5A - Application to designate 1937 Spruce St. as a hsitorical landmark (HIS2009-00164
MEMORANDUM
November 4, 2009
TO: Landmarks Board
FROM: Susan Richstone, Comprehensive Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
SUBJECT: Public hearing and consideration of an application to designate the
house and property at 1937 Spruce Street as a local historic landmark, per Section
9-11-5 of the Boulder Revised Code, 1981 (HIS2009-00164).
STATISTICS:
1. Site: 1937 Spruce Street
2. Zoning: RMX-1 (Residential Mixed-1)
3. Owner Power Venture, LLC
4. Applicant: Eric Smith Associates, P.C.
5. Date of construction: c.1896
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board forward to City Council a recommendation to
designate the property at 1937 Spruce Street as a local historic landmark, to be
known as the Sherwood House, finding that the property meets the standards for
individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C., 1981 and
to adopt the staff memorandum dated November 4, 2009 including the following
as findings of the board:
FINDINGS
The Landmarks Board finds, based upon the application and evidence presented,
that the proposed landmark designation application for 1937 Spruce Street
conforms with the following purposes and standards found in sections 9-11-1,
"Legislative Intent" and 9-11-2, "City Council May Designate Landmarks and
Historic Districts:
AGENDA ITEM #5A PAGE 1
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1. The proposed designation will protect, enhance, and perpetuate a building
and area of the City reminiscent of past eras, events, and persons important in
local, state, or national history and provide significant examples of
architectural styles of the past. 9-11-1(a), B.R.C. 1981
2. The proposed designation will develop and maintain an appropriate setting
and environment for the building and areas to enhance property values,
stabilize neighborhoods, promote tourist trade and interest, and foster
knowledge of the City's living heritage. 9-11-1(a), B.R.C. 1981
3. The proposed designation draws a reasonable balance between private
property rights and the public interest in preserving the City's cultural,
historic, and architectural heritage by ensuring that demolition of buildings
and structures important to that heritage will be carefully weighed with other
alternatives. 9-11-1(b), B.R.C. 1981
4. Pursuant to the procedures in this chapter the city council may by ordinance:
Designate as a landmark an individual building... having a special character
and historical, architectural or aesthetic interest or value and designate a
landmark site for each landmark. 9-11-2(a)(1).
SUMMARY:
■ The purpose of this review is for the Board to determine whether the
proposed designation of 1937 Spruce Street conforms to the purposes and
standards of Sections 9-11-1 Legislative Intent and 9-11-2 City Council may
Designate Landmarks and Historic Districts of the Boulder Revised Code (SRC).
■ Because the application is being submitted by agents for the property owners,
an initiation hearing is not required.
■ Staff recommends that the Board find that the designation of the house and
property at 1937 Spruce Street conforms with Sections 9-11-1 and 9-11-2 of the
Boulder Revised Code and recommend to City Council the approval of the
application for landmark designation, adopting this staff memorandum as
findings of the Board.
PROPERTY DESCRIPTION AND BRIEF HISTORY:
Located in the Whittier Neighborhood, the one and one-half story wood frame
vernacular house features a hipped box roof with a front facing gabled bay and
open porch. The house features a simplified form, but unusually ornate
architectural detailing, with decorative shingle work in a modified sawtooth
pattern, and horizontal wood clapboard siding on the top and bottom of the wall.
AGENDA ITEM #5A PAGE 2
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The window casing features a full entablature surround, and the porch has
squared column supports, and an open frieze along the exterior edges.
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Figure 1.Location Map
The house is constructed on a sandstone foundation with a random ashlar
pattern, with painted white wood frame walls. The overall condition of the
house is fair, with many of the exterior painted surfaces lacking maintenance.
The front porch has settled, and many of the wood painted surfaces have
deteriorated due to a lack of maintenance. A side porch facing 2011, Street appears
to have been an early addition, which was later enclosed sometime after 1960.
twill:
AGENDA ITEM #5A PAGE 3
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Figure 2. 1937 Spruce Street c. 1929
The Boulder County Assessor lists the date of construction as 1905, but based on
research it is estimated the house was constructed sometime around 1895 to 1897
based on Clerk and Recorder data and Sanborn Fire Insurance Maps. The
footprint of the house appears unaltered from the first year of coverage in the
Sanborn Maps in 1900.
