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6 - Handouts S-~~M G Historic Preservation Comments 1707 Walnut Street The subject property is located just north of the Chamberlain Historic District, the middle of Walnut forming the northern boundary of this district which was designated in 1996. The Downtown historic district (designated in 1999) is located one block northwest of the property. While the property is not designated as a local landmark or located in a designated historic district, because of its proximity to the Chamberlain and Downtown historic districts, comments as part of the site review process leave been requested from historic preservation staff. The proposed new construction will most directly impact properties located on the south side of Walnut Street in the Chamberlain historic district. Plans show the proposed four- storymodernist building will be approximately 80' north of the row of historically contributing Queen Anne vernacular masonry houses on the south side of Walnut Street. In terms of mass, scale, and height the proposed building is larger and than adjacent historic properties in the Chamberlain Historic District. However, effort appears to have been taken to break up the mass of the south elevation of the building by stepping and setting back planes of the building. The effective street front height of the street (south) face of the building is two-stories (22' to 25' in height) with the facade broken into five bays ranging in width from 12' to 20'. While this pattern reflects the rhytlvn of storefronts in the Downtown Historic District, the scale of these bays is generally comparable in scale to the historic buildings on the south side of Walnut Street. The third floor of the building is shown to rise to 34' in height and to be set back 8' from the second-story. A preliminary review of the proposed design indicates that that the proposed two-story section of the building will clot negatively affect the character of the Chamberlain historic district. However, historic preservation staff considers that the third-story set back should be increased to 15' to further mitigate the mass and height of the building when viewed from the Chamberlain Historic District. Increasing the setback to 15' is consistent with Section 1.2.5 of the Downtown Urba~t Design Guidelines and with policy 2.33, Presen~ation of Historic and Cultural Resources of the Boulder Valley Comprehensive Plan. For more information regarding this matter, please call James Hewat at 303.441.3207. Historic Preservation The Craftsman inspired Bungalow located at 3015 (formerly 3017) Kalmia Avenue appears to have been constructed in 1912.The one and one-half story house features a low pitch roof with wide overhanging eaves and exposed rafter tails supported by Craftsman brackets, a centrally located south facing portico, and native fieldstone walls. A c.1929 tax assessor photograph of the house indicates that, with the exception of the enclosure of the portico, few changes to the house have been made to the house over the course of the last sixty-five years and the building retains a relatively high degree of historic integrity. It survives as a good representative example of Craftsman Bungalow architecture in Boulder, constructed as part of an agricultural complex with native stone. In 2006, prior to annexation into the City of Boulder and demolition of adjacent outbuildings on the property, a historic building inventory record was completed for the property by Boulder County. Given the historic and architectural integrity of the house, staff considers that a condition of Site Review include submittal of a completed application to landmark the building and a portion of the property as per policy 2.33 Preservation of Historic and Culfural Resources of the Boulder Valley Comprehensive Plan. landmark designation of the building would provide the property owner with the opportunity to take advantage of the state historic preservation tax credit (20% of the project cost up to $50,000} for costs associated with the qualified rehabilitation of the building. For more information regarding this matter, please call James Hewat at 303.441.3207. Historic Preservation Pre-Application Comments for 800 Pearl Street 06/09/2008 The building at 800 Pearl Street was constructed in 187b for Nathaniel P. I Iill as a sampling works far ore from mines in the mountains west of Boulder. By 1880, the Boston & Colorado Smelting Company was operating the sampling works and in 1892 the building was sold to W.J. Chamberlain, and operated as the W.J. Chamberlain & Co. Sampling Works, and later as the W.J. Chamberlain- Dillingham Ore Company. In 1919 the operations were taken over by the Boulder Ore Sampling Company. During the 1930s the building served as the offices of the St. Joe Milling Company. Around 1940 the building changed for a short time serving as machinery works, furniture sales and warehouse, metal works, and wood working. In 1949 the property reverted again to mining activities and in 1955, Hill & Jude Assayers were operating out of the building. By the late 1950's the Wah Chang Corporation laboratory sampled Tungsten in. the building. From the 19b0's to 1979 the building housed motorcycle sales and repair, and automotive repair. Since 1979 the building has been used as a grocery store, first as a Red and White Food Store, then the Duffy IGA, and in 1985 Lolita's Market opened in the building. Though the building has been altered a number of times over the years, the basic form remains intact. Exterior changes include the removal of tower sometime after 1930, the application of cementitious stucco to the exterior walls sometime between 1935 and 1943, and the replacement of the six-over-six double-hung windows and relocation of the entrance on the north elevation sometime between 1943 and 19b5. A second-story window has been closed, the void covered with a sign. A flat roof addition. at the south side of the building appears in a c.1930 photograph of the property. Tn July of 2007, the Landmarks Board imposed asstay-of-demolition on the property. The demolition application was subsequently withdrawn by the property owner. The proposal calls for an intensive re-development