Item 5B - 2303 Bluff StM E M O R A N D U M
March 2, 2016
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
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application for a
Landmark Alteration Certificate to construct a 397 sq. ft.
one-car garage at the Landmarked Perry White property
located at 2303 Bluff St. , per section 9-11-18 of the Boulder
Revised Code 1981 (HIS2014-00172).
STATISTICS:
1.Site:2303 Bluff St.
2.Zoning:RMX-1 (Residential-Mixed 1)
3.Lot size:8,363 sq. ft.
4.Existing House:2,578 sq. ft.
5.Proposed Garage:397 sq. ft.
6.Applicant/Owner:Steve Montgomery, Madeline
Vogenthaler
7.Date of Construction:1875
STAFF RECOMMENDATION:
If the applicant complies with the conditions listed below, staff considers the
proposed construction of a new one-car garage on the property will be generally
consistent with the conditions specified in Section 9-11-18, B.R.C. 1981, and the
General Design Guidelines. Staff recommends that the Landmarks Board adopt the
following motion:
I move that the Landmarks Board adopt the staff memorandum dated March 2nd, 2016, as
the findings of the board and approve a Landmark Alteration Certificate for the proposed
construction and relocation shown on plans dated 03/02/2016, finding that they
generally meet 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 # 5B Page 1
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
CONDITIONS OF APPROVAL
1. The applicant shall be responsible for constructing a new one-car garage
in compliance with the approved plans dated 03/02/2016, 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 revise plans to:
a. Eliminate the half-timbered motif at the portico;
b. Change the man door windows to single light; and
c. Show a reduced amount of driveway/paving area and the use of
crusher fines or similar in front of the garage.
3. 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 hardscaping on the property to ensure that the approval is
consistent with the General Design Guidelines and the intent of this
approval.
SUMMARY:
• On January 20, 2016 the Landmarks design review committee (Ldrc)
reviewed and issued a landmark alteration certificate for the property calling
for modifications to remodel the attached garage to living space and to
relocate the curb cut north on the property.
• On January 11, 2016, the applicant submitted Landmark Alteration Certificate
to construct a new 397 sq. ft. garage on the property at 2303 Bluff Street.
Because the application calls for new free-standing construction over 340 sq.
ft., review by the Landmarks Board is required.
• Staff finds the proposed new construction to be generally consistent with the
criteria for a Landmark Alteration Certificate found at Section 9-11-18, B.R.C.
1981, and the General Design Guidelines.
• This recommendation is based upon the recommendation that, pursuant to
the conditions of approval, 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:
Agenda Item # 5B Page 2
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Figure 1. 2303 Bluff St. Tax Assessor Card photograph 1929.
Photograph Courtesy the Carnegie Branch Library for Local History.
Constructed in 1875, the Perry White House is one of the earliest extant buildings
in Boulder. The 1994 Landmark designation documentation for the Perry White
House describes the property’s first owners:
This building is significant for its association with Perry White. Perry White and his
wife Rachel Barlow White came to Colorado in 1860 by wagon train and homesteaded on
land five miles west of Longmont at a way station called Pella. Here they planted fruit
trees, berry bushes and a truck garden around their log house. White, together with
George Webster, is credited with starting the first tree nursery in the area. He also had
interests in mines near Springdale and in Leadville. In 1874, Perry sold his farm and
bought land from Granville Berkley, Sr. and built this house at 2303 Bluff Street, then
some distance from the town of Boulder. White planted an orchard and vegetable garden
on the property. The Rachel White sold the house in 1891 and moved to 1824 17th Street
(since demolished) where she lived until her death.
The Whites had four daughters: Safronia, Alice, Clarissa, and Mariette. Clarissa Barlow
White married Granville Berkley, Jr. in 1869, a prominent Boulder pioneer. Granville
established and operated Boulder's first ice business at 2108 Walnut Street.
This house was built in 1875 when this area was located outside of the city limits. As
late as 1931, this house was located at the edge of the city limits. The house is a visual
landmark on Bluff Street and represents the type of rural development which took place
in what was fareast Boulder during the 1870's.
Agenda Item # 5B Page 3
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
DESCRIPTION:
The property is located on the north side of Bluff St. between 23rd and 24th Streets,
in the East Boulder addition to the city in the Whittier neighborhood, an
identified potential local historic district. The approximately 2,578 sq. ft. house is
located on an 8,363 sq. ft. lot.
Figure 3. Location Map, 2303 Bluff St.
