Project Updates
THANK YOU for your support, interest, and curiosity about the exciting historic restoration of 891 12th Street in Boulder. The Ash House will be University Hill’s highest quality for-rent housing ever.
The project is currently under construction by Boulder’s Deneuve Construction. As the project advances, check back here for regular construction updates and information for neighbors on foreseeable building activity, deliveries, and the like.
Project Updates
Fall/Winter 2021
The entire building underwent an extensive asbestos and lead paint abatement process under state permit. The nature of the abatement and location of the materials that needed to be removed required significant interior deconstruction. All work was successfully completed.
Winter 2022 - Mid-March
The project team worked closely with City Staff and third-party consultants to complete the building permit application process. Construction mobilization and on-site building material deliveries commenced.
March - April 2022
After a longer than anticipated review period, the City of Boulder issued a building permit for the interior remodel of 891 12th Street including an extensive historic restoration of the building’s exterior. Work during this period of time included demolition of the remaining interior demising walls and removal of all outdated mechanical, electrical, and plumbing systems.
To ensure the aged brick and CMU building structures remained undamaged during improvements the foundation walls were exposed for inspection. Reinforcement of the entire foundation system has begun using advanced micro-pile technology that will anchor the structure in bedrock.
Interior framing has commenced on the western portion of the building including a full replacement of the building’s west high-roof. Inspection work completed during abatement revealed significant water damage and outdated structural design standards in the existing high roof. To ensure the building is safe, and protected from future water damage, custom roof trusses were ordered that precisely mirror the shape of the original roof.
Throughout the building, aged and outdated floor systems were fully replaced with engineered joists to ensure modern code compliance and structural soundness. Significant attention was paid to structural shoring and the installation of modern steel reinforcements throughout.
Similarly, the original non-functioning chimneys that were made of brittle brick and aged mortar under thick stucco were removed. Careful as-built measurements were taken before removal and visually identical forms will be reconstructed and stuccoed to match the restored structure. Analysis by licensed structural engineers revealed the original chimneys’ poor condition and un-braced weight posed a risk of collapse. Further, the masonry chimneys could not be modified to meet current seismic and wind-loading safety standards without extensive exterior bracing that would be incompatible with the landmark restoration goals of the building. Any structural failure of the original chimneys would have posed a serious life safety hazard and could have triggered a catastrophic failure of the entire building.
May 2022
Construction work continues on interior framing and structural shoring. The west high-roof trusses were replaced with new, state-of-the-art engineered trusses that mirror the original roof dimensions. The roof will be fully enclosed by mid-month and will be re-tiled with Italian tile of the same specification, and from the same manufacturer in Italy, as the original roof installed 100-years ago.
Other highlights and anticipated work in May include:
Foundation excavation and shoring work to continue through the month.
Interior framing to continue through the month.
Preliminary plumbing work to commence.
Continued building material deliveries and moving throughout the site.
We also anticipate deconstruction of the front entryway to facilitate foundation shoring for building safety and the structural protection of the west and east buildings. As with the chimneys noted above, precise as-built dimensions of the front porch structure have been captured and it will be reconstructed to precise original specifications. Importantly, it will be reconstructed using modern structural materials and techniques, guided by modern engineering standards, to ensure the overhead deck is safe for resident occupancy. As noted in the project’s LAC, the original stone archway in the front porch has been carefully deconstructed and will be rebuilt using the original materials.
Check back soon for more updates - or contact Deneuve Construction with any questions, comments, or concerns.
Click to Download the Latest Construction Bulletin.
June 2022
Interior framing work continues on the western portion of the site including the completion of the new interior staircase. Extensive structural shoring work has been completed to stabilize the building’s deteriorated exoskeleton. Wood window restoration on the west structure has also commenced and will continue through the summer months.
Work on the eastern structure continues to be focused on foundation shoring necessary to ensure building integrity and life safety. No interior work will commence until the foundation repairs and improvements are complete and the upper levels are adequately supported.
