STAFF BRIEF. Design Practice Paul Norquist

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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: #2019-COA-063 LPC Meeting: March 19, 2019 Address: California Street Staff: Brittany Bryant Historic Dist/DLM: Curtis Park - G Year structure built: n/a, vacant land (Period of Significance: Prior to and Including 1915) Council District: #9 Albus Brooks Applicant: Design Practice Paul Norquist Past LPC Action: Meeting Date: December 4, 2018 Description: Infill Construction - Phase I: Mass, Form, & Context Motion by G. Petri: I move to conditionally approve application #2018-COA-483 for the Phase I: Mass, Form, and Context at California Street, as per design guidelines , , 4.12, , characterdefining features for the Curtis Park Historic District, presented testimony, submitted documentation and information provided in the staff report with the following condition: that the windows to be inset at least 2 inches from the wall plane (guideline 4.8). Second: K. Wemple Vote: 7 in favor, 0 opposed, 1 abstained (A. Wattenberg), (7-0-1) motion carries Project Scope Under Review: Infill Construction Phase II: Design Details for a 6-unit rowhouse development and 3 detached garage structures Rowhouse Footprint: /4 X /8 Rowhouse Height: /8 Garage Footprint: /8 X /2 Garage Height: Materials: Foundation: Smooth finish concrete Primary and Side Siding: General Shale Brick in Ballpark, see LM-6.4 for details Trim: Smooth face cementitious trim and panels, see LM-7.1 Windows: Anderson Fibrex Composite, single and fixed operation, Dark Bronze finish, various sizes, see LM- 7.2 Garage door: Flat panel steel door in dark bronze Cornice: Metal cornice Charcoal finish Canopy: Steel C-channel entry awning, LM-6.2 Lighting: Tech Lighting 700WSPIT, bronze, see LM-8.2 Garage Lighting: EDLM-RM-30-4, see LM-8.2 Roofing: EPDM roofing East Elevation & Garage Siding: Cementitious lap siding, smooth finish, 4-inch reveal, Mountain Peak White Entry Doors: Custom Trustile entry door, solid wood, half light with two panels below, see LM-7.2, stained Rear Door: Trustile entry door, solid wood, full light, see LM-7.2 and LM-7.3 Garage man door: Metal door Railing: Powered coated steel railing, charcoal finish, see LM-6.4 Rear deck: Wood Porch Light: Lumens MFMP90946, canopy mounted, see LM-6.2 Fence: 6 wood privacy fence, vertical pickets

2 Staff Summary: The applicant, Design Practice, is proposing to construct a new 6-unit rowhouse development with a detached garage structures. The rowhouse will front onto California Street and will replace a vacant lot. The existing curb cut onto California Street will also be removed. The proposed rowhouse will have a smooth finish raised foundation and is two-stories in height with a flat roof and strong cornice. The primary and side elevations of the rowhouse will be clad in brick with a solider course detail to break up the massing. On the front façade, a herringbone brick detail between the ground floor and upper floor windows will further break up the façade. Windows and doors for the front façade are traditional to the character of Curtis Park. The rear façade of the rowhouse and all elevations of the garage will be clad in lap siding. Modern design details include a metal cornice, steel awning and front porch balustrade. The design details are appropriate for the Curtis Park Historic District and are of their own time. All materials are of high quality construction and have been previously approved by the Commission for infill construction. The applicant is requesting two administrative adjustment recommendations on the proposed height of the rowhouse to accommodate the cornice. The Denver Zoning Code requires the cornice to be setback 10 feet from the front façade and 15 feet from the side interior lot above 25 feet. Staff fell the height and massing of the proposed rowhouse is typical to other rowhouses in the district. The cornice will reinforce the character defining features of the Italianate development within Curtis Park and will not negatively impact the historic context, and therefor Staff feel the administrative adjustment recommendation is appropriate. Since the Phase I: Mass, Form, and Context review, the applicant has received their first round of Site Development Comments and the singular garage structure has been redesigned into three garage structures, each with two bays, to allow for fire access. The new garage structures are typical of Curtis Park, they are proposed to be detached structures and one-story in height with vehicular access off the alley. Additionally, breaking up the massing of secondary structures further reinforces the alley character in the district. New 6-foot privacy fences, to divide the rear yard for each unit is proposed and 6 rear yard HVAC systems are proposed. Registered Neighborhood Organization (RNO) comments: The applicant met with the Curtis Park Neighbors, Inc. Design Review Committee on October 30, 2018 and recommend approval of the Phase I: Mass, Form, and Context. The Curtis Park Design Review Committee did request the commission to consider carefully a medium red brick color and special attention be paid to the porch railing and material in the Phase II: Design Detail submittal. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 4.2 Locate a new building to respect the alignment of historic building façades and entrances in the surrounding context/block. a. Locate a new building to reflect established setback patterns of the surrounding context/block. b. If existing historic buildings are positioned at the sidewalk edge, creating a uniform street wall, then locate a new building to conform to this alignment. Meets Guideline? Comments The front, rear, and side yard setbacks are typical of this block of California Street between 28 th and 29 th Street. The structure will have a front yard setback of /8. The front yard setback on this block ranges from around 20 down to 10 feet (for a noncontributing structure) The setback of a little over 17 is average for the contributing structures within this block. The building entrance fronts onto California Street and features projecting porches. Projecting porches are a common element within Curtis Park that defines the entrance.

