5B - Public hearing & consideration of a landmark alteration certificate to construct a 2400 sq. ft.MEMORANDUM
March 7, 2007
TO: Landmarks Preservation Advisory Board
FROM Susan Richstone, Interim Long Range Manager
Chris Meschuk, Historic Preservation Planner
Alice Gilbertson, Historic Preservation Intern
James Hewat, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a landmark alteration
certificate to construct a 2400 sq. ft. house at front of
property and rehabilitation of the contributing building at
the rear of the property at 70416"' Street in the 16~' Street
historic district, per 9-11-18 of the Boulder Revised Code
(HIS2006-00165)
STATISTICS:
1. Site:
2. Historic District:
3. Zoning:
4. Owner/Applicant:
5. Date of Construction:
6. Historic Name(s):
7. Requested new const:
704 16`" Street
16"' Street
RL-1 (Residential Low-1)
Ed Lau
1932
Totten
2400 sq. ft, new construction.
STAFF KECOMMENDATION:
Staff recommends the Board approve the proposed rehabilitation of the
contributing building and the proposed new construction as to siting, mass, and
scale with the following conditions:
1. That steps be taken to reduce the footprint of the proposed new
construction to provide for a front setback closer to the 22' average for the
district;
2. The final design should address the following design details: exterior
materials, windows, and deck/balcony details and materials, as well as
materials for doors, roofing, clapboard siding, and brick.
3. That final plans including those items listed above be reviewed and
approved by the landmarks design review committee.
Aeenda Item #SB Paee #1
This recommendation is based upon staff's opinion that with the conditions
listed above, the proposal will be generally consistent with Section 9-11-
18(a)&(b)(1-4) B.R.C., and the General Design Guidelines.
SUMMAIZY:
^ On January 4~', 2006, the Landmarks Board imposed a stay-of-
demolition on 70416~h Street.
^ On June 27, 2006 Historic Boulder, Inc. submitted an application
for the designation of five adjacent properties (including 70416~h
St.), and on October 17`h, 2006, the City Council designated 700,
701, 704, 711, and 71616th Street as the 16'" Street Historic District.
• Because of the potential impact to the district and interest in the
case, the design review coinmittee referred the case to the full
Board for review in a public hearing.
^ The stone garage/apartment building at 70416th Street was
constructed in 1932 and is considered to be a contributing resource
to the 16`h Street Historic District.
• On December 6'h, 2006, the applicant requested continuance of an
application to construct a 2047 sq. ft. addition to the front of the
stone garage/apartment building in order to provide time for
redesign.
^ Revised plans call for the rehabilitation of the contributing
building and adjacent construction on the property of a 2400 sq. ft
free-standing house.
• In terms of mass and scale, staff is of the opinion that the proposal
is generally consistent with the historic preservation ordinance and
the General Design Guidelines provided the conditions listed in the
staff recommendation are met.
BACKGROUND:
A demolition permit application for the house at 70416th Street was received on
December 5'h, 2005. The Landmarks Design Review Committee reviewed the
application on December 7'h, and determined that there was "probable cause° to
consider that the building at 70416`" Street may be eligible for designation as an
individual landmark. On January 4'h, 2006, the Landmarks Board imposed a stay-
of-demolition on the property.
Subsequently, several property owners adjacent to 70416th Street presented a
petition to the Landmarks Board on June 19, 2006 requesting the formation of a
historic district and on June 27, 2006 Historic Boulder, Inc. submitted an
application for the designation of the five properties. On August 2, 20~6 the
Landmarks Preservation Advisory Board reviewed and forwarded the
application to the City Council with a recommendation to designate. On October
17`h, 2006, the City Council designated 700, 701, 704, 711, and 71616`h Street as the
Aeenda Item #SB Paee #2
16"' Street historic district. Because the area is now designated as a historic
district the proposal requires a landmark alteration certificate. On October 25"', a
proposal to construct an addition to 704 16"' Street was reviewed by the design
review committee. Because of the potential impact on the streetscape and public
interest in the case, the proposal was Eorwarded to the full Board for review in a
public hearing.
On December 6", 2006, the applicant requested continuance of the application to
construct a 2047 sq. ft. addition to the front of the stone garage/apartment
building in order to provide time for redesign. The current application to
rehabilitate the garage/apartment and to construct a 2400 sq. ft. free-standing
house on the property represents the applicant's redesign.
