aspen's history may not been fully appreciated. Due to its historic association and architectural significance, this building has the potential for being listed on the National Register of Historic Places. Further alterations to this structure will lessen its historic integrity and jeopardize future Register listing. For these reasons, staff does not support the addition of a new storefront on the west elevation. We feel this building has received the maximum number of alterations and impacts over the years. The upper level window replacement was done insensitively (granted, by a different owner a number of years ago). Staff feels that additional alterations with no historic basis will further the negative effects already felt by this important landmark. On the other hand, buildings do evolve over time. As community needs change, (i.e. additional retail space needed) SO do buildings to accommodate these changes. It could be argued that the west elevation of the Independence has become as important as the facade (Cooper St.) due to the extension of the pedestrian mall on Galena. For comparison purposes, the Webber Block (Elks Building), though unique in that it contains two facades (unlike the Independence), has storefront windows on both the west and south elevations. Staff recommends that the HPC consider this historic information carefully, and weigh the impacts such a modification will have on the historic integrity of the building. The applicant has proposed a very simple storefront, with an outer layer to match 3 the hotel entrance (unadorned metal columns and Queen Ann ransom) and a recessed glass storefront set in wood with one central door. This approach appears to meet the Guidelines and the Secretary of the Interior Standards. Staff recommends that the HPC require the applicant to work with the building's second owner on bringing the lobby entrance into harmony (more cohesive decorative elements). Should a new storefront be allowed, staff recommends that the new storefront become as subservient as possible to the historic elements on the west elevation. The conceptual drawings must be clarified at this meeting, and a storefront detail be submitted with the Final Development application. ALTERNATIVES: The HPC may consider the following alternatives: 1. Approve the Conceptual Development as submitted 2. Approve the Conceptual Development plan as submitted, with the exception of the alterations proposed to the west elevation, and the following conditions, to be met at Final Development review, a) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. b) Exact material representation be made, including awning fabric c) Exterior lighting plan, if any, be submitted. 3. Approve the Conceptual Development with conditions, to be met at Final Development review, such as: a) Restudy of the west elevation to provide a new storefront that is subservient to the building's historic architectural elements. A storefront detail shall be submitted with the Final Development application. b) Awnings shall be opening specific, and shall not carry across the entire north and west elevations. c) Exact material representation, including awning fabric d) Exterior lighting plan, if any. 4. Table action to a date specific, to allow the applicant further time to study the proposal, incorporating the comments and guidance from the HPC in a revised proposal. 4 5. Deny Conceptual Development approval finding that the application does not meet the development review standards. RECOMMENDATION: The Planning Office recommends that the HPC grant Conceptual Development approval for the application at 501 E. 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':8Â£211-' 2 1 ..~. t. 2 {OF*,liiff{: t~kif~,te.ci:.'r, A,Â·'*et -5/jiÂ»:Â·,r 99 -Â· -, 1Â·- 2:r.~,4*Jr~.~LbiÂ·j--1%2414:?lfr,47Â£~-9*ju-y; ib F"-- Al- r L-Vd:-j<<ZB fr"kx' A.%446'Â·22:6./*4744.34.Ii:~...45nif''I''i< I _- 1,11+WHIWI' 0Â¥49...A~99#09BF~it14151>46Â¢1Â¤31 . 417 9*%514.,A -**Â» i I Lt[1111!(14= 1 -- 1, O,1 1 1. ; 11 ) 1- 32 + 2.2-7 .34 ;42171@P~ â€¢11 PRESERVATION 1. .t Jill :t; 1 mi :011 :MI1...., n . 1.,1 11.1 1 "LI ..i 1 1 ..i + 3,41 1 BRIEFS 1 6-,1-Gual â€¢ 'E= i;ir 2 7 117 1. ... -1 @1 :Ut #1: 1:11 ==E 2 22 1,7 9 m. mi -E Iii! 13' 99 191 E -E ' E Â®- piti_ 84= 0 .0...8 14 41 tq#3- 10 181 181 111 El lm-lmlit lir ,eN .Eu - 1,1 ..191 r/Lu.,2:!1 .04 gl, 1111 mi 121 Rehabilitating Historic Storefronts *<Â·4.: INg;:1211!Fir . 1.*aum 1â€ž21 1.1 H. Ward Jandl Technical Preservation Services Preservation Assistance Division National Park Service U.S. Department of the Interior The storefront is the most important architectural feature â€¢ if the original storefront has survived largely intact but of many historic commercial buildings. It also plays a is in a deteriorated condition, what repairs should be crucial role in a store's advertising and merchandising undertaken? strategy to draw customers and increase business. Not surprisingly, then, the storefront has become the feature most commonly altered in a historic commercial building. 0 if the storefront has been modernized at a later date, In the process, these alterations may have completely should the later alterations be kept or the building changed or destroyed a building's distinguishing architec- restored to its original appearance or an entirely new tural features that make up its historic character. design chosen? As more and more people come to recognize and appre- ciate the architectural heritage of America's downtowns, â€¢ if the building's original retail use is to be changed to however, a growing interest can be seen in preserving the historic character of commercial buildings. The sensitive office or residential, can the commercial appearance of rehabilitation of storefronts can result not only in in- use? the building be retained while accommodating the new creased business for the owner but can also provide evi- dence that downtown revitalization efforts are succeeding (see figure 1). This Preservation Brief is intended to assist owners, ar- Once a decision is made to rehabilitate a historic com- chitects, and planning officials in answering such ques- mercial building, a series of complex decisions faces the tions about how to evaluate and preserve the character of owner, among them: historic storefronts. In so doing, it not only addresses the > R-Â»14%4/+44 0, 5*/~ . 919- 1 - L 6 2 ~i\.ill# -f.- 1 - 1 r--2 III _N till 14 1/1 t*1.1 4'iLIN 1 1'~1.4 fl: 9 3 R,Pâ€¢:11'*p,il 2 i 21- -tle _Â· I:11110.4,FUZÂ¥1,&,~sa,n~ .. 4 . L .UL 1 7 _1_ 1 . 1 + 1- A.2/rel. e . -'L 1 L . c ...>:1.0 1 7 NALN PREET ' Figure 1. I,iappropriate storefront alterations over the years-metal chidding. ouersized signs and canoples-have detracted front tile character of this historic district in Van Buren. Arkansas. A carefully considered rehabilitation plan for Main Street, including the removal of poorly designed signs, false fronts and the selection of an appropriate exterior paint color palette, serves to enhance the visual environment and preserves the districts sense of time and place. Photo above: Bob Dunn: Drau,ing, David Pitts 1 basic design issues associated with storefront rehabilita- GUAÂ·ARZED 80, norS. GEO. L. MISKER I CO. NA=vrs.1 la tion, but recommends preservation treatments as well. Finally, although the Brief focuses on storefront rehabilita- tion, it is important to review this specific work in the , -----~E~~- '*TE,ElK broader context of preserving and maintaining the overall structure. Money spent on storefront rehabilitation may be completely wasted if repair and maintenance problems :Â¥=r:-~t-- --14.1 on the rest of the building are neglected. Historical Overview 1-====-1==â€žU.==[E:E"ME-....'*../..1.~-wrj# Commercial establishments of the 18th and early 19th cen- M- _L-- 5 1 *CI Â¢ 1 5 1-f turies were frequently located on the ground floor of Ill_1 -1 buildings and, with their residentially scaled windows and --Iki)*Al doors, were often indistinguishable from surrounding ---- houses. In some cases, however, large bay or oriel win- t, â„¢-- J dows comprised of small panes of glass set the shops apart from their neighbors. Awnings of wood and canvas and signs over the sidewalk were other design features first decades of the 19th century, were distinguished by regularly spaced, heavy piers of stone or brick, infilled with paneled doors or small paned window sash. Entrances '' NE were an integral component of the facade, typically not + -861%597&7 given any particular prominence although sometimes 4.-LÂ·11 wider than other openings. rk ..2,<. 1 1 F i t.)5 1 Yflf, 1 S The ready availability of architectural cast iron after the 1 4.4.4#6 111 Im 'UU 1840's helped transform storefront design as architects and ;431â‚¬=2 builders began to experiment using iron columns and <r-Â· I =W j- -*-/~dai=~=1.-all~I.-'~4=;.--#...*-A lintels at the ground floor level. Simultaneous advances in .....-I.--.*----I------D--- â„¢......- the glass industry perÂ·mitted manufacturing of large panes 2=44*j=41'ZZ=-IUM=Ze:=03;=u=40 CAIALOGUE MJES, st,JECT TO A taIRAL DOCCUrlÂ· of glass at a reasonable cost. The combination of these - 13 - two technical achievements led to the storefront as we Figure 2. These 19th century galuanized iron storefronts could be ~ know it today-large expanses of glass framed by thin purchased from George L. Mesker 6 Co. in Evansville, bidiana. structural elements. The advertisement of the merchant and his products in the building facade and display win- dows quickly became critical factors in the competitive pediment commercial atmosphere of downtowns. In the grouping of m-46s'*=#a these wide-windowed facades along major commercial cornice ------6,.L-----< 4'.5-, streets, the image of America's cities and towns radically window lintel r. --- changed. The first cast iron fronts were simple post-and-lintel window sash - construction with little decoration. As iron craftsmen . ~ C became more adept and as more ornate architectural window sill .=12/I 8 4-0 1 r. . styles became popular, cast iron fronts were given , .: hi _. 49 3?6.L.-a L J] <ignboard (fascia) r Italianate, Venetian Gothic, and French Second Empire 44 1 1 7 1 details. Cast iron storefronts could be selected directly ,%LD .:2 ~ ~i * transom - -m- from catalogs, which began to appear in the early 1850's. -I Standardized sills, columns, and lintels could be arranged display wirtdow' - ---~ t j F to create fronts ot all sizes, styles and configurations. In ' 1 7---' ~ ili recevsed double doors - 11 the 1870's sheet metal storefronts became popular: they were also soid in standardized sizes and configurations pilaster --9--itill _ % through manufacturers catalogs (see figure 2). 1 kt --r 4 0 r=t ...~,< f-~~ ' The typical 19th century storetront consisted of single lower window panel or double doors flanked by display windows (see figure Figure 3. Become familiar with the architectilral features typical 3,. The entrance was trequently recessed, not only to pro- tect the customer from inclement weather but to increase ot historic commercial bitililings. A close look at a storefront-s the amount of space in which to display merchandise. In construction niateriaI's, features und relationship to the upper stories -will help in determining how much of the original facade some cases an additional side door provided access to the remains. 'upper floors. Thin structural members of cast iron or This particular storefront is NO. 4016 in the G corge L. Mesker ,~ :vood. rather than masonry piers, usually framed the and Company catalog of 1905. One of Alesker's most popular storefront. The windows themselves were raised off the designs. it featured cast-iron sills, columns mid lintels, galuanized ground by wood, cast iron or pressed metal panels or iron lintel lind malâ€ž cornice, leindou' caps and pediment. bulkheads: frequently, a transom or series of transoms (consisting or single or multiple panes of glass) were 7 placed above each window and door. The signboard tent and nature of rehabilitation work needed (see figure above the storefront (the fascia covering the structural 6). In most cases, this exqmination is best undertaken by a _ beam) became a prominent part of the building. Canvas qualified professional. awnings, or in some cases tin or wooden canopies, often shaded storefronts of the late 19th century. Iron fronts . 1 121#//119/Â£ lort. ... IN!. were frequently put onto existing buildings as a way of , :.