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Home My WebLink AboutItem 5A 600 Spruce St LB Memo 01.08.25MEMORANDUM TO THE LANDMARKS BOARD January 8, 2025 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 construct a new accessory building at 600 Spruce St. (HIS2024-00283), 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 / Applicant: Hal and Schuyler Bailey. EXECUTIVE SUMMARY •In July 2020, the Landmarks Board approved a Landmark Alteration Certificate (LAC) application to rehabilitate the contributing house and construct an 1,800 sq. ft. addition at 600 Spruce St. (HIS2020-00145). See July 8, 2020 Landmarks Board materials (link). •On Nov. 19, 2024, the Planning & Development Services Dept. accepted a Landmark Alteration Certificate application to construct a new approx. 726 sq. ft. one-and-one-half story accessory building at 600 Spruce St. a contributing property in the Mapleton Hill Historic District. As the application includes construction of a new building larger than 340 sq. ft., 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 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. Item 5A 600 Spruce St LB Memo 01.08.2025 Page 1 of 38 • 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 approve the application. • Recommended motion language 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. The proposed work preserves, enhances or restores and does not damage or destroy the exterior architectural features of the landmark or the subject property within a historic district; 2. The proposed work does not adversely affect the special character or special historical, architectural or aesthetic interest or value of the landmark and its site or the district; 3. The architectural style, arrangement, texture, color, arrangement of color and materials used on existing and proposed structures are compatible with the character of the existing landmark and its site or the historic district. 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 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 The property is located at the southern terminus of 6th Street, where 6th Street meets Spruce Street. The house faces north onto Spruce Street. The rear of the property faces Morrison/Spruce Alley. A portion of the Farmers Item 5A 600 Spruce St LB Memo 01.08.2025 Page 2 of 38 Ditch crosses the north end of the property. The property is within the Mapleton Hill Historic District, at the southern edge (the district ends at Spruce alley in this block.) Figure 1. Left: Map of Boulder showing location of 600 Spruce St. west of downtown (location flagged). Right: Location of 600 Spruce St. at the southern terminus of 6th Street between Spruce and Pearl streets. The house (outlined and flagged) faces north onto Spruce Street. The rear of the property faces Spruce Alley. eMapLink (link) Figure 2. Map showing four of Boulder’s Historic Districts including Mapleton Hill Historic District at the top left. 600 Spruce Street is at the southern boundary within the Mapleton Hill Historic District (location flagged). City of Boulder Map of Historic Districts and Landmarks (link). Mapleton Hill Historic District Chamberlain Historic District Downtown Historic District West Pearl Historic District Item 5A 600 Spruce St LB Memo 01.08.2025 Page 3 of 38 Property History and Integrity When the property was surveyed in 1994, it was thought to have been constructed in 1939.1 However, additional research shows that the house was constructed in 1924 by Fritz and Margarethe Ditzel and modified in 1938 by Frederick and Frances Trucksess. Frank (Franz) Joseph Wiest and Katherine Rechkämmer Wiest, John Henry Wiest and Helen Dora Malinowsky Wiest, Louisa Wiest Lindenmeier (1885 - 1917) Frank Wiest purchased the property in 1885 and built a house near the middle of the property, set back from Spruce Street and the Farmer’s Ditch that crosses the property at the north end. Frank was born Franz Wiest in Baden, Germany on Oct. 10, 1835.2 Katherine was born Katherine Rechkämmer on June 17, 1834 also in Baden, German. They married on April 12, 1860 and emigrated to the United States shortly after.3 From Katherine’s obituary: Mr. and Mrs. Wiest were married in Steppach in the Grand Duchy of Baden, Germany, and came to this country in the ship William Tell, in 1859, being forty days on the ocean. They located in Chicago. In 1865, during the gold excitement in Idaho, they took an ox team overland from Rock Island … They then went to Cheyenne and in October, ’68, went to Ward. Property they secured at Brainard’s camp was later sold to Lyman Gage. They then went to Atchison, Kansas, remaining until 1885, when they came to Boulder to make their home.4 The extended Wiest family lived at the house at 600 Spruce St., including son John (born 1860, died 1929) and daughter-in-law Helen (born 1866, died 1942) and grandchildren, Helen (Sister Mary Saint Elizabeth, born 1901, died 1970) and Elizabeth Catherine (born 1902, died 1988). John, Helen and children moved out shortly after Frank Wiest died in 1901 and Katherine’s younger daughter, Louisa Lindenmeier (born 1865, died 1918) and her daughter Mary (born 1888, died unknown) moved in. Following their mother’s death in 1915, the property was split between Louisa and older brother John, and John transferred his interest to Louisa.5 Louisa rented out rooms in the house and worked washing laundry. She sold the property to Kreszenz Kossler in 1917, who rented the house to a number of families. 1 Front Range Research Associates. “600 Spruce Street historic building inventory record.” August 1994. Boulder Survey of Historic Places, 1994. Call no. 780 Spruce 600. Carnegie Library for Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A46674 2 1870 United States Federal Census. Year: 1870; Census Place: St Vrain, Boulder, Colorado Territory; Roll: M593_94; Page: 116A; Family History Library Film: 545593 https://www.ancestry.com/imageviewer/collections/7163/images/4259440_00236?pId=783387 3 Ancestry. https://www.ancestry.com/family-tree/person/tree/157249541/person/272067592265/facts 4 “Death of Mrs. West [sic] Popular Boulder Woman.” July 9, 1915. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19150709-01.2.12 5 Boulder County Records. https://boulder.co.publicsearch.us/doc/181348417 Item 5A 600 Spruce St LB Memo 01.08.2025 Page 4 of 38 Figure 3. View from Flag Staff Mountain cropped at the intersection of 6th and Spruce streets. The rear of the house built by the Wiest family, set back into the lot, is visible in the image. The house included a full length sleeping porch at the rear.6 Fritz (Frank) Liebenberg Ditzel and Margarethe (Margaret) Ditzel (1922 – 1926) Fritz, who switched to Frank around the beginning of World War I, purchased the property in 1922.7 Fritz and Margarethe Ditzel were both born in Denmark around 1887. They married in 1910 and moved to Boulder in 1912.8 Fritz first worked as an upholsterer with the Buchheit-Graham Housefurnishing Company and later ran his own business at 1910 12th St. Fritz built this house near the front of the property in 1924.9 From the Daily Camera:10 “Mr. and Mrs. Ditzel a few months ago started construction of a fine $7,500 home on Mapleton hill. During construction of the home they have lived in a small house on the rear of the lot.” They sold the property in 1925.11 6 Sturtevant, Joseph. “Boulder City from Flag Staff Mountain. 1901. No. 123.” 1901. Call no. narv_sturtevant_44_xx135.jpg. CU Museum of Natural History, Boulder. https://cudl.colorado.edu/luna/servlet/detail/CUB~26~26~355~294385 7 Boulder County Records. https://boulder.co.publicsearch.us/doc/181405255 8 “Fritz L. Ditzel Charges Wife with Cruelty to Self and Son and Asks Court for Divorce.” July 12, 1924. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19240712-01.2.12 9 “Tho Weather Has Retarded Construction, Home Building In Boulder Goes Forward.” April 26, 1924. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19240426-01.2.6 10 July 12, 1924. Boulder Daily Camera. Ibid. 11 “Public Trustee’s Sale.” Aug. 11, 1925. Boulder Daily Camera. https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19250811-01.2.68.5 Item 5A 600 Spruce St LB Memo 01.08.2025 Page 5 of 38 Figure 4. Looking north from Flagstaff at the rear of the newly-completed house at the front of the lot, with the original house in the middle of the lot to the south. The Ditzels sold the house shortly after the house was completed.12 Frederick Clement Trucksess and Frances Detwiler Hoar Trucksess (1932 – 1947) Frederick and Frances Trucksess purchased the property in 1932.13 Frederick was born on August 16, 1895.14 Frances was born Frances Detwiler Hoar on April 12, 1898 in Philadelphia. Both Frederick and Frances were artists and teachers. From Frances’s obituary: [Frances Trucksess] received art training on a four-year scholarship at the art school of the Pennsylvania Museum of Art. She was asked to teach at the John Herron Art Institute in Indianapolis, Ind., where she met her husband Frederick C. Trucksess. They were married at Valley Forge, Pa. on Aug. 31, 1927, after which they moved to Boulder, Colo., where they both taught at the University of Colorado’s art department.15 See July 8, 2020 Landmarks Board memo (link) for more information about Frederick and Frances Trucksess. Trucksess was issued a permit in 1938 to add to the house, and in 1939 to add a fireplace. It appears that they added an artist studio with single seven-by-four divided lite window and single car garage to the west end of the 12 Snow, Charles. “Panoramic views of Boulder.” Circa. 1926. Call no. BHS 208-6-1. Boulder Historical Society/Museum of Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A67944 13 Boulder County Records. https://boulder.co.publicsearch.us/doc/186001002 14 The National Archives At St. Louis; St. Louis, Missouri; World War II Draft Cards (Fourth Registration) For the State of Colorado; Record Group Title: Records of the Selective Service System; Record Group Number: 147; Box or Roll Number: 139. https://www.ancestry.com/search/collections/1002/records/17633263 15 Chico-Enterprise Record, February 15, 1985. Find a Grave. https://images.findagrave.com/photos/2022/241/103846781_a0638564-3163-42cd-bc9b- 9c319c9a6410.jpeg Item 5A 600 Spruce St LB Memo 01.08.2025 Page 6 of 38 façade. The second house at the rear of the property had been demolished by 1938. The Trucksess family lived in the house until around 1947. Figure 5. C. 1939 image of the house from Spruce Street showing the additions constructed by the Trucksess family including the artist studio with central window at the center of the façade and garage to the west.16 Figure 6. 1938 aerial image of the property (approx. area indicated) showing the small house constructed in 1925 at the front of the lot. The rear house had been demolished by this time and the aerial image shows the newly-bare soil as a white area.17 16 Boulder County Assessor. “600 Spruce Street real estate appraisal card.” 1939-1961. Call No. 880-Spruce-600. Carnegie Library for Local History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A87908 17 United States Forest Service. “Aerial Photographs of Colorado. Boulder.” May 8, 1938. https://cudl.colorado.edu/luna/servlet/detail/UCBOULDERCB1~17~17~33257~102551:BOW-1-19 Item 5A 600 Spruce St LB Memo 01.08.2025 Page 7 of 38 George W. Berry and Ethel C. Berry (1965 – 1919) Later owners, George and Ethel Berry added the driveway to the garage in 1973 and modified the front window openings in 1979. The Berry’s also added a patio and rock and masonry walls to the property. Figure 7. 