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HomeMy WebLinkAbout01.08.2003 LPAB Minuteswww.ci.boulder.co, us/bu ildingserviceslhistoricpres/index. htm City of Boulder Landmarks Preservation Advisory Board Meeting Minutes City Council Chambers 177~ Broadway, Second Floor Wednesday, January 8, 2003 6:00 p.m. Board MemUers Present Leslie Duigin- vice chaix, Lisa E~;ei, Leland Rucket, ]3oxy Salance- Chau, Kent Stutsman Staff Merribexs I'resent Sue Fllen Flaxxison- City Attoxney, Ncil Holthousex- Plamice, Satah Myexs- Landmuks Fioacd Secictaxy, Matt Russell- Pxeservation Intein, Dcon Wolfenbargex- Pieservation Planner. Mr. Salance called the meeting to order at 6:06 p.m. 1. Citizen Participation for items not on the agenda. Paul Sabatito 2765 7`~' St.- made some pecsonal iemaLks aUout withdrawal of the applicariou fox designarion of the Uai HIlI azea. He wants to report d~at he ehatted ~vith Uni Hill neighboxs. He believes it might be possiUle to di£Eereutiate vatious nrcas of flie hill within a designation I Ic offered other ways of preserving character such as having Ylanning Board and City Council address physical planning issues. He does not want to see pieseivation Ueing put to a put~ose that it's not for, i.e.: pop-ups and sexape-offs. In snm, Historic 13oiildex isn't so concexned with cietaii, it's the oveiall faUxic it wants to p~~eserve. If you don't get that xight, then all othex discussions are tnoot. Mr. Salance agrees. One of the incentives foi xedevelopment is seen in Yhe Fox "I'heatet designarion with its use of extensive tax cxedits. "L'he IVlapleton Hill historic ciisteict shows Yhat Yhexe is vaiiety of chaxactexs in each distxict. A 900 home area xeqt~es some eustomization. Cathea~vze Schweieei, 628 Maswell says thank you foi a job well done in 2002. Uatages have been sinallex, additions have been mote appxopxiate. The Uoaxd found a loopholc in the enfoxceinenr mechanism 1nd iepaueci it. If you have felt threatened Uy developeis/speculatois they aLC actually the ones who hnve motivated the neighboxhood. She is very happy with how the boaid woxked in Yhe ]ast year, Susan 13alint, 7G0 9`~'- commends the board for acceptirtg the withdrawal of the app&cauon for designating the (Jiu Hill acca. She said she was distraught when she saw the cmergency oxciinance. She kopes that none of these board members were a part of initiating the oxdinance. She wauts to voice a concexn that last night at City CouncIl, one Historic Boulder representative spoke on behalf of the ordiuance, while she thought there had beeu an offcial position to wirlidraw. Tlurd, there is a suong need to have r.eview of Che pxesernation ordinance Chat includes eveiyone who is ox might be irnpacted. Why noC a dxaft teview, with .a public comtnent period? Fourth, she will assume Ehat if an application comes Uack fox a distiict, the Uoard will not looli at it gleefully if thexe is not sttong support fxom the community. Please listen to the community. Let's deal with issues that axe only pieservation ones. + www.ci.boulder.co.us/bui Idingserviceslhistoricpres/index.htm 2. Iteport on Demolition Permits Iesued and Pending. Ms. Wolfenbateer handed out to the board an update. 3. Consideration of a recommendation to City Council concerning a request to amend the boundaxies of the Downtown Historic District. The applicant proposes to include the CAGID parking lot at the northwest corner of Broadway and Sprace, also known as 2121 Bxoadway. Qwnex: City of Boulder Real Estate/Open Space Ms. Mve~~s swoxe in those people wisl~ing to speak to this item. Ms. Wolfen ~Uareei went over rules fox a quasi-judicial hcati~ig. Mr. Salance asked board memUexs to reveal auy ex-paxte contacts thcy may have had related to this item. No one had any contacts to reveal. Staff Presentation Ms. Wolfenbax~ex went ovex the staff mcmo outlining why the CAGID lot could be