- kl 7 giving them an up-to-date appearance. Except for expand- Â¢2,â‚¬:29 12~11/~ ir , ...+-#1 pip#ji ing the display window area to the maximum extent posst- Â·3*490+Li*Ing. Â·t. - ble and the increasing use of canvas awnings, few major ./FR#Wip Â·Sfea/2/Fl technical innovations in storefront design can be detected 124<it' from the 1850's through 1900. , D The first decades of the 20th century saw the growing 0* 1 Â»* e<*~h 4 use of decorative transom lights (often using small ; ~ \24,, prismatic glass panes) above display windows; in some i;*J ~ , t cases, these transoms could be opened to permit air circu- Â·Â·: T. i vi~~M it lation into the store. Electric incandescent lights enabled f,- ~ L#*11 ill storeowners to call attention to their entrance and display .â€¢ r t Â· 7, r windows and permitted nighttime shopping. In the 1920's f ' 5 ~1*Af V 111 . *13% bil and 1930's a variety of new materials were introduced ~- *Â¥2 ..=- lijil 12 into the storefront, including aluminum and stainless steel h framing elements, pigmented structural glass On a wide 2 + variety of colors), tinted and mirrored glass, glass block = -â‚¬Â»-- -e 9 -A Z ne C and neon. A bewildering number of proprietary products Figure 4. This storefront in New York City designed by Ray- also appeared during this period, many of which went mond Loewy typifies the streamlined look of the 1930's. Added into storefronts including Aklo, Vitrolux, Vitrolite, and to an earlier buiding, the front utilizes glass, stainless steel and Extrudalite. Highly colored and heavily patterned marble neon to make Ll trloder,1 statement. This is a good example of a was a popular material for the more expensive storefronts later storefront which has acquired significance and should be re- of this period. Many experiments were made with recessed tained in any rehabilitation. entries, floating display islands, and curved glass. The : utilization of neon lighting further transformed store signs EL ,--_._-_. . 3 Y, into elaborate flashing and blinking creations. During this 1~~;Â·;;~11;~ ~,~ 18-Qmj~; 4.-JUW6;A;,â€¢â€¢:A ~ period design elements were simplified and streamlined; i.,2- -,-- -- 1 J 2~12 :- 11:T transom and signboard were often combined. Signs utilized ~~liÂ©Vj~t~~~r~ typetaces for the period, including such stylized lettering ?kq -1 - intiottabritÂ¢i-FE@dif E~ as "Broadway," "Fino" and "Monogram. Larger buildings 3. w.,6- of this period, such as department s t o res. so me t i mes ha d ':2 lij@ar 83*it;74~~~- - s.- fixed metal canopies, with lighting and signs as an integral ;9;23%274*Wi lit*kil - wl*~ 23.~'"Â·20~R' - J .~ component of the fascia (see figure 4). t '11/ Â£* 6.- 1 1 Because commercial architecture responds to a variety Li 21! :gy,5..1,~EiS,&1 .- 471%9__>,- ' ~ ~~~ 1 M f 1 of factors-environmental, cultural, and economic, 6/i.*Al.J///Â·- 3 .A.aU**p-r- ' . .-'.'-11 .3.64riTT*. 1 - distinct regional variations in storefronts can be noted. CDÂ» I +- T :PA - , - Fixed metal canopies supported by guy wires, for exam- Pigure 5. 1,1 some cases, as in the storefront on the extreme left, ple, were common in late 19th and early 20th century it is a simple matter to determine original appearance by looking storefronts in southern states where it was advantageous at neighboring storefronts. Remoual of the board and batten to have shaded entrances all year long. Such a detail was fasciaboard, pent roof, and "colonial" style door, all of which less common in the northeast where moveable canvas could be undertaken at minimal cost, would restore the original awnings predominated. These awnings could be lowered proportions and lines of the building. Photo: Day johnston in summer to keep buildings cooler and raised in winter when sunlight helps to heat the building. Guidelines for Rehabilitating Existing Historic Storefronts 1. Become familiar with the style of your building and the role of the storefront in the overall design. Don't "earlv up" a front Avoid stock "lumberyard colonial" detailing such as coach Evaluating the Storefront lanterns, mansard overhangings, wood shakes, nonoperable shutters, and small paned windows except where they existed historically. The important key to a successful rehabilitation of a 2. Preserve the storetronfs character even though there is a historic commercial bui]ding is planning and selecting new use on the interior. If Iess exposed window area is treatments that are sensitive to the architectural character desirable, consider the use of interior blinds and insulating ok the storetront. As a tirst step, it is therefore essential to curtains rather than altering the existing historic fabric. identify and evaluate the existing storefront's construction 3. Avoid use of materials that were unavailable when the materials; architectural features; and the relationship of storefront was constructed; this Includes vinyl and aluminum siding, anodized aluminum, mirrored or tinted glass, artificial those features to the upper stores (see figure 5). This stone, and brick veneer. evaluation will permit a better understanding of the store- 4. Choose paint colors based on the building's historical front s role in, and significance to, the overall design of appearance. In general do not coat surfaces that have never the building. A second and equally important step in been painted. For 19th century storetronts, contrashng colors planning the rehabilitation work is a careful examination may be appropriate, but avoid too many different colors on a single Meade. ot the storefront's physical conditions to determine the ex- 3 y~ facade or are they recessed? What is the proporticin of area between the display windows and transom? Are -4--~ 1<12\ 9 riqv j there window openings in the base panels to allow b natural light into the basement? ~ ' Pl~<0~~ entrance more prominent than the others? How is the â€¢ Entrances: Are the entrances centered? Are they recessed? Is one primary retail entrance differentiated from other en- t 1 1 11 p trances? Is there evidence that new entrances have been r ' . M : added or have some been relocated? Are the doors rt 4 i original or are they later replacements? M .' â€¢ Decorative Elements: ~ Are there any surviving decorative elements such as 4 74 . I Â· , molded cornices, column capitals, fascia boards, .lt :1 -2. 1 . brackets, signs, awnings or canopies? Is there a belt- Â£2-5. # v :4:k B 4. *e*f J , course, Comice, or fascia board between the first and 2 41-4- i - *:~~0~~,1 0 -0, second floor? Are some elements older than others indi- 12, 1 -24*~ ,, Â· ~ 41 , p eating changes over time? 16'43 t rj ~ â„¢ Storefronts Relationship to Upper Stories: Is there a dill i./4 - ference in materials between the storefront and upper ...ba-,2 1, 2 4.14 f stories? Were the storefront and floors above it created as . I . . an overall design or were they very different and unrelated - ; to each other? . I. , -. J,Qi'; j It is also worthwhile to study the neighboring commer- .1 cial buildings and their distinctive characteristics to look for Â· I A.'.U . -Mtly*li,yu -*Â· --- - Â·11 similarities (canopies, lighting, signs) as well as differences. I -.4 1-; 2 This can help determine whether the storefront in question _, is significant and unique in its own right and/or whether it is significant as part of an overall commercial street- Figure 6. Storefronts of the 1940's, 50's, and 60's were frequently scape. installed by attaching studs or a metal grid over an early front ~ and applying new covering materials. If the existing storefront is a relatieely recent addition with little or no architectural merit, * begin by removing the covering materials in several places as was done here. If this preliminary investigation reveals evidence Physical Condition of an earlier front, such as this cast-iron column, carefully Mild Deterioration: Do the surface Inaterials need repair? remove the later materials to assess the overall condition of the historic storefront. The black mastic visible on the lower Is paint flaking? Are metal components rusting? Do joints masonry panels was used for installing pigmented structural need recaulking where materials meet glass windows? glass. Some attachment methods for modern facings, such as Mild deterioration generally requires only maintenance mastic or metal lath, may have seriously damaged the original level treatments. fabric of the buiding, and this must be taken into account in the Moderate Deterioration: Can rotted or rusted or broken rehabilitation process. Photo: Bob Dunn sections of material be replaced with new material to match the old? Can solid material (such as Carrara glass) from a non-conspicuous location be used on the historic The following questions should be taken into considera_ facade to repair damaged elements? Do stone or brick tion in this two-part evaluation: components need repointing? Is the storetront watertight Construction Materials, Features, with good flashing connections? Are there leaky gutters or and Design Relationships air conditioner units which drip condensation on the storefront? Is caulking needed? Moderate deterioration Storefront's Construction Materials: What are the con- generally requires patching or splicing of the existing ele- struction materials? Wood? Metal? Brick or other ments with new pieces to match the deteriorated element. masonry? A combination? Severe Deterioration: Have existing facing materials Storefront's Architectural Features: What are the various deteriorated beyond repair through vandalism, settlement, architectural features comprising the storefront and how or water penetration? Is there a loss of structural integ- are they arranged in relationship to each other? rity? Is the material rusted through, rotted, buckling, â€¢ Supporting Columns/Piers: completely missing? Are structural lintels sagging? Are What do the columns or piers supporting the store- support columns settled or out of alignment? Severe dete- front look like? Are they heavy or light in appearance? rioration generally requires replacement of deteriorated Are they flush with the windows or do they protrude? elements as part of the overall rehabilitaton. Are they all structural elements or are some columns In evaluating whether the existing storefront is worthy r. decorative? of preservation, recognize that good design can exist in â€¢ Display Windows and Transoms: any period; a storefront added in 1930 may have greater Are the display windows and transoms single panes architectural merit than what is replaced (see figure 4). In of glass or are they subdivided? Are they flush with the commercial historic districts, it is often the diversity of 4 ~ styles and detailing that contribute to the character; Iron-a magnetic, gray-white malleable metal, readily removing a storefront dating from 1910 simply because susceptible to oxidation. Cast iron, most commonly found other buildings in the district have been restored to their in storefronts, is shaped by molds and can withstand great 1860's appearance may not be the best preservation ap- compressive loads. Rolled sheet iron, sometimes galvanized proach. If the storefront design is a good example of its with zinc, also was used in storefront construction. Stain- period and if it has gained significance over time, it less steel began to appear in storefronts after 1930. should be retained as part of the historical evolution of Zinc-a medium-hard, bluish-white metal, widely used the building (this architectural distinctiveness could also as a protective coating for iron and steel. It is softer than be an economic asset as it may attract attention to the iron and is nonmagnetic. building). Copper-a nonmagnetic, corrosion-resistant, malleable metal, initially reddish-brown but when exposed to the at- mosphere turns brown to black to green. Deciding a Course of Action Bronze and brass-nonmagnetic, abrasive-resistant alloys combining copper with varying amounts of zinc, The evaluation of the storefront's architectural features lead, or tin. These copper alloys, more commonly found and physical condition will help determine the best course in office buildings or large departrnent stores, range in of action in the actual rehabilitation work. The following color from lemon yellow to golden brown to green recommendations, adapted from the Secretary of the In- depending on their composition and are well suited for terior's "Standards for Rehabilitation" and the accom- casting (see figure 7). panying interpretive guidelines, are designed to ensure Aluminum-a lightweight, nonmagnetic metal common- that the historic commercial character of the building is ly found on storefronts dating from the 1920's and 30's. retained in the rehabilitation process. Its brightness and resistance to corrosion has made it a If the original or significant storefront exists, repair and popular storefront material in the 20th century. retain the historic features using recommended treatments (see following sections on rehabilitating metal, wood and masonry storefronts as well as the guidelines for rehabili- tating existing historic storefronts found on page 3 ). If the original or significant storefront no longer exists ~-Â· A .6 6Â©â€¢ 6*1442' A-4, 0 -Ph Â£ 44+Ul twl--16*â€¢-ul~ or is too deteriorated to save, undertake a contemporary design which is compatible with the rest of the buiding in scale, design, materials, color and texture; or undertake h 1, 2 It. an accurate restoration based on historical research and 1, 14 1 physical evidence (see section on 'Replacement Store- fronts"). Where an original or significant storefront no :5 111 longer exists and no evidence exists to document its early . V. E li appearance, it is generally preferable to undertake a con- EM 1 - temporary design that retains the commercial "flavor" of 1 the building. The new storefront design should not draw .