704 16"' Slreet - c.1949
PROPERTY HISTORY:
In 1906 the Denver and Boulder Land and Investment Company sold numerous
blocks of land in the University Place addition to the Northern Colorado
Investment Company. It appears that this company was owned by the Fulton
Brothers, who also partially owned the Denver and Boulder Land and
Investment Company. In 1930 the subject lot was sold to W.W. Morris, who sold
it to Mary P. and Clyde W. Totten in 1932. The Tottens constructed the existing
stone apartment/garage building later that year and three of the other four
buildings in the district over the course of the 1930s. The address 70416"' street
does not appear in the city directories until 1936, with the first reported residents
being Elias D. and Sophia Seldin. Elias was a Earmer. Their two daughters, Alice
and Bernicc als~ appeared to have resided in the small house, and wcre students
at the University of Colorado. On the Boulder County Assessor card, the house
is described as a two-car garage with an apartment.
A~enda [tem #5B Pa~c #3
The city directc~ries indicate the bttilding was primarily rented to students,
although Ms. Florence Carpenter (mother of astronaut Scott Carpenter) resided
in the hotise for 10 years while working as the librarian af inedical records at
Boulder Community Hospital. The house is considered to be a contributing
resource to the 16"' Street Historic District.
-z.
70416'" Street - November, 2006.
PROPERTY DESCRIPTION:
Thc 1932 vernact~lar stone building c~n the 4923 sq. Et lot at 704 16"' St. has
histarically fttnctioned primarily as a rental unit, with a garage below, and an
apartment above. Measuring 26 feet in width by 22 feet in depth, with sliding
glass doors and a centrally located doorway facing towards 16"' Street, the field
stone builciing is located at the rear c~f the pmperty indicating that the edifice was
probably constructed with the intent of further developing the lot. The majority
of windows appear to be original one-over-one, double hL~ng wood frame
windows. Sometime in the 1950s, the l~wer portic~n of the garage was cc~nverted
to living space with the front porch (9' x 26') added in 1959. Sliding glass doors
replaced the original garage doors. Prior to 1976 a carport was added to the rear
oE the building and in the late 1970s the construction was enclosed as a shed.
Currently, a narrow Frame shed measuring 3' x 18' is also attached to the north
side of the stone buildin~;.
ANALYSIS OF HISTORIC SIGNIFICANCE:
While the building has been moderately altered c~ver the ycars includin~ the
replacement of the west facing garage doors, addition of a west-facing c~vered
porch, and the rnnstruction of a shed ~nd carport on the east elevation, the
edifice associated with Clyde and Mary Tatten still retains a high degree of
historic integrity and is, therefore, cc~nsidered to be a contributing resource to the
newly designated 16''' Street Hist~ric District.
Awenda [tem #SB Pa~c #~1
PROPOSED REHABILITATION & NEW CONSTRUCTION:
Rehabilitation
The applicant proposes to rehabilitate the contributing stone garage/apartment
at the rear of the property. Plans call for the existing non-historic carport and
shed on the alley-facing east elevation to be removed and a single-car garage
door installed. The existing historic chimney and three upper-story windows are
to be rehabilitated. Drawings also show that the historic upper story windows on
the west elevation of the historic building will be preserved, while the lower
(non-historic) sliding glass doors will be replaced two sets of three panel garage
doors with fixed four light windows, and the non-historic covered porch will be
removed. The applicant also shows the triangular pediment over the front door
will be retained.
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A~enda Item #SI3 Pa~e #5
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New Construction:
Proposed new construction - west elevation
In plan, the proposed new construction is shown to have a footprint of
approximately 1290 square feet and to be constructed 12' west (in front) of the
historic garage/apartment building. The distance from the projecting portion of
the porch to the west property line is shown to be approximately 15'.
A~enda Item #5B Pa~e #7
The praposed new Craftsman Bungalow house is based upon a 1928 design
taken from a Sears-Roebuck cat~loKue for the "Honor Bilt Oakdale" kit house. It
features a front facing 3/4 width engaged porch, low-pitch roof, wide overhangin~
eaves, and exposed rafter tails The frame house is shown to be sheathed in
clapboard, supported by a brick foundation, and to be fenestrated with three-
over-one double hung windows and fixed, eight-light sash . Elevations indicate
the west (front) face of the house to be one-story in height (17', 10" in height
when measured from grade) and to be detailed with a brick- faced porch and
supported by three Craftsman inspired tapered piers. The one-story house is
shown take advantage of the declining grade to the east to allow for the
installation of larger windows inta the brick fottndation, which is shown to be 5',
6" in height at the building's rear.
Proposed south elevation
ANALYSIS OF NEW CONSTRUCTION:
Because of the location of the historic garage/apartment at the rear of the lot, the
only location to build on the property is at the west (front) of this contributing
building and for this reasc~n the application is unusual. The existing edifice was
constructed as an accessory building at the rear of the property and has more
presence on the alley than on the street, even though the garage was historically
accessed from 16"' Street. In addition to the large front setback, the declination in
grade will likely serve to diminish the impact of the building from the street.
Plans are to re-establish the historic function of part of the ground floor of the
stone building, but to provide vehicular access from the alley by way of a single-
car garage door.
