6D - Request for a Landmark Alteration Certificate to remove a non-historic storage shed & to constr
MEMORANDUM
April 5th, 2006
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Director of Long Range Planning
Chris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
SUBJECT: Request for a Landmark Alteration Certificate to remove a non-
historic storage shed and to construct a new one-story garage with a
floor area of approximately 400 sq. ft., at 2433 8th Street in the Mapleton
Hill Historic District (HIS2006-00047).
STATISTICS:
l. Site: 2433 8"' Street
2. Zoning: LR-E (Low Density Residential Established)
3. Owner: Tim and Mary Coonce
4. Applicant: Tim and Mary Coonce
5. Site Area: 5000 sf
6. Proposed Bldg: 400 sf. total
7. Proposed Ht: 10', 6"
SUMMARY:
• Received on March 15"', 2006 this application calls for more than 340 sq. ft.
of free standing, 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 to remove the non-historic shed and far
the construction of the proposed two-car garage and fence. This
recommendation is based upon the understanding that details regarding
~
Memo to the Landmarks Preservation Advisory Board
Re: 2433 8'h Street
the following conditions will be reviewed and approved by staff prior to the
issuance oE a landinark alteration certificate:
t. that the proposed garage doors be separate leaves and that each
leaf be fitted with traditional windows;
2. that the proposed slider windows be replaced with four light wood
casement sash
DESCRIPTION:
The Craftsman Bungalow at 2433 8t" Street was constructed about 1913 for
Herbert and Bertha Hocking, English imxnigrants to Colorado who for many
years operated Hocking's Meats at 11t'' and Pearl Streets. Surveyed in 1993 by
Front Range Associates, the consultants identified the house as representing a
well preserved example of Craftsman Bungalow architecture with its exposed
rafters, braces, stone and brick construction an~i full-width porch supported with
brick piers. The 1993 survey recommended that the building be considered
contributing to the Mapleton Hill Historic District and that it was eligible for
designation as an individual local Landmark. In 2001, the applicant received
approval from the design review committee to construct a ie.~r a-'diiinn ±o the
housE~. 1: c.?9R0 steel, temporary shed is located at the north side u~ ..::: p~~pert:
This building was not recorded during the 1993 district survey or the 2005
accessory building survey.
REQUEST:
The applicant now proposes to remove a c.198Q, non-historic temporary
V ~'
Figure 1. 2433 8'h Street Figure 2. 2433 8~h Street
Memo to the Landmarks Preservation Advisory Board
Re: 2433 8'h Street
storage shed at the north side of the property and to c:onstruct a two-car, one-
story garage on the alley at the southwest corner property.
A site plan for the property indicates that the 400 sq. ft. garage will be set
back 3', 6" from the adjacent west property line and that the garage will open
onto the alley providing for the required 24` back-out required by code (see
figure 3). Elevations show the proposed garage to be simply detailed with a
gable-end design featuring exposed rafter tails, "shake singles" on the gable
ends, clapboard sided exterior walls, two sixteen panel garage doors, three two-
light casement windows, and a single six-panel pedestrian door on the south
elevation. In addition, the applicant proposes the construction of a 6' high fence
(see Attachment C) between the proposed garage and existing house and along
the north and west property lines. The siding on the garage and proposed fence
are shown to be painted grey to match the 2001 addition to the house.
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Figure 4. Proposed Elevations
3
Memo to ihe Landmarks Preservation Advisory Board
Re: 2433 8'" 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) Neither the landmarks board nor the city council shall approve a landmark alteration
certificate unless it meets the following conditions:
(1) The proposed work preserves, enhances, or restores and does not damage
or destroy the exteriar 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;
(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 paragraphs (b)(2) and (3) above.
(c) In determining whether to approve a landmark alteration certifi'cate, the
landmarks board shall consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled.
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 adopt~= '. 'hP Generrrl Design C., ~-.'rlines to
help interpret the historic preservation ordinan~e. 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 appropriate
design and not as a checklist of items for compliance.
Memo to the Landmarks Preservation Advisory Board
Re: 2433 8~^ Street
7.2 :' New Acc~ssary Buildin~s
New accessory buildings should follow the character and pattern of historic accessory
structures. 4Vhile they should be take design clues from the primary structure, they must be
subordinate to the primary structure in size, massing and detailing. Alley buildings should
maintain a scale that is pleasant to walk along and comfortable for pedestrians.
Gi714ELINES: ANALY3(,S~ CQNFORMS
.1 It is inappropriate to introduce a new Construction of the new garage will YES
garage or accessory 6uilding if doing necessitate the demolition of a non-
sa will detract from the overall historic contributing shed which will not
character of the principal building and detract from the historic character of
fhe site, or if it will require the remaval the property.
of a significant hisforic building
element ar site feature, such as a
mature tree.
.2 New garages and accessory buildings The building location is consistent YES
should generally be located at the rear with historic pattems of garages
of the lot, respecting the traditional facing onto the alley on this block.
relationship of such buildings to the
primary structure and the site.