-- 1 attention away from the historic building with its detailing .tc but rather should respect the existing historic character of the overall building. A new design that copies traditional details or features from neighboring buildings or other 1 n125Â· i2?~94.- , 91"4Â£)- structures of the period may give the building a historical 4. appearance which blends in with its neighbors but which C.M.=~1 never, in fact, existed. For this reason, use of conjectural designs, even if based on similar buildings elsewhere in ~ SINCE 1900 the neighborhood or the availability of different architec- p UM' 1' FLORISTS tural elements from other buildings or structures, is gen- erally not recommended. u. -... ):... m.--3,1,- 3 Rehabilitating Metal Storefronts +3, 13 -=Gaa 1,#liE,tailiff; r721 Rehabilitating metal storefronts can be a complex and time-consuming task. Betore steps are taken to analyze or MI 1 , treat deteriorated storetronts, it is necessary to know in 3--i--- Â»-4 9 which metal is involved, because each has unique prop- l-1 } erties and distinct preservation treatments. Storetronts were fabricated using a variety of metals, including cast ;c 71*Fri i 1319$319 41,1 -- J 0/07 ron. bronze, copper. tin. galvanized sheet iron, cast zinc, 83)360 te. 9*% m..â€¢â€¢-A tlepjg and stainless steel. Determining metallic composition can u be a difficult process especially if components are en- Figure 7. Part of a large office building constructed in Wash- crusted with paint. Original architect's specifications ington, D.C. in 1928. this ti}iel'y detailed bronze storefront is lsometimes avaiiable from permit offices, town halls, or fvvical Of many Constructed during this Alcr:od. D shoilld be records of the original owner) can be important clues in noted that the original gritles, spandrel panel and window above this regard and should be checked if at all possible. are ail intact. Photo: David W. Look, AM 5 FEBM''Br ir-'Eormirrmr:;rÂ·,gâ‚¬ 2Â£1'T Repair and Replacement of Metal problems, handscraping and wire-brushing are viable Simply because single components of a storefront need cleaning methods. While it is necessary to remove ali rust before repainting, it is not necessary to remove all paint. repair or replacement should not be justification for replacing an entire storefront. Deteriorated metal architec- For situations involving extensive paint build-up and cor- rosion, mechanical methods such as low-pressure gentle tural elements can be repaired by a variety of means, dry grit blasting (80-100 psi) can be effective and eco- 4 , although the nature of the repair will depend on the ex- nomical, providing a good surface for paint. Masonry and tent of the deterioration, the type of metal and its loca- tion, and the overall cost of such repairs. Patches can be wood surfaces adjacent to the cleaning area, however, should be protected to avoid inadvertent damage from the used to mend, cover or fill a deteriorated area. Such patches should be a close match to the original material to blasting. It will be necessary to recaulk and putty the heads of screws and bolts after grit blasting to prevent prevent galvartic corrosion. Splicing-replacement of a small section with new material-should be undertaken on moisture from entering the joints. Cleaned areas should be painted immediately after cleaning with a rust-inhibiting structural members only when temporary bracing has been constructed to carry the load. Reinforcing-or brac- primer to prevent new corrosion. Before any cleaning is undertaken, local codes should be checked to ensure com- ing the damaged element with additional new metal material-can relieve fatigue or overloading in some situa- pliance with environmental safety requirements. tions. Storefronts utilizing softer metals (lead, tin), sheet metals If metal components have deteriorated to a point where (sheet copper), and plated metals (tin and terneplate) they have actually failed (or are missing), replacement is should not be cleaned mechanically (grit blasting) because their plating or finish can be easily abraded and damaged. the only reasonable course of action. If the components are significant to the overall design of the storefront, they It is usually preferable to clean these softer metals with a chemical (acid pickling or phosphate dipping) method. should be carefully removed and substituted with com- Once the surtace of the metal has been cleaned of all cor- ponents that match the original in material, size and rosion, grease, and dirt, a rust-inhibiting primer coat detailing (see figure 8). should be applied. Finish coats especially formulated for metals, consisting of lacquers, varnishes, enamels or r . u f-11--ti 4. , special coatings, can be applied once the primer has dried. '1,1 <~.1 Primer and finish coats should be selected for chemical 1 u 4 Bronze storefronts, common to large commercial office - s i~ compatibility with the particular metal in question. 1,~ buildings and major department stores of the 20th cen- 1 -4 , __ turv, can be cleaned by a variety of methods; since all :Â·e,ver kirVWSWi-~Te<919381'1941. 12 2*imm2Â£90+1 W 9/1/Ar'EMPIA,"FRFZ*~6.~eCifiCAZE,E:Bgrifut/&24#ki~~fiwift.66/ cleaning removes some surface metal and patina, it should Â·Â· Â· :-3 be undertaken only with good reason (such as the need to -r- -- I . ] remove encrusted salts, bird droppings or dirt). Excessive ~ ~~ Â· ~ cleaning can remove the texture and finish of the metal. -- k 0.-/ -3 Jij.**Fi,0.*di *~91 - --qi 4 V Since this patina can protect the bronze from further ~ ;~ 01~ corrosion, it should be retained if possible. If it is 04 -2.iÂ¥;ftj33 122Â»ee-,g = -Â·..6,vailatr, . . _- desirable to remove the patina to restore the original sur- -- face of the bronze, several cleaning methods can be used: i chemical compounds including rottenstone and oil, whit- ing and ammonia, or precipitated chalk and ammonia, Figure 8. When the Grand Opera House in Wilmington, Dela- can be rubbed onto bronze surfaces with a soft, clean ware, was rehabilitated, missing cast-iron columns were cast of cloth with little or no damage. A number of commercial aluminum to match the original: in this particular case. because cleaning companies successfully use a combination of 5% these columns do not carry great loads, aluminum proved to be oxalic acid solution together with finely ground India successful substitute. Photo: John G. Waite pumice powder. Fine glass-bead blasting (or peening) and crushed wa[nut shell blasting also can be acceptable Before going to the expense of reproducing the original, mechanical methods if carried out in controlled circum- it may be useful to check salvage yards for compatible stances under low (80-100 psi) pressure. Care should be components. Missing parts of cast iron storefronts can be taken to protect any adjacent wood or masonry from the replaced by new cast iron members that are reproductions blasting of the original. New wooden patterns, however, usually The proper cleaning of metal storefronts should not be need to be made if the members are large. This procedure considered a "do-it-yourself" project. The nature and tends to be expensive (it is usually impossible to use ex- condition of the material should be assessed by a compe- isting iron components as patterns to cast large elements tent professional, and the work accomplished by a com- because cast iron. shrinks 1 5 inch per foot as it cools). In pany speciaiizing in such work. some situations, less expensive substitute materials such as aluminum, wood, plastics, and fiberglass, painted to match the metal, can be used without compromising the Rehabilitating Wooden Storefronts - architectural character of the resource. The key to the successful rehabilitation of wooden store- L Cleaning and Painting fronts is a careful evaluation of existing physical condi- 'Cast iron storerronts are usually encrusted Â·with lavers of tions. Moisture, vandalism. insect . 6: 1.. ack. and lack of aint Â·,vrtich need to be removed to restore cr:sor.ess :o the maintenance can all con:nbute to the Neterioration of etails. 1-here paint build-up ana :ust are riot severe -xeocen storerrents. Paint failure shouid not be mistaken- 1 11 4 111.4-~ i ly interpreted as a sign that the wood is in poor condition Repainting of Wood - and therefore irreparable. Wood is frequently in sound physical condition beneath unsightly paint. An ice pick or Wooden storefronts were historically painted to deter the awl may be used to test wood for soundness-decayed harmful effects of weathering -(moisture, ultraviolet rays - wood that is jabbed will lift up in short irregular pieces; from the sun, wind, etc.) as well as to define and accent 1 sound wood will separate in long fibrous splinters. architectural features. Repainting exterior woodwork is | Repair and Replacement of Wood thus an inexpensive way to provide continued protection F Storefronts showing signs of physical deterioration can from weathering and to give a fresh appearance to the often be repaired using simple methods. Partially decayed storefront. wood can be patched, built up, chemically treated or con- Before repainting, however, a careful inspection of all ' solidated and then painted to achieve a sound condition, painted wood surfaces needs to be conducted in order to good appearance, and greatly extended life. determine the extent of surface preparation necessary, that To repair wood showing signs of rot, it is advisable to is, whether the existing layers of paint have deteriorated : dry the wood; carefully apply a fungicide such as penta- to the point that they will need to be partially or totally removed prior to applying the new paint. chlorophenol (a highly toxic substance) to all decayed As a general rule, removing paint from historic exterior areas; then treat with 2 or 3 applications of boiled linseed oil (24 hours between applications). Afterward, fill cracks woodwork should be avoided unless absolutely essential. and holes with putty; caulk the joints between the various Once conditions warranting removal have been identified, wooden members; and finally prime and paint the surface. however, paint can be removed to the next sound layer Partially decayed wood may also be strengthened and using the gentlest method possible, then the woodwork re- stabilized by consolidation, using semi-rigid epoxies which painted. For exarnple, Such Conditions as I'nildewing, ex- saturate porous decayed wood and then harden. The con- cessive chalking, or staining (from the oxidization of solidated wood can then be filled with a semi-rigid epoxy rusting nails or metal anchorage devices) generally require patching compound, sanded and painted. More informa- only thorough surface cleaning prior to repainting. Inter- k tion on epoxies can be found in the publication "Epoxies coat peeling, solvent blistering, and wrinkling require ~ for Wood Repairs in Historic Buildings," cited in the removal of the affected layer using mild abrasive methods i such as hand