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Home My WebLink About5B - Public hearing and consideration of a request to grant a Landmark Alteration Certificate for deMemo to ihe Lantlmarks Preservation Advisory Board Re Request for Landmark Alleratlon Certiflcate for 541 Maxwell M~MORANDUM July 2, 2003 TO: Landmarks Preservation Advisory Board FROM: Ruth McHeyser, Director of Long Range Planning Bohdy Hedgcock, Plannmg Associate SUBJECT: Request to grant a Landmark Alteration Certificate for demolition of an existmg detached two-car structure and construction of a new detached, two-car garage for the property at 541 Maxwell Avenue, within the Mapleton Hill Historic Disriict. Applicant: Lisa Merrm STATISTICS: 1 Site: 541 Maxwell Avenue 2 Zorung: LR-E (Low-Density Residential, Established) 3. Owner: Lisa Merrm 4. Applicant. Lisa Mernn BACKGROUND: On June ll, 2003, the Plannmg Department received an applicahon for a Landmark Alterahon Certificate to demolish an existmg two-cu structure and construct a new detached, two-car garage for the pioperty at 541 Maxwell Avenue, withm the Mapleton Hill Histonc District. (See Attachment D: Appltcation and Proposed Plans and Attachment B. Site Map ) The existing garage is a contributing accessory buildmg in the district. The garage suffered extensive damage following heavy snows last winter. (See Attachment C Photos of Existing Structure). The apphcant met with the Landmarks design review committee to discuss design alternahves for a new two-cai garage. Since the application mcludes requests for demolirion and the construction of a new garage larger than 340 square feet, the committee referred the request to the full Landmarks Board for a public hearing, as required by the Historic Preservation Code. The committee generally supports the demolition request and the proposed new garage m terms of size, scale, massing, placement, roof form, materials, and overall design. (SeeAttachmentA: Des~gn Reveew Comnaittee comments.) The Board may approve or deny all or part of an application for a Landmark Alteration Certificate The Board may attach conditions to any approval and remand the apphcahon to the Landmarks design review committee for final review and approval Memo to ihe Lantlmarks Presarvation Advisory Board Re Request for Landmark Alteration Certiflcate for 541 Maxwell REQUEST: The applicant proposes to demolish the existmg accessory structure and replace it with a new two-car garage. The detached, two-car garage will be located at the rear of the property, with vehicular access from the alley It will feature a gabled roof form, with the gabled end facmg the alley. It will measure 24' wide, 24' deep, and 18' tall, contammg a total of 576 square feet The garage will fcature a metal roof and horizontal board siding. The alley (north) fa~ade will feature two 10'x8' wooden garage doors with rustic barn-style panel detailtng. The doors will open by rolhng mto the sides of the garage, rather than overhead. The south fa~ade will feature two sets of paired wmdows and an entry door covered by a shed roof form Round wmdows - simphfied versions of a wmdow found on the primary structure - are located in each gable end. The east and west elevations each mclude a smgle double-hung wmdow. PRESERVATION ORDINANCE: Smce this request mvolves the demolition of a buildmg withm a designated historic district and replacement with new construction, the followmg standards apply for issuance of a Landmark Alteration Certificate 10-13-1 B(BRC 19811 Standards for Landmark Alteration Certificate Aoplications b) Neither the landmarks board nor city council shall approve a landmark alteration certificate unless it meets the following conditions 2) The proposed