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Item 5B - 845 14th St. LB Memo 6.3.2020 MEMORANDUM TO THE LANDMARKS BOARD June 3rd, 2020 Staff Jim Robertson, Comprehensive Planning Manager Lucas Markley, Assistant City Attorney James Hewat, Senior Historic Preservation Planner Marcy Cameron, Historic Preservation Planner II Clare Brandt, Administrative Specialist II Michelle Mikoni, Historic Preservation Intern Landmark Alteration Certificate Request Public hearing and consideration under the procedures prescribed by chapter 1-3, "Quasi-Judicial Hearing," B.R.C. 1981, of a proposal to construct a new 1,120 Sq. ft., one- & one-half story accessory building on the contributing property at 845 14th Street in the University Place Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981. Address: 845 14th Street. Owner/Applicant: Victoria & Joel Marks Case Number: HIS2020-00102 Case Type: Landmark Alteration Certificate Code Section: 9-11-18, B.R.C., 1981 Site Information Historic District: University Place (contributing) Zoning: RL-1 (Residential Low-1) Lot size: 9,375 sq. ft. Date of construction: 1911 Existing House Size: 2,262 sq. ft. Proposed Accessory Building: 1,102 sq. ft Staff Recommendation Staff recommends the Landmarks Board approve the application with the stated conditions. Recommended Motion I move the Landmarks Board adopts the staff memorandum dated June 3rd, 2020, as the findings of the board and approve a Landmark Alteration Certificate to construct an Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 1 of 22 accessory building at 845 14th Street as shown on plans dated March 26th, 2020, finding that the proposal meets the Standards for Issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally consistent with the General Design Guidelines and the University Place Historic District Design Guidelines. Conditions of Approval: 1. The applicant shall be responsible for ensuring that the alterations are completed in compliance with plans dated March 26th, 2020, except as modified by these conditions of approval. 2. Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall submit the following, which shall be subject to the final review and approval of the Landmarks Design Review Committee (Ldrc): a. Revised drawings showing: - A reduction in mass and scale of the proposed accessory building to about 700 sq. ft.; - A simplified roof form; - Revisions to fenestration to simplify profile of windows, unify location, size and proportion of window types and revisions to more traditional garage door(s); - Change of concrete driveway/apron material to gravel or other pervious material b. Final architectural plans that include details including stone, brick, stucco, and roof materials, porch details and materials, door and window details, and proposed hardscaping on the property to ensure that the final design of the building is consistent with the General Design Guidelines, the University Place Historic District Design Guidelines and the intent of this approval. Summary • Because the application calls for the construction of a new, free-standing building over 340 sq. ft. within a historic district, review by the full Landmarks Board in a quasi-judicial hearing is required pursuant to Section 9-11-14(b), B.R.C. 1981. • The house at 845 14th Street was constructed in 1911, within the identified 1890- 1941 period-of-significance for the University Place Historic District. The property retains historic and architectural integrity and staff considers it to be contributing to the historic character of the district. • Staff finds that provided the recommended conditions of approval are met, the proposed new construction will be consistent with the criteria for a Landmark Alteration Certificate pursuant to 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, the General Design Guidelines, and the University Place Historic District Design Guidelines. Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 2 of 22 Property Description: 845 14th Street is located mid-block on the west side of the 800 block of 14th Street in the University Place Historic District. Figure 1. Location Map in University Place Historic District Figure 2. 1929 & 2005 view of house at 845 Pine Street Character Defining Features: • Side gabled Craftsman-Bungalow with raised stone rubble foundation, brick walls at first-story and stuccoed frame upper-story with half-timbering in gable ends. • Widely overhanging eaves, exposed rafters, and triangular knee braces. • Squared, projecting bay window on façade has shed roof - center windows are six over six, double-hung sash with rusticated stone sills. • Off-center inset porch with brick support and wooden braces forming hood over entrance - brick porch walls with stone trim. • Shed roofed front, wall dormer, stuccoed and with triple gang of double-hung sash. • Centrally located brick chimney with stone trim. 845 14th Street Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 3 of 22 • Historically there appears to have been a small accessory building at the southwest corner of the property (see figure 5). • West shed roof addition to house appears to have constructed outside of the 1890-1941 period-of-significance for the University Place Historic District. Figure 3. 845 14th Street, c.1929 (Carnegie Library for Local History) Figure 4. 845 14th Street, 1991 Historic Building Inventory Photograph History • Property located in the University Place Historic District (700 & 800 blocks of 14th Street) significant for its association with the growth of the University of Colorado and the need for faculty and staff housing during the first decades of the twentieth-century. Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 4 of 22 • District includes excellent examples of Tudor Revival, English/Norman Cottage- Revival, Craftsman Bungalow, Italian Renaissance-Revival, Foursquare, and Colonial-Revival architecture. • Constructed in 1911, the first listed residents of 845 14th Street were Lawrence Wooster and Fannie B. Cole; Lawrence was the head of the psychology department and a regent at the University of Colorado. • Lawrence born in Ohio in 1870 and received his PhD from Harvard University, worked as superintendent of schools in Oklahoma, and later taught at Wellesley College. • 1910 Lawrence appointed professor of psychology and education at the University of Colorado and between 1911 and 1920, was also director of the School of Social Service, served on the board of education in Boulder and was active in the Chamber of Commerce. • Lawrence was author of a widely used textbook in psychology. • Fannie Cole born in Missouri and migrated to Oklahoma in a covered wagon with her parents where she met Lawrence, whom she married in 1900. • A teacher, Fannie Cole was active in civic and social groups in Boulder who lived at 845 14th Street until her death in 1957. Figure 5. 1931 Sanborn Fire Insurance Map of 845 14th Street (marked-up to 1960) Existing Conditions • Property is located mid-block on the west side of the 800 block of 14th Street. • New accessory building is proposed at the west (alley) side of the property adjacent to existing (non-historic) carport/shed. Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 5 of 22 Figure 6. Façade of House, 2020 Figure 7. View to rear of property with carport/shed in mid-ground Figures 8 & 9. View of rear garden from northwest and northeast Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 6 of 22 Description of Proposed Work Figure 10. Existing (top) & Proposed (bottom) Site Plans. Site Plan • Proposed construction of one and one-half story 1,120 sq. ft. accessory building approximately 28’ west of the back wall of the main house and 6’ north of the existing carport/shed; • Vehicular access to building shown by-way of approximately 10’ x 16’ driveway; • Shed roof portico/shed extension proposed at north side of building. Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 7 of 22 Figure 11. Proposed Elevations West (alley) Elevation • Proposed neo-traditional gable-end one and one-half accessory building is shown to be approximately 23’ in height from lowest point at grade; • Upper half-story cantilevered; • Two garage doors with 8 pane quarter-light windows and gable end four light window (details not provided) shown to face onto alley; • Exterior wall shown to be clad in clapboard siding (material and color not provided). North Elevation • One-story form rising to one and one-half volume at west with 8/12 pitched roof and two shed roof wall-dormers fenestrated with four light casement windows; • Lower level shown to feature small portico, two four panel doors and single, six- light window. East Elevation • One-story and one and one-half story gables with upper gable broken by low slope wall dormers and shed roof extensions at north and east; • No fenestration shown – proposed clapboard as wall finish. South Elevation • Proposed upper-story dormers each fenestrated with two sets mulled, six-light casement windows; Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 8 of 22 • Ground level windows shown as two sets of mulled six over six, double hung sash with doorway at shed roof extension (door not detailed). Figure 12. Building Section Criteria for the Board’s Decision - Standards for Landmark Alteration Certificates, 9-11-18, B.R.C. 1981 (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: (1) Does the proposed application preserve, enhance, or restore, and not damage or destroy the exterior architectural features of the landmark or the subject property within a historic district? Staff finds that if the stated conditions are met, the proposal will be generally consistent with the purposes of this chapter, in that the new accessory building will preserve Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 9 of 22 architectural features of the contributing property and will not damage or destroy its exterior architectural features. (2) Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the historic district? Staff considers that if the stated conditions are met, the proposal will not adversely affect the special character or special historic, architectural, and value of the University Place Historic District as it is generally compatible with the General Design Guidelines and the University Place Historic District Design Guidelines. (3) Is the architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures compatible with the character of the historic district? Staff considers that if the stated conditions are met, the architectural style, arrangement, texture, color, arrangement of color, and materials of the proposed accessory building will be compatible with the character of the University Place Historic District. (4) With respect to a proposal to demolish a building in a historic district, the proposed new construction to replace the building meets the requirements of paragraphs (b)(2) and (b)(3) of this section. Does not apply to the proposed application. (c) In determining whether to approve a Landmark Alteration Certificate, the Landmarks Board shall consider the economic feasibility of alternatives, incorporation of energy-efficient design and enhanced access for the disabled. Information specific to economic feasibly of alternatives, incorporation or energy- efficiency design and enhance access for the disabled was not submitted with the application. The reuse of an existing building is inherently sustainable, and the rehabilitation of the building will need to meet the City’s energy code regulations and Section 106.5 helps ensure that any alterations needed to meet the energy will not detract from the historic character of the site. Design Guideline 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 and the University Place Historic District Design Guidelines to help interpret the ordinance. Design guidelines are intended to be used as an aid to appropriate design and not as a checklist of items for compliance. Summary • 2.3 