Loading...
5B - Landmark Alteration Certificate to remove a non-historic addition at 1818 Walnut St (HIS2009-00145) MEMORANDUM September 2nd, 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 remove a non-historic rear addition and in its place construct a new addition at the contributing property at 1818 Walnut Street in the Chamberlain Historic District per Section 9-11- 18 of the Boulder Revised Code (H1S2009-00145). STATISTICS: 1. Site: 1818 Walnut Street 2. Historic District: Chamberlain 3. Zoning: RH-2 (Residential High- 2) 4. Lot size: 4,137 sq. ft. 5. Applicant: Christopher Melton 6. Owner: Tim Shook 7. Date of Construction: c.1901 8. Historic Name(s): Hotchkiss House Staff Recommendation: Staff recommends that the Landmarks Board make the following motion: The Landmarks Board approves the proposal to construct an addition at 1818 Walnut Street in that it generally meets the standards in Chapter 9-11-18 B.R.C. 1981, and is generally consistent with the General Design Guidelines, subject to the conditions below, and adopts this memorandum as findings of the board. CONDITIONS OF APPROVAL 1. The applicant shall be responsible for ensuring that the development shall be constructed in compliance with all approved plans on file in the City of AGENDA ITEM #5B PAGE 1 S: \ PLAN \ data \ longrang \ HIST\ALTCERTS\ Historic Districts \ Chamberlain\ Wainut.1818\ 09.02.09 memo.doc Boulder Community Planning Department, except as modified by these conditions of approval. 2. That eaves on the proposed addition be enlarged slightly to be more consistent with those on the historic house and that this change be reviewed and approved by the City of Boulder Community Planning Department. 3. Prior to a building permit application, the Applicant shall provide details regarding exterior wall materials, door and windows, and roofing materials to staff for review and approval. The applicant shall demonstrate that the design details are in compliance with the intent of this approval and the General Design Guidelines. This recommendation is based upon staff's opinion that with the conditions listed above, the proposed construction will be generally consistent with the conditions as specified in Section 9-11-18 of the Boulder Revised Code, and the General Design Guidelines. Background: • This application was referred to the Landmarks Board by the design review committee on July 8f, 2009. • Tax assessor records indicate that the existing house was constructed about 1900. Despite moderate changes to the front portico, staff considers the house to be a contributing resource to the Chamberlain Historic District. • Staff considers plans for the removal of the existing c.1966 addition and construction of a new addition as shown is consistent with the General Design Guidelines and the Chamberlain Historic District Guidelines and with Section 9- 11-18(a)&(b)(1-4)& (c) of the Boulder Revised Code. AGENDA ITEM #SB PAGE 2 S:\ PLAN \ data \ longrang\ HTST\ ALTCERTS \ Hisioric Districts \ Chamberlain \ Walnut.1818 \ 09.02.09 memo.doc 1818 Walnut Street- . 1 a Figure 1. Location Map Description and History of Property: The hipped box house at 1818 Walnut Street is located at the east end of the Chamberlain Historic District adjacent to a large apartment complex. Research indicates the house was constructed about 1901 and by 1901 was the home of W.A. and May Hotchkiss; W.A. was employed in Boulder as an abstract clerk. 1 Figure 2. 1818 Walnut Street, c.1949 AGENDA ITEM #5B PAGE 3 S: \ PT,AN \ data\ longrang\ I IIST\ALTCLRTS\ Historic Districts\ Chamberlain \ Walnut.1818 \ 09.02.09 memo.doc The diminutive brick house features a front gable porch with a pent roof covered in wood shingle, double-hung windows and rusticated stone sills set into the sharp edged brickwork. A historic building form completed by Front Range Research Associates, states that despite moderate alterations to the front porch, the house has historic architectural significance (see Attachment S). The applicant has been issued a landmark alteration certificate to reconstruct the front porch based upon the 1949 tax assessor photograph and this work is currently underway. 