1994 image of the house from Spruce Street showing the modified artist’s studio windows replaced with a single window and the roofline altered.18 The house retains a high degree of integrity to its 1938 period, within the period of significance for the Mapleton Hill Historic District. The Landmark Alteration Certificate issued in 2022 included restoration of the seven-by-four divided lite window at the center of the façade and the garage door at the west end. While the date of construction has changed, the house retains the features representative of modernist architecture in Boulder cited in the 1994 survey: “minimal ornamentation, casement windows, and side gable(ed) roof with slightly overhanging eaves.”19 18 Front Range Research Associates. “600 Spruce Street historic building inventory record.” August 1994. Boulder Survey of Historic Places, 1994. Call no. 780 Spruce 600. Carnegie Library for Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A46674 19 Front Range Research Associates. Ibid. Item 5A 600 Spruce St LB Memo 01.08.2025 Page 8 of 38 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 8. Left: Existing site plan showing existing house with additions under construction, pool approved in previous Landmark Alteration Certificate review (HIS2024-00241) and proposed and existing landscaping including retaining walls. Right: Proposed site plan showing proposed new building at the rear southeast corner adjacent to the alley, including proposed retaining walls. Trees proposed to be removed are not identified on the site plan. Proposed New Site Plan Site Plan from recently approved LAC (HIS2024-00241) Item 5A 600 Spruce St LB Memo 01.08.2025 Page 9 of 38 Figure 9. Proposed accessory building showing an approx. 24 foot by 24 foot footprint of the new building. The retaining walls are proposed to extend from the building to the alley and measure approx. 14 feet on the west side and 23 feet on the east side of the proposed driveway. Additional measurements added by staff. • The proposed new accessory building is shown at the rear (southeast corner) of the lot. It has a rectangular footprint of 24 feet 3 inches wide by 23 foot 8 inches deep. It is proposed to be separated about 19 feet from the rear addition of the primary building (under construction). There are no proposed changes to the existing house in this proposal. • A driveway is proposed from the alley to the proposed new accessory building. The driveway is angled to give a minimum of 13 feet 2 inches to the alley and a maximum of 23 feet 4 inches. The driveway includes a proposed trench drain and is flanked by engineered retaining walls. • Aspects of the previously approved proposal (HIS2024-00241), including reconstruction of the stone retaining wall to match existing and the addition of evergreen trees to screen pool from alley (southeast corner of the site plan) will be replaced by the proposal for construction of the garage and engineered Item 5A 600 Spruce St LB Memo 01.08.2025 Page 10 of 38 retaining wall. Site photographs indicate that at least one mature tree may need to be removed for the construction of the accessory building. Figure 10. Top: Looking north onto the site from the alley. The proposed garage would be on the right side in front of the addition under construction. Approx. area outlined by staff. Bottom left: Looking west along the alley with the subject property and proposed location for the new accessory building at the middle/right of the image. Approx. area outlined by staff. Bottom right: Looking east along the alley with the subject property and proposed location for the new accessory building at the center of the image. Approx. area outlined by staff. • Key guidelines include: o Mapleton Hill Historic District Guideline: B. SITE 1: Accessory buildings such as sheds and garages and driveways should be located at the rear of the lots as is traditional. Adding them between existing buildings interrupts the rhythm of the spacing. o Mapleton Hill Historic District Guideline: Q. PARKING 1: On-site parking should be limited to the rear of the lot, except in unusual cases (also noted in General Design Guideline 7.2.2) 2: Access to parking should be from the alley. Drives should not be introduced between structures. o General Design Guideline 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. Also cited in Guideline 7.2.4. o General Design Guideline 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 Item 5A 600 Spruce St LB Memo 01.08.2025 Page 11 of 38 if it will require removal of a significant historic building element or site feature, such as a mature tree. o General Design Guideline 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 structure and the site. • Staff finds that the proposed new building respects the traditional relationship of the building on the site, as the proposed is located at the rear, with access from the alley, and does not detract from the overall historic character of the principal building and the site or require removal of a significant historic building element or site feature. • The proposal is consistent with the general proportion of built mass to open space found within the area and the backyard area is preserved due to the size of the lot. The mature trees that are to be removed should be reviewed as a conditional of approval. • If through Building Permit Review, the proposal requires closing the Spruce Street curb cut (per Section 9- 9-5(c)(1), B.R.C. 1981), provide details on the proposed treatment. See conditions. Mass and Scale Figure 11. South elevation (view from alley) of proposed new accessory building showing the one-and-one-half story height of the garage, 8 in 12 pitch roof, steps up to grade at the west (left) side and flanking retaining walls that are approx. 10 feet tall on the west (left) side and 13 feet tall on the east (right) side. Item 5A 600 Spruce St LB Memo 01.08.2025 Page 12 of 38 Figure 12. Proposed south elevation (view from alley) of proposed new accessory building showing the 25 feet height of the proposed new building, 8 in 12 pitched roof with dormers, steps up to grade at the west (left) side and flanking limewash engineered concrete walls. • The proposal includes a one-and-one-half story accessory building set into the grade. The building is proposed to be constructed of lime-washed brick with a moderately-steep pitched front gable roof (8:12 pitch), shallow eaves and flanking wall dormers. • The proposed new building will be approx. 