5B - Landmark Alteration Certificate for 1507 Pine St. (HIS2009-00062)
MEMORANDUM
March 4, 2009
TO: Landmarks Board
FROM: Susan Richstone, Long Range Planning Manager
James.Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate to rehabilitate and construct a two-story, 5,050 sq. ft. rear
and side addition to the landmarked Temple-Bowron House at
1507 Pine Street, per Section 9-11-18 of the Boulder Revised Code
(HIS2009-00062)
STATISTICS:
1. Site: 1507 Pine
2. Zoning: RMX-1 (Residential Mixed Use-1)
3. Owner: Clifford I. Neuman
4. Applicant: Craig Bundy, Architect
5. Site Area: 13,962 sq. ft.
6. Existing Bldg: 4,867 sq. ft.
7. Proposed Addition: 5,050 sq. ft.
8. Proposed Ht: Tower 47', 246 sq. ft. third story addition 34',
two-story addition 27'.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board make the following motion:
The board denies the proposal for the rehabilitation and construction of a 5,050
sq. ft, rear and side addition to the landmarked Temple-Bowron House (a.s
shown on landmark alteration certificate drawings dated 04.09.2009), in that it
fails to meet the standards h-t Chapter 9-11-18 (a)(b, 1-3), B.R.C. 1981, and is not
consistent with the General Design Guidelines, in that the proposed work will
damage the historic character of the property.
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SUMMARY:
• On March 19, 2008 the Landmarks Design Review Committee (LDRC)
reviewed a proposal to construct an approximately 5,050 sq. ft., two-story
and three -story addition at the north and east elevations of the 4,867 sq.
ft. Temple-Bowron house and referred the application to the full
Landmarks Board for a public hearing.
a Constructed in 1883 for prominent Boulder businessman Edwin J. Temple,
the property was designated an individual landmark by the Boulder City
Council on January 18, 1977.
® The proposal calls for the reconstruction of the front porch and historic
tower based upon historic photographs of the house.
Staff considers construction of the proposed addition would
damage and adversely affect the historic or architectural value of
the landmark property in that the building is of high architectural
and historic significance and would be overwhelmed by the new
constru ction.
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Figure 1. 1507 Pine, northwest corner
PROPERTY DESCRIPTION:
Located at the southwest corner of Pine and 15th Streets, the 13,962 sq. ft. lot
contains an imposing two and one-half story Italianate house constructed for
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local businessman and early regent of the University of Colorado, Edwin J.
Temple. The prominent location and generous size of the lot affords the Temple-
Bowron house high visibility in the potential Whittier Historic District in which it
is located, especially when approached from the north, south, and west.
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Figure 2. Location map
REQUEST:
This application requests an addition to create one non-restricted housing unit
and three age-restricted congregate care units and to restore the historic front
porch and tower. The project calls for attached garages for all units.
The property is located in a Residential Mixed 1 (RMX-1) zoned area which, by-
right, allows for detached dwellings, duplexes, attached dwellings, and
congregate care facilities. Currently, the building is in a non-standard office use
for the area, the result of a prior use review that will need to be rescinded .for the
requested congregate care facility.
The site plan for the property shows the proposed addition to extend 32' north
from the rear of the house, 30' east from the side of the house and 2' west toward
151h Street to add approximately 5,050 sq. ft. of floor space to the existing 4,867 sq.
ft. house. The rear (north) wall of the house is shown to be set back the required
25' and the first floor level to contain four., one-car garages and three carport
spaces to be accessed from the back alley.
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Figure 3. Proposed Site Plan
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Figure 4. South elevation - existing and proposed
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Figure 5. West elevation - existing and proposed
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Figure 6. North elevation - existing and proposed
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Figure 7. East elevation - existing and proposed
Elevations show the proposed two-story addition to be more simply detailed
than the main house and to feature a flat roof, stucco connector at the east
elevation, double hung windows with lintels and sills, a second story bridge
connecting east and west portions of the addition, and overhead four, one-car
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garage doors facing onto the alley. Plans for the restoration of the front porch
based upon the 1949 tax assessor photograph show a stepped porch extending
south, to the west side of the house, and providing access to the front door of the
house. Plans also call for the reconstruction of the historic tower to a height of 47'
that was removed in 1947 at the same time the original porch was removed.
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Figure 8. Perspective Rendering from southwest
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Figure 9. Perspective Rendering from northwest
CRITERIA FOR THE BOARD'S DECISION:
Subsection 9-11-18(b1-3)(c), B.R.C. 1981, sets forth conditions an application must
meet in order for the Landmarks Board to issue a Landmark Alteration
Certificate.
(b) Neither the landmarks board nor the city council shall approve a landmark alteration
certificate unless it meets the fallowing conditions:
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(T) The proposed work preserves, enhances, or restores and does not damage
or destroy the exterior architectural features of the landmark,
(2) The proposed work does not adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark;
(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;
(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 (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 significant exterior architectural features of the landmark?
Staff finds the proposed rehabilitation of the historic house and reconstruction of
the tower and porch will not damage or destroy the exterior features of the
contributing house as it is generally compatible and consistent with the General
Design Guidelines. However, it is staff's opinion that the proposed addition will
damage the architectural features of the landmarked property by overwhelming
the Temple-Bowron house. The building is of high architectural significance and
the primary character-defining feature of the designated property. In terms of
mass, scale, and location the proposed new construction is not consistent with
the General Design Guidelines (see Design Guidelines analysis section) and will
compromise the landmarked property.
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the landmark?
Staff finds that the proposed application will adversely affect the special
character of the landmark. Approximately 5,050 square feet in size, the proposed
addition's location, mass, and scale is generally incompatible with the General
Design Guidelines, will overwhelm the 4,867 sq. ft. historic house and have an
adverse effect on the lan.dmarked property. It may only be appropriate to
construct a smaller addition to the rear of the house.
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3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed buildings compatible with the character of the
landmark?
Little detail is provided as to materials proposed for the addition other than
indicating that it would be constructed of brick. Elevations do show the addition
to be detailed more simply and with forms that reference the historic house.
c. The Landmarks Board is required to consider 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.
Plans call for the construction of a universal access interior elevator in the
proposed addition.
Design Guidelines
The board has adopted the General 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 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 ADDITIONS TO HISTORIC
BUILDINGS _
Windows
3.7
Windowws, the elements that surround theist, and their relationship to one another are one of the
most important character-defining elements of a historic structure and should be preserved.