scraping and sanding. In all of these cases of i bibliography. limited paint deterioration, after proper surtace prepara- Where components of wood storetronts are so badly deteriorated that they cannot be stabilized, it is possible to tion the exterior woodwork may be given one or more replace the deteriorated parts with new pieces (see figure coats of a high quality exterior oil finish paint. On the other hand, if painted wood surfaces display 9). These techniques all require skill and some expense, 4 but are recommended in cases where decorative elements, continuous patterns of deep cracks or if they are exten- uch as brackets or pilasters, are involved. In some cases, sively blistering and peeling so that bare wood is visible, missing edges can be filled and rebuilt using wood putty the old paint should be completely removed before repaint- ing. (It should be emphasized that because peeling to bare or epoxy compounds. When the epoxy cures, it can be sanded smooth and painted to achieve a durable and wood-the most common type of paint problem-is most often caused by excess interior or exterior moisture that waterproof repair. collects behind the paint film, the first step in treating Feeling is to locate and remove the source or sources of moisture. If this is not done, the new paint will simply peel off.) 14' There are several acceptable methods for total paint removal, depending on the particular wooden element in- volved. They include such thermal devices as an electric I 1 , heat plate with scraper for flat surfaces such as siding, window sills, and doors or an electric hot-air gun with .Y profiled scraper for solid decorative elements such as 1 gingerbread or molding. Chemical methods play a more . .1 f limited, supplemental role in removing paint from historic , exterior woodwork; for example, caustic or solvent-base strippers may be used to remove paint from window mun- . tins because thermal devices can easily break the glass. . - - Detachable wooden elements such as exterior shutters, balusters and columns, can probably best be stripped by means of immersion in commercial dip tanks because , Â· other methods are too laborious. Care must be taken in rinsing all chemical residue off the wood prior to painting .._., .1.-+ -6 -w-.a. --~-y-- -- _------ or the new paint will not adhere. Finally, if the exterior woodwork has been stripped to , Figure 9. Rather than replace an entire wooden storefront when iere is only localized cleterioration, a new wooden component bare wood, priming should take place within 48 hours (unless the wood is wet, in which case it should be per- L an be pieced-in, as seen here in this column base. The new Wood loill need to be given primer mid top coats of a high qual- mitted to dry before painting). Application of a high ity exter:or paint-either an Ori-base Or liztex system. Also U'OOCi quality oil type exterior primer will provide a surface over "::it .5 f.~aking and pee,iÂ·:g Y;:o:d.i be :crat..cd ami j''laild-sanded which either an oil or latex top coat can be successt'.113 *:rior to repainting. Photo: H. Ward Watial used. i 7 Rehabilitating Masonry Storefronts tions marred by mastic application may be one option in . limited situations; individual pieces of stone or bricks that Some storefronts are constructed of brick or stone, and have been damaged by inappropriate alterations may be like their metal and wooden counterparts, also may have cut out and replaced with new pieces that duplicate the - been subjected to physical damage or alterations over original. However, since an exact match will be nearly im time. Although mortar may have disintegrated, inappro- possible to achieve, it may be necessary to paint the priate surface coatings appiied, and openings reduced or repaired masonry in order to create a harmonious facade. blocked up, careful rehabilitation will help restore the Replacement of a large area with new materials may not visual and physical integrity of the masonry storefront. be acceptable as it may give the building a new, non- historic appearance inappropriate to the building style and Repair and Replacement of Masonry period. If obvious signs of deterioration-disintegrating mortar, spalling bricks or stone-are present, the causes (ground Designing Replacement Storefronts moisture, leaky downspouts, etc.) should be identified and Where an architecturally or historically significant store- corrected. Some repointing may be necessary on the front no longer exists or is too deterioriated to save, a masonry surface, but should be limited to areas in which new front should be designed which is compatible with so much mortar is missing that water accumulates in the the size, scale, color, material, and character of the build- mortar joints, causing further deterioration. New mortar ing. Such a design should be undertaken based on a should duplicate the composition, color, texture, and thorough understanding of the building's architecture and, hardness, as weil as the joint size and profile of the where appropriate, the surrounding streetscape (see figure original. Badly spalling bricks may have to be replaced. 10). For example, just because upper floor windows are Deteriorated stone may be replaced in kind, or with a arched is not sufficient justification for designing arched matching substitute material; in some cases where not openings for the new storefront. The new design should visually prominent, it may be covered with stucco, possi- "read" as a storefront; filling in the space with brick or bly scored to resemble blocks of stone. similar solid material is inappropriate for historic build- ings. Similarly the creation of an arcade or other new Cleaning Masonry design element, which alters the architectural and historic Inappropriate cleaning techniques can be a major source character of the building and its relationship with the of damage to historic masortry buildings. Historic masonry street, should be avoided. The guidelines on page 8 can should be cleaned only when necessary to halt deteriora- assist in developing replacement storefront designs that tion or to remove graffiti and stains, and always with the respect the historic character of the building yet meet cur- gentlest means possible, such as water and a mild deter- rent economic and code requirements. gent using natural bristle brushes, and/or a non-harmful chemical solution, both followed by a low-pressure water rinse. It is important to remember that many mid-19th cen- tury brick buildings were painted immediately or soon Guidelines for Designing Replacement Storefronts after construction to protect poor quality brick or to im- 1. Scale: Respect the scale and proportion of the existing itate stone. Some historic masonry buildings not originally building in the new storefront design. painted were painted at a later date to hide alterations or 2. Materials: Select construction materials that are appro- repairs, or to solve recurring maintenance or moisture priate to the storefronts; wood, cast iron, and glass are problems. Thus, whether for reasons of historical tradi- usually more appropriate replacement materials than tion or practicality, it may be preferable to retain existing masonry which tends to give a massive appearance. paint. If it is readily apparent that paint is not historic 3. Cornice: Respect the horizontal separation between the and is a later, perhaps unsightly or inappropriate treat- storefront and the upper stories. A cornice or fascia board ment, removal may be attempted, but only if this can be traditionally helped contain the stores sign. carried out without damaging the historic masonry. Gen- 4. Frame: Maintain the historic planar relationship of the erally, paint removal from historic masonry may be ac- storefront to the facade of the building and the streetscape complished successfully only with the use of specially for- (if appropriate>. Most storeiront frames are generally mulated chemical paint removers. No abrasive techniques, composed of horizontal and vertical elements. such as wet or dry sandblasting should be considered. If 5. Entrances: Differentiate the primary retail entrance non-historic paint cannot be removed without using abra- irom the secondary access to upper floors. In order to sive methods, it is best to leave the masonry painted, meet current code requirements, out-swinging doors generally must be recessed. Entrances should be placed although repainting in a compatible color may help where there were entrances historically, especially when visually. echoed by architectural detailing (a pediment or prolecting Removing unsightly mastic from masonry presents a bay) on the upper stories. similariv serious problem. Its removal by mechanical 6. 11'i,dows: The storetrent generally should be as trans- means may result in abrading the masonry, and chemical parent as possible. Use of glass in doors, transoms. and and heat methods may prove inetfective, although solvents display areas allows for visibility into and out of the like acetone will aid in sofening the hardened mastic. If store. the mastic has become brittle, a tlat chisel may be used to 7. Secondary Design Elements: Keep the treatment of .-I pop it off: but this technique, if not undertaken with care, secondary design elements such as graphics and awnings may result in damaging the masonry. And even if total as simple as possible in order to avoid visual clutter to the removal is possible. the mastic may have permanently building and its streetscape. stained the masonry. Replacement of these masonry sec- 8 -4 m 9 - ; - 1, U T 1---. ' 1-f ...-i. I. 1 Â¥ ti Ld i g .0 1 1 1 â€ž-U LA 1-- 1 .1- '. . 0. u. 1 I 1 4 -4 141 - 4 21 El ! 3, Â», 7Â¥ 1 -T ALâ€ž 771 6 il Â£2 41 PT rÂ·1 I h# L. Ll | lu Gul r-rA r--LTM ttl rN #-1., _*~20*.,i,.-4-- 1-1 . -.1 U - ~ n icl i al.. C ..4 1 Cl.'tru MEUM 1 P 1 -= to-=- -aÂ« ~ 104 1 1 -1-1- ..._11 2.1 1.-* L 52.-L. 0 U'--= 0 14 4 f Cl L.1 Figure 10. (A) This existing storefront, added in the 1950's to a late 19th century brick building, extends beyond the plane of the facade: faced with anodized aluminum and permastone, it does not contribute to the architectural and historic character of the building, (B) This replacement design uses -lumberyard colonial detailing, such as barn-type doors, shutters, small paned win- dows. and a wood shake pent roof. The design, detailing, and choice of materials are clearly inappropriate to this commercial building. (C) This replacement design retains the 1950's projecting canopy but symmetrical placement of the doors relates well to the second floor -windows above: this contemporary design is compatible with the scale and character of the building. (D) This replacement design accurately restores the original aupearance of the building; based on historical research and physical evidence, it too is an acceptable preservation approach. Drawings: Sharon C. Park, AIA A restoration program requires thorough documenta- Awnings can help shelter passersby, reduce glare, and tion of the historic development of the building prior to conserve energy by controlling the amount of sunlight hit- initiating work. If a restoration of the original storefront ting the store window, although buildings with northern is contemplated, old photographs and prints, as well as exposures will seldom functionally require them. Today's physical evidence, should be used in determining the form canvas awnings have an average life expectancy of between and details of the original. Because storefronts are particu- 4 and 7 years. In many cases awnings can disguise, in an larly susceptible to alteration in response to changing inexpensive manner, later inappropriate alterations and ~ mentation from a variety of periods to have a clear under- tification. Fixed aluminum awnings and awnings simulat- marketing techniques, it is worthwhile to find visual docu- can provide both additional color and a strong store iden- standing of the evolution of the storefront. Removal of ing mansard roofs and umbrellas are generally inappro- later additions that contribute to the character of the priate for older commercial buildings. If awnings are building should not be undertaken. added, choose those that are made from soft canvas or Other Considerations vinyl materials rather than wood or metal; be certain that they are installed without damaging the building or Pigmented Structural Glass visually impairing distinctive architectural features and The rehabilitation of pigmented structural glass store- can be operable for maximum energy conservation effect. fronts, common in the 1930's, is a delicate and often frustrating task, due to the fragility and scarcity of the material. Typically the glass was installed against - masonry walls with asphaltic mastic and a system of - metal shelf angles bolted to the walls on three-foot , centers. Joints between the panels were filled with cork - t tape or an elastic joint cement to cushion movement and 08-9-9=9.0 -7-_3 -1-4-~ML-4/1Â£:C: i .h.1 --1 The decision to repair or replace damaged glass panels :1 M m a , 1 9 .1 9 81. 