The "T-shaped" brick and stone house has steep side and cross gables. Unusual
decorative molded concrete keystones are found above what used to be the
house's two front doors. One keystone depicts a woman's face with a small fruit
and flower basket above her head. The other keystone depicts a man's face with
a basket of large fruit above his head. Other window and door decorations are
simple keystones. The corners of the house display decorative quoining. The
front porch has simple wooden balustrades.
There have been minor alterations to the house over time. In the 1920's, a rear
addition with lap siding was added to the original house. In the 1960's, the lap
siding was covered with cedar shingles. Dormers were added to the front and
west elevations sometime during the 1960's or 1970's. In the 1960's, a sun deck
was added above the front porch. The front elevation of the house used to have
two doors; the door to the west was converted to a bay window in the 1970's. In
1985 an attached garage was added to the rear of the house; this addition
incorporated the molded keystone and quoin elements found on the original
house. In 1993, the attic of the attached garage was converted to living space and
Agenda Item # 5B Page 4
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
a new dormer was added to the west elevation. (Source: City of Boulder
Building Permit History.)
While there have been numerous alterations to the house, the original structure is
still preserved and clearly delineated from newer additions. Perhaps the most
compromising alterations are those made to the front porch. These alterations,
however, have the potential for restoration.
Figure 4. South (front) elevation of 2303 Bluff St., 2016.
Agenda Item # 5B Page 5
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Figure 5. West elevation of 2303 Bluff St., 2016.
PROPOSED ADDITION
Drawings show a 397 sq. ft. garage to be constructed at the northeast corner of
the existing 2,578 sq. ft. house. The 1985 garage addition is located in the north
wing of the house and taking access from 23rd Street. In January of 2016, the Ldrc
approved remodeling the rear addition of the house to provide for more living
area and relocating the curb cut north on the property.
The floor area of the existing house is calculated to be approximately 2,578 sq. ft.
with the estimated lot coverage estimated at 1,639 sq. ft. on the 8,363 sq. ft. lot.
The application states with the proposed garage, the total floor area (FAR) for the
will be 2,975 sq. ft. where the maximum floor area for this property is 4,081 sq. ft
Agenda Item # 5B Page 6
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Figure 7. April 4th, 2015 (left) and Proposed Site Plans (right). Not to scale
In plan, the southeast corner of the proposed garage is shown to be located
approximately 8’ from the northwest corner of the house. A large concrete
driveway/apron is shown to link the garage to the new curb cut.
Figure 8. Proposed West Elevation
Agenda Item # 5B Page 7
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Figure 9. Proposed South Elevation (façade)
Figure 10. Proposed North Elevation (façade)
Figure 11. Proposed East Elevation
Agenda Item # 5B Page 8
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Figure 12. Proposed Northwest View
2303 Bluff St. New Garage
Figure 13. Proposed View from Bluff St.
Elevations show the 397 sq. ft. one-car garage to be simply designed with a gable
roof with pitch similar in proportion to the main house. The west face of the
garage is shown to be located approximately 50’ east of the west property line
and to be accessed by way of a new curb-cut at the northwest. A simulated two-
leaf door is shown be set slightly asymmetrically on this face below a centrally
located four light window set in the gable end. There is no adjacent alley and the
Agenda Item # 5B Page 9
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
unadorned north face of the garage is set back approximately 4’ from the north
property line.
A small shed-roof addition is proposed at the east side of the garage. The east
face of the shed is shown to feature a set of three, 2/2 double-hung windows
while the south elevation of this portion of the building is shown to be accessed
an eight-light man door. Three double hung windows, a small portico enclosing
a similar man-door is proposed on the main portion at the south elevation. Plans
call for the new building to be sheathed in wood shingle.
Figure 22. South and East Elevations of proposed garage.
Figure 24: North and West Elevations of proposed garage.
CRITERIA FOR THE BOARD’S DECISION
Subsections (b) and (c) of Section 9-11-18, B.R.C. 1981, set 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:
Agenda Item # 5B Page 10
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
(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
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
the exterior architectural features of the landmark or the subject property within an
historic district?
Staff finds that, provided the listed conditions are met, the proposed construction
of a new one-car garage will preserve the historic character of the property and
be consistent with the General Design Guidelines (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
compatible with the General Design 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?
Agenda Item # 5B Page 11
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Staff finds that, provided the listed conditions are met, the proposed construction
of a new one-car garage will be generally compatible with the architectural form,
arrangement, texture, color, arrangement of color, and materials will be generally
compatible with the character of the landmark property 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:
Chapter 9-11, Historic Preservation, B.R.C. 1981, sets forth the standards the
Landmarks Board must apply when reviewing a request for a Landmark
Alteration Certificate. The Board has adopted the General Design Guidelines to
help interpret the historic preservation chapter. 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 analysis of the proposal’s compliance with the appropriate
sections of the General Design Guidelines.
