STAFF BRIEF. Doors: Unknown

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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-501 LPC Meeting: December 18, 2018 Address: 390 Humboldt 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: Doug Walter Project Scope Under Review: New rear 2-story addition and one-story garage addition and connector addition. Alterations to the historic residence including new windows and doors New Footprint: 30-6 long by 26 wide Materials: Foundation: existing and concrete Siding: Salvaged rick to match existing Windows: Aluminum clad wood windows, with simulated divided lights Railing: Unknown Max Height: Unknown Roofing: Tiles, to match existing and flat roofing material Trim: wood, to match existing Doors: Unknown Garage door: Unknown Staff Summary: The applicant, Doug Walter, is proposing a new second story addition atop the existing one-story connected garage, a one-story garage addition and a new one-story connector addition to connect the new garage to the primary structure. The existing garage is original to the home shown in the 1937 Sanborn Map. The new second story addition will tie into the existing historic roof and historic north wall of the primary structure. The addition is inset from the historic garage walls it sits atop of. The adding and will be clad in brick to match existing. Windows on the new addition will be aluminum clad wood with a double hung, six-over-six divided light pattern. A Palladian window/door motif is proposed for the rear façade with a Juliet balcony. The structure is within the U-SU-E zone district. The Denver Zoning Code states rooftop and/or second story decks are prohibited in the rear 35% of the zone lot depth. The proposed Juliet balcony as currently designed is not permissible. A new one-story, one-bay, two-car garage is proposed for the north side of the lot and will be connected to the historic garage with a one-story stair connector/hyphen. The historic garage will be converted into kitchen space The applicant is also proposing to alter an existing door on the north façade into a window opening, to alight with the window above and alter the window/door proportions of the south façade of the historic garage. Details of material construction and dimensions are missing from the drawings.

2 Registered Neighborhood Organization (RNO) comments: Formal RNO referral of this project type is not required. 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? Maybe Comments The proposed second floor addition will not alter the side yard setback. This structure is located in Park Club Place, however, lots on Humboldt Street in this portion of Park Club Place become much larger than those found to the west and are more typical of the large lot development pattern of Country Club. The side yard setback of the primary structure will not be altered. The new garage and connector addition will have a high level of visibility from the street due to the corner location of this property and the perception of the side yard setback from East 4 th Ave may be altered. 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. Yes The proposed addition will increase the total lot coverage to 18%, well blow the 30% maximum recommended in the guidelines and the 37.5% maximum allowed by the Denver Zoning Code 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 A new attached garage is proposed. The existing attached historic garage will be converted into kitchen space. The new garage structure will be located on the same plane as the historic garage and is not subordinate to the primary structure wall plane. They connector addition is inset from the two garage wall planes; however, it too will be

3 to the primary structure and set back from the primary façade. forward of the primary structure wall plane. Staff recommended that the new additions be, at minimum inset, to align with the wall plane of the primary structure. 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 contains a stair case, however, there is not habitable space proposed. Due to the corner location of this property, the new additions will be highly visible from the street. 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 historic garage. The proposed addition will tie into the roof line of the existing and north wall of the existing primary structure. The new addition will be difficult to differentiate as new. The garage and connector addition are onestory in height and sited at the rear of the primary structure, they will have a high level of visibility due to the corner location of this property. See additional general guidelines below. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 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. Meets Guideline? Yes Comments 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. Yes/no The proposed addition is compatible with the scale, massing, and rhythm of the Country Club Historic District. However, staff are concerned that the addition will significantly alter the perception of this site as it will be highly visible from East 4 th Ave. Materials to match the original structure will be used. Material construction is compatible

4 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. with other additions approved within the Country Club Historic District. Staff have concerns over the windows and doors that are proposed, please see guideline 3.6 for more information. 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. b. Differentiate an addition from the original structure with a change in material or size. The new second story addition will be difficult to differentiate from the original primary structure. It is not inset from the north wall plane and ties into the primary structure roof. The material construction will match the primary structure. Additions constructed out of the same material as the primary structure are common within Country Club, however, they are usually subordinate to distinguish them as current construction. 3.4 Locate an addition to retain open space patterns. a. Retain original open space at the sides and rear of the structure. b. Avoid removing existing open space with a large addition. The proposed addition will alter the open space pattern of the rear yard. The addition will add significant massing along East 4 th Ave and will have a high level of visibility altering the side and rear yard open space pattern. This structure is located in Park Club Place in which these types of additions are common, however, they are usually limited in visibility due to the tight lot size. This lot is much larger than those typical found in Park Club Place, but also will be highly visible as it is a corner property. 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. The proposed additions will have 4 window different proportions along the north elevation. The second-floor addition will have a window that matched the original window proportions. 3 new window proportions will be introduced on the historic garage, the hyphen connector and new garages. These proportions are not similar to those found on the historic structure. A classic, colonial revival structure of this style would not have 4 different window proportions along one façade.

5 The historic windows will have brick sills and on the ground floor jack and a jack arch. It is unclear to staff if the new windows will have these details. Window swill be 6-over-6 simulated divided lights. The manufacture was not provided to confirm if they will have a spacer bar. A Palladian window/door motif is proposed for the second-floor addition of the east façade. This detail is not found anywhere else on the structure. 3.7 Design the roof of a new addition to be compatible with the original structure and surrounding historic context. Yes The new additions will have a compatible roof shape. 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; however, they will have a high level of visibility from East 4 th Ave. The second story addition is not subordinate to the primary historic structure, it will tie into the roof and north façade and will be difficult to identify as an addition Locate a new garage or secondary structure to reinforce surrounding historic development patterns. Maybe 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. An attached garage may be appropriate in this district; however, staff are concerned about the high level of visibility this addition will have Design a new garage or secondary structure to be compatible with, and 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. The garage door material is unknow. The garage door should be a high-quality material and constructed out of steel or wood.

6 Recommendation: Denial Basis: Proposed additions is not subordinate to the primary structure (guideline B4, B7, 3.8), will be difficult to differentiate as new (3.3), will have a high level of visibility altering the open space patterns (B2, 3.4), and will introduce incompatible window proportions and styles (3.6). Staff are also concerned about the level of detail provided in the plans. Suggested Motion: I move to DENY application #2018-COA-501 for the new additions at 390 Humboldt Street as per Country Club design guidelines B2, B4, B7, design guidelines , , and , characterdefining features for the Country Club historic district, presented testimony, submitted documentation and information provided in the staff report. Country Club Historic District with 390 Humboldt Street outlined in red

7 1929 (corrected 1937) Sanborn Map with 390 Humboldt Street outlined in red END