41 ell t yLL } T ! 1 7 - IM r ¢yf , f r- 'FI Figure 3. 1818 Walnut Street, 2009 :i let" - r l1y ,2 i t Figure 4. c.1966 addition proposed for removal AGENDA ITEM #5B PAGE 4 S: \ PLAN \ data\ longrang \ HIST \ ALTCERTS\ Historic Districts \ Chamberlain lwalnut.1818109.02.09 memo.doc Proposed Addition: The applicant proposes to remove a c.1966 non-historic 624 sq. ft., one-story shed roof addition at the rear (south) of the house and on the same footprint add a two-story addition on the property at 1818 Walnut Street in the Chamberlain Historic District. Figure 5. c.1966 Vxisting and proposed north elevation Drawings show the proposed addition to have a footprint of approximately 440 sq ft. and, at its highest point, to rise to a height of 19'6", two feet lower than the existing house. Roughly square in form, the addition is shown to intersect with the east end of the hip roof by way of a flat roof connection. The form of the proposed addition is shown to be dominated by a "sawtooth" monitor providing access to a roof deck and a small hipped roof form rising to a height of 17 feet. Figure 7. West elevation existing condition AGENDA ITEM #5B PAGE 5 S: AI'LAN \ dafal]ongrang\III5T\ALTCER IS \H'stor'c Dis rids\ChamLcrlain\ W~Lzct131h\09.02.09 meiro.doc Figure 8. West elevation proposed addition In terms of detailing, the applicant shows the proposed addition to be simple in form with exterior walls fenestrated with rectangular one over one, double-hung sash, square fixed casement windows, a single light door, and a set of single light French doors. I Figure 9. Proposed south elevation Figure 10. Proposed east elevation AGENDA ITEM #5B PAGE 6 S: \ PLAN \ data \ longrang \ HIST\ ALTCERTS\ Historic Districts\ Chamberlain \ Waln ut.1818 \ 09.02.09 memo. doc Criteria for 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 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 significant exterior architectural features of the landmark? Staff finds the proposed addition will not damage or destroy the exterior features of the contributing property as it is generally compatible and consistent with the Chamberlain Historic District Design Guidelines and the General Design Guidelines. 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 not adversely affect the historic character of the property or historic district. The proposed location, mass, and scale are generally compatible with the Chamberlain Historic District Design AGENDA ITEM #5B PAGE _7 S:\1'LAN\data\1ongrang\HIS*r\1ALTCERTS\Histaric Districts\Chamberlain\ Walr.ut.1818\09.02..09 mema.doc Guidelines and General Design Guidelines, and will not have an adverse effect on those resources. 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 additions. Elevations do show the addition to be detailed more simply and with forms that reference the historic house. However, the general approach in terms of color, texture, and arrangement of materials appear to be compatible with the historic landmark. 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. Not applicable. GENERAL DESIGN GUIDELINES ALTERATIONS TO CONTRIBUTING BUILDINGS, 3.0: 3.1 Roofs The roof is one of the primary character-defirting features of a historic building, and the repetition of'sitniiar roof types creates part of the visual consistency that defines a historic area. Alterations or additions to roofs must be given careful consideration to ensure that they do not cotnproinise the integrity of the historic structure. Typical roof shapes are gabled or hipped. Shed roofs sometimes occur on historic additions and accessory buildings. Guideline Meets Guideline Maintain the roof form, slope, Proposed addition generally height, and orientation to the preserves the profile and slope of YES street. roof when viewed from Walnut Street. 