3 c. Where front yard setbacks are uniform, place a new structure in alignment with its neighbors. d. Orient a building s entrance to be consistent with the established historic pattern of the surrounding context/block. Typically, the primary entrance faces the street. 4.3 Design a building to include the typical features and rhythms of historic buildings in the surrounding context/block, using similar proportions and dimensions. a. Foundation heights b. Floor-to-floor heights and overall building height c. Window locations, proportions, and recess in the wall d. Entry and porch location, size and proportions. e. Scaling elements and articulation, such as belt courses, dormers, balconies, decorative roof cornices, etc. The building features a raised foundation, to match the adjacent properties. The foundation height is typical of other foundation heights found on this block of Curtis Park. Floor-to-floor heights are typical of the district. The first floor (11-1 3/4 ) is taller than the second floor (8-7 1/8 ) and compatible with the surrounding context. The porch locations and sizes are common of the Curtis Park Historic District. Staff would like to point out that the north balustrade of each porch is taller than the south balustrade, for code compliance. The south balustrade will be not taller than the ground floor window sill, however, the north balustrade will hit the top of the ground floor string course. However, staff don t feel as though this will be perceptibly noticeable from the public right-ofway. Additionally, the applicant has modified the design to unite these two elements in terms of materials, previously they were different materials, which called attention to their height differences. Scaling elements have been added to the façade including window sills and headers, string courses, and decorative brick work that break up the massing. 4.4 Design the height, mass and form of new building to be compatible with the historic context. a. Design new building to be within the typical range of building forms, heights and sizes in the surrounding context/block. The proposed height is typical of the Curtis Park Historic District. The building will be taller than the one-and-half story structures to the south, however, it is typical of the two-story development found within the district and is subordinate in height to the adjacent two-story structure. The building is at the same grade as the adjacent historic structures.

