STAFF BRIEF. Zeke Freeman, Root Architecture & Development LLC

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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-517 LPC Meeting: January 8, 2019 Address: 3460 W Hayward Place Staff: Krystal Marquez Historic Dist/DLM: Allen M. Ghost Historic District Year structure built: Vacant Lot Council District: #01 Rafael G. Espinoza Applicant: Zeke Freeman, Root Architecture & Development LLC Past Action: Meeting Date: May 5, 2015 Description: Zone Lot Amendment / Accela COA#: 2015-COA Motion by R. Holdorf: I move to approve the May 5th consent agenda for # W. Hayward Place as per meeting the applicable guidelines, submitted documentation and information provided in the staff report. Second by: K. Corbett Vote: Unanimous in favor (7-0, A. Duckett-Emke not present for vote), motion carries. Project Scope Under Review: Infill Construction - Phase I: Mass, Form & Context Single Family Residence and Garage Footprint: 68 X 22 Height: 30 Staff Summary: The applicant is proposing to construct a new two and a half story home with detached garage in the Allen M. Ghost Historic District. The proposed infill will be located on a vacant lot. The lot was created through a zone lot amendment split from 3456 W Hayward Place. The proposed infill will be a two and half story home with a forward-facing front gable and projecting right side bay with a partial width projecting porch on the recessed left side. The proposed infill will have a covered front porch with a flat roof, horizontal articulation in the form of belt courses, and typical window proportions on the front façade with single and paired 4 over 1 windows as well as a smaller square 4 pane window centered in the upper gable end. The east, west and south elevations features some atypical window proportions, however they will be less visible from the public right of way. The home will also have a detached flat roof 2 car garage, rooftop deck and built in hardscaped patio area with low wall between the home and the garage in the rear yard. On the south side of W Hayward Place, the block is characterized by one and half-story to two and a half story structures. The Allen M. Ghost historic district s most common architectural styles are: Queen Anne, Bungalow, Classic Cottage, Foursquare, and a small number of Tudor style structures. Phase II: Design Details will be reviewed following Phase I: Mass, Form, and Context approval. Registered Neighborhood Organization (RNO) comments: The original proposal was formally referred to the West Highland Neighborhood Association on November 8 th, 2018; no comment on the proposal was received.

2 Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 4.1 Respect established building location, lot coverage and open space patterns when locating a new building. a. Design the site footprint of a new building to be compatible with the existing historic lot coverage pattern on the surrounding context/block. b. Provide a general pattern of open space that is compatible with the existing historic pattern on the surrounding context/block. For more information, see General Principles for Site & Landscape Design on page 93 for more information. c. Locate a garage or secondary structure to be consistent with the location of secondary structures in the surrounding d. Locate communications, utility and mechanical equipment to minimize visibility from the street and sidewalk. 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. 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 Meets Guideline? Comments The proposed 2 story single family residence fits in with neighboring houses on the block and in the district. The site footprint and open space patterns are compatible and consistent with other houses in the surrounding The new development will also have a detached garage that will be accessed from the alley like other garages in the district. The proposed single-family home will be in alignment with other existing homes on the block and is following established setback patterns in the surrounding The main entrance will be consistent with established historic patterns and will face the street. The new 2-story house will include typical features and rhythms found in the historic district. The foundation, floor-to-floor and overall building heights are within the range of existing structures that are found on this block and within the surrounding

3 proportions and dimensions. Features to reference include: 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. 4.4 Design the height, mass and form of a new building to be compatible with the historic a. Design a new building to be within the typical range of building forms, heights and sizes in the surrounding context/block. b. Construct a new building at the same grade as historic buildings on adjacent lots. c. Use floor-to-floor heights that are similar to those in the surrounding historic d. Design the façade to reflect typical historic proportions of height to width in the surrounding context/block. e. Use vertical and horizontal articulation design techniques, such as shifts in wall planes, and differentiating materials on first and second floors, consistent with those on adjacent historic structures, to reduce the apparent scale of a larger building mass. f. For larger projects, ensure that the massing and form rhythms and variety match the historic pattern of the block. Avoid a row of similarly massed flat-roofed rowhouses, for example, if the pattern of the historic district is mostly gabled roofs with only an occasional single flat-roofed structure. Window/door locations and proportions on the front façade are in similar proportions and dimensions as other existing homes within the district. Windows at the west & east elevation have some atypical proportions but will be less visible from the public right of way. The main entrance left side partial width porch location is typical of other homes within the district as shown in the compatibility study. Scaling elements such as the belt course that aligns with the top of the partial width flat roof porch as well as the upper story belt course and flat awning overhang help reinforce the scale of typical floor to floor heights within the district. The proposed structure will be constructed at the same grade as similar structures in the surrounding The house will be 30 feet in height, typical heights for two to two & a half story structures in the surrounding context range from 25 feet to 30 feet. The front façade uses a front gabled roof shape that is similar in proportion to other front gabled homes within the district, though takes on a more modern approach to it. Horizontal articulation is expressed through two belt courses and vertical articulation is found in the projecting bay.

