STAFF BRIEF. Kristin Park

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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-498 LPC Meeting: December 18, 2018 Address: 378 Lafayette Street Staff: Brittany Bryant Historic Dist/DLM: Country Club Historic District Year structure built: C (Period of Significance in Design Guidelines: ) Council District: #10 Wayne New Applicant: Kristin Park Project Scope Under Review: New rear 2-story addition and one-story garage addition and connector addition. Alterations to the historic residence including a new chimney and new window openings on the south and north elevations. New Footprint: /16 long by 22 wide Max Height: 28-1/2 Materials: Foundation: existing and Concrete Siding: Salvaged brick to match existing Windows: Marvin wood double hung and casement windows with simulated divided lights with a spacer bar Wall: Salvaged brick to match existing Roofing: Asphalt shingle, to match existing Trim: wood, to match existing Doors: Marvin French Doors with simulated divided light w with a spacer bar Garage door: Unknown Staff Summary: The applicant, Kristin Park, is proposing a new second story addition atop an existing one-story addition, a onestory garage addition and a new one-story connector addition to connect the new garage to the primary structure. The existing one-story addition is not historic, the Sanborn Maps show this home originally had a two-story addition. The new second story addition will be located below the ridge line of the historic roof, is inset from the north and south elevation of the primary structure and will be clad in brick and have bracket details to match the existing roof brackets. All windows on the new addition will be wood and have either casement or double hung operation. Windows will have divided lights, to match existing divided lights. Double hung windows will be sixover-six, casement windows will have 6 lights. A new one-story, two-car garage is proposed for the north side of the lot. The existing one-story historic garage will remain intact. The U-SU-C zone district has no max number of detached accessory structures, however, only one per dwelling unit for structures with vehicle access doors is allowed. A one-story hyphen will serve as a passage way (with closets) to connect the new garage to the primary structure. The application is also proposing to construct a new chimney on the south elevation, accented by two small casement windows, and to introduce two new windows on the north elevation of the historic home.

2 Registered Neighborhood Organization (RNO) comments: The applicant met with the Country Club Historic District Architecture Review Committee on November 1, The Committee made recommendations regarding the proposal exceeding lot coverage and recommendations on the alley façade, see attached letter from Country Club Historic District Architecture Review Committee. Excerpted from Design Guidelines for Country Club Historic District, May 1995 Guideline B2. Side yard setback of a new structure of an addition should appear similar to those seen traditional in the block. In the district (Park Club Place excepted) lot sizes, and therefore side setbacks, vary considerably. In Park Club Place, most structure are on 50-foot-wide lots. Elsewhere, the width varies from 75 feet to a quarter block or more. In these areas, the minimum lot size of 6,000 square feet may not be adequate to reinforce the district s spacious character. a. Maintaining the sense of broad side yards is important to the character of the district. Additions and infill structures should be designed to maintain the perception of spaciousness by varying the setback of the structure along the side and varying the height of the structure. Meets Guideline? Comments The proposed second floor addition will not alter the side yard setback. The new hyphen between the primary structure and new garage will be within the side yard setback. In Park Club Place, where lots are much smaller than the rest of Country Club, additions along the north or south side yard setback are common place. The side yard setback of the primary structure will not be altered, and the new garage will be minimally visible from the public right-of-way as the lots in structures in Park Club Place are very close together. B3. Maintain the traditional lot coverage ratio of the neighborhood. a. Maintain the sense of spaciousness seen traditional in the neighborhood by retaining significant portions of the site as open space. b. Historically, lot coverage rations ranged from 18 to 30 percent. A lot coverage of less than 30 percent is recommended; although zoning allows 50 percent lot coverage. Over 30 percent lot coverage disrupts the character of the district by allowing FARs that approach 1.0. B4. Garages and other secondary structures should remain subordinate to the primary structure. a. Locating a secondary structure in the rear of the property is preferred. b. A detached structure is also preferred. Whether attached or detached, a garage should be clearly subordinate Maybe /No The proposed addition will increase the total lot coverage to 35%. Per U-SU-C Zoning, the max lot coverage allowable is 37.5%. The Country Club guidelines recommend a more restrictive approach to lot coverage recommending it be kept below 30%. The proposed addition is 5% over the Country Club recommendation but within the allowable build per Zoning. These large additions, exceeding 30% lot coverage, have become common place within the Country Club Historic District. A new attached garage is proposed. The existing detached historic garage will remain. The Denver Zoning Code only allows one accessory structure to have vehicular access. One of the accessory structures will need to eliminate the garage door.

3 to the primary structure and set back from the primary façade. Detached accessory structure dominate the Country Club Historic District. However, a small number of attached garages are found historically in this district and several new additions have attached garages to the primary structure in this district. The garage will be attached to the primary structure via a small passage way that also contains closet space, however, there is not habitable space proposed. B7. Additions should be sited at the rear or side of a structure to minimize negative impact on important features of the site or structure. See the general guidelines for additional information. The proposed second floor addition will be located atop a rear non-historic addition and will be subordinate to the primary structure. The garage and connector addition are onestory in height and sited at the rear of the primary structure. See additional general guidelines below. C. Landscape Design WALLS AND FENCES Higher fences are typically used to define rear yards. Materials vary considerably. Fences seen from the street (corner lots) should be as carefully designed and meet the same guidelines as those at the front. A 6-foot-tall wall is proposed for the alley façade. The wall will be constructed of brick and will define the rear yard from the alley. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 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. See page 24 for more information. b. Maintain the original size and shape of window and door openings on primary façades. c. Repair and maintain windows and doors regularly, including wood trim, glazing putty and glass panes. Meets Guideline? /no Comments No changes to the window pattern and proportions is proposed for the primary façade. New windows are proposed for the south façade. These windows are accent windows used to frame the chimney. Staff are recommending the chimney be eliminated from the design as it creates a false sense of history. If the chimney is eliminated, these windows may not be appropriate. However, introducing a new opening(s) on this façade may be appropriate. On the north elevation, two new windows are proposed. New openings on this façade are appropriate. However, the ground floor windows should align with the existing jack