work does not adversely affect the speaal 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; and 4) With respect to a proposal to demolish a building in a historic district, the proposed new construction to replace the building meets the reqwrements of paragraphs (b)(2) and (3) of this section c) In determining whether to approve a landmark alteration certificate, the landmarks board shall consider the economic feasibility of alternatives, incorporating energy-effiaent design, and enhanced access forthe disabled. DEMOLITION: The Landmarks Board must consider the demolirion request and the proposed replacement plan simultaneously. In determining the appropriateness of demolition withm a designated historic district, the most critical question is whether the subject building contributes to the character of the district. If the buildmg is determmed to be contribuhng, then demolition could only be approved under Sec. 10-13-18 (c), based on a finding that rehabilitation is not economically feasible If this were the case, the Landmarks Board must also find that the proposed replacement plan is appropriate The existing accessory structure was a contribuhng buildmg piior to the recent damage caused by heavy snows ThaC damage has altered the structure to the pomt that rehabiliYalion is noY economically feasible As such, staff believes demolition should be allowed. 2 Memo to the Landmarks Preserva~lon Advisory Boartl „ Re Request for Landmark Alteratlon Certdicate for 541 Maxwell PROPOSI;D NEW GARAGE: If the Board agiees wrth staff that demohhon is appropriate under Sec. 10-13-18 (c), B.R.C. 1981, then the Board must also consider the appropriateness of the proposed new construction The followmg is an analysis of the proposed new garage based on the Mapleton Hill Design Guidelmes The H~storic Preservation Ordmance sets forth the standards the Landmuks Board must apply when reviewmg a request for a Landmark Alteration Certificate. The Board has adopted the Mapleton Hill Design Guidehnes to help inteipret the Historic Preservat~on Oidmance. The followmg is an analysis of the applicant's proposal with respect to the Mapleton Hill Design Guidelmes: P GARAGES,CARPORTSandACCES50RYSTRUCTURES A variety of accessory buildings have been adapted for use as garages in the Mapleton Hill Historic District W hether carriage houses or sheds, these structures have certain similanties They are plain and utilitarian and are located at the rear of the property on the alley Materials and building elements are varied Large, two•story garages in the historic district are rarely appropriate, ihey are typically only seen on large lots with large houses New garages should be sensitive to both the lot size and the size oi the house, and should be clearly secondary in importance to the primary structure Garages that are one to one-and-a-hal( stories are generally more appropriate Gwdelines (Garages) Conforms7 2 When garage doors are added to a bwldmg they should be wood Dil/erent types wdl be Yes appropnate for diNerent build~ngs Two smaller doors may be more appropriate than one lar e door 3 Il a new structure ~s to be constructed, des~gn ~deas might be found in ex~shng h~sfonc Yes accesso buddin s /ocated nearb 4 The new build~ng should be secondary in nature to fhe main house and smaller ~n scale Yes 5 Accessory buddmgs should be small in scale and mass, and constructed in a manner Yes wh~ch is comp/~mentary io the character of the house and a/ley They are clearly secondary in importance to the pnmary structure Typically, prefabncated sheds are discoura ed D ALLEYS, EASEMENTS and ACCESSWAYS Alleys are a strong visual element of the district, and have much variety of scale and detail They play an important role in the development patterns that give the more visible areas their character Alleys provide access to rear parking and garages They have a varied edge quality, with buildings both on the property lines and set back The size and quality of these accessory bwldings varies considerable Careful consideration should be given to changes in traditional uses Gwdelines Conforms? 