Community Planning and Development Denver Landmark Preservation 201 West Colfax, Dept. 205 Denver, CO 80202 p: 720.865.2709 f: 720.865.3050 www.denvergov.org/preservation 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 www.denvergov.org/preservation Project: #2019-COA-005 LPC Meeting: January 22, 2019 Address: 600 N High Street Staff: Krystal Marquez Historic Dist/DLM: East 7 th Avenue Historic District Year structure built: 1955 (Period of Significance: Prior to and including 1943) Council District: #10 Wayne New Applicant: Anna Reed, Pinnacle Solutions Project Scope Under Review: Façade Modifications: Alterations to a non-contributing structure. - Remove and replace all steel windows and change them to aluminum clad wood windows. - Front / West elevation: Add a new covered porch entrance and side porch. - Rear / East elevation: Re-clad enclosed patio upper floor material to a true 3 coat stucco and change windows. - Rear / East elevation: Add a new mudroom at the rear elevation which will be clad in true 3 coats stucco and brick to match existing house and newly re-clad enclosed patio. Materials: Siding: True 3 Coat Stucco Finish and brick to match existing at rear elevation covered patio and mudroom Windows: Sierra Pacific - Aluminum Clad Wood with brickmould; casement or awning Roofing: Composite Asphalt Shingles to match existing, GAF Timberline Weathered Wood Doors: Thermatru Fiberglass Doors Staff Summary: The property at 600 N High Street is located within the East 7 th Avenue Historic District. The brick bi-level structure was built in 1955 and is a non-contributing structure to the district. The property is sited at the southern edge of the district at the corner of East 6 th Avenue and High Street. The applicant is proposing to remove all existing steel windows and replace them with aluminum clad windows. Majority of the windows will be similar in proportion to the existing windows, except for four (4) window enlargements, one at each elevation. The applicant is also proposing new Thermatru fiberglass exterior doors. The alterations also include the addition of a new front porch and side porch as well as a remodel of an existing enclosed rear patio and the addition of a small mudroom at the rear elevation. Excerpted from Design Guidelines for Denver Landmark Structures and Districts, January 2016 Guideline 4.6 Use materials that appear similar in scale, color, texture and finish to those seen historically in the district. Meets Guideline? Comments The applicant is proposing to remodel an existing covered patio and add a small new mudroom at the rear elevation. New siding material will be a true 3 coat stucco in combination with the existing brick siding.
a. Masonry materials such as brick, stone and genuine stucco are appropriate in most districts. Brick and stucco are common siding materials found together within the surrounding context and in the district. b. Architectural metals and glass are also appropriate in many districts, especially commercial and industrial contexts. e. Avoid using a wide range of different building materials when buildings in the surrounding historic context typically use a simple combination of materials. 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. 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 simplified configurations of historic doors rather than replicating a historic door exactly. f. Use clear or near clear low-e glass in windows. 4.15 Use a front porch to provide a visual and functional connection between the building and the street. a. Use a front porch to define the entry. b. Orient a front porch towards the street and sidewalk. 4.16 Design a porch to be compatible with the historic context. a. Proportion a front porch to be compatible in size and scale with the building and surrounding historic context. / No Applicants are removing all existing steel windows and replacing with aluminum clad wood windows in similar proportions. There are four (4) window proportions that will be enlarged, one on each elevation; however, they will be at a ratio similar to other windows on the structure. The applicant is also replacing the front door and adding sidelights as well as a new rear door to the mudroom addition. The doors will have similar proportions to the doors they are replacing on the structure and found within the district. The doors shown on the elevations appear to be of a style that will be like doors found within the district. However, the proposed doors shown on the elevations and the proposed doors on the detail page do not match. Applicant should correct detail page doors to reflect doors shown on the elevations. The new proposed porch will be added over the existing front entry to define the front street entrance and will have a composite asphalt shingle roof to match the existing structure. The new front porch will be compatible in size and scale with the historic district. It will utilize wood porch posts and a hipped roof with asphalt shingles to match the existing structure.
b. Position a front porch to maintain historic porch spacing patterns seen in the historic district. Use materials similar to those seen historically. Wood balustrades and porch posts (sometimes with brick piers) were common on many styles. c. When they are a characteristic of the surrounding historic context, use porch posts and columns with substantial dimensions so that the porch does not appear to float above the entry. d. Use porch posts and columns that are proportioned similarly to those seen in the surrounding historic context. The applicant is also proposing a new raised side porch on the front façade near the corner of East 6 th Avenue and High Street. It will replace an existing side entrance with stairs. The new side porch will remove the existing stairway and replace it with a brick wall to support the raised porch and it will have wood porch posts and a wood balustrade railing with a hipped roof and asphalt shingles to match the existing structure. Some corner properties in East 7 th Avenue Historic District have side porches. e. If stoop rails are required by code, use a simple metal or other design. Do not use heavy wooden turned balusters. f. Do not visually overwhelm the primary façade. Recommendation: Conditions: Basis: APPROVAL WITH CONDITIONS 1. New doors shall match what is shown on the elevations, not what is shown on page A2.4, Details 11 & 12 (guideline 4.8). The proposed façade alterations to the non-contributing structure, mudroom addition and added porches are compatible with the existing structure and the surrounding context and can be clearly recognized as current construction (4.6, 4.8, 4.15, 4.16). Suggested Motion: I move to CONDITIONALLY APPROVE application #2019-COA-005 for the façade alterations, mudroom addition and added front façade porches at 600 N High Street, as per design guidelines 4.6, 4.8, 4.15 and 4.16, presented testimony, submitted documentation and information provided in the staff report with the following conditions: 1. New doors shall match what is shown on the elevations, not what is shown on page A2.4, Details 11 & 12 (guideline 4.8).
East 7 th Avenue Historic District Map
1929/56 Sanborn Map with 600 N High Street outlined in black END