HomeMy WebLinkAbout5C - Public hearing & consideration of a Landmark Alteration Certificate for the rehabilitation of tMEMORANDUM
December 7t'', 2005
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Chris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
Matteo Moore, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate for the rehabilitation of the Koehler-Sherman
House and construction of three new units on the property
at 1820 Pearl Street (HIS2005-00242).
STATISTICS:
1. Site:
2. Zoning:
3. Owner:
4. Applicant:
5. Lot Size:
6. Date of Construction:
7. Proposed Construction:
1820 Pearl Street
(MU-X), Mixed Use Developing
Kate Beeman
Kate Beeman
7,100 square feet
1898 (Boulder County Herald)
Approx. 5,568 sf.
SUMMARY:
^ The purpose of this item is for the Board to determine whether the proposed
rehabilitation of the Koehler- Sherman house and adjacent new construction
conforms with the purposes and standards of Sections 10-13-18 of the Boulder
Revised Code (BRC).
^ The Site Review oE the redevelopment of 1820 Pearl Street was approved
administratively by staff on 11/10/05, with a call-up period extending to
11/25/05.
^ At their November 17~, 2005 meeting, the Planning Board expressed concerns
about the proposed design (including desire to see a more contemporary
design, simplification of plate heights on the third floor, cementitious siding,
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re; 1820 Pearl St. LAC
concern about flatness of pediments, garage doors, and colours) but chose not
to call-up the case.
^ The house at 1820 Pearl Street was constructed in 1898 by early German
immigrants George & Doris Koehler and owned by noted Boulder residents,
George & Grace Sherman from 1913 to the 1940s.
^ The proposed rehabilitation of the Koehler-Sherman house includes removal
of non-historic additions and restoration of the wrap-around porch.
^ The proposed new construction is to occur ten feet south of the 29' high
historic house to height of 32', (stepping up to 35' at highest point).
^ Given its location, separation from the historic house, projecting and receding
roof and wall forms, staff considers the mass, scale, and orientation of the
new construction to be consistent with Section 10-13-18(b) of the Boulder Revised
Code and the General Design Guidelines .
• Staff recommends conditional approval of the project based upon details
(including siding and roof materials, decks & porches, decorative detailing,
fenestration of the new construction, and more detailed specifications
regarding the rehabilitation of the Koehler-Sherman House), being reviewed
and approved by the landmarks design review committee, prior to the
issuance of a landmark alteration certificate.
BACKGROUND:
In May of 2005, the Planning Department received a Site Review application for
the property at 1820 Pearl Street which includes the removal of the non-historic
1985 rear addition to the 1898 Kohler-Sherman house and adjacent construction
of a building to house three residential units.
Because the site had a PUD and Use Review in 1993 for conversion to a bed &
breakfast, the redevelopment requires a Site Review to amend the prior
approval. On November 10~', 2005, the Planning Department approved the Site
Review with conditions. As required for such administrative approvals of Site
Review, a disposition and approved plans were distributed to the Planning
Board at their November 10th, 2005 meeting. The fourteen day call-up period by
the Planning Board lapsed on November 24~`, 2005.
At their November 17th, 2005 meeting, the Planning Board did comment on the
proposed design for redevelopment. Though there were concerns about the
proposed design during this discussion(including desire to see a more
contemporary design, simplification of plate heights on the third floor,
cementitious siding, concern about flatness of pediments, garage doors, and
colours), the Board did not to call-up the case.
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re; 1820 Pearl St. LAC
Review of the landmark designation of the property is pending. As required by
code, proposed changes to a pending landmark property are to be reviewed as
per SEandards for Landmark Alteration Certifccates, Section 10-13-18 of the Boulder
Revised Code. Staff generally concurs with the Planning Board's comments
regarding the proposed new construction, and considers the General Design
Guidelines for new construction to address the issues.
DESCRIPTION:
Located in the area today referred to as the East Pearl Street corridor, the
property was originally part of the East Boulder Addition platted in 1872
between 18"' and 25~' Streets. The two-story brick and frame Queen Anne house
located at 1820 Pearl Street was constructed in the latter part 1898 for German
immigrant, and agent for the Pacific and United States Express, George Koehler.
Sanborn maps indicate that a single-story shed roof masonry addition to the east
side the building was constructed sometime after 1960. In 1985, the two-story
rear addition was constructed when the use of the property was converted to a
bed and breakfast.
Figure 1. 1985 rear addition to 1820 Pearl Street (to be removed).
REQUEST:
This proposal calls for the removal of approximately 3000 sq. ft. of non-historic
additions to the Koehler-Sherman house and the construction of a new, free-
standing 5,500sq. ft. building to house three new residential units on the
property. The post-1960 addition at the east elevation of the house will be
removed to reveal the original wall (see figure 2). At the south (rear), the 1985
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC
addition will also be removed to reveal the portion of the historic wall now
obscured (see ftgures 1 F~2).
.
Figure 2. Areas of 1820 Peazl Street proposed for removal.
The proposed new construction is shown to be located approximately ten feet
south of the Koehler-Sherman House and to extend 72' south to the back alley.
Four enclosed parking spaces are proposed on the ground level with overhead
garage doors, a second floor deck, and third-story balcony facing south onto the
alley. Pedestrian access to the three units is planned on the east and north
elevations of the building.
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Figure 3. Site Plan of proposed development at 1820 Pearl Street
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Peari St. LAC
Elevations indicate that proposed three-story building is to be designed in a neo-
traditional manner with intersecting hip and gable roof Eorms.
The architect has attempted to break up the mass of the building by designing
two buildings of diEfering height, linked by way oF a two-story connector. The
smaller, north portion of the building at a proposed height of 32' is shown to be
set 10' from the Koehler-Sherman house which rises to 29' at its highest point.
Drawings show the south portion of the new construction to rise to a height of
35' at the top of the hip roof.
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r~igure 5. 1'roposed east elevation.
On the east elevation, the design features intersecting roof forms, projecting and
receding wall masses, and second and third-story balconies.
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Figure 4. Proposed South (alley) elevation.
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC 6
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Figure 6. Proposed west elevation.
The less publicly visible west elevation presents a less plastic, more monolithic
wall form, with the second and third-story frame portions of the building
cantilevering slightly over the first level.
Facing directly onto the Koehler-Sherman House, the north elevation of the
proposed building features a projecting third-story gable emerging from a flat
roof area, and slightly cantilevered upper stories as on the west elevation.
Figure 7. Proposed north elevation.
As mentioned, the rehabilitation of the Koehler-Sherrnan house will include the
removal of non-historic additions on the north and east elevations and the
restoration of the wrap-around porch at the north and west of the house that was
enclosed in 1958. The applicant has indicated that details regarding the
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC
restoration of the historic house will be submitted when they become available
for review by the landmarks design review committee.
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Figure 7. Rehabilitated north elevation with east addition removed and restored porch
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 sha11 approve a iandmark aiteration
certificate unless it meets the following canditions:
(1) The proposed work preserves, enhances, or restares 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;
(4) With respect to a proposal to demodish a building in an historic district,
the proposed new construction to replace the buiiding meets the
requirements of paragraphs (b)(2) and (3) above.
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC
(c) In determining whether to approve a landmark alteration certifccate, the landmarks
board shall consider the economic feasibility of alternatives, incorporation of energy-
efficient design, and enhanced access for the disabled.
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 to
help interpret the historic preservation ordinance. The 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 cornpliance.
General Desi Guidelines for New Construction, 6.0.
6.1 Distinction from Historic Buildin
.1 Buildings should be of their own time T'he proposed design can be YES
creating contemporary interpretations described as neo-traditional in form,
of historic elements. and massing. Simplification of
materials, fenestration, and
detailing should be simplified-
resolve at the LDRC.
.2 Interp~etations of historic styles may 6e Drawings show the proposed house IF REVISED
appropriate if they are distinguisha6le and garage to reference the mass,
as new. scale, and proportions of Queen
Anne residential architecture. Steps
might be taken to simplify design in
conternporary fashion - resolve at
the LDRC.
6.2 Site and Settin
New structures should be designed and located so that significant site features, including mature
trees, are not lost or obscured. The size of the new structures should not overpower the site or
dramatically alter its historic character. Buildings within historic districts generalIy display a
consistency in set6ack, orientation, spacing and distance between adjacent buildings. Therefore, the
compatibility of proposed new construction will be reviewed to ensure that these elements are
maintained.
1 Conform ta fhe design guidelines found Building location on the site and YES
in Section 2.0 Site Design, regarding orientation is generally in keeping
site and setting in developing a with the neighborhood.
proposed siEe plan.
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Memo to Landmorks Preservation Advfsory Board 12707/05 Re: 1820 Pearl St. LAC
2 Design new ronstruction so that the Due to 1985 addition, very little ~
overall character of the site, site landscaping survives at the reaz of
topography, charactervdefining site property. Mature vegeWtion at the
features and trees are retained. front of the property will be
reserved.
3 Site nem construction to be compatible The proposed new construction is to ~S
with sunounding buildings that be located at the reaz of the
contribute to the overall character of the property, thus improving and
landmark in terms of setback, preserving facade and sides of the
orientation, spacing, and distance from historic house. Proposed building is
adjacent 6uildings. set 10' from historic house.
Orientation to alle is a ro riate.
4 Necu construction should not be The lot coverage for the pmposed yES
sigm~cantly different fiom contribuHng house and gazage is slightly higher
historic buildings in the district in than the average in the area, but well
terms of the proportion of 6uilt mass to within the median range.
open space on the individual site. See
Guideline 2.1.1.
5 Nem primary building should serue as a N/A N(A
guide for new accessory structures on
the site. Conforne to the design
guidetines found in Section 7.0 New
Garages and Other Accessory
Structures.
6.3 Mase and Scale
In cortsidering the averall compatibility of neru constiuction, its height, form, massing, size and
scale will al! be rwiewed. The overall proportion of the 6uilding's front faFade is especially
important to consider since it wi!! have the most impact on the streetscape. While new construction
tends to be larger than historic 6uildings, reflecNng the needs and desires of the modern
homeowner, neu~ structures should not be so aut-of-scale with the surrounding 6uildings as to loom
over them.
1 Design new buildings to b¢ comyatible Proposed new construction YES
with surrounding buildings that compatible with historic house.
contribute to the overa!! character of While larger and higher, sepazation
the landmark in ternts of height, size, of new construcHon from the
scale, massing, and proportions. existing, and stepping of height to
reaz of property minimizes impact
from Pearl Street.
z The mass and scale of new construction Plans and elevaHons indicate the yES
should respect neighboring 6uildings scale, massing and placement of the
and the streetscape as a whole. proposed buildings will respect
neighboring buildings and the street
. and alle sca e as a whole.
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC 10
3 Historic heights and widths as ruell as The proportions of the proposed ~S
their ratios should be maintained. The new building aze generally
proportions of the front fa~ade are compatible with the adjacent
qarticularly importanf and should be Koehler-Sherman house.
campatible to those of suttounding
historic buildin s.
4 A new house constructed 6ehind an While the proposed building is ~S
existing historic house should 6e of significandy larger than the historic
lesser mass and scale than the original house, sMps have been taken to
structure. isolate it. Stepping height and
plasticity of form will further
mitigate the effect of the proposed
new rnnstruction.
6.4 Materials
1 Materinls should be similar in scale, Plans call for the walls of the house ~ REVISED
proportion, texture, finish, and colo~ to be sheathed in brick and
to those found on nearby historic cementitious siding. Cemenritious
buildings. siding is generally not an
appropriate material. Introducing
more contemporary accents in
siding maMrial may be appropriate.
Details regazding wall materials
should be resolved at the LDRC.
Maintain a human scale by avoiding Design includes projecting and YES
2 large, featureless surfaces and by using receding roof and wall forms to
traditionally sized 6uilding break up the mass of the proposed
com onents and materials. buildin .
6S K Buildin Elementa
Roofs, porches, dornters, windaws and doois are some of the most important characterdefining
elements of any building. As such, they require extra attention to assure that they complirrtertt the
historic architecture. ln addiHon to the guidelines below, refer also to Section 3.0 Alterations for
related su estions.