Although ownership records are unclear and research has not resulted in an
exact construction date or original owner, staff believes that the house may have
been constructed by Elizabeth (Lizzie) Sherwood in 1896. City Directories first
list the address in 1901, with F.H. Franklin residing at the house, although the
1898 City Directory lists 1941 Spruce with Elizabeth Dopp, and J.P. and Aggie M.
Taylor as residents. There is no 1941 Spruce, and the house may have been
incorrectly addressed in the directory. Review of city directories demonstrate
that the house may have been a rental for much of its history until 1966, when
Raymond and Edna Calabrese purchased the house. The Calabrese's owned the
house until 2008.
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Figure 3.1937 Spruce Street, 2009
AGENDA ITEM #SA PAGE 4
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CRITERIA FOR THE BOARD'S DECISION:
Section 9-11-5(c) Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies
that in its review of an application for local landmark designation, "the
Landmarks Board shall determine whether the proposed designation conforms
with the purposes and standards in Sections 9-11-1 Legislative Intent, and 9-11-2
City Council May Designate Landmarks and Historic Districts."
9-11-1: Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and
welfare by protecting, enhancing, and perpetuating buildings, sites, and
areas of the city reminiscent of past eras, events, and persons important in
local, state, or national history or provide significant examples of
architectural styles of the past. It is also the purpose of this chapter to
develop and maintain appropriate settings and environments for such
buildings, sites, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge
of the city's living heritage.
(b) The City Council does not intend by this chapter to preserve every old
building in the city but instead to draw a reasonable balance between
private property rights and the public interest in preserving the city's
cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully
weighed with other alternatives and that alterations to such buildings and
structures and new construction will respect the character of each such
setting, not by imitating surrounding structures, but by being compatible
with them.
(c) The City Council intends that in reviewing applications for alterations to
and new construction on landmarks or structures in a historic district, the
Landmarks Board shall follow relevant city policies, including, without
limitation, energy-efficient design, access for the disabled, and creative
approaches to renovation.
9-11-2: City Council May Designate Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by
ordinance:
AGENDA ITEM #5A PAGE 5
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(1) Designate as a landmark an individual building or other
feature or an integrated group of structures or features on a
single lot or site having a special character and historical,
architectural, or aesthetic interest or value and designate a
landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a
number of sites, buildings, structures or features having a
special character and historical, architectural, or aesthetic
interest or value and constituting a distinct section of the
city;
(3) Designate as a discontinuous historic district a collection of
sites, buildings, structures, or features which are contained
in two or more geographically separate areas, having a
special character and historical, architectural, or aesthetic
interest or value that are united together by historical,
architectural, or aesthetic characteristics; and
(4) Amend designations to add features or property to or from
the site or district.
(b) Upon designation, the property included in any such designation is
subject to all the requirements of this code and other ordinances of the
city.
To assist in the interpretation of the historic preservation ordinance, the
Landmarks Board has adopted significance criteria to use when evaluating
applications for individual landmarks. The criteria are included in Attachment C.
The Board may approve, approve with modifications, or disapprove the
application. Findings must be adopted within 45 days of the hearing date.
Should the Board disapprove the application, the Board must notify City Council
of that action within fourteen days of the hearing date. City Council may call-up
a decision disapproving a designation. Should an application be disapproved,
the same application may not be submitted for a period of one year.
If the Board finds that the proposed designation conforms to Sections 9-11-1 and
9-11-2 of the code, it shall adopt specific findings and conclusions approving or
modifying and approving the application. If the Board approves the proposed
designation, the application will be forwarded to City Council (within 100 days)
for a public hearing.
AGENDA ITEM #5A PAGE 6
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Analysis:
Staff has identified the following as key issues related to this application:
A. Does the proposed application protect, enhance, and perpetuate buildings, sites,
and areas of the city reminiscent of past eras, events, and persons important in
local, state, or national history or provide significant examples of architectural
styles of the past?
Historic Significance:
Staff considers that the application to landmark the property at 1937 Spruce
Street will protect, enhance, and perpetuate a building and site in Boulder
reminiscent of past eras and persons important in local history and provide for
an important example of historic architecture to be preserved.
Summary: The building located at 1937 Spruce Street has historic significance
under criteria 1.
1. Date of Construction: c.1896
The building is a well-preserved example of vernacular architecture in the Whittier
neighborhood, with unique architectural detailing. The 1987 Inventory Form
completed by Front Range Research Associates indicates the "building is an unusual
example of a hipped box, and an important addition to the architectural diversity of
Spruce Street and the Whittier neighborhood."
