5D - Consideration of a Landmark Alteration Certificate to raise the roof pitch & add dormers at 184-1-
MEMORANDUM
July 6th, 2005
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Matteo Moore, Historic Preservation Intern
James Hewat, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate District to raise the roof height, pitch, and add
dormers to carriage house and construct a 240 sq. ft., one-
story garage at 184018'" Street in the Chamberlain Historic
(HIS2005-00111).
STATISTICS:
1. Site: 183018'" Street
2. Historic District: Chamberlain
3. Zoning: HZ-E (High Density Residential Established)
4. Applicant: Bill Sawyers
5. Date of Construction: c.1900.
6. Historic Name(s): Robert Donald property
7. Request: Rehabilitation of carriage house (increase in
roof height and pitch addition of dormers), and
construction of 240 sq. ft. garage.
SUMMARY:
~ This item was referred to the full Board by the Design Review
Committee on April, 18"', 2005.
• The Donald carriage house at 184018"' Street is a contributing
resource to the Chamberlain Historic District.
~ The proposal was reviewed and approved by the Landmarks
Board in 1997, prior to adoption of the General Design Guidelines for
Boulder's Historic Districts and Individual Landmarks.r
^ Staff considers the rehabilitation of the carriage house including
the raising of the roof height and pitch to be inconsistent with
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Section 3, Alterations to Contributirig Buildings & Section 4, Adclitions
to Historic Buildings of the General Design Gacidelines, and to not
meet the landmark alteration certificate criteria in the historic
preservation code (Section 10-13-18(a)£~(b)(T-4) of the Boulder
Revised Code).
^ StafE considers the location, mass, scale, and detail of the proposed
construction of the garage to be generally consistent with Section
7.2 , New Accessory Bacildings and Section 10-13-18(a)&(b)(1-4) of the
Boailder Revised Code.
Figure 1. 1830 18~h Street (northwest corner), )une, 1UU5.
BACKGROUND:
In the 1997, the Board issued a Landmark Alteration Certificate for a
second floor addition as part of the rehabilitation of the alley building at 183018t''
Street as part of the larger development of the "Caywood Cove" sub-division in
the Chamberlain Historic District. The project was reviewed under the
Chamberlain Historic District Guidelines at that time. Because the approval had
expired, the applicant was advised by staff that they should present the
proposed remodel to the Design Review Committee and that the project would
be reviewed under the General Design Guidelines for Boulder's Historic Districts and
Landrnarks, which were adopted by the city as administrative policy in 2002. The
2002 guidelines are more detailed and more clearly delineate acceptable
approaches to the rehabilitation of contributing buildings On April 18t'', 2005, the
Design Review Committee referred the proposal to the full Board for a public
hearing based upon its consideration that the proposed project was not
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consistent with the Genernl Design Guidelines and the Chamberlnirt Historic District
Design Ga~idelirres.
PROPERTY HISTORY:
The one and one-half story brick accessory building located on the alley and
given the address 183018~h Street was originally part of the Robert and Jennie
Donald property at 184018''' Street and probably was constructed as a livery or
carriage house. Robert Donald moved to Colorado Erom Massachtisetts, and for
many years was a street supervisor for the City of Boulder. A gap in the coverage
oE Sanborn Maps excludes this building, however, physical evidence including
hand moulded brick and ltimber indicates that the building was constructed in
the late nineteenth or early twentieth century. The 1988 survey oE the
Chamberlain area surveyed the now remodeled Donald house, but did not
record the out building in question.
ANALYSIS OF HISTORIC SIGNIFICANCE:
The historic survey of the area, which pre-dated the 1996 establishment of
the Chamberlain Historic District by eight years, also did not include this
building as that inventory focused on primary buildings. Clearly, though the
building at 1830 18~'' Street is characteristic as described in the district specific
design gt~ideline as consisting "primarily oE buildings reflective of Eamilies "of
modest means in late 19~'' century Boulder. Construction was modest and
functional and contained few elaborate details". The vernacular masonry
building retains a high degree of historic integrity and, as such, can be
considered as contribt~ting to the Chamberlain Historic District.