3.7Windows Windows, the elements that surround them, aru.l their relatior_ship to one another are one of the rrtost important eltaracter-de ning elements of a historic structure and should be preserved. Improper or insensitive treatinent of the avindoavs on a historic structure can seriously detract from its architectural character. Windows on facades visible from public streets, particularly the facade, are es ecialh itn ortant. Guideline Meets AGENDA ITEM #511 PAGE s S:AI'L;1N\1,iata\1on ran,ATIISf\ALTCEI."I'S;Histi~ri Di=_trca',Chan:bcr]aii;A.llralnctlS'181,09.02.09men;o.dnc Guideline I Retain and preserve existing historic Historic windows will be YES windows including their functional 'rehabilitated. decorative features In some cases, it might be appropriate to use window , elements from the side or rear elevations to repair those on the rout. 3.6 Doors Front doors and primary entrances are among the most important elements of historic buildings. The original size and proportion of a front door, the details of the door, the door surround, and the placement n the door all contribute to the character o the entrance". Guideline Meets Guideline Retain and preserve the functional, Historic front door will be retained. Z and decorativef eatures o proportional f Yes a primary entrance. These features include the door and its frame, sill, head, jamb, moldings, and any flanks n,, windows. ADDITIONS TO HISTORIC BUILDINGS, 4.0. 4.3 Compatibility with Historic Buildings 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, in mass, scale or detailing. Guideline Meets Guideline 1 An addition should be subordinate to I leight and massing of proposed Yes the historic building, limited in size addition are shown to be lower and and scale so that it does not diminish subordinate to historic house in mass or visually overpower the building. and scale. 2 Design an addition to be compatible Relationship of solids to voids on Yes with the historic building in mass, proposed addition is generally scale, materials and color. For compatible with historic building, elevations visible fi"om public streets, Addition will have very little AGENDA ITEM #5B PAGE 9 S:A l'T.AN\ data \ Iongr~ rig\ H1ST\ALTCERTS\ 1 fistoric L)is[ricls\ ChamL er]ain \T1~nlnut.l S18\ 09.02.D9 memo.doc the relationship of solids to voids in the visibility from Walnut Street. exterior walls should also be compatible. 3 Adding a partial or full story to the Height of addition is separated from Yes historic portion of a historic building is historic house by way of lower rarely appropriate. connector mitigating effect. Reflect the original symmetry or Symmetry of fenestration of Maybe asymmetry of the historic building. proposed addition on publicly visible portions of the addition generally consistent with that of the historic house. Preserve the vertical and horizontal Horizontal proportion and hip roof 5 Yes proportion of a building's mass. form of the building is minimally affected b the proposed addition. 4.4 Compatibility with Historic Site and Setting Additions should be designed and located so that significant site features, including mature trees, are not lost or obscured. The size of the addition should not overpower the site or dramatically alter its historic character. Guideline Meets Guideline 1 Design new additions so that the overall Proposed addition is to be Yes character of the site, site topography, constructed upon c.1966 addition character-defining site features and trees and will not result in loss of are retained. mature vegetation or change to the topography of the property. 2 Locate new additions on an inconspicuous Historic elevations of house will elevation of the historic building, generally be not be obscured - addition and the rear one. Locating an addition to the increased height will have little, if Yes front of a structure is inappropriale any, public visibility. because it obscures the historic facade of a building. 3 Respect the established orientation of the Addition respects orientations Yes original building and typical alignments in and alignments of buildings in the the area. area. Preserve a backyard area between,the house Small garden area is maintained Yes and the garage, maintaining the general on very small lot - balances need proportion of built mass to open space for expansion of living space in a found within the area. See Guideline 2.1.1. way that res ects both house and AGENDA ITEM #5B PAGE 10 S:\ PLAN \ data\ longrang \ t i l8T \ ALTCHRTS \ Iiisturic Districts \ Chamberlain\ W alms 1.1818 \ 09.02.09 m eino. d oc FT property as a whole. 