Improper or insensitive treatment of *the windows on a historic structure can seriously detract from.
its architectural character. Windows on facades visible front public streets, particularly the front
a(wde, tire especially important.
Guideline Meets
Guideline?
Retain and preserve existing historic Plans do not specify as to whether or Maybe
windows including their functional
not the windows and frames on the
decorative feat uYes In some cases, it
historic house will be retained,
might be appropriate to use window rehabilitated, or replaced. Four
elements from the side or rear
elevations to repair those on the front. historic windows on the north
elevation and two windows on the
west will be lost to accommodate the
proposed addition.
3.8 Doors
Front doors and primary entrances are among the most important elements of historic buildings.
A e original size and proportion o a front door, the details o the door, the door surround, and the
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placement of the door all contribute to the character of'the entrance.
Guideline Meets
Guideline?
2 Retain and preserve the functional, Plans do not specify as to whether or
proportional and decorative features of not the doors, windows and frames Maybe
a primary entrance. These features on the historic house will be retained,
include the door and its frame, sill, rehabilitated, or replaced.
head, jamb, moldings, and any
flanking windows.
10 Windows in additions and new Proportions and patterns on addition Yes
buildings should reflect window are generally compatible with main
patterns and proportions of the house.
existing for elevations visible from
public streets, relationship of voids to
solid should also be compatible.
.13 Symmetry or asymmetry of openings Symmetry of fenestration on Yes
should be maintained. proposed addition appears generally
compatible with historic house.
4.0 Protection of Historic Buildings and Sites Meets
Guideline?
.1 Construct new additions so that there is Entire wall including small rear No
the least possible loss of historic fabric addition, rear shed dormer and four
and so the character-defining features of historic windows on the north
the buildings are not destroyed. elevation will be removed or
obscured by proposed addition.
Reduce size of connection of
addition to preserve northwest
corner and as much of north wall as
possible.
.2 New additions should be constructed so Removal of the addition would No
that they may be removed in the future result in damage to the north and
without damaging the historic building. east (both secondary) elevations of
the building. North addition,
dormer, and six windows will be lost
as a result of proposed addition.
It is not appropriate to construct an Mass and scale of addition is No
3 addition that will detract from the inappropriate. West wall of addition
overall historic character of the should be set back behind west wall
building. of historic house, south elevation of
addition should be set back at least
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I I to north wall of house.
4.2 Distinction from Historic Buildings Meets
Guideline?
All additions should be discernible from the historic structure. When the original design is
duplicated the historic evolution of the building becomes unclear. Instead, additions should be
compatible with the historic architecture but clearly recognizable as new construction.
i Distinguish an addition from the Addition should be more clearly No
historic structure, but maintain visual distinguished from the historic
continuity between the two. One house by way of connector, setback,
common method is to step the addition and difference of material/finish.
back and/or set it in slightly from the
historic structure. Every project is
different and successful designs may
incorporate a variety of approaches.
2 Do not directly copy historic elements. Historic. elements are generally Yes
Instead, interpret historic elements in referenced through fenestration and
simpler ways in the addition. forms.
3 Additions should be simpler in Addition is relatively simple in Yes
detail than the original structure. design.
An addition that exhibits a more
ornate style or implies an
earlier period of architecture than that
of the original is inappropriate.
4 The architectural style of additions Stylistically references house in an Yes
should not imitate the historic style but appropriate manner.
must be compatible with it.
Contemporary style additions are
possible, but require the utmost
attention to these guidelines to be
successful. The use of two distinct
historic styles, such as adding Tudor-
style half-timbering to a Classic
Cottage, is ina p ropriate.
4.3 Compatibility with Historic Buildings Meets
Guideline?
Introducing new construction that contrasts sharply with an existing historic structure or site
detracts from the visual continuity that marks our historic districts. While additions should be
distinguishable from the historic structure, they must not contrast so sharply as to detract from the
original building and/or the site. Additions should never overwhelm historic structures or the site,
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in mass, scale or detailing.
1 An addition should be subordinate to Other than 246 sq. ft. stair elevator No
the historic building, limited in si-7e tower proposed addition lower than
and scale so that it does not diminish or historic house. However, staff
visually overpower the building. considers the addition will
overwhelm the historic house in
mass and scale. Reduce size of
addition.
2 Design an addition to be compatible Mass and scale of addition are No
with the historic building in mass, scale, incompatible with historic house.
materials and color. For elevations Fenestration appears generally
visible from public streets, the appropriate. Little detail provided
relationship of solids to voids in the regarding material and color.
exterior walls should also be compatible.
4 Reflect the original symmetry or Proposed addition should not No
asymmetry of the historic building. extend beyond west wall of historic
building to preserve symmetry of
historic house when viewed from
Pine and 1511, Streets.
5 Preserve the vertical and horizontal Mass and scale of proposed addition No
proportion of a building's mass. creates form that is significantly
more horizontal and is incompatible
with verticality of historic house.
4.4 Compatibility with Historic Site and Setting Meets
Guideline?
1 Design new additions so that the Landscaping plan not submitted, Maybe
overall character of the site, site however, it appears that several topography, character-defining site mature trees would be lost as a
features and trees are retained. result of the construction of the
ro osed addition.
2 Locate new additions on an Addition is to be constructed at the No
inconspicuous elevation of the historic rear and side of the historic
building, generally the rear one. building. However, projection of
Locating an addition to the front of a addition west of the primary
structure is inappropriate because it elevation toward 1511' Street is
obscures the historic f acade of a conspicuous will likely obscure
building. historic west face of the house.
3 Respect the established orientation of Proposed addition disrupts No
the original building and hjpical established orientation of the
alignments in the area. historic house. Addition should be
set back from primary west wall
(facing 1.5111 Street). At east wall,
addition should be set further back
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(north).
4 Preserve a backyard area between the Lot coverage will more than double Maybe
house and the garage, maintaining the from existing.35 floor area ratio to general proportion of built mass to .75 if addition is constructed
open space found within the area, See resulting in elimination of backyard
Guideline 2.1.1. area. Average built mass in
immediate area is high.
4.5 Key Building Elements Meets
Guidelines?