2. Association with Persons or Events: None
It is unclear who was the original owner of the house at 1937 Spruce, and title
history research is inconclusive prior to 1938.
3. Development of the Community
None observed
4. Recognition by Authorities
None observed
Architectural Significance:
Summary: The building located at 1937 Spruce Street has architectural
significance under Criteria 1, 3 and 4
I. Recognized Period or Style: Vernacular Wood Frame
AGENDA ITEM #5A PAGE 7
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The house at 1937 Spruce is a one and one-half story wood frame vernacular
house which features a hipped box roof with a front facing gable ended bay and
open porch. The house features a simplified form, but unusually ornate
architectural detailing, with decorative shingle work in a modified sawtooth
pattern, and horizontal wood clapboard siding on the top and bottom of the wall.
The window casing features a full entablature surround, and the porch has
squared column supports, and an open frieze along the exterior edges. The 1987
Historic Building Inventory indicates that the house is eligible for individual
listing in the National Register of Historic Places. Less than 10% of the surveyed
buildings (over 4,000) have been found to be eligible for individual listing.
The Landmarks Design Review Committee has approved a two-story addition to
the house, and restoration of the remainder of the structure. The addition also
requires a variance to the rear and side-yard setback standards, which was
conditionally approved by the Board of Zoning Adjustment on October 8, 2009.
The approval was conditioned on final approval of the structure as a individual
landmark.
2. Architect or Builder of Prominence: None observed
3. Artistic Merit: The unique architectural elements were recognized on the 1987
Inventory form by stating that the building has architectural significance by
possessing "high artistic values."
4. Example of the Uncommon: The extremely detailed architectural detailing on
this vernacular house was noted on the 1987 Inventory Record as the house being
"notable for its unusually ornate architectural detailing." The statement of
significance on the inventory form later states "The building is an unusual
example of a hipped box, and an important addition to the architectural diversity
of Spruce Street and the Whittier neighborhood."
5. Indigenous Qualities: None observed
B. Does the proposed application develop and maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values,
stabilize neighborhoods, promote tourist trade and interest, and foster knowledge
of the City's living heritage?
Staff finds that landmarking the property will maintain an appropriate setting
and environment, enhance property values, promote tourist trade and interest,
AGENDA ITEM #SA PAGE 8
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and foster knowledge of the City's living heritage. Staff considers the application
to meet the environmental significance criteria for individual landmark
designation as outlined below:
Summary: The building at 1937 Spruce Street has environmental significance
under criteria 3 and 5.
1. Site Characteristics: None observed
2. Compatibility with Site: None observed
3. Geographic Importance: Prominently situated on the northwest corner of
Spruce and 201hStreets, the house is an established and familiar visual feature of
the streetscape in this part of the Whittier Neighborhood.
5. Environmental Appropriateness: None observed
5. Area Integrity: The building is located within the Whittier neighborhood,
which has been identified as being eligible for designation as a local historic
district and national Register Historic District.
Boundary Analysis:
The property proposed for designation includes the entire parcel, identified as
the South 95 Feet of Lot 10, Block 127, East Boulder Addition.
ATTACHMENTS:
A: Architectural Inventory Record Form
B: Significance Criteria for Individual Landmarks
C: Sanborn Map Analysis
D: Application for Individual Landmark
E: Letter from Historic Preservation staff to BOZA regarding the variance
application
F: Current Photographs
AGENDA ITEM #5A PAGE 9
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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#: 5BL1B89
*Building Name:
*Building Address: 1937 SPRUCE STREET BOULDER, COLORADO 80302
Building Owner: RAYMOND P. AND EDNA S. CALABRESE
Owner Address: 1937 SRPUCE STREET- BOULDER, COLORADO 80306
USGS Quad: BOULDER Quad Year: 1966; REV. 1979
*Legal: Tnsp IN Range 70W Section 30 NW 1/4, SE 1/4
*Historic Name:
District Name: NOT APPLICABLE
Block: 127 Lot: 1U Addition: ORIGINAL TOWNSITE
Year of Addition: 1859
Film Roll By: ROGER WHITACRE Film Number: BL-16 ~
Number of Negatives: 23A Negative Location: BOULDER
*Construction Date: ESTIMATE: 1905
Source: ASSESSOR'S RECORDS, 1987
Present Use: RESIDENCE Historic Use: RESIDENCE
Condition: GOOD Extent of Alterations: MINOR
Description:
ORIGINAL If Moved, Date(s):
Style: VERNACULAR FRAME-HIPPED ROOF QUEEN ANN Stories: 1
Materials: WOOD Square Footage: 926
Field Assessment: ELIGIBLE District Potential: YES CONTRIBUTING
Local Landmark Designation?: NO Name: Date:
Associated Buildings?: YES Type: -GARAGE
If Inventoried, List Id Numbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN Source:
Original Owner: UNKNOWN Source:
-2 A-
1937 Spruce Street
Plan Shape: . D O O D O D.. O
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O O O O O O O O O O
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B O . O O O O O O O
a . 0 0 O a o 0 0 0
0 0 0 0 0 0 0 0 0 0
Theme(s):
The Urban Frontier (1860-1920).
