HomeMy WebLinkAboutItem 5C 2130 11th St LB Memo 07.10.24
MEMORANDUM TO THE LANDMARKS BOARD
July 10, 2024
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Chris Reynolds, Deputy City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Historic Preservation Program Coordinator
Meron Shiferaw, Historic Preservation Intern
AGENDA ITEM
Public hearing and consideration of a Landmark Alteration Certificate application to remove three historic
windows, modify the opening and install four windows in the front dormer of the building at 2130 11th St.
(HIS2024-00103), a contributing property in the Mapleton Hill Historic District, pursuant to Section 9-11-18 of the
Boulder Revised Code 1981 and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C.
1981. Owner: Kari Whitman, Kari Whitman Interiors / Applicant: Kate Legget, ESA
EXECUTIVE SUMMARY
• On March 27, 2024 the LDRC approved an LAC application (HIS2023-00145) to construct two additions, an
attached carport, balconies, remove the attached stone garage on the north elevation, and change windows
and door openings. A similar application that did not include modifications to the dormer was reviewed and
approved by the LDRC in 2020 as HIS2020-00293. The LDRC considered the changes, while extensive, met the
criteria for review, the General Design Guidelines and the Mapleton Hill Design Guidelines. However, the
LDRC considered proposed changes to the front dormer were not consistent with the design guidelines, as the
dormer, window, and window openings are character-defining features of the contributing house. The LDRC
referred the modification of the dormer to the Landmarks Board for review in a public hearing.
• On May 11, 2024, the applicant submitted a complete application proposing modifications to the dormer.
• A previous request to modify the dormer was reviewed by the Landmarks Board on Sept. 4, 2019 (HIS2019-
00374; link to memo). The staff recommendation was to deny the application. The board discussed the
proposal and offered the applicant an opportunity to withdraw the application and withdrawn before a
motion (link to minutes).
Item 5C - 2130 11th Street Memo Page 1 of 28
• Staff considers the building to be contributing to the Mapleton Hill Historic District. Constructed in 1921, the
house is a very well-preserved example of Craftsman Bungalow design constructed within the district’s 1865-
1946 period of significance.
• The criteria for the board’s review is whether the proposed work meets the standards for issuance of a
Landmark Alteration Certificate per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, and is substantially consistent with the
Mapleton Hill Historic District Guidelines and the General Design Guidelines for Boulder’s Historic Districts and
Individual Landmarks.
• This memo provides a description of the property and proposed project, identification of key design
guidelines, and staff analysis of the proposal, including its Site and Setting, Mass and Scale, Key Building
Elements and Materials and Details.
• Staff recommends the board deny the application.
• Recommended motion language, conditions of approval and findings are located at the end of the memo
(link)
PUBLIC COMMENT
To date, staff has received no public comment regarding this application.
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18, B.R.C., 1981
The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when reviewing a
request for a Landmark Alteration Certificate (LAC).
(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?
2. Does the proposed application adversely affect the special character or special historic, architectural,
or aesthetic interest or value of the landmark property?
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?
(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.
In addition, the Landmarks Board has adopted the Mapleton Hill Historic District Guidelines and the General
Design Guidelines for Boulder’s Historic Districts and Individual Landmarks to help interpret the ordinance. It is
Item 5C - 2130 11th Street Memo Page 2 of 28
important to emphasize that design guidelines are intended to be used as an aid to appropriate design, and not as
a checklist of items for compliance.
PROPERTY DESCRIPTION
Figure 1. Left: Map of central Boulder showing Location of 2130 11th St. located north of downtown. Right: Location of 2130
11th Street on the east side of 11th Street, midblock between Pine and Spruce streets in the Mapleton Hill Historic District.
An alley runs along the southern edge of the property. The lot is bounded by residential properties to the north and east.
• The property is located within the Mapleton Hill Historic District. The property is also located one block
north of the Downtown Historic District, in a transitional area between the commercial downtown and
residential neighborhood to the north.