xe-classi5ed. T'he bonrd membexs all a~eed that simply dealing with the CAGID lot was enough fox tonight. Applicant Pxesentation Mo~ Wintex, Downtown Management Co~nission, said hex advisoxy Uoard suppoi ts this request. Shc asked that the boatd take caxe in altexing the Uotmdasics of the distsict since it impacts so many people. Whcn the disteict ~vas designated, thexc were many issues used to dete~mine the boundaxics. Board Motion and Discussion 1~is. Duxcrin made a motion to suppoxt the ~equest. Mr. Snxtsman seconded the morion. Vote '1'he boaxd voted unanimously (5-0) to suppoit die motion. 4. Public hearing and consideration of a request to grant a Landmark Alteration Certificate for construction of a new detached one-car garage for the property at 608 Spxuce Street, within the Mapleton Hill Histotic Aistrict. Ownex: Martin Boone Mx. Holthouset read a letter of withdxawal fxom the applicant and submitted it far the xecoed. 5. Public hearing and consideration of a xequest to gxant a Landmaxk Alteration Certi~cate for Request to grant a Landmark Alteration CeYti~cate fox constxuction of a one-story, 480-square foot rear addition with 480-square-foot basement, and a new detached, one- car garage for the property at 900 Maarwell Avenue, wit6in the Mapleton Hill Historic District. Owners: Chris and Adrienne Blackwood Mr. Salance asked boaxd members to reveal any ex-paxte contacts they may have had xelated to this item. Mx. Salance, and Ms Eeeer, saw this item at design xeview committee. www.ci. bou Ider.co.us/buildingserviceslhistoricpres/index.htm Ms. Myer.s swoxe in those people wishing to speak to this item Staff Presentation Mx. Holthouser piesented the memo and showed slides of the piopexry. Applicant Presentation Steve Mont~om_~rv, 'L207 Mapleton Ave., axchitect fox the pxoject - gave numbers fox squaxe footage just fox the foatprint of the addition. He said the design befoxe the board today was one that ~vas almost suggested by llRC and he was surprised ta see it not recotnmend for approval in the staff memo. I-Ie pouits out that the memo appxoves much of what they wnnt to do. He said that the tatio of lengPh to height is the main axgument against appxoval. He Yiied to explaiu why he feels that it is an appLOpiiate design and that what is being pxoposed is very modest and is needed to make the home a usable space in this inodein exa. Asked that the boaxd please appTOVe the applicatiori as it has Uecn submitted. Adeiemie Blackwood, 900 Ma~cwell owner- said they necd moie space and wane very much to respect the home. 'The high density zone lends iCsclf to a largex homa Hei f itnily likes rriodesty and hopes for apptoval. She xead lettexs of suppoxt £xom Claixe Waltex, Maxshal[ SuffeLt and Elizabeth Whire, and Sarah Fricnd, all of whom live iu die neighbothood. The public hearing was opened. Paul S_ a_oarito, 2765 7`~' St.,- speaking as azi atchitect said that the application has made many effoits to malce the new addition fxiendly to the oxiginal structure. He inight suggest that the applicant work with staff and imr~tove on the ability to perceive the c~sting aud the new as two separatc pieces. Susan I3alint, 769 Maxtvell- she sympathizes with the ~pplicants. She is iu support and knows how these new homes need upgrading and expanse. She has secn two sets of applicants who have had a haxd time and spent a lot of money to do what they would like. She hopes this wIll not be a pattein thlt potential Uni Hill residents wiii have to go through. Tim 1'lass, 655 Maxwell Ave.- thanlced the Blackwood's Eot their itroolvement in the neighboihood gloap. The locatiou of this home and Che small size of the otiginal sttucture tnakes t~ie task diffrcult. 'I'he lenbrth along Maxwell seems like a lot and it is n slight concexn to hun. Catheiine Schwei~ex, 628 Niaxwell- is conceLned aUout the size oP adclition. This is a house appended to a house, lilce 505 Maacwell. Please be very caxeful. Nfitch Hain, south of 900 Maxwcll- shaies 120 ft of pxopexty line with applicants. She feels it is a pleasing and accucate addition. There is a lot of mass that you see fxom the shed doiinex that will be reinoved. Othai features seem Co be done wcll. He diinks of the house as Ueing on 9"' noe on MaxweII. Also, the adciition would hide a laige biown mass that is very unattxactive. He suppor.ts the application. The public heaxing was closed. Board Motion and Discussion www.ci.boulder.co. us/buildingservices/historicpres/index.htm Pri1. Stutsman likes khe design and the neighUois' appxoval, and knows that design takes a long time, especlally on a sinnll lot. He suppoits it and thinks it was well done. Ms. llurein also agtees. It seems to Ue a good, sensitive addition and design and she will suppoxt it. M~:. Rucker has seen this many times and fcels that the applicant has ~vorked hard. He has done a terLific job of preserving character but also making it usable. It looks big on the plan but he thinks it will woxk. He wi11 suppoxt it. b4s. Feeer would like to tlvnk moxe about the fence. She wondexs if totating the garage might alleviate some of the peiceived length. Mr. Snlance is conce~ned aUout the appearance of the leugth along Matcwell. Howevex, he is quite happy with how the architect has tried to comply with requests of the DRC. He suggested waiting until the addition is done to apptove the gaeage. Steve Montgom ~erv- the paved two-txack clrive would allow for off-steeet paxlung. If it is xotated, you can't parlc one cai off the stYeet since this would cut out on~ ou-site parl~ing spot. The fence is helpful Uecause it lirnits Che txaffic and noise. It also ~nodexates the length of the house because it creates anothex dimension. Ms. Sriitsman thinks perhaps it would look beeeex in real life than it does on papex. N levations can Ue quite deceprive. Ms. Salance would lilce to see what ehe impact is of the house itself and then latce let the applicane come back with a gaiage pioposal. Mt. I Iolthouser why not see how the addition comes along, and then let DRC approve a fence and a garage. Mt. Srirtsman likes the idea of approving both and 1etYing DRC decide the oxientation latei•. Boaxd Motion Ms. Durein made a morion to approvc, the r.equest for a Landmark Altexation Certificate for constxuction of a one-story reax addition with Uasemetit fox the property at 900 Mamvell Avenue, demolition of an existing gaxage and construction of a new, detached one-cai gaxage, adopting the staff inemoranduin as findings of the Boaxd and suUject to the following conciitions: • The design, oxientation and size of the gaxage will be deteimined Uy the Design Review Committee, not the full board. Mr. Stutsman seconded the motion. He thinks the DRC foxm is a moxe easy Forum for discussion. Mx. Salance is not sure he is conzfortable with the gaiage. Vote 4-1, Mr. Salance dissenting. www.ci. boulder.co. us/build ingservices/historicpres/index.htm The boaid made an acclamation fox fmdings that the desi~i is consistent with the chaLacter of the neighboxhood, the Mapleton Hill Uuidelines and the histoxic pxeservation oxdinance. Ms. Duitin made a motion to iefer the issue of constniction of 2 new fence Uack to the DRC and that the application could come back ro the full board if the applicants are unhappy with what the DRC finds. Mx. Stutsman seconded this motion. Vote 'I'he Uoard voted unaiumously (5-0) to support the second mouon. C. Ppblic heaxing and request to grant a Landmaxk Alteration Certificate for demolition of two accessory stxuctures, to be replaced with three parlcing spaces surfaced with a permeabte materiai, for t(ie property at 2515 Broadway, within ttxe Mapleton Hill Historic Disuict. Ownex: Boulder Community Hospital Association Ms Myexs swote ui diose people wislvng to speak to