5C - 2080 5th St (HIS2008-00103) Landmark Alteration Certificate to demolish the non-contributing building MEMORANDUM
August 20th, 2008
. TO: Landmarks Board
FROM: Susan Richstone, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Allison Hawes, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate to demolish the non-contributing building at 2080 5th
Street in the Mapleton Hill Historic District and in its place
construct a 3220 sq. ft. house and attached garage per Section 9-11-
18 of the Boulder Revised Code (HIS2008-00087).
STATISTICS:
1. Site: 2080 5t" Street
2. Historic District: Mapleton Hill
3. Zoning: RL-1 (Residential Low -1)
4. Owner: Bill & Mary Kay Stoehr
5. Applicant: Ellen Burgess Architecture
6. Date of Construction: 1954
7. Site Area: 9,332 sq. ft.
8. Proposed new const: 3,220 sq. ft. one-story house with daylight
basement.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board approves the application for the proposed construction of
a 3020 sq. ft. house and attached garage at 2080 5th Street as shown on plans
dated 08.20.2008 finding that it meets the standards for issuance of a Landmark
Alteration Certificate in Chapter 9-11-18, B.R.C. 1981, subject to the conditions
below and adopts this memorandum as findings of the Board.
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i
This recommendation is based upon staff's opinion that with the conditions
listed above, the proposed remodel and additives will be generally consistent
with the conditions as specified in Section 9-11-18(a)&(b)(1-4) B.R.C., the General
Design Guidelines, and the Mapleton Hill Historic District Design Guidelines.
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for constructing the house in
compliance with the approved plans dated 08.20.2008, except as modified
by these conditions of approval.
2. Privy to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the applicant shall submit the following,
subject to the final review and approval of the Landmarks Design Review
Committee: final architectural plans, that include materials and colors that
address the following design details: a reduction in depth of the south
deck (reducing the effect that that design element will have on the house
when viewed from the public way), details regarding retaining walls,
roofing, windows, doors, stone and stucco finish, paint colors, and solar
panels to insure that the approval is consistent with the General Design
Guidelines and the Mapleton Hill Historic District Guidelines and the intent
of this approval.
SUMMARY:
• The applicant has met with staff several times and once with the Landmarks
Design Review Committee to review design concepts. This item has been
referred to the full Board for public hearing as it includes the demolition and
reconstruction of the existing roof and construction of a second story
addition.
• "tax assessor records indicate that the existing duplex building was
constructed in 1954. Because o£ its 1954 date of construction (out of the 1865-
1946 period of significance identified for the Mapleton Hili Historic District),
the building should be considered non-contributing to the historic district.
• Staff does not consider the building to meet the definition of "significant
newer" .
• Staff finds the proposed new constructive consistent with the criteria for a
Landmark Alteration Certificate as per 9-11-18(a)&(b)(l-4) B.R.C., the General
Design Guidelines, and the Mapleton Hill Historic District Design Guidelines.
• Staff recommends that the Landmarks Board approve the request for a
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Landmark Alteration Certificate to demolish the existing house and in its
place construct a 3220 sq. ft. house and attached garage at 2080 5th Street. This
recommendation is based upon the understanding that details including the
reduction in depth of the south deck, retaining walls, roofing, windows,
doors, stone and stucco finish, paint colors, and solar panels will be reviewed
and approved by staff prior to the issuance of a Landmark Alteration
Certificate.
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Figure 1. [,ocation Map
DESCRIPTION:
Tax assessor records for the subject property indicate the brick duplex was
constructed in "1954 and given two addresses; 208Q & 2090 5th Street. The property
slopes steeply to the south with the north wall of the existing adjacent garage
constructed into the grade. The original one-story brick building and garage
appear to be considerably intact to their original construction. However, the date
of construction for the buildings is well out of the 1865-1946 period of
significance identified for the Mapleton Hill Historic District. As such they
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should be considered non-contributing. Furthermore, staff does not consider that
either the duplex or garage meet the definition of a "significant newer building"
as articulated in the General Design Guidelines.l
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Figure 2. Existing Ilouse Proposed for Demolition from 5'h Street
LANDMARK ALTERATION CERTIFICATE REQUEST:
The applicant proposes to demolish the existing 1,700 sq. ft. brick and frame
building and adjacent garage and construct a 3,220sq. ft. one-story house with
daylight basement and attached garage.
