STAFF BRIEF. Project Scope and Staff Summary Under Review:

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1 Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO p: f: STAFF BRIEF This document is the staff s comparison of the Secretary of the Interiors Standards for Rehabilitation, Design Guidelines for Denver Landmark Structures and Districts, the Landmark Preservation Ordinance (Chapter 30, Revised Municipal Code) and other applicable adopted area guidelines as applied to the proposed application. It is intended to provide guidance during the commission s deliberation of the proposed application. Guidelines are available at Project: 2018-COA-482 LPC Meeting: Dec 4, 2018 Address: 1560 Race Street Staff: Kara Hahn Historic Dist/DLM: Wyman Historic District Year structure built: ca (Prior to and including 1955) Council District: #9, Albus Brooks Applicant: Illona Gerlock Past LPC Action: Landmark Preservation Commission Meeting June 21, 2016 Description: Rear addition and ADU Recommendation: APPROVAL WITH CONDITIONS Motion by K. Corbett: I move to approve application #2016-COA-257 for the ADU, rear addition, and additional work at 1560 Race Street as per presented testimony, Design Guidelines 2.14a and b, 2.16 a, b, and c, 2.19a and b, 3.1a, 3.2a, c, d, and e, 3.3b, 4.18a and b, and 4.19a and c, submitted documentation, and information provided in the staff report with the following conditions: 1. Alter the addition base stone to be smooth base; 2. Remove the window alterations and additional windows on the front façade of the third story gable from the project; 3. Replace only the northern of the existing windows with a door on the front façade of the main floor, 4. Retain and rehabilitate the repairable windows; 5. Require testing to ensure that paint removal will not damage stone or brickwork. Second by: H. Vasquez Vote: Unanimous in favor (7-0), motion carries. Project Scope and Staff Summary Under Review: 1560 Race is located in the Wyman Historic District near the corner of Race Street and 16 th Avenue and is a contributing structure. Work was done beyond the scope of approved Landmark plan set. : December 2014 Under a different owner, a fire caused extensive damage to upper stories and rear of property. Photos of the fire damaged structure are included in the packet. June 2016 LPC reviewed and approved, with conditions, rehabilitation of structure, rehabilitation of leaded glass transoms and stairwell windows rear addition, and ADU. Portions of the window assessment are included in the packet.

2 September 2016 Applicant met LPC conditions. Staff issued Certificate of Appropriateness (COA) and stamped renderings. However, it was later determined by zoning that an ADU did not meet the zoning code. July 2017 A new architect submitted new elevations and floor plans. The ADU had been removed and there were minor changes to windows on rear addition. Staff approved and stamped plans. These plans are included in the packet. October 2017 The ADU was removed from the project and a garage was administratively reviewed and approved by Landmark staff. March 2018 Architect submitted changes to rear addition windows. Landmark staff administratively reviewed and approved updates, with a revised COA and revised stamped These plans are included in the packet. May 2018 Updates to garage were submitted. Landmark staff administratively reviewed and approved updates, with a revised COA and revised stamped. September 12, 2018 Landmark inspector conducted a site visit and issued a stop work order for multiple violations, including significate changes to the front porch, removal of all leaded glass, extensive reduction of the profile of the second-story cornice, alterations to the roofline, changes to the balcony on the third-story of the north elevation, removal of wood detailing in south elevation gable end, and large chimney vent penetrations through historic brick and stone on the first and second stories. October 10, 2018 The stop work order was amended for plumbing and mechanical work to provide heat and prevent pipes from freezing. October 12, 2018 The stop work order was amended for electrical work to provide heat and prevent pipes from freezing. November 2018 The stop work order was amended for waterproofing. November 21, 2018 The stop work order was amended to allow installation of gutters, regrading, cleanup of site interior work, and removal of deck for waterproofing. December 4, 2018 The applicant is submitting plans to rectify many of the violations and requesting approval for changes to the previous LPC and administrative approvals: West Elevation (front façade): Third story connector between gable and turret. Second story change from a window to a door (door 2-7) Second story addition of a railing on the balcony First story change of a window to a door (03). Rehabilitation of stone and brick, where the chimney vents had been located (will be relocated to north elevation) South Elevation (side façade) Third story reconfiguration of roof between gable and turret