1 The use o/ alleys to provide access to the rear ol propert~es should be preserved Yes 2 Efforts should be made to protect fhe vanery of shape, size and alignment of buddings Yes alon the alle s Alle s should ma~nta~n a human scale and be sensrtive to edestrians 5 E/forts should be made to maintain fhe character ol the alleys in the Distnct Yes 3 Memo to the Landmarks Preservatlon Atlvisory Board Pe Request for Landmark Alterahon Cerliflcate for 541 Maxwell SUMMARY: Staff beheves that demohtion of the existmg accessory structure is appropriatc. Staff also beheves that the proposed new garage is generally compatible with ihe Historic Preservation Ordmance and the Mapieton Hill Design Guidelmes The location of the new garage will allow for vehiculaz access from the alley and the closmg of the existmg curb cut on Maxwell Overall, the building conforms to the guidelines m terms of its overall mass and scale and will preserve the character of the alley. Staff bel~eves that the simple, rustic design of the garage is compatible with the unpaved, and varied edge quality of the alley and with the primary structure. While the buildmg is somewhat larger than the Board has generally encouraged, panc~ularly m terms of the 24' width at the alley, that dimension is necessitated by the location of a utility pole directly m front of the preferred garage location. In order to allow adequate ioom for maneuvermg in and out of the garage and around that pole, the extra width is appropriate. The size of the buildmg is also substanhally smaller than the accessory buildmg it is replacmg The garage is compatible with the character of the primary structure, a 1904 Edwardian home, but smaller and simpler in design The wmdows on the mterior (south) elevation are not m keepmg with the Gmdehnes. However, the design review committee felt that because that elevation will not be visible to the public and because the windows are requested for a very specific purpose (to assist in passive heahng of the structure) thatthey are acceptable. Staff recommends that final details, mcludmg colors, materials, trim details, wmdow and door schedules, landscaping, hghting, and driveway plan be reviewed by the Landmarks design review commrttee prior to issuance of a Landmark Alteration Certificate FINDING5: Staff recommends that the Board adopt the following findings 1. The existmg accessory structure is a contributing buildmg wrthin the Mapleton Hill Historic District, however rehabihtation of damage to the structure from heavy snows is not economically feasible. 2. Demolition of the existmg accessory structure is therefore appropriate under Secuon 10-13- 18 (c), B.R.C. 1981. 3. The proposed new garage is compahble with the Historic Preservation Code m that it does not adversely affect the special character or special historical, architecturai, or aesthetic mterest or value of the landmark and its srte or the district and the architectural style, arrangement, texture, color and matenals are compatible wrth the character of the existing srte and historic district. 