Roqfs, porches, dormers, windo,,i s and doors are some of the most important character-defining
elements of any building. As such, they require extra attention to assure that they compliment the
historic architecture. In addition to the guidelines below, refer also to Section 3.0 Alterations for
related stt estions.
Maintain the dominant roofline and Does not maintain dominant roof
orientation of the roof form to the form to the street. No
street.
2 Roo
flines on additions should be lower Rooflines are lower than historic yes
than and secondary to the roofline of the building.
on final building.
3 The existing roof form, pitch, eave These elements on addition are yes
depth, and materials should be used for generally compatible with those on
all additions. the historic building.
5 Maintain the proportion, general style, General proportion, style, location yes
and symmetry or asymmetry of the and symmetry of window patterns
existing window patterns. referenced in design for the
addition.
Use window shapes that are found on Some window and door locations, yes
the historic structure. Do not introduce shapes and designs on the addition
odd-shaped windows such as octagonal, are incompatible with historic house.
triangular, or diamond-shaped.
8 Use materials and construction similar Application does not specify type of Maybe
to historic windows. Do not use snap- windows, though are drawn as one- in muntins. over-one, double hung with no
muntin.
The proposed application does not meet the conditions of Subsection 9-11-18(b,1-
3)(c), B.R.C. 1981 of the Boulder Revised Code in that the addition would
significantly alter the special historic character of the landmarked house by
overwhelming it in mass and scale. It may only be appropriate to construct a
smaller addition to the rear of the house; one that does not greatly exceed the
width of the historic building.
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FINDINGS:
As outlined in the staff recommendation, the proposed rehabilitation and
construction at 1507 Pine Street is not consistent with the purposes and standards
of the Historic Preservation Ordinance in that:
1. The proposed addition WOUld damage the special historic exterior
architectural features of the Temple-Bowron house by overwhelming it i.n
mass and scale.
2. The mass, scale, and location would have an adverse effect on the historic
character of the Temple-Bowron house.
3. The request is generally inconsistent with the Historic Preservation
Ordinance and Sections 3 & 4 of the Gc;icrtd Design Guideh;les.
ATTACHMENTS:
A: Historic Building Inventory Form
B: Application, elevations, photographs and information provided by
applicant
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Attachment A
COLORADO HISTORICAL SOCIETY NOT FOR FIELD USE
Office of Archaeology and Historic Preservation "ELIGIBLE
1300 Broadway Denver, Colorado -=DET NOT ELIG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF BOULDER, COLORADO Boulder, County ---CERTIFIED REHAB
DATE
Project Name: BOULDER HISTORIC PLACES State ID#: 5BL609
Building Name: TEMPLE-BOWRON HOUSE Temporary 15
1Building Address: 150 PINE STREET BOULDER, COLORADO 80302
Building Owner: MORRIS E. HUTCHINSON
Owner Address: P.O. BOX 3524 BOULDER, COLORADO 80307
USGS Quad: BOULDER Quad Year: 1979 7.5
*Legal: TNSP 1N RANGE 70W SEC 30 NE1/4 SW1
*Historic Name: TEMPLE HOUSE District Name:
Block: 146 Lot: 7-8 Addition: BOULDER EAST
Year of Addition: 1872
Film Roll By: WHITACRE Film Number: BL-
Number of Negatives: 8,9 Negative Location: BOULDER
*Construction Date: ACTUAL 1882-83
Source: BOULDER LANDMARK DESIGNATION
Present Use: RESIDENCE/CONDOMINIUMS Historic Use: RESIDENCE
Condition: EXCELLENT Extent of Alterations: MAJOR
Describe Alterations: SEE ARCHITECTURAL DESCRIPTION
ORIGINAL If Moved, Date(s):
Style: QUEEN ANNE Stories: 2 1/2
Materials: BRICK Square Footage: 3352
Field Assessment: ELIGIBLE District Potential: YES-NI-91i-CONTRIBUTING
Local Landmark Designation? Name: CITY OF BOULDER Date: 1977
Yes: X No:
Associated Buildings?: YES Type: ROWHOUSES
If Inventoried, List ID Nos.:
Architect: Source:
Builder/Contractor: JOHN HAMMER Source:
Original Owner: EDWIN J. TEMPLE Source:
1507 Pine Street
Plan Shape: . . . . . . . . . .
O O • O • O • • • O
Theme(s):
Architectural Description:
Originally Queen Anne style, dramatically remodeled. Queen Anne tower
removed and hipped roof replaced with mansard roof to accommodate more living
units. Painted brick, stone sills and lintels.
Construction History:
The hipped roof was changed to a mansard roof in 1947 by Mrs. Beaulah
Shuey. The one-story brick addition at the northeast corner was added in 192e
Sometime after 1964, the roof of the original Queen Anne tower was removed any
the one-story wood porch on the south side was removed.
Historical Background:
The original owner of this house was Edwin J. Temple, who was engaged in
many business enterprises during his life. He worked in the milling business
and in a grocery business in Blackhawk. He later began freighting goods in tt
vicinity of Leadville and became interested in mining. He moved to Boulder it
!881, although he continued to have scattered business interests. He had a
ranch in Routt County, and investments in property and cattle in New Mexico.
was vice president of the Pawnee Cattle Company of Colorado.
In addition to his business activities, Edwin Temple was involved in
Boulder's educational institutions. He was a member of the Board of Regents c
the University of Colorado, and served on the Boulder School Board for ten
years. He was a member of the City Council, a director of National State Banl
and the Boulder Electric Light Company. Edwin Temple was married to Nina M.
Smith, daughter of pioneer Nelson K. Smith.
Architectural Significance:
Represents the work of a master.
-X- Possesses high artistic values-
Represents a type, period or method of construction.
Historical Significance:
TR.. Associated with significant persons.
Associated with significant events or patterns.
Contributes to an historic district.
Statement of Significance:
Constructed in 1882-83, this is one of Boulder's earliest homes and due
its location, the house is a familiar visual feature of the community. The
building is also significant for its association with Edwin Temple, a member
the Boulder City Council and an influential businessman involved in real esta
ranching, mining, and freighting.