The proposed site plan shows the west (front) of the proposed house to be set
back 24' from the property line, approximately the same setback as the existing
duplex with the proposed attached garage being set back 35' from the property.
As submitted, the site plan also calls for the vacation of the curb cut and removal
Significant newer buildings are defined in the Guidelines as those, "that have not yet achieved historic
signifcance but have achieved architectural significance as excellent examples of their period".
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of a concrete driveway at the south side of the property, the construction of a
stone walkway from the street to the front door of the house, and the
construction of a stone retaining wall at the north end of the property near where
a retaining wall of steel drums currently exists.
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Figure 3. Existing (hatched line) and Proposed (solid Iine) Site Plans
Elevations show the proposed one-story house to be neo-traditional Craftsman
Bungalow in form with aloes-pitch roof, wide overhanging eaves, projecting
brackets, and three and six aver one double hung sash. The west elevation
features an engaged portico supported by two tapered columns set upon stone
piers. The front entrance is shown tv be a two panel with single light wood door
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flanked by sidelights. A single car garage door with a traditional two-leaf
appearance is planned at the north end of the west elevation.
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Figure 4. Proposed West (front) Elevation
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Figure 5. Proposed South (side) Elevation
Because of grade conditions and lack of a back alley on the block, the north and
east elevations will not be publicly visible. The south elevation of the proposed
building will be visible from 5~" Street. Because of a declining grade to the south,
the south face of the house will read as two stories. Two projecting gables with
roof pitch, fenestration, and general proportion similar to that of the west
elevation are shown on the south face of the proposed house. This elevation also
features a 16' wide, 11' deep, second-story deck supported by tapered columns.
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A set of five French doors is shown to face onto the deck. The deck is shown to
be set back 16' from the front of the house and, as such, the visibility of the
French doors appears to be Limited (see figure 6).
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Figure 6. Southwest Modeling of Proposed House
Elevations show the foundation of the house and walls of the garage to be faced
with fieldstone, the body of the housed sheathed in stucco, and the gable ends
finished with clapboard.
CRITERIA FOR THE BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark Alteration
Certificate may not be approved by the Board or City Council unless it meets the
conditions specified in Section 9-11-18, B.R.C. 1981. Specifically:
(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
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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;
(4) With respect to a proposal to demolish a building in a historic
district, the proposed new construction to replace the building
meets the requirements of paragraphs (b)(2) and (3) above.
(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.
ANALYSIS:
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?
The property is non-contributing to the Mapleton HiII Historic District. Staff
finds the demolition of the existing duplex and construction of the proposed
house will not damage or destroy contributing properties in the streetscape as it
is generally compatible and consistent with the General Design Guidelines and the
Mapleton Hill Historic District Guidelines (see Design Guidelines Analysis section).
2. Does the proposed application adversely affect the special character or special
historical, architectural, or aesthetic interest or value of the district?
The staff finds that the proposed application will not adversely affect the special
character or special historical, architectural, or aesthetic interest or value of the
district because the proposed new house is generally compatible with the General
Design Guidelines and the Mapleton Hill Historic District Guidelines in terms of
mass, scale, height, design and color (see Design Guidelines Analysis section).
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structures compatible with the character of the
historic district?
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The staff finds that the proposed new construction will be generally compatible
with the architectural style, arrangement, texture, color, arrangement of color,
and materials used on the structure are compatible with the character of the
historic district in terms of mass, scale, height, setback, and design (see Design
Guidelines Analysis section).
4. Does the proposal to demolish the building within the Mapleton Hill Historic District
and the proposed new cvnstructivn to replace the proposed demolished building meet the
requirements of paragraphs § 9-11-18(b)(2) and 9-11-TS{b)(3)#-13-18(b)(4) of this
section?