4 d. Restore altered window or door openings on primary façades to their original configuration, when feasible. 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. See page 24 for more information. arch and match the proportions of an existing window of similar design. The second-floor window should match the proportions of the existing second floor window and align horizontally. 3.1 Locate an addition to be subordinate to the original structure. a. Place an addition to the rear of the original structure whenever possible. The addition is located entirely in the rear of the original structure. 3.2 Design an addition to a historic structure to respect the characterdefining 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. b. Align porch eaves, roof lines and other features with adjacent structures when possible. 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 context. e. Design windows and doors to be compatible with the primary structure and surrounding historic context, particularly when visible from public vantage points. /no The proposed addition is compatible with the scale, massing, and rhythm of the Country Club Historic District and is subordinate to the primary structure. No change to the front façade is proposed. However, a new chimney on the south façade of the original home is proposed. This chimney will alter the roofline of the original home and create a false sense of history. Materials to match the original structure will be used. Material construction is compatible with other additions approved within the Country Club Historic District. The window and doors will be compatible with the existing windows and doors. Windows will have divided lights, similar to the existing windows but will have a different light pattern to differentiate them as new. 3.3 Design an addition to be recognized as current construction. a. Differentiate and addition from the original structure with an offset of at least four inches. The proposed addition is inset from the historic structure. 3.4 Locate an addition to retain open space patterns. The proposed addition will alter the open space pattern of the rear yard. However, this change will be minimally perceptible from the

5 a. Retain original open space at the sides and rear of the structure. b. Avoid removing existing open space with a large addition. primary street as the lots in Park Club Place are smaller than other lots within the Country Club Historic District and therefore homes are closer together. Large additions along the north or south property line are common in this area of Country Club. 3.6 Design windows, doors and other features on a new addition to be compatible with the original structure and surrounding historic context. a. Incorporate windows, doors and other openings at a ratio similar to those found on nearby historic structure. c. Proportion building features, such as brackets and trim, to reflect those seen in the surrounding historic context. Windows will have similar proportions to those found on the historic structure and are is a similar ratio to those found on the historic structure. Windows will have brick sills and 6-over-6 divided lights for double hung windows or 6 lights for casement windows. 3.7 Design the roof of a new addition to be compatible with the original structure and surrounding historic context. a. Use a roof form that is consistent with the original structure s roof form and those of the structures in the surrounding historic context in terms of pitch, orientation, and complexity. The new additions will have a compatible roof shape. The roof shape of the new garage is compatible with the surrounding context and primary structure. However, the existing garage to remain has a flat roof. Staff are concerned that the new gable garage roof is not compatible with the existing garage. Gabled roof garages are found in the Country Club Historic District. The garage will have minimal visibility as this is an interior lot building. 3.8 Locate an addition to a residential structure to be subordinate to the existing structure. a. Design an addition to have minimal visual impact to the existing structure. The additions are located entirely in the rear and will have minimal visibility from Lafayette Street and minimal visual impact on the primary structure and surrounding context Locate a new garage or secondary structure to reinforce surrounding historic development patterns. Proposed garage is located along the alley at the rear of the lot. The garage will not be detached, however, attached garages were not historically uncommon to the Country Club Historic District and several additions have been added over the years creating attached garages within this district Design a new garage or secondary structure to be compatible with, and No The garage door material is unknow. The garage door should be a high-quality material and constructed out of steel or wood.

6 subordinate to, the primary structure and surrounding historic context. c. Use materials that are of a similar color, texture and scale to materials of the primary structure and in the surrounding historic context. Recommendation: Conditions: Basis: Approval with Conditions 1. Eliminate the garage door on one of the two accessory structures and confirm material construction of the garage door 2. Eliminate the chimney and accent windows on the south elevation; 3. Align the new ground floor window on the north elevation with the existing jack arch and match the proportions of the adjacent window; and 4. Align the new upper floor window on the north elevation with the adjacent window and match the proportions of the adjacent window. Proposed additions are typical of the development pattern of the Country Club Historic District and are subordinate to the historic structure. The addition of the chimney on the south elevation will create a false sense of history and alter the character defining features of original structure Suggested Motion: I move to CONDITIONALLY APPROVE application #2018-COA-498 for the new additions and new window openings at 378 Lafayette Street as per Country Club design guidelines B2, B3, B4, B7, C, design guidelines 2.14, , , and , character-defining features for the Country Club historic district, presented testimony, submitted documentation and information provided in the staff report with the following conditions: 1. Eliminate the garage door on one of the two accessory structures (per the Denver Zoning Code) and confirm material construction of the garage door (guideline 4.19); 2. Eliminate the chimney and accent windows on the south elevation (guideline 2.14 and 3.2); 3. Align the new ground floor window on the north elevation with the existing jack arch and match the proportions of adjacent windows (guideline 2.14); and 4. Align the new upper floor window on the north elevation with the adjacent window and match the proportions of the adjacent window (guideline 2.14).

7 Country Club Historic District with 378 Lafayette Street outlined in red

8 1929 (corrected 1937) Sanborn Map with 378 Lafayette Street outlined in red END