1507 Pine Street
References:
Susan Baldwin, Boulder Historic Places Inventory 1977
Boulder County Assessor's Office
Portrait and Biographical Record of Denver and Vicinity, Chapman
Publishing Co. 1898, p.351-53
Daily Camera, Feb. 4, 1929
Bixby, Amos The History of Clear Creek and Boulder Valleys, 1880 p.683
Surveyed by Whitacre/Simmons Affiliation: Front Range Research
Date: 1986
0, City of Boulder Planning and Development Services Attacliment B
44 LANDMARK ALTERATION CERTIFICATE APPLICATION
Date of application: ei 111 '11 Case number: HIS
Property address: 1EjG71 Pt W & ST. Historic District/Landmark name: T'E-t~ PLC ' I3 v~til ~O~
Applicant name: C-L -1 F1- lf4 I,u "A A-1-4 Relationship to project (e.g., architect, contractor): 0 W?4
Phone: 303, A44,4SCl Mobile phone: Fax: 3 3.444 •4t43
Applicant's mailing address: IS6-1 Flt~~ S~ ?L-Df- V- Ca -43.0
Street City State Zip
Property owner's name: e-~'~ 1't ~0 N~/kt,-A Daytime phone:
Property owner's address: 1SP-1 P 1 P4 I -ST• ia V 0L-D e I- C o 4 -3G Z,
Street City State Zip
PROJECT DESCRIPTION: Please list all exterior alterations proposed for the property in the space provided below. Please
see the following pages for submittal requirements. Ali 4 pages must be included in the application.
INITIAL CODE REVIEW
The following applications require initial review and sign off by a project specialist or zoning administrator prior to
acceptance of a landmark alteration certificate application. Please mark all applicable boxes.
❑ New detached construction (accessory structure, garage, new residence, shed, etc)
❑ Dormers ❑ Porches ❑ Fences ❑ All new additions
THIS SECTION IS FOR STAFF USE ONLY ,
Property Zoning'PMK_I Lot Size: 13, i6 L. 54 Required setbacks: Floodplain:
Prior Reviews (Use Review, PUD, etc) s-r. Sr.f_
Other Applications which may be required based on proposed application: E1~-->±o sc r.d { ~r r- u+~ °w ,r~ ~~~d
Preliminary Comments: '1\11C CI',no ~Jt~ il~c . r?r;::~'J~~ +O C./(?I+./.c:n_y~ r'„T.4_ Lc=Y~'•^~ I
1 5'5 Reviewed by: Date:
This section is o customer service review, and does not conslitule a formal review of all applicable codes and iegufolions. All sections of the
Boulder Revised Code must still be adhered to prior to erformin on work.
FPIeose submit this completed application, along with the required information outlined on the following pages to a project
alist. Applications for the design review committee must be received on the Friday prior to your requested design
loon
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 2)
Shown below and on the facing page is a list of the most common types of alterations. Please check off the
type of work you are proposing and follow the application requirements listed to the right.
TYPE OF STAFF REVIEW
ALTERATION: City staff may review common types of applications, which involve minor alterations. This
(Please check all type of review can have a quick approval turn-around providing the applicant submits a
that apply) complete application form with documentation and the proposed alterations meet the
❑ Landscaping applicable design guidelines.
❑ Paint A complete application submittal includes:
❑ Roofing ❑ This application: Completely filled out
❑ Fence (rear / side yard only if ❑ Plans and elevations: All drawings should be to scale, with dimensions, and as
maximum 5' tall with minimum detailed and clear as possible, whether or not an architect or contractor is
1" spacing between pickets) involved. Both existing structure and proposed changes should be shown.
Fences: bring to-scale drawings showing dimensions and spacing between
❑ Restoration of Existing Features pickets.
DOWNTOWN ONLY: ❑ Photographs: Comprehensive color photos of the structure and of details that
relate directly to the requested alteration are required.
❑ Commercial owning
❑ Samples: Color chips of paint are required. Printed samples of roofing types are
❑ Commercial patios helpful.
❑ Commercial signs
TYPE OF DESIGN REVIEW COMMITTEE (LDRC)
ALTERATION: City staff and two designated members of the landmarks board review applications for alterations
(Please check all to buildings or special features and determine within 14 days after a complete application is filed
that apply) whether or not the proposed work would have a significant impact upon or be potentially
❑ Deck/ porch detrimental to a landmark site or historic district. Large projects usually require more than one
meeting and may be referred by the Committee to the full Landmarks Board for review.
[3 Doors /windows
❑ Dormers / skylights The following documentation is required to initiate review by the Design Review Committee:
Additions -ff" This application: Completely filled out
❑
15- Photographs. Photos of existing building and surrounding context
❑ Fence (front yard or
rear/ side yard if over ❑ Drawings: All drawings should be to scale, with dimensions, and as detailed and clear
5' tall or less than 1 " as possible, whether or not an architect or contractor is involved. Both existing structure
spacing between pickets) and proposed changes should be shown. Examples are available if needed.
❑ New garage / accessory The following documentation is required for final review and approval:
building (340 sq. ft. and e- Scaled site plans: including existing and proposed site plans
under) El' Elevations: usually'/a" = V scale including existing and proposed elevations
❑ Other 0 Materials: Specific materials used should be noted on plans. Samples may be requested.
?T Colors: paint/stain color chips
tl Photographs: photos of existing building from all sides and existing context
❑ Manufacturers/catalogue "tear' sheets
❑ Fences: bring to-scale drawings showing dimensions and spacing between rails.
❑ Details
The following may be requested prior to final approval:
❑ Building sections ❑Methods of restoration ❑Study model or 3-D simulated model
TIP: For large or complex projects you are encouraged to contact a Historic Preservation Planner early in your project before
detailed drawings are completed.
All completed applications for LDRC review must be turned in by noon on the Friday prior to the requested meeting. Please note
that your requested DRC meeting may not be available due to scheduling. The Committee meets at 9:00 a.m. every Wednesday
(except holidays) at the P&DS Services Center on the 3" floor of the Park Central building, 1 739 Broadway. Please call and ask for
i
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 3)
LANDMARKS BOARD (LB)
TYPE OF New free-standing construction greater than 340 square feet, or the demolition or moving of
ALTERATION: structures requires review by the entire Landmarks Board. A public hearing is required in order to
(Please check all issue an alteration certificate under these circumstances. The full board meets once a month,
that apply) usually on the first Wednesday. Submittal deadlines are listed on the following page. All
applications must be submitted to a project specialist by 4:00 pm 20 days prior to the hearing.
