Peter Meijer Architect, PC Historic Window Replacement Approval Process The process of gaining design review approval for replacing historic windows is very demanding to- wards specific criteria required. The applicant must demonstrate through historic research, thorough documentation of existing conditions, and by data analysis that replacement is justified. Design review is a subjective decision process, and PMA’s methodology provides a systematic ap- proach resulting in objective data supporting a replacement option. The process also includes a thorough understanding of historic window materi- al and current window manufacturing and products in order to assure the most appropriate window re- placement is presented during the review process. Peter Meijer Architect, PC 710 NE 21st Avenue, Suite 200 Portland, Oregon 97232 www.pmapdx.com [email protected]503.517.0283
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Peter Meijer Architect, PC
Historic Window Replacement Approval Process
The process of gaining design review approval for replacing historic windows is very demanding to-wards specific criteria required. The applicant must demonstrate through historic research, thorough documentation of existing conditions, and by data analysis that replacement is justified.
Design review is a subjective decision process, and PMA’s methodology provides a systematic ap-proach resulting in objective data supporting a replacement option. The process also includes a thorough understanding of historic window materi-al and current window manufacturing and products in order to assure the most appropriate window re-placement is presented during the review process. Peter Meijer Architect, PC
710 NE 21st Avenue, Suite 200Portland, Oregon 97232
Pacific TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.4
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1935/ M O H A I
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) l a n d S l i d e c i r c a 1938P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1938
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1935 /
H t t p : / / pA u l d O r pAt . c O M / 2 0 1 4 / 0 9 / 2 7 /
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1932/ M O H A I
Historic Photographs
Building Information
Building Information: Historic Photographs
Window styles, materials, and patterns are noted.
Seattle Department of Neighborhoods
Pacifi c TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.5
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1950/ S E At t l E p u B l I c l I B r A r Y P a c i f i c T o w e r P r e S e n T d ay
Comparison Photographs
Building Information
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.6
P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) c i r c a 1938 P a c i f i c T o w e r (US M a r i n e H o S P i Ta l ) 2014
Comparison Photographs
Building Information
Building Information: Compar-ison Photographs, Historic vs. Present Day
Windows help define the ver-ticality of the design compo-sition. Replacement windows must support the initial design concept.
Seattle Department of Neighborhoods
Pacifi c TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.11
6S-01 6S-04
7S-01 7S-04
5S-01 5S-04
4S-01 4S-04
8S-01
8S-02
8S-03
3S-13
1S-01 1S-04
2S-042S-01
3S-19
4S-194S-13
5S-13 5S-19
6S-196S-13
7S-197S-13
8S-13 8S-19
9S-13
10S-13
11S-13 11S-19
10S-19
9S-19
14S-1714S-15
1S-28
2S-28
3S-28
1S-31
2S-31
3S-31
4S-314S-28
5S-315S-28
6S-28 6S-31
7S-317S-28
8S-27
8S-28
8S-29
8S-30
8S-32
2S-13 2S-191S-14 2S-152S-16
2S-17 1S-18
1S-13 1S-19
Eas
t Add
ition
3S-01 3S-04
13S-15 13S-17Original 1932
Building
1980’s Addition1990’s Addition
1950’s Addition
S
S o U T H e l e vaT i o n - w i n d o w T y P e S
k e y
Steel Frame / Aluminum SashTo Be Replaced: 63
Steel Frame / Steel SashTo Be Replaced: 4
Total on Elevation: 326 Being Replaced: 67 Total Remaining: 259
Scope: Existing Window Materials
Metal Window Replacement
Eas
t Add
ition
Windows to be replaced with new aluminum frames and sashes. Profi les to match historic steel windows.
Windows to be replaced with new aluminum frames and sashes. Profi les to match historic steel windows.
Metal Window Replacement: Scope, Existing Window Materials
Low visual impact of window replacement is noted.
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.12Typical Window Deficiencies
d e T e r i o r aT e d f r a M e
r e P l a c e d / P o o r c o n d i T i o n r e P l a c e d / P o o r c o n d i T i o n
H i S T o r i c / P o o r c o n d i T i o n H i S T o r i c / P o o r c o n d i T i o n
a l U M i n U M c o r r o S i o nd e T e r i o r aT e d S e T T i n g B e d
c o r r o d e d l i n T e l /S H e l f a n g l e
Moderate ConditionWindows that need significant work to restore operation and appearance: Deficiencies include: surface corrosion on sash/frame, deteriorated glazing compound and/or setting bed, cracked/missing glazing, etc.
Previously ReplacedThe vast majority of the building’s steel windows were previously replaced. The replacement windows do not match the historic profiles. Where only the sashes have been replaced, the existing window frames are in poor condition due to significant corrosion.