Site Design Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 10 of 22 o Alley access is maintained; o With a footprint of approximately 760 sq. ft. accessory building will cover considerable amount of backyard area - consider reducing built area to open space and provide more space between the proposed garage, historic house and non-historic carport/shed; o Clapboard siding is historically proportioned and will contribute to the human scale of the alley; o Consider removing proposed concrete driveway/apron to gravel. • 7.0 Garages and Accessory Buildings o Massing and scale of the proposed accessory building should be reduced scale to achieve consistency with the General Design Guidelines and the University Place Historic District Design Guidelines – consider a one and one-half car garage, with possible studio space on upper level with total square footage of approximately 700 sq. ft. o Form of proposed building is quite complex in form and detail – simplify design to better achieve subordination to the design of the historic house and more in keeping with historic accessory buildings in the district. o Staff considers reduction in mass & scale and simplification of design including refinement of fenestration, will result in a building that is of its own time but that will not detract from the historic character of the property and district. • 8.1 Paint and Paint Colors o New accessory building proposed to be repainted in color to match house which is appropriate. Findings The Landmarks Board finds, based upon the application and evidence presented and provided the stated conditions are met, the proposed Landmark Alteration Certificate application is consistent with Section 9-11-18 B.R.C., 1981. Specifically that: 1. The proposed new accessory building will not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the property or the historic district. § 9-11-18(b)(2), B.R.C. 1981. 2. The proposed construction of a new accessory building will generally comply with Sections 2.3, Site Design, and 7.0, Garages and Other Accessory Buildings, of the General Design Guidelines; the University Place Historic District Guidelines; and Section 9-11-18(b)(3) of the Boulder Revised Code 1981. ATTACHMENTS A: Design Guideline Analysis B: Current Photographs C: Plans and Elevations D: Historic Building Inventory Form Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 11 of 22 DESIGN GUIDELINES The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when reviewing a request for a Landmark Alteration Certificate and the board has adopted the General Design Guidelines and University Place Historic District Design Guidelines to help interpret the ordinance. The following is an analysis of the submitted proposal with respect to these guidelines. Design guidelines are intended to be used as an aid to appropriate design, and not as a checklist of items for compliance. General Design Guidelines 2.0 Site Design Site design includes a variety of character-defining elements of historic districts and buildings. Individual buildings are located within a framework of streets and public spaces that set the context for the neighborhood. How buildings occupy the site, in terms of alignment, orientation, and spacing, creates much of the context of the neighborhood. Guidelines Analysis Conforms? 2.1.6 In neighborhoods with alleys, garages should be located at the rear of the lot and accessed from the alley. Garage proposed to be accessed from the alley. Yes 2.1.7 Preserve a backyard area between the house and the garage, maintaining the general proportion of built mass to open space found within the area Consider reducing the footprint of the garage to reduce built area to open space and provide more space between the proposed house and garage – resolve at Ldrc. Maybe 2.3.3 The use of historically proportioned materials for building new accessory buildings contributes to the human scale of the alleys. For example, narrower lap siding and smaller brick are appropriate. Clapboard siding proposed for garage appears consistent - real wood is preferable – review type and exposure at the Ldrc. Yes 2.4.1 Maintain the traditional pattern of parking at the rear of the lot. Garage is accessed from the alley. Yes 2.4.2 Access to parking should be from the alleys whenever possible. See 2.4.1 above Yes 2.4.7 Paving driveways or garage access areas with asphalt or concrete gives a modern look and is generally inappropriate, particularly when adjacent to unpaved alleys. Flagstone or brick wheel strips are the preferred alternative. Consider modifying driveway/apron to gravel – review details at Ldrc. Maybe Attachment A - Design Guideline AnalysisItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 12 of 22 7.0 Garages & Other Accessory Buildings Accessory buildings include barns, sheds, garages and outbuildings. Originally accessory structures were used for storage of equipment, animals, or carriages. Generally, these structures have been adapted for the storage of cars. In most cases, accessory building were located to the rear of the lot and accessed by alleys. They were subordinate in size and detailing to the primary house. Over time they have emerged as important elements of many lots and alleys in the district. Efforts should be made to protect the eclectic character of alleys. Both additions to existing accessory buildings and new accessory building will be evaluated in terms of how they affect the historic character of the individual site and the district as a whole. In the past, larger accessory structures have been allowed than may be appropriate today. 