Loading...
6A - 12.03.14 Memo - 735 Mapleton Ave. M E M O R A N D U M December 3, 2014 rd TO: Landmarks Board FROM: Lesli Ellis, Comprehensive Planning Manager Debra Kalish, Senior Assistant City Attorney James Hewat, Senior Historic Preservation Planner Marcy Cameron, Historic Preservation Planner Angela Smelker, Historic Preservation Intern SUBJECT: Public hearing and consideration of an application for a Landmark Alteration Certificate to construct a 753 sq. ft. addition to a contributing house and to construct a 336 sq. ft. one-car garage at 735 Mapleton Ave. in the Mapleton Hill Historic District, per section 9-11-18 of the Boulder Revised Code 1981 (HIS2014-00192). STATISTICS: 1.Site: 735 Mapleton Avenue 2.Zoning: RL-1 (Residential-Low 1) 3.Lot size: 8,500 sq. ft. 4.Existing House: 1,894 sq. ft. 5.Proposed Addition: 753 sq. ft. 6.Existing Shed: 187 sq. ft. 7.Proposed Garage: 336 sq. ft. 8.Applicant/Owner: David Waugh, Mary Beth Emerson 9.Date of Construction: 1920 STAFF RECOMMENDATION: If the applicant complies with the conditions listed below, staff considers the proposed construction of an addition and construction of a new garage on the property will be generally consistent with the conditions specified in Section 9- General Design Guidelines, Mapleton Hill Design 11-18, B.R.C. 1981, the and the Guidelines. Staff recommends that the Landmarks Board adopt the following motion: I move that the Landmarks Board adopt the staff memorandum dated December 3, 2014, as the findings of the board, and approve a Landmark Alteration Certificate for the proposed construction shown on plans dated 09/23/2014, finding that it generally meets Agenda Item # 6A Page 1 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue the standards for issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981, subject to the following conditions: CONDITIONS OF APPROVAL: 1.The applicant shall be responsible for constructing the addition and new one-car garage in compliance with the approved plans dated 09/23/2014, except as modified by these conditions of approval. 2.Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall submit a revised design that: a.Retains a greater portion of the north (rear) wall of the historic house and create a more defined connection between the historic house and new addition; b.Increases the distance between the existing garage and the west wall of the addition to allow for greater protection of the historic building. 3.Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall provide details on the rehabilitation of the existing house. 4.Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall submit the following, which shall be subject to the final review and approval of the Landmarks design review committee: window and door details, wall material details, siding material details, paint colors, roofing material details and details regarding any exterior lighting and hardscaping on the property to ensure General Design Guidelines that the approval is consistent with the and the Mapleton Hill Historic District Guidelines and the intent of this approval. SUMMARY: On June 25, 2014, the Landmarks design review committee (Ldrc) preliminarily reviewed an application to add approximately 1,500 sq. ft. to the house at 735 Mapleton Avenue. The Ldrc determined that the proposed scope of the project warranted the full Landmark Board review in a public hearing. Agenda Item # 6A Page 2 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue On September 3, 2014, a public hearing was held to review a 1,359 sq. ft. addition to the contributing house and to build a 440 sq. ft. two-car garage on the property. The Landmarks Board commented that the number of conditions requesting a reduction in the built area on the property were too complex for review by the Ldrc and offered the applicant the opportunity to withdraw the application to redesign for review by the full Board in a public hearing. The applicant has undertaken redesign and re-submitted for review of an approximately 753 sq. ft. addition to the rear of the house and a 336 sq. ft. free-standing garage at the rear of the lot. Staff considers the house and attached garage, constructed in 1920 and within the (1865-1946) period-of-significance for the Mapleton Hill Historic District to be contributing resources to the district. Staff finds the proposed new construction to be generally consistent with the criteria for a Landmark Alteration Certificate as per 9-11-18(a) & (b)(1)-(4), General Design Guidelines Mapleton Hill Design B.R.C. 1981, the and the Guidelines. This recommendation is conditioned on the applicant complying with the conditions of approval. Revision to the design will be reviewed and approved by the Landmarks design review committee (Ldrc) prior to the issuance of a Landmark Alteration Certificate. PROPERTY HISTORY: Figure 1. Tax Assessor photo of 735 Mapleton Avenue, c. 1949. Agenda Item # 6A Page 3 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Constructed in 1920, the brick and frame, one and one-half story house at 735 Mapleton Ave. is typical of houses of that type built during the 1910s and 1920s with its low roof pitch, wide overhanging eaves, full-width front porch