The Historic Preservation Ordinance sets for the standards the Landmarks Board
must apply when reviewing a reqttest for a Landmark Alteration Certificate. The
Bo~ard has adopted the Generc~l Design Gttidelines to help interpret the historic
preservation ordinance. The following is an analysis of the proposed demolition
and new construction with respect tc~ relevant guidelines. Design guidelines are
:1~enda Item #~B Pa~e #8
intended to be used as an aid to appropriate design and not as a checklist of
items for compliance.
GENERAL DESIGN GUIDELINES
ALTERATIONS TO CONTRIBUTING SUILDINGS, 3.0:
Exterior Materials - Masonry
3.6 Meets
Guidelines
Guideline?
1 Ori;in~zl Iri~toric fi~~i~l~r ~rtr~tc~~~i~~ls Existing hist~~ric windows, door, and Yes
. ~hc~ufd ~c~ prese~~~~ed rind r~t~pnired - masonry to be preserved.
iuheri repr~irin,~ ~rutsuriri~ it;e
iT ~~f~c> >ri~~tr trrhrri~ ~i~~~ rui~1 nrnrt~~r.
Windows
3.7
1 R~~t~~i~~ ~irul C~f~~~~ert~~~ ~°.~~i~ti~r,~~ Irr~t~~ri~ HiStorir ~vin~ic»~v~ ~nd duu~~~ tivill be Yes
zt~i~ido<<~s rt~rcludijt~ th~ir fut~ctional rehabilitated.
decov~iti-ve fe~itt~res ... Lrt some crrses, it
mi~qht be nppropriate to use zvindozu
eletrierits frorn the srde or renr
~~1~~~~«tio~1~ t~~ r~~,air tJru~~~ u~r t{<<~ frnrrt.
3.8 Doors
FI'OIIf ~~001'5 ~iYiG~ ~)i'ililr7l"I~ P111 J"(lli( i'S l71"L' !71)1U11~r f{IP 1110SC lltl~)01't~Ii]t L:~C~71Pl~ifS Of ~lISf01"IC ~ll~(l~l~~iF1~~5.
Thc ori~if~rr~l siac aild prn~~ortio~r nf ct fro~2t ~~oor, the c~etails of the door, tlrc door st~rroatrrd, i~nd the
~J~17C~711ti2f Of f)4C' ClUOY lTjj COilrl'1~76IfC f0 t~l[ C~4C71"~~C{Pl' Of f~'1C PYIt1"lTj1CP.
Meets
Guideline?
i r:~~t«~,~ ~~~<<i ~~~~t~,t~f~~~~~ «ri ~„~~;;,,,~~~ ~i~~~„~~ j:,~~>>,t ~i~~~~ ~~z~~ ~~«~~r„~„t t~ i,~5r~»-;~
. ~ind cfoor ope~iin~qs. building will be preserved, ori~inal
garage doors restored at west YES
elevation as evident in 1949 tax
assessor hoto.
2 Ret~in c~nd preserve the fi~nctional, Primary entrance to double garage YES
proportionc~l arid decorrrtive will be restored triangular pediment
fecttt.~Yes of c~ pYi~tzctrJ et2tt'it~2ce. over doorway and front daor will be
These fcatures i~~clttde the door nrtd preserved.
its fr~nrie, sill, liead, j~~mb,
rrtoldings, cti~zd mi~ flnnking
zvi rzd o ri~s.
j If ctjr o~'igirtcil door rYtt~st be Openings of original garage doors YE5 '
replacPd, tlte ~'ej~lctcelttent dool' ~vill be preserved on west elevation.
s{1ot~ld attcrtch fhe arl~qituzl ~25 Proposed glrage door on east
closel~ as ~ossibfe. If thP origrnc~l elevation should replicate historic
c~00Y C~OC'S i10t CX1St, thPl4 E~1C doors evident in 1949 tax assessor
crppearcznce of the replacernent phc~to.
should be hcrsed a~~o~2 sin~rilaf~ '~
historic hi~ildiri~~s.
Aaenda Item #5B Pa~e #9
g DOOYS IYi C~C~C~Ifl0l1S (111C~ 11eI11
bt~ildings should -'~~1PCt yt'opoYtt01~1s Pro~o5ed ~ara~;e door on east
elevation will replicate historic doors YES
Of G~DOYS 111 fhC CYISfIIl~ btlllCllil~ originally on west elevation as shown
atld/or Phe distt'icf. on 1949 tax assessor photo.
GENERAL DESIGN GUIDELINES FOR NEW CONSTRUCTION, 6.0.