• The house is the only building on the lot. An alley is located to the south and a parking lot of a commercial
building borders the lot to the east.
Figure 2. Historic view of southwest corner of house, c.1940 1 (left) and current view of façade of house, 2024 (right)
showing the one and one-half story brick and stucco frame Craftsman Bungalow constructed c.1921 with the prominent
1 “2130 11th Street real estate appraisal card.” 1940-1961. Call no. 880-11th-2130. Carnegie Library for Local History.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A87510
Item 5C - 2130 11th Street Memo Page 3 of 28
central gable dormer with stucco and half-timbering and band of three 3-over-1 lite windows with shared slanted
surround.
Building Description
• The building is a one-story Craftsman-style Bungalow. The 1994 Survey of the property states: “This house
is representative of the Bungalow style popular during the early 20th Century in Boulder as reflected in
the gabled roof with overhanging eaves, the prominent porch with brick piers and tapered columns, and
the multi-over-single-light windows with slanted surrounds.”2
• The side gable roof of the house includes overhanging eaves and exposed rafter tails. The full width front
porch roof changes the pitch of the main roof form only slightly, so that the porch roof appears to extend
the main roof. In addition, the height of the porch wall creates a very narrow opening between the top of
the wall and the porch roof. Due to this, the façade of the house is recessed beneath the porch and the
roof dormer becomes the dominant character-defining feature of the house.
• The dormer is clad in stucco and half-timbering. There are three 3-over-1 double hung windows within the
dormer. The windows are wood and appear original to the house. The windows are framed by a shared
Craftsman-inspired tapered surround. This detailing is also used at the central slanted louvered vent
above the windows.
Integrity
• The property is considered contributing to the character of the Mapleton Hill Historic District. The
architectural significance of the historic district is based on the diversity of early 20th Century architectural
styles within the 1865-1946 period of significance.3
• The house retains a high degree of integrity to its original design and materials, including original wood
windows at the façade. The Tax Assessor’s image c. 1940 shows the dormer (including the form, pitch of
the roof, width of the dormer), detailing (overhanging eaves, rafter tails, trim work, stucco), and windows
unchanged.
An LAC was issued in March 2024 to construct two additions (north and south elevations), an attached carport,
balconies, remove the attached stone garage on the north elevation, and change windows and door openings at
the rear of the house. Careful consideration was given to the proposed changes and the surrounding context of
the property. While the changes are numerous, the LDRC considered that they met the General Design Guidelines,
the Mapleton Hill Historic District Design Guidelines, and the criteria for review.
2 “2130 11th Street historic building inventory record.” 1994. Call No. 780 11th 2130. Carnegie Library for Local History.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A9197
3 Mapleton Hill Historic District Design Guidelines.
https://documents.bouldercolorado.gov/WebLink/DocView.aspx?id=175297&dbid=0&repo=LF8PROD2&cr=1
Item 5C - 2130 11th Street Memo Page 4 of 28
PROJECT DESCRIPTION AND STAFF ANALYSIS
The following section provides analysis of key site and setting characteristics including setback, orientation,
spacing and distance between adjacent buildings; height, form, massing, size and scale and overall proportion of
the proposed; key building elements including dormers, windows and doors; and materials and details including
scale, proportion, texture, type and finish.
Site and Setting
Figure 3. Right: 2130 11th St. from Google Earth (link to satellite image on Google Maps) with approx. property line
indicated in dashed yellow. Left: Site plan approved in March 2024 showing the 3,314 sq. ft. lot (not to scale). No changes
are proposed to the site plan as part of this application.
• There are no proposed changes to setback, orientation, spacing or distance between adjacent buildings.
No mature trees will be removed.
Mass and Scale
Figure 4. Left: Existing west elevation (façade) of house showing existing dormer with three windows centered in the gable.
Right: Proposed west elevation (façade) of house showing proposed dormer with four windows centered in the gable. All
other exterior changes, including the construction of carport and addition, have been previous approved.