4.5 Key Building Elements Roofs, porches, dormers, windows 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 su estions. Guideline Meets Guideline Maintain the dominant roofline and Maintains the dominant roof form to Yes orientation of the roof form to the street. the street. Proposed contemporary design is appropriate in terms of ro ortion, scale, and detailing. 2 Rooflines on additions should be Roofline of sawtooth monitor is Yes lower than and secondary to the shown to be two feet lower and new roofline of the original building. hipped roof element four feet lower than roof of historic house. 3 The existing roof form, pitch, The proposed roof proportion is Maybe eave depth, and materials generally compatible with the historic should be used for all additions. house - eave depth might be increased slightly to be more proportional with existing house. Proposed monitor element is uncharacteristic of house, but will not be publicly visible. 5 Maintain the proportion, general Proposed windows and doors on Yes style, and symmetry or north and west faces of addition are asymmetry of the existing symmetrical reference forms on main window patterns. house with the historic house. Square casement windows at south and east faces are less compatible with historic house, but will not be publicly visible. 6 Use window shapes that are found Window shapes and designs on west Yes on the historic building. Do not and north elevations are consistent introduce odd-shaped windows such with historic house - casement as octagonal, triangular, or diamond- windows on east and north faces will shaped. have no public visibility. In general, staff considers the proposed addition consistent with both the General Design Guidelines and the Chamberlain Historic District Design Guidelines which encourage contemporary design provided they don't contrast too strongly with AGENDA ITEM #5B PAGE 1 l S: \ PLAN \ data\ fongrang\ IHST\ ALTCERTS\ Histoiic Districts\ Chamberlain\ Walnut.1818\09.02.09 mcmo.doc the historic building. The proposed design is clearly contemporary. However, on elevations that may have some public visibility, the proposed fenestration reflects that found on the historic building. On those areas that are not publicly visible, the architect has included two rows of square casement windows. While these forms are not found on the house (or in the Chamberlain Historic District) their placement on the non-publicly visible east and south elevations does not seem inconsistent with the guidelines and, in staff's estimation, will not adversely affect the character of the property or the district as a whole. Likewise, the proposed "saw tooth" monitor on the roof of the addition will not be visible . from a public way. The placement of these elements is executed in a manner that allows for contemporary design on a historic property in a manner that is respectful to the character of the property and the Chamberlain Historic District. 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: 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 historical, 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 addition 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) Attachments: A: Historic Building Inventory Form B: Project Description and Drawings C: Photographs AGENDA ITEM #5B PAGE 12 5:\ PLAN \ data\ longrang\ HIST\ A I. VCF.R I S\ Histciic Disthicts\ Chan•,berlain\ 1Nalnut.l818\ 09.0209 memo.doc Attachment A COLORADO HISTORICAL SOCIETY NOT FOR FIELD US- Office of Archaeology and Historic Preservation ELIGIBLE 1300 Broadway, Denver, Colorado -ELIGIBLE NOT ELIG HISTORIC BUILDING INVENTORY RECORD NOMINATED CITY OF BOULDER, COLORADO Boulder County CERTIFIED REHAB DATE PROJECT NAME: BOULDER HISTORIC PLACES State ID#: 5BL2237 *Building Name: Building Address: 1818 WALNUT STREET BOULDER, COLORADO 80302 Building Owner: JOHN L. AND LOIS M. GRAVES Owner Address: 1818 WALNUT STREET BOULDER, COLORADO 80302 USGS Quad: BOULDER Quad Year: 1966; REV. 1979 *Legal: Tnsp IN Range 70W Section 30 1/4, 1/4 Historic Name: District Name: NOT APPLICABLE Block: G Lot: 4 Addition: WIDNER'S SOUTH Year of Addition: 1874 r'ilm Roll By: ROGER WHITACRE Film Number: BL-4 Number of Negatives: 12 Negative Location: BOULDER *Construction Date: ESTIMATE: 1901 Source: COUNTY ASSESSOR RECORDS Present Use: RESIDENCE Historic Use: RESIDENCE Condition: EXCELLENT Extent of Alterations: MODERATE Description: NEW PORCH; ALUMINUM SCREEN DOOR & STORM WINDOWS. ORIGINAL If Moved, Date(s): Style: VERNACULAR MASONRY, HIPPED ROOF Stories: 1 Materials: BRICK Square Footage: 1692 Field Assessment: NOT ELIGIBLE District Potential: NO Local Landmark Designation?: NO Name: Date: Associated Buildings?: NO Type: If Inventoried, List Id Numbers: Architect: UNKNOWN Source: ,gilder/Contractor: UNKNOWN Source: riginal Owner: POSSIBLY W.A. HOTCHKISS (SEE HISTORY) Source: 1901-02 BOULDER CITY DIRECTORY 1818 Walnut Street Page 2 °lan Shape . e . . . . . . . . . 0 0 0 • • • a e o e . a o e • o • o s o a o . o o e o • o 0 0 0 • e o e e o Theme(s The Urban Frontier (1860-1920). Architectural Description: Hipped box, with front-gabled bay. The entry porch originally featured classical column supports, which have been replaced with brick pillars and a brick porch wall. The porch, which is front-gabled, has a pent roof enclosure; shingles in gable end; classical cornice. Center door with transom flanked by two rectangular, double-hung windows. On window has a segmental arch; the other a flat, rusticated stone arch; rusticated stone sills• 'Narrow double-hung windows on side elevations; flat arches; rusticated stone sills and lintels. Bay window on side. Rear addition. Brick chimneys. Construction History: Historical Background: By 1901, this was the home of W.A. and May Hotchkiss; W.A. Hotchkiss worked as an abstract clerk. Since the assessor's records indicated the house was built in 1901, it is possible that Hotchkiss is the original owner. Architectural Significance: Represents the work of a master. Possesses high artistic values. _X_ Represents a type, period or method of construction. Historical Significance: Associated with significant persons. Associated with significant events and/or patterns. Contributes to an historic district. Statement of Significance: This hipped box, which originally featured classical porch columns, represents Boulder's early 20th century housing. References: Boulder County Assessor's Records Sanborn Insurance Maps Boulder City Directory, 1901-02 Surveyed by Whitacre/Simmons Affiliation: Front Range Research Date: June 1988 ,oel)du Attachment B 1818 Walnut Street project Proposal Submitted by Christopher Melton, Architect July 9, 2009 FROJECT PESCRIPfION: The project con5i5t5 of the original 1901 brick house to the north and a 24x26' rear yard addition that was added to the South. The front porch of the 1901 Structure was modified in 1966 when the South addition was done. At the came time, an aluminum horizontal Sliding window replaced an original window on the west fagade. These are the only modifications to the exterior of the original Structure. This proposal would: 1) restore the front porch; 2) replace the aluminum window; and 3) demolish and rebuild the South addition to be more compatible with the original otructu re. The northwest corner of the South addition io the only piece visible from the public Street. There i5 no alley at the rear of the property - only private parking for a recent development. The lot and the Structures a5 they exist are non-standard and current- zoning regulations dloallow modifications of the existing footprint. The proposal attempts to reduce the apparent mass of the 24'x26' rear addition with articulated forms. The visible portion adopts the eave, gutter, trim and soffit details of the original house, a5 well a5 the proportions and head heights of the original windows. The hip- roofed portion of the addition i5 similar in Scale and proportion to the original porch and bay window and incorporates the Same & in 12 roof pitch. The Southeast corner of the addition contains the bath and dressing area and receives Ilght from a Series of Small Square windows, the sills of which are 6' above the bath floor. Thio area requires privacy, negating