.3 Maintain adequate spacing between Newly constructed garage across MAYBE
accessory buildings so alleys do not alley.
evolve into tunnel-like passagezvays.
.4 Preserve a backyard area between the The new garage does encroach YES
house and the accessory 6uildings, upon garden space, but proportion
maintaining the general proportiort of of built mass to open space is
built mass to open space found within generally consistent with immediate
the area. area.
.5 New accessory structures should take The new building is compatible YES
design cues from the primary with the primary building in terms
structure on the site, but be of architectural details and
subordinate to it in terms of size and materials but is secondary to it in
massing. mass, scale and height.
~
.6 New garages for single Jamily The new one story building shelters YES
residences should generally be one only two cars.
story tall and shelter no more than two
cars. In some cases, a two-car garage
may be inappropriate.
.7 Roof form and pitch should be The form and pitch of roof YES
complimentary to the primary complimentary with the main
structure. house.
.8 Accessory structures should be simpler The proposed garage is simpler YES
in design and detail than the primary than house in scale and detail.
building.
.9 Materials for new garages and Materials as proposed, including NO
accessory structures should be wood clapboard siding are
compatible zuith those found on the appropriate. Staff considers that
prirnary structure and in the district. each garage doors should indude
Vinyl siding and prefabricated four lights in traditional manner.
structures are inappropriate. Slider windows not appropriate -
recommend change to four light
fixed casement.
.10 Windows, like all elements of accessory The proportions, design and YES
structures, should be simpler in materials of proposed are generally
detailing and smaller in scale than consistent (see .9 above) regarding
similar elements on primary window and garage door changes.
structures.
.11 If Consistent with the architectural Not applicable N/A
style and appropriately sized and
located, dormers may be an
appropriate way to increase storage
space in garages.
.12 Garage doors should be consistent Proposed paneled overhead wood
with the historic scale and maferials af doors will be consistent with YES
traditional accessory structures. Guidleines provided they are
Wood is the most appropriate material designed as separate leaves and
and two smaller doors may be more with the addition of windows (see.9
appropriafe than one large door. above).
~
Memo to the Landmarks PreservaYion Advisory Board
Re: 2433 8'^ Sireet
Staff considers the proposed removal of the non-historic shed and
construction of a two-car garage on the alley generally appropriate in terms of
site planning, mass, scale, materials, and detailing. Many of the other lots within
the immediate neighborhood also have smaller backyards due to the smaller lot
size. In terms of the closeness (6',6" from the primary house) having the potential
to create a"tunnel-like" appearance, staff does not consider that the proposed
new construction will have this effect on the overall alleyscape on this block. The
proposed footprint and elevations indicate that the proposed garage will be
secondary to the main home and similar in size to other historic out buildings in
the area. Materials proposed for the new garage are all traditional, appropriate
and reflect materials used on the primary house. Recommended changes to the
proposed garage doors and slider windows, as outlined above, will be consistent
with the Guidelines.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board approve the request for a
Landmark Alteration Certificate to remove the non-historic shed on the property
and for the construction of a new garage. This recommendation is based upon
the understanding that details regarding the following conditions will be
reviewed and approved by staff prior to the issuance of a landmark alteration
certificate:
1. that the proposed garage doors be separate leaves and that each
leaf be fitted with traditional windows;
2. that the proposed slider windows be replaced with four light wood
casement sash.
FINDINGS:
As per the conditions outlined above, staff recommends that the Board adopt the
following findings:
1. The request for the removal of the non-historic shed on the
property and adjacent construction of a two-car 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.
7
Memo to the Landmarks Preservation Advisory Board
Re: 2433 8'" Street
ATTACHMENTS:
A: Historic Building Inventory Record, 1993
B: Plans
C: Photographs
U
COLORF00 HISTORICA~ SOCIETY
Otfite of ArohaeoLOgy and M~stonc Prcservat~on
1300 eroaovay, Denver, [olorado 80203
MISTOHIC BU:l9ING INVENTORY RECORO
NO
Eligi6le Attachment A ~
Det. not El
Date
PROJER NAME: Boutder Survey of Hlston c COUNt7: CI7Y: S7ATE ID NO.: 59LG093
Pl
t
- '19
aces
NOr[hern Map
eton Hitt, 93 Boulder Boulder
T~er Evaluation, 1996 TEMPORARY NO.: 1G6'I-25-4-03-004
CURRENT BUILDING NAME: OUNER: [OONCE TIM G& MAqY L
2433 87M ST
BOU~UER [0 8030<
ADD0.E55: 2433 BTH ST
BOULDER CO 80304
TOUNSHIP 1N RANGE 71u SECTSON 25 NE 1/4 SE ~/4
HIS70RIC NAME: U.5 G.S. ~URD N~ME. Boulder, Colo.