The staff finds that the proposed new construction application to replace the
proposed demolished building meets the requirements of 9-I1-18(b)(2), 9-11-
18(b)(3) and 9-11-18(b)(4) because the reconstruction of the demolished portions
of the building will establish a building that is compatible with the streetscape. It
is generally compatible and consistent with the General Design Guidelines and fhe
Mapletvn Hill Historic District Guidelines (see Design Guidelines Analysis section).
5. The Landmarks Board is required to cvnsider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in
determining whether to approve a Landmark Alteration Certificate.
The Landmarks Board should consider the incorporation of active and passive
solar design in the new construction as well as steps to make the house accessible
for people with disabilities.
6. Is the proposed application consistent with the purposes of Chapter 9-11, "Historic
Preservation," B.R.C. 1981?
The proposed new construction respects the character of the setting, does not
imitate surrounding buildings, and represents a neo-traditional, though clearly
contemporary and energy-efficient design (see Design Guidelines Analysis
section).
DESIGN GiJIDELINES:
The Historic Preservation Ordinance sets forth the standards the Landmarks
Board must apply when reviewing a request for a Landmark Alteration
Certificate. The Board has adopted the Design Guidelines to help interpret the
Historic Preservation Ordinance. The following is an analysis of the proposed
new construction with respect to relevant guidelines. Design guidelines are
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intended to be used only as an aid to appropriate design and are not intended as
a checklist of items for compliance.
General Design Guidelines for New Construction, 6.0.
6.1 Distinction from Historic Buildings
Tii_° repl(CCIt1Un Of h18tDr(c lrYCl7tteGtllrf lti Y?C'LU cU125t1"1lCtI0Y: l5 117t11J17r01J1"1(!it', aS !t can L'Y[°ate a false
historic context and blur the distinction between okt and new buildings. Y1~trite nezu structures
must be com atible with the historic context, they must also be reco nizable as new construction.
.1 Buildings should be of their vwn tune Z'he proposed design can be YES
creating contemporary interpretativris described as neo-traditional
of historic elerneri ts. referencing the form, massing, and
detailing of houses in the area in a
contem ora fashion.
.2 Interpretations of historic styles may be Drawings show the proposed house YFS
appropriate if they are distinguishable to interpret some of the historic
as new. forms and styles found in the
Mapleton Hill historic district in a
manner that will be clearly
distin fishable from the historic.
6.2 Site and Settin Consistene
,ti'ew buildings should be- designed and located sv that signiFicant site features, inclucl~irzg mature
trees, are not lost or obscured. The sine of the nezv buildings should not overpower the site or
dramatically alter its hisforie character. Buildings within historic districts generally display a
consistency in setback, orientation, spacing and distance between adjacent buildings. Therefore, the
compatibility of proposed new construction will be reviewed to ensure that these elements are
maintained.
1 Conform to the Design Guidelines Although anon-conforming lot, the yES
found irr Section 2.0 Site Design, proposed building location on the
regarding site and setting in developing site and orientation is generally in
a proposed site plan. keeping with the neighborhood. The
primary elevation's orientation faces
5~'~ Street.
2 Design nezv constructivrz so that the Some cutting into the grade will be Yf_.S
overall character of the site, site necessary, however, existing
topography, character-dEfining site topography and trees on the
eatures and trees are retained. ro ert -will lar el be reserved.
3 New site construction to be compatible The proposed house will be located YES
with surrounding buildings that at roughly the same location as the
contribute to the overall character of the existing building. The front setback
historic district in teens of setback, is consistent with the historic pattenl
orientation, s acing, and distance fi•v;n for the nei hborhood.
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ad'acent buildirt s.
4 New construction should not be The lot coverage for the proposed YES
significantly different from contributing house is within the average for the
{tistoric buildings in the district in historic pattern of the area; average
terms of the proportion of built mass to contributing house on the 2000 block
open space on the individual site. See of 5~h Street and 400 block of Spruce
Gtticlelirte 2.1.1. Street is approximately 2,000 sq. ft.
on average lot size of 7,100 sq. ft.
Average Etoor area ratio for
contributing properties is .28.