6.1 Distinction Erom Histori~ Buildin s
.1 R~iildin~>~ ~h~~r~ld bc oC tl:cir c~zrni time: Neo-traditional in design, the YES
creatin~> contetxpornry interpretntions of proposed new construction is
historic ~lernents, closely based upon 1928 Sears and
Roebuck Craftsm~n kit house
design. Proposed construction will
be distinKuishable as ne~v building
through use of contemporary
materials and systems, i.e. simulated
divided li =ht windows.
.2 luterpretatiorts of historic styles may be Proposed construction will be YES
appropriate if they are di~tin~qaiishnble ns distinguishable as new building
n<<c~. through use of contemporary
materials and systems, i.e. simulated ~
divided li ~ht windo~vs.
6.2 Site and Setting
Nern biiildiirg~ 5huaild be desi~t~ncd arrd lorntcd ~o N:nt si~~urfir~mt ~itc fentiires, includirig nuiturr trees, m~e t:nt
lo~t ar obscured. The ~ize of tl~te nezn strtr~hu•es sho~~~ld ~tot ot~e~rpozoer tFie site or drnmaticnllt~ alter its hi~toric
chnraeter. Buildirigs u~ithin historic ~~istricts y~eraeralli~ di~plai/ n eon~i5tcftei~ irt setbnck, orientatio~t, spncing
and di~ttrnce befznce» adjnetnf bttildir~~~s. "I7at~r•efore, the ~-onrEuitibilitil nf F~rnpns~~d ueu~ crnrch•uction will he
rez~i«ved to ensw•c thrrt these elernents nre ~rreixtainrd.
1 Coiifor»i to the desi~~>>: ~~~tidE~li~ies foanr~i Building location on the site and MAYBE
iu Sc~cfivn 2.0 Sitc Desig~t, rc~~>m•dittg tiite orientation is typical for thc
and ~ettin~t~ in developlit~~~ a proposed sitc~ neighborllood. 15' front setb~ck less
plan. than 22' aver~ge for the other four
houses in thc~ district. tlpplic~nt
intends to take advantage of porch
ordinance in urder to gain relief
from rec uired 25' front setback.
Z Desi~~~/T 1IET(~ CD1IStYL1CIIDII SD F{7Rt t{it' Construction of new house will YES
oz~er~ilI charizcter of t11e sit~, site require removal of some vegetation,
tope~Yraphy, cltnrncter-definin~~ site though applicant plans to retain
eature~ a~rd h~ces arc rctnincd. mature trees at front of ro ert .
3 Site neiv co~:structiai tn be comprrtible Proposed ] ~' front setback is less MAYBE
with ~(il')'OIfYIC~fH~~ b~iildiuy~s tliat than avera~;e of 22' for Eour other
cotttrifn~te to the overnll clTm•acter n thc: houses in district.
A~cnd~~ Itcm #~F3 Pa~c #l0
12istoric district iir ternas of ~etbnck,
orientntiori, ~pacin~~>, arid dista~tce fro~ri
nd'ncer~t buildiraYs.
4 Nc~z~~ ca~zstruction s11ould ~iot be The FAR for the proposed house MAYBE
siY~tificantly differerit frorn coritributi~ig and existing garage building on 4923
historic bttildinE~s ifi the district i~i terrns s.f. lot, will be .4~. The average FAR
of the proportiott of built rnass to open for the other Eour houses in the
spnce on the individieal site. See district is .28 (average lots size is
Guidelirte Z1."l. 6,455 s.f.). However, excluding
existin~; contributing gara~e in
calculation, Ff1R of proposed lzouse
i s .26.
6.3 Mass and Scale
]n coizsic~ering the overnll co~npatibilit~ of r:ezn coiist~~r~tctiort, its height, fnrm, ri~assirlg, size nrici scnl~ z~~ill ~Il be
revieu~ecl. The oz~ernll ~roportion i~f the bttilding's frout fa~ade is especialI~ irnportarit to coiisider si~tce it zvill
hane the most impnct ofr tlte streetsenpe. While ~aezn coristri.~ction te~~ds to be lnrger thar: l~istoric birildings,
reflectitig tlie rzeeds nitd ~~esires of the rn~~deni )zolneozviier, 1iez~~ structarres ~ho1-ild riot 6e ~o out-of-scale z~~ith the
si~rrou~i~iri~~ builcliia~s as to loom over the»i.
1 Desi~n new buildi~igs to bc compntible Neo-traditional Craftsman YES
~vit{2 s~~n•irot.~ttcfittg l~i~~ildings tl~at Btingalow design is not found i~1
corttribtite to the overnll chnracte~~ nf thE: district though similar buildings on
Fi{storic c~istrict ift terrns of height, size, the block and very ch~racteristic of
scale, mnssili~~~, and p~roportiotts. buildings constructed during the
eriod of si nificance Eor the district.