4 The façade has typical proportions in terms of height and width as the structures in the surrounding context. Windows are proposed to be tall and narrow and in single groups. A + shaped mullion will be used in the upper floor windows to achieve the proportions commonly found within the district. Decorative brick work including string courses and spandrels will break up the horizontal and vertical massing of this rowhome which is 90 feet. A shift in the wall plane at each unit entrance is also proposed to break up the 90 linear feet of massing. Each unit will have an overall width of Design a new building to be recognized as current construction, while respecting key features of the historic district as well as the surrounding historic context/block. a. Use simplified interpretation of historic designs found in the historic district or use contemporary design that is compatible with historic siting, massing, and forms found in the historic district. c. Use contemporary details, such as window moldings and door surround, to create interest and convey the period in which the structure was built. Design elements are simplified interpretations of historic design elements including the metal cornice, the steel porch balustrade, and decorative brick work. However, they are also modern, contemporary interpretations that make the building recognizable and current construction. 4.6 Use materials that appear similar in scale, color, texture, and finish to those seen historically in the district. a. Masonry materials such as brick, stone and genuine stucco are appropriate in most districts. c. New materials that convey characteristics similar to historic materials may be considered if they have a similar appearance, size, and shape to traditional materials. d. Use a simple combination of materials when this is characteristic of the district. Proposed materials are similar in scale, color, texture, and finish to those seen historically in the Curtis Park Historic District. The front façade and side elevations will be clad in a brick veneer. The proposed brick color is complimentary to the historic brick color found in Curtis Park. A simple combination of material is proposed, the facades will have one dominant building material, either brick or cementitious siding. Fiber cement board will have a smooth finish.

5 e. Avoid using a wide range of building materials when building in the surrounding historic context use a simple combination of materials. f. Do not use fiber cement board that is detailed to resemble wood grain. 4.8 Design windows, doors and other features to be compatible with the original primary structure and historic context. a. Incorporate windows, doors and other openings at a ratio similar to those found on nearby historic structures. New construction with public visibility should incorporate doors and windows with similar proportions to those in the surrounding historic context. b. When using contemporary window patterns and designs, ensure they respect the character and proportions of windows in the surrounding historic context. c. Maintain the typical historic placement of window headers and sills relative to cornices and belt courses. d. Use door widths, heights, and materials that are similar to doors on historic buildings in the surrounding historic context. e. Use a simplified configurations of historic doors rather than replicating a historic door exactly. f. Use clear or near clear low-e glass in windows. All windows on the primary façade will have the tall narrow proportions that are typical of the Curtis Park Historic District. Windows will feature brick headers and sill when on masonry facades and wood trim when on lap siding. All windows will be recessed into the façade to create shadow lines. The majority of windows will be a single hung operation, creating the shadow lines of double hung windows. However, the windows on the front façade in the recessed bay, will be fixed operation. The front door will have a transom above and feature a half light with two panels below, this is a typical door form in the Curtis Park Historic District. Windows will be clear Use material treatments the ensure that a new duplex, town house, or other small-scale residential building fit within the scale of the surrounding historic context. The foundation is a contrasting material,, decorative brick banding and panels break up the massing, and accent materials will be used on the façade, all details found on the contributing structures on this block Use a front porch to provide visual connection between the building and the street The rowhouse features 6 projecting front porches with modern design elements including the steel canopy and balustrade.

6 4.17 Ensure that decks are compatible with the surrounding historic context. Proposed wood rear deck will be compatible with he surrounding historic context and will have minimal visibility Locate a new garage or secondary structure to reinforce surrounding historic development patterns. a. Locate a new garage or secondary structure within the typical range of locations for garages and secondary structures in the surrounding historic context. b. Where most secondary structures in the surrounding historic context are located along an alley, locate a new garage or secondary structure along the alley and reinforce historical patterns by using the alley for garage access. e. Avoid making new curb cuts for driveways, or widening existing curb cuts, when that is not part of the historic pattern along the block or consistent with the character-defining features of the district. The proposed garage structures are within typical ranges of secondary structures for Curtis Park and this block. The garage swill be located along the alley and use the alley for garage access. A non-historic curb cut will be removed from the California Street and the tree lawn reestablished Design a new garage or secondary structure to be compatible with, and subordinate to, the primary structure and surrounding historic context. a. Design the mass, form and roof shape of a new garage or secondary structure to be compatible with the primary structure and other historic secondary structures in the surrounding historic context. b. Design the height of a new garage or secondary structure to be within the range seen in the surrounding historic context. c. Use materials that are of a similar color, texture, and scale to materials of the primary structure and the surrounding historic context. d. Use simplified versions of building components and details found in the surrounding historic context Proposed garage massing is simple, a boxy structure with a flat roof concealed by a parapet. The proposed garage structure will be subordinate to the proposed infill rowhome. The garage will be one-story in height, within typical secondary structure heights for the Curtis Park Historic District. The proposed lap siding will be complementary to the brick siding of the primary structure. The 4-inch reveal will give the lap siding a scale similar to the brick profile. The garage structures are simplified versions of details found on the rowhouse and will be of neutral design.