façade gable and low forward-facing dormer. Luther D. and Eula Allison are listed in the 1920 city directory as the first residents of 735 Mapleton Ave., though they appear to have lived there for only one year. Luther was a clerk with C.C. Smith Grocers. After about a decade of residents that stayed no longer than a couple years, John Henry Trezise and his wife, Margaret, settled in the home from 1929 until 1944. John was a salesman with Swift and Co. Meat Products until 1946 when he retired. He was involved in After the Trezises, Anna Moeller, widow of Boulder merchant Henry H. Moeller, purchased the house and lived there 25 years until her death in 1971. Earl and Patricia Jorgenson resided in the house from 1971 to the early 2000s. During the er for Design Products. Figure 2. 745 (right) and 735 Mapleton Ave. (at left), 1929. Photograph Courtesy the Carnegie Branch Library for Local History. Craftsman-Bungalow houses are relatively common in Mapleton Hill and typically were constructed for and the middle classes from 1910 until the 1930s. Agenda Item # 6A Page 4 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue A one-car stone garage is attached to the northwest corner of the house. It appears the garage was constructed at the same time (or shortly after) the house was built in 1920. DESCRIPTION: The property is located on the north side of Mapleton Avenue between 7 and 8 thth Streets, in the West Boulder addition to the city, which was platted in 1874. The 1,960 sq. ft. house is located on an 8,500 sq. ft. lot. MAX WELL Figure 3. Location Map, 735 Mapleton Ave. The one and one-half story Craftsman Bungalow house features a low-pitch side gable roof and deep, full front porch supported by Doric columns. A stone foundation supports the brick and frame house while an off-center front door provides access to the house. Two picture windows beneath the front porch appear to have been altered sometime in the 1950s or 1960s and represent the most significant changes to this well-preserved example of the Craftsman- Bungalow. The property features mature vegetation including large trees, and slopes slightly down to the north (rear) of the lot. Agenda Item # 6A Page 5 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue . Figure 4. Façade 735 Mapleton Avenue, 2014 . Figure 5. East elevation, 735 Mapleton Avenue, 2014 Agenda Item # 6A Page 6 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue . Figure 6. North (rear) of house from alley, 735 Pine St., 2014 . Figure 7. Existing garage, 735 Pine St., 2014 PROPOSED ADDITION Drawings propose a 753 sq. ft. addition to be constructed at the rear of the existing 1,894 sq. ft. house. The attached one-car garage currently takes access from the alley. Plans call for the garage to be converted to a workshop and to no longer be used as car parking. Agenda Item # 6A Page 7 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue With the proposed addition, the proposed floor area of the house is calculated to be approximately 2713sq. ft. and the proposed garage to be 336 sq. ft. in size with a total of 3,210 sq. ft. on the 8,500 sq. ft. property representing a Floor Area Ratio of .38 where .45 (3,800 sq. ft. is allowed). The proposed addition has been reduced from 1,579 sq. ft. to 753 sq. ft. (reduction of 826 sq. ft. or 52%). Preliminary code review indicates that no solar shadow analysis has been undertaken by the applicant. Figure 7. Proposed Site Plan, Dec.3, 2014 (right). Not to scale. Agenda Item # 6A Page 8 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Figure 8. Existing South Elevation (façade)- Fenestration not accurately depicted- see photographs. Figure 8. Proposed South Elevation, 2014 (façade); addition not visible. In elevation, the addition is shown to feature one and one-half mass that utilizes the declining grade to stay below the ridge height of the existing house. Because the addition is lower and set in from the east and west corners of the existing house, the south face of the addition will likely not be visible when viewed straight on from the street, but will be visible from Mapleton Avenue from the southeast and southwest, especially during winter when foliage is off the trees. Agenda Item # 6A Page 9 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Figure 9. Existing East Elevation. Figure 11. Current Proposal for East Elevation, Dec. 3, 2014. The proposed addition is located at the rear and connected on the first floor. The simple, gable roofed addition extends approximately 27 feet from the rear wall of the existing house. The east elevation features two sets of double-hung windows and is shown to be clad in horizontal wooden lap siding. Figure 11. Existing North Elevation. Agenda Item # 6A Page 10 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Figure 12. Proposed North Elevation. Plans show the north (rear) elevation of the addition to feature a centrally located, raised deck area. The north face of the addition is shown to be fenestrated by sliding glass doors and double-hung windows. A series of four clerestory casement windows are located above the sliding glass doors. It appears that the east eave of the existing garage will be clipped to accommodate the west