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Item 5D - 1424 Pine St Agenda Item #5D Page #1 M E M O R A N D U M January 4, 2017 TO: Landmarks Board FROM: Lesli Ellis, Comprehensive Planning Manager Marcy Cameron, Historic Preservation Planner James Hewat, Senior Historic Preservation Planner Debra Kalish, Senior Assistant City Attorney William Barnum, Historic Preservation Planner SUBJECT: Public hearing and consideration of an application to demolish an accessory building, remove a rear addition and relocate the house at 1424 Pine St., a pending landmark, approximately 30 ft. west to 1418 Pine St., per Section 9-11-18 of the Boulder Revised Code, 1981 (HIS2016-00125). STATISTICS: 1. Site: 1424 Pine St. 2. Designation: Pending Landmark (HIS2016-000127) 3. Zoning: RH – 2 (Residential High - 2) 4. Applicant: Shannon Cox Baker 5. Owner: First United Methodist Church STAFF RECOMMENDATION: Staff recommends that the Landmarks Board make the following motion: I move that the Landmarks Board adopt the staff memorandum dated Jan. 4, 2017, as the findings of the board and approve a Landmark Alteration Certificate for the proposed demolition and relocation shown in the application materials dated May 5th, 2016, finding that they generally meet the standards for issuance of a Landmark Alteration Certificate in Section 9-11-18, B.R.C. 1981, subject to the following conditions: Agenda Item #5D Page 2 CONDITIONS OF APPROVAL: 1. The Applicant shall be responsible for ensuring that the development shall be completed in compliance with plans dated May 5, 2016, on file in the City of Boulder Planning Department, 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 the following, which shall be subject to the final review and approval of the City Manager: a. A written description and map of proposed temporary location of the building; detailing methods for securing the building during the relocation and construction; b. A written description of the moving technique and steel layout as proposed by the building mover; c. Final architectural details, including a foundation plan and proposed south elevation, including materials and colors. This recommendation is based upon staff’s opinion that with the conditions listed above, the proposal meets the standards in Chapter 9-11-18, B.R.C. 1981, and is consistent with the General Design Guidelines in that the work will not damage the historic character of the landmarked property. SUMMARY:  The First United Methodist Church is currently planning to redevelop their property bound by Pine St. on the north, Spruce St. on the south, 14th St. on the west, and 15th St. on the east. The project will require discretionary review by the Planning Board. As a result of meetings between PH&S staff and the applicant, the property owner has submitted landmark designation applications for seven buildings on the site. See Attachment A: Landmark Designation Application Map  Due to the active landmark designation application for the house at 1424 Pine St., all exterior alterations require approval of a Landmark Alteration Certificate per Section 9-11-11, B.R.C. 1981.  This application calls for the demolition of an accessory building and the off- site relocation of a building, and, as such, a public hearing is required pursuant to Section 9-11-14(b), B.R.C. 1981.  Staff considers that the proposed demolition of the accessory building Agenda Item #5D Page 3 and rear addition and relocation of the house is consistent with the historic preservation ordinance and the General Design Guidelines.  Staff recommends that the Landmarks Board find that the proposal, as shown on plans dated May 5, 2016, meets the standards in Chapter 9-11-18, B.R.C. 1981, and is consistent with the General Design Guidelines in that the proposed work will not damage the historic character of the property. Property Description The property at 1424 Pine St. is located on the south side of Pine Street, between 14th and 15th streets. The property is located within the boundaries of the identified potential Whittier Historic District. Figure 1. Location Map, 1424 Pine St. Agenda Item #5D Page 4 Figure 2. 1424 Pine St., North Elevation, 2016. History The 1400 block of Pine St. was platted as part of the Boulder Old Town addition in 1859. The Sanborn Fire Insurance Maps show that by 1895, residences had been constructed on each of the lots, with five single-family residences and one duplex. The houses were constructed in popular styles of the time, including examples of the Queen Anne, Classical and Edwardian Vernacular. The buildings shared a uniform setback and each featured a frame porch that faced the street. Three of the buildings (1418, 1430, and 1444 Pine St.) have since been demolished. The remaining buildings on the block are currently proposed for landmark designation. Figure 3. Sanborn Fire Insurance Map, 1895. Agenda Item #5D Page 5 Figure 4. Tax Assessor Photograph, 1424 Pine St., c. 1941 Photograph courtesy of the Carnegie Branch Library for Local History. The one story Queen Anne cottage at 1424 Pine St. was constructed around 1895. Originally a single family house, it was remodeled into a duplex in 1986. The building features a hipped roof with a projecting front gable at the north elevation. The first story is constructed of finely executed masonry, with stone sills and lintels and decorative brickwork. An alternating pattern of decorative shingles adorn the gable ends of the second story. The windows and door on the façade are single light with a transom above. The building rests on a stone foundation. Figure 5. 1424 Pine St., East Elevation, 2016 Agenda Item #5D Page 6 The windows on side and rear elevations are tall, narrow semi-circular hung widows on the lower level, and rectilinear hung windows on the upper level and in the bay window. A single, tripartite window is located on the upper level of the northeast elevation. A frame, shed roof addition is located at the rear and features square, four-light windows with prominent, white wood mullions. A matching, four-light wood door can be seen behind a single-light aluminum storm door. Figure 6. 