11th Street
Item 5C - 2130 11th Street Memo Page 5 of 28
• The proposal includes modifying the window openings in the historic dormer at the west elevation to
remove the three existing windows, reframe the opening, and install four windows. There are no changes
to the overall form or mass of the dormer itself in the current proposal.
Key Building Elements
Figure 5. Left: Existing west elevation (facing 11th Street) dormer with three windows centered in the gable. Right: Proposed
west elevation proposed dormer with four windows centered in the gable.
• The existing pattern is three 3-over-1 double hung windows, with a decorative tapered trim that
surrounds all three windows.
• The proposal is to remove the three historic windows and replace the existing window pattern with four
new windows with matching proportions, style and operation. The trim would be recreated. The existing
windows are not proposed to be reused.
• While the height and width of the windows will remain consistent, the addition of one window
necessitates enlarging the existing window opening and changing the historic window pattern.
• The proposal to add the additional window is to provide for the building to be converted to a duplex. A
fire rated wall is required between units, which is shown to meet the dormer wall between two of the
four proposed windows (see Figure 6.)
• Information on why the fire rated wall could not be located between the existing windows was not
provided in the application materials.
• Key guidelines include:
o Mapleton Hill Historic District Guideline I.1: The window opening itself should be carefully
preserved. It should not be made larger or smaller or accommodate a different sized window.
o General Design Guideline 3.7.2 Preserve original window locations; do not move windows from
their historic placement.
o General Design Guidelines 3.7.10: If, through the Window & Door Application & Survey, it is
determined the window may be replaced, the window opening itself should be carefully preserved.
It should not be made larger or smaller to accommodate a differently sized window.
Existing Proposed
Item 5C - 2130 11th Street Memo Page 6 of 28
• Staff finds the window opening is not preserved. Changing the window pattern on the façade alters
character-defining features of a contributing building, and enlarging the window opening to
accommodate an additional window is not appropriate.
Figure 6. Proposed floor plan of the upper level of the house showing the proposal with the fire-rated demising wall that,
per fire code, must be contiguous from foundation to rafters.
Materials and Details
• The materials proposed for the new windows are wood, with a 3-over1 pattern and double-hung
operation and simulated wood divided lites. The finish is proposed to match the existing (medium brown
paint). The trim would be recreated (materiality not specified in this application.)
• Key guidelines include:
o Mapleton Hill Historic District Guideline I. 11. Snap-in mullions or other unauthentic architectural
details are generally not appropriate in the historic district.
o General Design Guideline 3.7.1 Retain and preserve existing historic windows, including their
functional and decorative features, such as frames, glass, sashes, muntins, sills, heads, moldings,
surrounds and hardware. Because windows near the façade are particularly critical to the
character of historic buildings, their protection may supercede the protection of historic windows
elsewhere. In some cases, it may be appropriate to use window elements from rear or side
elevations to repair those on the front.
Item 5C - 2130 11th Street Memo Page 7 of 28
o General Design Guideline 3.7.6: The location of the window(s) proposed for retrofit or replacement
is important in assessing their significance to a historic building. In general, the more important
the elevation where the window is located, the less likely that retrofit or replacement will be
appropriate. Elevations will be categorized as primary, secondary or tertiary, using the
methodology set out in the Window & Door Replacement Application and Survey:
Replacement of intact historic windows on primary elevations is rarely appropriate.
Replacement of intact historic windows on secondary elevations is generally
inappropriate.
Replacement of intact historic windows on tertiary elevations can occur provided it does
not compromise the historic integrity of the building.
• Staff finds the replacement of intact historic windows on the primary elevations is inappropriate as it
compromises the historic integrity of the building.