Poor ConditionWindows that are difficult/impossible to repair. Deficiencies include: frames/sashes that have corrosion section loss, significantly damaged metal frames, corroded lintel/shelf angles that have resulted in damaged frames/sashes, sashes that won’t open due to significant damage to the sash frame, etc.
Metal Window Condition Overview
Metal Window Replacement
Metal Window Replacement: Metal Window Condition Overview
Conditions indicate potential water intrusion issues.
Seattle Department of Neighborhoods
Pacifi c TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.17
All Windows
Summary of Windows to be Replaced
Metal Window Replacement
Condition of Units to be Replaced
Material of Units to be ReplacedTo Remain 577 Surveyed Units Total81% of Surveyed Windows
To Be Replaced133 Units Total19% of Surveyed Windows
Previously Replaced124 Units Total93% of Windows to be Replaced17% of Surveyed Windows
Steel Frame/Steel Sash22 Units Total17% of Windows to be Replaced3% of Surveyed Windows
Moderate Condition4 Units Total3% of Windows to be Replaced0.6% of Surveyed Windows
Aluminum Frame/Aluminum Sash4 Units Total3% of Windows to be Replaced0.6% of Surveyed Windows
Poor Condition5 Units Total4% of Windows to be Replaced0.7% of Surveyed Windows
Steel Frame/Aluminum Sash107 Units Total80% of Windows to be Replaced15% of Surveyed Windows
New Custom Aluminum WindowsCustom Window by Wausau 8300
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"1 5
/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"1 5
/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"1 1
/8"1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
Existing vs. Proposed Windows
Metal Window Replacement
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"
1 5/8"
g Steel Frame Windows
MULLION1 1
/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"1 3/8" 3"
3"1 5/8"
1 7/8"
7/8"
1 7/8"
7/8"
2 1/4"
1 3/8"
1 1/8"
1"
1 5/8"
1 3/8"1 5
/8"
g Steel Frame Windows
MULLION
1 1/4"
1 1/4"
1 1/2"
1 3/8"
2 5/8"
1 1/4"
1 1/4"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
1 3/4"
3"
1 5/8"
2"2 1
/8"1/4
"2"
1 7/8"
1 7/8"
2 5/8"
1 1/2" 2"
5 7/8"
4 1/8"1 3/8"
1 1/2"3 1
/8"
1 3/8" 3"
Metal Window Replacement: Existing vs. Proposed Windows
Cross sections help clarify that new windows match historic profiles.
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.20
Storm Windows Wood Window Sill Flashing
EXISTING BRICK WALL
REMOVE EXISTINGWINDOW FRAME
NEW WOOD SILL BELOW.
EXISTING BRICK WALLBEYOND
EXISTING MASONRY WALL
NEW WOOD WINDOW SILL
JAMB
SILL
EXISTING WOODWINDOWS
03"6"1'
5 1/2"
1 3/4"
EXISTING MEETING RAIL 1 3/4"
1 1/8"
4 7/8"
EXISTING BRICK WALL
EXISTING WINDOW FRAME
HEAD
(n) METAL FLASHING
(n) LIQUID FLASHING
(n) METAL L-ANGLE
(n) METAL FLASHING
(n) LIQUID FLASHING
(n) METAL L-ANGLE
(n) BLOCKING
(n) FILL
(n) FILL
Exisiting Sash
(n) Wood Trim
(n) Sill
(n) Metal End Dam/Flashing
(n) Blocking(e) Terra Cotta
(n) Liquid Flashing
(n) Metal L-Angle
(n) Gypsum board, if(e) plaster is damagedin sill removal
(e) Window Frame to beRemoved and Reinstalled
(n) Metal L-Angle [Behind]
(e) Backup Masonry
(e) Built-out wall
(n) Metal Flashing
(e) Lintel
(e) Concrete
(e) Built-out Wall
(e) Head
(n) Fill
Scope of Repair/Storm Windows
Remaining Windows
w i n d o w S r e M a i n i n g i n -P l a c e
Scope of work will include the installation of new storm windows at all existing single paned units in both the Original 1930’s Building and the 1950’s Addition. All wood windows in both Buildings will be repaired in-place as necessary.
The existing wood windows and units where the original wood windows have been replaced with steel are glazed with single paned glass. New interior storm windows are to be installed to provide thermal comfort and reduced energy usage.