1424 Pine St., Northwest Corner, 2016 Alterations The building appears to be largely intact to its original construction. A wooden porch was located at the entry from c. 1900 to c. 1960. It featured Classical detailing, including three irregularly spaced wooden Doric columns with wooden bases and paneled detailing. A low railing spanned between the eastern columns, with densely spaced turned spindles. The rear addition was constructed between 1929 and 1949, replacing an earlier, wood frame addition. Notable Residents Frank Lounsberry, a builder and owner of a local lumberyard, resided here with his extended family from 1895 until 1908. Frank married Mildred in 1881 and they had two children. The family moved to Los Angeles by 1910, where Frank operated a lumber company. From 1906 until 1945, the house was occupied by a series of short-term renters, including a real estate agent, livery operator, a painter and seamstress. Agenda Item #5D Page 7 Around 1946, the property was purchased by John Priest, a retiree who had farmed property in Newlands. He resided here with his daughter, Maude, a Boulder native and high school teacher. She remained at the property until her death in 1976. Around 1979, the property was purchased by First United Methodist Church, which has rented the property as housing for ministerial staff. Site Review The owners are currently in the discretionary review process to develop the property to provide affordable housing, known as Attention Homes. As part of the Site Review approval, staff has requested that a landmark designation application be submitted for the house at 1424 Pine St. On May 2, 2016, the owner submitted an application to designate the building. On Nov. 9, 2016, the owner submitted six additional landmark designation applications for the existing buildings on the site. The applications to designate the buildings will be reviewed concurrently with this relocation request. REQUEST Relocation This application requests an off-site relocation of the house approximately 30 feet west to the adjacent property at 1418 Pine St. The lot original had a small, masonry building has since been demolished. The applicant notes that the relocation of the house at 1424 Pine St. to 1418 Pine St. would re-establish the historic residential pattern on the western portion of the 1400 block of Pine S t. The purpose of the relocation is to allow the new development to be concentrated on the eastern portion of the site, and to maintain the historic residential character of the block by moving the house at 1424 Pine St. west toward the existing houses at 1406 and 1414 Pine St. During the construction of the remainder of the site, the building is proposed to be moved to a temporary location on-site. Staff requests details of the temporary location as a condition of approval. Agenda Item #5D Page 8 Figure 5. Plan showing existing and proposed location. Removal of the Rear Addition The application proposes the removal of the rear addition, which was constructed between 1929 and 1949, and replaced an earlier wood frame addition. The one-story, shed roof addition is located at the south elevation. It is of frame construction, with shiplap siding similar to that on the accessory building at the rear of the lot. A portion of the south elevation of the addition is composed of brick. Four divided-light wood windows are grouped on the south elevation of the addition, and appear to date from the first half of the twentieth century. A half-light door is located at the east end of the south elevation of the addition, and is covered with a non-historic storm door. Three windows, matching those on the south elevation, are located on the east and west elevations. Figure 6. 1424 Pine St., Southwest Corner, 2016. Agenda Item #5D Page 9 Demolition of Accessory Building The proposal includes a request to demolish an existing accessory building located at the rear of the property, along the alley. The tax assessor card indicates a garage, measuring 18’ x 18’ x 8’ was located on the property in 1929. A garage of these proportions first appears on the 1931, appearing again on the 1931-1960 Sanborn Fire Insurance Maps. Because the building is not shown on the 1922 Sanborn Map, the building was likely constructed between 1922 and 1929. The building is typical of 1920s construction. Figure 6. Accessory Building, Southwest Corner, 2016. The one-story, frame building features a gable room with a shed-roof extension at the north elevation. The building is clad in shiplap siding and an opening, with two doors that swing outward, is located on the south elevation, facing the alley. Two double-hung windows are located on the east elevation. The building appears to be in fair condition. The building does not appear to rest on a foundation, and the roof is clad in asphalt shingles. See Attachment B: Current Photographs. CRITERIA FOR THE BOARD’S DECISION: Subsection 9-11-18(b), 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 Agenda Item #5D Page 10 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; (2) The proposed work does not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the landmark; (3) The architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures are compatible with the character of the existing landmark and its site; (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 significant exterior architectural features of the landmark or the subject property within an historic district? Staff finds the proposed relocation of the house will not damage or destroy significant architectural features of the landmark property as the architectural character and original material of the building will remain intact. The proposed location, 30 feet west of the existing location, will maintain its historic relationship along Pine Street. Staff considers that the proposed removal of the rear addition and the demolition of the accessory building will not damage or destroy significant exterior architectural features of the subject property. Staff does not consider the rear addition, while old, to be a character-defining feature of the Queen Anne Cottage. Significant features of the building include its one-story, hipped-roof massing, finely executed masonry, stone detailing, decorative shingles, and window and door openings. Staff does not consider that the demolition of the accessory building will damage or destroy the character of the primary house. The owner has submitted seven individual landmark designation applications for the primary buildings on their property. The character of these potentially historic buildings will