A Better Community Through Cooperation

Transcription

1 Denver Landmarks Preservation Commission 201 W Colfax Ave., Denver, CO To the Landmarks Preservation Commission, Baker Historic Neighborhood Association P.O. Box 9171 Denver, CO board@bakerneighborhood.org Officers President Luchia Brown Vice-President Anette Anderson Secretary Jennifer Gilbert Treasurer Richard Parker Members-at-Large Marieka Buhlmann Loretta Koehler Anglela Maramba Zoning Chair Steve Harley Landmark Chair Ozi Friedrich On 23 January 2019 a representative for Solid Ground Homes met with the Baker Landmarks Committee to present the proposed new-build house at 333 Delaware St. Four committee members were present. The plans presented are attached to this letter. Based on the presentation and subsequent discussion, the Committee voted 4-0 to offer the following comments on the proposed design: 1. There was concern over whether the proposed height of the new house is compatible with the surrounding block and context in accord with guidelines 4.3-b, 4.4-a, and 4.4-d. (The 300 block of Delaware St. is predominantly 1- story and 1.5-story, with a pair of 2-story flat-roofed duplexes being the only exceptions.) 2. It was noted that the proposed vinyl windows would not be considered compatible with nearby contributing buildings. 3. The committee suggested that the vertical separation be emphasized between the square-proportioned double windows on the front façade in order to better match the typical proportions of the surrounding context, per guideline 4.8-b. 4. It was noted that three of the four neighboring buildings represented on sheet T0.3 are listed as non-contributing in the initial neighborhood designation. It was suggested that the Owner perform further analysis on nearby contributing buildings in order to better inform the proposed design. 5. The committee discussed the proposed roof pitch (which appears to be a 10:12), but did not come to a position. 6. The committee discussed the projection of the front porch past neighboring porches, but did not come to a position. Thank you, Ozi Friedrich Chair, Baker Landmarks Committee ozimark@gmail.com / A Better Community Through Cooperation

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3 333 Delaware St - Existing Conditions FRONT - From Delaware Street BACK - From Alley

4 333 Delaware St - Proposed Structure Isometric Drawings

5 JB DESIGNS, LLC residential commercial remodel

6 JB DESIGNS, LLC residential commercial remodel

7 JB DESIGNS, LLC residential commercial remodel

8 JB DESIGNS, LLC residential commercial remodel

9 JB DESIGNS, LLC residential commercial remodel

10 JB DESIGNS, LLC residential commercial remodel

11 JB DESIGNS, LLC residential commercial remodel

12 JB DESIGNS, LLC residential commercial remodel

13 JB DESIGNS, LLC residential commercial remodel

14 JB DESIGNS, LLC residential commercial remodel

15 JB DESIGNS, LLC residential commercial remodel

16 333 Delaware St - Compatibility Demonstration (Baker Street Neighborhood Map) District Boundary Individual Landmark Other Historic District Building Subject to Design Review Property Subject to Design Review

17 333 Delaware St - Compatibility Demonstration Our design for the proposed structure at 333 Delaware St. utilizes influences of the Baker neighborhood. The main characteristics of the neighborhood, which are all emphasized in our design, include: Forward facing gable and combined gable hipped roofs, offset forward facing single entries, as well as tall and narrow windows, which are often grouped or paired. Partial and half-width porches are typical. The over-all height of each home varies from one to two stories, both types existing adjacently and throughout the neighborhood. Although it is very common to have a two-full-story house next to a single-story house in the Baker historic district, as we demonstrate in this packet, and while the height of our proposed project is able to be taller and still be within bulk-plane, we opted to lower the over-all height of 333 Delaware St. to 25', so that it is able to "blend-in" and not be significantly taller than neighboring houses. We have pulled various existing contributing houses to compare to our design and have displayed them in the following pages. Below is a map to show where those houses are in comparison to 333 Delaware St. (marked in red).

18 333 Delaware St - Compatibility Demonstration Number of Floors: 2 Roof Type: Gabled Dormers: Porch Side: Left 333 Delaware St (Proposed) Exposed Foundation: Garage: Detached Primary Material: Stucco Overall Height: 25'-2 1/8" Slope of Roof: 12/12 Secondary Material: Shingles- White Number of Floors: 1.5 Roof Type: Gabled Dormers: Porch Side: Right 275 Delaware St Exposed Foundation Garage: Detached Primary Material: Stucco Overall Height: 21'-10 3/8" Slope of Roof 12/12: Secondary Material: Composition Shingles Number of Floors: 2 Roof Type: Gabled Dormers: Porch Side: Left 320 Cherokee St Exposed Foundation Garage: Primary Material: Stucco Overall Height: 30'-0 1/4" Slope of Roof: 12/12 Secondary Material: Wood

19 333 Delaware St - Compatibility Demonstration 308 W 4th Avenue 314 W 4th Avenue Number of Floors: 2 Roof Type: Gabled Dormers: Exposed Foundation: Garage: Primary Material: Stucco Overall Height: 26'-9 3/8" Slope of Roof: 12/12 Secondary Material: Shingles Number of Floors: 2 Roof Type: Gabled Dormers: Exposed Foundation: Garage: Primary Material: Stucco Overall Height: 28'- 10 3/8" Slope of Roof: 12/12 Secondary Material: Shingles Porch Side: Full Porch Porch Side: Full Porch

20 333 Delaware St - Compatibility Demonstration 348 Delaware St 344 Delaware St Number of Floors: 1.5 Roof Type: Gabled Dormers: Exposed Foundation Garage: Primary Material: Brick Overall Height: 26' - 2 7/8" Slope of Roof: 12/12 Secondary Material: Composition Shingles Number of Floors: 1.5 Roof Type: Gabled Dormers: Exposed Foundation Garage: Primary Material: Brick Overall Height: 23' 1-3/8" Slope of Roof: 12/12 Secondary Material: Composition Shingles Porch Side: Left Porch Side: Left

21 333 Delaware St - Compatibility Demonstration 334 Delaware St 327 Cherokee St Number of Floors: 2 Exposed Foundation: Overall Height: 22'-0 1/4" Number of Floors: 2 Exposed Foundation: Overall Height: ~19'-0" Roof Type: Gabled Dormers: Garage: Primary Material: Brick Slope of Roof: 12/12 Secondary Material: Composition Shingles Roof Type: Gabled Dormers: Yes Garage: Primary Material: Brick Slope of Roof: 12/12 Secondary Material: Composition Shingles Porch Side: Left Porch Side: Right

22 333 Delaware St - Neighborhood Character Defining Features Building, Massing, Form: - Varying anywhere from 1 to 2 stories. - Forward facing gabled roofs. - Rectangular forms very common. 227 West 4th ave st (tall house), 219 West 4th Ave (short house) 308 W 4th Avenue 431 Delaware st (tall house), 435 Delaware st. (short house) 239 West 4th Ave (tall house), 231 West 4th Ave. (short house) 320 Cherokee St 314 W 4th Avenue

23 333 Delaware St - Neighborhood Character Defining Features Site-Plan, Layout & Features: - Varying from alley facing detached garage, to no garage. - Offset forward facing single entries. - Partial and half width porches are typical.

24 333 Delaware St - Neighborhood Character Defining Features Windows and Openings: - Offset forward facing single entries. - Doors typically solid wood or with single glass panel. - Windows are typically tall and narrow, often grouped or paired. - Stone headers or lintels are common.