HomeMy WebLinkAboutItem 5A- 841 Spruce St LB Memo 05.04.2022
MEMORANDUM TO THE LANDMARKS BOARD
May 4, 2022
STAFF
David Gehr, Interim Director of Planning and Development Services
Charles Ferro, Acting Comprehensive Planning Manager
Lucas Markley, Attorney, City Attorney’s Office
James Hewat, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Faith Hamman, Historic Preservation Intern
LANDMARK ALTERATION CERTIFICATE REQUEST
Public hearing and consideration of a Landmark Alteration Certificate application to construct
a 6'10" brick wall at 841 Spruce St., a contributing property in the Mapleton Hill Historic
District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981 (HIS2021-00339) and
under the procedures prescribed by Chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 841 Spruce St.
Owner/Applicant: Richard Emerson / Guy Stevenson, Stevenson Designs
Case Numbers: HIS2021-00339
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
SITE INFORMATION
Historic District: Mapleton Hill Historic District
Date of construction (house): 1900
Zoning: RL-1 (Residential-Low 1)
Lot size: 6,338 sq. ft.
STAFF RECOMMENDATION
Staff recommends the Landmarks Board conditionally approve the application.
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RECOMMENDED MOTION
I move that the Landmarks Board adopt the staff memorandum dated May 4, 2022, as the
findings of the board and conditionally approve a Landmark Alteration Certificate to construct
a wall at the east property line of 841 Spruce Street a contributing property in the Mapleton
Hill Historic District, as shown on plans dated April 1st 2022, 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 provided the stated conditions
are met.
Conditions of Approval
1. The applicant shall be responsible for completing the work in compliance with the
approved plans, 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 final review and approval by the Landmarks Design Review Committee (LDRC) to
ensure that the final design of the addition is consistent with the General Design
Guidelines, the Mapleton Hill Historic District Design Guidelines and the intent of this
approval:
a. Revised drawings showing:
i. Revised design to construct a brick wall of no more than 4’ in height
(offsets may not be necessary) with an open painted lattice of no more
than 2’ atop the new wall.
b. Final architectural plans that include footing system, width of masonry,
brick/mortar-type, wood lattice design, paint color, etc.
BACKGROUND AND SUMMARY
• A Landmark Alteration Certificate application to construct a 6’10” brick wall (HIS2021-
00339) was referred to the Landmarks Board by the Landmarks Design Review Committee
on February 16, 2022.
• Staff finds that provided the stated conditions are met, the construction of the addition
will generally meet the Standards for issuance of a Landmark Alteration Certificate
pursuant to 9-11-18(a) & (b)(1)-(4) B.R.C. 1981 and is largely consistent with the General
Design Guidelines and the Mapleton Hill Historic District Design Guidelines. With the stated
conditions, staff recommends approval by the Landmarks Board.
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• This recommendation is based upon the understanding that the stated conditions will be
reviewed and approved by the LDRC prior to the issuance of a Landmark Alteration
Certificate.
PROPERTY DESCRIPTION
• 841 Spruce St. is located on the corner of 9th St. and Spruce St. in the Mapleton Hill
Historic District.
Figure 1. Location map, 841 Spruce St., in the Mapleton Hill Historic District
• The two buildings currently on the lot include the c.1900 main house, and c.1915 hipped
roofed brick garage located at the northern end of the lot. Both buildings are
considered contributing having been constructed within, and architecturally intact to,
the identified 1895 to 1946 period-of-significance for Mapleton Hill Historic District.
• The c.1929-1949 tax assessor card photograph indicates the house and garage have
changed very little over the years and with no side or front fencing
• Currently a wood stockade fence (between 5’ 8” and 6’ in height) is located along the
west property line between the house and garage.
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Figure 5. 9th and Spruce Streets looking south c.1965, Carnegie Library for Local History
Figure 6. 841 Spruce St., photograph from the A.A. Paddock collection, 1979.
Figure 7. 841 Spruce St., 2022.
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Figure 8. 841 Spruce St., east property line, 2022.
Figure 9. 841 Spruce St., garage 2022.
PROPERTY HISTORY
• In 1901, the house was listed as that of Albert T. and Jessie Henry. Albert T. Henry, Jr. was
born in Michigan in 1871 and moved to Boulder with his parents in 1876.
• Henry, Jr. attended Boulder schools and the University of Colorado. He went into the
insurance business in Boulder and retired in 1936.
• Henry was a member of the pioneer bands in Boulder and was the conductor of the
University Band. He married Jessie Van Orsdale in 1895.
• Jessie was also a leader in musical organizations in Boulder.
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• The new wall shown to be free-standing and held 2” away from the historic house and
garage to prevent any damage to the existing brick from differential movement
between the buildings and the wall.
Figure 11. Elevation drawing of east elevation, looking from 9th St.
Figure 12. 841 Spruce St., Southeast corner view with existing wood fence along 9th St.
