04.1 - 719 Congress Ave - Paramount Theatre - Window Condition Report — original pdf

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DLR Group of North Carolina, P.C. a North Carolina corporation 1213 West Morehead Street, Suite 210 Charlotte, NC 28208 March 2025 UPDATED 9 JUNE 2025 Paramount Theatre, Austin Window Condition Assessment and Recommendations Existing Windows and Doors on Congress Avenue Elevation, 2nd and 3rd Floors Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 PART 1: CONDITION ASSESSMENT Areas of Condition Assessment: This report is to assess the condition of the double-hung windows and balcony doors at the second and third floors of the Congress Avenue elevation of the Paramount Theatre in Austin. Figure 1.1: Clip of original 1915 Paramount Theater plans with areas of assessment highlighted. 2 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 1.1 Assessment of Existing Double-hung windows, 2nd and 3rd floors: a) The double hung windows are very possibly original. b) The window glass was shown to be replaced in the 1980 Renovation plans. No other work to the windows was shown in those plans. c) The windows sills are the most degraded and show significant water and sun damage. d) The bottom stile and rails of the bottom sashes are in mediocre condition. e) The putty holding in the glass has previously failed and was not neatly tooled where re-applyed f) All counterweights are broken or removed; most windows are painted shut (only two still open, which are used to access the roof of the marquee). g) The windows are not air-tight and let in drafts of air and dust. h) Exposed lintels above the windows are freshly painted and rust-free. i) Maintenance has included scheduled repainting of the exterior and re-puttying glass as needed. Figure 1.2: .... 3 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 1.3: Areas of poor condition, exterior Figure 1.4: Interior view of existing windows 4 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 1.5: Window hardware overpainted; counterweight non-functional Figure 1.6: Windows painted shut; glazing putty untooled 5 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 1.2 Assessment of Existing Balcony Doors,. Pediments, & Transoms, 3rd floor 6 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 7 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 1.8: Water damage along the bottom of the balcony doors and frames Figure 1.9: Rusted hardware at balcony doors 8 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 1.10: Damaged @ top of doors and door frame head. Interior trim painted Figure 1.11: Removed door hardware to limit access to non-code compliant balconies 9 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 1.12: Water damage along the bottom of the balcony doors and frames and evidence of water entering the building under the doors Figure 1.13: Missing weatherstripping at operable transom sash. 10 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 PART 2: RECOMMENDATIONS 2.1 Recommendations for Double-hung windows, 2nd and 3rd floors a) Pursue Limited Replacement in Kind, as defined by the Secretary of the Interior’s Standards for the Treatment of Historic Properties: b) Replace the sills, which have degraded beyond repair, with new acetylized wood sill to match historic profiles. c) Repair or replace in-kind the lower sashes. Repair with epoxy infill d) Restore and reinstall all historic window hardware. e) Remove brittle and failing glazing putty and replace with new, neatly tooled putty to match historic profile. f) Re-use existing non-historic glass. g) h) Repaint. Install low-profile interior storm windows to help with interior heat-gain. Climate-Seal or similar. Figure 2.1: Annotations on photograph of existing double-hung window with recommendations 11 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 2.2: Annotations on a clip from the 1915 design plans with recommendations 12 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 2.2 Recommendations for Existing Balcony Doors, Pediments, & Transoms, 3rd floor a) We recommend pursuing Limited Replacement in Kind, as defined by the Secretary of the Interior’s Standards for the Treatment of Historic Properties: b) Replace the 2-1/4” thick balcony doors. Simulated divided lites to match historic profile with 5/8" thick insulated glazing unit for low-e coating on the #2 surface. Painted exterior and stained interior. c) When the doors are replaced, raise the height of the threshold between the balcony and interior finish floor approximately ¾” for better weather tightness. d) Replace weather seals around all doors and frame / threshold. e) Replace solid wood fixed and pivot sashes @ transom. Simulated divided lites to match historic profile with 5/8" thick insulated glazing unit with low-e coating on the #2 surface. Painted exterior and stained interior. f) Replace all single-pane glazing with insulated glazing units with Low-E coating on the #2 surface. g) Restore and reinstall all historic window hardware. Replace missing hardware with historically appropriate h) Remove brittle and failing glazing putty and replace with new. i) Strip paint from all interior trim and stain to match design intent of the original plans – or – replace all interior trim with new birch trim to match historic profiles, to be stained. j) Carefully clean existing painted sheet metal pediment with non-abrasive methods. k) Repaint exterior. 13 Paramount Theatre, Austin Window Condition Report and Recommendations March 2025 UPDATED 9 JUNE 2025 Figure 2.4: Annotations on a clip from the 1915 with recommendations 14