3 Third story return of decorative detailing Third story slight reconfiguration of windows (windows U and T) Second and third story slight reconfigurations of addition windows/transom (windows S) Cornice on second story returned to historic configuration First and second story alterations to historic leaded glass windows - reduction in size. North Elevation (side façade) Third story reconfiguration of roofline, near the rear addition Third story addition of two windows in the gable-end (windows Y and Z) Third story alteration of the balcony, which historically aligned with the first story arched windows Second story change of door to window (window 2-8) First and second story chimney vents East Elevation (new addition) Removal of four windows Removal of decorative work on gable-end Simplification of cornice Footprint: x 45 8 ½ Height: Materials: Foundation: Concrete Siding: Stone, brick, wood shingle, fiber cement shingles Windows: Aluminum wood clad and leaded glass Roofing: Asphalt Trim: Wood, fiber cement, and extruded pvc Doors: Wood Registered Neighborhood Organization (RNO) comments: This item does not require review by the RNO. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 2.12 Replace architectural features that cannot be repaired. b. Use a design that is substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the structure s history. The replacement must match the original in material, composition, design, color, texture and other visual qualities. Meets Guideline? No Comments The alteration of the third story balcony, on the north elevation, changes the historic architectural features. Historically it was inset and aligned with the size of the first story arched windows. The current proposal changes the historic appearance of the balcony Preserve an original porch or stoop. a. Maintain the historic location and form of a porch. Yes The proposed changes to the approved plans for the second story porch or deck would retain the slope and height of the roof of the historic first floor porch. While the railing would slightly alter the porch, it is a minimal change that would not diminish the roof of the porch as a character defining feature, of the property.

4 2.14 Maintain the pattern and proportion of historic window and door openings. a. Preserve the position, number and arrangement of historic windows and doors in a building wall. Modifying a window or door on the rear of a contributing structure may be considered on a façade that is not visible. e. Avoid enclosing a historic window or door opening or adding a new opening. f. Do not reduce an original opening to accommodate a smaller window or door, or increase it to accommodate a larger one. More flexibility may be appropriate on a façade that is not visible. The transoms were removed and will be replaced with custom leaded glass in of the historic configurations. According to the windows assessment there were multiple different configurations of the leaded glass transoms. The stairwell windows were removed and are proposed to be replaced. However, the size of the stairwell windows will be changed, significantly reduced in size, and the pattern would be altered Preserve historic window materials. a. Preserve historic window features including the frame, sash, muntins, mullions, glazing, sill heads, jambs moldings, operation and groupings of windows. b. Use Special care to preserve and protect stained and leaded glass c. Repair original windows by re-glazing and patching and splicing elements such as muntins, the frame, sill and casing. No The leaded glass windows were not retained or rehabilitated When replacement of an original window is necessary, match the replacement design to the original. a. Match the original window size. b. Match the original window type and operation (if the original windows are wood double hung, the new windows must be either wood or clad-wood double hung, and can be double or triple glazed). d. Match original window materials, or use materials that are similar in texture, durability and appearance. Match the original outward facing thickness and depth of perimeter framing material. f. Closely match the original window profile. g. Match the original divided light type and pattern. i. If windows are missing, use a replacement design that matches the style, size, and material of the original windows. k. Do not use alternative material windows or sashes The transoms were removed and will be replaced with custom made leaded glass in of the historic configurations. According to the windows assessment there were multiple different configurations of the leaded glass transoms. The stairwell windows were removed and are proposed to be replaced. However, the size of the stairwell windows will be changed and significantly reduced in size, thus also changing the configuration/pattern of the leaded glass.