2 The mRSS and scale of ne~n cnTistr•uctior: Plans aild elev~tions indicate the yES
should respect 1leigy:bor•ing buildings ~uid scale, massing, and orientation of the
the streetsccrpe as n zoliole. proposed house will be coinpatible
with nei hborin buildin s.
3 Historic ltei~>hts afcd u~idths ns tuell ns The proportions of the proposed YE~
tlieir ratios s)rould be ~itnintai~ied. The house are cansistent with those c~n
proportio~ts of tlic frortt ta~ade are the streetsc~pe of the district.
pnrticc~lnrl~ importaf~t a~id sho~ild be
compntihle to those of st~rrc>a~r~dirt~~~
hiGtoric buildirt~s.
4 A r~ez~~ house cottstrircted behiud etlt Unusual conditivn in that new house N/A
existin~~ histor•ic lior.ise should be of lesser• is being constructed in front of
rr~ass anr! scale thari the original structttre. contributing accessory building.
Proposed house ~vill be nearly 4'
lower than existing ~;ara~e.
6.4 Materials
Mat~°r~irrls shottld be siriiilar in sca(e, Plans call for thE: usc of clapboard and
1
~7l'0 ~OYfIO}t, tC.YEl61'B, fC}liS]t, 11JTC~ COlOY hC1C~C t0 hE' LIS~Cj Oll ilE'W flOUS~ -
A~enda Item #~B Pa~e #ll
tv those foa~~tr~ ~»t ftcar•6y historic compatible with materials found on YES
bciildin~=s. buildin s in the district.
2 Mni~ttai~t a l~irnrnTi scale bi~ az~oic~i~tt~ Proposed building shown to be YES
lnr~S~e, fe~iturefes~ ~i~rfaces n~ic~ ~y iising re(atively diminutive - lower than
EJ"llCl2t10111~II1~ SiZCCl ~Jllll(~211~~ contvoitertts adjacent houses.
R311~ ITIRfCYllilti.
6.5 Key Buildin Elements
ROOfS, ~)01"C~1CS, [~Ol"111L'1"S, 2(1Li1C~OTi1ti af1C~ C~0OYS [~l'L' SOl71f Of f~1P i?IOSf 117i~J0Yfl~7tf C{1l~Yl7CfPY-C~tfl}lI)1~' CI~YYIL'11fS Of 1i121J
6raildir~g. A5 ~uch, thei~ require exh-n atte~itior- to assiu~e tkat t{~ei/ complimeut tlr~ historic architect~rre. I~i
additioii to t{ie S~uide[i~tes Gelozv, re er also to St~ctio~i 3.0 AJterntioxs or rclated tiul~t>estinr~s.
1 Design the spacin~~~, placerne-it, scale, Fenestrition on house shown in YES
nrie~:tatiori, propoetiolt, nrect size of ~oirrc~oz~~ submitted clevations is generally
a~~td cfoor npenin~~~ iti -iezn stritcturt~~ t~~ be compatible with historic
compntible zvitlr the surrou~idi~t~~ Guildi~rgs buildings in the streetscape.
thnt cortt~ribute to the historic ctistrict, while
reflectiri~~~ the ~irrderl~ir2~> desi,~~r~ of the nc~zu
6tcilctrnE>.
2 Select zi>ir~dotus ai~d doors for ~rctc> b:rrldiu~~>s Specified windows and doors yES
tknt are cnrrtpatiEJfe in rrraterial, Sl(I7C~1U1~(D)1, compatible with houses in
propnrfiolt, patte~•n mrd detnii ~nith tltc district and those found on the
Tl~T1(C~OZOS !ii(C~ (~00)'S of surror+~icli~t,~> b~iifctir:g~ larger 700 block of 16~~~ Street.
that coirtribt~tc tv the historic district.
3 Ne~v h~cilrfin~~s should eise n ronf forrn fo-ntd "The proposed low gable roof YES
iu tlze cfi~h~ict c~r uf~ the lnridmark site. form is compatible with roof
forms found on historic buildin~;s
in the distrirt.
~ Porches ~hould her coutpaEible i~t uut~sirt,~~ ruid The proposed porch on the front YES
details to liistoric porches in tJ2e clisfrict, a~td end of the house is compatible
should be apprnprinte to the stylc nf tl:c with houses in the district and
lioc~se. appropriate to a neo-traditional
Crafts~nan-Bun alow house.
PUBLIC COMMENT:
As mentioncd, the effort to desi~;nate the 16"' Street Historic District was
prompted by plans to demolish the existing buildinK at 704 16'~' Street. Since the
initial demolition application there has been significant interest on the part ~f
neighbors as to the plans Eor constrt~ction on the property. Initial reviews of the
proposal by the design review committee were attended by several people who
expressed concern about the size and design of the proposed addition to the
property. A letter tc~ the City Manager from a neighbor claiming that the design
has not changed ~ince the December 20Q6 Board review and that the proposal is
inconsistent with applicable design guidelines is in Ai-tnclTrnent E.