31 t441 ee, ~ ~ should be made on a case-by-case basis. In some in- Jd 'd stances, the damage may be so minor or the likelihood of ~ -0 _.-'4194.,Ell_ '~;1~ finding replacement glass so small, that repairing, rean- choring and/or stabilizing the damaged glass panel may be the only prudent choice. If the panel is totally . such as -spandrel glass," which approximates the ap- pearance of the original. Although pigmented structural 111 2191,-3766'2 I glass is no longer readily available, occasionally long- :.5. . 2:=4634 established glass 'jobbers" will have a limited supply to Figure 11. Try to locate old photographs or prints to determine . repair historic storefronts. what alterations have been made to the storefront and when Awnings they were undertaken. Awnings were common elements of store- fronts at the turn of the century. They can be equally useful Where based on historic precedent, consider the use of today. canvas awnings on historic storefronts (see figure 11). 9 Signs replacements for historic storefronts. The replacement of cracked or missing glass in large windows should be Signs were an important aspect of 19th and early 20th undertaken by professional glaziers. century storetronts and today play an important role in ~~ defining the character of a business district. In examining historic streetscape photographs. one is struck by the Code Requirements number of signs-in windows, over doors, painted on ex- Alterations to a storefront called for by public safety, terior walls, and hanging over (and sometimes across) the handicapped access, and fire codes can be difficult design street. While this confusion was part of the character of problems in historic buildings. Negotiations can be under- 19th century cities and towns, today's approach toward signs in historic districts tends to be much more conserva- taken ivith appropriate officials to ensure that all appli- tive. Removal of some signs can have a dramatic effect in cable codes are being met while maintaining the historic character of the original construction materials and fea- improving the visual appearance of a building; these in- clude modern backlit fluorescent signs, large applied signs tures. If, for instance, doors opening inward must be with distinctive corporate logos, and those signs attached changed, rather than replace them with new doors, it may be possible to reverse the hinges and stops so that they to a building in such a way as to obscure significant ar- chitectural detailing. For this reason, their removal is en- will swing outward. couraged in the process of rehabilitation. If new signs are designed, they should be of a size and style compatible with the historic building and should not cover or obscure Summary significant architectural detailing or features. For many 19th century buildings, it was common to mount signs on A key to the successful rehabilitation of historic commer- the lintel above the first story. Another common approach, cial buildings is the sensitive treatment of the first floor especially at the turn of the century, was to paint signs itself (see figure 12). Wherever possible, significant store- directly on the inside of the display windows. Frequently fronts (be they original or later alterations), including this was done in gold leaf. New hanging signs may be ap- windows, sash, doors, transoms, signs and decorative fea- propriate for historic commercial buildings, if they are of tures, should be repaired in order to retain the historic a scale and design compatible with the historic buildings. character of the building. Where original or early store- Retention ofÂ· signs and advertising painted on historic fronts no longer exist or are too deteriorated to save, the walls, if of historic or artistic interest (especially where commercial character of the building should nonetheless they provide evidence of early or original occupants), is be preserved-either through an accurate restoration based encouraged. on historic research and physical evidence or a contem- porary design which is compatible with the scale, design, Paint Color materials, color and texture of the historic building. The - sensitive rehabilitation of historic storefronts will not only Paint analysis can reveal the storefront's historic paint enhance the architectural character of the overall building colors and may be worth undertaking if a careful restora- but will contribute to rejuvenating neighborhoods or busi- tion is desired. If not, the paint color should be, at a ness districts as well. minimum, appropriate to the style and setting of the building. This also means that if the building is in a historic district, the color selection should complement the -1/SGU -1 141 -/LtiX -Â·1 j '-UN.#irttity*â‚¬18~ building in question as well as other buildings in the - Al.fiN.~Â«03&1844 block. In general, color schemes for wall and major 817924Â£9981~#WIGI--*41Â·4drik-ja decorative trim or details should be kept simple; in most cases the color or colors chosen for a storefront should be ~- used on other painted exterior detailing (windows, shut- -=.61&2-44Â£4//MYil i :*f. P >9 E 1 ten cornice, etc.) to unify upper and lower portions of the --9-T-- 26]~ 11 . ' .- facade. Windows .. Glass windows are generally the most prominent features r~11.-A# f -11 /~ , FWA in historic storefronts, and care should be taken to ensure [- ~*1'W'~0' ' ~Â·'~ 'Z. that they are properly maintained. For smaller paned win- iy~;211#4~6~41 tazo 56' -M-,12,..m&F u_., dows with wooden frames, deteriorated putty should be removed manually, taking care not to damage wood Figure 12. This photograph of three late loth century commer- along the rabbet. To reglaze, a bead of linseed oil-based cial buildings clearly shows the impact of prcsen,ing and rehabil- putty should be laid around the perimeter of the rabbet; itating storefronts. The one on the right has been totally obscured by a ~'modern' front added in the 1950's, Although the glass pane pressed into place; glazing points inserted . to hold the pane: and a final seal of putty beveled aroun inappropriate alterations hare taken place on the left .storefront, it is still possible to determine the original configuration of the p, the edge of the glass. For metal framed windows, glazing doors and display windows. The storefront in the middle has re- -2 compound and special glazing clips are used to secure the mai,zed intact. Although in need of some ,ninor maintenance glass; a final seal of glazing compound then is often ap- work, the appeal of the original design and materials is im- plied. If the glass needs replacing, the new glass should mediately apparent. match the original in size, coior and reflective qualities. Mirrored or tinted glass are generally inappropriate 10 Additional Reading Bryan, John M. and the Triad Architectural Associates. Abberille. South Phillips, Morgan W, and Dr. Tudith E. Selwvn. Epoxies for Wood Carolina: Using Grant-in-Aid Funds for Rehabilitation Planning Repairs in Historic Buildings." Washington, D.C.: Technical and Project Work in the Cominercial Town Square. Washing- Preservation Services Division. U.S. Department of the Interior, ton, D.C.: Technical Preservation Services Division. U.S. 1978. Department of the Interior, 1980. Rifkind, Carole. Main Street: The Face of Urban America. New York: Gayle, Margot and Edmund V. Gillon. Tr. Cast Iron Architecture iii New Harper and Row, 1977. York. New York: Dover Publications, Inc,, 1971. The Secretary of the Interior's Standards for Rehabilitation and Guide- Gayle, Margot and David W. Look and John G. Waite. Metals in A,ner- lines for Rehabilitating Historic Buildings. A'ashington, D.C. ica's Historic Buildings: Uses and Preservation Treatments. Technical Preservation Services Division, U.S. Department of Washington, D.C.: Technical Preservation Services Division, the Interior, 1980. U.S. Department of the Interior. 1980. Weeks, Kay D. and David W. Look. "Exterior Paint Problems on Historic Gelbloom, Mara. "Old Storefronts." The Old-House Journal VI, No. 3 Woodwork." (Preservation Briets 10). Washington, D.C.: Tech- (March 1978), pp. 25-34. nical Preservation Services, U.S. Department of the Interior, â€ž 1982. Grimmer, Anne E. "Dangers of Abrasive Cleaning to Historic Buildings. (Preservation Briefs 6), Washington, D.C.: Technical Preserva- tion Services Division, U.S. Department of the Interior, 1979. Special thanks go to Kav D. Weeks and Sharon C. Park. AIA. for providing tech- Suthrie, Susan. Main Street Historic District, Van Buren, Arkansas: nical and editorial direction in the development ot this Preservation Brief. The Using Grant-in-Aid Flinds for Storefront Rehabilitation. Wash- following individuals are also to be thanked tor reviewing the manuscript and mak- ington, D.C.: Technical Preservation Services Division, U.S. ing suggestions: Norman Mintz. New York. N.Y.Â· fudith Kitchen. Columbus. Ohio; Department of the Interior, 1980. Jim Vasett, Atlanta, Georgia,; and Tom Monaritv. Aashington. D.C. Finally thanks go to Technical Preservation Service Branch staff members. especially Hartmann,.Robert R. ''Design for the Business District, Part I." Racine, Martha A. Gutrick. Michael J. Auer and Anne E Grimmer. whose valuable com- Wisconsin: Racine Urban Aesthetics, Inc., 1979. ments were incorporated into the final text and who contributed to the publication Hensley, Tom. "The Preservation of Historic Pigmented Structural Glass of the brief. This publication has been prepared pursuant to the Economic Recovery Tax Act (Vitrolite and Carrata Glass). r Denver: Rockv Mountain of 1981 which directs the Secretary ot the Interior to certity rehabilitations ot Regional Office, National Park Service, 1981. historic buildings that are consistent with their histonc characterÂ· the advice and Marsh, Ellen. "An Introduction to Storetront Rehabilitation. Conserve guidance provided in this brier will assist property owners m complying with the re- Neighborhoods, No. 7 (Summer 1979). quirements ot thus law. Pre.ervation Briets 11 has been developed under the techricai editorship of Lee Mintz, Norman. "A Practical Guide to Storetront Rehabilitation." Tech- H, Nelson, AIA. Chief, Preservation A:si:tance Division. National Park Service. nical Series No. 2.: Albanv, N.Y.: Preservation League of New U.S. Department ot the Interior. Washington. D.CA 20240. Comments on the use- York State, 1977. fulness ot this intormation are welcomed and can be sent to Mr. Nelson at the Myers, John H. The Repair of Historic Wooden KV~,Idows. (Preservation above addreâ‚¬s. This publication is not copyrighted and can be reproduced without penalty. Briefs 91. Washington, D.C.: Technical Preservation Services Normal procedures tor credit to the author and the National Park Service are f Division, U.S. Department of the Interior. 1980. appreciated. Park, Sharon C. Storefront Rehabilitation: A I 9th Century Commercial Cover drawing: This woodcut of the Joy Building, built in 1808 in Boston. shows Building. Washington, D.C.: Technical Preservation Services earlv storetronts with shutters: note the profusion ot signs covering the tacade. Division, U.S. Department of the Interior, 1980. advertising the services of the tenants. F r >uie hy th,Â· still.Â·rilitelldent (,f I )â€ž, mlitÂ·â€žt>., t .54. (14)verfrment l'rinting Ortice WÂ»Â·hint:toll. I).('. 