REQUEST FOR ALTERATION:
The applicant proposes to rehabilitate the accessory building for use as
housing. To the west oE the building, plans call for the construction of one-story,
240 sq. ft. gable end frame garage.
Elevations show the height and pitch of the roof to be raised to 28' in
height to provide increased height on the second Eloor of the building. No
existing condition drawings were submitted with the application and, therefore,
the proposed increase in height Eor the roof could not be determined by staff.
Two sets of gable dormers (each lined by a low shed dormer) are proposed for
the north (alley facing) and south yard facing elevations of the building. The
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dormers are shown to be fenestrated with sets of three-over-one, double hung
windows while an elaborate doorway with sidelights and transoms is shown to
be installed in the original carriage door opening on the building's south
elevation.
Figure 2. 1830 18'h Street, South Elevation
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. . ~~ 4' . .~1:._I~ ~1-.~ 7'~...""
Figure .3 1830 18'h Street, Proposed Alteration
Drawings show the modest one-car garage to be located to the west of the
carriage house with its gable end facing onto the alley.
r •~
.~t;
:o'• a I
_~ ~„r,. J__._
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Figure .4 1830 18~h Street, Proposed new garage
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The following is an analysis of the proposal's compliance with design the
applicable design guidelines:
GENERAL DESIGN GUIDELINES
ALTERATIONS TO CONTRIBUTING BUILDINGS, 3.0:
3.1 RooEs ~
The roof is on~ of the prirnary chnracter-de~ning fc>ntirres of n historic building, and the repetition
of sirnilar roof types creates p~rt of the visual consistency that d~fines a lustoric nrea. Alterntions
or nd~~itions to roofs mttst be given cnrefi~l considerntion to ensisre that tltey do not comprornise tii~
integrity of the historic strttcfiire. Typicnl roof shapes rrre gnbfed or hipped. Shed roofs sorrtetirnes
occi~r on {tistoric rrdditions and accessory structiires
Guideline Meets
Guideline
Maitttairt the roof forrn, slope, Changes the height and slope of roof NO
hei~~ht, and orientation to the to the alley.
street.
Preserve the arigirtal deptli of Depth of the proposed overhang is YES
the over{ir~ng nlong the enves. shown to .be similar to that of
existin buildin .
An~ alterations to a roof should be The proposed roof proportion will NO
compntible zuith the form, pitch, plate change.
hei ht and massin o the historic roo .
Raising tlie roof Fo Height and pitch oE roof will NO
accomntodnte a ficll or partinl change for proposed upper story..
upper story addition is
innppropric~te - consider the ac~dition of n
dorrner instead.
3.5 Dormers
Dormers nre traditionrrl roof elements thnt cither extend the space under the msin roof or serve ns
decorntive elements to the mnin roof. They ge~ierally follow the pitcyr arid form of the main roof and
~re alzuays secondnr~ to the main roof massing. The introduction of ~ormers mny drnnrnticall~
cliarige the biiilding's appearance, and therf fore mr~y not be r~pproprrate ir2 all circiimstanc~~s.
Guideline Meets
Guideline
4 The size, scale, attd style of nezv dorm~:rs Proposed dormers are overscaled in
~~
'
' should be compatible with exrstin~q proportion to the building.
d~r~tters on tl:e strt~ctt~re. The orm o
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roof dormers should be comqatible with
the main roof form.
Dormer windows should be similar in YES
5 proportion to first and second floor
windows but smaller.
New dormers must be subordinate to the Dormers are too large in scale and NO
6 main roof in terms of mass, scale and number.
height. Notwithstanding the fact that
one large Aormer may give the greatest
usable space within the roof form,
smaller dormers are usually the most
appropriate. Often two small dormers
are more appropriate than ane large
dormer.
3.7 Doors
Front daors and primary entrances are among the most imqortant elements of historic buildings. The
original size and praportian of a front door, the details of the door, the daor surraund, and the
lacement o the door all contribute to the character o the entrance.
Guideline Meets
Guideline
Retain and preserue the functional, Proposed south entranceway does NO
'1' r ortional and decorative eatures o a
p op f f
not reflect historic character of
primary entrance. These features carriage door to carriage house and
include the door and its frame, sill, head, ~s Ear too elaborate
jamb, moldings, and any flanking
windows.
GENERAL DESIGN GUIDELINES FOR ADDITIONS TO HISTORIC
BUILDINGS, 4.0.
Protection of Historic Buildin s and Sites Meets Guidelines?
.1 Coristruct new additions so that there is The proposed increase in the pitch NO
the least possible loss of historic fabric geometry and height will affect the
and so the character-defining features of character defining form of this roof
the buildin s are not destro ed. domina[ed buildin .
It is not appropriate to construct an The proposed addition of height and NO
addition that will detract from the resulting increase in the pitch of the
3 overall historic character of the building roof will detract from the overall
historic character of the buildin .
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4.3 Com atibili with Historic Buildin s
Introducing new construction that contrasts sharply with an existing historic structure or site
detracts from the visual continuity that marks our historic districts. While additions should be
distinguishable from the historic structure, they must not cantrast so sharply as to detract from the
ariginal burlding and/or the site. Additions should never overwhelm historic structures or the site,
in mass, scale or detailin .
1 An addition should be subordinate to AddiHon of height increase in pitch, NO
the historic building, limited in size and addition of over scaled dormers
and scale so that it does not diminish or will visually overpower building..
visually overpower the building.
2 Design an addition to be compatible Relationship of solids to voids on NO
with the historic building in mass, scale, proposed dormers are incompatible
materials and color. For elevations with historic building.
visible from public streets, the
relationship of solids to voids in the
exterior walls should also be compatible.
3 Adding a partial or full story to the Adding to the height and increasing NO
histaric portion of a historic building is the pitch of this building is
rarely apqroqriate. inappropriate..
4 Reflect the original symmetry or Addition symmetry is consistent.. ~~
asymmetry of the historic building.
S Preseroe the vertical and horizontnl
' Horizontal proportion of the
NO
' proportion of a 6uilding
s mass. building wi11 be affected by the
ro osed addition.
Com atibilit with Historic Site and Settin
Design new additions so that the overall NJA
character of the site, site topograqhy,
character-defining site features and trees are
retained.
Locate new additions on an inconspicuous Addition of height and increase in NO
elevation of the historic building, generally the pitch will be visible on elevations of
rear one. Locating an additian to the front of a the building..
structure is inappropriate because it obscures
the historic facade of a building.
Respect the established orientation of the Addition respects orientations and yES
original building and typical alignments in alignments of buildings in the area.
the area.
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Preserve a backyard area between the house
and the garage, maintaining the general
proportion of built mass to oqen space found
within the area. See Guideline 2.1.1.
N(A
4.5 Ke Buildin Elements
Roofs, porches, dormers, windows and doors are some of the most important character-Aefining
elements of any building. As such, they require extra attention to assure that they compliment the
historic architecture. In addition to the guidelines below, refer also to Section 3.0 Alterations for
relnted suggestions.
Maintain the dominant roofline and Changes the dominant roof form to ~p
1 orientation of the roof farm to the street. the street.
Rooflines on additions should be lower Roofline oE entire building will ~~
z than and secondary to the roofline of the change in height and pitch. .
ori inal buildin .
The existing roof form, pitch, eave The proposed rooE proportion will ~0
3 depth, and materials should be used for change.
all additions.
Maintain the proportion, general style, Proposed windows on dormers will yES
5 and symmetry ar asymmetry of the preserve symmetry..
existing window patterns.
Use windaw shapes that are found on Window shapes and designs are yES
6 the historic structure. Do not introduce consistent.
odd-shaped windowssuch asoctagonal,
trian ular, or diamond-sha ed
Use materials and construction similar Windows will be wood, simulated yES
8 to historic windows. Do not use snap- divided light.
in mullions.
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GENERAL DESIGN GUIDELINES FOR CONSTRUCTION OF ACCESSORY
BUILDINGS 7.2.
Construction of Garage.
~.2
'z New garages and accessory buitdings
should genernlly be located at the rear
The proposed vemacular garage
YES
of the lot, respecting the traditional location is appropriate.
relationship of such buildings to the
primary structure and the site.
3 Maintain adequate spacing between
YES
' aceessory buildings so alleys do not
evolve into tunnel-like passageways.
4 Preserve a backyard erea between the
YES
' hause and the accessory buildings,
maintaining the genera! proportion of
built mass to open space found within
the area.
S New accessory structures should take Plans and elevations indicate the
YES
' design cues from the primary structure design oE the proposed building wi1S
on the site, but be subordinate to it in generally respect neighboring
terms of size and massing. buildings and the Alley scape as a
whole.
New garages for single family
'6 residences should generally be one story YES
tall and shelter no more than hvo cars.
!n some eases, a two-car garage may be
ina ra riate
Roof form and pitch should be
'~ complimentary to the qrimary YES
structure.
Accessory structures should 6e simpler
'$ in design and detail than the primary YES
building.
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9 Materials for new garages and
accessory structures should be YES
compatible with those faund on the
primary structure and in the district.
Vinyl siding and prefabricated
structures are inappropriate.
BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark
Alteration Permit may not be approved by the Board or City Council unless it
meets the conditions specified in Section 10-13-18 B.R.C. Specifically:
(a) The landmarks board and the city council shall not approve an
application for a landmark alteration certificate unless each such agency
finds that the proposed work is consistent with the purposes of this
chapter.
(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 historical, 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 structures are
compatible with the character of the existing landmark and its site or the
historic district.
STAFF RECOMMENDATION:
Staff considers the proposed alterations to the existing carriage house (to
include the raising of the height and pitch of the roo~ to not comply with Section
3. Alterations fo Contributing Buildings and Section 4 Additions to Contributing
Buildings of the General Design Guidelines. Staff recommends that the Board deny
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applicanYs request for a landmark alteration certificate for the remodeling of the
carriage and approve the request for the construction of the 240 sq. ft. garage,
based upon the findings outlined below.
FINDINGS:
The Board adopts the following findings regarding the proposed project at
1840 18'h Street :
1. Raising the height and changing the pitch of the carriage house would
adversely affect the special character of the Mapleton Hill District (10-13-
18, (b)2, B.R.C).
2. The proposed remodeling of the carriage house does not comply with
Sections 3& 4 of the Generat Design Guidelines, adopted by the Landmarks
Board as Administrative Regulations, and thus will be incompatible with
the character of the site and the Chamberlain Historic District (Section 10-
13-18,(b)3, B.R.C).
3. The proposed new construction, meets the Section 7.2 Construction of
Accessory Buildings of the General Design Guidelines, adopted by the
Landmarks Board as Administrative Regulations, and thus will be
compatible with the character of the site and the Chamberlain Historic
District (10-13-18,(b)3, B.R.C).