wall of the proposed addition, shown adjacent to the garage. It is unclear what treatment is being proposed for the garage door, though elevations seem to indicate an overhead door. Figure 13. Existing West Elevation. Agenda Item # 6A Page 11 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Figure 15. Proposed West Elevation, Dec. 3, 2014. rd The west elevation of the addition shows the existing one-car attached garage to be retained next to the addition. This face of the building is shown to be simply fenestrated with a bay window with a pair of double hung windows at the north end of the elevation. The addition is shown to be sided in clapboard siding with a thinner profile than that on the upper story of the main house. Window, door, roofing and treatment of exterior materials on the existing house were not specified in the application. recommended conditions of approval in the September 3, 2014 staff memo. The conditions are listed below: a.To the extent possible, reduces the mass and scale of the addition and further simplifies the design of the addition when viewed from Mapleton Ave. and the alley to ensure that it is more subordinate to and compatible with the forms found on the historic portion of the house; The proposed addition has been reduced from 1,579 sq. ft. to 753 sq. ft. and the design has been simplified through the elimination of the second-story dormers, multiple cladding materials, and roof forms. The simple form of the current proposal is more in keeping with traditional patterns found on the historic house. b.Reduces the overall amount of built area to open space by reducing the size of the garage and/or addition; The addition has been reduced by 445 sq. ft. and the garage has been reduced by 104 sq. ft. from the previous proposal. This represents a 30% reduction in floor area from the September 3, rd 2014 proposal. In terms of building coverage, the current proposal shows a reduction from 1,342 sq. ft. to 1,239 sq. ft. or 9%. Agenda Item # 6A Page 12 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue c.Retains a greater portion of the north (rear) wall of the historic house and create a more defined connection between the historic house and new addition; The current proposal shows that approximately 2 feet of exterior wall to be retained at the northeast corner of the house and approximately 10 feet will be retained at the northwest corner of the house. The previous proposal showed the entire rear wall being removed and the rear dormer to the proposed addition. d.Further develops a visual continuity between the existing house by simplifying form, fenestration, and refining materiality; and The design has been simplified in terms of form (single gable rather than multiple roof forms), fenestration and materiality. e.Increases the distance between the existing garage and the west wall of the addition to allow for greater protection of the historic building. The design has not been revised to address this concern. PROPOSED CONSTRUCTION OF NEW ONE-CAR GARAGE A new 336 sq. ft., one-car garage is proposed to be constructed at the northeast corner of the lot and to take access from the alley. A small, temporary Tuff-shed of recent vintage is to be removed to make way for the garage. The simple gable end building is shown to feature a wooden automobile door at the north with a man door to the garden at the south and a one over one double-hung window at the west face. Plans call for the new building to be sheathed in wood clapboard siding and wood shingle on the gable ends to match the proposed addition. No detail was provided about paving, roofing, windows and door materials or color with the application. Agenda Item # 6A Page 13 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Figure 16. Elevations of proposed garage, Dec. 3, 2014. rd Subsection 9-11-18(b) and (c), B.R.C. 1981, sets forth the standards the Landmarks Board must apply when reviewing a request for a Landmark Alteration Certificate. (b) Neither the Landmarks Board nor the City Council shall approve a Landmark Alteration Certificate unless it meets the following conditions: (1)The proposed work preserves, enhances, or restores and does not damage or destroy the exterior architectural features of the landmark or the subject property within an historic district; (2)The proposed work does not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the Agenda Item # 6A Page 14 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue landmark and its site or the district; (3)The architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed constructions are compatible with the character of the existing landmark and its site or the historic district; (4)With respect to a proposal to demolish a building in an historic district, the proposed new construction to replace the building meets the requirements of paragraphs (b)(2) and (3) above. (c)In determining whether to approve a Landmark Alteration Certificate, the Landmarks Board shall consider the economic feasibility of alternatives, incorporation of energy-efficient design, and enhanced access for the disabled. ANALYSIS 1. Does the proposed application preserve, enhance, or restore and not damage or destroy ǰ the exterior architectural features of the landmark or the subject property within an historic district? Constructed about 1920, staff considers the modest Craftsman Bungalow building to be contributing to the historic character of the Mapleton Hill Historic District. Staff finds that, provided the listed conditions are met, the proposed alterations to the property including an addition to the house, and construction of a new garage will preserve the historic character of the property General Design and the immediate streetscape and be consistent with the GuidelinesMapleton Hill Historic District Guidelines and the (see Design Guidelines Analysis section). 2. Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the district? Staff finds that, provided the listed conditions are met, the proposed application will not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the landmark property as it will be generally General Design GuidelinesMapleton Hill Design compatible with the and the Guidelines in terms of mass, scale, height, design and color (see Design ) Guidelines Analysis section. 3. Is the architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures compatible with the character of the historic district? Staff finds that, provided the listed conditions are met, the proposed addition and construction of a new one-car garage will be generally compatible with the Agenda Item # 6A Page 15 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue architectural form, arrangement, texture, color, arrangement of color, and materials used on the proposed building and will be generally compatible with the character of the historic district in terms of mass, scale, height, setback, and ) design (see Design Guidelines Analysis section. 4. Does the proposal to demolish the building within the Mapleton Hill Historic District and the proposed new construction to replace the proposed demolished building meet the requirements of paragraphs 9-11-18(b)(2), 9-11-18(b)(3) and 9-11-18(b)(4) of this section? Not applicable. DESIGN GUIDELINES ANALYSIS: The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when reviewing a request for a Landmark Alteration General Design Guidelines Certificate. The Board has adopted the to help interpret the historic preservation ordinance. The following is an analysis of the proposed new construction with respect to relevant guidelines. Design guidelines are intended to be used as an aid to appropriate design and not as a checklist of items for compliance. The following is an ana General Design Guidelines. sections of the GENERAL DESIGN GUIDELINES -ADDITIONS TO HISTORIC BUILDINGS, 4.0. 4.1 Protection of Historic Structures and Sites The primary concern of the Landmarks Board in reviewing additions to historic buildings is the protection of the existing structure and the character of the site and district. Meets Guideline Analysis Guideline? Construct new additions so that Addition is proposed at rear of .1 Maybe there is a least possible loss of contributing house; proposal removes historic fabric and so that the a large portion of the north (rear) character-defining features of the elevation. The proposed treatment of historic building are not destroyed, the east wall of the historic garage Agenda Item # 6A Page 16 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue damaged or destroyed should be considered and steps taken to maintain more of the rear wall of the house. Revise at Ldrc. New additions should be Plans have been revised to maintain .2 Maybe constructed so that they may be more of the rear brick wall of the removed in the future without historic house. Likewise, the revised damaging the historic structure. plans also retains the dormer on the north (rear) elevation. Northeast and northwest corners of house will be maintained. The east wall of the historic garage appears to be enclosed by the addition and likely would not be reversible. Revise at Ldrc. It is not appropriate to construct At 753 sq. ft., the proposed addition is .3 Maybe an addition that will detract from considerably smaller than the existing the overall historic character of the 1,894 house and is simple in form, principal building and/or the site, mass and materiality. Addition will or if it will require the removal of require the removal of the majority of significant building elements or the north (rear) elevation but will site features. defining features. Consider retaining more of rear wall. Revise at Ldrc. 4.2 Distinction from Historic Structures All additions should be discernible from the historic structure. When the original design is duplicated the historic evolution of the building becomes unclear. Instead, additional should be compatible with the historic architecture but clearly recognizable as new construction. Meets Guideline Analysis Guideline? Distinguish an addition from the Proposed addition is distinct from .1 Yes historic structure, but maintain house in form, detailing and visual continuity between the two. materiality. Revised plans show a one One common method is to step the story, gabled roof form with simple addition back and/or set it in fenestration and materiality. The slightly from the historic addition can clearly be