the use of windows with vertical proportions. These windows are not publicly visible. Above the bath area there lo a roof deck accessed by an interior Stair and an 8 in 12 Shed-roof which both follow the slope of the Stair and match the slope of the original roof. This element i5 not publicly violble. The entire addition will be. sided with Shingles matching those used in the gable walls of the original porch and bay window roofs. The Shingles on the original house and the addition will be painted the Same dark green. Agenda Itern ; Pap, r . t tP i 11 XIT ~ t . - • ~ ~ 5• v:-"` :°t~T-'T'om'. - BUILDING PLAN . r _ _ r (l A IN wo 4ct~. m 41 l r+. ,}lY ~3wr' Y:LafCn~ ~ kC~Nact ~ :C1'n'JLtM~ fLff- _ - - f3Y4 - - _ - - 7_4 ail r I~ _ • ~ ' , j•~~~~`--•-` ~.I ~~~a ICI- ~ I~-~ ~ l.. t rent 6'm" rt..ec,s a as :a:..v' ~c 4s! 4'`b u o I 6\J i s, - - _ RrK,. i0C4t]RAG43~'I~~+~~lW -Le'i'. +'~YrRC. i VIML %Y!'i-.. r~ NftF . , W0. I' S+4F I ice. ur x~c~ m% ~ 2~ is ~ nrs ~~G ~r~ ~ r II • df- II ~ ~ .°"_~.a ~ ~ ~OIL'3Fl.1Hi•XO.fo ~ -aGur. , .t"'~_°~`ti %VlP.'R ~q'rt'•`Vis~. iui-y14~7LZ Attachment C y a I r Is- r. w [ .Y''.cn ~ . T •f7 ~ -iS..X.z,~w~~E ~ f ~ r~ f• € ' S ~,r ~ ~ r•-'-M" ~,r,,..-.~. tl~ . ~ v i ~ 7 ~ 'y. ~ 111 ~ •i . zi ' ~r' ' 'ifs ~p~ - ,•`l ` ~ 1.b"y i . • I` •.n7~ it " ~ 1 ` ~ a.L 3~ ~ j-. _ 1 1 C ~ _y,- - .mot -f lr `~SyY,e+_ ~I] c ."zit' Air` F Y ti ~ b'~z~ ~`,iw+ r r~ _ -ai _ v . . Y - Y rte', i 1 Y ~sF y1 f SIC }+A^lj.. ^ ~n`J•,p~S~ G+ ~ 1 r u I C`{ l f < _ ~M1 t V y •~1 -r`-qtr. i ~•*a.t.} ~ Xl ~-ter Y~~•-'- ~ 1. •h~~ •Y,r- F~ ~ ( F' 1, 4+ ~ '4 Jh ~ ~ e AVON r«Y f i} 11 1~~2~yj 4 1. ~ . t 'S I ~ ~ 1'•`~ f.' I l ; 'I y~ _ 'I g /h '-t, •Y'k4 Wit. `t s r~ rL Y} _ yY t V i. ties- vet . 1818 Walnut 5treet Project Proposal 5ubmitted by Christopher Melton, Architect .July 9, 2009 PROJECT DESCRIPTION: The project consists of the original 1901 brick house to the north and a 24'x26' rear yard addition that was added to the South. The front porch of the 1901 Structure was modified in 1966 when the South addition was done. At the Same time, an aluminum horizontal Sliding window replaced an original window on the west fagade. These are the only modifications to the exterior of the original Structure. This proposal would: 1) restore the front porch; 2) replace the aluminum window; and 3) demolish and rebuild the South addition to be more compatible with the original structure. The northwest corner of the South addition is the only piece visible from the public 5treet. There i5 no alley at the rear of the property - only private parking for a recent development. The lot and the structures a5 they exist are non-Standard and current- zoning regulations disallow modifications of the existing footprint. The proposal attempts to reduce the apparent moos of the 24'x26' rear addition with articulated forms. The visible portion adopts the cave, gutter, trim and Soffit details of the original house, as well as the proportions and head heights of the original windows. The hip- roofed portion of the addition i5 similar in Scale and proportion to the original porch and bay window and incorporates the came 8 in 12 roof pitch. The Southeast corner of the addition contains the bath and dressing area and receives light from a series of Small square windows, the Sills of which are 6' above the bath floor. This area requires privacy, negating the use of windows with vertical proportions. These windows are not publicly visible. Above the bath area there is a roof deck accecced by an interior Stair and an 8 in 12 Shed-roof which both follow the slope of the stair and match the elope of the original roof. This element is not publicly violble. The entire addition will be olded with shingles matching those used in the gable walls of the original porch and bay window roofs. The Shingles on the original house and the addition will be. painted the same dark green. ~ • . • ,r Aye' ~ ~ r _r fib, p~t1 , 6 hz,~, »3~ } -fir- _ - 4a .~j~ t' (?11 ntT'= W fµy'~ rYxc y°y ti ' y s ' - - _ T,Y_. _ .N. ':_~it~~~T'~3~ l •W ~r s.if ~ r r,. ~ ,(ri~~Y.__ ~ Gw ,ir i:. i t P ~ -wl 'k 1. Ali ~i r ~ ly-. ` .lam r' R I . I s i lam. Wit: Y i „ _ L~ R R.