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Item 5C - 643 Mapleton Ave Memo 12.2.2020 smMEMORANDUM TO THE LANDMARKS BOARD December 2nd, 2020 Staff Charles Ferro, Acting 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 Landmark Alteration Certificate Request Public hearing and consideration of a Landmark Alteration Certificate application to construct a 23' x 12.5' in-ground pool, flagstone patio and associated landscaping at 643 Mapleton Ave., an individual landmark and contributing property in the Mapleton Hill Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981. Address: 643 Mapleton Avenue Owner: David Wien Applicant: Luke Sanzone Case Number: HIS2020-00218 Case Type: Landmark Alteration Certificate Code Section: 9-11-18, B.R.C., 1981 Site Information Historic District: Mapleton Hill Historic District Zoning: RL-1 (Residential-Low 1) Lot size: 6,375 sq. ft. Date of construction (house): 1895 Staff Recommendation Staff recommends the Landmarks Board deny the application. Recommended Motion I move the Landmarks Board adopts the staff memorandum dated December 2nd, 2020, as the findings of the board and deny a Landmark Alteration Certificate to construct a 23’ x 12.5’ in-ground swimming pool at 734 Maxwell Ave. as shown on plans dated July 23rd, 2020, finding that the proposal does not meet the Standards for Issuance of a Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 1 of 19 Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 2 of 19 Figure 2. 643 Mapleton Avenue, 2018. Character Defining Features • Romanesque-Revival random ashlar sandstone house gabled roof with flared eaves and closed soffits; • Crenelated cornice above the bay window; dormer windows; tower with arched window; • Visible corner lot with sandstone retaining walls and mature vegetation. Figure 3. 643 Mapleton Avenue, Historic Survey Photo, 1986. Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 3 of 19 Figure 4. 643 Mapleton Avenue, Tax Assessor Photo, 1966. Alterations • The property appears to have experienced only minor alterations since its construction, including addition of a rear garage prior to 1966 (doors replaced in 2012). PROPERTY HISTORY • Property located in the Mapleton Addition, which was platted in 1888. • House was built by masons Andrew Fraser and Donald Grant for John E. Law in 1895. • Law was a pioneer of Weld County who homesteaded land near Windsor and became a leading farmer and feeder in the Poudre Valley. • The Law family came to Boulder for the education of their son Alfred H. Law who later became a lawyer. Mrs. Law studied music, English and psychology at the University of Colorado during the time when her son was a student there. • This house is significant for its association with Laws and as the work of Fraser and Grant, two prominent, turn-of-the-twentieth century Boulder stone masons who were involved in the construction of several buildings at the University of Colorado, the Carnegie Library, the National State Bank Building, and Armory Hall. • With its crenelated cornice, Romanesque detailing and prominent location on the northwest corner of Mapleton Avenue and 7th Street this building adds to the architectural diversity of the Mapleton Hill Historic District. • Property landmarked in 1982 – prior to designation of the Mapleton Hill Historic District. Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 4 of 19 Existing Conditions Figure 5. Survey of 643 Mapleton Avenue. • The house is located 25’ from the front (south) property line. • An attached garage is located at the northeast corner of the house with a (non- historic) roof deck. • The rear (side) yard is surrounded by a low stone wall with gate and metal rail that was constructed in 2012. • There is relatively high visibility into the rear yard from 7th Street. Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 5 of 19 Figure 6. View into rear yard from 7th Street, 643 Mapleton Avenue, November, 2017. Description of Proposed Work Figure 7. Proposed Site Plan with Pool and Hardscaping. Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 6 of 19 Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 7 of 19 (2) Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the historic district? Due to to its very high visibility at the northwest corner of Mapleton Avenue and 7th Street, staff considers the installation of a pool in the back yard of the landmark property will be visible from the right-of-way and potentially have an adverse impact on special character or special historic, architectural, and value of the Mapleton Hill Historic District as it is substantially incompatible with Section 2.7 Pools of the General 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? As the pool will be visible from the public right-of-way, staff considers that the proposed architectural style, arrangement, texture, color, arrangement of color, and materials will not be compatible with the character of the Mapleton Hill 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. 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 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 • 2.0 Site Design The swimming pool adds built mass and result in a 280 sq. ft. + reduction in the planted area of the small rear yard. Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 8 of 19 • 2.7 Pools o As a result of its location (approximately 13 ft. back from the east property line/sidewalk) the pool will have high visibility from the public right-of-way. o While the pool is relatively small, reversible, and will likely not adversely affect the landmark house physically, staff considers that the very small yard and high visibility of this corner lot makes location of a pool that is consistent with these guidelines and the ordinance difficult, if not impossible. 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 swimming pool will 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 swimming pool does not comply with Sections 2.7, Pools, of the General Design Guidelines and Section C of the Mapleton Hill Historic District Guidelines and Section 9-11-18(b)(3) of the Boulder Revised Code 1981. ATTACHMENTS A: Design Guideline Analysis B: Application Materials C: Historic Building Inventory Form (link) Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 9 of 19 General Design Guidelines for Boulder's Historic Districts and Individual Landmarks 2.0 2.1 Site Design Building Alignment, Orientation, and Spacing The pattern of setbacks is an important element in defining neighborhood character. A.front yard setback serves as a transitional space between the public sidewalk and the private building enfly. When repeated along the street, these yards enhance the character of the area. The relatively uniform alignment of building fronts, as well as similar spacing between primmy buildings, confl·ibutes to a sense of visual continuity. Traditionally, the primmy enfl,•ance of a building/aced the sfl·eet and, depending on the architectural style of the house, was often sheltered by a one-sto1y porch. This feature provided an additional fl,•ansition from the public to the private space and helped establish a sense of scale to the neighborhood. The prima,y sfl1,cture generally "stepped down" to one sto1y at the rear of the lot. This, and smaller accesso,y sfl,uctures along the alley, helped frame the rear yard. . 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. The pool will add built mass to the rear yard, however, stone retaining walls are proposed to be removed as pa1t of the project and will result in the maintenance of the general propo1tion of built mass to open space found in the area. Maybe 2.7 Pools Pools (including hot tubs and spas) reflect contempora,y lifestyles and were not fl,•aditionally part of the fabric of historic districts dwing their pe1iods of significance. The following guidelines are designed to minimize the potential impact that pools have on the histOl'ic character of the site and/or the disll'ict as a whole. Pool design and associated paving, patios, sfl,uctures and/or mechanical equipment, should be sensitive to and compatible with the overall histOl'ic character of the property and/or of the disfl·ict as a whole. The impact of contempora,y site features or equipment such as pools and associated features can sometimes be diminished through careful siting and screening. In most cases, the introduction of a pool will be so detrimental to the character of the site or the sfl,•eetscape that such consfl1,ction will be inappropriate . . 1 General Guideline Pools and associated features should be located in an inconspicuous location so as not to be visible from a public right -of -way. Pools and associated features should not obscure the view of or negatively impact any contributing buildings or features on the site. Analysis Pool proposed to be located in the rear/side yard and will have high visibility from 7th Street. The pool is proposed to be located at the rear of the house. The pool and its associated features will not obscure the view of the contributing buildings on the site. Meets Guideline? No Yes Attachment A: Design Guideline Analysis Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 10 of 19 Attachment A: Design Guideline Analysis Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 11 of 19 Attachment A: Design Guideline Analysis Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 12 of 19 Attachment A: Design Guideline Analysis Item 5C - 643 Mapleton Ave. Memo 12.2.2020 Page 13 of 19 Project Address:______________________Date of Application: Historic District / Landmark Name__________________BBBBBBBBBB____________________________ Chamberlain Chautauqua Downtown Floral Park Highland Lawn Hillside Mapleton Hill University Place W est Pearl 16th Street Cȱ Applicant’s Name:____________________________________________________________________BBBBB__ EmaiO____________________________________Phone:____________BBBBB__________ Owner’s Name:________________________________________________________________B______ Pȱ Staff Level □Landscaping□Paint □Roofing □Commercial awning, patio and/orsign (demonstrate signs meetprovisions in Section 9-9-21 Signs,B.R.C., 1981)□Antenna or mechanical unit □Restoration of existing features Landmark Design Review Committee(LDRC)□Deck and/or porch□Doors and/or windows □Dormers and/or skylights □Solar panels□)URQWIHQFHRUIHQFHWDOOHUWKDQIW □Addition □1HZIUHHVWDQGLQJDFFHVVRU\ EXLOGLQJVPDOOHUWKDQVTIW Landmarks Board □New free-standing construction340sq. ft. or larger□Demolition and new construction □Application Referred by LDRC Description (attach additional narrative for additions and free-standing new construction): *Please Note that all Landmark alteration certificate (L$&) applications must be submitted through