❑ New free-standing Public hearings must be held within 60 days after a completed application is received. All public
construction hearings for landmark alteration certificates are conducted as quasi-judicial proceedings. After a
(over 340 sq. ft.) public hearing, a Notice of Disposition is served to City Council regarding the recommendation of
the Landmarks Board. The City Council has 14 days to call up a decision to approve a landmark
alteration certificate application made by the Landmarks Board. If the Landmarks Board votes to
❑ Demolition deny a landmark alteration certificate application, the City Council has 30 days in which to call up
(includes primary the decision.
and/or accessory
buildings) A complete application submittal includes the same as that required for the Design Review
Committee as listed on the proceeding page plus the following items:
❑ Application called
up from DRC Previous Page requirements (Listed under LDRC)
0' Written project description
21 10 folded copies of project drawings, showing existing and proposed conditions (preferably
24"x36") plans, including:
Scaled site plan (existing and proposed)
Scaled elevations for all sides of the building (existing and proposed) at
1/4" or 1/8" scale.
■ Sketches, as needed
10 copies of any color renderings or photographs, color samples, etc. (preferably no
greater than 11 "x17")
1 reduced (8 1/2"x 11 copy of all materials submitted
At the request of staff or the board, the following may also be required as part of your application:
❑ - Building sections ❑Methods of restoration ❑Study model or 3-D simulated model
TIP: Projects which are required to be reviewed by the full board should be presented to staff early in your project before
detailed drawings are initiated. Please contact us prior to submitting an application as these projects and reviews are usually
complex. We encourage you to complete the initial code review section on page 1 of this application prior to contacting us.
Call (303) 441-1880 and ask to speak with a Historic Preservation Planner.
agree to perform the work described herein, in accordance with the plans and/or specifications submitted and with
all provisions of the Historic Preservation Code, Building Code, Zoning Ordinance and Health Regulations of the City
of Boulder as enumerated in the Boulder Revised Code, 1981.
r 2 / r
e4l
Signature of owner or aut / rized agent for owner Date
Contact Us:
Planning & Development Services - Historic Preservation Program
1739 Broadway, 3`d Floor
Boulder, CO 80302
(303) 441-1880
Http://www.boulderhistoricpreservation.net
12,
-3
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 4)
FOR STAFF USE ONLY
Date completed application received by Planning and Development Services
Date of initial DRC meeting
Date(s) of follow-up DRC meetings
Date of Full Board Hearing
Date Application Approved/Denied
Date of Building Permit Review
Date Case Closed
Date case sent to imaging
2009 Landmarks Board Meeting Dates and Application Submittal Deadlines
Landmarks Board meetings are generally held the first Wednesday of each month at 6 p.m. in the Municipal Building, Council
Chambers Room, located at 1777 Broadway. Landmark Alteration Certificate applications scheduled for a public hearing before
the full Landmarks Board are due by 4:00 pm 27 days before the meeting date. All applications must be submitted through a
project specialist.
Board Meeting Submittal Deadline
February 4 January$
March 4 February 5
April 1 March 5
May 6 April 9
June 3 May 7
July 1 June 4
August 5 July 9
September 2 August 6
October 7 September 10
November 4 October 5
December 2 November 5
Craig Bundy Architects P.C.
1445 Pearl Street, Suite 201
Boulder, Colorado 80302
303 444 4589
ARCHITECT'S WRITTEN STATEMENT 9 April 09
Temple - Bowron House, 1507 Pine Street
The property is zoned RMX-1. The property is currently used for law offices on the first
and second floors, and for residential on the third floor. It is designated as an historic
landmark known as the Temple-Bowron House and is an example of the Victorian
Second Empire style. The home has been rescued and restored by its current owner of 22
years. The exterior brick has been stripped of years of old paint and the interior brought
back to its original standards.
The proposed project would be use by right and require a two story addition to the
existing three story structure that would house the following use. Per the Land Use
Regulations four (4) residential units are allowed on the site. One ( 1) non restricted unit
and three (3) age restricted units. 60 years of age or older. Also included is a proposal to
rebuild the historic tower and porch demolished over 50 years ago.
The first two floors of the existing structure will be converted back to one non-restricted
residential unit. The existing third floor unit will be renovated and converted to an age
restricted unit and two additional age restricted units will be built on the site along with
garage space for eight cars. All units will be accessible via individual elevators. An
additional component of the project will be a shared kitchen and during room. Social
services will also be provided for the residents residing in the age restricted units.
The home is built in the center of a double corner lot measuring 100 feet wide and 140
feet deep. The main body of the house is set back 35 feet from the property line. The
neighboring two houses to the east are setback only 15 feet. The existing eastern side
yard setback is 32 feet where 3 feet is allowed, the existing western side yard setback is
24 feet where 12.5 feet is allowed and the existing rear yard setback is 57 feet where 25
feet is allowed.
GENERAL DESIGN GUIDELINE COMPLIANCE
It is normal for buildings to evolve over time as additional space is needed or
uses are accommodated. New additions within the historic districts are
appropriate as long as they do not destroy historic features, materials, and
spatial relationships that are significant to the original building and site. They
also must be distinguishable from the historic architecture.
The proposed addition would be within the required rear and side yard setbacks which are
allowed per the Land Use Regulations. The design solution maintains the historic
features, materials and spatial relationships that are significant to the original building
and the site. It is nonnal for buildings to evolve over time, expanding into space that was
once open on the site. The proposed addition is setback 87 feet from the front property
line on the east side and 73 feet on the east side allowing the original structure to
maintain the dominant visual importance. The addition is further separated from the
existing structure by a change of material. A wall material of stone veneer will separate
the existing building from the new addition on the west and east sides respectively. The
change in material provides a clearly discernible line distinguishing the existing historic
structure from the new allowing the historical evolution of the project to be clear.
Restoration of the tower and the porch will further strengthen the visual prominence of
the original structure.
New additions should not compromise the integrity of the original structure or
site, whether through direct destruction of historic features and materials or
indirectly through their location, size, height or scale.
The owner has spent a lot of time and money lovingly restoring and preserving the
integrity of this structure. His proposal will rebuild the historic tower and front porch
bringing it back to its' original level of detail.
