Material Change of Appearance Certification (Addition of Porch)

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1 Publication: June 29, 2011 by: MMA HPC REVIEW FORM: MCAC 1107 REQUEST FOR: Material Change of Appearance Certification (Addition of Porch) MEETING DATE: July 6, 2011 APPLICANT'S NAME: ADDRESS OF PROPOSAL: SUBDISTRICT: Lon and Kim Lutze 53 Grand Avenue Agate Hill PROPOSAL: The applicant proposes adding a front porch to the existing structure. Please refer to the attached information. STAFF REPORT: According to the Agate Hill Survey/Inventory form on this property, the existing building dates to The style is listed as Craftsman, however it is noted that there is very little Architectural detail or features that associate it with a style. The property is listed as noncontributing at the time of the assessment it was less than 50 years old. At this time, the building is 55 years old, however Staff would not consider it contributing due to the previously mentioned lack of discernable style and the fact that it is not within the era of significance for this area of the Historic District (which would be 1890 s through 1940 s). Therefore Staff advised the Applicant and has used the Guidelines for noncontributing structures. The property lies within the Agate Hill Subdistrict (map attached with property location marked). This subdistrict s defining characteristics are: 1. Larger scale residences 2. A high level of building craftsmanship and detailing 3. A mixture of eclectic and resort styles 4. Stone combined with wood shingles 5. Cut-stone retaining walls The neighborhood is laid out on south and east-facing slopes that overlook Manitou and Canon Avenues, with picturesque views across the valleys and toward Williams and Engelmann Canyons, Red Mountain, Cameron s Cone, Pikes Peak, and Mount Manitou. South-oriented siting takes advantage of the full sun exposure, with large front yards contained by stone walls on the downhill-facing lots. Eastern-facing lots tend to be smaller, with more modest yards. The steep topography of the area has affected the form of the structures built here. There are a number of garages built into the hillsides, some with roof top decks. Although sizes vary, and there is an enclave of very small cottages on Narrows Road, there are a proportionately higher number of larger-scale residences than in other subdistricts, grandly sited on large lots. 1

2 Publication: June 29, 2011 by: MMA The Architectural styles frequently found in this subdistrict are: Craftsman, Queen Anne Victorian, Rustic, and Folk Victorian, with a number of other styles represented in the area. Detailing is exemplary in both the buildings and the stone retaining walls with cut stone and grapevined mortar joints common characteristics of the walls in this area. In addition, other than the house at 46 Grand Avenue (which may be the only historic brick residence in the Historic District) stone and wood shingles are often found in combination on the larger high-style residences. The application requests approval of the installation of a new, 10 x 20 front porch where there currently exists only a cement patio slab across the front of the building and a new entry door. The following are the Guidelines for Additions and Alterations to Noncontributing Residential Structures that apply to this request: 6.1 Building Orientation For additions and/or alterations to the primary building façade, orient the primary building entrance to the street. The front porch addition will emphasize the location and orientation of the existing front door and provide a more single-family appearance, as noted in the application, which is consistent with the neighboring properties. 6.2 Mass and Scale Larger additions shall be divided into smaller components that are similar in scale to the original structure. At 20 wide and 10 deep, the new porch will provide a substantial physical feature on the front façade of the building. However, given the overall width of the structure (over 60 ), the proposed porch at 1/3 the overall width will be smaller than the existing building and maintain a compatible scale. Constructing a very small porch element would not suit the existing building size. Another benefit of the proposed construction is that the new, intersecting roof gable will provide a visual break to what is current a long, mass of roofline. 6.3 Building Materials Materials shall appear similar in scale and finish to those seen on historic resources. The application proposes square wood columns with stone bases, supported a street-facing roof gable that feature exposed rafter tails. The proposed roof gable will be open, with Craftsman-style timbering or open work. All wood materials will be painted. The roofing, to be replaced over the entire structure, has not been specified, but will need to be a darker earth-tone color. (This is especially important given the roof mass.) 6.4 Roof Forms Use roof forms that are similar to those roof forms exhibited on other structures in the neighborhood. The proposed street-facing gable intersecting at the center of the existing parallel gable and at the same pitch as the existing roof is consistent with roof forms found throughout the historic district and particularly compatible with the Architectural style the Applicants have chosen to emphasize. 6.5 Architectural Details Use building components that are similar in shape and size to those seen on historic resources. The proposed tapered columns, stone bases, street-facing gable with the open timbering, and Craftsman entry door are features typical to the District and the chosen style. 2