These patterns of work are anticipated to continue in the coming weeks. Additional building material and supply deliveries are anticipated on a regular basis in the coming weeks. Concrete pours will occur intermittently to support foundation shoring activities.
Click to download the June 2022 Ash House Construction Bulletin.
July 2022
Interior framing work continues on the western portion of the site including window framing detail and blocking for future trim, cabinets, and handrails. Roof system insulation work has begun on the western structure and plumbing rough-in is anticipated to continue through the coming month. Other mechanical systems will begin phasing in and work on those systems will continue into the fall.
The eastern structure is still being shored to ensure building integrity and worker safety. Until this slow process is completed and the new foundation is complete, no other interior building work will commence.
These general patterns of work are anticipated to continue in the coming weeks. Additional building material and supply deliveries are anticipated on a regular basis in the coming weeks. Concrete pours will occur intermittently to support foundation shoring activities.
Click to download the July 2022 Ash House Construction Bulletin
August & September 2022
Restored historic windows in the west portion are being refitted and prepped for completion. Interior framing work continues on the western portion of the site including bathroom fixture placement and preliminary fireproofing. Other mechanical systems work will continue into the fall. The roof tile has been received and re-tiling work will commence this fall.
Extensive shoring of all portions of the historically unreinforced masonry continues throughout the site. These efforts ensure building integrity and worker safety. Until this slow process is completed and the new foundation is complete, no interior work will begin on the eastern portion of the site.
These general patterns of work are anticipated to continue in the coming weeks. Additional building material and supply deliveries are anticipated on a regular basis in the coming weeks. Concrete pours will occur intermittently to support foundation and shoring activities.
October, November, December 2022
Progress on Ash House remains methodical, precise, and on track. Work remains ongoing with the reinstallation and fitment of the restored historic windows in the west portion. Plumbing rough-in, electrical rough-in, gas, and fire suppression system rough-ins are all underway. Completion of these systems will be followed by preliminary sheet rock work which is anticipated to continue into January. Mechanical systems work has also commenced and will continue into the new year. Roof re-tiling work has been resequenced to follow reconstruction of the chimney structures.
Methodical shoring and building reinforcement work will continue through December and into January. This process is slow and very deliberate due to the unreinforced masonry and low-quality original construction found across the site. These effort are also necessary to deliver an enduring building with its historical integrity intact and to ensure the safety of our highly skilled workers.
Framing of the east building interior will begin in December and continue through January. As the majority of work underway is interior to the structures, little will be noticeable from the exterior. This is particularly true as the project moves into the colder winter periods.
These general patterns of work are anticipated to continue in the coming weeks. Please anticipate additional building material and supply deliveries, and haul-off. Concrete pours will also continue to occur intermittently to support foundation and shoring activities.
Job site safety is always our number one priority. When conditions are slippery, and during the darker winter days, please be sure to take your time and give extra room for vehicles, materials, and workers.
Happy Holidays!!
Winter - Spring 2023
Ash House is entering an exciting time in its restoration as the core exterior preservation elements become more outwardly visible and the east portion of the site takes form.
On the west portion of the site, the tile roof is being installed using clay tiles sourced from Italy and produced by the same manufacturer as the original clay tiles that were used 100 years ago when the building was built. Below the color-matched tiles, the custom roof trusses that were designed to replace the water-damaged originals while precisely mirroring their design are now able to safely support the roof tiles under modern code requirements for snow and wind loading.
Under the roof on the west side, the entire building has undergone intensive insulation and many of the units are nearing completion with drywall, paint, cabinetry, and fixture installations all underway.
The west’s historic wood windows are all back from an extensive custom restoration and have been re-fitted to the building. Notably, the windows no longer have lead paint and asbestos putty and where necessary they have been mechanically updated to meet modern life-safety egress standards. Where the original wood windows had been replaced or decayed beyond repair under previous ownership, new matching wood windows were custom-made by local craftsmen who specialize in historic preservation. Final window trim and fitment will continue into the spring before they are finish painted.
