Application for a Window Replacement Master Plan Curtis B. Wayne, Architect Ken Lustbader, Preservation Consultant

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1 Application for a Window Replacement Master Plan Curtis B. Wayne, Architect Ken Lustbader, Preservation Consultant 37 West 12 th Street Between 5 th and 6 th Avenues

2 Architectural History Architectural Model 1959 Circa 1962 Circa 2014 Completed in 1962 as a 102-unit residential cooperative. Designed by William J. Conklin and James S. Rossant of the architectural firm of Mayer, Whittlesey & Glass.

3 Goals and Proposal Request Original on West 12 th Street Proposed Bay Window in Center With Originals Above and Below Goals Develop a Master Plan governing window replacement at both buildings. Improve energy efficiency with new windows that have insulated glazing units and that are thermally broken. Retain original sight lines and configuration replicating the character-defining features of the windows and original paint color. Proposal Request Modify the operation from awning/hopper to awning only to retain the aesthetic appearance of the original sight lines.

4 Review of Original Façade and Window Drawings West 12 th Street Front and Rear Facades Full Page Original Window Drawings

5 Review of Original Window Schedule and Section Details Excerpt from Original Schedule Typical Mullion Detail And Mullion Detail at Bay Window Section Thru Typical Window Section Thru Bay Window

6 West 12 th Street Front Façade Details From the designation report: The multiplicity of glass bay windows adds, rather than detracts, from the quality and scale of this residential street. The delicacy of form and elegance of detail, inherent in the design, make it as one with its residential neighbors

7 West 12 th Street Rear Façade Special windows facing courtyard and not visible from West 12 th Street

8 Existing Conditions Original steel frame windows and doors fabricated by Hope s. Operable sashes configured with an awning and hopper. Garden rooms with open balconies and jalousies. Non-insulated glazing units without thermal breaks. Metal to metal connections. Chronic condensation, rusting, cracking, and leaking.

9 Existing Conditions

10 Original Awning and Hopper Configuration Original Bay Window with Awning and Hopper

11 Pilot Project: West 13 th Street Building In 2012, the Board initiated a pilot window replacement project in a penthouse apartment since it was outside of the district and not visible from the street. Since then, windows have been replaced in three other apartments of the West 13 th Street building. Façade on West 13 th Street West 13 th Street Building Courtyard

12 Studies Comparing Window Glazing Areas Aesthetic and Operational Considerations Original Circa 1962 Fixed/Awning/Hopper/Fixed Exact Replica of Original Fixed/Awning/Hopper/Fixed Study Awning/Hopper/Fixed Pilot Project and Proposed Awning/Fixed 18.5 SF 14.7 SF 14.8 SF 16.6 SF 90% of 18.5 SF = 16.6 SF 79% of Original 80% of Original 90% of Original

13 Pilot Project: West 13 th Street Building Proposed Awning-Only Bay Window Original on West 12 th Street Proposed Bay Window in Center With Originals Above and Below Proposed New Windows on Top with Originals Below

14 Pilot Project: West 13 th Street Building Proposed Awning-Only Single Window and Combined with Bay Window Proposed Windows on Top with Open Awnings and Original Windows Below

15 Pilot Project: West 13 th Street Building Proposed Awning-Only Configurations Proposed WI Window and WI Window Details with Open Awning Proposed WI on Top and Original Below Original Combined WI on Top and Proposed Below

16 Pilot Project: West 13 th Street Building Details of Original on Left with Proposed on Right Proposed on Bottom and Original on Top

17 West 12 th Street Proposed Windows Front Elevation W5 - Center Bay Window 10 Openings 1 st to 6 th Floor W14 and W14A - Planted Terrace Window 2 Openings 1 st Floor Only W23 and W23A - Terrace Window Behind Jalousies and Open Balconies 10 Openings 2 nd to 6 th Floor W28 and W28A - Top Terrace Open Balcony Window 2 Openings 6 th Floor Note that A Version Windows Are Mirrored Versions of Matching Number No Changes to Jalousies No Changes to Lobby Windows or Doors

18 West 12 th Street Proposed Windows Rear Elevation W1 - Special Window 48 Openings 1 st to 6 th Floor No Changes to Lobby Windows or Doors

19 Window Schedule and Glazing Area Comparisons Original on Left and Proposed on Right W1 - Rear Courtyard Special Window W5 - Center Bay Window W14 and W14A - Planted Terrace Window W23 and W23A - Terrace Window Behind Jalousies and Open Balconies W28 and W28A - Top Terrace Open Balcony Window

20 West 12 th Street Plan Courtyard with Special Windows No Changes to Lobby Windows or Doors West 12 th Street No Changes to Jalousies No Changes to Lobby Windows or Doors

21 New Section Details with Thermally Broken Insulated Glazing Units Proposed Bay Window Proposed Vertical Section Proposed Fixed and Operable Details

22 Paint Analysis: Integrated Conservation Resources Benjamin Moore French Beret 1610 Original specifications called for all metal finishes to be painted with two coats of house paint. French Beret is a cross between darkest gray and navy.

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