Item 5D - 1735 Mapleton AveAgenda Item # 5D Page 1
M E M O R A N D U M
November 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 a Landmark Alteration
Certificate application to relocate existing accessory building
at 1735 Mapleton Ave. so that the building and overhangs
do not encroach into the alley (Reference HIS2016-00179 for
exterior improvements), per Section 9-11-18, Boulder
Revised Code 1981 (HIS2016-00257).
________________________________________________________________________
STATISTICS
1. Site: 1735 Mapleton Ave., Boulder, Colorado
2. Zoning: RL-1 (Residential-Low 1)
3. Lot size: 7566 Sq. Ft.
4. Owner: Elizabeth Helgans
5. Applicant: Joel Smiley
6. Date of Construction: c. 1910-1918
7. Construction Type: Frame
________________________________________________________________________
STAFF RECOMMENDATION
Staff considers the relocation of the contributing accessory building will be
generally consistent with the standards for issuance of a Landmark Alteration
Certificate as 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 approve a Landmark Alteration Certificate to relocate
the existing accessory building at the northeast corner of the lot at 1735 Mapleton Ave.,
from its current location to the proposed location on the same property, with a 3-foot
Agenda Item # 5D Page 2
setback from the north property line, in that, provided the condition below is met, the
proposed relocation will meet the requirements of Section 9-11-18, B.R.C. 1981, and to
adopt the staff memorandum, dated Nov. 2, 2016, as findings of the board.
CONDITIONS OF APPROVAL
1. The applicant shall be responsible for ensuring that the development shall
be constructed in compliance with approved plans dated 08/09/2016 on
file in the City of Boulder Planning, Housing and Sustainability
Department.
This recommendation is based upon staff’s opinion that, provided the condition
listed above is met, the proposed construction will be generally consistent with
the standards for issuance of a Landmark Alteration Certificate as specified in
Section 9-11-18, B.R.C. 1981, and the General Design Guidelines.
REQUEST FOR BOARD OF ZONING AJUSTMENT (BOZA) VARIANCE
Relocation of the accessory building to the proposed location will require a
setback variance from the BOZA. Staff recommends that the Landmarks Board
support the requested variance per Section 9-2-3(h)(4) of the Boulder Revised
Code, as relocating the building to a conforming location would not have an
adverse impact upon the landmark property. The proposed 1’ setback from the
north and 3’ setback from the west property line represents the minimal distance
from the original location to one within the property boundaries.
SUMMARY
The applicant has submitted a Landmark Alteration Certificate request to
relocate the contributing accessory building at the northeast corner of the
property at 1735 Mapleton Ave., to be located within the legal property
boundary.
To comply with zoning and building code requirements, the building must be
moved to a location within the property boundaries before it may be
rehabilitated. Section 9-11-18, B.R.C. 1981 requires that applications for
relocation be reviewed by the board in a public hearing.
Staff considers the pre-1906 accessory building to possess a high-degree of
architectural, historic and environmental integrity, and contributes to the
character of the landmarked property.
Staff finds that with the listed condition, the proposed relocation will be
generally consistent with the criteria for a Landmark Alteration Certificate as
per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, and the General Design Guidelines.
Agenda Item # 5D Page 3
This recommendation is based upon the understanding that, pursuant to the
conditions of approval, the stated condition will be reviewed and approved
by Historic Preservation staff prior to the issuance of a Landmark Alteration
Certificate.
PROPERTY HISTORY
Figure 1. 1735 Mapleton Ave. Tax Assessor Card photograph, c.1938.
Photograph Courtesy the Carnegie Branch Library for Local History.
The main house on this site was constructed sometime before 1898, when it first
appears in city directories. At that time, it was the residence of the Greenman
family, who occupied the house until 1905.1 The Greenmans originally lived on
their farm in Counters Port, Pennsylvania.2 The first member of the Greenman
family to arrive in Boulder was Alfred A. Greenman in 1890.3 He established the
Greenman stores company, which operated drug and stationary stores
downtown and on the University Hill, and served as Mayor of Boulder from
1909 to 1911.4 His elder brother, Elbert, arrived in Boulder in 1892, where he
pursued a successful career as an attorney.5 Their mother, Louise, younger
brother Ernest, and sister Vera all arrived in 1896.6 Ernest would spend the next
1 City Directories, Boulder Carnegie Library.
2 Daily Camera, “Ernest M. “Dad” Greenman Dies at DeMarc Nursing Home Today.” March 4, 1960.
Boulder Carnegie Library.