Proposed house is 3,200 sq. ft. on
9,300 lot =F.A.R. of .34.
6.3 Mass and Scale
In considering the vvernll cornprrtibilitii of nr.~u construction, its height, form, massing, size and
scale wit! all be reviewed. The overall proportion of the bacilding's front fu~ade is especia{ly
important to consider since it wi{I have the most impact on the streetscape. While nezu construction
tends to be larger than historic buildings, reflecting t{te needs and desires of the modern
homeowner, new strctctures should not be so out-of--scale with the surrounding buildings as to horn
over them.
I Design new buildings tv be cnrnpatihle 'i'he house is generally consistent yES
with surrounding buildings that with those found in the immediate
rontribute to the overall character of streetscape in terms of height, scale,
the historic district in terms of height, massing and proportion.
size, scale, massing, and proportions.
2 The mass acrd scale of new construction Plans and elevations indicate the YES
should respect neighboring buildings scale, massing and placement of the
artd the streetscape as a whole. house will respect neighboring
buildings and the streetscapes as a
whole.
~ 1-listvric heights and widths as zuell as Proportions of the proposed house YES
their ratios should be rnaintuined. The are generally compatible with those
proportions of the front facade are of adjacent historic buildings on 5~h
particularly important and should be Street.
rorrrpatible to those of surrounding
historic buildin s.
6.4 Materials Consistency
~ Nluterials should be similar in scale, Plans call for the foundation of the MAYBE
proportion, texture, finish, and cofar house to be field stone, the walls of
to those found on nearby historic stucco and stone (on the garage),
buildings. and clapboard on the gable ends.
The roof is s ecified to be as halt
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shingle with photo-voltaic panels to
be installed onto the east end of the
south (side) roof area. Windows and
doors s ecified to be metal clad.
2 Maintain a hurrcan scale by avoiding Plans for the Craftsman bungalow YES
large, featureless surfaces and by using inspired house show shapes, forms,
traditionally sized building and sizes found nn historic
cumponents and materials. buildings in this area of the
Ma Teton Hill l~iistoric District.
6.5 Key Building Elements Consistenc
Roofs, porches, dormers, windows and doors are some of the roost important duzracter-defining
elements of any building. As such, they require extra attention to assure that they compliment the
historic architecture. In addition tv the Guidelines belozo, refer also to Section 3.0 Alterations for
related sub estivns.
i Uesign the spacing, placement, scale, Fenestration shown in submitted YES
orientation, proportion, and size of elevations is generally compatible
window and dour openings in new with historic buildings in the
structures to be compatible with the immediate streetscape.
sttrrottnding buildings that contribute
to the histvric district, while reflecting
the underlying design of the nezo
buildin .
2 Select windows and doors fur new Specified 3/1, and 5/1 double hung YIAYI3E
buildings that are compatible in wood sash are compatible and 1
material, subdivision, propvrtion, reflective of 19"lOs and 1920s historic
pattern and detail with the zvindows houses in the neighborhood.
and doors of surrounding buildings that Proportion of glazed areas on south
contribute to the historic district. elevation is greater than typical of
historic houses (esp. set of five
French doors) However, these highly
glazed areas are shown to be set back
though will be somewhat visible
from the ublic way.
New vuildings should use a roof
form The low-pitch roof foxm with large YES
found in the district yr on the landmark overhanging eaves is characteristic of
site. Craftsman bungalow buildings in
the district.
,l Porches should be cvrnpatible in The proposed engaged portico on YES
massing and details tv historic porches the west elevation is characteristic of
in the district, and should be many Craftsman bungalows in the
a ro ~riate to the sh le o the house. district and to the house itself.
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S. MISCELLANEOUS
8.2 Ener Efficient ~ '
Irt 2006, Boulder's pity Council adopted a Climate Activrt Plan to meet the Kyvty Protocol goals of
substantially lower emissions of greenhouse gases. It is the city's aim to create compatibility
between historic preservation and energy efficiency goals. In the historic district and on
individually landmarked buildings it is important to ensure that energy efficiency concerns are
addressed in ways that do riot damage yr diminish the historic character of the building, site or
district. It is recommended that before any energy efficiency upgrades are made a comprehensive
energy audit is conducted to determine the building's current energy loss.
