HARB requires wood or aluminum-clad front windows after after-the-fact vinyl replacements at 40 Sanford Street

The Historic Architecture Review Board on July 15 partially denied after-the-fact approval for wholesale vinyl window replacements at 40 Sanford Street, a contributing property in the Lincolnville National Register Historic District, directing the owners to replace prominent street-facing openings with historically sympathetic windows.

The owners, Tyler Woods and Christine Klobenstein, told the board the window company they contracted had applied for a permit but installed the new windows before the permit was issued; staff found an application in the permitting system (BP2025-0786) that had not been paid or finalized. Mark Page, appearing for the window installer, acknowledged an internal office error and said the company “made a mistake” in scheduling the installation before the permit was issued.

Board findings and motion: Staff reported that previous photographs and Sanborn maps show multiple historic configurations at the site and that the most visible upper-story windows had previously read as divided-light sash. After discussion, HARB motioned to partially deny the after-the-fact demolition approval to the extent necessary to require historically appropriate windows at the most visible facade openings. The board’s motion requires wood or aluminum-clad windows with simulated-or-true divided lights for key front and second-story openings and a single fixed center light flanked by single- or double-hung side sashes at the front porch assembly.

Specifically, the board’s order (motion) requires the applicant to replace the current front-porch assembly (identified in the application as Window 1) with a central fixed light and 1-over-1 flanking operable sashes, and to replace designated second-floor front windows (application windows 10, 11, 12, 21 and 22) with 2-over-2 sash or a staff-approved equivalent that reads as traditional divided lights. The board allowed existing vinyl windows that were replaced by a prior owner on the ground- and side-elevations and the less-visible rear windows to remain, but said staff should review material and profile to determine final acceptance. The members also specified that accepted replacement material must be wood or aluminum-clad (not raw vinyl) and that final profiles and muntin details will be subject to staff approval.

Board and staff context: HARB members repeatedly emphasized that property owners are responsible for ensuring permits and HARB reviews are obtained before replacing historic fabric. “Had you let the permit gone to completion, you would have known because it would have gone to staff, and you would have been informed,” HARB member Mr. McDonald told the homeowners. Staff noted the property is listed as a contributing resource in the Lincolnville National Register Historic District and that the Florida Master Site File records multiple historic changes to the house; staff recommended resolving the street-facing fenestration to preserve the district’s historic character.

Public responses and permit status: Staff reported 26 written notices were sent; two responses were in favor and none opposed, with one respondent providing comments in support. As of the hearing staff located a permit application (BP2025-0786) in an open/unissued status; the permit had not been paid for or issued. The board’s action is not a building permit; the owners must ensure the permit is properly finalized through the normal permitting process and provide final window mockups or product samples for staff approval.

Next steps: The board’s vote requires the property owner to obtain compliant window units for the front and most-visible second-floor openings, submit final product profiles or mockups to staff for approval, and coordinate with planning staff to finalize a building permit. The HARB motion passed unanimously.