As stated previously we feel the location of the addition is appropriate. Much has been
said in design review committee with regard to the placement of the addition. The
committee has recommended that the addition only be placed to the rear of the existing
structure and would support encroachment into the rear yard setback. This however,
results in a building over 110 feet long and because it is seen predominantly from two
sides, the south and the west, it appears uncharacteristically long and violates the spatial
relationship it needs with the alley. The encroachment into the rear yard setback seems
forced and uncharacteristic.
Care has been taken to incorporate massing and fenestrations in the addition that are
compatible with the existing structure. The height is only two stories as compared to the
three stories of the existing structure.
Additions should be compatible with, but discernible from, the historic
architecture. When the original design is duplicated the addition is
indistinguishable and the historic evolution of the building becomes unclear.
Conversely, when design elements contrast too strongly with the original
structure the addition will appear visually incompatible.
We believe the architecture of the addition's proportions, method of separation and
details combine the elements that compliment the existing structure clearly defining the
old from the new. We have made no attempt to copy details and filigree, but have
concentrated on the massing and rhythms of the existing structure.
The appropriate location of an addition to an existing building will depend on the
character of the existing building and its site, adjacent buildings, and the area as
a whole. While every site is unique, generally additions are most appropriate at
the rear of the structure. The addition should be designed and located so
significant site features, including mature trees, are not lost. An addition should
not overpower the site or dramatically alter its historic character, and should be
subordinate to the existing structure.
The neighborhood as a whole has been allowed to expand undeterred over the years, from
setback to setback. As in many neighborhoods, some of these expansions have ignored
the historic context and some have embraced it. This particular section of 15th street is no
exception. In viewing the context of the block in general terms, this property (1517 Pine)
is out of context. In viewing the area as a whole it seems totally within context to expand
primarily to the north but also somewhat to the east and to the west. The height of the
addition is a full story less than the height of the original structure. The clearly defined
material separation makes a definite break between the new and old.
We believe the positioning of the addition enhances the existing building and that the
location of an addition at the rear of the existing structure extending to the alley to be a
specific interpretation of a general statement meant to allow for discretion in evaluating
design options. By using the word generally the guidelines are considering the project as
a whole and are not specifically implying that this is a rule of design. Here, the original
structure straddles the shared double lot line, and the front of the building is setback 15
feet from the other building fronts on the block. Wrapping the addition containing the age
restricted units behind and below the historic structure preserves its prominence while
also protecting the trees and open space along the 15th and Pine Street frontages.
We believe this design solution to be a response to the area and neighborhood as a whole
and to be in keeping with the spirit of the General Design Guidelines. We also believe the
project is an appropriate design solution that restores the existing structure to its previous
use while addressing a housing need that the City has specifically provided for in the in
the Land Use Regulations.
Craig Bundy Architects P.C.
1445 Pearl Street, Suite 201
Boulder, Colorado 80302
303 444 4589
WRITTEN STATEMENT
The property is zoned RMX-1. The property is currently used for law offices on the first and
second floors, and for residential on the third floor. It is designated as an historic landmark
known as the Temple-Bowron House and is an example of the Queen-Anne style. The home has
been rescued and lovingly restored by its current owner of (22 years). The exterior brick has
been stripped of years of old paint and the interior brought back to its original standards.
The proposed project would be use by right and require a two story addition to the existing three
story structure that would house the following use. Per the Land Use Regulations two
residential units are allowed on the site. Three age restricted units may be substituted for each of
the allowed residential units. The owner has chosen to exchange one of the allowed units for
three age restricted units, 60 years of age or older. The result of which will be one non-restricted
housing unit and three age restricted housing units. Also included in the proposal is to rebuild
the historic porch that was demolished some 50 years ago.
The first two floors of the existing structure will be converted back to one non-restricted
residential unit. The existing third floor unit will be renovated and converted to an age restricted
unit and two additional age restricted units will be built on the site along with garage space for
seven cars. All units will be accessible via individual elevators. An additional component of the
project will be a shared kitchen and dining room. Social services will also be provided for the
residents residing in the age restricted units.
The home is built in the center of a double corner lot measuring 100 feet wide and 140 feet
deep. The main body of the house is set back 35 feet from the property line. The neighboring
two houses to the east are setback only 15 feet. The existing eastern side yard setback is 32 feet
where 3 feet is allowed, the existing western side yard setback is 24 feet where 12.5 feet is
allowed and the existing rear yard setback is 57 feet where 25 feet is allowed.
GENERAL DESIGN GUIDELINE COMPLIANCE
It is normal for buildings to evolve over time as additional space is needed or uses
are accommodated. New additions within the historic districts are appropriate as long
as they do not destroy historic features, materials, and spatial relationships that are
significant to the original building and site. They also must be distinguishable from
the historic architecture.
The proposed addition would be within the required rear and side yards setbacks which are
allowed per the Land Use Regulations. The design solution maintains the historic features,
materials and spatial relationships that are significant to the original building and the site. It is
normal for buildings to evolve over time as and they must expand into space that was once open
on the site. The proposed addition is setback 87 feet from the front property line on the east side
and 65 feet on the east side allowing the original structure to maintain the dominant visual
importance. The addition is further separated from the existing structure by a 5 foot and 8 foot
spandrel panel of glass on the west and east sides respectively. The glass panel gives a clearly'
ll<a 111 _S wage a
discernible line distinguishing the existing historic structure from the new allowing the
historical evolution of the project to be clear. We believe that the location of the addition on the
site, within the historic setbacks, is in keeping with how a structure would evolve. The element
of the glass spandrel allows clear definition of the edges of old and new allowing the structure
to stand alone.
New additions should not compromise the integrity of the original structure or site,
whether through direct destruction of historic features and materials or indirectly
through their location, size, height or scale.
The owner has spent years and a small fortune lovingly restoring and preserving the integrity of
this structure. His proposal will rebuild the historic front porch bringing it back to its' original
level of detail.
As stated previously we feel the location of the addition is appropriate. Much has been said in
design review committee with regard to the placement of the addition. The committee has
recommended that the addition only be placed to the rear of the existing structure and would
support encroachment into the rear yard setback. This however, results in a building over 110
feet long and because it is seen predominantly from two sides, the south and the west, it appears
uncharacteristically long and violates the spatial relationship it needs with the alley. The
encroachment into the rear yard setback seems forced and uncharacteristic.
Care has been taken to incorporate massing and fenestrations in the addition that are compatible
with the existing structure. The height is only two stories as compared to the three stories of the
existing structure.