60 feet to the west of the closest existing accessory building (608 Spruce St.) and more than 100 feet from the neighboring existing accessory building at 580 Spruce St. • An exterior concrete stair follows the west side of the proposed building from the alley grade to the grade at the north side of the proposed building. • The entrance to the proposed accessory building is flanked by 10 foot tall (on west side) and 13 foot tall engineered concrete retaining walls. • Key guidelines include: o Mapleton Hill Historic District Guideline: B: SITE 2: Accessory buildings should generally be small in scale and mass and simply detailed. They are clearly secondary in importance to the primary structure. o Mapleton Hill Historic District Guideline: D. ALLEYS, EASEMENTS and ACCESSWAYS 1: The use of alleys to provide access to the rear of properties should be preserved. 2: Efforts should be made to protect the variety of shape, size and alignment of buildings along the alleys. Alleys should maintain a human scale and be sensitive to pedestrians. Efforts should be made to maintain the character of the alleys in the District. Item 5A 600 Spruce St LB Memo 01.08.2025 Page 13 of 38 o Mapleton Hill Historic District Guideline: P. GARAGES, CARPORTS AND ACCESSORY STRUCTURES 4: The new building should be secondary in nature to the main house and smaller in scale (also in Guideline U.6). 5. Accessory buildings should be small in scale and mass, and constructed in a manner which is complimentary to the character of the house and alley. They are clearly secondary in importance to the primary structure. Typically, prefabricated sheds are discouraged. o Mapleton Hill Historic District Guideline: U. NEW CONSTRUCTION 4: The mass and scale of new construction should respect neighboring buildings and the streetscape as a whole. Site layout, porch size and placement, entry level and location, roofline, and door and window sizes and patterns should harmonize with the historic context rather than compete with or copy it. o General Design Guideline 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. o General Design Guideline 7.2.7: Roof form and pitch should be complimentary to the primary structure. • Staff finds that the mass and scale of the proposed new accessory building is subordinate and is clearly secondary to the primary building. The proposed building’s simplicity, with a traditional form and punched window and door openings, is complimentary to the character of the house and alley and harmonizes with the historic context. • Staff finds that there are few contributing accessory buildings on this portion of Morrison Alley (see figures 13 through 15). Typical accessory buildings (contributing and non-contributing) are one or one- and-one-half story and are a mixture of brick and frame buildings. With one exception at 712 Spruce St. which includes one double car garage door, the buildings all have single garage doors, some in pairs. The gable roof form of the proposed new building is complimentary to neighboring accessory buildings. In general, the proposed building helps maintain a variety of shape, size and alignment of buildings along the alley. However, the proposed retaining walls do not help maintain a human scale of the alley. Figure 13. Contributing accessory buildings along this stretch of alley include 744 and 740 Spruce St. both one story hipped roof masonry buildings (left); 730 Spruce St. a one-and-one-half story side gable masonry building with wall dormer facing the alley (middle); and a small frame shed at 636 Spruce St. Google Street View (link). Item 5A 600 Spruce St LB Memo 01.08.2025 Page 14 of 38 Figure 14. Non-contributing accessory buildings (constructed outside the period of significance for the district) along this stretch of alley include 2060 5th St. with a front facing gable roof with decorative shingle in the gable end and wall dormers, and a pair of single garage doors constructed. 2002 (top left); 520 Spruce St. with a one story masonry building with a pair of single garage doors constructed c. 2003 (top right); 580 Spruce St. a one story side gable masonry building with faux half-timbering and single garage door constructed c.2013 (left); 608 Spruce St. a frame accessory building with roof deck and single garage door constructed c. 1970 (middle); and 712 Spruce St. a one-and-one-half story masonry building with one double car garage door constructed c. 1992. Google Street View (link)/staff photograph/provided by applicant. Figure 15. View looking along the alley from the subject property toward the west (left) and east (right) showing very few buildings along this stretch of alley. Staff photographs. Item 5A 600 Spruce St LB Memo 01.08.2025 Page 15 of 38 Key Building Elements Figure 16. Elevations of the proposed accessory building showing the window and door openings, wall dormers, and exterior stairs. Not to scale. • The proposed new accessory building includes a double car door on the south (alley-facing) elevation with two divided lite windows above with a single casement opening one side of a fixed picture window. The west elevation includes an exterior stair that leads from the alley to the person entrance of the proposed accessory building. This elevation includes a divided lite window with casement openings on either side of a fixed picture window. The east elevation includes two small casement windows. The north elevation faces the interior of the lot and is not visible from the public rights of way. This elevation includes a single casement window with a fixed pane window above. South (alley façade) Elevation North (rear) Elevation West Elevation East Elevation Item 5A 600 Spruce St LB Memo 01.08.2025 Page 16 of 38 • The wall dormers are shown with ridgelines lower than the main ridgeline and an approx. 