4 The proposed new garage is compatible with the Mapleton Hill Design Guidelmes in that the buildmg wiil be small in scale and mass, will be secondary to the primary structure, wiil be located at the rear of the lot with vehicular access from the alley, and will be generally plam and utilitarian m design 4 Memo to the Landmarks Preservation Advlsory Board Re Request for Landmark Alteration Certificata for 541 Maxwell PLANNING llEPARTM~NT RECOMMENDATION: The Plamm~g Department recommends that the Landmarks Board conditionally approve the request for a Landmark Alteration Certificate for demolrtion of the existing garage and constmction of a new detached, two-car garage for the property at 820 Pme, adoptmg the staff inemorandum as findings of the Board, and subject to the following conditions• 1. The applicant shall submit final plans, meluding siCe plan and building elevations at one quarter inch scale, to the Landmarks design review committee. 2. The design review committee shall review fmal details, materials, colors, wmdows and doors for compliance with the Mapleton Hill Design Guidelmes 3 The applicant shall provide a site plan, photographs and scaled drawmgs of the existing garage prior to demolition ATTACHMENTS: Attachment A: Design Review Committee comments Attachment B: Site Map Attachment C. Photos of Existing Accessory Structure Attachment D. Application and Proposed Plans Attachment A ~ Date: ~ • Z ~ , 2003 Landmark Alteration Certificate `~ or Demolition / Moving Address of Property: ~ ~ ~ /w*x`~'~~vl-" Owner's Name• DRCMembers: rzorr~'r SAt-R~~ ~~'i.~-.RN~ /=-~u~/L i~E/L H-~r~fodb~Z~ Remarks: T~~r.ep~s+i-~-t .Orc.M~o ~Jx,sn~ly A.car~5a/''% sNZuUV/kt- <D~~n.+~tr.~F/~ .b~~ ._,- .Srla~J) ' uNST(w~" 1~lrcW Z• c.~.- cy~/L~!-cirv -- GoMM.~Tt~~.. ~+4iGt~fivk'~ ~X,~STI1~C.~ 3~Gj, t~f15 f} caNNi~~3~7,~J~ r3uAc,, v~~rrr~rl ~~s~uc-r; l7-o-~~f2~ p~ti , a S~ 4,~ ~ F-+ c,~v7- D/~^~ rr ~~-R~~- /%t~~~~Nr" 5 rv o-cJ 4..vM~ ~ !~ t,lJ G~ . t S rl o t.aN G~ ~r/t.- c~,N Nt~l /~u ~ n n! ~j /~,q.L v.~1-ct '~iA~3~C. _. ~.~ .~ l ~~ ~t ~, ~- ~. c~p r~o ,~ ti ~-~-,,~ " ~-1,`Y`Y MJ~''{ ~eie-a~~ytk.~ Gl.asuf~`~. c~`' c.UrC~ c.,~'t` o~,f r~ZGU.~~1. - /v~r4s s *~ 5 GA-~E.. c-mN ~~''cP ru 4u.`; o~---. ' 2'~ ~ yV.~ ~~~, ~ s .'4~'Pc~r-~a4uk, N c:~ N.~-~c L n~.~a,v... rocti. z..- ~t- c..t ,are,,}x,~~ ~ A IG l nJ i 1°4-I. S c.+1'S ~t - ~ J~ ~rm P rut,~4r~ `'~t m.~ v'c't u'r`-f po t,~ , _ ~-~v,~i a~JS f.S,ES~ T.~.,a.rak_. ~j ~T-,ae ~ l n~ c~l,~~o ~~ c~ vy~r~ao.~ 5~~.~ ~ ~ 5 T'1' t,fe-S S~("'-1 M~-- ~ F~ksu A- ~S ~ T brc~s'~ ~"S ~ ~d M_.,~, ( 1'W Iz-t ~.iN~t. ~.J ~A S i A~ r~c, ~' J Next steps: ~A~h~+w ~°O~--S ~' Vy t t~ As ~ S aS~ S a ~'R'4 ~t.~'•~L it-~'`ti ~ ~Suc. hl a~r- t tS l~re~s-~' ~ J~)5 w( s ~~ti. ..ti~NO,,..a5: I~e.mr`^n.4i" ~s~r~c~ pov~~.~,• c-W~~, ~Sf..- ov4lz. -~N're.. w~sD WlNO~wS . P A-t 2~¢D Publichearing:~--1~1--------~ ~-+~(G. w( s~~-~ ~~2 S,,,c~n~.~.~~~.L S:IPLAN~data\ComdevlHIS1~GENWLTCERTSU.AC-app,etc\CommentsPage2.doc ~`~V ~ R'e""~'`'~~j ~ Date: o . ! I , 2003 Landmark Alteration Certi~cate u~' or Demolition / Moving Address of Property: `-°~ `~~ ~^^~~ ~1~ ~' ~~ Owner's Name• i 1~A~~ Y f t /"~ l/ ~ DRCMembers: t,-F~r>c-~P3 r-~~,~ s..x~,F,~ ~,14-dhti)s~a~ p..~/l i-Iz~r,r~r,c.~,'~r-1~' Remarks: Eaenl''i`rR~t,.+C.1 ~~.&~d`: e~,+u.sVf'r+';{= s"',Er~ed~ ~=,~.,a~:,`r~Dati~,~ r,C_c,.f-~s,a~t~° ;wa~(',''~ ~ __ ~_ _ ~ ~ `+.~1?,t.4c 8~1~*:yluaA;c~ +2,F=Fof?~~- F t~~tt_ t e4k'~.~J"n.^1T4{..c' vdoa~,P•5 a74t~Utf~-4, u ~ . (:..t~ F~i•'J'7 ~ f^l.~ti~x$~e i ~. 'h)~..,"f7'La r .'..=1 i t~i .~ ~,t ;Sy(y~ .~y }~~ ' F'°x't~d,Tif.Et. ~:'T2 ~t°~ '~C~~~1 `', L,L:~1S'~:^~~~J~i.~„)(; `1~a ,7;_:j~~,tY j 1 1 ~ ~ C.a~- t~.,/ ". 'tl~+,w'+4.4)KpT j)e.~~- ~:ro k, ~y ~ 4r7~J~V'~i5 ~;~l.f~,rl~T ~-` C oA~ w1R a°,7s~'f-~:' 2 ~.,r ~~a ~r,.~. t i~A~~ ?,Lc, ~_~t,p.;,<r~ ~'_~- ~ ~~,-~~T '~~~t',~~t~_ a ~.~ c,sat ~~~ 9~,~p;t.ty~' ca; _ ~' P~ +a2~ u ,~,l~~• S ^ l . ~-,'~ `ayi~--0~ "_,~t../}'t=F !'Y.n/}ej.,',;r.~{1 !~'rA~-q"-.