of the approximately 1.4,000 square foot lot including the construction of a new building to provide five new housing units and approximately 1000 sq. ft. of new retail space. Plans are for 55' feet (approximately 2,500 sq. ft.) of the historic building to be retained and rehabilitated far retail space as part of the development. Currently, the building is 13U feet in length with a total square footage of b,400. The proposed retention of the front 55' of the building does serve to maintain the presence on the corner of 8~h and Pearl. However, staff considers that the applicant should attempt to preserve as much of the existing building a possible. For example, retaining the entire pitch-roof portion of the building would be preferable to only the 55' portion proposed. Likewise, steps should be taken to carefully consider how the adjacent new construction can integrate with the historic building. As shown, the notion of the setting the proposed new retail space back from the facade of the historic building seems a good solution to highlight Lolita's on the Pearl Street block front. Keferring to the General Design Guidelines maybe helpful as you develop plans for the redevelopment of the building. Histor. is preservation staff acknowledges the though the applicant has put into considering ways to preserve this important historic building. The building's significance derives, in part, from its form and setting as a dominant feature on the corner of Sth and Pearl Street. As has been mentioned before, a condition of Site Review approval will require the applicant's submittal of a completed application to landmark the building and a portion of the property as per policy 2.33 Preservation of Historic and Cultural Resources of the Boulder Valley Comprehensive Plan. Staff recommends that this occurs as soon as possible so that we can schedule a designation hearing. This will allow the Landmarks Board to review the proposed landmark and boundary in the context of the larger re-development of the property so that the subsequent Planning Board review will include the Landmark Board's comments and recommendations. Please note that the historic preservation ordinance (9-11-5(a)) states that once a completed application made by the property owner is received, a public hearing must be heard by the Landmarks Board between 60 & 120 days of the application date. For more information regardu1g this matter, please call James Hewat at 303.441.3207. 1. What would be the most effective procedure to expedite the renovation of the existing structure while ensuring a commitment to support the full development concept prior to final approval of the Landmark and Site Review application? Early input from the Landmarks Board on the demolition of the rear portions of the building and the restoration of the rcmaizung building will be the most effective procedure. The proposed retention of the front 55' of the building does serve to maintain the presence on the corner of 8t~' and Pearl. However, staff considers that the applicant should attempt to preserve as much of the existing building a possible. For example, retaining the entire pitch-roof portion of the building would be preferable to only the 55' portion proposed. Likewise, steps should be taken to carefully consider how the adjacent new construction can integrate with the historic building. As shown, the notion of the setting the proposed new retail space back from the facade of the historic building seems a good solution to highlight Lolita's on the Pearl Street block front. Referring to the General Design Guidelines may be helpful as you develop plans for the redevelopment of the building. Historic preservation staff acknowledges the thought the applicant has put into considering ways to preserve this important historic building. The building's significance derives, in part, from its form and setting as a dominant feature on the corner of 8th and Pearl Street. Emphasis on the areas and ways the building will be restored will be important. See response #5 for more information and recommendations. 2. Would Tistoric Preservation staff please outline the next steps in processing the Landmark Application and any future meetings with the Landmark's DRC to confirm our understanding of their recommended approval process? Staff recommends that the owner submit a Landmark Application for the building, along with a description and justification for a landmark boundary. All applications for Landmark designation must be heard within 60-120 days after submittal. Submittal of a Landmark application will allow the Landmarks Board to review the proposed alterations and landmark boundary in the context of the larger re- development of the property. If Site Review is requested, staff will recommend landmark designation of the building as a condition of approval as per policy 2.33 of the Boulder Valley Comprehensive Plan. Removal of the rear addition, and any portion of the gabled original portion will require a public hearing before the Landmarks Board. Staff is willing to take a conceptual plan to the Landmarks DRC for review prior to your full board submittal. This is a conceptual review much like a concept review from Planning Board, in that no decisions or conclusions are made, and is considered ex parte commuiucations by the Landmarks Board. Staff recommends having your full board review for the removal of the rear portion of the building and restoration of the remaining building prior to site review submittal, or preparation of building permits for a by-right development. If designation is recommended to City Council by the Landmarks Board, and the removal of rear portions is approved, then staff suggests submitting for site xeview if requested. The designation application would not be heard by the City Council until a final decision is rendered on a site review application to allow the applicant to withdraw the application for designation. If no site review is requested, the designation would be taken to City Council within the required 100 day timeframe from the Landmarks Board hearing. Revised Historic Preservation Concept Review Comments for 900 28t'' Street 05/02/2008 The revised proposal calls for an intensive