20402 9, 11 .. MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Planner Re: Public Hearing - National Register Nominations State Review Board Meeting- April 6, 1990 Date: March 14, 1990 ACTION REQUESTED: HPC input on three National Register Nominations scheduled for the April 6, 1990 State Review Board Meeting in Denver. CLG comments are required for all National Register nominations within the review boundaries of the CLG. Staff will bring the nominations to the meeting, and will be prepared to discuss each in more detail if desired. SUMMARY: Last year, staff researched and prepared nomination forms and contextual amendments for five properties determined eligible for listing on the National Register of Historic Places. These were: The Holden-Marolt Site with mining context amendment to Multiple Resource Nomination The Boat Tow with ski context amendment to the Multiple Resource Nomination The Castle Creek Power Plant with hydro-power development context amendment to the Multiple Resource Nomination The Webber Block (Elks Building) Note: The owners of the Webber Block (Board of Directors of the Elks) asked to postpone the hearing at last fall's State Review Board meeting. The Board will hear it at this meeting for Determination of Eligibility only. The Elks do not wish to have the building formally listed on the Register. The Stimson-Skiff Cottage (920 W. Hallam) * Note: Katie Skiff elected to not have her property listed on the Register, therefore, the nomination was withdrawn. The three nominations being considered for formal listing on April 6 are the Holden-Marolt site, the Boat Tow and the Castle Creek Power Plant. Each have been determined eligible by the SHPO, as excellent examples of Aspen's heritage and early development. RECOMMENDATION: HPC recommendation for Register listing. - 4. COLORADO PRESERVATION INC. Non-Profit Org. P.O. Box 843 Denver, Colorado 80201 U.S. Postage PAID Permit 1526 Denver, Colorado Roxanne Eflin Box 289 Aspen, CO 81612 Vol. 4 WINTER NEWSLETTER 1990 No. 1 4 PRESIDENT'S COLUMN promote, and panicipate in preservation activities statewide. On Friday May 18, we LATE BREAKING NEWS ~ Happy Ground Hog's Day! Hard to will be co-sponsoring a lecture by Dana believe only one month has passed in the Crawford with a special award presenta- The Senate Finance Committee new year and CPI is already planning lion and reception. More information will passed HB 1033 with a 7-0 vote on events for next fall! A lot of things are be forthcoming. February 20. Now it's on to the Senate going on right now and I'd like to take a There are a lot of things your organiza- Appropriations Committee. moment to tell you about them. lion can do during Preservation Week. For First of all, the new legislative session instance, you could fix up a historic has kept several of our members busy property that needs some help, even if all tracking the progress of House Bill 1033 you do is paint. Hold a preservation open Cast year known as H.B. 1076). This year house at your local museum, with special STATE REHAB TAX we appear to be winning the battle against tours, workshops or small reception. Give CREDIT MOVED the clock. Let's keep our fingers crossed guided walking tours of historic sites that the bill continues to move as quickly around your community, or sponsor a lec- THROUGH THE HOUSE through the Senate as it has in the House! lure on the history of your community or Other CPI members are hard at work on local historic site. If your organization is Ata press conference held at the capitol the Historic Attractions Survey. You will planning special Preservation Week ac- on Wednesday, February 7, Representative find some information on the results of the tivities, please let us know about them. We Pat Grant announced that House Bill 1033 CPUAAA survey conducted this fall else- are planning to publish a special issue of had been approved by the House Finance where in this issue. In the coming months this newsletter containing a list of ac- and the House Appropriations Committees we hope to continue to work ort getting this tivities that are going on around the state. and would be heading to a house floor vote. informauon organized on a computer and Finally, the annual meeting and awards On February 12 the full house second put to use in a publication. If you are ceremony will be held in Breckenridge in reading went flawlessly. On February 13 the interested in working on this project. September in conjunction with our annual third reading was different; Rep. Chris Paul- please contact Deedee Decker at 329- preservation conference. In the next few son of Englewood spoke vehemently 9556. months we will be contacting you for against the bill,and the final vote was45-19. In a related project, CPI is working with award nomination. The categories include Now 1{81033 u'ill go to the Senate, a group of state agencies on the creation of preservation prnjects involving residen- a statewide heritage tourism program. It is tial, commercial, public and industrial where itwill likely belisigned lothe Senate ourhopethat we will lake aleadershiprole buildings, public spaces, recreational, Finance and Senate Appropriations Com- in this program which will enhance and natural resources, agricultural, ar- mittee. S enate sponsor J im R iauto has con - promote Colorado's historic features and chaeological, and people. Be thinking fidence in the bill for this year. 1-ast year attractions for the enjoyment and educa- about deserving projects, buildings, House delays prevented the bill from getting lion of citizens and visitors alike. Spaces Or people in volir communily. through the Senate before the end of the Preservation Week 1990 is scheduled Sally 1>earce legislative session. for the week of May 13-19. This year's President,Cil theme ts "Keeping America's Heritage Alive."CPI k activelv working with either YY 1 HB1033 is essentially the same as added incentive to rehabilitate their The bill would structure fees to cover AB 1076 introduced last year by Rep. Pat property and to maintain Colorado's uni- costs associated with additional review of Grant and Sen. Jim Rizzuto. HI 1033 que cultural heritage,"Grant said. restoration plans. The Historical Society may be an even better incentive because Betty Chronic. Colorado's advisor for would make income and expense reports it allows taxpayers who are taking the the National Trust for Historic Preserva- during yearly budget presentations and re- federal ITC for historic rehab to also take tion, said Colorado's historic rehabilita- guests. the full state credit. tion tax credit would generate restoration In order to guarantee success of projects in Manitou Springs, Lake City, HB1033. CPI members are encouraged Grand Lake, Fort Morgan, Cripple Creek, - NOMINATIONS SOUGHT to contact their State Senators and ask Silverton and San Luis; in downtowns FOR 1990 their support of this bill. That means like Durango, Trinidad, Idaho Springs NOW. Salida and Pueblo: and in the neighbor- PRESERVATION HONOR For those wishing to thank House hoods of La Junta, Fort Collins, Grand AWARDS members who voted in favor of HB1033. Junction, Colorado Springs, Boulder and they are Reps: Denver. Washington, D.C. -The National Trust Adkins, Anderson, Arveschoug, Three states, Maryland, New Mexico for Historic Preservation is seeking nomina- Bond, *Chlouber, Duke, Dyer, Entz, and Wisconsin, have adopted legislation tions forits 1990Preservation HonorAwards Fagan, *Foster, Grampsas,Grant, Groff, T. like Grant's. All provide tax credits for - the nations' highest recognition of in- Hemandes, Irwin, Johnson, Kerns, Killian, historic restoration of property listed in dividuals and organizations active in the *Knox, Kopel, *Mares, Martin, Masson, the National Register of Historic Places. preservation, rehabilitation, restorationorin- McInnis, Owen, Pankey, Philips, Pierson, Grant's measure also would extend tax terpretation of America's architectural and Reeser, Reeves, Romero, Rupert, Schauer, benefits to properties designated historic maritime heritage. Nominations also are *Shoemaker, Swenson, *Tanner, *Taylor_ by local governments that are certified soughtto honoroutstan(ling servicebypublic Little, Thiebaut, Trujillo, Tucker, *Webb with the State Register of Historic Places officials and public agencies. Up to 15 *Dan Williams, Kathi Williams, *Sani and to tenants making structural, Preservation Honor Awards may be given Williamsand Wright. (*notes co-sponsors) mechanical or exterior improvements in each year to recognize outstanding achieve- historical properties. ment in preservation. And for those House members who Â· 'There are many historic properties in voted against HB 1033: Preservation Honor Awards are Colorado which the tax credit would Berry, Bledsoe, Coffman, DeHerrera, protectandhelp restore. Right now, fund- presented each year during a special pps, Faatz, Fish, Fleming, Gillis, P. Her- ing for historic preservation from local, ceremony at the Trust's annual National â€žandez, Jerke, Jones, Mutzebaugh, Neale, state and federal sources is inadequate," Preservation Conference. The 1990 meeting will be held October 17-21 in Charleston, Paulson, Prinster, Ratterree, Ruddick and Grant said. Ulvang. A 1988 assessment of Colorado's S.C. Don Arnent was excused from the prpservation needs listed more than $34 To receive a nomination brochure con- vote. million in funding requests to preserve tact Katherine Adams, the Honor Awards Thanks go to House bill sponsor Rep private, public and non-profit owned his- Program Coordinator (202) 673-4165. Pat Grant, to Betty Chronic who is stil~ tori,c buildings. Nominations must be postmarked by May 1, Seven Colorado communities, 1990 . CPI's indefatigable volunteer lobbyist, and to Barb Pahl, Jennifer Moulton and Aspen, Boulder, Denver, Littleton, Chris Pfaff who have testified in the Longmont, Lake City and Manitou House Finance Committee on behalf of Springs, offer preservation incentives. NATIONAL TRUST FOR HB1033. but the rest of Colorado's communities HISTORIC are left without incentives of any kind," Let's go, Senator Rizzuto! Grantsaid, adding,"andothermethods of PRESERVATION - financing, such as federal tax incentives TOURISM INITIATIVE and tax increment financing, are insuffi- UPDATE cient." HISTORIC COLORADO The fund will not conflict with the The National Trust Tourism Initiative is PRESERVED BY GRANT federal requirement and assure that per- a S2.4 million. three-year program dedicated TAX BREAK sons who paid for the restoration would to heightening the awareness of the impor- receive the income tax credit, Grant saii lance of history and culture to tourism, and The Glenwood Springs Hotel where Coloradok rehabilitation tar credit Teddy Roo<evel[ slept, the Cripple Creek would alio be lui incentive for farinerY to helping communifies build strong Liave! holnes 01 Ininers and Spaii!%11!alld graIil restore iheir older larril bulldings," he Pr(gramitliat locus (Mitheir heritage. stles - that is the Colorado legacy slate saul. Indiana and Texas have been selected as Rep. Pat Grant wants to preserve. The Colorado Historical Society two participants of the state pilot program. Grant, R-Denver, wants to provide a receives both federal and state funds to Two additional states will be named in tile 25 percent stare income tax credit to list properties in the Register of Historic next several months. Within thesestates, the reserve and restore historic property. Places and to review applications lor cer- Nauonal trust will help Select communilles or 1-1:c credit would give owners of his- tification under th: federal historic Ii.reas tolievelopqu:ility tourism progrants by toric property and builditigs, like the rehabilitation tax credit. This funding focusing on their heritage and culture. (-I!.Â·,r.vc'<'d â‚¬ r~rirr: If, '1,1 Colar:,(!n :â€¢n would coritinue i f Or t,16 hill p:iggÂ·q 4. 07 4 . FROM:REV. TAYLOR'S Colorado. Dinosaur Hill and Riggs Hill, in old buildings. Humphrey store has been in RESTAURANT & also Museum properties, are sites of his- business with only 2 family owners in more toric dinosaur quarries. In 1900, Elmer than 100 years (1881). BAKERY Riggs of the Chicago Field Museum dis- Question 3: Yes - sce enclosed covered the world's first Brachiosaurus at Question 4: Two other persons arc To: AAA Colorado Historical Survey Riggs Hill. The next year he returned to going to write up an interesting relic of a RE: HISTORIC OLD TOWN excavate and Apatosaur-us at Dinosaur power plant that used to light up Grand Lake NIWOT, located just off Diagonal Highway Hill, a largely complete skeleton that is Lodge. My father, James Cairns, had several 119 between Boulder and Longmont, in- still on exhibit at the Chicago Field surveys made for reservoirs some of which cluding: Museum. AtRiggs Hill,areproductionof would have been for electric powerand mills. REV. TAYLOR'S RESTAURANT the original quarry has been placeed, He did not have enough money to finish any & B AKERY located in the historic building complete with replicadinosaur vertebrae. of them. where theRev.William E.Tayloropened his This exhibit was done with a grant from Question 5: Yes (303) 627-3351. meat market, grocery and general store in Boettcher Foundation. 