SUMMARY OF STAFF ANALYSIS
Staff considers that:
• The proposed work destroys exterior architectural features of a contributing building by removing three
historic windows and modifying the original window pattern on the façade;
• Due to the prominence of the changes to character-defining features on the façade of a contributing
building, the proposed work will adversely affect the historic character of the property;
• The proposed architectural style, arrangement, texture, color, and arrangement of color and materials is
not compatible with the historic character of the property, as it alters the original design of the Craftsman
Bungalow house.
• Information specific to economic feasibly of alternatives, incorporation of energy-efficient design and
enhanced access for the disabled was not submitted with the application.
RECOMMENDED MOTION – DENY APPLICATION
I move that the Landmarks Board adopt the staff memorandum dated July 10, 2024, as the findings and deny the
application for a Landmark Alteration Certificate to remove three historic windows, modify the opening and install
four windows in the front dormer of the building at 2130 11th St. (HIS2024-00103), a contributing property in the
Mapleton Hill Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981, as shown on plans
received May 13, 2024, finding that the proposal does not meet the Standards for Issuance of a Landmark
Alteration Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally inconsistent with the Mapleton Hill Historic
District Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
Item 5C - 2130 11th Street Memo Page 8 of 28
The Landmarks Board finds that the project will not 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 July 10, 2024,
and the evidence provided to the Board at its July 10, 2024 meeting. Specifically, the Board finds, if the stated
conditions are met, that:
1. The proposed work will destroy exterior architectural features of a contributing building within the
historic district.
2. The proposed work will adversely affect the special character or special historic, architectural, or aesthetic
interest of the landmark property, as it is generally inconsistent with the Mapleton Hill Historic District
Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks
and Section 9-11-18(b)(3) B.R.C. 1981; and
3. The architectural style, arrangement, texture, color, and arrangement of color and materials proposed are
incompatible with the character of the historic district.
ATTACHMENTS
Attachment A: Application Materials
Attachment B: 2130 11th Street real estate appraisal card (link)
Item 5C - 2130 11th Street Memo Page 9 of 28
•City of Boulder
Planning & Development Services =HIS __________ _
Historic Preservation Landmark Alteration Certificate
(LAC) Application
►REQUIRED MATERIALS FOR PROPOSED EXTERIOR WORK TO ALL PROPERTIES IN DESIGNATED
HISTORIC DISTRICTS AND INDIVIDUALLY LANDMARKED
[]signed application
Ocurrent site plan or map showing location of property. Provide as PDF.D Photographs of all sides of the property, including the view from the street. Provide as PDF.
Oother materials defined by project type and scope. See page 2 for a checklist of required materials.
►TO SUBMIT YOUR LANDMARK AL TERA TION CERTIFICATE (LAC) APPLICATION
•Save your materials as PDFs using the naming conventions in the Online Plan Application Guide
•Email application to PDSskipatrip@bouldercolorado.gov. Put Historic Preservation in the subject line.
•Questions? Contact Historic Preservation staff at 303-441-1994 or historic@bouldercolorado.gov
•Si necesita ayuda para traducir esta informaci6n al espaliol, Ila me al 303-441-1905
►APPLICANT CONTACT INFORMATION
Name
Kate Leggett
Address 1919 7th Street
►OWNER CONTACT INFORMATION
Name Kari Whiunan
Address 500 Peart Street
Phone#
303•442·5458 X 107
Phone# 311)-415·2021
City Boulder
Email Address
kate@esapc.com
Email Address kwi.boulderdeslgn
State co Zip 80302
Date: 3/12/2024
►PROJECT INFORMATION THE WORK WILL NEED EETTHE GENERAL DESIGN GUIDELfNES AND ANY
DIS TRICT-SPECIFIC D N GUIDELINES (LINKS BELOW}.
Project Address 2130 an d 2128 11th Street, Boulder, CO 80302
Historic District
(Check one. Search the
moo of Landmarks and
Historic Di stricts.}
D Chamberlain D Highland Lawn0 Chautauqua O Hillside D Downtown 0 Mapleton Hill0 Floral Park O University Place
D West Pearl0 7 (;tit Street
0 Individual Landmark
Name:
Brief Project Description I Scope of Work
Remodel and additiorn to existing residential building.
lJpdat!d Nowtnber 1!111 Planning & Development Services I 1100 Arapahoe Ave.