A~enda Item #~K Pa~e #12
BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark Alteration Permit
may not be approved by the Board or City Council unless it meets the conditions
specified in Section 10-13-18 B.R.C. Specifically:
(a) The landmarks board and the city council shall not approve an
application for a landmark alteration certificate unless each such agency
finds that the proposed work is consistent with the purposes of this
chapter.
(b) Neither the landmarks board nor the city council shall approve a
landmark alteration certificate unless it meets the following conditions:
The proposed work preserves, enhances, or restores and does not
damage or destroy the exterior architectural features of the
landmark or the subject property within an historic district;
2. The proposed work does not adversely affect the special character
or special historical, architectural, or aesthetic interest or value of
the 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 an historic
district, the proposed new construction to replace the building
meets the requirements of ~ara~raphs (b)(2) and ~ of this section.
FINDINGS:
With the conditions outlined in the staff recommendation, rehabilitation of the
contributing building and adjacent construction of the proposed new house at
70416'" Street are consistent with the purposes and standards of the Historic
Preservation Ordinance in that:
1. The proposal will not adversely affect the special
character of the 16~~' Street Historic District (9-11-18,(b)2, B.R.C).
2. The proposed work will not damage or destroy the exterior architectural
features of the landmark or the subject property within the district.
Aeenda Item #SB Pa¢e #13
3. The architectural style, arrangement, texture, color, arrangement of color,
and materials used the existing and proposed addition will be compatible
with the character of the existing historic district.
ATTACHMENTS:
A: Historic Building Inventory Form
B: Tax Assessor Sheets
C: Site Plan and Elevations of proposed construction
D: Photographs
E: Letter from joel Ripmaster
S:\Plan\dataVongrang\H1S"I7ALTCERTS\Historic Dis[ricts\Ibth StreetU6th.704\03.07.07\03.07.07 memo
w edits.doc
Aeenda Item #SB Paae #14
31a~7Yq0. NIi~aIW pC1Er~
irt*~a or ~renaeoiopy ria xictoric PI'eservetion
1300 Broediey, Demer, Wlorado l0203
NISTORIC BUILDIMG IMVENTORT RECORD
NOT FOR FIELD USE
Attachment A Eliyible ~~~t~a
Det. Not Elipible _ Certified Rehab.
Dste
-°~tWECT NNE: bulder LLrvey of COIMTY: CITY: STATE ID NO.: SBL3419
Nistoric P[~ees, t941 Boulder Baulder
TEIOORARY MO.: ti63•31-4-11-007
q1RREM1 BUILDIMG NNIE: OYMER: Reep PeuL S d Joen B
?b53 Sqruce St
Boulder CO 60302
AODRESS: 7Pt 16th St.
bulder, Wlordo E0302
TQMSNIP 1N RAMGE 70V SECTIOM 37 SY 1/4 SE 1/4
XISTORIt MIIIE: U.S.G.S. OWD MAME: Boulder, Colorado
Sedlin Residenee YEAR: 1966 (PR1979) X 7.5~ 15'
21p
BLOCK: 37 LOT(S): 20
DISTRICT W~ME: ,
ADD1TfON: Univercity VLece YR. OF ADD1710N: 7890
FILM ROII MO.: 91-20 MEWTIVE MO.: LOGTION OF MEGI~TlVES: DATE Of CONSTRUCTION:
BT: Thooac Siwrons 77 Ciry of Boulder Plemin9 ESTIMIITE: ACTUAL: 1932
SOURCE:
Boulder Canty Assessor
USE:
PRESENT:
Residence
HISTORIC:
Residence
CONDITION:
ATTACH PHOTOGRAPH XERE E%CELLENT X GOOD
FAIR DETER]ORATING
E%7ENT OF ALTERATIONS:
MINOR MODERATE X MAJOR
DESLRIBE:
Porth added across entire front of
Aouse; Sliding gless doors edded on
eech side of front door.
CONTINUED YES X NO
STYLE: Vernacular Mesonry 570RIES: ORIGINAL SITE N MOVED
2 DATE(S) OF MOVE:
MIiTERIALS: Stone, Yood SC. f00TAGE: NATIONAL REGISTER ELIGIBILITY
1144
INDIVIWAL: YES % NO
ARCXI7ECTURAL DESCRIPTION:
Side gable roofed d+elting with overhanging eaves and wood shingle roofing. LONTRIBUTING TO DISTRICT:
irregular sheped stone with flat surfece. Gable
Yalts are eaapoBed of rendnn YES NO
,
ends heve rood 6iding end vmts. Cenier, gebled, tw-story mtrance bay uiih LOCAL LANDMARK DESIGNATION: No
~ood siding. Center, peneled and 9lazed door. Double-h~ng uindows with flat
arches erd ctone sills end lintels. Center, stone chiimey. ~"
DATE:
ASSOCIATED BUILDINGS? YES % NO
TYPE:
IF INVENTORIED, LIST ID NOS.:
CONTINUED? YES X NO
I ADDITIONAL PAGES: YES X NO
A/:CtdllA ITCPA it ~J ~ DAP~C /~
Address: 704 16TH ST
Resource Number: SBL3479
Temp. Resource Number
Cultural Resource Re-evaluation Form
page 2 ot 2
15. Photograph Types and Numbers:
Type: b8w Roll No: 07-AA Frame No: 3
16. Artifact and Field Documentation Storage Location N/A
17. Report Title: University Hill Resurvey
18: Recorder(s): Kathryn Howes Barth, AIA; Lara Ramsey 19: Date(s): Oct 2001
20: Recorder Affiliation: Kathryn Howes Barth, AIA; Ramsey Planning and Preservation
Attach Photo and Map if Extensively Altered
Colorado Historical Sociery, ONce of Archaeology and Historic Preservation
1300 Broadway, Denver, CO 80203
~ /~
P LAlI SF IAPE : ARCMITECT: STATE ID NO.: 58L3419
Urtkrwwn
ORIGIMAL 041NER:
Unkno~+n
SOURCE
:
SOURCE:
BUILDER/COMTRACTOR:
k
U
nown
n
TNEME(S):
SOURCE Urban Residential Meiphborhoods
: ,
1858-present
COMS?RLICTIOM H15TORY (DESCRIPTION, NMIES, DATES, ETC., RFLATING TO 1U1JOR ALTERAT10N5 TD ORIGINAL STRUCTURE):
Porch added in 1959.
CONTINUED YES X NO
H15TORICAL BACKGROUND (D:SCUSS 1MPORTANT GERSONS AND EVENTS ASSOCIATED ~ITH THIS STRUCTURE):
The first li5ted residents of this house were Elias D. and Sophia Seldin in 1936. Seldin uas listed as a farmer.
CDNTINUED YES x N'
SIGNIFICANLE (CNECK APPROPRIATE CJITEGORIES AND BRIEFLY JUSTIFY BELON):
ARCHITECTURAL SIGNIFI GNCE: HISTOR1fl~L SIGNIFICANLE:
REPRESENTS THE WORK OF A MASTER ASSOCIATED LIITH SIGNIiICANT PERSDNS
POSSESSES H1GH ARTIST]C VALUES ASSOCIATED WITH SIGNIFICANT EVENTS OR PATTERNS
REPRESENTS A TYPE, PERI00, OR METHOD Of CONSTRUCTiON CONTR161JTE5 TO AN HISTORIC DISTRICT
STATEMENT OF SIGNIFICANCE:
Althou9h someuhat altered, this house reflects the native stone construction po{x~lar during the early t~entieth century in
the University Hill neighborhood of Boulder.
CONTINUED TES X NO
REfERENCES (BE SPECIFIC):
Boulder City Directory, 1936; end Boulder County Assessor records.
CONTINUED YES l( NG
SURVEYED 8Y: Judith Broeker/R. L. 5immons AFFILlATION: Front Range Research Associates, ]nc. DATE: July 1991
~.i~~~~~8~. d~~~l+~ ~F ~~!/~~i~'~C~i~ ...G ~
Attachment B
~r
Appraised 19_ -
BOULDER COUNTY REAL ESTATE APPRAISAL
owNER ~: ; . -
_. __ _
_-__`L__
- ~- - - --- __ __--
HnTTfiF Nn `.',J cj. STR.R.6:T ('.1Tti
~O~m
~ 4}~ ?. M;
ATE OF VALUATION
BI.DG. PAH7 A I BLDG. PAS? B ~ CAHAGE
No. Cubic Feet.
Cost per cu, ft.
<---9• Utility
'Class of Bldf
Conscroccion
Char. of Coni
Exterior_ __
Interior Fini
Floore -__--
of
' Photograph
auiLv
~
~r
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f ~~ , .
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i
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il ~ ~ . .
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--------- --- ~=~-------- . l:
. ~ _ - _.--~ 7/tc< ~-es^u~? ~;r~-vc. ~f~'.~{..«~tc.~c-~r:Du: b/~
cf v _ '._.. ___~ 'sv:t': ~~-_~-t. . , .. _ ~ . ' -R:....
