5C - Consideration of Landmark Alteration Certificate for the construction of a one-story, two-car 4MENIORANDUIVI
August 3rd, 2005
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
James Hewat, Historic Preservation Planner
Matteo Moore, Preservation Intern
SUBJECT: Request to grant a Landmark Alteration Certificate for removal of an existing
carport and construction of a 485 sq. ft one and one-half story, two car detached
garage, for the property at 720 Mapleton Avenue, within the Mapleton Hill
historic district.
STATISTICS:
l. Site: 720 Mapleton Avenue
2. Zoning: LR-E (Low Density Residential Established)
3. Owner: Joel Smiley
4. Applicant: Joel Smiley
5. Site Area: 7,000 sf
6. Proposed Building: 485 sf. total
7. Proposed Height: 19',7"
SUNIMARY:
• Received on July 17`h, 2005 this application calls for more than 340 sq.ft. of free
standing, new construction and, as such, a public hearing is required (10.13.14(3)(b) of
The Boulder Revised Code.
• The restoration of the main house and construction of a two-story rear addition was
approved by the design committee on April 26`h, 2005
• Staff considers the proposed new construction consistent with the criteria for a
landmark alteration certificate as per Section 10.13.18 (b) of the Boulder Revised
Code and Section 7.2 of the General Design Guidelines.
• Staff recommends that the Landmarks Board approve the request for a Landmark
Alteration Certificate for the construction of the proposed garage.
BACKGROUND:
On April 26~h, 2005, the design review committee reviewed and approved the restoration
of the c.1905 four-square house ineluding removal of wide plank siding and the reconstruction of
flared overhanging eaves and the front porch shown on the c.1929 tax assessor's photograph.
The applicant is now requesting a landmark alteration certificate for the construction of a 485 sq.
ft.., single-story, two-car, detached garage at the southeast corner of the lot.
Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 437 Highland Avenue
DESCRIPTION:
Constructed about 1905, the two-story foursquare masonry and frame constructed
house at 720 Mapleton features a low hip roof, north facing dormer, and east facing bay
windows. The 1994 historic building inventory form (1994, Simmons) identified the house as
being non-contributing to the Mapleton hill historic district as a result of non-historic alterations
including the removal of the porch, the replacement of siding on upper walls, painted brick,
addition of brick stairway, the rear addition with deck, the addition of shutters, and eave
alterations. Staff considers that with the rehabilitation the applicant is planning including the re-
construction of the front porch, reconstruction of eaves, the house will be considered to be a
contributing resource to the Mapleton Hill Historic District.
REQUEST:
This proposal calls for the construction of a two-car garage at the southeast corner of the
lot setback three feet in from the south and east property lines as required by zoning. Plans call
for the garage to facing the ally and measure 22' by 22' syuare facing onto the back alley. The
overhead '/Z-story attic space is shown to not to be usable space (See figure 3). Elevations
indicate the detached garage will be 19',7" in height and contain about 485 square feet of usable
space show. Elevations show the proposed garage to feature a hipped roof with a change in pitch
faring at the eaves and extending out from the walls about 3'. The square form and low hip roof
of the proposed design reference the foursquare design of the main house in its historic form (See
figure 2.) The proposed garage is shown to be sided with 4" wood lap siding, a one panel door
with glass to the north, simple windows and surrounds.
Vehicle access to the garage is shown to be from the alley through two six-paneled
overhead doors fitted with three fixed-light windows. A single double-hung window is shown to
be centered on the west elevation facing the neighbor's detached garage with another single
double-hung window and door divide the north elevation facing the house equally. The east
elevation has no fenestration.
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S:\PLAN\data\longrang~HlS'IIALTCERTS~Historic Districts\Mapleron Hi111mapleton.720UVt E M O R A N D U M.doc
Memo To the Landmarks Preservation Advisory Board
Re: Landmark AlteraTion Certificafe for 437 Highland Avenue
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Figure 3. Proposed site plan.
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S:~PLANWataUongrang~I-IIS'MLTCERTSU-Iisroric Districts~vSaplMOn Hill~mapleton.720Uv1 E M O R A N D U M.doc
Memo fo the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 437 Hiqhland Avenue
CRITERIA FOR THE BOARD'S DECISION:
Subsection 10-13-18(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
certif:cate 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 tandmark and its site
or the district;
(3) The architectural sryle, 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;
(4) With respeci to a proposal to demolish a building in an historic district, the
proposed new construction to replace the buidding meets the requirements of
paragraphs (b)(2) and (3) above.
(c) In determining whether to approve a landmark atteration certificate, the tandmarks board
shall consider the economic feasibility of alternatives, incorporation of energy-efficient
design, and enhanced access for the disabled.
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south
ANALYSIS:
The Historic Preservation Ordinance sets forth the standards the Landmazks Board must
apply when reviewing a request for a Landmark Alteration Certificate. The Board has adopted
the Generat Design Guidelines to help intetpret the historic preservation ordinance. The
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S:~PLAN~dataVongrang~IilS'MLTCER7'SUiistoric Districts~fapleton Hill~mapkton.720uvf E M O R A N D U M.doc
~Ol.lT~iF~.E~LAIl4,~
Memo to ihe Landmarks Preservation Advisory Board
Re: Landmark Alteration CeAificate for 437 Highland Avenue
following is an analysis of the proposed demolition and 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.
