6B - 12.03.14 Memo - 1029 Broadway
M E M O R A N D U M
December 3, 2014
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Angela Smelker, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate to alter windows to create an entrance at the
north (primary) elevation of 1029 Broadway St. (pending
landmark), per section 9-11-18 of the Boulder Revised Code
(HIS2014-00354).
STATISTICS:
1.Site: 1029 Broadway, Evans Scholars Building
2.Designation: Individual Landmark (pending)
3.Zoning: RH-5 (Residential High Density-5)
4.Lot Size: 12,596 square feet
5.Applicant: Catherine Quintero, Burkett Design
6.Owner: Evans Scholar Program
STAFF RECOMMENDATION:
, if the applicant complies with the conditions listed
below, the alteration will be generally consistent with the conditions specified in
General Design Guidelines,
Section 9-11-18, B.R.C. 1981, the Staff recommends that
the Landmarks Board adopt the following motion:
I move to adopt the staff memorandum dated December 3, 2014, as findings of the board,
and approve a Landmark Alteration Certificate for the proposed alteration shown on
plans dated 09/16/2014, finding that it generally meets the standards for issuance of a
Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981, subject to the
following conditions:
Agenda Item # 6B Page 1
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for making modifications to the north
face of the building in compliance with the approved plans dated
09/16/2014, 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) Locates the entrance to the west side of the north addition;
(B) Revises the replacement of non-historic windows on the north
addition to more closely replicate the appearance of the screened in
porch visible in the 1930s photograph;
(C) Eliminates the proposed new windows and door at the north wall
of the main building;
3. The Landmarks design review committee shall review details of the
remodel, including doors and window details, moldings and proposed
insets, paint colors, and any associated hardscaping to ensure that the
General Design Guidelines
approval is consistent with the and the historic
preservation ordinance.
SUMMARY:
The building was constructed for the Beta Kappa chapter of the Phi
Gamma Delta fraternity in 1918 and, in 1968, purchased by the Evans
Scholar program that currently owns the property.
An application to landmark the property was received on March 20, 2014
in coordination with a Site Review application to add to the south end of
the building and request a parking reduction.
Boulder Valley Comprehensive Plan
Section 2.24 of the states that historic
architectural properties should be preserved if subject to discretionary
review. In this case, the property is subject to Site Review. The landmark
designation is pending and will go forward if the Site Review approval is
granted by the Planning Board
Designs for the proposed two-story addition have been reviewed and
approved with conditions by the Landmarks design review committee
(Ldrc). Design details and final approval of the addition are pending.
Agenda Item # 6B Page 2
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
The proposal to change window openings to doors on the north (primary)
elevation of the building to create an entrance was referred for consideration
to the full Landmarks Board by the Ldrc on August 5, 2014.
recommendation to approve the proposed alteration is based upon the
understanding that the stated conditions will be reviewed and approved by
the Landmarks design review committee (Ldrc) prior to the issuance of a
Landmark Alteration Certificate.
PROPERTY HISTORY:
The property at 1029 Broadway is located on a 12,596 square foot polygon-
shaped lot at southeast corner of 15 St. and Broadway. An alley runs along the
th
east edge of the property. It is located in the potential University Hill Historic
District.
Figure 1. Location Map, 1029 Broadway
This property was originally addressed as 1500 South Broadway and first
appears on Sanborn Fire Insurance Maps in 1931. The street address changed to
1029 Broadway in 1943.
Agenda Item # 6B Page 3
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
Figure 2. 1931 Sanborn map of 1500 (later 1029) S. Broadway.
Robert Urquhart bought the property in 1894 from the Denver & Boulder Land
Investment Co. In 1911, the property was purchased by Hattie M. Swaisgood,
who worked at Turnure-Swaisgood Shoe Co., and was married to William, a
Boulder Post Office employee. In 1916, Hattie sold the property to the Beta
Kappa Association. The building is listed for the first time in the 1918 City
Directory, which coincides with the date of construction of the building listed on
the Tax Assessor Card. The building was constructed for the Beta Kappa chapter
of the Phi Gamma Delta fraternity.
Figure 3: 1029 Broadway, Northeast corner, 1930s
Agenda Item # 6B Page 4
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
The Beta Kappa society was organized at the University of Colorado in 1912, and
they moved into the house in 1918.