YEAR: 1966 (PR1979) X 7.5' 15'
BLO[K: 3 l07(57:
OISTRIC7 NAME: Mapteton Hill ADDITION~ Mapleton YR. OF q~OIT[ON: 1888
FILM NO~L NO.: 93-9 NEGATIVE NO.: LOCATION OF NEGATIVES: DATE OF ~ONSTRUCTION:
BY: Roger Uhitacro 3~ Boulder Ctty Ping. ESTIMAIE: ACTUAL: 1913
SOURCE:
Boulder CtTy Directory
USE:
VRESENT:
Residential
HISTOR1C:
Residencial
CONOITION:
ATTACM PHOTOGRAPH NERE E%CELLENT X GOOD
FpIR DETEAIORATING
EXTENT OF ALTERATIONS.
% MINOR NODERATE MAJOR
DESCRlBE:
CONTINUED YES % NO
STYLE: Bungalov STORIES: ORIGINAL SiTE % MOVED
t DFTE(5) Oi MOVE:
MATERIALS: Brick, Sione, YooE 50. FOOTAGE: NAT[ONI1L 0.EGISTER ELIGIBILITV
1161
IN~IVIDUFL: YES X NO
ARCHiTECTU0.A~ OESCKIPT*^"'
' One-story bn ck dwelling on stone foundaY~~~. S~de-gabiea ru~~ ,._ :~~~~np •~ -""' i vo "~rR~f.7.
~:aves and ezposed rafters and tnangular brace s; shed•roof aormer on facade. N~ ~
Full-uidth porch supporSed 6y bn ck piers uith wrbellM tops at front corners. LOCFL LANDnARK DESIGNATION: Yes
uood slat rail and stone and uood steps. Cente r door (new); casement uindows
uith stone sills and fixed upper sashes. Brick chimney. Lower, gabled NAnE: C9ty of Boul., HD82-1
O0.TE. 10•7•1982
ro
ectton
n
th
l
p
)
on
or
ern e
evation.
ASSOClATEU BUILDINGS? YES X NO
TYPE:
If iNVEN70RIED, LIST 1D NOS.: '
~ CONTINUED? VES % NO
'_ ~
P~AN SHAPE: ARCMI7ECT. S7ATE 1D NO.:~SBLG093
---
--
--- --- - -' lJnknoun
----- ----- ------ ORIGINAL OuNER~
-
- b
C
d B
h
• ,
- - --- - - - . an
ert
Her
er:
a Hocking
- - - --- SOURCE:
-~ SOURfE
~ :
i
d
'
~- , , ---- er C
ty Oirectory
1913 Boul
-" CT
R
O
:
BIIILDER/CONTRA
- Unknoun
` ~ 5)
- TMEME(
:
' identtal Net
hborn
od
R
U
b
SOURCE: g
o
r
an
es
s,
~ ~ '1858-presen[
CONSTRUCTSON HISTORY (DESCRIP7ION, NAMES, DATES, ETC., RELA7IN6 TO MAJOR ALTERATIONS TO ORIGINAL STKUCTURE):
CONTINUED ~ES X NO
MISTORICAI BACKGROUND (D15CUSS IMPORTANT PERSONS AND EYENTS ASSOCIATED NITH THIS STRU[TURE7:
The 1913 Boulder City Directory lists Nerbert C. and Bertha Hocking as residenis of the house. Nerbert, born Oct. b, 1878
~n NevadavilLe, Colorado, to English immigrants, came to Central h ty 6efore moving to Boulder. He operated Nocking's Meat
Market at 'I'Ith B, Pearl with his father and brother, Elmer. He vas a member ot the Elks Lodge and ~as a steuard Mason. He
marn ed Bertha Hopper of Longmont in 1902, and they had one daughter. Bertha died in 1945, and Herbert died on Sepc 22,
7971.
CON7INIlEO Y:S X NO
SIGNlFICANCE (CHECK APPROPRIA7E CRTEGORIES AND BRIEfLY JUS7IFY BELON):
AR[HITEC7URAL SiGNIFICANCE: HISTORICA~ SIGNIFICANCE:
REPRESENTS TME 40RK OF A MRSTER ASSOCIATED uITH SIGNIFICANT PERSONS
POSSESSES XIGH ARTlSTIC YA~l1E5 ASSOCIFTED 4I7M SIGNIFICANT EVEN75 OR PA7TERN5
% REPRESENTS A TYPE, PERIO~, OR METHOD OF CONSTRUCTION % CONTRIBUTES TO AN HISTORIC DISTRIC7
TIER EVALUATION~ Contributing Butldtng
STATEMENT OF SIGNIfICANCE:
TMS house is an exampte of the Bungalo~ style, popular in [olorado from '1900-30. Reprcsentative elements of the s2yle
reflected in this Cuelling include the gabled roof vith exposed rafters and breces; the combinanon of stone, bn ck, and
siutco; end the full-uidih porth utth bn ck piers.
CONTINUED VES X NO
REFERENCES (BE SPECIPIC):
Boulder County Assessor ~nformation; Boulder Carnegie U brary, Boulder County Assessor collection; Commonuealth Land Title
ins. Co. records; Boutder hty Directones; 0oulder Daily [amera 6iographicaL files.
CONTINUED YES X Na
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' SURVEYED BY. C Mc ~ .•'~/R ! 5+•. ~~F~:L- , "- ^' daryr ~_ar?, ->soc~: •. . - i ,. Jan. 1993 . _~
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