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