1911. Browse among hundred of old and PatienceCaims Kemp, Box 544,Grand Lake, An application is in preparation to CO 80447 new handcraft items on the walls, play submitboth sites forconsideration for the checkers on the old cracker barrel, or saddle National Register. If successful, these I congratulate your magazine on this sur- up to a stool at the old fashioned soda foun- will be the first paleontological sites on vey. We keep the Kauffman House open tain. the National Register. I believe. every afternoon June, July, August and on NIWOT ANTIQUE EMPORIUM request and by appointment. It is a restoration Feel free to contact me for more in- and a part is an historical museum. European containing more than one million antiques of formation. and Asian visitors are very much interested. some 50 different dealers. One of the largest Brenda Bechter More and more visitors come from antique stores in the midwest. Open daily 10 a.m. to 6 p.m. Curator of Education Metropolitan Denver. As always Grand Lake The Museum of Western Colorado is a cool haven for visitors from Kansas, LEFr HAND GRANGE HALL #9 Nebraska, Missouri. Before air conditioning established in 1873 - three years before Colorado became a state - as a"farm and FROM: GRAND LAKE those who could, came here to spend entire summers of coolliving. family fraternity for the purpose of promot- AREA HISTORICAL Books: ing the welfare of our country and of SOCIETY Black, Robert - Island in the Rockies mankind." Cairns, Maryl - Grand Lake: The Pioneers CHRIS FINGER PIANOS - an out- Re: Survey on page 7 of September Cairns. Maryl - Grand Lake in the Olden Days standing piano store with thousands of dol- 89 issue of Rocky Mountain Motorist PS - Grand Lake did not start as a mining lars worth of pianos on display. Question 1: Kauffman House - an camp as did most Colorado mountain towns. SMALLER ANTIQUE STORE. All historic building being restored, as well The first permanent settler D. Wescou rented these interesting places are within one long as possible, to the 1890s since it opened canoes and rafts to fishermen in 1867. block on Niwot's old main street (2nd Ave.) in 1892 as a hotel for tourists (Corner of and within easy walking distance. Lake Ave. and Pitkin St. (303) 627-8562, RISBY CHURCH - a beautiful old (303) 627-3351. If the guests were inter- FROM:TOWN OF Swedish church, built in the 1860s, is just a ested in the background of the region, I FLEMING few miles across picturesque farmland from would use the "Historic Guide - a walk- Niwot and is well worth the drive there. ing self-guided tour. Fleming's Heritage Museum Park is 10- This is an ideal excursion destination Thereisalsoa monument neara spot cated along Colorado Highway 6, on the West for many senior citizens and other groups. where one county commissioner am- edge of Fleming. Luncheon or dinner arrangements are avail- bushed the other two county commis- This park houses the old Burlington able to Rev. Taylor's. sioners in 1883, July 3. It resulted in the Northern Train Depot and the Philarado death of all three. Sherry L. Faulkner Schoolhouse,each of which contain historical In the early years of this century, exhibits ofourarea The museum isopen daily FROM: GRAND many summer cottages were built at from Memorial Day through Labor Day. Grand Lake. A boat ride would show In addition to the museum buildings, the JUNCTION AREA them. Dr. Robert Black III, in Island in i~ark also offers visitor in forman on, 1!kÂ· R,.\kieâ‚¬, c.21 the<: cot:.Ii.ex "Vi. restroolith, cover:,1 picnic area. pia>'ground, [)ear A.AA: torian R tistic" il.in,z' h.le'elk'e!1(X.fetli,led and RV camp. Enclosed are brithuin about some o| by the s.une i.im,â€žes i l,; 3 :ind h Reller.i ileming is J very pleasant small town, the historie sites in Ule Grand Junction area. lions. and lieritage Museum Park offers travelers a Also included is a walking tour guidebook Question 2: Corner Cupboard res- very comfortable stopping place. for the North Seventh Street National His- tallrant - Comer of Grand Ave. and Pitkin 711.ink you for your interest, and if I can torie District and information ahotit lodeine <0, , . , Q,() 1 ,.1 and r.2 gaur:mt -Gr:trul provideÂ· lur:]ier ifi~~,rmation, plca.~e cail me. m historic structures. Central Hotel :ind Restanrant" Th:it .Sincerly, Cros>; Orchard) Li ving i Iblor)Â· 1 -Ii fl i ! , c m \Hall bullilint' 1, .li|| thÂ¢ 0.151 p.irt 0Â£ the the Natiocul Register 011 listoric Places, 1% a reitiurant. Rapid; 1{otel (latex from Surifi L Hin.hpallr, Town C kÂ·rk I -4 SURVEYS ARE IN FROM: LIMON AREA (five miles west of Limon) en route to Brush Last fall, Barbara Bauerle, Managing Dear S irs: via Beaver Creek. Editor of AAA's Rocky Mountain Motorist, As an avid western history buff, I was The Town of Limon inherited a mag- wrote a commentary about CPI's interest in very pleased to read about the proposed nificent arrowhead collection from a local identifying, cataloguing and promoting historical guide project in the Rocky businessman who scoured the countryside Colorado's historic sites. AAA ran a survey, Mountain Motorist. many years ago. When an appropriate place CPI later ran the same survey in this newslet- For some reason or another, east to display the collection is found, it will be a ter, and the results have been rewarding. We central Colorado's frontier has been over- showpiece for the town. The arrowheads thaxilc everyoncof yoll who tooktile tirlle to lookedbymostpwple irt(:luding theama'S rallge fromcrude flint spearpoints tc) metal answer. There were about 150 responses inhabitants. The Wild West played out points fashioned by Arapaho and Cheyenne. from all over Colorado, and that may not many scenes on these lonely plains before A joint effort of the Cadillac and Lake sound like many, but the information is in- the railroads and homesteaders took root. City Railroad and the Limon Chamber of valuable. This region is rich in history, but sadly Commerce brought the Twilight Limited Ex- The five survey questions were as fol- most of what existed has been lost or press to the area this past summer. The train lows: destroyed. There are a few crumbling ride is a two hour excursion along the Big 1. To what historic site (sites) in your foundations of stage stations around but Sandy. Even a few coyotes appear along the community would you take an out-of-town they are on private property. Several years route shaded by huge cottonwoo(is. An his- visitor? Please give name, address and phone of research have acquainted me with the torical narrative, liveentertainmentand ades- when possible. proud heritage of this sprawling prairie. sert are part of the enjoyable experience. The 2. Does your community have any Motorists can follow the Smoky Hill first season of the Twilight Limited was a hotels, reswurants or B & B's in historic Trail along U.S. 40 from the state line to success and its future looks very promising. buildings? Please give name, address and the I-70 interchange withColorado 86just Twilight Limited phone. westof Limon andcontinue toward Kiowa 899 Ist SL (P.O. Box 101) 3. Do you have a local historic walking on Highway 86. Trail ruts are clearly Limon, CO 80828 or drive-by tour? Is there a brochure? visible on the side of a hill behind a house 719-775-2819 4. What are the significant monuments, fronting U.S. 40 five miles east of Limon. As part of the Twilight Limited project, bridges, barns, railroads, mines, hot springs, (Best viewed when heading east toward Â£. in your community? We want to know Hugo.) Near Cedar Point, about ten miles the Limon Depot has been beautifully res- everything. Please include names, addresses west of Limon, the tragic tale of Daniel tored by locals under the direction of Mr. and phone number when possible. Blue, who cannibalized his brothers' Harold Lowe, whohaschampionedthecause. remains in 1859, earned the Smoky Hill People are digging in garages, barns and base- 5. Will you be the contact-person in your Trail the nickname the Starvation Trail. ments for articles to contribute to an eventual community for this inventory? museum. The pioneer schoolhouse may even The Leavenworth and Pike's Peak Almost everyone who responded said he/she would be a contact person in the com- Express (1859) as well as the Butterfield getasecond lease on life thanks to the interest generated by the project. This is a hopeful munity. That is most important when later Overland Dispatch (1865) routed their beginning for the community. Townsfolk are seeking more refi ned information about an stages through what would become Limon seeing what can be accomplished by tapping many years later in 1889 establishedby the the heritage of an area. area. Rock Island Railroad. This stretch along We now have many many brochures of the Big Sandy River was described in the Any information I can provide to this sites, tours, hotels, etc. around Colorado. accounts of Horace Greeley, Theodore worthy project you're establishing is yours So far all this information has been Davis and Bayard Taylor. When the Kan- for the asking. Appreciation for the plains is cat:~logued only by community. The need is sas Pacific Railroad was completed in an acquired taste when the glorious Rockies foracomputerprogrammerand some money 1870, the laSt Stage to Denveralong the old are so close at hand, but the beauty and the to get this information assimilated for best route departed from Lake, two miles east history are here as well. use. CPI's volunteer board members do not of Limon. Sincerely, have the expertise to undertake this job. If Prior to the Sand Creek Massacre, Shelley J. Hendrix any member can help with this project, Chivington and the Bioodless Third Box 694 please contact Deedee Decker at 329-9556. birouacked in the Bijou Basin (south of 1.imon, CO 80828 We are in the me:ifilime seeking Nome small Ilighway 86) during Oclober of 1861, A grant monies to help accomplish this goal. company of army troops were stationed at The ultimate aim is to publish the results of Cedar Point Fort to protect travelers along rn' this survey for tile Stale tourism office, local the Smoky Hill Trail during the raids Chambers and organizations around which followed the Sand Creek Massacre. Colorado to have this statewide heritage The Loving/Goodnight cattle trail 0-)wrixm inft)nn:]tion. crossed the Big Sandy near River 11:,id We would like to highlight a few of the cesponses in this survey. Each newsletter we shall select several for your enjoyment. Y l., e J' 4 b, NASPO? NOMINATIONS OPEN classroom. Topics include: State iÂ· FOR SCENIC/HISTORIC Federal laws and regulations,Section 1 00 For the pist two years Roxanne of the National Historic Preservation Act Eflin, CPI vice president, has repre- ROADWAYS (106 Compliance Procedure), and sented CPI and Colorado on the Steer- DESIGNATION Criteria significance for the National ing Committee of NASPO, the Na- Register of Historic Places. tional Allianceof Statewide Preserva- The Scenic and Historic Byways Instructors: Rodd Wheaton, Chiefof tion Organizations. Roxanne reports Commission encourages cities and towns, the Historic Preservation Branch, Nation- in the NASPO newsletter about counties, and community groups to join al Park Service. Kaaren Patterson, Tech- Colorado's preservation activities, forces and nominateexceptional roadways nical Service Director, Compliance, Of- and now she wants to know about for scenic/historic designation. This pro- fice of Archaeology and Historic Preser- Preservatign Week activities in your gram can offer communities and regions vation, Colorado Historical Society. Lee community. Please, if you have plans an opportunity to promote their beauty, Keating, Historic Preservation S pec ialist, or need ideas for this special week history and culture, recreational oppor- Advisory Council of Historic Prescrva- (May 13-19),contactRoxanneat 303- tunities, special events, and attractions. tion. 920-5090 or write her P.O. Box 289, Designated byways will appear on Aspen, CO 81612. If Roxanne gets