6C - Request for a Landmark Alteration Certificate to move or demolish an existing garage & to constMEMORANDUM
Apri15"', 2006
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Interim Director of Long Range Planning
(`_hris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
SUBJECT: Request for a Landmark Alteration Certificate to move or demolish an
existing garage and to construct a new one and one half-story garage with a
floor area of approximately 800 sq. ft., at 413 Spruce Street in the Mapleton
Hill Historic District (HIS2006-00042).
STATISTICS:
1. Site:
2. Zoning:
3. Owner:
4. Applicant:
5. Site Area:
6. Proposed Bldg:
7. Proposed Hgt:
SUMMARY:
413 Spruce Street
LR-E (Low Density Residential Established)
John Teleen
Deborah Magaldi, Kristin Lewis
7,866 sf.
800 sf. total
20'
• Received on March 16'h, 2006 this application calls for the on-site relocation of an
existing building and more than 340 sq. ft. of free standing, new construction and, as
such, a public hearing is required (10.13.14(3)(b) of the Boulder Revised Code.
• Staff considers the proposed new construction consistent with the criteria for
a landmark alteration certificate as per Section 10.13.18 (b) of the Boulder
Revised Code and Section 7.2 of the General Design Guidelines.
• Staff recommends that the Landmarks Board approve the request for a Landmark
Alteration Certificate for the relocation of the existing contributing garage and
construction of a new one and one-half story garage as proposed.
BACKGROUND:
On March 8w, 2006, the design review committee preliminarily reviewed plans to
relocate the existing pre-1929 one-car garage on the property in order to provide space for a
new, two-car garage. The applicant is now requesting a landmark alteration certificate to
move the garage on the property and to construct an 800 sq. ft.., one and one half-story,
two-car, detached garage at the north- east corner of the lot.
Memo to the Landmarks Preservation ,~dvisory• Bocrd
Re: 413 Spruce Street
DESCRIPTION:
Constructed about 1900, the one and one-half story masonry and frame
Classic Cottczge at 413 Mapleton features a low hip roof, south facing dormer, segmental arch
window openings and turned spindle work on the half-width porch. The historic building
inventory form (1988, Front Range) identified the house as representing, "a type, period, or
method of construction" and mentions the adjacent garage (Attachment A). At the time the
property was surveyed this area had not yet been added to the Mapleton Hill Historic
District. The 2005 accessory building survey (Ramsay & Barth) recorded the garage and
establishment of a pre-1929 date of construction and a recommendation that the building
be considered a contributing feature to the Mapleton Hill historic district.
REQUEST:
In an effort to preserve the garage, this proposal calls for it to be moved
approximately 40' feet south and east on the property toward Spruce Street. Currently, the
historic garage is set back approximately 70' from the street; a curb cut provides vehicular
access to the building. In the proposed scheme, the building will be set back approximately
30' from the street. The main house is set back 14' from the street. Zoning requires a
setback of 25' for garages in low-density established areas.
Qn the approximate location of the existing garage, the applicant proposes the
construction of a one and one-half story, two-car garage. Plans call for the front-gable
garage to face the street and measure 22' by 22'. The overhead 1/z-story attic space is
proposed as usable space and shown to feature a small gable dormer on the west and
larger shed dormer on the east.
Elevations indicate the detached garage will be 20' in height and contain about 800
square feet of usable space The building is shown to feature two single garage doors, two
over two double-hung windows, four light fixed casement sash and 4" wood clapboard
siding.
2
S:IPLAN\dataUongranglH[SiIALTCERTS1Historic DistrictsUvlapleton Hi111Spruce.413\O:i.OS.06 memo.doc
Fib re 1. 413 Spruce Street Figure 2. 413 Spruce St., pre-1929 garage
It4emo to the Landmorks Pr~serv^t~on A~vi;~rv °oarc
Re: 413 Spruce Street
Vehicular access to the new garage is shown to be from the street; a newly aligned
drive will turn to the east and run between the historic garage and house to the ne~.~
garage.
Figure 3. Proposed site plan.
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Figure 4. Proposed Section
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Memo to the Landmarks Preservation Advisory ~_~~rd
Re: 413 Spruce Street
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S:~PLAN\data~longrangU-[ISTIALTCERTSUiistoric DistrictsUvlapleton Hi111Spruce.413\04.05.06 memo.doc
Memo to the Landmarks Preservation Advisorv Bocrd
Re: 413 Spruce Street
CRITERIA FOR THE BOARD'S DECISION:
Subsection 10-13-18(b}, B.R.C. 1981, sets forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate.