7.2 New Accessory Buildings New accessory buildings should follow the character and pattern of historic accessory structures. While they should take design cues 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. Location and Orientation 7.2.1 It is inappropriate to introduce a new garage or accessory building if doing so will detract from the overall historic character of the principal building and the site, or if it will require removal of a significant historic building element or site feature, such as a mature tree. Photos indicate mature trees may need to be removed to make way for the garage. Confirm at Ldrc that these are not significant trees. Maybe 7.2.2 New garages and accessory buildings should generally be located at the rear of the lot, respecting the traditional relationship of such buildings to the primary house and the site. Garage is accessed from the alley. Yes 7.2.3 Maintain adequate spacing between accessory buildings so alleys do not evolve into tunnel-like passageways. Consider reducing the footprint of the garage to increase space between buildings on the property Resolve at Ldrc. Maybe 7.2.4 Preserve a backyard area between the house and the accessory buildings, maintaining the general proportion of built mass to open space found within the area. Reducing the footprint of the garage will reduce built area to open space and provide more space between the buildings on the property - resolve at Maybe Attachment A - Design Guideline AnalysisItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 13 of 22 Ldrc. Mass and Scale 7.2.5 New accessory buildings should take design cues from the primary building on the site, but be subordinate to it in terms of size and massing. Proposed garage is generally compatible with design though at 1,102 sq. ft. proposed size should be reduced to make more subordinate to the house and other accessory buildings in the neighborhood. Yes 7.2.6 New garages for single-family residences should generally be one story tall and shelter no more than two cars. In some cases, a two-car garage may be inappropriate. Proposed two-car garage shows approximately 350 sq. ft. of floor are on upper level. Given there is an existing carport on the property taking access from 14th Street, consider reducing size of garage to house one-car and small office space on ground level and smaller upper story are - Resolve at Ldrc. Maybe 7.2.7 Roof form and pitch should be complimentary to the primary structure. Main roof form pitch appears roughly similar to proposed house though complexity of roof forms should be simplified including wall dormers which appear overscaled - Resolve at Ldrc. Maybe Materials and Detailing 7.2.8 Accessory structures should be simpler in design and detail than the primary building. Proposed garage shows complex roof forms and fenestration – consider simplifying to further render design subordinate to the historic house. Yes 7.2.9 Materials for new garages and accessory Clapboard siding proposed Yes Attachment A - Design Guideline AnalysisItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 14 of 22 buildings should be compatible with those found on the primary building and in the district. Vinyl siding and prefabricated structures are inappropriate. for garage appears consistent - real wood is preferable – review type and exposure at the Ldrc. 7.2.10 Windows, like all elements of accessory buildings, should be simpler in detailing and smaller in scale than similar elements on primary buildings. See Sections 3.7 and 4.5 for additional direction. Dormer windows appear over-scaled on south elevation in comparison with the historic house. Consider simplifying pattern of windows to non- divided lights and more traditional garage door(s). Resolve at Ldrc. Maybe 7.2.12 Garage doors should be consistent with the historic scale and materials of traditional accessory structures. Wood is the most appropriate material, and two smaller doors may be more appropriate than one large door. See above. Maybe 7.2.13 It is inappropriate to introduce features or details to a garage or an accessory building in an attempt to create a false historical appearance. Garage is designed of its time, but staff considers its design should be simplified -see above. Resolve at the Ldrc. Maybe University Place Historic District Guidelines Alleys and Accessory Buildings Alleys in the district were laid out when the addition was platted in 1890. Although there are few contributing accessory buildings, the overall character of the alleys is still intact. As new accessory buildings are constructed, they should be consistent with Section 7.2 of the General Design Guidelines. The rear of many lots within the University Place Historic District are lined with low masonry walls, constructed out of local stone. These walls are important to the character of the alley, and should be considered a character-defining feature. See General Design Guideline Analyses Above. Attachment A - Design Guideline AnalysisItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 15 of 22 Existing Site PhotosA-6Marks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, COFrontRear looking NWRear looking EastRear looking SWItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 16 of 22 ExistingStorageExistingCarport(e) TwoStoryResidenceLot 36Lot 35Lot 34ExistingStorageExistingCarport(e) TwoStoryResidenceLot 36Lot 35Lot 34ProposedADU/GarageProposedOfficeMarks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, COSitePlanA-1NORTHExistingProposedItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 17 of 22 2 Car GarageOfficeCoveredEntryCovered ADUEntryMain LevelFloor PlanA-2Marks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, CONORTHItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 18 of 22 LivingBedroomKitchenBathUpper LevelFloor PlanA-3Marks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, CONORTHItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 19 of 22 Exterior ElevationsA-4Marks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, COWest (alley side)NorthSouthEast (house side)Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 20 of 22 ADUOfficeSchematicBuilding SectionA-5Marks Garage-Office-ADU Landmark Board Submittal 845 14th Street - Boulder, COItem 5B - 845 14th St. - 6.3.2020 LB memo - Page 21 of 22 Item 5B - 845 14th St. - 6.3.2020 LB memo - Page 22 of 22