distinguished structure. from the original portion of the house. Do not directly copy historic In form, the addition respects the .2 Yes elements. Instead, interpret historic house, and does not seek to historic elements in simpler ways replicate historic elements. Review in the addition. details at Ldrc. Agenda Item # 6A Page 17 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Additions should be simpler in Existing house is simple in form and .3 Yes detail than the original structure. detailing; The design has been revised An addition that exhibits a more to simplify the forms and reduce ornate style or implies an earlier overall mass and scale. The one-story, period of architecture than that of gable roof addition does not detract the original is inappropriate. from the historic character of the original building. The architectural styles of Proposed one story, gabled roof .4 Yes additions should not imitate the addition takes design cues from historic style but must be traditional form and massing found in compatible with it. Contemporary the district but does not seek to style additions are possible, but replicate a historic style. Review require the utmost attention to details at Ldrc. these guidelines to be successful. The use of two distinct historic styles, such as adding Tudor-style half-timbering to a Classic Cottage, is inappropriate. 4.3 Compatibility with Historic Buildings Introducing new construction that contrasts sharply with an existing historic structure or site detracts from the visual continuity that marks our historic districts. While additions should be distinguishable from the historic structure, they must not contrast so sharply as to detract from the original building and/or the site. Additions should never overwhelm historic structures or the site, in mass, scale or detailing. Meets Guideline Analysis Guideline? An addition should be Addition will increase the square .1 Yes subordinate to the historic footage of the 1,900 sq. ft. house by building, limited in size and scale 753 sq. ft. Mass of addition has been so that it does not diminish or reduced to be more subordinate to the visually overpower the building. main portion of the historic house when viewed from the street and alley. Design an addition to be Relationship of solids to voids on the .2 Maybe compatible with the historic east and west elevations of the building in mass, scale, materials proposed addition are generally and color. For elevations visible compatible with those found on from public streets, the historic houses. Amount of glazing at relationship of solids to voids in north (rear) elevation may not be the exterior walls should also be appropriate. Review details at Ldrc. compatible. Agenda Item # 6A Page 18 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Reflect the original symmetry or Symmetry of massing and asymmetry .4 Yes asymmetry of the historic of fenestration on the secondary building . elevations of original house is reflected in the proposed design of the addition. Preserve the vertical and Horizontal proportion of the original .5 Yes horizontal proportion of a house is preserved. building's mass. 4.4 Compatibility with Historic Site and Setting Additions should be designed and located so that significant site features, including mature trees, are not lost or obscured. The size of the addition should not overpower the site or dramatically alter its historic character. Meets Guideline Analysis Guideline? Design new additions so that the Character of the long, narrow site .1 Yes overall character of the site, site will be maintained. Some mature topography, character-defining site trees may be removed. features and trees are retained. Locate new additions on an Addition is at the rear of the .2 inconspicuous elevation of the historic house but will be visible to Yes historic building, generally the rear the public along Mapleton Avenue. one. Locating an addition to the This is the only face of the building front of a structure is inappropriate practical to construct an addition. because it obscures the historic facade of a building. Respect the established orientation Addition does not affect historic .3 Yes of the original building and typical orientation and alignments of the alignments in the area. building along the streetscape. Preserve a backyard area between Building coverage of the addition .4 Maybe the house and the garage, and proposed new garage have maintaining the general proportion been reduced 9 percent and will of built mass to open space found maintain the general proportion of within the area. See Guideline built mass to open space found in 2.1.1. the area. Agenda Item # 6A Page 19 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue 4.5 Key Building Elements Roofs, porches, dormers, windows and doors are some of the most important character- defining elements of any building. As such, they require extra attention to assure that they compliment the historic architecture. In addition to the guidelines below, refer also to Section 3.0 Alterations for related suggestions. Meets Guideline Analysis Guideline ? Maintain the dominant roofline Lower than the existing house, the Yes .1 proposed addition will not affect