a Project Specialist at the P&DS Services Center. Application for review by the Landmark design review committee (Ldrc) should be submitted by noon on the Friday prior to the requested meeting date. Submit with application for new construction, additions, dormers, porches or fences Courtesy Review –Complete for new construction, additions, dormers, porches or fences. I agree to perform the work described herein, in accordance with the plans and/or specifications submitted and with all provisions of the Historic Preservation Code, Building Code, Zoning Ordinance and Health Regulations of the City of Boulder as enumerated in the Boulder Revised Code, 1981. _______________________________________________________ ___________________ Signature of owner or authorized agent for owner Date Landmark Alteration Certificate (LAC) Application For Exterior Changes to Properties Located in a Historic District and/or Individually Landmarked For Office Use Only Date Received Time 5HFHLYHG Case Number HIS Historic Preservation | 1739 Broadway, Boulder, CO 80302 | (303) 441-1 | www.boulderhistoricpreservation.net Email: ____________________________________ Phone:_________________________ Mailing address (if different from project address): ________________________________ _________________________________________________________________________ revised 12.2019 Attcahment B - Application Materials 643 Mapleton Ave 7/24/2020 Mapleton Hill Luke Sanzone/Marpa Design Studio luke@marpa.com 720-470-2920 David Wein david@mutualsecurity.com 303-588-8547 Landscaping to include a small wading pool (23' x 12.5') surrounded by a red flagstone patio to match existing red flagstone. Planting beds surrounding the new pool will be updated with new small trees shrubs and perennials ✔ Landscaping to include a small wading pool (23' x 12.5') surrounded by a red flagstone patio to match existing red flagstone. Planting beds surrounding the new pool will be updated with new small trees shrubs and perennials Landscaping to include a small wading pool (23' x 12.5') surrounded by a red flagstone patio to match existing red flagstone. Planting beds surrounding the new pool will be updated with new small trees shrubs and perennials ✔✔ Property Information – Please complete for: New free-standing construction Addition Dormers Porches Fences Staff Use Verified Need Info Zoning District RL-1 RL-2 RMX-1 RH-2 DT-1 Other: ______ Floodplain None 500 Year 100 Year Conveyance High Hazard Lot Size _______________sq. ft. Interior Through Flag Corner Source: City of Boulder Boulder County Survey Other:___ Existing Principal Building Setbacks Section 9-7-2 No Change Front: Side: Side: Rear: Proposed Principal Building Setbacks No Change Front: Side: Side: Rear: Existing Accessory Building Setbacks No Change Front: Side: Side: Rear: Proposed Accessory Building Setbacks No Change Front: Side: Side: Rear: Primary or accessory building located within 3 ft. of a property line: Y / N Primary or accessory buildings located within 6 ft. of each other: Y / N Existing Proposed Allowed Maximum Building Coverage Floor Area (sq. ft.) Height Past Discretionary Review: Site Review PUD/PRD/PD None WWill your project require a variance or exemption? VVerified NNeed Info Setback variance Section 9-7-2, B.R.C., 1981 Bulk plane requirements Section 9-7-9, B.R.C., 1981 Side yard wall articulation standards Section 9-7-10, B.R.C., 1981 Exemption from the maximum building coverage for accessory buildings in the rear setback Section 9-7-11(d), B.R.C., 1981 Solar exception Section 9-9-17, B.R.C., 1981 Form Completed by:__________________________________(Applicant) Date:______________________ Initial Verification by:____________________________________(Staff)Date: ______________________ INITIAL CODE REVIEW This review is intended to identify potential zoning and building code issues. Please fill out to the best of your ability. The verification of this form is a customer service review and does not constitute a formal review of all applicable codes and regulations. All sections of the Boulder Revised Code must still be adhered to prior to performing any work. Property information can be found on https://bouldercolorado.gov/planning/property-report Attcahment B - Application Materials ADMINISTRATIVE REVIEW LANDMARKS DESIGN REVIEW COMMITTEE (LDRC) LANDMARK ALTERATION CERTIFICATE REVIEW CHECKLISTS Initial review is completed by Staff (Administrative)or the Landmarks Design Review Committee (LDRC) within 14 days after a complete application is received. Staff and the LDRC can either approve the application, request revisions, or refer the proposal to the Landmarks Board for review in a public hearing. Please call 303-441-1994 if you have questions. City staff review of minor alterations typically has a quick review turn-around provided that application is complete and the proposed alterations are consistent with the applicable design guidelines. A complete application submittal includes: This DSSOLFDWLRQCompletely filled out Photographs:Color photos of existing conditions and details. Samples:Color chips of paint and printed samples of roofing types are helpful. Fences and Hardscaping:Elevations and site plans should be clearly detailed and scaled, preferably at an 1/8" or 1/4" scale on 11"x17" paper. Show existing conditions and proposed changes side-by-side. For fences, show dimensions and