4 4.5 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 a simplified interpretation of historic designs found in the historic district, or use a contemporary design that is compatible with historic siting, massing, and forms found in the historic district. At a minimum, an acceptable design should be neutral and not detract from the district s historic character. b. Include features that relate to the surrounding historic context/block, such as front porches in a residential setting, or a defined roof cornice on a commercial structure. c. Use contemporary details, such as window moldings and door surrounds, to create interest and convey the period in which the structure was built. 4.7 Use a roof form that is compatible with the historic a. Use a roof form that is consistent with typical roof forms of existing structures in the district in terms of pitch, orientation, and complexity. b. Avoid using a flat roof unless it is a typical feature of the surrounding historic 4.8 Design windows, doors and other features to be compatible with the original primary structure and historic 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 b. When using contemporary window patterns and designs, ensure they respect the character and proportions of windows in the surrounding historic The proposed design is a modern interpretation of the forward-facing front gabled 2-story homes found within the Allen M. Ghost Historic District. The front façade massing with a slightly projecting bay on the right side is a simplified interpretation of the nested gables found on Queen Anne style historic structures within the district. The home also features a left side partial width front porch that is compatible with other homes found within the surrounding The proposed structure will use a forward facing front gabled roof form that is typical of contributing homes found with the historic district in terms of pitch and orientation. The proposed structure will incorporate door and window openings at a ratio similar to other surrounding structures on the block as well as using similar heights that are found within the district. The windows on the brick portion of the projecting bay will incorporate window headers and sills similar to other historic structures in the district.

5 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 e. Use simplified configurations of historic doors rather than replicating a historic door exactly Ensure that decks are compatible with the surrounding historic a. Locate decks to minimize visual impacts on the street when they are not a part of the historic b. Do not incorporate a roof deck unless it is not visible from the street, is oriented away from neighbors yards, and is screened to reduce privacy invasion (such as with an inset roof design and solid railing), and does not adversely affect the surrounding historic Note that roof decks may not be allowed in some zoning districts. A rooftop deck is proposed at the rear quarter of the structure on the uppermost floor in the front 65% of the zone lot. The rooftop deck will be approximately 360 sq. ft. (24 x 15 ) and will be inset approximately 3 ½ ft. on each side (east & west elevation) with a railing at the south elevation. The rooftop deck will not be visible from the public right of way and is inset on both sides to reduce privacy invasion and it does not appear that it will adversely affect the historic context of the district. Excerpted from Character-Defining Features of the Allen M. Ghost Historic District, January 2016 Character-defining features Mass & Form Building Height: Varying from one- to two-story residences. Building Shapes: Predominately single family residences with a few duplexes. A few homes have been converted into small apartments. Boxy residences with relative symmetry and no complex massing. Roofs Forward facing gable roofs and hipped roofs with hipped roof dormers most prevalent. A small number of gambrel roofs can also be found. Overhanging eaves are prominent. Boxed eaves are typical on most styles, with exposed rafters and purlins on Craftsman Bungalow style. Composite roofing material is common. Matches features? Comments The proposed 2 and a half story infill is in scale with other building heights and shapes that can be found in the Allen M. Ghost Historic District. The proposed structure will have a forward-facing gable and overhanging eaves similar to other homes found within the surrounding

6 Entries & Doors Typically an offset front traditionally sized single entry with a transom window above a wooden door. Doors often feature lights. Windows Large rectangular first-floor single one-over-one windows are common, although grouped windows can be found on the front facade. Decorative lintels (wood or stone) are common; most have stone sills. Single, double, grouped and tripartite windows have a less vertical and square line appearance due to the group arrangement. Historically, windows were recessed in the wall (not flush). The proposed infill utilizes a single-entry door under the partial width left side porch with similar proportions to others on the block. The home will feature single and paired four-over-one windows in similar proportions to others found within the district. The east, west and rear elevations also feature some atypical window proportions; however, they are either not visible or less visible from the public right of way and do not detract from the character of the district. Porches Width: Partial and full width porches are common. Queen Anne and Classic Cottage homes generally feature partial-width porches, while other styles have full-width porches. A few of the Queen Anne homes within the district feature wrap-around porches. Height: One-story porches are common. Two-story porches are only seen on the Queen Anne homes where the porch is very narrow. Projecting: Predominately projecting porches. Shapes: Raised square and rectangular porches with shed, gable, and hipped roofs. The proposed infill structure will have a partial width projecting one story left side porch with a flat roof. Recommendation: Basis: Approval Proposed mass, form, and context is compatible with the Allen M. Ghost Historic District ( , , 4.17) Suggested Motion: I move to APPROVE application #2018-COA-517 for the mass, form, & context of the proposed infill structure at 3460 W Hayward Place as per presented testimony, submitted documentation, guidelines and and 4.17, the Allen M. Ghost Character Defining Features and information provided in the staff report. Final construction details and site details will need further approval prior to commencing work.

7 Allen M. Ghost Historic District Map with 3460 W Hayward Pl outlined in red

8 1929 Sanborn Map with 3460 W Hayward Place outlined in black END