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 1 of 2
1/2
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 10 of 28
ESA Architects, P.C. · 1919 7th Street · Boulder, CO 80302 · (303) 442-5458 · www.esapc.com
Project Description
The Property at 2130 & 2128 11th Street is a contributing historic bungalow style building,
located within the Mapleton Hill Historic District in Boulder, Colorado.
This proposed Dormer Only Project for this property is being presented pursuant to the meeting
with LDRC on 3/27/2024 for the original project at this location (HIS2023-00145).
Per the meeting notes provided by LDRC:
“Submit a new LAC Application for changes to the front dormer for review by the Landmarks
Board. Suggest including summary of design exploration for alternatives to modifying the
dormer and code requirements for the unit separation.”
The original scope for this project includes the remodel of the existing residence into two,
efficient dwelling units as opposed to the four units it currently has. In creating these two units, a
“fire partition” with a fire-resistance rating of not less than 1 hour is required (IBC 708.3) to
separate the two units from each other. This fire partition is required to extend from the top of
the foundation to the underside of the roof sheathing above (IBC 708.4). This fire partition wall is
currently located directly north of the existing front door (which is the entry to the south unit) and
runs east to west separating the building into a north unit and a south unit. With the wall in this
location, the fire partition would end up dying into the back of one of the original (3) windows in
the existing dormer. This updated submittal requests that the original dormer be approved to
have (4) windows instead of (3) so the fire partition can die into the wall between windows.
The Owner of this project has gone through multiple options in dormer sizes and locations trying
to find a solution that would be amenable to all parties. See attached “Proposed West
Elevations” drawings that were created by the Owner to discuss potential options for this
dormer. In all cases previously discussed, the existing dormer is being altered to facilitate
allowing the fire partition to die into a wall instead of a window.
West Elevation - Proposed #1 – increases the size of the dormer and separates the windows to
allow for a section of solid wall between the two sections of windows.
West Elevation - Proposed #2 – creates (2) separate dormers with three windows in each,
mimicking the cadence of windows to the original dormer and the windows located on the first
level on the west elevation.
West Elevation - Proposed #3 – creates (2) separate dormers with four windows in each
dormer.
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 11 of 28
ESA Architects, P.C. · 1919 7th Street · Boulder, CO 80302 · (303) 442-5458 · www.esapc.com
West Elevation - Proposed #4 – creates (1) larger dormer with four windows and a shed roof.
West Elevation - Proposed #5 – creates (1) larger dormer with eight windows and a shed roof.
These dormer options were created based on other dormers in the Mapleton Hill area for
reference. Please see sheet A3.3 for precedent photos of dormers.
To create an efficient interior space plan that allows the dormer to remain as intact as possible,
it would be better for the project if it was allowed to have either (4) double hung windows in lieu
of the original (3) or if there could be (2) larger double hung windows in lieu of (3). That too
would assist in creating more useable space and a fire partition that meets code requirements.
This project has strived to be cognizant of the original design of this building and doing the best
possible job to create a functional space that does not significantly change the character. The
project is in a difficult zoning situation as it is in the RH-2 Zone district which is “high density
residential areas primarily used for a variety of type of attached residential units, including
without limitation, apartment buildings…” The existing building and lot inherently do not meet the
requirements of the RH-2 zone district. This renovation project is striving to reach the zoning
and historic requirement while being inherently undersized for it.
The Owner of this project is attempting to restore the building (which is in need of TLC), provide
adequate parking (as there is limited parking allocated to this location being that it is a very
small property with multiple tenants) and provide two useable and efficient dwelling units. The
windows proposed in the dormer would be vertical in proportion, double-hung and match the
existing adjacent windows as noted in the Window section of the Mapleton Hill Historic District
Design Guidelines. Modification to windows is not an unusual request in this area as seen in
other historic Mapleton Hill properties (Please see project currently under construction in the
Mapleton Hill Historic District located at 600 Spruce Street in which multiple windows are being
replaced).