(b) Neifher tJte larzc~lrtarks board rtnr tJze city cot~rtcil shall apprnz~e a laridrrirrrk alter•ation certih'crrte
t~rtless it meets tjie following coriditio~is:
(1) T7Te proposed work preserves, enhances, or restore4 and does not da~riage or destrot/
tlie exferi~r architecturc~l features of the l~rndrnark or the subject property withirl an
historic district;
(2) T{ze proposed work does not adversely affect the special character or special historical,
arclTitectairal, or a~_.: ~etic ir~ft~rest or z~altte of the Iand»2ark and its site or the district;
(3) The architectural shjle, arrangement, textisre, color, arrarzgemerit of color, and
rnaterials i~sed on existing and proposed strticti~res are corrrpatible with the character
of tlte existing lartdmark arid its site or the historic district;
(4) With respect to a proposal to demolish a building irz an historic district, the proposed
new construction to replace the buildirig meets flte reqacireryiertts of paragraphs (b)(2)
arid (3) above.
(c) In determining whether to a~prove a landmark alteration certificate, the landmarks board shall
consider the economic feasibiiity of alternatives, incorporation of energy-efficient design, and
enhanced access for the disabled.
:aure 7. Section and second
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Memo to the Landmarks Preservation Advisory Board
Re: 413 Spruce Street
ANALYSIS:
The Historic Preservation Ordinance sets forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate. The Board
has adopted the General Design Guidelines to help interpzet the historic preservation
ordinance. The following is an analysis of the proposed on-site relocation and new
construction with respect to relevant guidelines. Design guidelines are intended to be used
as an aid to a ro riate desi and not as a checklist of items for com liance.
7.2 New Accessory Buildings
New accessary buildings should follow the character and pattern of historic accessory structures.
While they shauld be take design clues from the primary structure, they must be subordinate to t)ie
primary structure in size, massing and detailing. Alley buildings should maintain a scale that is
pleasant to walk along and comfortable for pedestrians.
GUIDELINES: ANALYSIS: CONFORMS
.1 It is inappropriate to introduce a new Construction of the new garage will YES
garage or accessory building if doing so not necessitate demolirion of an
will detract from the overall historic existing building, and will not
character of the principal building and the detract from the historic character of
site, or if it will require the removal of a the property. Existing garage will be
significant historic building element or relocated 40' southeast on lot.
site feature, such as a mature tree.
.2 New garages and accessory buildings The building locaHon is consistent YES
should generally be located at the rear of with historic pattems oE garages
the lot, respecting the traditional facing onto this street on the north
relationship of such buildings to the side of this block of Spruce Street.
primary structure and the site.
.3 Maintain adequate spacing between Not applicable - no alley. N/A
accessory buildings so alleys do not evolve
into tunnel-like passageways.
.4 Preserve a backyard area between the The new garage dces encroach YES
house and the accessory buildings, upon garden space, but proportion
maintaining the general proportion of of built mass to open space
built mass to open space found within the consistent with immediate area.
area.
.5 New accessory structures should take The new structure is compatible YES
design cues from the primary structure with the primary structure in terms
~, on the site, but be subordinate to it in of architectural details and
~I~ terms of size and massing. materials but is secondary to it in
' mass, scale and height.
6
S:~PLAMdataVongrangV-IIS7lALTCERTSUiistoric Districts~Nlapleton HiI1~Spruce.4l3\04.05.06 memo.doc
Memo to the Landmarks Preservation Advisory Board
Re: 413 Spruce Street
.6 New garages for single family residences The new one story building shelters YES
should generally be one story tall and trvo cars and limited'/ -~-ory space.
shelter no more than two cars. In some
~°ases, a two-car garage mny be i ~
I i;tapqropriate.
.7 Roof form and pitch should be The form and pitch of roof ~ YES
complimentary to the primary structure. complimentary with the main
housF.
.8 Accessory structures should i~~~ simpler in The proposed garage is simpler YES
design and detail than the primary than house in scale and detail.
building.