Guideline: Consistency:
.1 Retuin and preserve the inherent The proposal calls for the integration YES
energy-conserving features of historic of a front portico, overhanging eaves,
buildings and their sites, including and other passive solar measures.
shade trees, porches, and operable Mature shade trees and operable
windows, transoms, shutters and windows are proposed.
blinds.
4 It is not appropriate fo install solar The proposed location of solar panels MAYBE
collectors in locations that compromise will have very low (if any} visibility
prominent roofs. The installation of from the public way and will not
solar collectors may be appropriate detract from the historic character of
provided it does not detract from the the district. However, more
~ historic character of tl:e property, information regarding panels,
landmark or historic district. mounting, and shingle type and color
is required to assess details of
installation.
8.3 Mechanical and Utility Facilities
Guideline: Consistency:
2 Install exterior mechanical equipment The proposed Location on the south MAYBE
in the most inconspicuous area elevation set back from the street is
usually along a building's rear .appropriate. However, more
elevation. information regarding panels,
mounting, and shingle type and color
is required to assess details of
installation.
4 It is not appropriate to The proposed location of solar panels
install...mechanical equipment in will have very low (if any) visibility
locations that compromise character- from the public way and will not
defining roofs, or on roof-slopes that are detract from the historic character of
prominently visible from the street. the district. However, more
information re ardin anels,
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mounting, and shingle type and color
is required to assess details of
installation.
MAPLETON HILL HISTORIC DISTRICT DESIGN GUIDELINES
U. New Construction
While new construction should fit into the charade-r ~f the Mapleton Hill Historic District, there is
no intent to require historic imitation. 11 is appropriate that nercu desi<~ns incorporate the elements
that contribute to the character of the District, such as overall mass, rvoflines, windows, porches,
front entries, efc. However, innovative ways of incorporating such elements and rnvdern
expressions of detailing are strongly encouraged.
New construction in the District should be in the character of the buildings surrounding it.
Because streetseapes vary in the District, new buildings facing the street should respect and be
consistent with the existing block pattern. Traditional site layout, porch size and placement, front
entry location, roof type, and door and window sizes and patterns should be considered when
proposing new in-(I'll construction.
Guideline: Consistency:
1 Nezu consh~uctiorz sknuld incorporate The neo-traditional Craftsman YES
the elements contributing to the historic bungalow inspired house proposed is
character of the Mapleton Hill Historic generally consistent with those found
District as identified by the Design in the immediate streetscape in terms
Guidelines. of height, scale, massing, proportion
and stylistic elements.
2 Building elevations visible from streets The proposed engaged portico on YES
and alleys need the greatest sensitivity. the west elevation is characteristic of
Front porches are an important visual many Craftsman bungalows in the
element and should be incorporated into District and to the house itself.
new constructive except in unusual
situations.
3 New construction should nut imitate The proposed design can be YES
historic buildings, but should bean described as neo-traditional
expression of its overt time. Craftsman bungalow referencing the
Contemporary expression of traditional form, massing, and detailing of
architectural elements is encouraged. houses in the area in a contemporary
Simplicity is an important aspect of fashion.
creating compatible new construction.
~ I'he mass and scale of new constructinnt Plans and elevations indicate the YES
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should respect neighboring buildings scale, massing and placement of the
and the streetscape as a whole. Site house will respect neighboring
layout, porch size and placement, entry buildings and the streetscapes as a
level and location, roof line, and door whole.
and window sizes and patterns should
harmonize with the historic context
rather than cornpete with or copy it.
~ Nezv construction should utilize a roof The low-pitch roof form with large YES
form found in the district. overhanging eaves is characteristic of
Craftsman bungalow buildings in the
District.
8 Lase building ncaterials that are familiar flans for the Craftsman bungalow MAYBE
in their dimensions and that can be inspired house show shapes, farms,
repeated. This helps to establish a sense and sizes found on historic buildings
of scale for new buildings. Whenever in this area of the Mapleton Hill
possible, use familiar building Historic District.
components in traditional sizes. Avoid
large featureless surfaces.