7.2 New Accessory Buildings
New accessory buildings should follow the character and pattem of historic accessory
structures. While they should be take design clues from the primary structure, they must be
subordinate to the primary structure in size, massing and detailing. Alley buildings should
maintain a scale that is pleasattt to walk a[ong and comfortable for pedestrians.
GUIDELINES: AIJALYSIS: CONFORMS
.1 Is is inappropriate to introduce a new Construction of the new garage will not YES
garage or accessory building if doing necessitate removal of an exisring
so will detract from the overall historic building, and will not detract from the
character of the principal building and historic character of the district.
the site, or if it will require the
removal of a significant historic
building element or site feature, such .
as a mature tree.
.2 New garages and accessory buildings The building locarion is consistent with YES
should generally be located at the rear historic patterns at rear of ]ot facing
of the lot, respecting !he traditional onto alley.
relationship of such buildings to the
primary structure and the site.
3 Maintain adequate spacing between There is one other adjacent accessory YES
accessory buildings so alleys do not building 25' to the west.
evolve into tunnel-like passageways.
.4 Preserve a backyard area between the The new garage does encroach upon YES
house and the accessory buildings, garden space, but proportion of general
maintainir~g the general proportion of proportion of built mass to open space
built mass to open space found within consistent with immediate area. (See
the area. figure 7).
.5 New accessory structures should take The new structure is comparible with YES
design cues from the primary structure the primary structure in terms of
on the site, but be subordinate to it in architectural details and materials but is
terms of size and massing. secondary to it in mass, scale and
height.
.6 New garages for single family The new one story building shelters two YES
residences should generally be one cars.
story tall and shelter no more than nvo
cars. In some cases, a hvo-car garage
may be inappropriate.
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S:~PLANWataVongrangUiI57WLTCERTS~Flisroric Dis[rictsVNapleton Hill~mapleton.720Vv1 E M O R A N D U M.doc
Memo to ihe Landmarks Preservafion Advisory Board
Re: Landmork Alteration CerfificaTe for 437 Highland Avenue
.7 Roofform and pitch should be The form and pitch of roof reference YES
complimentary to the primary main house.
structure.
.8 Accessory structures should be simpler The proposed garage is simpler than YES
in design and detail than the primary house in scale and detail.
building.
9 Materials for new garages and Materials as proposed, including wood YES
accessory structures should be lap siding, traditional wooden doors and
compatible with those found on the windows aze appropriate.
primary structure and in the district.
Vinyl siding and prefabricated
structures are inappropriate.
.10 Windows, like all elements of The proportions, design and materials YES
accessory structures, should be of proposed windows are generally
simpler in detailing and smaller in appropriate.
scale than similar elements on primary
structures. ,
.11 If consistent with the architectural Not Applicable YES
style and appropriately sized and
tocated, dormers may be an
appropriate way to increase storage
space in garages.
.12 Garage doors should be consistent Proposed paneled overhead wood door
with the historic scale and materials of is consistent within the Mapleton Hill ~S
traditionaI accessory stractures. Historic District.
Wood is the most appropriate material
and two smaller doors may be more
appropriate than one large door.
Staff considers the proposed garage appropriate in terms of site planning, mass, scale,
materials, and detailing. As can be seen in the figure/field study, many of the other lots within
the immediate neighborhood also have smaller backyazds due to the smaller lot size (see
Attachment C: Figure Ground Study). The proposed footprint indicates it will be secondary to the
main home and will be similar in size to other historic buildings in the area. At 19', 7" feet, the
height is also within the range of other buildings on the alley. Materials proposed are all
traditional and appropriate and reflecting similar materials used on the primary house. However,
the proposed overhead paneled doors are not traditional for accessory buildings in the district.
In all other respects, drawings indicate the detached gazage is planned to reference and be
compatible with the main house and to be compatible to the alley-scape.
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Memo to the Landmarks Preservation Advisory Board
Re: Landmark Alteration Certificate for 437 Highland Avenue
~ ~ ~ ~
720 Mapleton Avenue
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Fi~ure 7. Location map showing proportion of built area to open space
in immediate area.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board approve the request for a Landmark
Alteration Certificate for the construction of the proposed garage.
7
FINDINGS:
As per the recommendation outlined above, staff recommends that the Board adopt the following
findings:
l. The request for construction of a new garage is consistent with the Historic
Preservation Ordinance as per Section 10.13.18 (b) of the Boulder Revised Code.
2. The proposed construction generally meets Section 7.2 of the General Design
Guidelines.
ATTACHMENTS:
A: Historic Building Inventory Record
B: Photos
C: Figure Ground Study
D: Plans:
^ Site Plan
• East Elevation
^ North Elevation
^ West Elevation
^ South Elevation
• Floor Plan
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