It would be ideal for the building code fire rating requirements of the proposed two units if this
project would be allowed to alter the existing dormer and/or windows. This issue has been
reviewed multiple times as outlined in the many options presented and discussed and windows
modifications have been approved for other historic properties on Mapleton Hill. We would
appreciate the consideration of the LDRC as it applies to the code required restrictions and the
unusual zoning that this project is contending with. Any input is also welcome and appreciated.
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 12 of 28
Existing
Approved by Landmark Proposed #1
West Elevation - Proposed #1
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 13 of 28
Existing
Approved by Landmark Proposed #2
West Elevation - Proposed #2
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 14 of 28
Approved by Landmark Proposed #3
West Elevation - Proposed #3
Existing
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 15 of 28
Approved by Landmark Proposed #4
West Elevation - Proposed #4
Existing
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 16 of 28
Approved by Landmark Proposed #5
West Elevation - Proposed #5
Existing
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 17 of 28
11th Street AlleyPROPERTY
LINE
Job No:
Date:
LANDMARKS REVIEW
A0.1
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
COVER, SITE PLAN & ZONING
1/8" = 1'-0"
ARCH SITE PLAN - PROPOSED (LAC)PERSPECTIVE (LAC)
D
E
G
F
A
C
B
X SEE PAGE A3.0 FOR KEY PHOTOS
CITY APPROVAL STAMP
0'4'8'16'32'PROJECT
NORTH
TRUE
NORTH
A0.1 COVER, SITE PLAN & ZONING
A1.0 LOWER LEVEL FLOOR PLAN
A1.1 MAIN LEVEL FLOOR PLAN
A1.2 UPPER LEVEL FLOOR PLAN
A1.3 ROOF PLANS
A2.0 EXTERIOR ELEVATIONS - WEST
A2.1 EXTERIOR ELEVATIONS
A3.0 CONTEXT PHOTOS
A3.1 PRECEDENT PHOTOS
A3.2 IMAGES OF EXISTING HOUSE
A3.3 DORMER IMAGES
THE SCOPE OF THIS PROJECT INCLUDES ONLY THE
WEST FACING DORMER ON THIS BUILDING. THE
REMAINING SCOPE HAS ALREADY BEEN REVIEWED
BY LAC AND RE-SUBMITTED IN A SEPARATE
SUBMITTAL (HIS2023-00145) PER INPUT FROM THE
LAC DURING A MEETING HAD ON 3/27/2024.
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 18 of 28
BEDROOM
WIC
BATH
OFFICE BATH
MULTI-PURPOSE
LAUNDRY LAUNDRY
MULTI-PURPOSE
BEDROOM
BATH
Job No:
Date:
LANDMARKS REVIEW
A1.0
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
LOWER LEVEL FLOOR PLAN
1/4" = 1'-0"
LOWER LEVEL FLOOR PLAN
0'4'8'16'32'PROJECT
NORTH
TRUE
NORTH
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 19 of 28
DN
KITCHEN
PWDR PWDR
LIVING
PANTRY
FIREPLACEFIREPLACE
KITCHEN
LIVINGFOYER
Job No:
Date:
LANDMARKS REVIEW
A1.1
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
MAIN LEVEL FLOOR PLAN
1/4" = 1'-0"
MAIN LEVEL FLOOR PLAN
0'4'8'16'32'PROJECT
NORTH
TRUE
NORTH
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 20 of 28
PRIMARY
BEDROOM
BATH
WIC WIC
PRIMARY
BEDROOM
BATH
DECK DECK
+/- 15'-4"+/- 5'-6"DORMER PROPOSED TO STAY THE SAME SIZE AS EXISTING EXCEPT TO HAVE (4)
WINDOWS IN LIEU OF (3).