Design the spacing, placement, scale, Proposed overhead garage doors on IF
1 orientation, proportion, and siu of alley are inappropriate. Fenestration REVLSED
window and door openings in new shown in submitted elevaHons may
structures to be compatible with the need to be ref9ned to make more
surrounding 6uildings that contribute compatible with historic house -
to the historic district, while reflecting should be resolved at LDRC.
the underlying design of the new
buildin .
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Memo to Landmarks Preservation Advfsory Board 72{O7/05 Re: 1820 Peari St. LAC 11
Z Select windows and doors for necu Details regaxding window and doox ~
structures that are compatible in design (including decoradve motif REVISED
material, su6division, proportion, above and below windows) should
pattern and detail with the ruindows be refined at the LDRC.
and doors of surrounding buildings that
contri6ute to the historic district.
3 New structuies should use a roaf form The hip and gable roof forms aze Y~S
found in the d'utrict or on the lattdmark found on the historic house and aze
site. characteristic of the historic
buildings in the immediate area. Flat
roofs found on buiidings across Peazl
Street.
4 Pmches should 6e compatible in Amount of porch and deck azea on ¢
massing and details to historic yorcl~es new wnstruction should be reduced REVISED
in the district, and should 6e - should be resolved at the LDRC
r riate to the s le o the house.
5 Dormers should be secondary to the Proposed cross-gable and flat roof yES
main raof and shauld be lower tkan the areas aze secondary and lower than
roojline. Oversized dormers are the ridge line of the roof.
i r riate.
Staff considers that the planned removal of non-sympathetic additions at
the north and east elevations will "preserve and restore" the Koehler-Sherman
house. Likewise, the proposed new construction will, "not damage or destroy the
exterior azchitectural features of the (potential) landmark" as per Subsection 10-
13-18(b), B.R.C. 1981. In terms of the height, mass, scale, and orientation, the
proposed new consiruction and rehabilitation of the Koehler-Sherman house is
generally consistent with the General Design Guidelines.
However, details regarding siding and roof materials, decks & porches,
and fenestration still need to be resolved. Likewise, more detailed plans for the
rehabilitation of the Koehler-Sherman house (including masonry and window
specifications and porch restoration), also need to be submitted for review and
approval. The review of these aspects of the project should occur at the
landmarks design review committee level.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board approve the request for a
Landmark Alteration Certificate for the rehabilitation of the Kcehler-Sherman
House and adjacent new consiruction with the following conditions:
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Memo to Landmarks Preservation Advisory Board 12/07/05 Re: 1820 Pearl St. LAC 12
1. That details regarding the siding and roof materials, decks & porches,
decorative detailing, and fenestration (including garage doors) be
reviewed and approved by the landmarks design review committee, prior
to the issuance of a landmark alteration certificate.
2. That details regarding the rehabilitation of the Koehler-Sherman House
(including masonry and new window specifications and porch
restoration), be reviewed and approved by the landmarks design review
committee approved, prior to the issuance of a landmark alteration
certificate.
FINDINGS:
As per the recommendation and conditions outlined above, staff recommends
that the Board adopt the following findings:
1. With the conditions outlined above, the request to rehabilitate the
Kohler-Sherman House and to construct a 5,500 sq. ft. buiiding on
the property is consistent with the Historic Preservation Ordinance
as per Section 10.13.18(b) of the Boulder Revised Code.
2. With the conditions ouflined above, the proposal is generally with Section
3(Alterations to Historic Buildings) and Section 6(New Construction), of the
General Design Guidelines.