ATTACHMENTS:
A: Historic Inventory Form
B: Historic research of 184018"' Street
C: Site Plan, and Elevations of proposed construction
D: 1997 approved plans
E: Photographs
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Attachment A
COLORADO HISTORICAL SOCIETY NOT FOR FIELD USE
Office of Archaeology and Historic Preservation ELIGIBLE
1300 Broadway, Denver, Colorado DET NOT ELZG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF F30ULDER, COLORADO Boulder County CERTIFIED REHAB
DATE
PROJECT t]AP1E: BOULDER HISTORIC PLACES State ID#: SBL2064
Building Nar~e:
*Building Address: 1840 18TH STREET BOULDER, COLORADO 80302
Building Owner: JOHt7 L. AND LOIS P1. GRAVES
Owner Address: 1818 WALNUT STREET BOULDER, COLORADO 80302
USGS Quad: BOULDER Quad Year: 1966 (REV.1979)
Legal: Tnsp 1N Range 70Y7 Section 30 1 4, 1/4
'Historic Name:
District Name: NOT APPLICABLE
Block: Lot: 11
Year of Addition: 1871 Addition: CHAtiBERLAINS
lm Roll By: ROGER WHITACRE
Number of P7egatives: 34 Film Number: BL-8
Negative Location: BOULDER
Construction Date: ESTIt1ATE: CA. 1890
Source: COUNTY ASSESSOR RECORDS
Present Use: RESIDENCE Historic Use: RESIDENCE
Condition: DETERIORATING Extent of Alterations: P10DERATE
Description: STUCCO; ATTACHED GARAGE.
ORIGINAL If Moved, Date(s):
Style: VERNACULAR MASONRY, SIDE
Materials: BRICK, STUCCO GABLE Stories: 1
Square Footage: 746
Field Assessment: NOT ELIGIBLE District Potential: NO
Local Landmark Designation?: NO Nane: Date:
Associated Buildings?: NO Type:
If Inventoried, List Id tJumbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN Source:
~iginal Owner: UNKNOWN Source:
1890 l8th Street
an Shape: . .
Theme(s):
The Urban Frontier (1860-1920).
Page 2
Architectural Description:
Side gable roofed house which has been covered with stucco. Full-
width porch supported by short wood posts. Solid porch wall. Center front
door. Beveled and leaded glass transoms in front parlor windows. Tall,
narrow double-hung window in gable end. Attached garage.
Construction History:
Historical Background:
In 1900, the Donald family lived here. Robert -onald was born in
'~assachusetts in 1857 and worked for the City of Boulder. His wife,
nnie, was born in Colorado in 1863. Theit children included Nellie ~
~ennie, Freddie, Mary and Robert.
In 1913-1914, the house was vacant.
Architectural Significance:
_ Represents the work of a master.
Possesses high artistic values.
_X_ Represents a type, period or method of construction.
Historical Significance:
_ Associated with significant persons.
_ Associated with significant events and/or patterns.
Contributes to an historic district.
Statement of Significance:
The house is a deteriorated example of a side gabled brick structure
from the late 1800's.
References:
Boulder County Assessor's Records
Sanborn ~nsurance Maps
Boulder Genealogical Society, Index to U.S. Census of Population, 1900
rveyed by Whitacre/Simnons Affiliation: Front Range Research
Date: June 1488
~~
Attachment B
1840 18th Street
Historic Research
Built a 1890. Vernacular Masonry, Side Gable. In 190Q the Donald family lived here. Robert
Donald was bom in Massachusetts in 1857 and worked for the city of Boulder. His wife Jennie
was born in Colorado in 1863. Their children included Nellie, Jennie, Freddie, Mary and Robert.
The house is a deteriorated example of a side gabled brick structure from the late 1800's.
Moderate alterations include stucco and attached garage. (Source: survey form)
Lois and John Graves purchased the property at 1840 18th Street in 1965. The modest structure
on that property was originally built as a livery for horses and carriages, and Lois and John
Graves have operated that property as rental property since 1965. (Source: Letter from Graves'
Attorney - Hutchinson Black & Cook - dated July 5, 1995)
Boulder Citv Directorv -1840 18t6 Street
1883 no listing
1892-98 ?
1901-04 Donald, Robert (Minnie) - street supervisor, works city
1906-11 ?
1913-18 vacant
1921 Jacob, Dervine
1923-1930 no listing for 1840 18th Street (only 1845 18th)
1936 vacant
1938 Degenhart, Theo
1940-43 Davenport, Albert
1946-51 Hernandez, Horace G.