Additions should be compatible with, but discernible from, the historic architecture.
When the original design is duplicated the addition is indistinguishable and the
historic evolution of the building becomes unclear Conversely, when design elements
contrast too strongly with the original structure the addition will appear visually
incompatible.
We believe the architecture of the additions proportions, method of separation and details
combine the elements that compliment the existing structure clearly de. fining the old from the
new. We have made no attempt to copy details and filigree, but have concentrated on the
massing and rhythms of the existing structure.
The appropriate location of an addition to an existing building will depend on the
character of the existing building and its site, adjacent buildings, and the area as a
whole. While every site is unique, generally additions are most appropriate at the
rear of the structure. The addition should be designed and located so significant
site features, including mature trees, are not lost. An addition should not
overpower the site or dramatically alter its historic character, and should be
subordinate to the existing structure.
The neighborhood as a whole has been allowed to expand undeterred over the years, from
setback to setback. As in many neighborhoods, many of these expansions have ignored the
historic context and some have embraced it. This particular section of 151` street is no exception.
In viewing the context of the block in general terms this property (1517 Pine) is out of context
In viewing the area as a whole it seems totally within context to expand to the east and to the
g
~wo MM
west. The height of the addition is a full story less than the height of the original structure and
with the clearly defined spandrel glass separations makes a clear and defined break between the
new and old. Every aspect of the proposed expansion (height, setbacks, parking, etc.) is
compliant with all applicable land use regulations an and is use by right.
We believe the positioning of the addition enhances the existing building and that the location of
an addition at the rear of the existing structure extending to the alley to be a specific
interpretation of a general statement meant to allow for discretion in evaluating design options.
By using the word generally the guidelines are considering the project as a whole and are not
specifically implying that this is a rule of design.
We believe this design solution to be a response to the area and neighborhood as a whole and to
be in keeping with the spirit of the General Design Guidelines. We also believe the project is an
appropriate design solution that restores the existing structure to its previous use while
addressing a housing need that the City has specifically provided for in the in the Land Use
Regulations.
Apda flout # ~S Page P ~.,1J
Land Use Code - Definitions §9-16-1, General Definitions Certificate
Certificate of completion means a written document that is required prior to occupancy, issued for a use upon a devel-
oper's compliance with the provisions of this code and any applicable development agreement.
Change in a watercourse means any change in an existing thalweg, bed or bank of a watercourse. (Floodplain)
City manager means the city manager of the City of Boulder, Colorado, or the manager's authorized representative.
Close means the time at which a business ceases to accept additional patrons for service.
College or university means a post-secondary education provided by a public or private institution which awixds associ-
ate, baccalaureate or higher degrees, but does not include an adult education facility, vocational or trade school. ,
Commercial kitchen and catering means an establishment in which the principal use is the preparation of food or meals
on the premises, and where such food or meals are delivered to an off site location for sale or consumption.
Commercial sign means a sign which identifies, advertises or directs attention to a business or is intended to induce a
purchase of a good, property or service, including, without limitation, any sign naming a brand of good or service and any
sign which is not a noncommercial sign. (Signs)
Computer design and development facility means a business primarily engaged in the development of, or engineering of,
computer software or computer hardware, but excluding retail sales, computer hardware manufacturers and computer
repair services.
Concept plan means a generalized plan prepared in compliance with section 9-2-13, "Concept Plan Review and Com-
ment," B.R.C. 1981, for proposed projects that exceed the Site Review thresholds of subsection 9-2-14(b), B.R.C. 1981.
Conditional use means a use that is allowed within a zoning district after demonstrating compliance with specific criteria.
Congregate care facility means a facility for long-term residence exclusively by persons sixty years of age or older, and
which shall include, without limitation, common dining and social and recreational features, special safety and conven-
ience features designed for the needs of the elderly, such as emergency call systems, grab bars and handrails, special door
hardware, cabinets, appliances, passageways and doorways designed to accommodate wheelchairs, and the provision of
social services for residents which must include at least two of the following: meal services, transportation, housekeeping,
linen and organized social activities.
Construction sign means a temporary sign announcing development, construction or other improvement of a property by
a building contractor or other person furnishing services, materials or labor to the premises, but does not include a "real
estate sign." (Signs)
Contributing building means a building within a historic district established pursuant to chapter 9-11, "Historic Preserva-
tion," B.R.C. 1981, that the city manager finds is consistent with the description of the characteristics of the historic
district justifying its designation and is in substantially original condition; has had minimal changes to the defining
characteristics of the building; or has been appropriately restored to a substantially original condition. Contributing
buildings may have been previously altered with compatible additions.
Control means a fully automatic device, which can turn on, off or dim lights at predetermined times. A control includes,
without limitation, an astronomical time clock, photocell, motion detector and dimmer.
Convenience retail sales means a retail establishment offering for sale a limited line of groceries and household items
intended for the convenience of the neighborhood.