~`I ~'t_d1tS~~*+}c-Ja ~' j i r ~ ~, , i 9„v`j'rt~~~a q~ ~ fm ~~~ ~C--,l~,g_., ,~y~J~ , °~~IM1^-)LS,..S~~~.. S2},~ I~'~C'a"t~~ f'Eb"Y i S`i- St ~f%t ~'3^1G,~ '.+~"r~ ~sC?` 5 t:~p~ ".~ t~?+~`~" ~~ ~'`4~``m, 14vti,~.~F-~a.~ieJ~ ~,.;Ll" ~°k°~ ~~>~' +,,'f:.l'~,z ~~ f.liM*„ ~~vgLiC . ~~ 1.1%-~,rl . ~ ~~R'lA~~lii 1.>J~f~vi.`~~'Y~.1'+~`D t~ ~~~"~j6.~:.~~r CSl~V~3~: "o~I~nL'Q !~ fe ~,~ _,,3,_ ~'L4: - t ~/$fC+'~~~Ft~S ;t~+vice`, i:,'~° ,~,.s~S7"-; a . NextsYeps: ' ~t;t; ~~.t~•~ ,t1J aYfi~1,~~ ~ :'~,r ~ ~t~~ ~'';r,~ ,,~;, 4._+~~L"~r<- . ~11!$~c~u; .~~kti~,ti'.~~ t1,~_ .,.,~.e~~,~= , , .M F~~+ytf}rqf ~-~t~{~i~" ;rk,L%~f3~ ,~'~~Y ~f~i'~f , ~;`,Gt=f;a~~~, .fi r(J h'(;~?"~,~ll~~ ~'d+~^I'tia ~it"'(~ ~~' ~~',•'~"G~c,l Public hearing:, Y N S ~PLAN~data\ComdevUlIS'I~GENWLTCERTSU.AC-app,etc\CommentsPage2 doc ~ ATTACHMENT B: Site Map ~ ATTACHMENT C Photos of Existmg Accessory Structuie 9 ~7 ' ~d LANDMARK ALTERATION CERTIFICATE APPLICATION qttachment D DateSubmitted: ~~ l~~C' ~ PropertyAddress: ~~~(/ ti~<iK~,~~r= (~ i~ ~. f r Diatrict: ~2~ (~~ jtt>y~ ~-(Z /~ Landmark name: Applicant name: ~,, (~~ ,~~- ,~P~ ~~ y~~ ~ Oftice Phone: , ~ E.} ~-L/ ~~ c~' -,~ 7 t{~7 Mobile Phone: Fax: Rel$tionship to project (e.g., architect, contractor): E'% Lt ~ Applicant's Mailing Address: ~~ ~ ~f ~"~ r,~-' / C's ~-v G; ~~c'~ ~ T'~ZC F'~s'~ ~ ~~ ~~G~ ~Cr1. Property owner's name: ~~ `3,q J~~ 7 y? ~'i;~' Day-Time Phone: ,~~~ ,3 -l~ ~/[/-I `% ~~ *Propertyowner'sfulladdress: «3~-~ t; ~~, (~~;~.~ k.'~ fiOUlc~_F'~~~ ~t"~ ~,~~", 3~~~ *This informahon is required in order to fully process this application. To assist us in reviewing your project, please provide a project description in the space provided below. Include all of the exterior alterations proposed for the property. Please bring the completed application with you to your first design review meeting. If you have questions, or to schedule an appointment for review, please contact Neil Holthouser at 303-441-4293. We [ook forward to working with you on your proposa[! PROJECT DESCRIPTION Please list all exterior alterarions proposed for the property. ~,~C'r7'~ b~1~2 LZ7 t1' {"~ ~ I~YN~'~ C~~Z I'72C~ ~c/<~~.~CLL'CL !~ F_' J ~. L c7 D l 5 f-Y Lt c~ t[.`~7 ~~t~' ~`'- 4 1'~' c,J c~~ cT- ~ c t~~ L TYPE OF ALTERATION Please check all that apply. _New Addition r%'~ New Garage** ~ ~! Demolition** _Window(s) _Door _Fence _New Roof Other (please specify):_ **Requires a public hearing _Roof Repair _Deck _Dormer(s) _Skylight(s) _Paint _Porch ~ '~ `1~~ Lot size (in square feet) ~ ~~~ Total existing square feet f'/ Proposed additional square feet / G , Existing height ~5'~ ~ Proposed height 10.02-LACannl /~ What to Bring to Your Review Please bring this completed application form and the materials listed below to the design review meeting. To make the most of your design review, it must illustrate what you have in mmd very clearly and accurately. Fina! approval cannot be given without the required documentation listed below. The followina documentation is required to initiate'concentuaP review by the Design Review Committee: _Photographs (photos of existing building and surrounding context) _Drawings (sketches or scaled drawings of the proposal) The followin¢ dacumentation is regulred for Fnal review and approval• _Scaled site plans _Elevations (usually 1/4" = 1' scale) _Materials (brick/stone samples) _Colors (paint/stain colqr chip) _Photographs (photos of existing building all sides and surroundmg context) _Manufacturer's/catalogue "tear" sheet _For fences, please bring drawings to scale showing dimensions, including spacing between rails It is also helpful If you provide: _Buildmg sechons _Floor plans COMMITTEE COMMENTS ABOUT THE PROPOSAL: _Study model (additions) NEXT PUBLIC HEARING? 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