November 12, 1930, an article describing the interior and exterior of their house
The Beta Kappa Association owned the house until 1968. Many members were
noted for being varsity football players, and during the mid 1960s, the building
freshman at the University, died when a fire broke out in the house in 1944.
Figure 4: 1029 Broadway,Tax Assessor Card photograph c.1949.
In 1968, the Evans Scholars Foundation purchased the property. Created in 1929
by legendary golfer Chick Evans, Jr., the foundation provides college
scholarships to golf caddies. In 1940, the Evans Scholar foundation established its
first chapter house at Northwestern University. Today, there are a total of 14
chapter houses at universities across the United States. When received, the
scholarship provides full tuition and housing. The recipients are selected based
on their caddie record, academic achievement, and financial need. At the Evans
Scholarship Houses, the students live and work together, elect their own officers,
and participate often in community service and in university programs.
Agenda Item # 6B Page 5
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
The Evans Scholars Foundation continues to own the building today. They have
been careful stewards of the building for over 40 years.
DESCRIPTION:
The two and a half story building was built in 1918 and is an example of Dutch
Colonial Revival influenced architecture reflected in its gambrel roof,
pedimented dormers, and evenly spaced windows. The building has an off-
center entrance with a stone stoop and wrought iron balustrade. Two sets of
three double-hung windows flank each side of the entrance. These windows
share a lintel. Single double hung windows are evenly placed on the rest of the
facade. All windows on the building have stone sills. Seven pedimented dormers
are located on the north face of the roof and feature one-over-one light windows
along the façade.
Figure 5: Façade, 1029 Broadway, 2014.
One-story additions are located on the east and west elevations. The west
addition was constructed prior to 1931 and may have been a porch that was later
enclosed. It is constructed of similar stone as the original building and features
similar stone lintels and banding. The east extension was constructed in 1953 and
incorporated a stone rubble wall that extends from the bu
The east addition is clad in sandstone and features three aluminum clad
windows. The building has a stone foundation and stone chimneys.
The 1991 Historic Building Inventory Form indicates that the building to have
been moderately altered over the years. The entrance originally had a
pedimented hood supported by columns, and the stoop has been altered. The
form also indicated that a balustrade is missing on the second story balcony on
the northern extension. The original divided-light windows have been replaced
with double-hung windows. The Historic Building Inventory Form indicates that
Agenda Item # 6B Page 6
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
See Attachment B:
the building may be eligible for local landmark designation.
1987 Historic Building Inventory Form.
Figure 6: north elevation, from Broadway and 15 Street, 2014.
th
Figure 7: northwest corner from 15 Street
th
Agenda Item # 6B Page 7
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
PROPOSED REHABILITATION AND ADDITION TO HISTORIC HOUSE
The property is located on a polygonal property that is oriented on a northeast
axis. For the purposes of this review, the long elevation facing Broadway is
considered the east elevation (façade) and the elevation along 15 St. is
th
considered to be the north elevation. The elevation facing the alley is the south
elevation and the rear elevation is considered be the west elevation. The
proposed replacement of windows and shingles on the main portion of the
building are not part of this review.
The proposal calls for the north wall of the north one-story addition to be altered
to provide for a single, main entrance to the building.
East Elevation (façade)
North Elevation
th
(facing 15 St.)
Figure 8: Proposed site plan
The north (15 Street) elevation of the building is highly visible and from both
th
15 Street and when approaching on Broadway from the north. The 1931
th
see
Sanborn Map shows the north addition and it appears in early photographs (
figures 2 & 3)
. Given the high visibility of this face of the building, staff has
primary,General
concluded that it should be characterized as as defined in the
Design Guidelines
:
The front or principal elevations of a building that face a public right-of-way or
other important public space such as a park. Typically, the façade of a building is
Agenda Item # 6B Page 8
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
the most prominent elevation and will contain character defining doors and/or
windows.
While the east elevation is the façade and all faces of this building have relatively
high visibility, the location of the north addition on the corner of 15 Street and
th
Broa
analysis assumes that this face of the building is primary.
Figure 9: north elevation windows
Currently, the north wall of the north addition is fenestrated with two banks of
double hung windows which appear to have been replaced within the last
twenty years and are not historic. While the windows appear to be replacements,
See figure
the openings appear to be original to the construction of this addition (
3
).