Figure 13. Same view as shown in Figure 12. Rendering of brick wall facing 9th St.
(Note: wall rendering is rendered between 12’-14’ lower than proposed.)
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Figure 14. Rendering of brick wall facing 9th St.
(Note: wall rendering is rendered approximately 12”-14” lower than proposed.)
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?
Provided the stated conditions are met to construct an 88’ long brick wall along the east
property line to a height of no more than 4’ in height with a painted wood lattice top of no
more than 2’ in height (for a combined height of no more than 6’) the proposal will preserve
and enhance the character-defining exterior features of the contributing property.
2. Does the proposed application adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark property?
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Provided the stated conditions are met, staff considers the proposed construction will not
adversely affect the special character or special historic, architectural, or aesthetic interest or
value of the property as the changes are generally consistent with 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 landmark property?
Provided the stated conditions are met, staff considers that the texture, color, arrangement of
color, and materials proposed will be compatible with the designated property.
(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.
Specific 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 (LAC). The Board has
adopted the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks and the Mapleton Hill 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.
The preamble to Section 2.6 of the General Design Guidelines for Boulder’s Landmarks Historic
Districts (amended 2019) states:
“The appearance of the house from the sidewalk, street, and alley contributes to an area’s
character. Historically, fences were not common in Boulder. Where they existed they were
very open, low, and used to de-lineate space rather than to create walled-off privacy areas.
Rear and side yard fences were built low enough so neighbors could talk to each other over
them. The fences could be easily seen through and were built of woven wire (not chain-link),
wrought iron, or painted or opaque stained wood pickets. Elaborate wrought iron and cast-
iron fences were typically found only on lots with large or grand homes.”
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Section 2.6 (3) goes on to recommend that where fences are appropriate to, “introduce
compatible new fences of traditional materials only in locations and configurations that are
characteristic of the historic district. New fencing should reflect the character of historic
fences in height, openness, materials, and finish.”
Staff considers that as proposed, the 6’10” high, 88’ long wall does not reflect the historic
character of the 9th Street corridor in the Mapleton Hill neighborhood. 9th Street is a heavily
trafficked street by pedestrian and cyclists as well as motor vehicles and this has been the
case since at least the 1950s. The construction of a solid brick wall of this height will have a
significant impact on the character of the block.
However, staff also acknowledges the need for higher fences at side yards, especially on
busier streets. For this reason, staff recommends that constructing portions of masonry wall
along the 88’ stretch between the house and garage may be appropriate to provide a sound
buffer from vehicular traffic, but that those portions should not exceed 4’ height and that a
more open painted wood trellis (of up to 2’ in height) should be used in areas to a achieve a
total height of no more than 6’. This will allow the property to benefit from increased sound
isolation from vehicular traffic while maintaining the historically open character of the block.
See Attachment B for a complete analysis of the proposal’s compliance with the design
guidelines.
Staff considers that the following changes to the proposal are necessary to ensure
consistency with the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks and the Mapleton Hill Historic District Design Guidelines:
• Revise design to a brick wall of no more than 4’ in height (offsets may not be
necessary), with an open painted lattice of no more than 2’ atop the new wall.
PUBLIC COMMENT
To date, staff has received no public comment regarding this application.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that provided the stated conditions are, the project will meet the
standards for issuance of a Landmark Alteration Certificate set forth in Section 9-11-18,
“Standards for Landmark Alteration Certificate Applications,” B.R.C. 1981. In reaching this
conclusion, the Board considers the information in the staff memorandum dated May 4, 2022,
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and the evidence provided to the Board at its May 4, 2022 meeting. Specifically, the Board
finds, if the stated conditions are met, that:
1. The proposal will be generally consistent with the purposes of this chapter, in that the
proposed work will not damage the historic character of the landmark property;
2. The proposed work will preserve, and will not damage or destroy the exterior
architectural features of the property;
3. The architectural style, arrangement, texture, color, and arrangement of color and
materials used on the addition will be compatible with the character of the existing
building and its site and the historic district; and
4. The proposed work will not adversely affect the special character or special historic,
architectural, and value of the landmark property, as it is generally consistent with the
General Design Guidelines and will generally comply with Sections 2.0 and 3.3 of the
General Design Guidelines and Section 9-11-18(b)(3) of the Boulder Revised Code 1981.
ATTACHMENTS
Attachment A: Applicant Materials
Attachment B: Design Guideline Analysis
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PPlanningg && Developmentt Servicess || 17399 Broadway,, 3rdd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 1 of 5
Updated March 2021
HIS -
Historic Preservation Landmark Alteration Certificate
(LAC) Application
f REQUIRED MATERIALS FOR PROPOSED EXTERIOR WORK TO ALL PROPERTIES IN DESIGNATED HISTORIC
DISTRICTS AND INDIVIDUALLY LANDMARKED
Signed application
Current site plan and photographs of the property, including the view from the street. See page 2.