The existing wood windows are in varying condition. None of the wood windows currently have sill flashing and water intrusion is an issue throughout the building. New sill flashing will be installed at all wood windows as show in subsequent illustrations. Additionally repairs will be performed as necessary throughout the 1930’s Building and the 1950’s Addition. In-Place repairs to the existing wood windows will include; New Perimeter sealant will be installed at all wood windows; All wood windows will be painted to match existing; Frames will be repaired as necessary.
Remaining Windows: Scope of Repair/Storm Windows
Details portray knowledge of archaic construction techniques and new installation processes.
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t
F e b r u a r y 4 t h , 2 0 1 4 A.21
Surface Defects104 Units Total19% of Surveyed Wood Windows
Original 1930’s Building North Elevation - 59South Elevation - 10East Elevation - 15West Elevation - 10
d e T e r i o r aT e d f r a M e d e T e r i o r aT e d S a S H
c H e c k e d f r a M e /S a S H
r e i n f o r c e d S a S H
S e a l a n T d e T e r i o r aT i o n
d e T e r i o r aT e d g l a z i n g c o M P o U n d
e x T e r i o r P a i n T d e T e r i o r aT i o n
l e a k i n g
Surface DefectsWindows that need minimal tune-ups to restore operation and appearance. Deficiencies include: deteriorated paint, missing weather-stripping, deteriorated sealant, missing hardware, etc.
Moderate ConditionWindows that need significant work to restore operation and appearance: Deficiencies include: checked frames/sashes, minimally reinforced sashes (screws holding wood components together), deteriorated glazing compound, cracked/missing glazing, etc.
Poor ConditionWindows that are difficult/impossible to repair. Deficiencies include: significantly deteriorated frames/sashes where wood is beyond repair, sashes that have been significantly reinforced with metal angles/brackets and that need additional reinforcement, corroded lintel/shelf angles that have resulted in damaged frames/sashes, sashes that won’t open due to significant damage to the sash frame, etc.
Not Surveyed
Wood Window Condition Overview
Remaining Windows
Remaining Windows: Wood Window Condition Overview
Surface defects may not require full replacement.
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t
Sash CorrosionFrame CorrosionSection LossSteel Frame BentSteel Sash Bent
Notes:
w-6d.151e-13P o o r c o n d i T i o n
Window Survey Sheet
Overall Exterior PhotographExterior photographs of assessed windows show general deficiencies and overall condition.
Detail ImagesDetail images taken from the interior document specific
deficiencies, unique, and severe conditions. Arrows are used to call out specific items.
Window Survey SheetsEach assessed window has a unique survey sheet that documents the general and specific deficiencies identified in the field.
Window TypeThe window type describes the material, configuration, and operation of each type.
Material: A - Aluminum, S - Steel, W - Wood
Number of Lites
Operation: D - Double Hung, S - Single Hung, F - Fixed,
A - Awning/Hopper, C - Casement
Unique Identifier
General NotesOverall deficiencies apply to the general condition of
the entire window. These deficiencies are noted in either the left hand column of deficiencies and/or with circled
keynotes adjacent to the window elevation. Deficiencies are not typically noted in both locations.
Window ConditionWindows were given one of the following conditions
based off of the extensive field survey. Typical conditions include:
Surface DefectsModerate Condition
Poor ConditionPreviously Replaced
Window NumberEach window is uniquely identified and elevations identify
the specific location of each window. Number describes location and orientation of each window.
Floor LevelElevation
Numbered Right to Left
Specific DeficienciesLocalized deficiencies are typically noted with keynotes/
text on each window elevation. Location and extent of deficiencies are clearly drawn and called out.
Surface DefectsWindows that need minimal tune-ups to restore operation and appearance. Deficiencies include: deteriorated paint, missing weather-stripping, deteriorated sealant, missing hardware, etc.
Typical Window Conditions: Moderate ConditionWindows that need significant work to restore operation and appearance: Deficiencies include: checked frames/sashes, minimally reinforced sashes (screws holding wood components together), surface corrosion on sash/frame, deteriorated glazing compound, cracked/missing glazing, etc.
Poor ConditionWindows that are difficult/impossible to repair. Deficiencies include: significantly deteriorated frames/sashes where wood is beyond repair, sashes that have been significantly reinforced with metal angles/brackets and that need additional reinforcement, frames/sashes that have corrosion section loss, significantly damaged metal frames, corroded lintel/shelf angles that have resulted in damaged frames/sashes, sashes that won’t open due to significant damage to the sash frame, etc.
Previously ReplacedWindows where the majority of the historic material has been removed and replaced with not in-kind units.
Key
Sample Survey Sheets
Sample Survey Sheets: Key
Expertise portrayed during the review process.
Seattle Department of Neighborhoods
Pacific TowerP e t e r M e i j e r A r c h i t e c t