spacing between pickets and a site plan showing existing and proposed locations. Landscaping Paint Roofing Mechanical Unit Fences and Hardscaping (rear / side yard fence only if maximum 5ft. tall with minimum 1" spacing between pickets) Restoration of Existing Features DOWNTOWN ONLY:Commercial awnings, patios and signs Typical Projects: A staff member and two members of the Landmarks Board meet weekly to review applications for exterior alterations to designated properties. Large projects often require more than one meeting and may be referred by the committee to the full Landmarks Board for review. A complete application submittal includes: This application:Completely filled out, including zoning review sheet. Photographs:Photographs of existing building and surrounding context One set of scaled elevations and site plans: All drawings should be clearly detailed and scaled, preferably at an 1/8" or 1/4" scale on 11"x17" paper.Show H[LVWLQJ conditions and SURSRVHG changes side-by-side. Fences:A scaled drawing showing dimensions and spacing between pickets and a site plan showing existing and proposed locations. Survey:A land survey may be required if the proposed project is within 20% of the maximum permitted lot coverage, floor area or floor area ratio. The following documentation is required for final review and approval: Final Details: Specific materials should be noted on plans; include color chips and printed samples of roofing types, manufacturers/catalogue “cut” sheets for windows/skylights. Typical Projects: Deck / porch Doors / windows Dormers / skylights Additions 1HZDFFHVVRU\EXLOGLQJ (smaller than 340 sq. ft.) Fence (front yard or rear / side yard if taller than 5ft. or less than 1"Vpacing betweenpickets) Solar Panels Completed applications for LDRC review must be turned in by noon on the Friday prior to the requested meeting date and must be submitted through a Project Specialist. Please note that LDRC meeting requests are processed in the order in which they are received and that a first request may not be available due to scheduling. The LDRC meets each Wednesday morning (except holidays) at the P&DS Service Center offices on the third floor of the Park Central Building, 1739 Broadway. Attcahment B - Application Materials LANDMARKS BOARD REVIEW (LB) 2019 Landmark Board Meeting Dates and Application Submittal Deadlines Landmarks Board meetings are generally held the first Wednesday of each month at 6 p.m. in the Municipal Building, Council Chambers, located at 1777 Broadway. Applications scheduled for a public hearing before the full Landmarks Board PXVWEHVXEPLWWHGat least 28 days prior to the meeting date. All applications must be submitted through a Project Specialist. More information, including deadlines and agendas can be found online: ZZZERXOGHUKLVWRULFSUHVHUYDWLRQQHW The Landmarks Board reviews new free-standing construction 340 square feet and larger, the demolition or moving of buildings, and applications referred from the LDRC. Public hearings take place within 60 days of the receipt of a complete LAC application and are conducted as quasi-judicial proceedings. Following the public hearing for the LAC,a Notice of Disposition is sent to the City Council outlining the Board's recommendation. City Council has 14 days to call-up a decision of approval made by the Landmarks Board. If the Board votes to deny a Landmark Alteration Certificate application, the City Council has 30 days to call-up the decision. Tip:Projects that require full Landmarks Board review should be presented to staff early in the planning process, before detailed drawings are initiated. Please contact staff prior to submitting an application for full Board review; these reviews are often complex. A complete application submittal includes: LDRC requirements (listed on the previous page) Written project description 7 copies of project drawings, including side-by-side existing and proposed conditions (preferably 11”x17” or 12”x18”) plans, including: Scaled site plan (existing and proposed) Scaled elevations for all sides of the building at 1/8” or 1/4”scale Sketches, as needed 1 copy of any color renderings or photographs, color samples, etc. (preferably no larger than 11”x17”) 1 digital copy of all materials submitted in a PDF file format At the request of staff or the Board, the following may also be required: Building sections Methods of restoration 3-D modeling New free-standing construction 340 sq. ft. and larger Demolition Includes primary and/or accessory buildings designated as individual landmarks or within an Historic District. Application referred from LDRC Typical Projects: Attcahment B - Application Materials July 23, 2020 Landmarks Alteration Certiﬁcate Application 643 Mapleton Avenue Written Project Description The primary update to the back yard landscaping of 643 Mapleton in the Mapleton Hill neighborhood of Boulder will be a small wading pool (23’ x 12.5’) surrounded by a red ﬂagstone patio with sand-ﬁlled joints to allow for water permeability. The red ﬂagstone will be harvested from the existing stone in the yard, with additional red ﬂagstone added as needed. The planting beds surrounding the new pool will be updated with new small trees, shrubs and perennials. Existing red ﬂagstone planting beds, red ﬂagstone columns, iron gates, and wood arbors will remain unchanged. Attcahment B - Application Materials