not be diminished by the loss of the accessory building at 1424 Pine St. Agenda Item #5D Page 11 (2) Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the landmark? Staff finds that the proposed relocation will not adversely affect the special character of the landmark as the building will retain its visibility and allow for adequate space surrounding the building. Staff considers, in this case, the proposed relocation, while a significant undertaking, is generally compatible with the General Design Guidelines. Staff considers that the rear addition and accessory building are not character- defining elements of the property, and as such, finds that the demolition of these elements will not adversely affect the special character or special historic, architectural of aesthetic interest or value of the landmark. The primary building will be preserved, along with the First United Methodist Church (designated as a local landmark in 2000) and six other buildings on site, representing a significant effort in preserving Boulder’s history. (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? Details should be provided to illustrate the proposed east elevation to insure that the alteration will be will be compatible with the architectural style, arrangement, texture, color, arrangement of color, and materials on the historic building. Details should also be submitted to ensure that the new foundation matches the character and materiality of the existing stone foundation. (c) 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 has been considered beyond that required by the city’s building code specific to this building. Design Guidelines The Board has also adopted the General 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 only as an aid to appropriate design and are not intended as a checklist of items for compliance. Agenda Item #5D Page 12 7.1 Existing Historic Accessory Structures 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 historic character of the individial building site or the district. The accessory building, constructed in c. 1920, is proposed for demolition. Staff considers, in this case, the demolition of the accessory building would not adversely affect the historic character of the site, and that the preservation of the seven buildings proposed for landmark designation will protect and perpetuate buildings that are significant examples of architectural styles, are historically important for their association with the First United Methodist Church, and will protect and maintain an appropriate setting within the identified potential Whittier Historic District. Maybe .2 Retain and preserve the character-defining materials, features, and architectural details of historic garages and accessory buildings, including roofs, exterior materials, windows, and doors. Staff considers that the rear addition is not a character-defining feature of the Queen Anne Cottage and that its removal will not destroy the character of the building. Character-defining features include its one-story, hipped- roof massing, finely executed masonry, stone detailing, decorative shingles, and window and door openings. Maybe Staff considers, in this case, the relocation of the building to be appropriate. The building will be moved 30 ft. to the west, which will reestablish the historic residential character of the west portion of the 1400 block of Pine Street. The Agenda Item #5D Page 13 relationship of the building to the street will be maintained. The original materials, massing, and detailing will be retained. The building, along with seven others, will be protected and preserved, demonstrating a significant effort in preserving Boulder’s history. Staff recommends that the relocation of the building be a condition of the successful landmark designation of the building and the six other properties currently pending designation. Staff considers the removal of the rear addition to be appropriate. The addition, constructed between 1929 and 1949, is not a character-defining feature of the building. Character-defining features of the Queen Anne Cottage include its one- story, hipped-roof massing, finely executed masonry, stone detailing, decorative shingles, and window and door openings. Staff considers the demolition of the accessory building, in this case, to be appropriate. The property owner has submitted seven landmark designation applications for the primary buildings on their property. This demonstrates a commitment to the preservation of buildings and sites that are important to Boulder’s history. The demolition of the garage, while old, will not detract or diminish the historic character of the overall site. Staff considers, in this case, where the property owners have submitted seven individual landmark designation applications, that the demolition of an accessory building. FINDINGS: As outlined in the staff recommendation, the proposed demolition of an accessory building, removal of a rear addition relocation of the house at 1424 Pine St. is consistent with the purposes and standards of the Historic Preservation Ordinance in that: 1. The proposed work will not damage or destroy the exterior architectural features of the landmark. 2. The mass, scale, height, architectural style, arrangement, texture, color, arrangement of color, and materials will be compatible with the character of the landmark. 3. The request is generally consistent with the historic preservation ordinance and the General Design Guidelines. ATTACHMENTS: A: Application Materials B: Current Photographs Agenda Item #5D Page 14 Attachment A: Application Materials Agenda Item #5D Page 15 Agenda Item #5D Page 16 Agenda Item #5D Page 17 Agenda Item #5D Page 18 Agenda Item #5D Page 19 Agenda Item #5D Page 20 Agenda Item #5D Page 21 Attachment B: Current Photographs 1424 Pine St., North Elevation (façade), 2016. 1424 Pine St., Northwest Corner, 2016. Agenda Item #5D Page 22 1424 Pine St., South Elevation (rear), 2016. 1424 Pine St., South Elevation (rear), 2016. Agenda Item #5D Page 23 1424 Pine St., West Elevation, 2016. 1424 Pine St., East Elevation, 2016. Agenda Item #5D Page 24 1424 Pine St., Accessory Building, Southwest Corner, 2016. 1424 Pine St., Accessory Building, East Elevation, 2016. Agenda Item #5D Page 25 View of 2118 Pine St., Proposed location, 2016. View facing Southwest at 14th and Pine Streets, 2016.