4:12 pitch. The dormer eaves overhang with rafter tails exposed. • Key guidelines include: o Mapleton Hill Historic District Guideline: G. ROOFLINES, SKYLIGHTS, AND DORMERS 4: Dormers are intended to be elements of secondary importance to the main roof form. Any expression of existing dormers or additions of new dormers should preserve this relationship. Generally: Dormer ridgelines should be lower than the main roof ridge. The size and scale of dormer(s) should be compatible with the size and scale of the existing building. Notwithstanding the fact that one large dormer may give the greatest usable space within the roof form, smaller dormers may be the more appropriate. The roof form of dormer(s) should be compatible with the main roof form. o Mapleton Hill Historic District Guideline: I.WINDOWS 8: New construction, whether completely new building or an addition, should reflect the window patterns of the district. Openings should indicate floor levels, and should not occur between floors. Symmetry or asymmetry of openings should be maintained. Also covered in General Design Guideline 3.7.15: Windows in additions and new structures should reflect the window patterns and proportions of the existing structure and the district and utilize similar materials. For elevations visible from public streets, the relationship of solids to voids should also be compatible. General Design Guideline 3.7.16 Windows should be trimmed with materials similar in scale, proportion, finish, and character to those used traditionally. General Design Guideline 3.7.17 Openings should indicate floor levels, and generally should not occur between floors. General Design Guideline 3.7.18 Symmetry or asymmetry of openings should be maintained. o Mapleton Hill Historic District Guideline: P. GARAGES, CARPORTS AND ACCESSORY STRUCTURES 2: When garage doors are added to a building they should be wood. Different types will be appropriate for different buildings. Two smaller doors may be more appropriate than one large door. Also noted in General Design Guideline 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. o Mapleton Hill Historic District Guideline: U. NEW CONSTRUCTION 7: New construction should utilize a roof form found in the district. o General Design Guideline 3.8.10 Doors in additions and new structures should reflect the proportions (height and width) of doors in the existing structure and/or the district. o General Design Guideline 7.2.5: New accessory structures should take design cues from the primary structure on the site, but be subordinate to it in terms of size and massing. o General Design Guideline 7.2.10 Windows, like all elements of accessory structures, should be simpler in detailing and smaller in scale than similar elements on primary structures. Also noted in Item 5A 600 Spruce St LB Memo 01.08.2025 Page 17 of 38 General Design Guideline 7.2.8 Accessory structures should be simpler in design and detail than the primary building. • Staff finds that the proposed accessory building takes design cues from the primary building including the materiality (see next section), window and door openings (general solid-to-void ratio), and reflections of the architectural style with the minimal ornamentation, divided lite casement windows, and gable roof with slightly overhanging eaves. The dormers proposed are of secondary importance to the main roof form, lower than the main roof ridge, and the size is compatible with the size and scale of the building. • Staff finds windows and door patterns for the new accessory building are generally reflective of the pattern and proportion found on the primary building. The window and door openings take cues on size, proportion, and location in proportion to the eaves from the primary building and the openings generally indicate floor levels. • Likewise, staff finds that a double garage door emphasizes the overscale of the building and two smaller doors may be more appropriate than one large door. However, a pair of single car doors may impractical for the alley turn. This should be investigated and resolved as part of the conditions of approval. Materials and Details Figure 17. Existing cut and river-rock retaining wall to east (left) and west (right) of the proposed new driveway and retaining walls. Staff photographs. • The materials proposed for the new accessory building include limewashed brick with wood fascia to match primary house, aluminum clad windows and doors and half round guttering. • The garage door is proposed to be two-car, overhead. Materials not specified. • The retaining walls and exterior steps are proposed to be concrete. The retaining walls are proposed to be limewashed. The materiality of the proposed driveway was not specified. • Key guidelines include: o Mapleton Hill Historic District Guideline: D. ALLEYS, EASEMENTS and ACCESSWAYS 7: A permeable, soft-edged surface may be a solution to control drainage and dust and should be used as an alternative to hard, non-porous paving, when not otherwise prohibited by City Codes. 8. In Item 5A 600 Spruce St LB Memo 01.08.2025 Page 18 of 38 the case that paving is determined to be necessary, a paving material that preserves the utilitarian character of the alley will be appropriate. Also noted in General Design Guideline 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. o Mapleton Hill Historic District Guideline: R. PAINT SCHEMES AND COLORS 1: Color choices should not be bright or garish. 