3 Daily Camera, “A. A. Greenman, Former Mayor and Long an Outstanding Citizen, Dies.” October 3,
1939.
4 Ibid.
5 Daily Camera, “Elbert Greenman, Former Boulder Attorney, Dies.”
6 Daily Camera, March 4, 1960.
Agenda Item # 5D Page 4
few years working as a surveyor on the various railroads then being run through
the mountains above town, while Vera became a teacher.7 Ernest Greenman
would later become locally well-known for running a popular drug store on the
University Hill, and as a prominent member of Boulder’s nascent climbing
community.8 He led innumerable climbing trips to the Flatirons and Arapahoe
Glacier, and he climbed the Third Flatiron 101 times; he is commemorated by a
bronze plaque at its summit.9 Following the Greenmans’ departure in 1905, the
house was the dwelling of a variety of middle-class occupants, including a
farmer, a post carrier, some clerks, and a dental assistant.10 See Attachment A:
Historic Building Inventory Form.
DESCRIPTION
Figure 1. Location Map, 1735 Mapleton Ave.
The 7,566 sq. ft. lot is located on the northwest side of Mapleton Avenue,
between 17th and 18th streets bordered by an alley to the northwest, Mapleton
Avenue to the southeast, and three adjoining properties to the southwest and
7 Ibid.
8 Ibid.
9 Ibid.
10 City Directories, Boulder Carnegie Library.
Agenda Item # 5D Page 5
northeast. A two-story, 400 sq. ft. historic barn (constructed prior between 1910
and 1918) is located at the northeast corner of the property.
This house is a highly intact and finely crafted example of a vernacular frame
house. It is 1 ½ stories tall, and L-shaped in plan. Its prominent shed porch over
the front entry is supported by turned column posts, and it is delineated with
and spindled balusters.
The historic barn, located at the northeast corner of the property, has a gable roof
which runs roughly parallel with the rear alley. It is clad in pale yellow
clapboard siding, with matching wood trim. Its primary entrance is located in a
small, shed-roofed lean-to situated on the southeast side. There are three double
light sliding windows along the second story of the southeast side, and one
window on the first floor, which is obscured behind solid wooden shutters. The
second floor of the southwest elevation features a prominent 6 over 6 multi-light
double hung window, with a smaller 1 over 1 window towards the southeast.
There is no opening on the first floor of the southwest elevation, but there is a
perceptible outline where a doorway was likely covered by siding. The
northwest elevation, facing on to the alley, features a hay loft door in its second
story, and a large wooden track door on its first level. The roofs of both the main
structure and the lean-to are clad in asphalt shingles.
RELOCATION OF CONTRIBUTING ACCESSORY BUILDING
The application proposes to relocate the historic accessory building at the
northeast corner of the property. A portion of the building is currently located in
the public right-of-way, which violates Section 8-6-3, B.R.C. 1981, “Public Right
of Way and Public Easement Encroachments Prohibited,” in that:
No person shall erect or maintain any building, structure, fence, barrier, post,
landscaping, obstruction, or other encroachment within, under, above, or upon
any public right of way, path, alley, or public easement.
As such, the building must be moved to a location within the property
boundaries before it may be rehabilitated. The building’s northwest corner
currently sits 1’ beyond the northwest property line. The application proposes
moving the building approximately 4’ south, which represents the minimal
distance from the original location to one where all walls and roof eaves are
within the rear yard setbacks.
Agenda Item # 5D Page 6
Figure 2. Existing Site Plan. Not to scale.
Figure 3. Proposed Site Plan. Not to scale.
CRITERIA FOR THE BOARD’S DECISION
Subsections 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.
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(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
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 in this instance, the proposed relocation of the accessory building
is appropriate. The relocation will allow the building to be rehabilitated, which
will further preserve, enhance and restore this significant architectural feature of
the landmark property and the move so slight as to not affect the historic
relationship of buildings on the property.