3 Publication: June 29, 2011 by: MMA STAFF RECOMMENDATION: If this were an Architecturally-significant structure that was unique to the subdistrict, then Staff would be reluctant to recommend an alteration which emphasizes a style that doesn t really exist on the property. However, this is not a unique, historic building and the proposal provides an important missing element to the existing structure that enhances its compatibility and is more consistent with the character of the surrounding area. Therefore, Staff recommends approval of the proposed front porch with the finding that the request is consistent with the purpose of the Historic Preservation regulations to promote compatible architectural design of infill structures (this would be considered an early infill building). In addition staff recommends the following conditions: 1) Staff to approve the final manufactured stone color and profile prior to issuance of a Building Permit. 2) Roofing to be either a three-tab or Architectural-style composition shingle in a darker, Earth-tone color. 3

23 Publication: June 29, 2011 by: MMA HPC REVIEW FORM: MCAC 1108 REQUEST FOR: Material Change of Appearance Certification (New Construction) MEETING DATE: July 6, 2011 APPLICANT'S NAME: ADDRESS OF PROPOSAL: SUBDISTRICT: Jay and Elaine Pretzer 5 Keithley Place Log Cabin PROPOSAL: The applicant proposes construction of a new single-family home. Please refer to the attached information. STAFF REPORT: The subject property is located in the Log Cabin Subdistrict (which is also a National Register-listed District); a map showing the property s location in the subdistrict is provided in this report. The subdistrict s defining characteristics are: 1. Horizontal single-story residences 2. Original log cabin construction 3. Peeled-bark, round logs with natural chinking; some scab and log siding 4. Low-sloped gabled roofs with shed extensions for porches 5. Siting and landscaping which blends with the setting 6. Split rail fences and rustic, rubble stone walls fit into the topography 7. Rustic, natural landscaping, pinons and native planting 8. Detailed with shingles and clapboard Conscientious maintenance of the log cabins is the most important action to preserve the character of this neighborhood. Although the cabins in this area generally maintain a horizontal emphasis, there are some examples of two-story cabins built into the topography with walkout lower levels and roof dormers to create usable upper floor areas. The street layout and siting relationships also contribute to the character of the area. Streets are unpaved and lack gutters or sidewalks, which adds to the rustic atmosphere. Buildings are sited back from the road. Fences, hedges, or low walls define large front lawns. Native vegetation, including yucca, scrub oak, and cedar, are typical plant materials. Infill that enhances the log cabin architecture and scale of the area is critical to the preservation of its character. The application requests approval of a new home in an area surrounded by mainly newer construction. The overall project features a single story building when viewed from the north (Keithley Place or the driveway) with a walk out from the southwestern end of the house; log siding, stone veneer at the garage and entryway, on column bases, and one wall; stucco accents around windows and the less visible areas of foundation wall; a combination of asphalt and metal roofing. The following are the Guidelines for New Construction and Additions and incorporating the Log Cabin Subdistrict Guidelines that apply to this request: 1

24 Publication: June 29, 2011 by: MMA 5.1 Building Alignment New buildings shall match the alignment of adjacent existing structures. The proposed house is sited lengthwise with an east/west alignment to follow both the shape and the contours of the lot, similar to the cabin that sits in front of this property adjacent to Keithley Place. 5.2 Building Orientation The relationship of the front entrance to the street shall be similar to other structures within the neighborhood. The orientation of the front entrance is at the northwest corner of the house, near the driveway and garages (which face east). Due to the siting of this property behind another lot and previously constructed cabin, there is a minimal relationship of this property to the street. The orientation is appropriate for the conditions. 5.3 Building Height New buildings shall be similar in height to adjacent structures. As noted previously, the building will appear to be a single story as viewed from Keithley Place or the driveway, but will follow the topography of the property as it drops off to the south and west, which allows for a walk-out basement. Overall building height meets the zoning requirement and is consistent with the other buildings in the immediate area. 5.4 Mass and Scale The mass and scale of a new building shall be similar to existing historic structures located in the historic subdistrict. The Applicants have utilized dormers, gables and detailing to break the mass of the long building walls and the roofline. Massing is consistent with surrounding development, which is primarily newer construction. The smaller scale elements of the building are found toward the eastern end of the house, which is sited fairly close to a historic cabin at the end of Spur Road. This will keep the new structure from visually overwhelming the historic cabin; as would have been the case had the features of the proposed design on the east and west ends of the building been reversed. 8.6 Building Form Maintain the low profile of buildings in this subdistrict: a one-story structure is preferred. Again, the building appears to be a single story from Keithley Place. The two-story portion of the house will be visible from Keithley Road; however the location on the lot and the grade difference and distance from the road will mitigate the height in this area. Construction of cabins that conform to the topography is not uncommon in the area and the proposed siting ensures that the building will not loom over either the road or other properties in the area. 5.6 Building Materials New buildings should employ materials and finishes that complement existing historic resources contained in the subdistrict Building Materials Maintain log siding as the predominant building material. The house will feature primarily log siding, with cedar trim and posts and cedar shingles accenting the front door and entranceway. Manufactured stone veneer is concentrated mainly on the eastern end of the building, where it would be most visible from the street; some stone is featured on the tall columns supporting a covered upper level deck on the western end of the building. Stucco accents are shown around some windows and less visible foundation walls around the side and back are stucco. 2