Conveyance zone means those portions of the floodplain required for the passage or conveyance of the one hundred-year
flood based on equal encroachment (measured in volume of water) of the floodplain from the edges of the flood channel
to a point where the one hundred-year flood profile will be raised by six inches or more, after considering a reasonable
expectation of blockage at bridges and other obstructions by flood borne debris. (Fooodplain)
Page #l
Stipp. 94, November 2007 Boulder, Colorado Land Use Code t gc 9-16-7
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COVER SHEET
C R A I G B l \ D Y
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• CONTACT INFO
1528 ~ "1
1515 "
.~a5 ~2z31~ OWNER:
• z~5h~ 1 222 ~ " d4,- . ~
2 ' , } 222 CLIFFORD I. NEUMAN
I
/ 1507 PINE STREET
BOULDER, CO 80302
2235 " I v2a
' ARCHITECT:
N pIN ,535
1507 CRAIG BUNDY
r CRAIG BUNDY ASSOCIATES
► ~~J 1445 PEAL STREET #201
c 1 j~ BOULDER, CO 80302 -s
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SHEET INDEX
P1 PROJECT INFORMATION
S1 PROJECT SITE PLAN
• ,v VICINITY MAP
Al FLOOR PLANS (PROPOSED)
PROJECT DATA A2 FLOOR PLANS (PROPOSED) -
1507 PINE STREET, BOULDER, CO UNIT A SF 4,577 SF A3 SOUTH BUILDING ELEVATION (PROPOSED)
BASEMENT 1,021 SF A4 WEST BUILDING ELEVATION (PROPOSED)
ZONING: RMX-1 (RESIDENTIAL MIXED USE-1) FIRST FLOOR 1,912 SF A5 NORTH BUILDING ELEVATION (PROPOSED) , _t
SECOND FLOOR 1,644 SF A6 EAST BUILDING ELEVATION (PROPOSED)
SITE AREA: 13,962 SF GARAGE 463 SF A7 HISTORIC TOWER RENOVATION ~~•••v~
BUILDING HEIGHT: 36' UNIT B SF 1,295 SF A8 HISTORIC PORCH RENOVATION
BASEMENT 92 SF A9 PERSPECTIVE VIEWS
PROPOSED HEIGHT OF ADDITION: 29' FIRST FLOOR 146 SF A10 PERSPECTIVE VIEWS
[ EXISTING BUILDING SF 5,888 SF SECOND FLOOR 1,057 SF
GARAGE 473 SF H1 BUILDING HISTORY
BASEMENT 1,021 SF UNIT CSF 1,959 SF H2 BUILDING HISTORY'
' FIRST FLOOR 1,711 SF
SECOND FLOOR 1,644 SF BASEMENT 125 SF ► ►
THIRD FLOOR 1,512 SF FIRST FLOOR 334 SF E1 EXISTING BUILDING PHOTOS
SECOND FLOOR 1,070 SF E2 EXISTING BUILDING PHOTOS
PROPOSED BUILDING SF 4,222 SF GARAGE 461 SF
I BASEMENT 836 SF UNIT D SF 2,175 SF E3 EXISTING BUILDING ELEVATIONS
FIRST FLOOR 836 SF E4 EXISTING BUILDING ELEVATIONS
SECOND FLOOR 2,304 SF BASEMENT 85 SF E5 EXISTING FLOOR PLANS (1ST,2ND)
THIRD FLOOR 246 SF FIRST FLOOR 155 SF E6 EXISTING FLOOR PLANS SECOND FLOOR 177 SF (3RD)
TOTAL BUILDING SF 11,235 SF GARAGE FLOOR 1,7416 58 SF 1" =100'-0" PROJECT INFORMATION
N1 NEIGHBORHOOD PHOTOS
TOTAL GARAGE SF 934 SF COMMON AREA 534 SF N2 NEIGHBORHOOD PHOTOS P I G 11 r z 1) r
A P C I I I I E C I
1_ Y N'
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PROPOSED ADDITION
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1116" =1'-0" 1/16° =1'-0"
1/16" =1'-0° PROPOSED FLOOR PLANS
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HISTORICTOWER
Or ADDITION
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ADDITION FROM HISTORIC a
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SIMPLIFIED FRIEZE EMPIRE STYLE
PROPORTIONAL TO
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IN MATERIAL TO DEFINE
I ADDITION FROM HISTORIC
SIMPLIFIED CONCRETE
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SIMILAR IN PROPORTIONS W
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118" = T-0" EAST ELEVATION
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REBUILT TOWER -PRESENT
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CRAIG B I J X D Y
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PERSPECTIVES
1 \1)) A10
F4 I i 1I I
TEMPLE-BOWRON HISTORY
The Second Em
~►i.'' pire style structure at 1507 Pine Street was constructed in 1883 by Edwin J. Temple. The
Temple's resided in the single family home until 1929 (pictured left), After the sale of the property to Mrs.
Bertha Shuey in 1929, the original brick structure began to experience major alterations. Mrs. Shuey
converted the structure into an apartment building. Sometime between 1929 and 1941 (pictured lower
r left), the building had been painted. In 1947, the original ornate tower and the front porch were removed,
and the Queen Anne style hip roof was removed to make way for a third story addition (pictured below).
With the third story addition, the structure further embodied it's Second Empire style with its mansard-like
upper roof and 3 -story bay window elements to go along with t
o alo he existing second floor corbeled band and
double window sets over the entry element,
c,
In 1971, the house was purchased by Robert and Prissy Bowron, The Bowron's remodeled the structure's
interior and exterior elements, most notably the re-introduction of a tower above the 3-story entry element.
_ Following this renovation, the Temple-Bowron house received Landmark designation in 1977. In 1981, the
property went through a special use review to change the apartment use to a mixed use, allowing offices
on the first and second floors, while maintaining the third story apartment use. Among the conditions of
approval of this use review were typical exterior restoration (painting, trim and gutter repair, etc.) as well
as a request to demolish the existing four car garage located on the northeast of the property.
The structure has remained largely unchanged from 1983 to present. The current owner Clifford
Neuman has taken great care to restore and maintain the historic elements of the structure. Restoration
of the interior was necessary, for it was in disrepair and had experienced fire damage in the upper level.
Perhaps Mr. Neuman's most notable contribution to the landmarked building was to strip the exterior
y paint, exposing the original brick that had been hidden for about 60 years (pictured on 1-12).
,I
TEMPLE-BOWRON -1905 NORTHEAST
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TEMPLE-BOWRON -1941 SOUTHWEST TEMPLE-BOWRON -1965 SOUTHWEST
BUILDING HISTORY
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TEMPLE-BOWRON -1993 NORTH TEMPLE-BOWRON - PRESENT NORTH
BUILDING HISTORY
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EXISTING BUILDING PHOTOS
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EXISTING BUILDING PHOTOS
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(vEXISTING EAST ELEVATION
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EXISTING FIRST FLOOR PLAN EXISTING SECOND FLOOR PLAN
1/8° _ V-0° EXISTING FLOOR PLANS
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PROPERTY TO NORTH OF 1507 PINE (222415TH ST) PROPERTY TO WEST OF 1507 PINE (1419 PINE ST.)
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SOUTH ALLEY VIEW OF 1527 PINE ST. EAST ALLEY VIEW OF 2223 16TH ST. ✓
NEIGHBORHOOD PHOTOS
CRAIG BI'\DY Nl
A P C H I T F, f'I L a E
00
44
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NORTH WEST VIEW OF 1535 AND 1543 PINE ST. NORTH VIEW OF 1535 AND 1543 PINE ST.
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NORTH VIEW OF 1543 PINE ST. - SOUTH VIEW OF 1540 PINE ST.
NEIGHBORHOOD PHOTOS
I l l l: