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6 - Revised General Design Guidelines for the proposed Highland Lawn Historic DistrictHIGHLAND LAWN HISTORIC DISTRICT DESIGN GUIDELINES .~- ~ -. _ .,. ~:~ ;~,~,~;; n~` '~: ~<'~; - ~~- ~~-~ ~~~._. , ~ ,~~ ~ _ . CITY OF BOULDER ~ LANDMARKS PRESERVATION ADVISORY BOARD ~ APRIL 2005 i o. ~- -_ 29 ~ I a { ~~^~~ J ~.; . , I ~ ~~ - , ~ ~ ~~~~ I ,. - ..,.. , --- ---- I _ ~~~~. The Town of Highland Lawn waz platted in I BB4 by Hannah Barker. It was annexed by the city of Boulder in 1891. ~0.~ 10-2 HIGHLAND LAWN HISTORIC DISTRIGT DESIGN GUIDELINES These Highland Laum Historic District Design Guidelines (the Highland Lawn Guidelines) aze intended to assist property owners and designers as they plan changes to buildings in the Highland Lawn Historic Dishict and to provide the Landmarks Preservation Advisory Boazd with a hamework for making consistent decisions in its review of projects. The guidelines have been developed to recognize the unique character of the Highland L,awn Historic District and are intended to supplement the General Design Guidelines fmBoulder's Histonc Districts and Individual Landmarks (the General Guidelines~ which apply unless otherwise stated. Where the two guidelines conflict, the Highland Lawn Guidelines shall prevail. The Highland Lawn Guidelines acknowledge those aspects of the Highland Lawn Historic District that require a different approach than typically called for in the General Guidelines. The design guidelines aze intended to be used as an aid to appropriate design and not as a checklist of items for compliance. In some cases, unusual circumstances may allow for projects to deviate from them. These guidelines were developed by city staff with assistance hom the residents of the Highland Lawn Historic District. District Description and History The Highland Lawn Historic District contains a concentration of well-preserved buildings reflecting the prevailing azchitectural tastes at the turn of the twentieth cenhuy, including Queen Anne, Qassic Cottage, and Edwardian Vemacular Styles. Hannah Barker platted the middlerlass neighborhood in 1884 as the Town of Highland Lawn. The area is significant for its association with historic persons and events and as an excellent colleciion of buildings reflecting architectural styles of the period. The defined period of significance for the district is from 1884 (the yeaz of the platting of the suYrdivision) to 1925 (the last year of construction for a prunary building located on the block). While not moved to the block unti11956, the bungalow at 527 Marine St was constructed in 1925 and is considered a contributing building. The Town of Highland Lawn included 19 large lots (100 x 400) bounded by Boulder Creek to the north, University Street at the south, and 6w and 4~ Streets on the east and west respectively. HIGHLAND LAWN Originally located south of Boulder's city limits, the town remained an independent community unti11891. Barker's plan for the neighborhood showed foresight: each lot included water rights in the adjacent Anderson ditch and buyers were encouraged to plant trees (cottonwoods were specifically excluded), and build fences azound their properties. The new town was located on a genfle slope with Flagstaff Mountain as a backdrop, and the popular sight seeing rail line from Boulder to Fldora and Ward, known as the "Switzerland Trail of America' was adjacent to the neighborhood on the north side of the Boulder Creek. None of the original owners built in the neighborhood, choosing instead to subdivide the nearly one-acre pazceLs into smaller lots. Most of the lots were bisected by alleys running east - west through the district. Marine Street was origu~ally Vine S~eet and was renamed Marine Street sometime in the 1890s after prominent eazly settler Marinus Smith. Lots in the district are generally long and narrow with principal buildings situated close together at the front of the lots and accessory buildings oriented to the alleys. Because they contain a relatively low number of buildings from the period of significance with historic integriiy, and because the district boundaries bisect the reaz alleys, the alleys (located at the north and south edges of the district) are not a signiEicant historic element of the district. Today, the Highland L,awn neighborhood survives as a well- preserved assemblage of late-nineteenth and early-twentieth century middle-class homes with its tree lined streetscape and modest single-family houses. The district derives its significance as an early example of planned residential design, with excellent examples of eazly Boulder azchitecture, and for its association with individuals of local significance to the history of city including Jonas Anderson, Hannah Bazker, Marinus Smith, and J.J. Harris. The defined period of significance for the district is from 1884 (the year of the platting of the sub-division) to 1925, the latest year of constnzction for a contributing prunary buflding in the district. HIGHLAND LAWN 10 - 3 Hannah Connell Barker Carnegie Branch Ubrary (or Lacal Hutory Boulder Hisroncal Soaety Colleaion i o.~ ^ Landmark Building Buildings officially designated az city of Boulder Indmdual Landmarks Contributing Building Buildmgs constructed between 1884 and 1925 that relace to the historic signi5cance otthe district. ~ Non-contributing Building Buildings constructed outside the period o( significance, or buildings that have been altered to the pomt that they lack hrstonc integrity. I 0.3 10-4 District Boundaries. The Highland Lawn Historic District boundazies encompass both sides of Marine Street between Sw and 6~ Streets and extend to the center of the alleys at the rear of those properhies, as shown in the map below. These boundaries correspond with the National Register of Historic Places eligible district identified as part of a 1989 historic resource survey of the area. ~ ~[p~ 0 ~ ~-~ ~ , ~~~a~~ °~ ~~~~~~~~a° District Specific Guidelines The following guidelines are intended as a supplement to the General Guidelines for the Highland Lawn Historic Dishict. These guidelines control when they conflict with the General Guidelines. GUIDELINES Alleys & Accessory Buildings Alleys in the district were created when the origina1400 x 100 lots were bisected to create smaller building parcels. While alleys play an important role in most of Boulder's historic districts, the alleys that form the north and south boundaries of the Highland Lawn Historic District are not charactrr-defining features because of their loss of historic integrity. There are a small number of historic accessory buildings daring from the period of significance that are considered contributing features to the disbict, as shoum on the map above. As such, their preseroation is strongly encouraged. Tax credits and other incentives are available to help offset the costs of the appropriate rehabilitation of these buildings. HIGHLAND LAWN I It is recommended, though not required, that contributing accessory buildings be treated consistent with the guidelines of Section 7.1 of the General Design Guidelines. .2 Additions to noncontributing accessory structures should be compatible with the mass and scale of the existing building. .3 The construction of new accessory buildings should occur only at the reaz of the lot, taking access off the alley when possible. .4 In general, new accessory buildings constructed in the district should be modest in scale and detailing and clearly secondary to the primary building on the lot. .5 Two-caz garages are appropriate, when scaled and located consistenfly with other garages in the district. .6 One and one-half story garages are appropriate, so long as they are lower than the prunary building on the lot. Fences Origina11884 covenants for the neighborhood prozrided for property owners to delineate lots through the construction of non-wire fences in front yards. 7 Retain and preserve historic fences and retaining walls that contribute to the character of the neighborhood, including historic wire fences. .8 New front yazd fences should be low, open, and constructed of wood picket or wrought iron. Chain link, wire, stockade fences, and concrete or concrete block walls are inappropriate. .9 Given the limited focus on reviewing alterations in the reaz of lots, the crostruction of more solid fences up to 6' in height is appropriate along side and rear yazds, pazticulazly when replacing an existing fence of similar design. Such fences should not extend forwazd beyond the front wall plane of the house and should transition gradually to lower and more open front yard fences. HIGHLAND LAWN 10.4.1 While not required, it is recommended that historic accessory buildings dating from the period o( significance be retained when possible. Such buildings are eligible for cax incentives to help offset appropriate rehabilrcanon costs. 10-5 i o.a.3 This side yard fente appropriately transitions from a taller and more opaque fence to a lower and more open one as it approaches the front fxade of the home. Trees 70-6 Original coaenants for Highland Lawn specified that ozvners should plant trees at the front of the property, provided they were not cottonwood trees. Trees on the streetscape are nn important and character-defining feature of the district and are included as contribuHng features of the District. I 0 Mature trees in front yards and the tree lawn should be retained whenever possible. I I If a mature tree must be removed from other portions of the lot, two new trees should be planted to replace it. Alterations Alterarions wi116e retriewed using the guidelines in SecHon 3, Alterarions of the General Design Guidelines. The primary focus in reviewing alterarions will be on changes that are visible fram Marine Street. More flexibility will be allowed far rear elwarions, non- conhibuting buildings, and areas largely saeened from public vietu, including accessory buildings on the alleys. Additions to Historic Structures The original houses in the Highland Lawn Historic District zuere generqlly modest in size and detailing, reflecting middle-class housing of the period. Many of the buildings have eooived over time through compatible additions and alterations. Neru additioris to contributing houses are apprapriate, so long as the scale of the addition does not visually avenuhelm the existing structure and site when viezued from Marine Street and is compatible with fhe general range of building sizes found in the district. .12 Raising the roof height on the historic portion of contributing and landmark bufldings is generally not appropriate. . I 3 Additions should be located at the rear of the buffding. .14 If consistent with the architecture of the building, dormers may be an appropriate way to provide additional upper- story space on contributing and landmazk buildings. .1 S Raising the height of an addition above the height of the historic house is permissible, provided that the visual effect of this increase is m;n;m;~ed and the increased height does not overwhelm the character of the historic house &om the street view. HIGHLAND LAWN I 0.4.6 / I OA.B Raising the roof of a historic building is generally mappropnace. (upper image) Instead, consider appropriately swled dormers to increase usable space in an existing upper scory (lower image). 16 In all other respects, additions to contributing or landmark buildings should be consistent with Section 4, Additions to Historic Structures of the General Design Guidelines Additions to Non-Historic Structures See Section 5, Additions to Non-Historic Structures of the General Design Guidelines and V. Acressory Buildings New Primary Buildings See Section 6, New Primary Structures of the General Design Guidelines and V. Accessary Buildings). HIGHLAND WWN 10-7 10.4 10-5 Building Descriptions Photos below are from Boulder County Assessor Records taken in 1929 or 1949. More detailed information on the histary of each primary building is available thraugh the Carnegie Library ar the Planning Department. 504 Marine Street (Contributing) Built:1900 Historic Name: John J. Harris House Description: This one and a half story Edwardian vernacular house has a front gabled roof with red brick exterior walls and a decorative front porch ovith a flat roof. Accessory Struchxres: Garage built ca. 1920 converted to an accessory unit in 1981 (noncontributing) SOS Marine Street (Contributing) Bui1t:1902 Historic Name: Snyder-Beam House Description: This one and a half story Edwardian vernacular house has a front gabled roof, brick and wood exterior with a decorative porch and bay projections on either side. Accessory Structures: Brick Gazage built ca. 1902 (contributing) Wood frame accessory unit built in 1937 (non~ontributing) (addressed as 1624 5~ Street) 51 1 Marine Street (Landmark) Designated as an individual landmark (Lotus House) in 1994 Bui1t:1895 Historic Name: Henry Sahm House (Lotus House) Description: "I1~is one and a half story Edwardian vernacular house has a flared hipped roof with brick exterior. There is a decorative porch and unique front gabled dormer. Accessory Structures Wood frame gazage built ca. 1900 (contributing) Small wood frame shed (non-contributing) Wood frame carport (nonconh-ibuting) 512 Marine Street (Contributing) Built: 1899 Historic name: Samuel and Sarah Snyder House Description: This one and a half story Queen Anne front gabled house has a red brick exterior with a decorative porch and front gable dom~er. Accessory Structures: Wood frame gazage built ca. 1920 (contributing) HIGHLAND LAWN 517 Marine Street (Non-Contributing) BuIlt: 1911 Historic Name: John C. Skinner House Description: This one-and-a-half story bungalow has a side gabled roof with beige brick exterior. SigniEicant changes to the structure have been made, including the enclosure of the frdnt porch, and addition of front dormers which alters the historic character of the house. Nonetheless, the building is generally consistent with the mass, scale and detailing of contributing buIldings in the district. Accessory Structures: Brick accessory mmit built ca.1911 converted from a garage in 1979 (Non~ontributing) 520 Marine Street (Contributing) Buflt:1S99 Historic Name: Jacob B. and Olive Teagarden House Description: This one~nda-half story Dutch Colonial Revival house has a gambrel roof and red brick exterior. There is a distinctive two-story tower with an onion shaped roof and front gambrel dormer opening onto a balcony and porch. Accessory Structure: Wood frame garage buIlt 1973 (non-contributing) 527 Marine Street (Contributing) Built: 1925 (Moved from 935 Regent Drive in 1956) Historic Name: Thomas and Margaret Ritter House Description: This one story craftsman style bungalow has a front gabled roof with exposed rafter ends, stucco walls and front-gabled porch. Accessory Structures: Wood hame garage built 1978 (non-contributing) Wood frame garage built ca.1925 (noted moved onto property, likely at the same time as the house - contributing) 540 Marine Street (Contributing) Built: 1898 Historic Name: Grace Caley House Description: This one and a half story Queen Anne house has a front gable roof with red brick exterior walls, a decorative porch, and a recessed balcony on the gable end. Accessory Structure: Wood frame ~rage built 1948 (non-contributing) NIGHLAND LAWN 10-9 541 Marine Street (Contributing) Built:1899 Historic Name: King House Description: This one and a half story Queen Anne house has a front multi-gable roof, decorative brackets, horizontal wood siding and a small wood porch. Accessory Structures: Wood frame bam built post 1952 (non~ontributing) 542 Marine Street (Contributing) Built: 1896 Historic Name: Uriah C Walsh House Description: This one and a half story Queen Anne house has a fzont-gabled roof, horizontal wood siding, side gable additions, and a small decorative wood porch. Accessory Structures: Wood frame garage built in 1988 (non~ontributing) , 543 Marine Street (Gontributing) Built: 1896 Historic Name: Frank A. and Emma Marquardt House Description: This one and a half story Queen Anne house has a hont multi-gable roof, red brick exterior walls, and a decorative wood porch. Accessory Structures: Wood frame garage built ca. 1950 (noncontributing) 544 Marine Street (Contributing) Built: 1903 Historic name: Edgar T. and Bertie E. Pate House Description: 'I'his one and a half story Classic Cottage has a hipped roof with a dominant front gable dormer, red brick exterior walls, and large wraparound wood porch. Accessory Structures: Wood frame garage built in 1940 (noncontributing) 550 Marine Street (Contributing) Built: 1903 Historic Name: Minnie S. Hall House Description: This one and a half story Classic Cottage has a hipped roof with flazed ends, small gabled front and side dormers, unique one story tower with a cone roof, red brick exterior walls, and a small wood porch. Accessory Siructures: Wood frame garage built in 1945 (nontontributing) 10 - 10 HIGHLAND LAWN 551 Marine Street (Non-Contributing) Built: 1905 Historic Name: Saunders-Teets House Description: This one story side gabled house has an intersecting shed roofed bay, horizontal wood siding, and an enclosed porch. This house has undergone significant changes and does not contribute to the historic character of the neighborhood. Accessory Structures: Wood frame garage built ca. 1905 (non~ontributing) Wood frame accessory unit built ca.1905 (non~contributing) 558 Marine Street (Contributing) Built: 1900 Historic Name: Henry and Eva Seineke House Description: This one and a half story Queen Anne house has a front multi-gabled roof, side gable dormer, red brick exterior walls, and a partially enclosed front porch. Accessory Structures: Wood frame gazage built ca 1970 (2~d-story added in 1977- noncontributing) Siucm accessory unit built ca.1900 (converted from garage in 1972 - non~onhibuting) 559 Marine Street (Contributing) Buflt: 1906 Historic Name: Arthur E. and Carolyn Saunders House Description: This one and a half story Edwardian Vemacular house has a front gabled roof with a large gabled roof bay, red brick exterior walls, and a large wood porch. Accessory Structures: None 568 Marine Street (Contributing) Built: 1898 Historic Name: Adolphus F. and Elmira J. Roberts House Description: This one and a half story Qassic Cottage has a hipped box roof with hont gabled dormers on the front and side, red brick exterior walls, and a large decorative porch. Accessory Structures: Wood frame gazage built in 1935 (non~oniributing) HIGHLAND LAWN 70-1~ 576 Marine Street (Contributing) Built:1899 Historic Name: Pleasant T. and Melissa Cobbs House Description: This one and a half story Qassic Cottage has a hipped box roof with small front gabled dormers on the front and side and brick exterior walls. The decorative front porch was constructed in 2004, based on historic photos. Accessory Structures: Wood frame garage built in 1939 (non~ontributing) 1607 6`h Street (Landmark) Designated as an Individual landmark (Webb House)in 1998 Built: 1895 Historic Name: James M. and Sue Dumm (Webb House) Description: This one and a half story Queen Anne house has an irregular roof plan with dormers on the front and side, brick exterior walls with a distinctive round arched window on the front, and a small wood porch. Accessory Structures: None ~p _ ~y HIGHLAND LAWN April6th, 2005 TO: Landmarks Preservation Advisory Board FROM: James Hewat, Bohdy Hedgcock SUBJECT: Update Memo Historic Preservation/Energy Efficiency policy analysis update See the attached preliminary analysis of city policies regarding historic preservation and energy conservation. Roundtable discussion on issue with stakeholders planned for mid- April followed by panel discussion in late May. Participants confirmed for roundtable Include Chris Koziol, Larry Kinney, Mark Wernimont, and Len Siegel. Code Change project update Revisions based on comments made at the February mid-month study session have been made and are included in the packet for the Board's review. University Hill Charrette A charrette for the redevelopment of three sites in the University Hill commercial district will be held on April 22"a and 23`d. A fourth site (the block of 13`~ Street between College and University) has also been selected with view to additions to existing historic buildings. Three architectural firms have been selected to form a team consisting of students, merchants, neighbors, faculty, and a member of the University Hill General District Committee. Preservation Week The preservation month calendar of events will be complete by mid-April. Donovan Rypkema is confirmed to speak on May 25`h at 6:30 in the Community Room at the Chautauqua. This event will be followed by a reception. Desig~ for the poster is underway. Posters should be printed by the end of April. Staff is also working on a photo exhibition of now and then views from around Boulder County. Hannah Barker House A meeting has been scheduled later in April to meet with the property owner and his architectto discuss plans forthe building. 1802 Cauyon The owner of the house will submit an application for the Landmarking of the property prior to the Stay of demolition expiring Apri121 s~, 2005. Recent Past in Mapleton Hill Following the discussion with consultants Bath and Ramsey on March 13`h regarding the defined period of significance for the Mapleton hill Historic District, staff has prepared a list of the 27 buildings in the district constructed between 1931 and 1947. Valmont Butte The pubic hearing portion or the process for reviewing the Valmont Butte CEAP (Community and Environmental Assessment Process) and review by the citizens review group was held in March. The Landmarks Board will have three opportunities to hear from the public and provide input. A three-day long consultation with representatives of the United Tribes of Colorado (representing 14 American Indian Tribes with historic roots in the Front Range) will take place April 17 -19. A tour of the site is scheduled between lOAM-12PM on April 17, for the tribes and staff. Tuesday, May 31 - Open House (4-9 p.m. in Muni Lobby) and Study Session (6-8 p.m. Council Chambers) re: Valmont Butte CEAP--Board presence is outional. This location may change, and I will keep you posted. Tuesday, June 14 - Boulder Public Library Auditorium, (Time to be determined but most likely early evening) - Joint public hearing for the Boards (Environmental Advisory Board, Water Resources Advisory Board, Open Space & Mountain Parks Trustees, Planning Board and Landmarks Board). Board members are strongly encouraged to attend. This joint public hearing will allow citizens to attend one event to voice their concerns, rather than having to visit the five separate boards individually. Wednesday, July 6- LPAB monthly meeting. The Planning Board and WRAB will be asked to make a formal recommendation on the CEAP re: the proposed Fire Training Center (Planning) and Biosolids Recycling Center (WRAB). EAB, OSPM Trustees and the Landmarks Board will be asked to make recommendations focused on issues particular to their areas of expertise. The CEAP will be forwarded to City Council for a final decision following the five Board hearings. ARTICLES AND INFORMATION: National Trust Conference Registration Form Common Ground article on the Air Force Academy, Colorado Springs Historic Preservation Fund Appropriations Colorado Preservation Plan 2005 questionnaire