Colorado road maps and will have permis- Classes will be held Friday March 9, enough information we shall make a sion to use official Colorado Scenic and 6-9 pm, Sat. March 10,8.30 am-5 pm, and special CPI newsletter with Preserva- Historic Byway logos and signs. Sunday March 11,1-4:30 pm. tion Week activities. Proposed roadways must Both courses can be taken for credit Also, Roxanne and Rebecca â€¢ possess unusual, exceptional, and/or tion/CRM in University College's towards Certificate in Historic Preserva- Waugh, CPI board member from distinctive scenic, recreational, historical, Liberal Studies program. However, the Breckenridge, are planning CPI's an- educational, scientific,geological, natural, classes are open to all and can be taken nual conference for Breckenridge in wildlife, cultural or ethnic features; September. Discussion topics are â€¢ be suitable for the prescribed typeof are $300.00 percourse for 2 quarter hours on a one-time basis for non-credit. Costs welcomed. James Martin, CPI board vehicular use: graduate credit and S 150.00 per course member from Denver will again â€¢ be an existing route with legal public for non-credit. produce the annual preservation access; awards for CPI, this time in Brecken- ridge with the annual conference. â€¢ have strong local support and demonstrated coordination with relevant agencies: and '90 ANNUAL MEETING â€¢ have a conceptual plan in supportof TO KICK-OFF MAJOR INTRODUCTION TO the roadway which addresses promotional FEDERAL PROJECTS and marketingplans, any improvementsor LOBBYING EFFORT AND HISTORIC development, any design plans to date. FOR TAX, Interested parties should request ap- APPROPRIATIONS, PRESERVATION LAW plication materials from Sarah Pearce ' AND PROTECTION 4201 East Arkansas, #284, Denver, CO Understand the Federal historic 80222. Applications will be due in April BILLS preservation review process. This 3- 1990.The Colorado Highway Commis- day introductory course will help you It may seem far away but ils not too understand how the National Historic sion will make final designation in Oc- tober 1990. carly to mark your calendar for PA's Preservation Act (NHPA) protects (Preservation Action) 16th annual meet- historic properties. Because Secuon ing, March 25-27 in Washington, DC. 106 of NHPA requires special review The meeting will run in conjunction with of Federal and federally assisted ac- the NCS HPO and the National Alliance tivilies that could affect historic meetings allowing you to take advantage propertics. the Advisory Council on LAWS, REGULATIONS of a host of lobbying and polic y -oriented 1 h <toric Preserv:ttion -Â· the 711.Â·ntÂ·v & EV.\I.UATIN(; 'I III< sessions. PA Â·.4 i!! <poit,or th. mal adimm>,ters Sectic)11 1(K, revt:Â·w SIGNIFIC:.ANCE 06 fill.11 Congre.<sional ~1111.-hel )11. Ill;,2 to .1. has (bigned Uns Colirse to llc'!p conquil>: Ii)14,>Ing tilph to the }12. you achieve program objectives more With a number of import.ini [10,4 HISTORIC SITES efficiently by understaniling and art. tiCipating historic preservatic,n Don't miss this one! Though this bills on the table and the possibility of a revi'<,nsibilities. Mav 29-31, Denver course is for both amatelirb .uld profes- Nation:il Endowinent for the HzÂ·. iron- gon.ili, F:der.t! an,.! S:.ite compli.trice of- ment Act from th:Â·c lir:Â·.,1.- Â·M. th!. :.If< 1-or registralic)111111 (,I i 1 1.1 tion Cal l C /0.4 ) >37 09%6, ficerF will firid it r<:ent!:11. A te:lili of dix- mecting xhoold not he IlitÂ«ecl tinellihhiÂ·l| pi{;10-,nal< bring their theoretical :mil pcl.'neal ewer[ 1<e [o the P t=Â£ Colorado Preservation Inc. 1989-1990 Officers Roxanne E{lin - Aspen Bill Koemer - Manitou Springs President - Sally Pearce Melanie Milam - Buena Vista James Martin - Denver Vice-President - Roxanne Eflin Alyce Milton - Fort Collins Sally Pearce - Denver Secretary - Melanie Milam Christine Piaff - Denver Jan Gelhausen - Lamar Treasurer - Deedee Decker Sheila Smyth - Lakewood Ann Pritzlaff - Vail Richard Beardmore - Fort Collins Jon Schler - Clifton Board of Directors Deedee Decker - Ridgway, Denver Larry Steele - Aurora Janet Marie Clawson - Dillon Allyn Feinberg - Boulder . . John Tarabino - Trinidad Jo Downey - Stratton Dean Ibsen - Colorado Springs Rebecca Waugh - Breckenridge 4 4 AROUND THE STATE was organized at a meeting held in the library of the old Central School on October 10,1944. The Museum increased its membership This year, "Pioneers of Boulder County" FROM THE CHERRY by 200 last year.(How many does that make?) will start Sunday, March 4 and continue every CREEK VALLEY other Sunday into June. There will be films, HISTORICAL SOCIETY FROM THE FRISCO walking tours, photo exhibits and conversations HISTORICAL SOCIETY with descendants of pioneers. Cherry Creek School House The March 4 presentation will be 'The Museum in Englewood and Mel- The Frisco Historical Society has now Beginning of a Black Community in Boulder" vin School House Museum and been operating for 7 years, it has 22 life with Charles Nilon, CU Professor Emeritus. Library in Aurora are now open to members and is increasing its regular mem- the public on scheduled days and bership each year. by appointment. Call Pat Lane, HISTORIC BUILDING FROM THE BOULDER RENAMED Museums Coordinator at 693- 1500 x 5258 for information. HISTORICAL SOCIETY AND MUSEUM In honor of the 11th anniversary of FROM THE OURAY Women's Bank, Farber and Company, Inc., the COUNTY HISTORICAL The Boulder Historical Society was or- owners of the historic site at 821 17[h Street, SOCIETY ganized 45 years ago but its roots go perhaps renamed the structure the Women's Bank to 1873 when Martha Maxwell opened the Building. The Women's Bank Building, which The Ouray Museum is in- first museum in Boulder, and more certainly is on the National Register of Historic Places, stituting a new educational pro- to 1886 when pioneers of Boulder County has been a landmark in the downtown Denver marketplace for over 80 years. gram which will be, in its first held their first reunion. The present society phase, for 4lh grade classes at Ouray and Ridgway Schools. Stu- dents will learn about museums in Colorado Preservation Inc. - Membership Form general and about the 0uray Coun- Box 843, Denver, CO 80201 ty Historical Museum in detail. The Ouray Museum had Nanie: 12,500 visitors in 1989, 231 Address: society members and many new exhibits and donations of artifacts. FROM THE UTE PASS Membership Status: HISTORICAL SOCIETY O Student $ 10 O Individual $20 O Patron $50 O Senior $10 O Family $30 O Organization $50 Incorporated in 189(), Green Mountain Falls is now celebrating No other organization in Colorado offers qllite tile same things as Colorado its centennial year. Other Ute Pas.s Preservation Inc. (CPI). As the only non-profit, statewide preservation organiza- Communities will soon do the tion iii Colorado, CPI serves as an important information/educational network to same. it's members. In addition, it provides training through annual conferences and iS The Ute Pass Museum hosted active in advocating public involvement in historic preservation. 1085 school children last year with Your menibership contribution is what makes :ill of this happen. It will also their Ute Pass Trail Crew Docents. allow US to expand ourrole and take on projects. It's yourchance tomakesure CPI An outreach program called "The keeps on doing thing< that otherwise wouldlit be done. So join Colorado Preser- Ute Experience" reached many vation Inc. today and become involved. All contributions are tax deductible. For mnre kid<:wid :winlt< - Â· L_ B NATIONAL CENTER FOR PRESERVATION LApV 1015 81ST STREET, N.W. 0 SUITE 400 0 WASHINGTON, D.C. 20007 0 (202) 338-0392 PREMIDENT EXECUTIVE I)KNECTOR |'Al:L F. >1(31)ovol-,c,H, , JR,. LAO. FEB 2 6 1990 STEPHEN N. DENNIS. Ebo. PRESERVATION LAFF UPDATE 1990-4 January 29, 1990 Location in Historic District is "Material Fact" for Realtor to Disclose to Potential Purchasers Although there is often confusion at the local level about the differing meanings of National Register listing and inclusion in a local historic district, there is growing recognition that a property's inclusion in a local historic district is a fact which local officials and others must recognize. (See "Update" 1988- 16.) Owners are beginning to understand whether their property is within the clearly-identified boundaries of a local historic district. In North Carolina, a state which has often led the nation in historic preservation initiatives, the Raleigh Historic Districts Commission has succeeded in obtaining a letter from the North Carolina Real Estate Commission stating that the location of a residential property in a locally-designated historic district is "material fact" which should be disclosed to potential a purchasers. Dan Becker, Executive Director of the Raleigh Historic Districts Commission, has stated: [0]ne of the challenges in administering historic districts is the all-too-common encounter with a new property owner who has not been advised that the property they just purchased is within a district. The property owner proceeds to undertake an exterior change without a Certificate of Appropriateness; the Commission is placed in a discomfiting position of conflict before having had the opportunity to create a relationship of cooperation with the new owner. The Chairman of the Raleigh commission wrote to the state real estate licensing commimsion in November 1989 to point out potential restrictions on properties in locally-designated historic districts: The properties within [Raleigh's four historic districts] are subject to limitations or regulations that may severely limit the exterior modifications, new construction or THE "PRESERVATION LAW UPDATE" BERIES M MADE POSSIBLE IN PART BY A ORAN-r FROM THE J. M. KA-PLAN FUND, I - demolition to the property. For example, an owner would not be able to apply aluminum, vinyl or other artificial siding ' -Z to the property. My question is this: When a licensed broker undertakes to t list and sell such a property within an historic district, does a property's location in the district constitute a material fact that must be disclosed to a prospective purchaser? Miriam J. Baer, the Assistant Legal Counsel to the N.C. Real Estate Commission, responded on December 13, 1989: [T]he fact that a residential property is located in an historic district is material and therefore it must be disclosed by the real estate agent to the prospective purchaser. We note, as you have pointed out, that owning such property places certain restrictions and regulations on the property owner of which he or she should be made aware. Ms. Baer's letter suggested "the possibility of placing a short article in the Commission's quarterly newsletter to its licensees addressing this question." Leading commissions in other states, and statewide historic preservation organizations, should be able to build on this Raleigh precedent. The approach can be a simple one: identify the state administrative body which is authorized to license and regulate realtors in the state, and request a formal opinion. In (:<=:11-3 some states, it may be necessary to urge the administrative body to adopt formally a regulation restating the opinion. Of course, it may still be necessary to notify owners within a local historic district periodically about the special status of their properties. When an owner dies and a property is inherited, its new owner may not become automatically aware of its status. A historic district property involved in a divorce settlement may come to be owned by an individual who did not purchase the property and was therefore not made aware at the time of purchase that the property was within k local district. Even when realtors are aware of a property's local designation and inform potential purchasers of this fact, realtors may misunderstand the significance of local designation. A local preservation organization (or preservation commission) will want to have a careful program in place for working with local realtors to keep them informed about efforts to protect the character Of local historic districts. Rumors based on false information may discourage Fotential owners from investing in a historic district. (Membership in the National Center for 1990 is $65 and entitles one to receive the series of forty-eight "Preservation Law Updates" which the Center will be issuing during 1990.) Â¢ 1 ..4