2. A single body of color with a brighter and/or lighter accent color is usually the best choice for most houses in a historic district. A good rule of thumb when one desires to use a bright color is “one light, one dark, one bright”, the bright color being used sparingly as the accent. o Mapleton Hill Historic District Guideline: U. NEW CONSTRUCTION 3: New construction should not imitate historic buildings, but should be an expression of its own time. Contemporary expression of traditional architectural elements is encouraged. Simplicity is an important aspect of creating compatible new construction. Also notes in General Design Guideline 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. o Mapleton Hill Historic District Guideline: U. NEW CONSTRUCTION 8: Use building materials that are familiar in their dimensions and that can be repeated. This helps to establish a sense of scale for new buildings. Whenever possible, use familiar building component in traditional sizes. Avoid large featureless surfaces. Also noted in General Design Guideline 7.2.9 Materials for new garages and accessory structures should be compatible with those found on the primary structure and in the district. Vinyl siding and prefabricated structures are inappropriate. o Mapleton Hill Historic District Guideline: P. GARAGES, CARPORTS AND ACCESSORY STRUCTURES 2: When garage doors are added to a building they should be wood. Different types will be appropriate for different buildings. Two smaller doors may be more appropriate than one large door. Also noted in General Design Guideline 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. o General Design Guideline 2.2.7: Where existing retaining walls are important to the character of the site they should be preserved and incorporated into new landscape features. Tall, plain concrete retaining walls are inappropriate. Regrading and the introduction of new retaining walls is inappropriate. • Staff finds the proposed use of concrete for the engineered retaining walls gives a modern look and is inappropriate in the context of the historic district. Redesign the retaining walls to reflect the design, materiality and character of existing stone retaining walls found on the site (see figure 17). Provide details on how the proposed retaining walls will transition and visually blend with the existing walls. Tall, plain concrete retaining walls are inappropriate. Additionally, the proposed driveway should be permeable (not Item 5A 600 Spruce St LB Memo 01.08.2025 Page 19 of 38 concrete) and crusher fines, flagstone, or brick should be specified as a condition of approval. See conditions of approval. • Staff considers that the lime-wash white brick is reflective of the primary building. • Wood doors and windows are most appropriate for the historic district, however, use of aluminum clad windows is reflective of the primary house where steel windows are used, and identifies the garage as new construction and of its own time. Aluminum clad windows are appropriate in this location. • Details of the materiality of the garage door and lighting should be reviewed as part of the conditions of approval. SUMMARY OF STAFF ANALYSIS Staff considers that, if stated conditions are met: • The proposed new accessory building does not damage or destroy the exterior architectural features of the contributing building as it does not obscure or propose to remove character defining features; • The proposed new accessory building does not adversely affect the special character or special historic, architectural, or aesthetic interest or value of the contributing building or the historic district as it is subordinate and located at the alley. • The architectural style, arrangement, texture, color, arrangement of color, and materials proposed for the new accessory building are compatible with the character of the landmark property in that they are reflective but not replicative, and do not create a false sese of history. • 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 – APPROVE APPLICATION WITH CONDITIONS I move that the Landmarks Board adopt the staff memorandum dated Jan. 8, 2025, as the findings of the board and conditionally approve the application for a Landmark Alteration Certificate to construct a new accessory building at 600 Spruce St. (HIS2024-00283), a contributing property in the Mapleton Hill Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981, as shown on application dated Oct. 29, 2024, 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 for Boulder’s Historic Districts and Individual Landmarks. 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 Item 5A 600 Spruce St LB Memo 01.08.2025 Page 20 of 38 Landmarks Design Review Committee (LDRC) to ensure that the final design of the addition is consistent with the General Design Guidelines and the intent of this approval: a. Revise retaining walls to reflect the design, materiality and character of existing stone retaining walls found on the site. b. Revise design to transition and visually blend the existing and proposed retaining walls. c. Revise design to show a pair of single car garage doors, unless it can be demonstrated that this is impractical for the alley turn. d. Note mature trees to be removed on site plan. e. Provide detail on materiality for driveway (crusher fines, flagstone, or brick). f. Provide detail on materiality of the garage door and exterior lighting. 3. If through Building Permit Review, the proposal requires closing the Spruce Street curb cut (per Section 9- 9-5(c)(1), B.R.C. 1981), provide details on the proposed treatment. FINDINGS Staff recommends the Landmarks Board adopt the following findings: The Landmarks Board finds that 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 and the evidence provided to the Board at its January 8, 2025 meeting. Specifically, the Board finds 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 subject 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 proposed new building will be compatible with the character of the existing building and its site; and 4. The proposed work will not adversely affect the special character or special historic, architectural, and value of the subject property, as it is generally consistent with the General Design Guidelines, the Mapleton Hill Historic District Design Guidelines, and Section 9-11-18(b)(3) of the Boulder Revised Code 1981. ATTACHMENTS Attachment A: Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 