Agenda Item # 6B Page 9
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
Figure 10: north elevation, from Broadway and 15 Street, 2014.
th
Figure 11: Proposed West elevation
Modifications to this face include remodeling the east bank of windows to
provide for a single door and side
of the stair are shown to be constructed of random ashlar bisected by a stone
string course marching the masonry on the north addition. The east bank of
Agenda Item # 6B Page 10
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
windows on the north face are shown to be replaced with 30-light casement sash
and a bank of four new window openings with 15-over-one, double hung sash to
be installed at the west side of the north addition, next to the proposed ADA
ramp. The area immediately north of the new stair is shown to be paved with
pervious pavers.
Figure 12: west face of north addition
Agenda Item # 6B Page 11
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
Figure 13: west face of north addition
Drawings of the west face of the north addition call for removal of windows and
enlarging of the openings to provide for an accessible entrance that will be
accessed via and Americans with Disabilities (ADA) compliant ramp. Given the
location of this elevation at the rear of the building, but still very visible from 15
th
secondaryGeneral
Street, Staff considers that it should be characterized as per the
Design Guideline
definition which reads:
Typically the side of a building that has less public visibility, and may have fewer
significant character defining features than on a primary elevation. An elevation
that has visibility from an alley may be considered a secondary elevation.
secondary.
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.
Agenda Item # 6B Page 12
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
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 a
historic district?
Staff considers that locating a new entrance at the primary north elevation of the
addition would damage the architectural character of the building, but finds that
locating a new entrance at the west face of the north addition would preserve the
architectural features of the landmark property (pending)
to increase the prominence of the north entrance could be achieved through
landscape modifications and signage.
2. Does the proposed application adversely affect the special character or special
historical, architectural, or aesthetic interest or value of the district?
The staff finds that, provided the listed conditions are met as outlined in 1)
above, the proposed application will not adversely affect the special character or
special historic, architectural, or aesthetic interest or value of the landmark
General Design Guidelines
property as it will be generally compatible with the in
terms of
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
modifications will be generally compatible with the landmark property (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.
Agenda Item # 6B Page 13
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
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:
Windows
3.7
Windows, the elements that surround them, and their relationship to one another are one
of the most important character-defining elements of a historic building and should be
preserved. Improper or insensitive treatment of the windows on a historic structure can
seriously detract from its architectural character. Windows on facades visible from public
streets, particularly the front façade, are especially important.
Retain and preserve existing
The windows on the north face Maybe
.1
historic windows including their
are relatively recent replacements.
functional decorative features . . . In
While the design guidelines are
some cases, it might be appropriate
not explicit on this matter, the
to use window elements from the
changing of historic openings or
side or rear elevations to repair
introduction of new openings
those on the front.
have been assessed using the
window matrix in 3.7.5 of the
General Design Guidelines
.
Preserve original window (and Proposed change of windows to No
.2
door) locations; do not move from
door and new windows and
their historic placement.
openings on highly visible north
face of building is inconsistent
with this guideline. Consider
locating new entrance next to
proposed ADA entrance at less
visible west side and revising plan
to eliminate new window
openings at north face of main
building. Doing so will preserve
the historic fenestration on this
Agenda Item # 6B Page 14
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
face of the building. Review at
Ldrc
Location of windows (and doors) is Proposed change of openings at No
.6
important in assessing their
north face of addition and new
significance to a historic building.
windows and window openings
In general, the more important the
should be considered given their
elevation is located the less likely it
high visibility. Consider replacing
is changes will be appropriate.
non-historic windows at north
Elevations will be categorized as
addition with sash in character
primary, secondary, or primary.
with single-light windows to
more closely replicate the historic
condition which in historic
photographs appears to have been
a screened in porch area.
Eliminate new window openings
at north face of main building.
Review at Ldrc.
3.8 Doors
Front doors and primary entrances are among the most important elements of historic
buildings. The original size and proportion of a front door, the details of the door, the door
surround, and the placement of the door all contribute to the character of the entrance.
Retain and preserve the Main entrance on Broadway will
.2
functional, proportional and
be retained, but will not function. No
decorative features of a primary
Locating new entrance at north
entrance. These features include
addition will visually compete
the door and its frame, sill, head,
with historic entrance to building.
jamb, moldings, and any flanking
Consider locating new entrance to
windows.
building at west face of north
addition next to proposed ADA
ramp. Review at Ldrc.
Windows in additions and new Proposed replacement windows No
.10
buildings should reflect window
in north addition should more
patterns and proportions of the
closely match appearance of
existing . . . for elevations visible
screened in porch. Proposed 30-
from public streets, relationship of
light windows do not approach
voids to solid should also be
this appearance. Consider
compatible.
replacing windows with single
light casement sash visible in
1930s view of the building.