7 5.9 Add rear yard fence consistent with historical patterns of the property and surrounding historic district. a. Locate a rear yard to have minimal visibility from public view. c. Use a rear and side yard fence type and material traditionally found in the historic context d. Design new fences to have traditional height, style and design to blend with historic building and surrounding context. Proposed fencing is in the rear yard, dividing each rowhome unit lots. The fence will be a wood fence, 6 feet in height and of a traditional vertical picket design Site and access service areas and ground-mounted mechanical equipment to minimize impacts on the historic streetscape and disruption of the pedestrian environment. a. Locate service areas and groundmounted mechanical equipment to the side or rear of buildings. Proposed HVAC equipment will be located in the rear yard and screened by the privacy fencing Design lighting to be compatible and subordinate to historic buildings and the surrounding historic context. d. Design and orient new light fixtures to provide down-lighting. Proposed lighting will all be down lighting. Excerpted from Character-Defining Features of the Curtis Park Historic District, January 2016 Character-defining feature Matches feature? Comments Materials: Predominately unpainted brick construction with a small number of stone and frame structures. Foundations are typically brick or stone. Brick structures are typically smooth cut, earth-tone orange brick. Wood siding, porches, and details. The proposed brick will be unpainted and will be complimentary to the historic brick found within the Curtis Park Historic District. Lap siding will be used on elevations that have minimal visibility from public vantage points and is not an uncommon building material in the district. Entries and Doors: The rowhouses feature offset front entries accessed by raised porches. A modern

8 Offset front entries accessed by raised porches. Wooden single and double doors common; some Italianate examples feature narrow double doors. Multi-family structures have smaller projecting porches, stoops or recessed entries. Windows: Individual double hung, one-over-one wood windows common Most structures feature tall narrow windows, although some parried and arched windows are wider and more rectangular is form. Highly decorative masonry headers and lintels contribute to building ornamentation. Historically, windows were recessed in the wall (not flush). Porches: Materials: Masonry and wood foundations common. Wooden columns, railings and ornamentation. Building Ornamentation: Multiple surfaces, typically with fish-scale shingles or other combined ornamentation in front gable of Queen Anne and Victorian eclectic homes. Italianate structures often feature decorative brick banding, ornate and prominent cornices with decorative brackets. /No canopy will provide cover to the entrance. A wood door is proposed. Proposed window proportions are tall and narrow were they have the most visibility from public vantage points. Windows on masonry facades will have decorative brick headers and sills. Windows are recessed into the wall plane. Proposed porch foundation will be a smooth finish concrete; however, the porch will feature a powder coated steel balustrade. This not a historic material but is a modern interpretation and high quality material. The porch will have a simple design. The rowhouses will have strong cornices and decorative brick banding to break up the massing. Additional decorative brick work is proposed between the ground floor and upper floor windows. Recommendation: Basis: Approval Proposed cornice is compatible with the surrounding context and reinforces the Italianate design found in the Curtis Park Historic District, an administrative adjustment will not negatively impact the surrounding context. Proposed design details of the new infill are contemporary, but compatible with the surrounding historic context. Suggested Motion: I move to recommend an administrative adjustment for the height to the Zoning Administrator, per Section of the Denver Zoning Code and APPROVE application #2019-COA-063 for the Phase II: Design Details at 2844 California Street, as per design guidelines , 4.8, 4.14, 4.15, 4.17, 4.18, 4.19, 5.9, 5.16, 5.21, character-defining features for the Curtis Park historic district, presented testimony, submitted documentation and information provided in the staff report.

9 Curtis Park Historic District with California Street outlined in red

10 1929 Sanborn Map with site of California Street outlined in red END