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, while not ideal, the relocation of the existing contributing garage
will not adversely affect the special character of the property as the accessory
building proposed for relocation is contributing, that the move will not
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significantly affect the historic relationship of buildings on the property and,
therefore, the property’s special historic, architectural, and aesthetic value will
not be adversely affected.
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 considers the proposed relocation will be generally compatible in that it will
not have a noticeable effect on the architectural style, arrangement, texture, color,
arrangement of color, and materials on the main house and the historic district as
a whole.
4. The Landmarks Board is required to consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in
determining whether to approve a Landmark Alteration Certificate.
No information has been provided to suggest that energy-efficient design or
accessibility have been considered beyond that required by the city’s building
code
DESIGN GUIDELINES ANALYSIS
The Historic Preservation Ordinance 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 and the
Mapleton Hill Historic District Design Guidelines 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 analysis of the proposal’s compliance with the appropriate
sections of the General Design Guidelines and the Mapleton Hill Historic District
Design Guidelines.
GENERAL DESIGN GUIDELINES
2.3 Alleys & Existing Accessory Buildings
Along the alleys are historic accessory building of various shapes and sizes including barns, chicken coops,
sheds and small garages. This variety contributes to the general feeling of human scale in the alleys.
GUIDELINES: ANALYSIS: CONFORMS
Agenda Item # 5D Page 9
.1 Maintain alley access for parking and retain
the character of alleys as clearly secondary
access to properties.
Proposed relocation will not impact
existing alley access or character.
Yes
.2 Retain and preserve the variety and character
found in the existing historic accessory
buildings along the alleys.
Proposed relocation will not impact
existing character of the alley or the
contributing building.
Yes
.5 Maintain adequate spacing between accessory
buildings so that the view of the main house
is not obscured, and the alley does not evolve
into a tunnel-like passage.
The relocation of the existing building
3’ to the south will not have a
significant impact on the existing
relationship between the house,
accessory building and alley.
Yes
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.
GUIDELINES: ANALYSIS: CONFORMS
.1 Retain and preserve garages and accessory
buildings that contribute to the overall
character of the site or district.
The relocation of the contributing
building will allow for its rehabilitation
and will further preserve, protect and
enhance this significant architectural
feature.
While never a first option, the
relocation of contributing buildings is
sometimes appropriate especially if the
orientation does not change and the
spatial relationship of the buildings on
the property is not significantly
changed.
Yes
.2 Retain and preserve the character-defining
materials, features, and details of historic
garages and accessory buildings, including
roofs, materials, windows, and doors.
The materials, features, and details of
the accessory building will be
maintained.
Yes
Staff finds that the proposed relocation of the existing garage generally
appropriate in terms of site planning and preservation of character-defining
features and that the proposal will meet the standards set out in Section 9-11-18,
B.R.C. 1981, and will be consistent with the General Design Guidelines.
The building cannot be rehabilitated its current location in the public right-of-
way and proposed new location, 3’ within the north property line, will place it in
compliance with the minimum allowed setbacks.
Agenda Item # 5D Page 10
FINDINGS
Staff recommends that the board adopt the following findings:
The request for relocation of the existing contributing garage is compatible with
the Historic Preservation Ordinance, in that:
1. If constructed in compliance with approved plans dated 08/10/2016 on file
in the City of Boulder Planning, Housing and Sustainability Department,
the proposed work will not damage or destroy the exterior architecture of
the property.
2. The request will meet the standards for issuance of a landmark alteration
certificate per Section 9-11-18, B.R.C 1981, and will be consistent with the
General Design Guidelines.
ATTACHMENTS:
A: Tax Assessors Card
B: Historic Building Inventory Record
C: Current Photographs
D: Plans
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Attachment A: Tax Assessors Card
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1735 Mapleton Ave., Tax Assessor Photograph, c.1929.
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Attachment B: Historic Building Inventory Form
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Attachment C: Current Photographs
1735 Mapleton Ave., Barn, West Elevation, 2008
1735 Mapleton Ave., Barn, West Elevation, 2008
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1735 Mapleton Ave., Barn, South and West Elevations, 2008
1735 Mapleton Ave., Barn, East Elevation, 2008
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Attachment D: Plans