The east building has successfully been stabilized with a modern foundation system capable of holding the building and meeting contemporary code requirements. This process was far more intensive than originally anticipated as the building’s original construction and condition was far worse than even imagined. However, the state-of-the-art reinforced and insulated foundation system has been completed, waterproofed, and backfilled.
As was done on the west, the east will receive an entirely new roof truss system that was meticulously designed to replace the damaged original and meet all modern code requirements without deviating at all from the original aesthetic design. The original roof is scheduled to be removed St. Patrick’s week and the building will remain open on top for approximately 1 week while shoring, framing, and structural work is completed below. The new trusses are scheduled for installation around the 23rd of March. Atop the new roof structure, new clay roofing tiles sourced from Italy to match the originals, will be installed. When complete, the east and west roofs will match perfectly.
Finish framing, mechanical, and electrical rough-ins are underway in the east portion. These activities are anticipated to continue into spring.
Between the buildings all final mechanical and plumbing updates will soon be completed to bring the building up to modern code standards. Once complete, both east and west portions will have entirely new, state-of-the-art, high-efficiency heating, electric, gas, water, and sewer systems.
When final inspections of the between-building mechanical systems are complete, the space will be backfilled to make way for reconstruction of the original entryway and reassembly of the original historic flagstone entry area features.
Two of the four original chimney structures have been reassembled and all west portion gutters have been replaced. The final two chimneys will be reassembled once the necessary shoring work is complete. Once complete, exterior restoration will commence with stone cleaning, stone wall and fence restoration, trim and stucco repair, and finally painting the building in its original colors.
As we move into spring and towards the early June completion date, anticipate continued construction activity with many trades present. Occasional deliveries will continue to occur and some may require temporary road closures. We appreciate your patience and careful driving around the site because safety is our first concern.
SPRING Update - 16 May 2023
As sometimes is the case as a project comes down to the finishing straight, our contractor has advised the updated completion date is now anticipated to be late June.
The custom-built East windows that were manufactured to the specification of the original windows have arrived and have been installed. Some will be removed and re-installed as weatherproofing work continues.
Stucco repair has commenced and will continue in the coming week as the building is prepared for the finish color coat.
The front porch and chimney reconstruction has been underway for some time and is slowly taking shape. Fingers crossed for more high-visibility progress soon! More updates as we have them and thank you for your continued interest, patience, and safety around the job site.
Project Update - 7 June 2023
As we head into the finishing stretch, activity at the site will continue to be fast and furious. The building exterior repair and re-coloring is well underway and the building is looking beautiful as it is returned to its original color. The roof is nearing completion and the new Italian tile looks amazing. Notably, the project is using the same exact color and style and from the same Italian factory that made the original roof tiles +100 years ago! Soon the trim and detail painting, shutter re-installation, and entryway completion will round out one of Boulder's largest and most noteworthy historic landmark restorations.
The heavy rains that have soaked the area have slowed the completion schedule a bit as the soils have been too wet to commence landscaping work. We look forward to sunny skies and a break from the deluge.
In the coming weeks anticipate heavy site traffic and a heavy pace of activity in and around the site. Our GC, Deneuve Construction, assures us, the finish line is just around the corner! More updates as we have them and thank you for your continued interest, patience, and safety around the job site.
Project Update - Summer 2023
Deneuve Construction continues to report the finish line is just around the corner.
Project Update - Fall 2023
Deneuve Construction, working with City inspectors, obtained a temporary certificate of occupancy on August 24. The contractor is still on site completing the project and is likely to be there off and on well into the fall. Continuing work includes the contractor’s efforts to close out their lengthy punch lists, complete warranty work on units that are unoccupied, and complete the wood window restoration and re-fitment throughout the west building.
Thank you for your patience as this project slowly nears the finish line and for your attentiveness around the site over the last 18 months of construction.
Safety is an Attitude
The entire Ash House project team believes in safety as one of our highest values. It is our highest priority to maintain a safe job site and surrounding area. Thank you for driving slowly and for your continued caution when passing the entrance to the job site and our materials storage areas.
-The Ash House Project Team