-THE OWNER HAS COMPLETED SEVERAL PREVIOUS STUDIES OF DORMER OPTIONS
AND A PAGE OF COMPARABLE HISTORIC HOME DORMERS THAT ARE APPLICABLE TO
THIS REQUEST. PLEASE SEE ADDITIONAL INFORMATION IN THE PROJECT
DESCRIPTION DOCUMENT INCLUDED WITH THIS SUBMITTAL.
Job No:
Date:
LANDMARKS REVIEW
A1.2
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
UPPER LEVEL FLOOR PLAN
1/4" = 1'-0"
UPPER LEVEL FLOOR PLAN
0'4'8'16'32'PROJECT
NORTH
TRUE
NORTH
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 21 of 28
10" / 12"
10" / 12"4 1/2" / 12"10" / 12"10" / 12"3 1/2" / 12"DECK
BELOW
DECK
BELOW
FLAT
ROOF
BELOW
FLAT
ROOF
BELOW
Job No:
Date:
LANDMARKS REVIEW
A1.3
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
ROOF PLANS
1/4" = 1'-0"
ROOF PLAN
0'4'8'16'32'PROJECT
NORTH
TRUE
NORTH
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 22 of 28
DORMER PROPOSED TO STAY THE SAME SIZE AS EXISTING
EXCEPT TO HAVE (4) WINDOWS IN LIEU OF (3).
-THE OWNER HAS COMPLETED SEVERAL PREVIOUS STUDIES OF
DORMER OPTIONS AND A PAGE OF COMPARABLE HISTORIC HOME
DORMERS THAT ARE APPLICABLE TO THIS REQUEST. PLEASE SEE
ADDITIONAL INFORMATION IN THE PROJECT DESCRIPTION
DOCUMENT INCLUDED WITH THIS SUBMITTAL.
Job No:
Date:
LANDMARKS REVIEW
A2.0
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
EXTERIOR ELEVATIONS - WEST
1/4" = 1'-0"
WEST ELEVATION - PROPOSED (LAC)
1/4" = 1'-0"
WEST ELEVATION - EXISTING (LAC)
0'4'8'16'32'
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 23 of 28
Job No:
Date:
LANDMARKS REVIEW
A2.1
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
EXTERIOR ELEVATIONS
1/4" = 1'-0"
NORTH ELEVATION - (LAC)
1/4" = 1'-0"
SOUTH ELEVATION - (LAC)
0'4'8'16'32'
1/4" = 1'-0"
EAST ELEVATION - (LAC)
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 24 of 28
Job No:
Date:
LANDMARKS REVIEW
A3.0
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
CONTEXT PHOTOS
CONTEXT PHOTOS FROM NEIGHBORHOOD
Corner 11th and Spruce. Office Corner 11th and Spruce. Office
X SEE PAGE A0.1 FOR LOCATIONS OF KEY PHOTOS
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 25 of 28
Job No:
Date:
LANDMARKS REVIEW
A3.1
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
PRECEDENT PHOTOS
PRECEDENT PHOTOS
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 26 of 28
Job No:
Date:
LANDMARKS REVIEW
A3.2
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
IMAGES OF EXISTING HOUSE
EXISTING NORTHWEST CORNER AND WEST ELEVATION EXISTING SOUTHWEST CORNER AND WEST ELEVATION EXISTING SOUTHWEST CORNER AND SOUTH ELEVATION
EXISTING SOUTH ELEVATION EXISTING SOUTHEAST CORNER AND EAST ELEVATION EXISTING NORTH ELEVATION
EXISTING BUILDING PHOTOS
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 27 of 28
Job No:
Date:
LANDMARKS REVIEW
A3.3
6/10/2024
23024.00
2130 & 2128 11th Street - Dormer Change Only
DORMER IMAGES
PRECEDENT PHOTOS -DORMERS
Attachment A - Application Materials
Item 5C - 2130 11th Street Memo Page 28 of 28