1953-62 Cunningham, Jas (Leona)
1963-66 Cunningham, Leona
Buildine Permit Records
1936 City Water Permit: renew water service
Building Permit: frame ($700)
owner: J.H. Hemberger
1937 City Water Permit: extension of services
owner: J.H. Hemberger
1939 City Water Permit
owner: J.H. Hemberger
1965 Electrical Permit: rewire
owner: John Graves
1966 Heating Permit: replace fumace/ dining room
1981 Mechanical Permit: replace hot water heater
Building Permit: repair fire damage
1982 Building Permit: install new stove
~~
Historic Maus
This structure is evident on the 1887 Willits Map in Camegie Library
This area is not shown on Sanbom Maps prior to 1906
1906 Sanborn: shows footprint of building 1%z story with 1 story on rear with porch facing noRh
Countv Assessor's Records
1994 & 1996 Deed transfened from John Graves to Caywood Cove, I,LC
(#1585892/#1487046)
Nov 18, 1965 John L. & Lois M. Graves bought part Lot I l, Chamberlain Addition from
Leona C. Cunningham Estate
(#799599)
Oct 10, 1952 Leona Cunningham bought Part Lot 11, Chamberlain Addition from
Horace G. Hemandez et.al.
(#519368/ Book 914-458)
Feb 18, 1946 Horace Hernandez bought Part Lot 1 I, Chamberlain Addition from
Charles W.V. Feigel
(#431401/ Book 775-83)
May 12, 1943 Charles W.V. Feiget bought Part Lot I1, Chamberlain Addition from
John H. Hemberger
(#403978/ Book 727-458)
1943-1889 Hemberger probably bought after 1903
Ellet probably sold by 1890
ownership unknown/ unable to trace
May 6, 1889 Thomas Ellet buys part Lot l l, Chamberlain Addition from
John A. Ellet
(Book 122-403)
May 4, 1884 John A. Ellet buys Lot 11 in Chamberlain Addition from
Thomas Ellet
(Book 82-220)
1883 Owner of Lot 11, Chamberlain Addition
Thomas Ellet
(Book 73-418, shown on deed re: conveyance of alley to city)
2
~4
Hemberger, John
Citv Directorv:
1898-1901 no listing
1903 John H(Ida) res. 620 Concord, salesman
Countv Census:
190Q no listing
1910 Hemberger, John H. 37 ml 17y IN IN GER partner, gocery store
Ida M. 37 ml 17y 2-2 IL SC KY
Frank S. 16 CO IN IL, delivery boy
Cassie B. 10 CO IN IL
Conclusion: Hembergers moved to Boulder circa 1903
Ellet, John A.
Citv Directorv:
1883 John A(Elizabeth) res. 1404 Front, real estate, insurance, loans
Thomas C., brother no residence listed
1892 no listing
Countv Census
1870 no listing
1880 Ellet, John A. 41 IL PA PA
Lizzie K. 28 IL NI' VT
Charles 4 CO IL IL
Laura 2 CO IL IL
1885 same
1900 no listing
Conclusion: Ellets lived in Boulder from approximately 1880 - 1890
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Attachment C
DATE:April 1, 1996
TO: Bob Hunnes, JVA
FROM: Lara Ramsey, City Planner
RE: 1840 18th Street - Demolition Application
The City is seeking a second opinion regarding the attached structural report and costs
comparison memorandum regarding the demolition of the above mentioned property. This letter
constitutes notice to proceed as a consultant to the City in, at a minimum, answering the
questions listed below. The information must be submitted no later than noon Wednesday, April
3, 1996.
Key Questions:
Structural integriry: Does the structural assessment seem accurate?
Abiliry to restore and retain original materials: If the building were restored, how much of the
original fabric of the building would be lost? Can the building, structurally, withstand the
process of constructing a foundation?
Costs to restore: Do the costs associated with the restoration of the building seem accurate,
given the building's condition? Based on your experience, what are typical costs associated with
restoration of this type of structure?
Any additional or related information would be helpful and appreciated.
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