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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 Agenda Item # 6B Page 17 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Attachment A: Tax Assessors Ca Agenda Item # 6B Page 18 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Agenda Item # 6B Page 19 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway 1029 Broadway Tax Assessor Card photograph, c. 1949 Agenda Item # 6B Page 20 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Attachment B: Photographs 1029 Broadway, northeast corner, 2014. 1029 Broadway, close up of front entrance, 2014. Agenda Item # 6B Page 21 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway 1029 Broadway, east elevation, 2014. 1029 Broadway, close up of east elevation, 2014. Agenda Item # 6B Page 22 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway 1029 Broadway, south (rear) elevation, 2014. 1029 Broadway, east elevation, 2014. Agenda Item # 6B Page 23 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway 1029 Broadway, south elevation of 1953 addition, 2014. 1029 Broadway, basketball court on south side of property, 2014. Agenda Item # 6B Page 24 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway 1029 Broadway, northeast view of property. Broadway on left, 15 St. on right, 2014. th 1029 Broadway, looking east down 15 St. 1029 Broadway on right, 2014. th Attachment C: Plans Agenda Item # 6B Page 25 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Existing Site Plan Agenda Item # 6B Page 26 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Proposed Site Plan Agenda Item # 6B Page 27 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Conceptual Site Plan Agenda Item # 6B Page 28 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Existing Building Photos Agenda Item # 6B Page 29 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Proposed plan for East and West Elevations Agenda Item # 6B Page 30 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Proposed plans for North and South elevation with Option A: Stucco Agenda Item # 6B Page 31 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Proposed North and South Elevation with Option B: Stone Agenda Item # 6B Page 32 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Perspective- Option B Entrance Agenda Item # 6B Page 33 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Attachment D: Project Description Letter from Applicant Agenda Item # 6B Page 34 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Agenda Item # 6B Page 35 Memo to the Landmarks Board Re: Landmark Alteration Certificate for 1029 Broadway Agenda Item # 6B Page 36