5 2.24 Preserve the form, materials and features of an original historic roof. e. Avoid removing or covering original roof materials and features that are in good condition, or that can be repaired. The roof form on the south side elevation, near the front façade, will be altered; however, it is not a character defining feature and will be mostly obscured by the turret. However, the roof on the front façade will be altered with the addition of a connector between the front gable and the turret and will be readily visible. 3.2 Design an addition to a historic structure to respect the character-defining features of the historic district, the surrounding historic context, and the original primary structure. a. Design an addition to be compatible with the scale, massing and rhythm of the historic structure and context. c. Retain the appearance and orientation of the historic primary entrance d. Use materials that are of a similar color, texture, and scale to those in the historic structure and surrounding historic context. e. Design windows and doors to be compatible with the primary structure and surrounding historic context, particularly when visible from public vantage points. Yes The rear addition is compatible with the existing structure and the surrounding historic context. The proposed changes in window configurations respect the character defining features of the district and the structure. Excerpted from Character-Defining Features of the Wyman Historic District, January 2016 Character-defining features Roofs Dwellings have hipped, gable, pyramidal, or flat roofs with parapets. Historically the older structures would have had wood shingles. Some historic barrel tile clay roofs are also found within this district, especially on early 20th century apartment buildings. Front- and side-facing gabled and hipped dormers are typical on Denver Squares, Queen Anne and Shingle Style homes. Matches features? Comments The changes to the front façade will be readily visible. But the changes to the side elevations will be less visible. Entries and Doors Typically offset front entries with wooden doors. Yes The new doors will be wood, with glazing. Windows Tall one-over-one double hung windows are frequently found on 19th-century homes, with rectangular but more square shaped windows typical on 20th-century houses. Window pairs and groupings are common. Arched The leaded glass will be replicated, but the leaded glass windows in the stairwell will be reduced in size and the configuration and patteren of the leaded glass will be altered.

6 windows and transoms, as well as leaded glass, can be found on Queen Anne style homes. Windows in masonry construction feature stone or brick sills and decorative stone lintels and arches, with decorative wood headers and sills common in upper roof gables. Porches Width: Half-width and full-width porches are common on single-family dwellings and turn-of-the-century apartment buildings. Height: Porches are one to two stories in height. Balconies are up to three stories on turn-of-the-century apartment buildings. Projecting: Yes. Shapes: Single-family dwellings have raised porches that are rectangular or square shaped with flat, shed, or hipped roofs. A few curved porches with conical roofs are found in the district. Materials: Porches and balconies on historic apartment buildings typically have flat roofs. Porches and balconies have masonry foundations with wood columns and brick piers, and wood or masonry railings and ornamentation. Ornamentation: Simplified ornamentation on porches and balconies. Doric columns and brick piers common, with large overhanging roofs. Roof brackets are occasionally found on porches in this district. The porch on the front façade will be minimally altered with a railing. The balcony on the third story of the north elevation will be altered from its historic, and previously approved, configuration. Recommendation: Conditions: Approval with Conditions 1. Leaded glass windows in the stairwell be returned to the historic size with the historic leaded glass pattern replicated. 2. Historic proportions of the arch on the third story balcony be returned. 3. Remove the connector, on the third story of the front façade. Basis: The change to the size and pattern of the leaded glass does not meet Design Guidelines 2.14, 2.16, or The changes to the balcony on the third story does not meet Design Guideline The addition of the connector on the third story does not meet Design Guideline The slight changes to window locations and rooflines on or near the rear addition meets Design Guideline 3.2.

7 Suggested Motion: I move to recommend CONDITIONAL APPROVAL of application 2018-COA-482 for the window replacement, rehabilitation, and addition violations at 1560 Race Street, as per design guidelines 2.12, 2.35, 2.14, 2.16, 2.19, 2.24, and 3.2, character-defining features for the Wyman historic district, presented testimony, submitted documentation and information provided in the staff report with the following conditions if applicable list: 1. Leaded glass windows in the stairwell be returned to the historic size with the historic leaded glass pattern replicated. 2. Historic proportions of the arch on the third story balcony be returned. 3. Remove the connector, on the third story of the front façade. Map of Wyman Historic District: 1560 Race Street is noted by blue star

8 1890 (corrected to 1897) Sanborn Map: 1560 Race Street is outlined in blue. END