Review at Ldrc.
Symmetry or asymmetry of
Symmetry of fenestration of No
.13
openings should be maintained.
fenestration on north face of north
Agenda Item # 6B Page 15
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
addition will be changed by
proposal.
8.8 Americans with Disabilities Act. Meets Guidelines?
Places of public accommodation are required to provide access under provisions of the ADA. In
the case of historic buildings, provisions for using alternative measures exist if the property is
historically or architecturally significant. When changes are necessary, careful consideration
must be given to how changes can be incorporated without compromising the integrity of the
historic building.
Provide barrier free access that
Proposed location of ADA ramp
.1 Yes
promotes independence for the
and entrance at west (secondary)
disabled to the highest degree
elevation of north addition
practicable, while preserving
appropriate in proving barrier-
significant historic features.
free access without negatively
affecting historic character of the
property.
The appearance of ramps should not
Location of ramp at west face of
.2 Yes
significantly detract from the
north addition will not detract
historic character of the building.
from the historic character of the
property.
If the addition of accessibility Proposed ramp appears relatively
.3 Yes
improvements negatively impacts
reversible.
significant historic elements, these
improvements should be designed to
be reversible.
Staff considers the proposed location of a new entrance at the north elevation of
the north addition inappropriate given the high visibility of this face of the
building. Likewise the introduction of new window openings at the north wall of
the main portion of the building is also inappropriate and would change the
essential character of this highly visible face of the building. The replacement of
the non-historic windows with 30 light casement sash on this face of the building
is also inappropriate give that this portion of the building appears to have been a
screened in porch area accessible only from the interior.
Staff recommends that the applicant consider location the new entrance at the
west (secondary) elevation of the addition next to the proposed ADA entrance.
While this will result in a visual change to the building, it will be much less
impactful. The remaining non-historic windows on the north addition should be
replaced with single light casement sash which more closely mimic the
Agenda Item # 6B Page 16
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
appearance of the screened in porch visible in the 1930 photograph of the
building. Staff considers that these modifications to the design including details
of the new stair and ramp construction, new doors and windows and associated
hardscaping should be reviewed and approved by the Landmarks design review
committee.
PUBLIC COMMENT
Staff has received no public comment regarding this case.
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 meets the standards in 9-11-18 of the
Boulder Revised Code.
2.The proposed modifications to the property will not have an adverse
effect on the value of the landmark property, as it will be generally
compatible with the character of the landmark (pending).
3.In terms of fenestration and detaining the modifications to the north
addition of the building will be generally consistent with Section 9-11-
General Design Guidelines
18 B.R.C., Sections 3.7, 3.8, and 8.8 of the .
ATTACHMENTS:
A: Tax Assessors Card
B: Photographs
C: Plans
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Re: Landmark Alteration Certificate for 1029 Broadway
Attachment A: Tax Assessors Ca
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Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
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Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
1029 Broadway Tax Assessor Card photograph, c. 1949
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Re: Landmark Alteration Certificate for 1029 Broadway
Attachment B: Photographs
1029 Broadway, northeast corner, 2014.
1029 Broadway, close up of front entrance, 2014.
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Re: Landmark Alteration Certificate for 1029 Broadway
1029 Broadway, east elevation, 2014.
1029 Broadway, close up of east elevation, 2014.
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Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 1029 Broadway
1029 Broadway, south (rear) elevation, 2014.
1029 Broadway, east elevation, 2014.
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1029 Broadway, south elevation of 1953 addition, 2014.
1029 Broadway, basketball court on south side of property, 2014.
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1029 Broadway, northeast view of property. Broadway on left, 15 St. on right, 2014.
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1029 Broadway, looking east down 15 St. 1029 Broadway on right, 2014.
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Attachment C: Plans
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Re: Landmark Alteration Certificate for 1029 Broadway
Existing Site Plan
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Proposed Site Plan
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Conceptual Site Plan
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Existing Building Photos
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Proposed plan for East and West Elevations
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Proposed plans for North and South elevation with Option A: Stucco
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Proposed North and South Elevation with Option B: Stone
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Perspective- Option B Entrance
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Attachment D: Project Description Letter from Applicant
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Memo to the Landmarks Board
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Memo to the Landmarks Board
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