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Home My WebLink About5B - Request to grant Landmark Alteration Certificate for an addition to the residence at 504 MaxwelMemo to the Landmarks Preservatlon Advisory Board Re Request for Landmark Alteradon CerpBcate for 504 Maxwell MEMORANDUM February 4, 2004 TO: Landmarks Preservation Advisory Board FROM: Ruth McHeyser, Director of T.ong Range Planning Bohdy Hedgcock, Historic F'reservation Planner SUBJECT: I2equest to grant a Landmark Aiteration Certificate for an addition to the residence at 504 Maxwell Avenue, within the Mapleton Hill Histonc District. STATISTICS: l. Site: 504 Maxwell Avenue 2. Zoning: LR-E (Low-Density Residentiat, Established) 3. Owner; Tami Simon 4. Applicant. Tami Simon / Kyle Callahan - Architect BACKGROUND: The planning department has received an apphcaUon for a landmazk alteration certificate to construct an addrtion to the residence at 504 Maxwell, within the Mapleton Hill histor~c district. When surveyed m both 1993 and 1996, the house at 504 Maxwell was determined to be contributmg to the Mapleton Hill historic district (see Attachment A: Histonc Building Inventory Records). While addirional work has been completed smce those surveys, mcludmg the upper story addrtion and the "connector" between the original structure and the accessory structure at the rear of the lot, the building mamtams significant historic integrity, particularly on the front elevahon Staff balieves that the building is contnbuting to the histonc district. The applicanYs architect met with staff and the landmarks design review committee to review altemat~ve proposals. After the mihal review, the committee members indicated concerns regarding the overall mass and scale of the house relative to the size of the lot and the possibil~ty th'at the various additions would overwhelm the onginal structure and lot. A new proposal was considered at a subsequent meeting which reduced the size of the addrtion, panc~ularly on the ground floor. While the overall increase in square footage to the home is minimal, the members of the committee referred the item to the full board for review based upon a concern that the addrtion could have a negative impact upon the site and the histonc distnct. The home has been added on to sigmficantly during previous remodels. There is concern that, while the incremental impact of the current proposal may be minimal, the overall impact of the vanous remodels may be bringmg the mass and lot coverage of the home out of character with the distnct. The board may approve or deny all or part of an application for a landmark alteration certificate. The board may attach condihons to any approval and may remand the apphcation to the landmarks design review committee for final review and approval if necessary. Memo to the Landmarks Preservalion Advisory Board Re Request for Landmark Alteratwn Cerhficale for 504 Maxwell DESCRIPTION: Wlule the historic surveys state that the ongmal home was constnicted m 1906, staff analysis of Sanborn maps suggests that the ongmal 1906 stnicture was replaced wRh a new buildmg sometime between 1922 and 1931 (see Attachment B. Sanborn Maps). The lot origmally measured approximately 37.5' by 180' but was subdivtded at an unknown date~, reducmg the lot size at 504 Maxwell to approximately 37.5' by 95' The wood-frame dwelhng features a side- gabled roof with a pro~ectmg front gable and denhl moldmgs at the cornice. The gabled ends are shmgled, while the remamder of the home has hortzontal wood lap sidmg A covered front porch is centered on the front elevation, supporied by tumed wood posts and brackets, and framed with a simple wood ra~l balustrade The front door is paneled and glazed and is set slightiy off-center, under the porch Wmdows are generally wood framed and double-hung. A shed-roofed addition was added sometime after 1931 on the west elevation, behmd the side-gabled front portion of the house That addrtion is v~sible m a 1940 photo (left) Accordmg to the surveys, the buildmg is "an example of vernacular wood frame architecture, commonly found around Colorado afier 1860 Charactenstics mclude the gabled roof, front porch supported by tumed posts and brackets The gable ends with dentil trim and fishscale shmgles are somewhat unusual " A hipped-roof upper story addition was added over the rear port~on of the house m 1995 It has a balcony on the south elevatron, accessed by French doors. That addrtwn was reviewed and approved by the Landmarks Board at a publtc hearmg. An accessory butldmg at the rear of the lot, also v~sible m the1940 photo but not evident on the 1931 Sanbom map, was converted mto a bedroom and connected to the mam house by a flat-roofed "connector" m 1999 That alteration was rev~cwed and approved by the Landmarks design review committee. Both the upper story addition and the connector required vanances from the city's development standards which were supported by the Landmarks Board (see Attachment C Exist~ng Conditzons Photos). Development on the lot is consiramed by a vanety of development standards The small lot size, comer location, and ad~acency issues require sigmficant setbacks that result m a buildmg envelope of only 7 5' by 45', or 337 square feet The apphcant has provided diagrams detailing this bu~lding envelope and comparmg rt with typical lots m the neighborhood (see Attachment D Bu~ldang Envelope Comparasons). The entire by-r~ght bu~idable space is already covered ov the ground floor and is parhally covered on the upper story In addthon to Landmarks Board ~ Subdrv~s~on records for the parcel are unclea~ The buildmg to the sou[l~, 2238-2240 5'~' Street, was constructed m 1924 and is md~cated on the 1931 Sanbom map That Sanborn does not mdtcate two separate lots, however 2 Memo fo lhe Landmarks Preserva4on Advisory Board Re Request for Landmark Alterahon CerGficate for 504 Maxwell approval of a Landmark Alteration Cerhficate, the apphcant also requires vananccs from development standards regardmg the west setback and overall buildmg coverage The apphcant has requested Landmarks' support for those variances, which could be tndicated by condihonal approval of an alteration certificate REQUEST: The applicant proposes to constntct a 358 square foot addition to the home The addition would mclude 45 square feet of new space on the ground Iloor, accommodatrng a new code-comphant stairwell to replace the exishng spiral stair leadmg to the second floor bedroom On the upper story, 313 square feet of new space would be added to allow for the expans~on of the existmg master closet, a second bedroom, and a new bath. (see Attachment L Appl~cat~on and Plans). The addrtion at the ground IIoor would replace the existmg glass doors that run the length of the connector with a new wall and a pair of double-hung wmdows. The addrtion would enclose an additiona145 square feet of space, allowmg room for the new stairwell On the upper story, the existmg l~ipped roof would be overframed, creatmg shmgled gable ends above the existmg hipped roof facmg to the north and west An existmg small wmdow m the upper story would be replaced wilh a new double-hung wmdow matching the ad~acent wmdow m s~ze and details A new upper-story balcony would extend over the exishng courtyard space on the west side of the home Wmdows on the west elevation of the former accessory bwlding would be replaced w~th double doors salvaged from the "connector" portion of the home. Materials would match the existmg lap wood sidmg, wood trim, and shmgles throughout. East and north elevations have notbeen provided CRITERIA FOR THE BOARD'S DECISION: The H~stonc Preservation Ordmance sets forth the standards the Landmarks Board must apply when reviewmg a request for a Landmark Alteration Certificate (10-13-18(b), B R.C , 1981) 1 The proposed work preserves, enhances, or restores and does not damage or destroy the extenor archrtectural features of the landmark or the sub~ect property wrthm an histonc distrtct, 2 The proposed work does not adversely affect the special character or special histoncal, architectural, or aesthetic mterest or value of the landmark and its site or the district, 3 The archrtectural style, arrangement, texture, color, arrangement of color, and mater~als used on exishng and proposed structures are compatible with the character of the exishng landmark and its site or the historic district ANALYSIS: The Board has adopted the General Design Guadelznes to help mterpret the histonc preservahon ordmance Staff has analyzed the proposed new construct~on agamst relevant guidehnes The foliowing is a discussion of those guidelines the proposal does not, m staffls opmion, meet It i~ important to note that the design guidelmes are mtended to be used as an a~d to appropriate Memo to the Landmarks Preservahon Adwsory Board Re Request for Landmark Altera4on Cer4ficate for 504 Maxwell design and not as a checkl~st of items for compltance Lack of conformance wrth an md~vidual guidehne is not necessanly reason for disapproval if the overall quahty of the proposal is in keepmg with the ordmance cr~teria listed above. -- - GUIDELINE I STAFF ANALYSIS CONFORMS? ~ Protection of Historic Structures and Site 41 The pnmary concern of the Landmarks Board m revlewmg add~hons to histonc structures ~s the protechon of the ex~stmg structure and the charactei o( the srte and distnct 3 It is not appropriate to The overall effect of the several additions is to No construct an addition that will overwhelm the original building and site detract from the overall historic character of the principal building and/or sde Compatibilitywith Historic Structures 4 3 Introducmg new construchon that contrasts sharply wrth an ex~shng h~stonc structure or srte detracts from the visual conhnuiry that marks our histonc distncts Addrtions should never overwhelm hwtonc structures orthe s~te, in mass, scale ordetadmg 1 An addi4on should be While the new construc4on is sympathetic to the No subordinate to the historic original structure, the combined effect of the several bwlding, limited in size and additions is to overwhelm the original building and site scale so that it does not diminish or wsually overpower the bwlding 2 Design an addition to be Materials and overall detailing of addition as proposed No compatible with the historic is compatible with historic building, however, mass and bwiding in mass, scale, scale may be overwhelming original building and site materials and color Compatibilitywrth Historic Srte and Settmg 4 4 Add~hons should be designed and located so that signibcant s~te features, mcludmc~ mature trees, are not lost or obscured The size o/ the add~bon should not overpower the s~te or drama6cal/y alter its histonc character 2 Locate new addihons on an The addition is pulled back from the front faGade No inconspicuous elevation of However, because the home is located on a corner lot, the h~storic budding, generally the west fa~ade is also very visible The addilion sits the rear one back from the west building line but is still highly visible 4 Preserve a backyard area The small size of this lot makes outdoor space No between the house and the particularly valuable The incremental increase in lot garage, maintaining the coverage is minimal, at only 45 square feet However, general proportion of bwlt given the already substantial building coverage, this mass to open space found increase may not be appropriate wdhm the area Memo to ~he Landmarks Preservallon Advisory Board Re Request for Landmark Alterahon Cerhficate for 504 Maxwell 4 5 2 Rooflines on additions should The decision to allow the upper story addition to rise No be lower than and secondary above the original roofline was approved at public to the roofline of the original hearing in 1995 The new addilion, however, would rise building even higher in order to overframe the existing hipped roof The overframing allows for the gabled roof forms of the original house to be repeated throughout the adddion However, d also increases their wsual impact, particularly from the west and south SUMMARY: Many elements of the proposal are m conformance wrth the adopted design guidelmes, mcludmg matenals, wmdow proportions and locahons, and general detathng The archrtect has done an admirable ~ob addressmg the numerous constramts of the site, while keepmg the ma~onty of new development withm the allowed buildmg envelope. Nonetheless, the threshold quesrion for the board to consider ~s whether additional development on this lot is appropriate. While the proposed addihon may better coordmate the currently disparate parts of the home, it also bnngs more visibility to the upper level What was once a relahvely small one-and-a-half story home will now read as two stories The impact in terms of square feet associated with fillmg m the void between the existing upper story and the former accessory buildmg ~s mmimal, but the v~sua] impact appears sigruficant The origmal buildmg will be largely lost withm the various add~tions FINDINGS: Staff recommends that the Board adopt ihe followmg findmgs; The proposed work adversely affects the special character or special historical, architectural, or aesthetic interest or value of the landmark and its srte or the distnct by overwhelmmg the origmal histor~c structure and s~te PLANNING DEPARTMENT RECOMMENDATION: The Plamm~g Department recommends that the Landmarks Board deny the request for a Landmark Alteration Certificate for construction of a 358 square foot addition for the property at 504 Maxweil, adoptmg the staff inemorandum as findmgs of the Board Staff recommends that the Board offer the appl~cant direction as to whether some other approach to modtfy the home m order to gazn addittonal space may be appropriate, and not restrict resubmiss~on of a new apphcation that meets those standards. ATTACHMENTS: A: H~stonc Building Inventory Record B Sanborn Maps C: Existmg Condrt~ons Photos D Buildmg Envelope Comparisons E. Apphcation and Plans Attachment A Co~auoo M~ttaiut wc~trr Offiq of Archwalopy ind Ni~tor~c Vra~ervatfon 1500 ~rod/y. Danwr, Cqlorado 80203 H14TORIC W11lDING IMVEMiORY RECORD PROJECT W11~; yculAl~ 5larvey o1 Nittorie Plxes, ~Y; 1943 Boulder CURREMT Yi11lDING MME: ADDRESS: 504 MA%YELL AV BOULDER CO A0306 NISTORIC NAME: OISTRICi NAME: Mapteton N~ll (ILM ROLL NO.: 93•5 NEGpTIVE MO,; BY: Roxr 4hitecre 1 ~ • :i ~ .. ~r \~[_/ NOi FOR FIELD ~ -- _ E1i0161e ~ ~irytM _ Det. Mot Eltpibte ~ ~,~~f~~ p~ a:~ ---__._ --._ CITY: STATE ID NO,; SBL396~ Boulder OWER: DAVIS NICNAEL N i JULIA P 100 8 CIWlLES ST BALTIlIORE IID 21207 TEIPORARY MO.: 1{61'25•i-OS•012 T0IMSHIP 1M kANGE 71Y SECTIqI ZS My 1/4 ~ 1/i U.S.G.S. OUAD NAME: Baulder, Colo. ...-__ YEAR: 1966 (pRiV79) 1( 7.5~ 15' elocr: ~ LOT(S>: 13•1ip ADDITION: Nepletm YR. OF I~DplT10N: 1888 LOGTION OF MEGATIVES: DATE OF CqISTRUCTION: .~ ~ - J k. ESTIMATE: 1900 ACTWL: ~ - 90lptCE: Boulder Canty Asoeawr ~ . . ~ ~ ~~ .n. ~ ~ ,~ ,- ~~ - USE: / ~ ^ ~ ' ~ < PRESENT: ~ ~ Residrnttal ~~ > , / {"~ ~ NISTORIC: -' Rea~dmttat ~ ~-' _ ~" .~-,w ' -'i - '~ CONDITION: ~ ~~ ~ ~ ~_'~'- FAIRLLENT ~"~i. ~~ ^ x cooo _ DETERIOpATING ~a' ~' EI(TENT OF ALTERATIONS: _ - - ~ MINOR X IqDERATE DESCRIBE: ~~~ ' _ Nsjar inlerior renndel mp; roofinp; ': ~ 3 ~,- netal chianey: ekyliphts; west-~ide .~,~(~~ ^~ wmdow. Gsrape rww cwlverted to ~ ^ ` y ~ v ~ r • ~YV ~r~t• ._.~~~_ - ~ -'~i'i; /% ,, ~_~ ~ ~ ~ r CONTINUEO YES x yp STYLE: Verneculer Wood freme STORIES: ORIGINAL SITE R lqypp ~ DATE(S) OF 1qVE; MATE0.IALS: IAwd~ Stdx S0, FOOTAGE: MA710NAL REGISTER ELICIBILITY 832 ARCHITECiURAI ~ESCRIPt10N: tN~~~~~~~ YES % Ip One•atory uood-frame Aie(lmg on stone fardat~on. Cleptwerd exterior, with Cq!'RIBUTINC TO DISTRICi: ehinpled trin on pebte erds. Side•gabled roof, with pro~eetmp front gebte, with X YES ip dentil pquldm9s at corn~ce, deeoratrve shmgles, and small ymdow, Covered ~pq~ ~µp~RK DES(GNA710N: Te~ frmt porch s~orted by turrxd uood sp~Mles and tr~enguler breces; wood hetuatrede; latt~ced tnm uxkr porch floor. Off•cmter door, paneled and plazed; MANE: City of 8oul., HD~2-1 doublrhing ~indows wtth architrave surrands. Br~ek end netal ch~~neys. DATE: 10-7•1982 ASSOCIAiED BUILDIMGST X YES Np TYPE: Garspe IF 1MVENTORIED, LIST ID NOS.: CdITINl1ED7 YES % MO ADPITIq7AL VAGES: YES k MO b PI WI 9WIVE; _ ~ 1A~RCWHIT_ECT: ~«~1 MM~wf:i BUILDER/COMTRIICTOR: Unkno`n SOURCE: 6TATE ID Iq.: 59139l~ ~1`~~G~M~ v~N~ VM~• Jyy~~YG i TXEME(S): Urban Residmtial Neiphborhooda, 1858•present CpISTRUCTION HISTORY (OESCNIPTIqI, NANES, DATES, ETC., RELATING TO NAJOR AITERATId15 TO OR16IN11L STRUCTURE): COMTINUED YES X Ip - H1STqUGL BACKGROUND (DISLUSS IMPORTAMT PERSONS AND EVENTS ASSOCGTED 4ITN~THIS STRUCTURE): ° Camwwealth Lend Title Ineurence Cmparry reeords shou thet A.N. Yatee purchaeed the property fran A.R. Henry in 1897, ~nd Bold it to G.Y. Colrnrd m epproximetely 1900. The 1901 Boulder City Directory shows Y.L. and Ruth Haover ea ow~ers. -_ Hoqver was e stewerd at the Boulder Sam tar~ua. In 1906, JoM S. Seybold eppears ae owner, and in 1914, Thamea Stane. R. L. Ftnk owned the house tn 1917. Leter arners were Carne B. Srntt rd Garth Htll. ~ . CqITINUED YES ~ ",~ AO "~ _ 7 S(GN(FICANCE (CNECK APPROPRIATE CATEGORIES AND BR[EFLY JUSTIFY BELOY): ARCHITECTURAL SIGNIFIGNCE: NiSTORIGL SICNIFIGNCE: ~ REPRESENTS THE HORK OF A MASTER ASSOCIATED WITH SIGNIFIGNT VERSONS ~ POSSESSES HIGH ARTISTIC VALUES ~SSOCIATED Y1TH SIGNIFIGNT EVENTS OR PATiERNS ~ % REPRESENTS 11 TYPE~ PENIOD, OR METH00 OF CONSTflUCTIdI X~TRIBUTES TO AN HISTORIC DISTRICT ~ STIITEMENT OF SIGNIfItANCE: TMc house is representetive of the smell, Vernecular Mood Freme etyle hanes ereeted m Boulder ara+d the turn of the ~ emtury. The houee ts rateble for ite elapboerd sid~rp, 9eble mda wtth deeoratrve wood eh~nples, wmdows with arehitrwe surrands, end porch with turned spmdle supports. COMTINUED 1'ES % MO REFERENCES (BE SPEC(FIC): Boulder Canty Aeseasor informetion; Boulder Carne9ie librsry, Boulder Lanty Aasessor eollectim; Laimnnweeltb l~nd Title Ine. Co. recorde; Boulder City Directones; Boutder Dnly Canera bwgraph~cal f~les. CONTIIRIED YES % SURVEYEO BY: C. Shew McLaughlin I ~FFILIATION: Frant Range Research Assoeiates, Ine. I DATE: Jen. 1993 ~ 7 COLORADO HISTORICAL SOLIETY Office of Archaeology and Hisionc Preservation N0T FOR F1ELD ~SE 1300 Broaduay, Denver, Colorado 80203 Eligibte Nominated Det Not Eltgibte _ Certified Rehab HISTORIC BUILDING INVENTORY RECORD Date PROJECT NAME Boulder Survey of Histonc COUNTY [I7Y STATE iQ NO 59L3984 Places•NOrthern Mapleton Hill, 1993 Boulder Boulder Tier Evaluation, 1996 TEMPORARY NO 1461-25-4-OS-012 CURRENT 9~1LDING NAME OYNER DAVIS MICHAEL H& JUL IA P 100 S CHARLES ST BALTIMORE MD 21201 ADDRESS 504 MA%WELL AV BOULOER Ca 80304 TOWNSHIP 1N pANGE 71u SECTION 25 NY 1/4 SE 1/4 HIS70R1C NAME U 5 G S OUAD NAME Boulder, CoLo YEAR 1966 (PR1979) X 7 5~ 15' 3- 4 BLOCK 4 LOT(S) 1 1 p DISTRICT NAME Mapleton Htll ADOlTION Mapleton YR OF RDDITION 1868 fILM ROLL NO 93-5 NEGATIVE NO LOCATION OF NEGATIVES DATE OF CONSTRUCTI ON BY Roger Whitacre 1 Boulder City Ping ESTINATE ALT~AL 1906 SOURCE. USE PRESENT Residenttal HISTORiC Resldential ATTALH PHOTOGRAPH HERE CONTIN~ED YES % NO CONDITION E%[ELLENT % GOOD FAIR DETERIOFATING E%TENT OF ALTERATIONS MINOR X MODERATE MAJOR DESCRIBE Large rear add~tion, nev door, neu railing and stairs, skyLights, uest- side uindow altered Garage nov converted to apartment STYLE. Ve~nacular Yood F~ame STORIES ORIGiNAL SITE X NOVED _ _ 1 1/2 DATE(S) OF MOVE MATER1AlS Wood, Stone SQ FOOTAGE 832 NATIONFL REGISTER ELIGIBILITY IND[VIDUAL YES x NO CONTRlBUTlNG TO DISTRICT X YES NO IOCAL LANDMARK DESIGNATION Yes NAME City of 6oul , HD82-1 DRTE 10-7-1982 ARCHITECTUAAL DESCRIPTION. One•story Nood•trame dNeLLing on stone foundation Clapboard exterior, with sM ngted tnm on gable ends Side-gabLed roof, uith pro7ecting front gable, with dentil mouldings at cornice Covered front porch supported 6y turned wood posts and brackets, uoad ratl with latticed trim under porch floor Off-center door, paneled and glazed, douhle-hung windovs Brick and metal chimneys CONTINUED~ YES % NO ASSOCIATED BUILDINGS° X YES NO TYPE Garage IF INVENTORIED, IIST ID NOS ADDITIONRL PAGES YES X NO 8 PIAN SHAPE ARCNITECT Unknoun SOURCE BUILDER/CONTRACTOR Unknoan SOURCE STATE iD NO $BL3984 ORIGiNAI OWNER Unknown SOURCE THEME(S) Urban Residentiat Neighborhoods, 1858-present CONSTRU[TION HISTORY (DESCRfPTION, NAMES, OAiES, ETC , flELATING TO MAJOA ALTERATIONS TO ORIGINAL STRUCTURE) CONTINUED YES % NO NISTORitAL BACKGROUND (DISCU55 IMPORTANT PERSONS AND EVENTS ASSOCIATED NITH THIS STRUCT~RE) Commonwealth Land Title Insurance Company records shoa that A N Yates purchased the property from A R Henry in 1897, and sold it to G U Colcord in approximately 1900 The 1901 Boulder tity Directory shous W L and Ruth Hoover as oWners Hoover uas a steward at the Boulder Sam [artum in 1906, John S Seybold appears as owner, and in 1914, Thomas STOne H L Fink ouned the house in 1917 Later owners were Carrte 0 Scott and Garth Hill CONTINUED YES X NO SIGNIFICAN[E (CHELK APPROPRIATE CATEGORIES AND BRIEFLY JUSTIFY BELOY) ARCHITELT~RAL SIGNIFICANCE HISTORICAL SIGNIFICANCE REPRESENTS THE WORK OF A MASTER ASSOCIATED YITH SIGNIFICANT PERSONS POSSESSES H1GH ARTISTIC VALUES ASSO[IATED 4ITH SIGNiFiCANT EVENTS OR PATTERNS X REPRESENTS A TYPE, PERIOD, OR METH00 OF CONSiRUCTION X CONTRIBUTES TO AN HISTORIC DISTRICT TIER EVFLUATION; [ontrtbuting Bulldmg-Restorable STATEMENT OF SIGNIFICANCE. An example of vernacular uood frame architecture, commonly found around Colorado after 1860 Characteristics incLude the gabled roof, front porch supported by turned posts and brackets The gable ends Wtth dentil trim and fishscale shingles are someWhat unusual CONTIN~ED YES x NO REFERENCES (BE SPECIFIC) Boulder County Assessar information, Boulder Carnegie Library, Baulder County Assessor collection, Commonwealth Land Tttle Ins Co records, Boulder c~ty Directories, Boulder Daily tamera bmgraphical files. CONTINUED YES X NO S~RVEYED 8Y C Mclaughlin/R L Simmons I AFFiIIATION Front Range Research AssociaTes, Inc _ LATE Jan 1993/Apr 1996 9 Attachment B • L v e' . -- ~• • -a e......Jrac--. 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R q qr ~~ u~ sl v •• , ,. ,> „ ~ ., „'y.-:~ « n ~~ i a ~ C~ _ . ~~ - ;, -~.o„ 4 $ ~ -- MAPLETON AV 1 ~ ~ P 5 ~~^ ~ ~rt~ )r . ~ Q ~ ~ -~~~~~~ ~ ~..~ so ~ ~° J ~ o ~! ~~ ~ „~~ ' , ~, ~ _- ~ ... ~ ~ $ ~ "~ ~~~~t td. ., r ~ ~~ ~ ~ x~ n ~, a _aCrevl'".~" "_'' s 0 ~ ~ a ~~~ ~ 4 .., ~ .. _ . ~...g.anrie~' y,~q,~d•,~~~~~.o+•~~ HIGHLAND AV ; u.nni~.~...,i 8 a j.. ~ 6.W91F _'~.. _.'_"' JS /~ Attachment C I3 ~~ LI - AttachmentD ~7/n~ Z~~.us-rzn.-r~~,~ ~ /~~~~r ~i.a1Lt7A8~~ AiZEA Nc- ~o ~ -,7 ~ALG ~-~~ ~ u: I L~ F C~. ~,~~'tr,~ 50 ~ 1~ ~ I I ~ ~ i ~ K~ , ~ ~ ~ ~ ' , ~, ~ ----~ j' S' L~a «~.~.g_F A r_~A i9o' L c r /a F~k -~ a:,c. ~.x= L7ui~n,t~LE- Z,`~L5 at= - I~ ~ 'TJ L ~} (~1A.X w ~ c..~ ~. ~ ~ ~.~ ZZi I i /~ 4~' ~/I / ~ ~~ .b 1.~ I l-DS ~L`C P~t~t 7ri~ D~.~LJ7.1P-LE y/~ Q~r_a ~' ~~ ~~~~ ~~' i~i ~~~ * c.~~,Nt, -r~~ ~~K~ C c ~r.+c,_ y~--- J~_Ti3n_-F=~ Lv ~ I~-~El~ - ~, ?~? 5 ~- ~ C~ ~7 J t L_I'71-~ L7 c--L - I ~ l,~ ~~ I- - Z -C- °~ ~~`f h'tax"~-»LC- ;~~ 3`i,~' ~~ US,~=~, L'v j L~.rN Lc--r i-~ r'~. E A- ~l.l ( L ~ra.~+-_~ ' C~~,~~~ J i_ r nrc.t=S ~ ~ ~ t~c C- C h=C ~ ~~ 7-~ z ~ ~ I_ ~j? 5F- ~~ i8 I~ 0 6 ~ r ~ Attachment E ~ ~~ a I I a h a n Arch~t~~ts,LLC I ~ ~ To Landinarks Pxeservauon Adv~sory Board )~~y ~s, 2ooa Archrtecture Plannmg ~e Remodelmg and add~uon to 504 Ma.~cwell Intenors orvelopmen~ i I am xepxeseanng the two new owners for 504 Iv[a:cwell - Tarru Sunon and JuLe Kratnex The new consalung i ownecs purchased the home at 504 Ma.~cwell late last yeaz, closmg ui December of 2003 They ~ puxchased the home with the intent to add onto and cemodel ~n oxder to coricct some of the I deficienc~es contauied within the home, and ro cestoce rhe extenor unage o£ the home to tfie standa=d ~ of quaLty consistent w~th the t7ne homes that are pmvalent throughout rhe neighborhood Due to the locahon of the home on a comex lot, the smell size of the lot, an ad~acency issue with the lot direcdy south, and the plannmg cegulaUons that requ~e substannal setbacks di~ecdy celated to these condmons, development and expans~on of the home is severely consm.nned This ~s made only too evident by the record of approved zomng vazrances - two smce 1995 We are seekuig the support of the Landmarks Pceservanon Advisoxy Boazd m~~n~ng appcoval foe an expansion to this home that w~ll corcect the mhecent pcoblems w~th irs curxent des~gn, and cceate a home of appropnate scale, size, and amecuues fo~ its value and ne~~borhood locadon Zomng cntena for which we aze seekutg your support m ozder to gain cehef are the west setback (side yazd facmg a srreet w~th an ad~acency) and ovecall buddu~g coverege The problems that we have idenhfied with the curcent home ue as follows . The builduig lot ~s encumbered with an ad~acency, w}uch sevecely 1vTUts the buildable envelope m a 337 squaze foot smp that is 7 5` wide and 45' long, ~usafied near the east property lme Th~s buildable envelope is mdicated on the floor plans pcesented on Illustrauon 1, 2, 3 and 4 Solaz access considecauons and the pcagmahc requ~rements of funcuonal spaces preclude development wholly anthui dus azea Further, an addihon ui the conFomvng pornon of the s~te wouid l~kely not be code compl~ant (room height), and would fiuthec urqmct the design and eatenox unage foL the home. Past addiaons, both of wh~ch were conducted through the vanance process, did l~ttle to remEocce the h~stonc nature oE the home In 1995, a"pop rop" was erected on the south end of the home, conLVnuig a mastet bedroom, closet, and canhlevefed deck T}us pop top has a 7/12 p~tched pyramidal shaped lupped roof, which ~s mcons~stent vmth the coof form of the cemammg pornon of the eausung home. ReFer to ewsung elevanon, illustianon 5 Funcrional problems that were pceap~hted by the 1995 addinon cannot be conected wittun the ex~sung footpnnt The pop mp addmon is connected to the mam floor by a non- compLant c~culac sta~r, considermg curcent build~ng codes. T'his sreic is open between the master bedroom and the public space on the mam level, offenng no pnvacy to the bedcoom The correcaon of this problem by mstalluig a code-comphant sta~c that provtdes pnvacy would consume moce than half of the second story flooz space, rendenng the second story essennally unusable for ~ts purpose as a mastec bedroom Further compounding t}us problem is the lack oEbathcoom Eacilmes on the second floor, wluch is both a funehonal deficiency ~n tecros oFpnvacy, and a safety issue w~th the need to nav~gate the arculaz stau in the dazk of nigJ~t 19 C o ti u r n ~ /' a ~ ~ a ~ a n ~ /~ r c h i t e c t s, L L C In 1999, a variance was approved to connect an ewsung outbuddmg onsite to the mam residence, and thus prov~ding a second bedroom and much needed storage For the home Th~s add~hon is a flat-roofed connectoc that spans the former gap behveen the two buildmgs Although rt was erected as a cost effecave and e£ficient me;uis to connect the two suvctures, it ~s clearly inconsistent with the foem and design of the esist~ng home Further, honzontal flat glass skyLghts that punctuate the flat ioof inembrene aze not only mcons~stent with the vemaculu of the home, but aee also likely to be ovecheat~ng problems m the summer months, requinng forced air wnd~bomng ro m.nntam comEortable ~ntenoc temperamres Funcnonal pcoblems that wece precipitated Uy the 1999 addinon cannot be corrected w~thm the esisnng footpnnt Consider the relat~onsh~p between rhe master bedroom and the second bedroom addinon Given the s~ze of the second bedroom, it is appropnate for a small chdd What puent would be comfortable sleep~ng on the second ~oor w~th theu smali chdd located down a steep flight of non code comphant stairs and essenhally ui a connected buildmg' We propose an addition that would agun requ~re a vaz~ance from curcent plannng cegulauons The pcoposed add~aon would mcrease the buildu~g footpnnt by about 45 square feet on the rnam levei In this space, we propose to bwld a new code-compl~ant stair connechng the maui level of the buildmg wrth the second story. The addinon will also remove a small closet curcendy prov~dmg srorage to the bedcoom on the ~naui level We also pcopose an addihon to the second floor The second floor addidon will be 313 squaze feet of floor area, with 186 squace feet ocaArang w~d»n d~e allowable buddable envelope, and 127 squaze feet outside of the buddable envelope The addiaon will be erected with a lower second Dooc height (8'6" above the maui flooc), reqwnng a step down Fcom the mastec bedTOOm We aze proposmg t}us configuranon m ocdee to achieve compLance with solaz access requ~rements of the builcLng regulahons The second story add~eon will conta~n space for a master bathroom, an expansion to the master closet, and a second bedxoom A small landuig wdl occux at rhe top of the new staus, pcovidmg an oppomuuty for doocs and pnvary fox the occupants Please cefer to illustranon 4 foc pmposed floor plans Th~s proposed adduron is much moce appropnate m estenox image than the previous two addiuons In fact, we aze oE the op~mon that the addiaon we propose corrects some of the negauve unpachs assoc~ated vnth the previous two, and is moie cons~stent w~th the type of architectuee found withui the Dismct As Tam~ and JuLe have observed, our proposed addmon wdl begm the healmg of past wcongs unposed upon the ongmal home Our proposed addihon connects the '95 pop top more effectrvely to the cest of the home, makmg ~t appeaz as a second story of a two story home, ac~d not a pop top at all The proposed addmon also plugs the gap between the onginal home and the outbuildmg that was connected to the home w~th the '99 vanance, elicmnaung the mappropnate "flat top" connector, and what Tanv and Julie cons~der to be an uncomfortable, nariow hallway We firmly beheve that our proposed design wdl conmbute more to the character of the d~smct than the current design Please reEer m extenor elevanons of the proposed addmon on dlustration G~ 7, ~~ 2~ C a 6 u r n ~ /~ a ~ ~ a h a n < A r c h i t e c t s, L L C We need youc support under cntena 4 oE the vanance rcgulauons m order to gam appcoval for this add~uon by the Board of Zonuig Ad~usvnents We mtend to File an appLcauon foe zomng review upon gumng your appeoval The followmg are staUStical data that we have compiled associated with the e~snng lot and home, and our proposed add~uon, which we bel~eve demonstcate substanbal h•ardship associated with the lot and exisang home, and support our applicanon fo~ a vanance Lot size Mu~~mum lot area for zone distr~ct LRE - 7,000 SF I.ot Area Foc 504 Maacwell Ave - 3,562 5 SF Area Percent of Lot Allowable er current zomn 337 5 SF 9°/a Extsnn Covera 1,289 5 SF 36.2% Pro osed Covere 1,334 5 SF 37 5% R,~ddable Acea Change ~n covexage -1 3% Note that buddmg coverage on a standard 50' x 140' LRE comer lot would be 41% Crrhacks N fcont W street S ceaz E intenor Allowable r curcent zonu~ 25' 25' 25' S' Ewshn 15' 7' 17' 4' Pm osed at addmons 30' 2 fl 1G.5' 1, 2 25' 2 fl 5' 1, 2 Note that the ad~acent home to the south is set back tiom 9°1 street (west s~ae) F1oor Area First Floor Second Flooc Toral Ex~snn Home 1,289 5 SF 227 5 SF 1,517 SF Pzo sed new 45 SF 313 SF 358 SF Total 1,334 5 SF 540 5 SF 1,875 SF Add~hons in the buddable zone Fust floor - 0 SF Enure buildable zone ~s occup~ed by the ewsnng structuze Second Eloor -186 SF 60 % of the pcoposed second floor addiuon ~s u~ the buildable zone, 40% is outside the buildable zone Thanks very much ~~ ~, C ~~~----------_.~ Kyle Callahan, tlzc}utect ~ ~ ~Yaf rin•.tp N I~{4 , i, ~~'.,,y,q~~/i t~~'t'~• ,`,,+lt..Y ~a~ea,%~'»! r 4 P,. ~~ ~, ~ ~ CQN~ u ~ •° - -- 'z ~. 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