.9 Materials for new garages and accessory Materials as rroposed, including YES
structures should be compatible with wood clapbc:t. i siding, traditional
thosc =nund on the primary stracture and wooden doors and windows are
in the district. Viny1 siding and appropriate.
prefabricated structures are
inappropriate.
.10 Windows, like all elements of accessory T'he proportions, design and YES
structures, should be simpler in detailing materials of proposed windows are
and smaller in scale than similar elements ger~erally appropriate.
on primary structures.
.11 If consistent with the architectural style Dormers are appropriately sized YES
and appropriately sized and located, and located on proposed garage.
dormers may be an appropriate way to
inerease storage space in garages.
.L ~ Garage doors should be consistent with Proposed paneled overhead wood
~ the historic scale and materials of door is eonsistent within the YES
traditional accessory structures. Wood is Mapleton Hill Historic District.
the most appropriate material and two
smaller doors may be more apyropriate
than one large door.
Staff considers the proposed relocation of the existing garage and adjacent new
construction appropriate in terms of site planning, mass, scale, materials, and detailing.
Many oi the other lots witi .; the immediate neighborhood also have smaller backyards
due to the smaller lot size. The proposed footprint indicates it will be secondary to the
main home and will be similar in size to other historic buildings in the area. In addition the
S:~PLAN~dataVongrangU-IIS7IALTCERTSV-listoric DistrictsNlapleron Hill\SpruceAl3\04.05.06 memo.doc
Memo to the Landmarks Preservation Advisory Board
Re: 413 Spruce Street
proposed re-location of the historic garage set fonvard in front of the proposed new
construction means that it will remain a character defining feature of the property and the
streetscape of the 400 block of Spruce Street. Materials proposed for the new garage are all
traditional and appropriate and reflecting sunilar materials used on the prunary house.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board approve the request for a Landmark
Alteration Certificate to relocate the historic garage on the property and for the
construction of a new garage.
FINDINGS:
As per the recommendation outlined above, staff recommends that the Board adopt
the following findings:
1. The request for the re-location of the historic garage on the property and
adjacent construction of a new garage is consistent with the Historic
Preservation Ordinance as per Section 10-13-18 (b) of the Boulder Revised
Code.
2. The proposed construction generally meets Section 7.2 of the General Design
Guidelines.
ATTACHMENTS:
A: Historic Building Inventory Record, 1988
B: Historic Building Inventory Record, 2005
C: Plans
D: Photographs
8
S:~PLAN\dataVongrangu-[IS'MLTCERTSU-lisroric IhstnctsUvlapleron Hi11~,Spruce.413\04.05.06 memo.doc
Attachment A
COLORADO AISTORICAL SOCIETY NOT FOR FIELD USE
Office of Archaeology and Historic Preservation ELIGIBLE
1300 Broadway, Denver, Colorado DET NOT ELIG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF BOULDER, COLORADO Boulder County CERTIFIED REAAB
DATE
PROJECT NAME: BOULDER HISTORIC PLACES State ID~: 5BL2347
"Building Name:
Building Address: 413 SPRUCE STREET BOULDER, COLORADO 80302
Building Owner: GEORGE AND MARIANA POORMAN
Owner Address: 1333 ALMSHOUSE ROAD IVYLAND, PENNSYLVANIA 16974
USGS Quad: BOULDER Quad Year: 1966 (REV.1979)
Legal: Tnsp 1N Range 71W Section 25 1/4, 1/4
Historic Name:
District Name: NOT APPLICABLE
Block: 4 Lot: 2, 3 Addition: MAPLETON TERRACE
Year of Addition: 1890
ilm Roll By: ROGER WHITACRE
Number of Negatives: 25 Film Number: BL-17
Negative Location: BOULDER
Construction Date: ESTIMATE: 1900
Source: ASSESSOR/1900 CITY DIRECT
Present Use: RESIDENCE Historic Use: RESIDENCE
Condition: GOOD Extent of
Description: Alterations: MINOR
ORIGINAL If Moved, Date(s):
Style: CLASSIC COTTAGE
Materials: BRICR, WOOD Stories: 1 1/2
Square Footage: 1344
Field Assessment: NOT ELIGIBLE ::t Potential• "'~
Local Landmark Designation7: NO Name: ~ Date: ~
Associated Buildings?: YES Type: GARAGE
If Inventoried, List Id Numbers:
Architect: DNKNOWN SourCe:
9uilder/Contractor: UNRNOWN Source:
riginal Owner: UNKNOWN Source:
9
,
413 Spruce Street
'lan Shape: . .