Architectural Description:
Hipped box; two front bays. One bay, open, entry porch with squared
column supports; porch frieze; raked cornice. The slightly projecting bay
has a front-gabled roof. The front gable end has vergeboards, a small
window with architrave surround, modified sawtooth shingles, and a pent
roof enclosure. The first floor of the projecting bay has a casement
window with full entablature; raked cornice. Notable features include the
modified sawtooth and regularly coursed wood siding which entirely covers
the building, and the tall center brick chimney. Stone foundation,
Construction History:
Historical Background:
Architectural Significance:
Represents the work of a master.
_X_ Possesses high artistic values.
Represents a type, period or method of construction.
Historical Significance:
Associated with significant persons.
Associated with significant events and/or patterns.
X Contributes to an historic district.
Statement of Significance:
This hipped box, constructed c. 1905, represents one of Boulder's
earliest and simplest forms of vernacular housing. Yet the house is
notable for its unusually ornate architectural detailing, including its
combination of decorative wood shingle siding, the elaborate window
surrounds, and the porch detail, which is original. The building is an
unusual example of a hipped box, and an important addition to the
architectural diversity of Spruce Street and the Whittier neighborhood.
References:
Boulder County Assessor's Records, 1929 and 1987.
Surveyed By: L. Simmons/C. Whitacre
Affiliation: Front Range Research
Date: September, 1987
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Attachment B
Landmark Preservation Advisory Board
Adopted 9/17/75
Secretary to the Board
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1974, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. The purpose of
the ordinance is the preservation of the City's permitted cultural, historic, and architectural
heritage. The Landmarks Board is pennitted by the ordinance to adopt rules and regulations as it
deems necessary for its own organization and procedures. The following Significance Criteria
have been adopted by the Board to help evaluate each potential designation in a consistent and
equitable manner.
Historical Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
1. Date of Construction: This area of consideration places particular importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
3. Distinction in the Development of the Community of Boulder: This is most
applicable to an institution (religious, educational, civic, etc) or business structure,
though is some cases residences might qualify. It stresses the importance of
preserving those places which demonstrate the growth during different time spans
in the history of Boulder, in order to maintain an awareness of our cultural,
economic, social or political heritage.
4. Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, local historians (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, etc), State Historical Society, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
5. Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder, known
04.05 signif-indiv
nationally, state-wide, or locally, and perhaps whose work has influenced later development;
contain elements of architectural design, detail, materials or craftsmanship which represent a
significant innovation; or be a fine example of the uncommon.
1. Recognized Period/style: It should exemplify specific elements of an architectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar),
The History of Architectural Style (Marcus/Wiffin), Architecture in San Francisco
(Gebhard et al), History of Architecture (Flectcher), Architecture/Colorado, and
any other published source of universal or local analysis of "style.°
2. Architect or Builder of Prominence: A good example of the work of an architect
or builder who is recognized for expertise in his field nationally, state-wide, or
locally.
3. Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior craftsmanship.
4. Example of the Uncommon: Elements of architectural design, details, or
craftsmanship that are representative of a significant innovation.
5. Indigenous Qualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by
the protection of the unique natural and man-made environment.
1. Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
2. Compatibility with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. GeogrrUhic Importance: Due to its unique location or singular physical
characteristics, it represents an established and familiar visual feature of the
community.
4. Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
5. Area Integrity, Places which provide historical, architectural, or environmental
importance and continuity of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
Attachment C
1937 Spruce Street - Sanborn Map Analysis
1900 1906
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Attachment D
Application for Individual Landmark
Name of Bnildin: Date: X13 / 16
Address: LCt C ,
TgWNt.5 joj4W 1CWF42-s
Owner(s): &W94Z V9' L L G Phone: I m- 3 Z3 - 6,04-6
T
Address(es): J?,q POX ~le4-U6 60Gk1 14~ 'l Sr aW 5 503
TOM
Applicant: &,p& G. Phone: 303 - 4+
Address: 2Z ¢ ( t :;-Tl LP59 Cz • d
Date of Construction:
Type of Construction: tooov 'er
Architectural Style / Period:
Architect / Builder: ~ opi
Condition of Exterior: r- kli'- In Wj;r At fA 5 , OKf,0~,
Additions / Alterations to Exterior: AM t-fi~1~G7
Date of Alteration(s) I Addition(s): Jq JOt5~ AVVi7Wj -fA PB"910,(
Please attach a copy of the legal description of the property.
Fee $25 (if applicable)
A filing fee of $25.00 is required to file an application for designation of an individual landmark.
Should the Landmarks Board initiate designation of a property or area, there is no fee involved.
Icertify that the information and exhibits herewith submitted are true and correct to the best of my knowledge.
7
Signal-tire '/r "'['l►~`~ L` P. s.
Address: 'fi2144 `V* W-W, uL
Designation initiated by: ~ 1 f'Ct 6~ Date: -T[3 I O
Attachment F
MEMORANDUM
TO: Meghan Lawson, Zoning Administrator
Board of Zoning Adjustment
FROM: James Hewat, Historic Preservation Planner
DATE October 6th, 2009
Requested variance at 1937 Spruce Street, (Pending Individual
RE:
Landmark).
Background:
Constructed about 1905, the vernacular frame "hipped box" house at 1937 Spruce
Street features unusual ornate detailing for it type including decorative wood
shingle siding, elaborate window surrounds, and porch elaboration. While the
building is not currently landmarked or located within a historic district, it is
eligible for designation as an individual landmark for its date of construction and
architectural significance. To this end, the applicant has submitted an application
to designate the property an individual landmark. This application is scheduled
for review by the Landmarks Board at its November V1, 2009 meeting and
subsequently for final action by the City Council.
Because there is a pending request to designate the property, the applicant is
required to secure a landmark alteration certificate (LAC) for exterior changes to
the property. To this end, the proposal to rehabilitate and add to the historic
house has been reviewed by the Landmarks design review committee (Ldre). On
September 9th, the Ldre issued preliminary approval of the submitted design
(including removal of the south half of the garage), pending design details
including material, colors, and window and door designs. This conditional
approval was based upon the Ldre's consideration that the proposal is generally
consistent with the Historic Preservation ordinance and the General Design
Guidelines for Local Historic Districts and Individual Landmarks.
Requested Variance from the Board of Zoning Adjustment:
At the September 911' review, the Ldre also expressed support for the requested
variance from Board of Zoning Adjustment (BOZA) under criterion 4.
Specifically, the Ldre considered that Sec. 9-2-3(h)(4) of the Boulder Revised
Code suggests that a variance should be considered by the BOZA if the property
is historically designated and that, if the property were developed in conformity
with the provisions of the code, the resulting development would have "an
adverse impact" upon the historic character of the contributing portion of the
building'.
To that end, the Ldre considered that modestly adding to the house in a manner
that would be consistent with the required side and rear set backs, would
necessitate an addition being built over, and higher than, the historic building.
Additions on top of or higher than historic buildings are inconsistent with the
General Design Guidelines for Local Historic Districts and Individual Landmarks. By
providing a connecting element and bringing the height of the addition down, as
shown, the footprint encroaches into the setbacks requiring the variance but
results in a design that is consistent with the Guidelines and the historic
preservation ordinance. The Ldre considers that denying the requested
variance(s) for this modest addition would result in a "by-right" addition that
would have an "adverse effect" on the historic character of this pending
landmark property. For this reason, the Ldre requests that the BOZA grant the
requested variance(s). The Ldre. suggests that if the BOZA grants the variance(s),
it should with the condition that the variance(s) would be effective only pending
final designation of the property by the City Council.
If you have questions regarding this matter, please call meat
303.441.3207.
i Because a landmark application is pending, for the purposes of this application, staff considers that the
property should be considered a "historically designated". This is based upon the understanding that a
condition of approval of the variance would be designation of the property by City Council.
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