the and orientation of the roof form roofline of the historic house when to the street. viewed from the street. Rooflines on additions should be Roofline of addition is lower than Yes .2 that of the main house. lower than and secondary to the roofline of the original building. The existing roof form, pitch, The pitch of the gable roof of the .3 Yes addition is slightly shallower than eave depth, and materials should the roof of the historic house, be used for all additions . however the forms are complimentary. Maintain the proportion, general The window pattern of the historic Yes .5 house are symmetrical on the façade style, and symmetry or and asymmetrical on the secondary asymmetry of the existing elevations. This window pattern is window patterns. reflected in the proposed east and west elevations. The symmetry of the rear elevation fenestration is in keeping with the character of the house. Use window shapes that are Fenestration on east and west .6 Yes elevations follow same relationship found on the historic building. in terms of placement and Do not introduce odd-shaped proportion. windows such as octagonal, triangular, or diamond-shaped Agenda Item # 6A Page 20 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue MAPLETON HILL DESIGN GUIDELINES MAJOR EXTERIOR RENOVATION, ADDITIONS AND SECOND STORIES, T. F. Massing While the specific details of the historic architectural styles of Mapleton Hill vary considerably, the most significant and identifiable feature of a building is its massing. Buildings of Italianate styling are square and vertical. Bungalows are low and rectangular, while Queen Anne styling is asymmetrical with many projections and details. Replication of stylistic detailing is not encouraged or necessary, however, the form which defines the building, should be respected. Meets Guideline Analysis Guideline? Any addition to a building should The proposed addition, which will 1. Yes preserve the existing symmetry or have minimal visibility from asymmetry. Mapleton Ave., will not impact the asymmetry of the main house. The original form of the building will be discernible from the alley. The vertical or horizontal proportion The addition will not negatively 2. Yes impact the horizontal proportion preserved. of the Craftsman Bungalow design when viewed from Mapleton Avenue and the alley. T. Major Exterior Renovation, Additions and Second Stories. Large additions and additional stories to a building frequently change the character of the structure. The diversity that characterizes the historic district is a result of the variety in the sizes of buildings and the differing architectural styles. A design response that respects this diversity is most appropriate. Meets Guideline Analysis Guideline? New additions should be designed and Addition proposed at rear of .4 Yes constructed so that the character- historic building; character defining features of the historic building defining garage is proposed to be are not radically changed, obscured, preserved, but distance between damaged or destroyed in the process of garage and addition should be rehabilitation. increased. New design and construction should The simple, one, story, gabled .5 Yes always be differentiated from older roof addition will be clearly Agenda Item # 6A Page 21 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue portions of a building; however, the differentiated and compatible addition should respect the existing roof with the existing roof form, forms, and building scale and massing. building scale and massing. General Design Guidelines 7. GARAGES & OTHER ACCESSORY STRUCTURES 7.1 Existing Historic Accessory Buildings A primary concern of the Landmarks Board in reviewing proposed changes in historic districts is the protection of existing historic accessory structures and the character of the site and district. : : GUIDELINESANALYSISCONFORMS Retain and preserve garages and .1 Existing attached garage is to be Maybe accessory buildings that contribute to preserved; however, the impact of the overall character of the site or the addition on the east elevation district. of the stone garage is not clear. The east wall and eaves of the garage should be retained. Resolve at the Ldrc. Retain and preserve the character- .2 Existing attached garage is to be Maybe defining materials, features, and preserved; the east wall should be details of historic garages and preserved and the eaves of garage accessory buildings, including roofs, should not be altered. Historic materials, windows, and doors. doors should be maintained. Review details at Ldrc. Mapleton Hill Historic District Guidelines ALLEYS, EASEMENTS and ACCESSWAYS D. Alleys are a strong visual element of the district, and have much variety of scale and detail. They play an important role in the development patterns that give the more visible areas their character. Alleys provide access to rear parking and garages. They have a varied edge quality, with buildings both on the property lines and set back. The size and quality of these accessory buildings varies considerably. Careful consideration should be given to changes in traditional uses. Guidelines: Analysis: CONFORMS? The use of alleys to provide access to