21 of 38 & City of Boulder W 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 lllsigned applicationIll current site plan or map showing location of property. Provide as PDF.Ill Photographs of all sides of the property, including the view from the street. Provide as PDF.Ill other materials defined by project type and scope. See page 2 for a checklist of required materials. ►TO SUBMIT YOUR LANDMARK ALTERATION 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 espaiiol, llame al 303-441-1905 ►APPLICANT CONTACT INFORMATION Name Phone# Email Address Hal and Schuyler Bailey 415-860-4905 halbailey@gmail.com, scsbailey@mail Address 9119 Arapahoe Ave. ►OWNER CONTACT INFORMATION Name Phone# Address City Boulder Ill SAME AS APPLICANT Email Address City State co State Zip 80303 Zip Signature of Owner or Authorized Agent (Applicant): ___,,_1�--+k_,�'-----1----------Date: 10/29/24 ►PROJECT INFORMATION THE WORK WILL NEED TO MEET THE GENERAL DESIGN GUIDELINES AND ANY DISTRICT-SPECIFIC DESIGN GUIDELINES (LINKS BELOW). ProjectAd dress600 Spruce Stree t Historic District (Check one. Search the map of Landmarks and Historic Districts.) D Chamberlain D Highland Lawn D West PearlD Chautauqua D Hillside D 76th StreetD Downtown Ill Mapleton Hill D Floral Park D University Place D Individual Landmark Name: Brief Project Description I Scope of Work Two story Accessory building with garage and ADU above Updated November 2022 Planning & Development Services I 1100 Arapahoe Ave. P.O. Box 791 Boulder, CO 80306 303-441-1880 boulderplandevelop.net Page 1 of 2 Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 22 of 38 ►CHECKLISTS FOR REQUIRED MATERIALS For the following scopes of work, check all that apply and include separate PDFs of the required documentation. For any other scope of work, include completed page 1, site plan or map, photographs and description of work proposed. Ill Completed page 1, site plan or map, photographsD PaintingD roofing D Color chips or cut sheets detailing type and color or roofing I colors of paintD Antenna or mechanical unitD Commercial sign or awning D Deck or patioD Outdoor kitchenD In-ground pool or spaD Fence located at front of houseD Fence at side or rear of house*D Solar panels D New free-standing building 340 sq. #-or smallerIll New free-standing building larger than 340 sq. #D Demolition and new construction □ Addition n PorchD DoorsD Windows□ Skylights Ill Completed page 1, site plan, photographs D Location of proposed work on a plan Ill Completed page 1, site plan, photographs D Scaled elevations, showing all dimensions (including space between pickets*) *side and rear fences with max. height of S'with min 1" spacing between pickets can be reviewed by staff. Ill Completed page 1, site plan, photographs D Solar renderings D Details of type of mount and panel proposed Ill Completed page 1, site plan, photographsIll Scaled architectural plans I project drawings: Side by side existing and proposed, with annotated (measurable) scale. Ill initial code review for new construction. See section below. Ill Completed page 1, site plan, photographsD Doors I windows replacement worksheet. This supplement will be sent to the □ email address included on page 1 once the LAC application is accepted. Details of new product proposed (cut sheets I specs) ►INITIAL CODE REVIEW FOR NEW CONSTRUCTION This review is intended to identify potential zoning and building code issues for new construction only. 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. More information can be found here: bouldercolorado.gov/services/zoning. Questions can be directed to Inquire Boulder. Proposed work is within required setbacks Ill Yes Existing Proposed new Total a#er construction Allowed maximum Building coverage (sq. #.) 3366 535 3901 3902 Floor area (sq. #.) 3963 726 4689 14996 Height 0 24'-10" 24'-10" !25' -see below Height for Detached Residential ADUs can be modified by City Manager if roof pitch is 8/12 or greater Will the proposed require a variance or exemption? (check all that apply): D Setback variance (Section 9-7-2, B.R.C., 1981) D Bulk plane requirements (Section 9-7-9, B.R.C., 1981) D Side yard wall articulation standards (Section 9-7-10, B.R.C.,D Solar exception (Section 9-9-17, B.R.C., 1981) 1981) Updated November 2022 D Exemption from maximum building coverage for accessory buildings in the rear setback (Section 9-7-ll(d), B.R.C., 1981) Planning & Development Services I 1100 Arapahoe Ave. Page 2 of 2 P.O. Box 791 Boulder, CO 80306 303-441-1880 boulderplandevelop.net Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 23 of 38 G) PHOTO FROM NORTH TOWARDS PROPOSED Acc, BUILDING 1 12" = 1'-0" ···\ J. ;. •• :�I \'".' •' ;/ '·,·•'••' � >;,:· ir -� -,,. -�'t-M-;,,, -�-rsiif� _ .. ra .,. "' j 'f·' ,. ·., �"'• '; I �.�·-·- ,'.C =-d ' !"· '' !;. ' �•.lf ,;I ' • ,, ,,� " ,, , ..... f ..... ·.--.,:4-i-��s•.i• .. -_:.·""'·'·r. 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(j) 0 0 (0 N 0 (") 0 CX) 0 0 <ii 'D :5 0 co Revision Schedule No. Date Description PROJECT NO: 19.7010 DATE: EXISTING PHOTOS HIS 0.3 Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 24 of 38 'I"" 0 w I-Cl) -0Cl) 1-..J (.9 0 z I a.. z IC/) X w N 0 ('I') 0 co 0 (.) 0:: w 0 ...J ::> 0 ID 0 1-w U) w U) 0:: 1- :E Cl) mw :::::, (.) U)::> 0:: (.) a.. tt:: Cl) co ..J 0 co Attachment A - Application MaterialsItem 5A 600 Spruce St LB Memo 01.08.2025Page 25 of 38 ., :5 "O WS08 08 'Jep1nog -5 1/) C: 0 ·;;; iaaJlS a::>nJdS 009 1 0 ; = 0 co II.I I-"""""<n (!) 0 z j:: Cf)(/) -w x I � II.I 0 ffi �V l£Tl 6 Vlff./S/9 Attachment A - Application MaterialsItem 5A 600 Spruce St LB Memo 01.08.2025Page 26 of 38 s� EXISTING CONCRETE BRIDGE EXISTING FARMERS DITCH ADDITION IS CURRENTLY UNDER CONSTRUCTION � ., / \ � '\• EXISTING WOOD FENCE � � \'i�\ \ \ ,.-\-� --.-.. �� ,,r;-_. -� �"l -~ _,,,....., --�- "O,ONG s,�w,c\ ,,l,\ -----,,,-------,-EXISTING BRIDGE \ ) r- �----..-.:-"'W,i,.c}�. \_\�t � �� '( l>-�o S� .._... ---------=::/EXISTING PRINCIPAL ------/ STRUCTURE ' / / ;,.