tlus item. Mr. Salance asked board membeis to xeves~l any ex-paxte contacts they may have hnd ~~elated to this item, Ms. L',eeer, Mx. Salance, Mx. Ruckei saw the item ae the design xeview commitCee. Staff Presentation Mx. HolthoLise~~ explained the xationale foi Yhe staff inemocandum and discussed ~vhat he sees as Che boatd's options. Applicant Presentation Rudy HaxUuxe, owner, bxought addirional photop,xaphs of the piopexties. He sees the pxunary issue being whethex it's possible to save the house considexing its condition. I-Ie pointed out how closely the buIlding is to falling into its own basement. In his opinion and fxom yeaLS of piacticnl expexience, if it is going to Ue saved, you have to get rid of the garage. He discussed fuxther hiucirances towards saving the structures. I'he garlge is too narrow to be used today. Toe kIowaxd, 843 IIays Cixcle, faciliues duectox for Boulclex Conunuiuty I-Iospifal, said he disagrees with the staff mcmoxandum aUout Che unique chaxacter of thc gaxage. He ieiteiated that the foundation fox the garage has failed so he ~oould ]ilce to let the house seay and let the garage be demolished. Public Hearing Cathexine Schweieer, 628 Maxwell- wondeis if die gaiage cau Ue piclced up and moved and reused fot stoxagc or something? Mx. Harbuxe- said the axea is kind of cluttexed Uut it could Ue moved off-site, howevei. The public heaLing was closed. www.ci.boulder.co.us/bu ildingservices/historicpres/index.htm Board Motion and Discussion Mr. Stutsman thinks thac it makes sense to demolish the gaiage Uecause of its conclition. Mx, Ruckex agxees. Ms. Durein agxees. Ske wants to malze a strong xecommendation th2t in exchange fox moxe parking, a xeqt~ement that the cuxb cut Uc taken out Ue given to the city of Bouldex. Ms. B'esei~ agxees with pxevious comments. Mx. Salance agrees that this tradeof£ makes sense. Mx. 12uclcex made a motion to appxove the xequest fox a].,andmark Alteration Cextificate for demolition of the xear, 96-squaxe-foot shed, for the pxopext~~ at 2515 Broadway, adopting the staff memorandum as fuidings of the I3oard, and subject to the following conclitions: •'1 he applicant shall retain the esisting gaxagc 1nd submit a revised pailung plan to the Llndmatks Design Review Coiiunittee. .and also to xecommend diat the City gec rid of the cuxb cut in frout on the house. Ms. Dux¢in seconded the motion. Mr. Stutsman made a friendly amendment that grass cxete Ue consideted fos the parking atea. Mx. Itucker agxced with the fxiendly amendment. Votc The boaxd voted unanunously (5-0) to suppoxt the motion. 7. Matters from the City Attorncy Ms. Haxr.ison explauied that her xesidence in Uni Hill pxesents a conflict on interest fox fiihue discussions of the issue. 8. Matters from the Planning Department - Update Memo The board tallced about the upcoming Uni Hill neighboxhood meeting,. The board decided to request that they have Mr. Holthouser do a presentation aUout the pop-ups and scxape-offs issue. Susan Balint suggests that the boaxd show it's distincuiess fxom Historic Bouldet thiough the newspaper oc some other method. She made the board awaxe that a woman fxom HB hinted that preseroation is used as a tool to pxevent pop-ups, scxape-offs, and push-outs at a xecent meeting. 9. Matters from the Board www.ci. boulder.co.us/buildingservices/historicpres/index.htm The board meinUers talked about khe process by which district designations are brought before them. Perhaps thexe is a way to change the time litnit by which they need to hold a heaxing? Ms. Wolfenbaeeex explained that they are 1 quasiyucGcial Uoaid so th~Ps why they have such pxoceduxes. Howevex, for districts and individuall2ndinaxlcs the boaxd is only reenmmendin~ to the Ciry Council, so maybe we don't need to be qaasi-judicial for these sihlations. 10. Old and New Business 11. Adjournmcnt 'The meeting was adjouined at 10;13 p.m.