the 1. Access to garage from alley will rear of properties should be preserved. be maintained. Yes Agenda Item # 6A Page 22 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Efforts should be made to protect the 2. Proposed garage will be Yes variety of shape, size and alignment of approximately 336 sq. ft. in size. buildings along the alleys. Alleys should maintain a human scale and be sensitive to pedestrians. Historic attached garage is to be Buildings such as garages, sheds, etc. 3. Yes preserved; review details at which contribute to this variety should Ldrc. be retained in their original form whenever possible. Efforts should be made to maintain the 5. New garage may obscure Maybe character of the alleys in the District. visibility into the back yard. GARAGES, CARPORTS AND ACCESSORY BUILDINGS P A variety of accessory buildings has been adapted for use as garages in the Mapleton Hill Historic District. Whether carriage houses or sheds, these structures have certain similarities. They are plain and utilitarian and are located at the rear of the property on the alley. Materials and building elements are varied. Guideline: Consistency: If an existing structure is to be used as Treatment of east wall of historic Maybe .1 a garage the historic character of the garage s unclear; wall and eaves, building should be respected. As few and historic doors should be changes as possible should be made. maintained. Review details at Ldrc. 7.2 New Accessory Buildings New accessory buildings should follow the character and pattern of historic accessory buildings. While they should take design cues from the primary buildings, they must be subordinate in size, massing, and detailing. Alley buildings should maintain a scale that is pleasant to walk along and comfortable for pedestrians. Location and Orientation It is inappropriate to introduce a new garage or accessory building if doing so No significant buildings or features will detract from the overall historic to be removed to make way for character of the principal building, and .1 Yes garage. Temporary Tuff Shed will the site, or if it will require removal of a be removed. significant historic building element or site feature, such as a mature tree. New garages and accessory buildings The proposed garage will take should generally be located at the rear of .2 Yes access from the alley. the lot, respecting the traditional Agenda Item # 6A Page 23 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue relationship of such buildings to the primary structure and the site. Proposed two-car garage will have Maintain adequate spacing between 16 will accessory buildings so alleys do not .3 Yes obscure some of the visibility into evolve into tunnel-like passageways. the yard from the alley. Preserve a backyard area between the Plans have been revised to reduce house and the accessory buildings, the size of the garage and addition; maintaining the general proportion of .4 current configuration will maintain Yes built mass to open space found within the general proportion of built mass the area. to open space found in the area. Mass and Scale New accessory buildings should take Pitch of proposed garage roof design cues from the primary building .5 similar to that of existing attached Yes on the property, but be subordinate to it garage. Review at Ldrc. in terms of size and massing. New garages for single-family residences should generally be one story tall and Proposed one-car garage is one- shelter no more than two cars. In some .6 Yes story in height. cases, a two-car garage may be inappropriate. Roof form is complementary to the Roof form and pitch should be .7 existing attached garage at the rear Yes complementary to the primary structure. of the house. Materials and Detailing Accessory structures should be simpler As shown, garage is simpler than in design and detail than the primary .8 main house in design, material, and Yes building. detailing. Materials for new garages and Proposed materials (wood siding, accessory structures should be windows, and doors) will be compatible with those found on the .9 compatible with character of Yes primary structure and in the district. historic district. Review details at Vinyl siding and prefabricated Ldrc. structures are inappropriate. Windows, like all elements of accessory Proposed design appears structures, should be simpler in compatible in terms of window .10 Yes detailing and smaller in scale than type, size and detailing with similar similar elements on primary structures. elements on the primary building. Garage doors should be consistent with Garage doors appear to be the historic scale and materials of .12 consistent in terms of scale and Maybe traditional accessory structures. Wood materials. Review final details at Agenda Item # 6A Page 24 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue is the most appropriate material and Ldrc. two smaller doors may be more appropriate than one large door. It is inappropriate to introduce features Proposed design does not attempt or details to a garage or an accessory .13 to recreate a false historic Yes building in an attempt to create a false appearance. historical appearance. Carports are inappropriate in