25 3 Publication: June 29, 2011 by: MMA 5.7 Roof Form Integrate roof forms that are similar to those forms seen on historic structures within the historic subdistrict where the new construction is proposed. The roof features a variety of gables and a shed-roof dormer along the north façade. Gables with decorative timber trusses are placed on the east and west ends of the building, highlighting the entrance and other the covered deck. A large gable is located on the back of the house (faces south); this side of the property is not visible from Keithley Road or Keithley Place. 5.8 Roof Materials Roof materials shall appear similar in scale and texture to those materials used on historic structures. The design includes a mixture of both standing seam metal and Architectural-style composition shingles, both in a grayish blue color. Staff was initially concerned about a blue roof. However, the proposed colors are darker, not a bright blue. The hillsides and vegetation around the area to have a significant amount of bluish hue in them and Staff believes the proposed color will blend into the surroundings, not stand out when viewed from across the valley. 5.9 Porches Locate porches on the front façade of a new structure to maintain the historic orientation of the front entrance of a building toward the street. 8.7 Primary Entrances and Porches Front porches shall be integrated into the front façade and the primary entrance to the home shall be readily visible from the street/road. Again, because of the siting and orientation of the property, there is not a strong connection to Keithley Place. The proposal features a small front porch that identifies the entrance and adds architectural character to the façade. 8.8 Garages Garages shall be separate structures or integrated into the primary structure and accessed from the side or rear of the structure. 8.9 A two-car garage shall utilize two separate garage doors to minimize the overall size and scale of the garage entrance. The design includes a two car garage, which faces east so the garage door is not visible to the street. The Applicant has included a window in the side wall of the garage and this portion of the house is lower than the main roofline. Both these design elements help to disguise that this area is actually the garage and reduce the visual mass of what can be a very large physical element on a property. 8.1 Architectural Details The front façade of new buildings shall be visually compatible with historic structures located in the Subdistrict. The proposed details and features are visual compatible with surrounding development and historic structures in the Log Cabin Subdistrict; however the design is identifiable as a contemporary building and would not be confused with an historic structure. STAFF RECOMMENDATION: The proposal maintains the character of the area, while allowing for a contemporary log cabin. Staff recommends approval of the proposed single family home at 5 Keithley Place with the finding that the request is consistent with the purpose of the Historic Preservation regulations to promote compatible architectural design of (current) infill structures.

Publication: June 29, 2011 by: MMA Subject Property is located between red shed at center of photo and red cabin (at end of Spur Road) at far right (in trees).

26 Publication: June 29, 2011 by: MMA Subject Property is located between red shed at center of photo and red cabin (at end of Spur Road) at far right (in trees). Keithley Road is in area of cut bank below property in middle of photo (running right to left) and darker brown house is on Keithley Place in front of proposed site. Note topography of lot as it travels toward Keithley Road. Area where trees are grouped is basically flat to eastern lot line. 4

27 Publication: June 29, 2011 by: MMA Views from property to southwest and west. Note large house in lower photo sits on lower part and across Keithley Road from site. 5

31 My Design EyeQ Shared Project (1 of 2) [7/5/ :36:08 PM]

My Design EyeQ Shared Project Roof Duration Premium Shingles - Harbor Blue Siding 4-Inch Siding - Benjamin Moore 2161-40 Acorn Yellow Stone Cultured Stone Del Mare Ledgestone - Patina Doors Paint -

32 My Design EyeQ Shared Project Roof Duration Premium Shingles - Harbor Blue Siding 4-Inch Siding - Benjamin Moore Acorn Yellow Stone Cultured Stone Del Mare Ledgestone - Patina Doors Paint - Benjamin Moore Maple Leaf Red Windows, Trim1, Trim2 Paint - Benjamin Moore Black Trim3 Paint - Benjamin Moore Acorn Yellow Owens Corning Roofing. All Rights Reserved. The color PINK is a registered trademark of Owens Corning. THE PINK PANTHER & Metro-Goldwyn-Mayer Studios Inc. All Rights Reserved Owens Corning Privacy Policy We strive to accurately reproduce all product photographs in its literature and for onscreen viewing. The product colors you see are as accurate as technology allows. However, we recommend that you look at actual product samples before making a color selection for your home. * Owens Corning does not manufacture siding products; the color names offered are representative of generic siding colors. If you would like to review a more accurate/current listing of the siding products available, please visit a retail location or contact a contractor. (2 of 2) [7/5/ :36:08 PM]