L- - ~,
Height of [3uildinB--_'-'-~c--------
T SL~IMAHY 1AYUAl. A:+SNS3MF.YT
OR9CRiPTI(1v ~ '~ AMODN'[ ~ 76A8 I LAtt- I IAfP80V6lIeNT9 TOTdL
Boilding Prrmit 5 ' '~ 1933 I~$ - -_II$ ~ -I!S --
.~~.`+CfV~~. ~~~Pt:P 1i=-:~~~!^l~~IC:...~"-.~~%~._
31-1N-7D 5664 OJ06755 JJI~ 14G3 31 4 11 0~7
LOT 20 ,:ND 1d 15 fT ~L7 L1 ~LK
37 RO UNIV PL
704
RtEP VAUt S 6 JOAN
7~g 16TH ST
BOUlO[R
llltl 33~0
171:i 38 )~J
16iH 5T
8
102 J000
CO 80302
SObt] 57U0 lllb7
551+1 57U:1 12v67
il+3- U U
7113-4 ~0-Ji3
i ~cae~ roat~
12M 2 SEf.'~iSEC~MaPYO
DIS'T
E
IMA[I I lHAii "H481
T1'FE DOC
~aGE i~rySTe~ ~EE
i
000 1
-
lbbbl Ii
18367 ,
Photograph
'~~ ~~.~~.~f~! ~F'~i :`'; _ `i~ -~'~~~.a~ ~./~f~ ~~.
CLASS OF BUilUIrG _ ~ HEIGIIT --- - +la~,,wnis
('becY ~. . . .
1-Single Hesiden~e _ No. ut 5torion._.____
i
2-Uuplex---'----------'r'- ~ FOUNl1ATt~~ti
3 --[~unKalow. ApG. CrL --,---- ` - - - ~ .
. Rrick ------------- ~----
4-FlatorTerrace __._____:___i -
5-Ap¢rtment tlou~a--------- ~ Concrete-----'---------_
f -Flotel._...---- -- ---'._._ ~tone'°-"'---"-----'~ .
g "'___'_"'
7-Store [3uildin ~~O°d----°.~~----------~
----°'_ Tile------'-"--"------ ~
~----•---•------- -
----------- -- ~
9-Officc Building---------- -- -`-- •
!0-~liunyi[alor Sanitnrium"'-__ "-' -------'--' _.-
' ""_"_'""' ' .
ll-Bank [Suilding . ------ - I
(?-Thentre---'-__-------'-•-' BASEMF:NT '
--. ...- --~ - .
]~-~4arehnuee_____--- -------~ ~
l~f-FneCor Quutor.---------°----- :
y---- "'- ---- -' -' -"-
Ilalf---'-'------°-'--- •
15-Pablic Garage_____________ _ , _._
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704 16TH STREET
Lf~U RESIDENCE BOULUER, COLORRDO
;,~
`~ _ _ _ _
SEfAND FLOON OLhN - EXISTING SCALE: I/0"=1'p"
'pa 151h SL
A~OIT10~/NEMOOEL
SIkGIE FAMILY HOUSE
a-s
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REMOOEI ACCESSOICY BUII,p~NG 0.;,°i"'
"" "''"
U R E 5 TD E N C E 704 16TH STREET
LP ,. 1303)958~Ia91j301)5]9~39B3 p
"• ,,
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A4
~
R HOULDER, COLORADO
" """ ~~"~~~ NONTH/SOUTH ELEVATIDNS W~~~•~~oor
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$OU7N EIfiYATION SCALE i14"~ 1'0'
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SOUTH ELEVATION SCALE I/4"~l'0"
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Spirit of Provence Page 1 of 1
Attachment E
James Hewat - 16th Street Historic District New Building Review Process
From: "Ripmaster"
To: "Ariel Calonne" , "Frank Bruno" , "Susan Richstone" , "Sue Ellen
Harrison" , "Committee Secretary" , "Committee Liason" , "Ruth
McHeyser"
Date: 2/28/2007 3:02 PM
Subject: 16th Street Historic District New Building Review Process
RE: March 7 Meeting of LPAB
The 16~h Street Historic District has reviewed the plans that will be submitted for the second time to the
Landmark's Preservation Board for the proposed new structure at 704 16~h Street. At the Board's
December meeting staff was clearly directed by the board to assist Mr. Lau (owner at 704 lbth Street) in
the re-design of a structure that was consistent and complementary to our Historic District.
The plans we have received for review Mazch 7 are similar to those reviewed at the Board's December
meeting. We were informed in December that we would receive new plans as per the Boazd's request
that incorporated our District's guidelines, the city's code requirements and were compatible with the
character of our Historic District.
The plans:
• Do not meet our District's setback requirements.
• Do not meet our District's guidelines for mass and scale.
• Do not meet the City's Code requirements for an Accessory Building Unit.
• Remove two mature trees which are significant site and District features and alter the site
topography.
• Are not compatible with our District's architectural style, building materials and characteristics.
We would appreciate your attention to the review process which has now become redundant.
Please advise as to how we should proceed.
Respectfully,
Joei Ripmaster
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