districts where their form has no historic .14 Carport not proposed. N/A precedent. Constructed about 1920, the Craftsman Bungalow house at 735 Mapleton Avenue was built within the period-of-significance for the Mapleton Hill Historic District and, while somewhat altered, retains a high degree of historic integrity and, as such, staff considers it to be contributing. Staff considers that steps have been taken to ensure that the mass and scale will not impact the historic character of the main house when viewed from Mapleton Avenue and the alley. The simple, gable-roof addition is clearly differentiated from the historic portion of the house in terms of scale, massing and materiality. The treatment of the east elevation of the historic garage is unclear; the walls, roof and garage door should be retained and protected. The simple, one-car garage does not detract from the character of the alley. Pending review by the Landmark design review committee, staff considers the proposed construction of an addition and new garage will be generally General consistent with the Historic Preservation Ordinance, Section 4 of the Design Guidelines Mapleton Hill Design Guidelines. and Sections F and T of the As such, staff considers issuance of a Landmark Alteration Certificate for the proposed addition to the contributing house, construction of a new garage to be General Design consistent with the Historic Preservation Ordinance, the GuidelinesMapleton Hill Historic District Guidelines , and the . As such, staff finds the application consistent with Section 9-11-18 (a) & (b)(1-4), B.R.C. 1981, the General Design GuidelinesMapleton Hill Historic District Design Guidelines , and the , provided the listed conditions are met. Agenda Item # 6A Page 25 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue FINDINGS: Provided the conditions outlined in the staff recommendation are met, staff recommends that the Landmarks Board approve the application and adopt the following findings: 1.The proposed new construction will meet the standards in Section 9- 11-18 of the Boulder Revised Code 1981. 2.The proposed construction will not have an adverse effect on the value of the landmark property, as it will be generally compatible in terms of mass, scale, or orientation with other buildings in the district. 3.In terms of mass, scale, and orientation, the proposal will be generally General consistent with Section 9-11-18(a) & (b)(1)-(4) B.R.C.1981, the Design GuidelinesMapleton Hill Historic District Design , and the Guidelines. ATTACHMENTS: A: Plans reviewed by the Landmarks Board on Sept. 3, 2014 rd B: Tax Assessors Card C: Photographs D: Agenda Item # 6A Page 26 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Attachment B: Historic Building Inventory and Tax Assessors Card Agenda Item # 6A Page 27 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 28 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 29 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 30 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 31 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 32 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Attachment C: Current Photographs 735 Mapleton Ave., view of south (front) elevation, 2014. 735 Mapleton Ave., view of west elevation, 2014. Agenda Item # 6A Page 33 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue 735 Mapleton Ave., southeast corner, 2014. 735 Mapleton Ave., view of east elevation, 2014. Agenda Item # 6A Page 34 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue View of North (rear) elevation, 2014. View of garage at 735 Mapleton Ave., 2014. Agenda Item # 6A Page 35 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue 735 Mapleton Ave., view of South elevation with 745 Mapleton Ave. on the right, 2014. 735 Mapleton Ave., view of South elevation with 711 Mapleton Ave. and 707 Mapleton Ave. on the left, 2014. Agenda Item # 6A Page 36 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue View of 700 block of Mapleton Ave. looking west, 2014. View of 700 block of Mapleton Ave. looking east (Mapleton Hill school in background), 2014. Agenda Item # 6A Page 37 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue View of south side of 700 block of Mapleton Ave. looking directly out from 735 Mapleton Ave. 735 Mapleton Ave., view into property from alley, 2014. Agenda Item # 6A Page 38 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue View of alley looking east, 735 Mapleton Ave. on right, 2014. View directly across the alley, 730 Maxwell on left and 2433 8 St. on right, 2014. th Agenda Item # 6A Page 39 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Attachment D: Attachment A: Previous Plans Reviewed by the Landmarks Board on Sept. 3, 2014 rd Agenda Item # 6A Page 40 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 41 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 42 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 43 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 44 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 45 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 46 Memo to the Landmarks Board Re: Landmark Alteration Certificate, 735 Mapleton Avenue Agenda Item # 6A Page 47