Staff considers plans for the demolition of the existing duplex, and in its place,
the construction of a 3220 sq. ft. house at 2080 Stn Street to be appropriate in terms
of siting, mass, scale, height, fenestration and generally consistent with Section 9-
11-18(a)&(b)(1-4) B.R.C., the General Design Guidelines, and the Mapleton Hill
Historic District Design Guidelines. However, staff does consider that the side
facing deck should be reduced in depth somewhat to reduce the effect that the
design element will have on the house when viewed from the public way. Staff
also considers that details regarding retaining walls, roofing, windows, doors,
stone and stucco finish, paint colors as well as the solar panels should be
reviewed and approved by the Design Review Committee prior to the applicant
submitting an application for a building permit.
FINDINGS:
The Landmarks Board finds, based upon the application and evidence presented
That the proposed Landmark Alteration Certificate application, subject to the
conditions of approval above, will be consistent with the purposes and standards
of the Historic Preservation Ordinance, and:
AGENDA ITEM #SC PAGE,,
S: \ PLAN 1data\ longrang\ HIST1 ALTCERTS\ Historic Uistricts\ Mapleton Hill\5th 2080\ 2080 5th memo.doc
1. The proposed alteration 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. (9-11-18(b)(1), B.R.C. 1981)
2. The proposed alteration does not adversely affect the special character or
special historic, architectural, or aesthetic interest or value of the landmark
and its site or the district. (9-11-18(b){2), B.R.C. 1981)
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. (9-11-
18(b)(3), B.R.C. 1981)
4. With respect to a proposal to demolish a building in an historic district, the
proposed new construction to replace the building meets the requirements of
paragraphs (b)(2) and (b)(3) of section 9-11-18(b}(4), B.R.C. 1981.
5. In determining whether to approve a Landmark Alteration Certificate, the
Landmarks Board considered the economic feasibility of alternatives,
incorporation ofenergy-efficient design, and enhanced access for the
disabled. (9-11-18,(c}, B.R.C. 1981)
ATTACHMENTS:
A: Applicant letter
B: Existing and proposed plans and elevations
C: Contextual photographs
D: Architectural renderings
E: Deck context photographs
AGENDA I'11?M #SC NAGH', ~ ~o
S:1 PLAN \ data \ longrang 1 H IST\ ALTCERTSI Historic Uistricts\ Mapleton Hill \ 5th 2080\ 2080 5th memo.doc
Attachment A
Proposed Residence at 2080 5`h Street
Mapleton Hill Historic District
Presently, there is single level, brick and concrete block duplex built in 1954 at 2080 and
2090 5`h Street. It is noncontributing to the historic character of the Mapleton Hill district.
The site location is one of transition. On the adjacent site to the south, 2060 5`h Street,
there had been a similar brick duplex until 2002. The structure was demolished and
replaced with a 5744 total finished square foot single- family residence on a 7300 square
foot site. Similarly, adjacent to the east, at 520 Spruce Street a new 4616 sq. ft, residence
was built in 2003 on a 7200 sq. ft. site; to the west at 429 Spruce, a 3475 sq. ft. single-
family residence is under construction on a 7071 sq. ft. site, FAR of .49. The south end of
the block contains contemporary multifamily and attached high-density residences. On
the west side of the block, at 2041, 2033 anti 2029 5th Street there are historically
significant bungalows. The house at 407 Pearl has architectural and cultural significance.
Owners propose to demolish the current structure and replace it with a 3640 square foot
residence with a 474 square toot garage on the 9332 sq. lt. site. The steeply sloping
hillside allows greater the half of the lower level to be below grade resulting in a Floor
Area Ratio of .37
The proposed residence is a contemporary interpretation of a craftsman bungalow. The
houses at 2041, 2033 and 2029 5th Street inspire the character. Z'I~e strong low-pitched
overhanging roofs, the large covered parch and the proportions and character of the
windows are reinterpreted in this house. The covered porch has square tapered columns
on stone pedestals and low masonry site walls flanking the stone stairway. Tl~e base of
the house is articulated with field sandstone. Exterior materials include pebble-finished,
hard coat stucco and wood lap siding. Windows have vertical muntins and are separated
with wood mullions. The painted wood sills and mouldings at the fenestration have
historic profile, proportion and scale. There are cornice mouldings and roof brackets.