. . . . . . .
Theme(s):
The Urban Frontier (1660-1920).
Page 2
Architectural Description:
Brick house with hipped roof with large, central, gabled dormer.
Dormer features decorative wood shingles and paired window. Segmental
arches over door and windows. Brick belt course and water table. Stone
foundation. Shed roofed porch supported by squared, tin, wood columns atop
brick walls. Stone window sills on first floor. House is basically
unaltered.
Construction History:
9istorical Background:
In 1901, C.J. Smith lived here. Smith was a real estate agent with
the firm of Smith and DeBaker. He had been born in New Jersey in 1857.
His wife, Alice, was also from New Jersey. The Smiths had four sons.
Charles, Albert, Robert and Lawrence.
In 1913, Jacob Faus, Jr. Lived here. Faus worked as a blacksmith with
his father, who lived in the 1400 block of Spruce Street.
Architectural Significance:
_ Represents the work of a master.
Possesses high artistic values.
_X_ Represents a type, period or method of construction.
Historical Significance:
_ Associated with significant persons.
Associated with significant events and/or patterns.
Contributes to an historic district.
Statement of Significance:
This house is largely unaltered example of a turn of the century
middle class home in Boulder.
References:
Boulder County Assessor's Records
Sanborn Insurance Maps
Boulder City Directories, 1901-02 and 1913 and 1914
Surveyr
"ffiliation: Front Range Research
~V ~
Attact~ment B
Address: 413 SPRUCE ST
Boulder, Coloredo
COIORADO CULTURAL RESOURCE SURVEY
Cultural Resource Re-evaluation Form: Accessoria Building Survey
1. Resource Number: SBL2347
2, Temp. Resource Number.
3. Attachments: 4. Offical determination:
(Check as many as apply) OAHP USE ONLY
^ Determined Eligible
'~I Photographs
^ Determined Not Eligible
~~ Site sketch map
_ ^ Need Data
`~ U.S.G.S. map photocopy [,I Nominated
~~. ~ther
^ Listed
,_ i OtFer
^ Contributing to N.R. District
^ Not Contributing to N.R. District
5. Resource Name of Primary Buiiding
6. Purpose of this current site visit: Resurvey
7. Previous Recordings: Front Range Research Assoc. June 1988
8a. Description of Accessory Building:
Gable roofed garage with composition roofi~g, wood sidi ng, Outbuilding Type:
cornerboards, and trim. Side hinged doors face south. A small arched Garage
window is inserted into eacfi door.
Outbuilding Material:
Wood Frame
Outbuikling CoveriRg
Wood Siding
Outbuilding Roof Materia
Asphalt
8b. Date of Construction: pre 1929
8c. Date of Construction Source:
Historic Assessors Card, Camegie Ubfaey: 1929 note, tUx2U frame gafage with cement floor exisis.
1921 Sanbom Map: does not cover this area.
1988 Survey: garage listed as an "associated building."
9. C~~ndition: Good
10a. Changes to Location or Size Information:
10b. UTM Coordin8tes:
i/
Cuiturel Resource Re~vatuation Fortn:
- Accessory Building Survey
11. Current Ownership TELLEEN JON
413 SPRUCE ST
BOULOER
CO
80302
12. Other Changes, Additions or Observations:
13. Eligibility Assesment
Individual
National Register: NIA
Local Landmark: NIA
Locally Designated Properiy: NO
14. Management Recommendations: NIA
15. Photograph Types and Numbers:
Type: B&W Roll No: 15
Address: 413 SPRUCE ST
Boulder, Coloredo
Temp. Resource Number
District
National Register: N/A
Local: Contributing
Frame No: 36, 37
16. Artifact and Field Documentation Storage Location NIA
17. Report Title: Accessory Building Survey
18: Recorder(s): Kathryn Howes Barth, AIA; Lara Ramsey 19: Date(s): Apr. 2005
20: Recorder Affiliation: Kathryn Howes Barth, AIA; Ramsey Planning and Preservation
Colorodo Historical Society, OKce of Archaeology and Historic Preservation
1300 Broadway, Denver, CO 80203 ~
/~
Attachment C
SBL2347
413 SPRUCE ST
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