re-development of the 112,000 square foot lot including the construction of several new buildings to provide 59 new housing units in approximately 84,000 sq. ft. of floor area. The Green Shield Building currently contains 15,800 sq. ft. of floor area. Revised drawings indicate the level of re-development on the lot has not been significantly reduced. However, the mass of the building previously at the west side of the site has been shifted and integrated into the proposed building at the east and north, leaving the west end of the property as open space. The site plan shows a series of four connected pavilions together comprising building B which is to be served by a 270 space subsurface parking lot accessed from Aurora Avenue by way of a ramped entryway set between the Green Shield Building and the proposed "building B". the site plan also indicates that building B is to be approximately 42' in height, eight feet higher than. the 34' high Green Shield building. Revised plans for 900 28th Street indicate lessen the effect on the context and setting of the Green Shield Office Building than did the previous proposal. Historic preservation staff acknowledges the effort the applicant has put into preserving the landscaped park-like area immediately west of the existing building by eliminating the 25,000 sq. ft. residential building shown in the prior submittal. As mentioned i11 earlier written comments, the building's significance derives, in part, from its setting and landscaping features including mature vegetation, pathways, and stone retaining walls. The preservation of this area as "open space" will maintain the landscape features and park-like context in which the Green Shield building is located. However, staff considers that the placement of the ramp to the underground parkuzg is problematic as it will dominate the view if the Green Shield building from the southeast. An alternative might be to locate the parking entrance at the southeast corner of the property between building B and the office building to the east. In addition, the real or apparent mass and scale of building B should be reduced. In particular, the height of the south pavilion of building B should be reduced to two stories; perhaps then stepping up to three and four stories as the building moves north. Effort should also be made to further articulate the mass and detailing of building B to mitigate its massing. In particular, the south facade should be designed in a manner that addresses the pedestrians and "plaza" facing elevations should be designed in a manner that is more human in scale. As has been mentioned before, a condition of Site Review approval will require the applicant's submittal of a completed application to landmark the building and a portion of the property as per policy 2.33 Preservation of Historic and Cultural Resources of the Boulder Valley Comprehensive Plan. Staff recommends that this occurs as soon as possible so that we can schedule a designation hearing. This will allow the Landmarks Board to review the proposed landmark and boundary in the context of the larger re-development of the property so that the subsequent Planning Board review will include the Landmark Board's comments and recommendations. Please note that the historic preservation ordinance (9-11-5(a)) states that once a completed application made by the property owner is received, a public hearing must be heard by the Landmarks Board between 60 & 120 days of the application date. For more information regarding this matter, please call James Hewat at 303.441.3207. August 4, 2008 Site Review Comments for the Odd Fellows Temple 1541-45 Pearl Street LUR2008-00066 The Romanesque-Revival Odd Fellows Temple at 1541-45 Pearl Street was constructed in 1899 for the International Order of Odd Fellows, one of the oldest fraternal groups in the United States. Located at the east end of the Downtown Historic District (designated in 1999), the building is considered a contributing resource to the area and is likely also eligible for individual listing in the National Register of Historic Places. The building is one of the Boulder's more notable historic buildings and its contuzued preservation is important to the heritage of the city. As the property is contributing to the historic district and therefore protected under 1oulder's historic preservation ordinance, there are no recommended historic preservation conditions of Site Review approval, per policy 2.33 Preservation of 1-listoric alzd Cultural Resources of the Boulder Valley Comprehensive Plan. Submitted plans for the construction of the elevator tower at the north (rear) elevation were reviewed earlier this year by the Landmarks design review committee. The committee considered the proposed addition modest in scale and impact, consistent with the historic preservation ordinance and applicable design guidelines, and necessary to the functionality of the building. For these reasons approval for the addition was granted by the committee. If you have questions regarding this matter, please call James Hewat at 303.441.3207. August 4, 2008 Site Review Comments for 4051 Broadway LUR2008-00053 The applicant's submittal of a completed application to landmark the barn and a portion of the property (as per policy 2.33 Preservation of Historic and Cultural Resources of the Boulder Valley Comprehensive Plan), in February of 2008 has satisfied the historic preservation condition for Site Review approval. The application to Landmark the building was reviewed by the Landmarks Board on June 3, 2008. An ordinance fvr the designation of the building and associated property will be reviewed in a public hearing by the City Council for possible designation on September 2, 2008. Plans indicate that a portion of proposed building #1 is to be located on the western boundary of the proposed landmark area. If the building extends over, or is on the boundary, that portion of the building will be subject to review of a landmark alteration certificate by the Landmarks Board. Otherwise, the Board has no formal review of construction on the property that occurs outside of the landmark boundary. If you have questions regarding this matter, please call James Hewat at 303.441.3207.