ATTACHMENTS:
A: Historic Building Inventory Record
B: Photos
C: Plans:
• Site Plan
• East Elevation
• North Elevation
• West Elevation
• South Elevation
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Attachment A
COLORADO HISTORICAL SOCIETY NOT FOR EIELD USE
Office of Archaeology and Aistoric Preservation ELIGIBLE
1300 Broadway~ Denver, Colorado DET NOT ELIG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF SOULDER, COLORADO Boulder County CERTIFIED REHAB
DATE
PROJECT NAHE: BOULDER HISTORIC PLACES State ID~: 5BL2179
Building Name: PEARL STREET INN
*BUilding Address: 1820 PEARL STREET BOULDER, COLORADO 80302
Bullding Owner: PEARL STREET BED AND BREARFAST
Owner Address: 1820 PEARL STREET BOULDER, COLORADO 80302
USGS Quad: BOULDER Quad Year: 1966, REV. 1979
Legal: Tnsp 1N Range 70W Section '30 1 9 1 4
Historic Name: THE GEORGE KOHLER/GEORGE SHERMAN HOUSE
District Name: NOT APPLICABLE
Block: 73 Lot: 4 Addition: BOULDER EAST
Year of Addition: 1872
lm Roll By: ROGER WHITACRE Film Number: BLS
~mber of Negatives: 20 Negative Location: BOULDER
-~
*Construction Date: ESTIMATE: 189B
Source: COUNTY ASSESSOR RECORDS
Present Use: BED AND BREAKFAST INN Historic Use: RESIDENCE
Condition: EXCELLENT Extent of Alterations: MODERATE
Description: NEW ADDITION ON SIDE.
ORIGINAL If Moved, Date(s):
Style: QUEEN ANNE Stories: 1 1/2
Materials: BRICK Square Footage: 3873
Field Assessment: NOT ELIGIBLE District Potential: NO
Local Landmark Designation?: NO Name: Date:
Associated Buildings?: NO Type:
If Inventoried, List Id Numbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN Source:
'-iginal Owner: POSSIBLY GEORGE ROEHLER (SEE HISTORY)
Source: 1900 U.S. CENSUS OF BOULDER
/3
1820 Pearl Street Page 2
Plan Shape: . . . . . . . . . .
. . . . . . . . . .
Theme(s):
The Urban Frontier (1860-1920).
Architectural Description:
Hipped roof with front-gabled bay. Front gable end has carved wood
ornament; decorative shingles. One-bay, front-gabled, entry porch with
turned spindle s~pports; fretwork; balustrade. Paneled and glazed door;
transom. First floor windows hav~ segmental arches; stone sills. Double-
hung window in front gable end has flat arch; stone sill. Stone
foundation. Large complex attached to original structure. New siding
along portion of facade. Larqe wooden fence in front of property.
Construction History:
"~storical Background:
In 1900, this was the home of George and Doris Koehler, and their son
ctor. George Koehler, who was a German immigrant, worked as an agent for
the Pacific and United States Express. By 1913, this was the home of
George and Grace Sherman. George Sherman was a prominent businessman, who
came to Boulder in 1896 as an agent for the Union Pacific and Gulf
Railroad, and who later engaged in the transfer business, first with the
firm of Majors and Sherman, later as a partner of E.W. "Dutch" O'Neal in
the aoulder Transfer. George Sherman was also an organizer and officer of
Soulder's Citizens National Bank. Before coming to Boulder. Shernan worked
for the Missouri Pacific Railroad in Kansas, and the Mexican Central
Railroad in Pachuca, t9exico. Other Sherman family residences in Boulder
include 1714 Walnut Street and 1319 Pine Street.
Architectural Significance:
Represents the work of a master.
_X Possesses high artistic values.
_ Represents a type, period or method of construction.
Historical Significance:
_X Associated with significant persons.
Associated with significant events and/or patterns.
! Contributes to an historic district.
1820 Pearl Street
Page 3
^tatement of Significance:
The Queen Anne style building represents Boulder's 19th century,
~niddle-class housing. The building is also significant for being
associated with George Koehler, a German immigrant and agent for the
Pacific and United States Express Company; and George Sherman, a prominent
early Boulder businessman. George Sherman came to Boulder as an agent for
the Union Pacific and Denver and Gulf Railroad; he later was involved in a
number of transfer businesses. Sherman was also an organizer and officer
of Boulder's Citizens National Bank.
References:
Boulder County Assessor's Records
Sanborn Insurance Maps
1900 U.S. Census of Boulder
Boulder City Directories, 1898, 1901-02 and 1913
"1714 Walnut Street" inventory form ~SBL2228, Boulder Survey of
Historic Places Survey, 1988, Boulder Planning Office
Surveyed by Whitacre/Simmons Affiliation: Front Range Research
Date: June 1988
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Attachment B, Photographs
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