General Design Guidelines
7. GARAGES & OTHER ACCESSORY STRUCTURES
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
.1
It is inappropriate to introduce a new
garage or accessory building if doing so
will detract from the overall historic
character of the principal building, and
the site, or if it will require removal of a
significant historic building element or
site feature, such as a mature tree.
The proposed construction of a new
garage is generally in keeping with
the design of the main house, and
location at the rear will not impact
the character of the principal
building or the landmark site.
Yes
Agenda Item # 5B Page 12
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
.2
New garages and accessory buildings
should generally be located at the rear of
the lot, respecting the traditional
relationship of such buildings to the
primary structure and the site.
The property takes access from 23rd
Street. Location of new garage
behind house is appropriate.
Yes
.3
Maintain adequate spacing between
accessory buildings so alleys do not
evolve into tunnel-like passageways.
No alley N/A
.4
Preserve a backyard area between the
house and the accessory buildings,
maintaining the general proportion of
built mass to open space found within
the area.
Construction of proposed one-car
garage will not affect general
proportion of built mass to open
space of the property or streetscape.
Currently, there is little yard space
at the rear of the property. Consider
reducing the amount of driveway
and parking apron area and using
soft (crusher fines) material, (review
details at the Ldrc).
Maybe
Mass and Scale
.5
New accessory buildings should take
design cues from the primary building
on the property, but be subordinate to it
in terms of size and massing.
Proposed design relates to existing
house and garage; size and massing
are appropriate.
Yes
.6
New garages for single-family residences
should generally be one story tall and
shelter no more than two cars. In some
cases, a two-car garage may be
inappropriate.
Proposed one-car garage is one-
story tall. Massing proportionate to
built mass and open space on
property.
Yes
.7 Roof form and pitch should be
complementary to the primary structure.
Roof form is complementary to the
main house. Yes
Materials and Detailing
.8
Accessory structures should be simpler
in design and detail than the primary
building.
As shown, garage is simpler than
main house in design, material, and
detailing. Staff recommends
simplifying design to remove half
timbering at portico, (review details
at the Ldrc).
Yes
.9
Materials for new garages and
accessory structures should be
compatible with those found on the
primary structure and in the district.
Proposed materials (wood shingle,
windows, and doors) will be
compatible with character of
landmark. Details not provided on
Maybe
Agenda Item # 5B Page 13
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
Vinyl siding and prefabricated
structures are inappropriate.
siding at rear shed. Staff considered
windows on doors should be
simplified to single lights. Review
details of windows doors (including
garage door) at Ldrc.
.10
Windows, like all elements of accessory
structures, should be simpler in
detailing and smaller in scale than
similar elements on primary structures.
Proposed design of windows on
appears to be compatible in terms of
window type, size and detailing
with similar elements on the
primary building.
Yes
.11
If consistent with the architectural style
and appropriately sized and located,
dormers may be an appropriate way to
increase storage space in garages.
N/A N/A
.12
Garage doors should be consistent with
the historic scale and materials of
traditional accessory structures. Wood
is the most appropriate material and
two smaller doors may be more
appropriate than one large door.
Garage doors appear to be
consistent in terms of scale and
materials. Review final details at
Ldrc.
Maybe
.13
It is inappropriate to introduce features
or details to a garage or an accessory
building in an attempt to create a false
historical appearance.
Proposed design does not attempt
to recreate a false historic
appearance.
Yes
.14
Carports are inappropriate in districts
where their form has no historic
precedent.
Carport not proposed. N/A
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 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
Agenda Item # 5B Page 14
Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
consistent with Section 9-11-18, B.R.C.1981, and the General Design
Guidelines.
ATTACHMENTS:
A: Tax Assessors Card
B: Photographs
C: Applicant’s Materials
D: Plans, Elevations and Massing Model
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Re: Landmark Alteration Certificate for 2303 Bluff St.
Attachment A: Tax Assessors Card
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Attachment B: Current Photographs
2303 Bluff St., view of south (front) elevation, 2016.
2303 Bluff St., view of west elevation, 2014.
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Memo to the Landmarks Board
Re: Landmark Alteration Certificate for 2303 Bluff St.
2303 Bluff St., Location of proposed garage, 2016
2303 Bluff St., view of south east corner, 2016.
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Re: Landmark Alteration Certificate for 2303 Bluff St.
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Attachment C: Applicant’s Materials
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Attachment D: Plans, Elevations and Massing Model
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