- RENOVATION AND ADDITION IS c,.,�co•s ;� ADDITION IS CURRENTLY UNDER CONSTRUCTION -- - -c,� -----��'i' � ""''I. ; v·' 'I'() "' EXISTING WOOD FENCE 'Ill" ,,- , � <� <"ENGINEERED RETAINING WALL \ .,�;._. ---------= TRENCH DRAIN WITHIN 25' = 539� '---EXISTING RETAINING .----r .----,.,.....--�� WALL EB CD SIJE PEYELOPMENJ PLAN -AccEssoRv BVILRINQ1" = 20'-0" ...., (1) (1) ...., (j) (1) N (.) 0 ::,0 ,._ CX) Q.0 (j) 0 0 0 :5 c.o Revision Schedule No. Date Oescrip1ion PROJECT NO: 19.7010 DATE: PROPOSED SITE PLAN Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 27 of 38 1 CLASS A ASPHALT SHINGLES TO MATCH RESIDENCE � UMEWASHED BRICK TO MATCH RESIDENCE i]ALUMINUM CLAD WOOD WINDOWS TO MATCH ADDITION ON RESIDENCE ALUMINUM CLAD WOOD DOOR TO MATCH ADDITION ON RESIDENCE HALF ROUND GUTTER/DOWNSPOUT TO MATCH RESIDENCE 6 WOOD TRIM TO MATCH RESIDENCE LIMEWASHEO CONCRETE WALL TO MATCH ADDITION ON RESIDENCE OVERHEAD DOOR CONCRETE STEPS G) ACCESSORY STRUCTURE -souTH ELEYAJION1 1/8" = 1'-0" - - - - - - - - - - -- - - - - - - ----------�- _ WEST ELEVATION® ACCESSORY STRUCTURE 2 1/8"=1'-0" ,_ilcQes§or_y M_ax�Allo�able !:jeighLB/12 _LI"\ 5422' - 1 5/16" ""I7 Accesg,ry t.o. Up._per Plate � -11' -1" A�cessory t.o. Lower Plat� -1 2' -10" _A_cc�ssory_t_o.�ubfloor -19' -1" �c�sro t.o . .Concrete -29' -O" A � � .[\cQeSJ;Or:y M_ax�Allo�able !:jeighLB/12 _LI"\ 5422' - 1 5/16" ""I7 Accesg,ry t.o. Up._per Plate -11' -1" Accessory�.o. Lower Plate -12' -10" _A_cc�s�_t_o,J,ubfloor -19' -1" � � � �c�sory t.o . .Concrete � -29' -0" ccessory Low Point w/in 25'-0" G) 5397' - 1 5/16" 0 c� ::> � oi rv ro - � ::> (/) +-' 0) 0) +-' (j) 0) (.) ::) ,__ Q. (j) 0 0 (0 N 0 C') 0 co 0 0 "D :5 0 co Revision Schedule No, Date Description PROJECT NO: 19.7010 DATE: ACCESSORY STRUCTURE ELEVATIONS HIS 2.1 Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 28 of 38 1 CLASS A ASPHALT SHINGLES TO MATCH RESIDENCE � UMEWASHED BRICK TO MATCH RESIDENCE i] ALUMINUM CLAD WOOD WINDOWS TO MATCH ADDITION ON RESIDENCE ALUMINUM CLAD WOOD DOOR TO MATCH ADDITION ON RESIDENCE HALF ROUND GUTTER/DOWNSPOUT TO MATCH RESIDENCE WOOD TRIM TO MATCH RESIDENCE _ LIMEWASHED CONCRETE WALL TO MATCH ADDITION ON RESIDENCE 'iJ OVERHEAD DOOR -� CONCRETE STEPS ______________ Ac_cesso1y t:;la�.-AllowaqleJ-ieiqh! 8l)2_ffi 5422' • 1 5/16"-W CD ACCESSORY STRUCTURE -NORTH ELEYAJION1 1/8" = 1'-0" _ Accesso.!.Y t.o. Upp_ru-Plate �-11' -1" AccesSOIY�. Lower Plate -12' -10" - - - - - - - - - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _A�ce§.so_cy t:;la�.-Allo;yable_Heiqh! 8l12_ffi 5422' • 1 5/16"-W -:;;=c =-· EB--2e----{3 URE -EAST ELEYAJION® ACCESSORY SJRUCJ 2 1/8" = 1'-0" AccessQr't' t.o. UpQ.er Plate �-11 ' -1" Acce_s_sory t.o. Lower Plate �-12' -1 0" _Agce_ssory t.o . .S.ubfloor �-19' -1" __fu;pe�SQ!.Y t.o. C9ncrete 7 -29'-0"Accessory Low Point w/in 25'-0" 5397' - 1 5/16" � 0 c� ::> � OE 2 rv ro - � ::> (/) +-' 0) 0) ,._ +-' (j) 0) (.) ::) ,._ Q. (j) 0 0 (0 N 0 C') 0 co 00 D :5 0 co Revision Schedule No. Date PROJECT NO: DATE: Description 19.7010 ACCESSORY STRUCTURE ELEVATIONS HIS 2.1 Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 29 of 38 0 QJ @ (!) 0 "S z . -0 Z:OE08 08 'Jep1no9 QJ ii: (0 .c 8JnP8l!�OJ8 (/) 0 Cf) C: z 0 auno�j�ns ·;;; . LLI -·;; ,3 � c:: IiaaJlS a�>nJdS 009 QJ � [J Attachment A - Application MaterialsItem 5A 600 Spruce St LB Memo 01.08.2025Page 30 of 38 G) .... _ -. ----. , .. ,-.... ·--·· .. ,----··-·-. ·----,. -�·--•�--�---- 12" •1'-0" 2 )��-��/ADU AT 712 SPRUCE ST. FROM MORRISON ALLEY LD RC SUBMISSI ON 600 SPRUCE STREET, BOULDER, CO 80302 ® �:��-�-E/PATI O AT 608 SPRUCE ST. FROM MORRISON ALL EY 0 �2J:�1�;_EIADU AT 603 SPRUCE ST. L.02 NEIGHBORHOOD ADU EXAMPLES Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 31 of 38 600 Spruce History Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 32 of 38 A Quick History of 600 Spruce Street Pre 1923 -The original house had a living room and two bedrooms upstairs and kitchen downstairs or outside. There was a settlers cabin in the backyard, almost as large as the Spruce Street-facing house. At some point between 1923 and 1939, a porch and/or sleeping porch was added to the West. This porch later became framing for the addition first seen in 1939 photos. 1939 -First photo of the house with the expanded front as it remains today. The addition consisted of an additional two rooms and a garage on the West side of the original house seen in the 1939 photo. The chimney was widened 3x during the renovation,½ was for a new flue from the basement,½ is fill. Second and third fireplaces were added as well. 1980s - A small nook addition was made to the back living area and all the windows were replaced with new, better insulated ones. The large front picture window was reduced to a smaller size. 2020 -2025 -The Baileys updated the main house and added two wings in the back to the West and East sides of the 1939 version of the house. We also restored the front picture window to its original size. When dismantling the house, we found evidence of the original house and subsequent additions. The interior framing also aligned with the images from Dr. Duane Carr's c.1923 photos. Dr. Carr was Hal Bailey's grandfather. Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 33 of 38 600 Spruce c. 1923 original house to left of line \'--......... Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 34 of 38 c.1923 photo of Mapleton Hill from Flagstaff by Duane Carr Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 35 of 38 600 Spruce zoomed photo by Dr. Duane Carr c.1923 Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 36 of 38 Photo from 1939 of 600 Spruce, Carnegie Library ,...•.:"��'.'\'�\\\, \i se>.!''•.U'---, . -•�fi./�· :·--...... v -�,_,,,..._ ----,-=-=·-' Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 37 of 38 Photo from 1980s of 600 Spruce, Carnegie Library Attachment A - Application Materials Item 5A 600 Spruce St LB Memo 01.08.2025 Page 38 of 38