Other materials defined by project type and scope. See page 5 for a checklist or required materials.
f TO SUBMIT YOUR LANDMARK ALTERATION CERTIFICATE (LAC)APPLICATION
x Save your materials as PDFs using the naming conventions in the Online Plan Application Guide
x Email application to PDSskipatrip@bouldercolorado.gov. Put Historic Preservation in the subject line.
x Questions? Contact Historic Preservation staff at 303-441-1994 or historic@bouldercolorado.gov
x Si necesita ayuda para traducir esta información al español, llame al 303-441-1905
f APPLICANT CONTACT INFORMATION
Name Phone#Email Address
Address City State Zip
f OWNER CONTACT INFORMATION SAME AS APPLICANT
Name Phone#Email Address
Address City State Zip
f PROJECT INFORMATION THE WORK WILL NEED TO MEET THE GENERAL DESIGN GUIDELINES ANDANY
DISTRICT-SPECIFIC DESIGN GUIDELINES (LINKS BELOW).
Project Address
Historic District
(Check one. Search the
map of Landmarks and
Historic Districts.)
Chamberlain
Chautauqua
Downtown
Floral Park
Highland Lawn
Hillside
Mapleton Hill
University Place
West Pearl
16th Street
Individual Landmark
Name:
Project Description
Date:
PLAN
✔
✔
Guy Stevenson 303 447 0774 guy@guystevensondesigns.com
3013 Lee Hill Drive Boulder CO 80302
Richard Emerson 206-227-1155 richard@pendral.com
841 Spruce St Boulder Co 80302
12/21/2021
Replace existing fence with new stone wall per plans. New wall to be similar to wall located at 903 Pine St. (9th and Pine)
Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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Attachment A - Applicant Materials
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2.6 FENCES
The appearance of the house from the sidewalk, street, and alley contributes to an area’s character. Historically, fences were not
common in Boulder. Where they existed they were very open, low, and used to delineate space rather than to create walled-off
privacy areas. Rear and side yard fences were built low enough so neighbors could talk to each other over them. The fences could be
easily seen through and were built of woven wire (not chain-link), wrought iron, or painted or opaque stained wood pickets.
Elaborate wrought iron and cast iron- fences were typically found only on lots with large or grand homes.
GUIDELINES: ANALYSIS: CONFORMS
.1 Retain and preserve historic fences that
contribute to the historic character of the site or
district whenever possible. Repair deteriorated
fence components rather than replace them.
Quarry face ashlar sandstone retaining wall at
south and east sides of house visible in c.1929-1949
tax assessor photo (Figure 3) and 1958 aerial
(figure 4) which will be preserved. Existing side yard
stockade fence appears to have been constructed
sometime between 1958 and 2000.
Yes
.2 Where fences were not traditionally found in the
front yard and where the streetscape character is
defined by open front yards, the introduction of
new fences in the front yard is inappropriate.
No fence proposed in the front yard.
Yes
.3 Introduce compatible new fences of traditional
materials only in locations and configurations
that are characteristic of the historic district. New
fencing should reflect the character of historic
fences in height, openness, materials, and finish.
Existing side yard fence appears to have been
constructed sometime between 1958 and 2000 (no
landmark alteration certificate review is on file).
Historically, fences along 9th Street appear to have
been low, where they existed. Recognizing that 9th
Street is a relatively busy north-south thoroughfare
in Boulder, the Landmark design review committee
has approved five and six-foot high wood fences
with some spacing (typically 1” between boards).
The high brick wall at 903 Pine Street (the only
other in the streetscape) was approved 12 years
ago prior to adoption of these guidelines. Staff
considers that approval of the proposed 88’ long,
6’, 10’ wall would represent a precedent and likely
result in application for other high masonry side
walls along 9th Street and other busy thoroughfares
in the city. Consider lower 3’-4’ high brick wall with
1’ – 2’ high open painted wood lattice in lieu of
current proposal.
No
.4 Generally, historic fences were constructed of
wrought iron, wood pickets, or woven wire with
an open appearance and a scale that related to
the main building. Cedar stockade fences or block
walls are inappropriate.
See .3 above
No
.5 Generally, historic wood fences were painted or
opaque stained. Transparent stains and
unfinished wood are generally inappropriate. The
side of the fence facing the street, alley, and/or
sidewalk must be finished.
See .3 above
No
.6 Front and rear fences should have some degree
of openness and spacing of slats so that the main
structure on the site is visible from the street or
alley. Solid wood fencing along the rear of a lot
obscures much of the irregularity and variation
that defines the essential character of an alley
and creates an inappropriate "tunnel"
effect. Rear and side yard fences below 5 feet in
height with a minimum of 1" spacing between
the pickets can be reviewed at staff level.
See .3 above
No
Attachment B - Design Guideline Analysis
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