These elements reflect the architecture of the neighborhood.
The new house at 2080 5th Street will aligned with the adjacent house to the south.
Presently, as a duplex, there are two entries accessed from a concrete driveway at the
south yard. We propose to remove this concrete drive, its related concrete site walls,
stairs and walkways. The new entry will be oriented to the street and will be sheltered by
a generous covered porch. A flagstone walkway will be installed from the street to the
stone porch stairs. Its location uphill allows the house to be set into the hillside. Presently
oil drums are stacked against the hillside to form retaining walls. These will be replaced
with field sandstone faced walls. We intend to preserve all healthy street trees and add a
Locust to fill the gap in the rhythm of the plantings. Site concrete removal including the
driveway, walls, stairs and walks will allow new sod and foundation plantings at the west
and south yards. The character of the landscape and streetscape will be compatible with
the existing neighborhood.
In addition to the covered entry porch at the street elevation, there is a secondary balcony
on the south side, 42 feet from the street. On the main floor, the balcony recesses into the
building form four feet, then projects five feet beyond the lower Icvcl, south elevation.
e..e.~ r..... - - I Z
'I'apcred square columns set on stone pedestals support the porch. The integrated balcony
provides exterior living space on the main level as well as covered roof over the garden
level studios. The porch has been designed without a roof to allow passive solar gain and
light into the interior of the house. Illustration, "Uncovered Porches on Mapleton Hill",
provides examples of similar porches. On this house, existing the vegetation and the
angle of view from the street will obscure much of the balcony.
There is no alley access to the site. The new garage is located at the north, beneath the
hillside, to minimize its visual impact. It will be built an additional twelve feet further
from the street than the existing garage, in order to recess its facade from that of the main
house. The garage is single story, with one eight-foot wide, wood door, allowing two cars
to be parked in tandem. The roof axis is perpendicular and lower than that of the main
house. The north wall becomes a retaining wall for the north hillside. The garage and
the site retaining walls on the north will receive field sandstone facing, compatible with
the battered base of the main house and the entry porch. Access to the garage will be
with a paved driveway using the existing curb cut.
We have attempted to maintain the building scale of the neighborhood. Site slope and
vegetation diminish the massing of the building. "l'he secondary gables on the south
facade, as well as usage of stone and lap siding materials reduce scale of the house.
Although the house is larger than neighboring historic residences, it is compatible with
new construction on S`h Street.
"I'he house has been designed for handicap accessibility. There is a two-stop elevator,
wide corridors and 32" minimal width on doors to allow wheel chair moveme~lt. The
south facing main floor balcony will provide easily accessed exterior living space.
Darden level studios open to south facing yard. The driveway ramps up from the street; a
pedestrian ramp continues onto the main entry porch. These features will allow owners
to remain in their home as they age.
owners have integrated green technologies into the design. 1-Icating and cooling will be
provided by geo-thermal heat exchange. Approximately 8S% electrical needs will be
provided by photovoltaic panels mounted flush on the southeast roof deck. The
collectors are located to minimize visual impact from the street. Collectors will be black
with little color contrast to the dark gray roof shingles. Top of the panels will be S" off
the roof deck. In addition, the house will have high levels of insulation and high quality
windows and doors with low U value, low E, insulated glass. The sunroom glazing and
other south elevation glazing, will allow nahual day lighting and passive heat into the
center of the house. As shown in illustration "Northeast View fro?n South Property Line",
the south fenestration, skylights and solar panels are obscured by existing vegetation and
the available angle of view. These features will lessen the energy consumption required
to maintain the house with while having minimal visual impact.
We have attempted to rebuild this residence in a manner that is sensitive to and
compatible with the historic neighborhood.
cv
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