Agenda Date: December 19, 2016
Subject:
Title
Resolution Adopting a COA for 2670-2680 West Main Street
Body
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Presented By: |
Dennis Swain, Senior Planner |
APPLICATION SUMMARY:
Project Name: The View House
Historic Name: 2670 - Blue Ribbon Stables
2680 - Bussard Motor Company
Application Type: Board-Level COA
Location: 2670 - 2680 West Main Street
Applicable Design Guidelines: 2670 - Blue Ribbon Stables - Non-Contributing Structure
Littleton Downtown Design Standards and Guidelines
2680 - Bussard Motor Company - Contributing Structure
Historic Preservation Design Guidelines
Applicant: Ray Ollett, Jr
Owner: Francois Safieddine
Project Description:
The applicant, on behalf of the owner, is proposing to make some modifications to the previously approved COA for the View House, located at 2670 - 2680 West Main Street. Below is the proposal:
Front (north) Facade: Shift the approved front door from 2680 to 2670. To do this, replace the approved entry door in 2680 West Main Street with Nana type doors and build a brick sill below the new doors to match the sills below the two sets of windows to the west.
Remove the two single entry doors and column in 2670 and replace them with a new double entry door with sidelights. The new entry door will serve as the new main entry to the View House.
Rear (south) Facade: In the previously approved metal-sided south wall of 2670 (Blue Ribbon Stables), add a new metal roll-up service window for a patio bar, a metal service door, a glass and metal people door, and two new glass garage-type doors for the yet-to-be determined use in the east side of 2670.
Staff Recommendation: Approval, with a condition identified in the analysis below
PROCESS:
Per Section 4-6-14(A)l(a), a COA shall be obtained from the board, in conformance with any applicable adopted design guidelines, and in addition to any other permit or other approval required by this code for any designated historic landmark structure or any property in a designated historic district for: Demolition, new construction, addition or modification , including ...windows of or to the front or side facade of any principal structure. Per this code provision, a COA is being sought for changes to the front and rear facades of the buildings at 2670 and 2680 West Main Street.
The COA addresses both the Blue Ribbon Stables at 2670 West Main Street (the east building) and the Bussard Motor Company building at 2680 West Main Street (the west building). Because the Blue Ribbon Stables is a non-contributing building and the Bussard Motor Company building is a contributing building, two sets of design must be used for reviewing this COA. The Littleton Downtown Design Standards and Guidelines apply to the non-contributing structure, the Blue Ribbon Stables, and the Downtown Littleton Historic Preservation Design Guidelines apply to the contributing building, the Bussard Motor Company building.
Because the applicant has previously been granted a COA, and the construction affected by this COA request can delay the ability to move forward, the exterior demolition and construction approved by the earlier COA is underway. Much of the current construction work is to the interior of the buildings, which requires no COA since COAs deal only with building exteriors. If this COA is approved by the Historical Preservation Board, then the applicant will integrate the approved exterior changes into their renovation of the buildings. If it is not approved, the applicant can complete the construction as it has been approved by earlier COA.
Staff and board review are the only two steps in the review process. If the board approves the COA application and the applicant meets all other city requirements, then the applicant can be issued a building permit for the project. If the board attaches condition(s) to the approval, a building permit will not be issued unless the condition(s) either will be met by the project or have already been met. If the board denies the COA application a building permit will not be issued for the project.
LOCATION:
The Blue Ribbon Stables and Bussard Motor Company building are at 2670 and 2680 West Main Street, on the south side of the street, between Curtice and Rapp Streets, as shown on the vicinity map, below.
Location Map for Bussard Motor Company building (on the west) and Blue Ribbon Stables (east)
Street View of the Blue Ribbon Stables on the left and Bussard Motor Company on the right
BACKGROUND:
During its history, the Blue Ribbon Stables building at 2670 West Main Street (the eastern of the two buildings) was divided into multiple storefronts with different uses, facades were remodeled, and the north façade was covered with non-historic cladding. Per the 1997 Littleton Historic Buildings Survey, the initial part of the Blue Ribbon Stables building was erected between 1905 and 1908 as a small, rectangular commercial building. In about 1908 / 1909, two larger masonry additions were erected adjoining the original building on the west, and two frame additions were built to the rear. By 1921, the eastern rear addition had been removed. Between 1932 and 1949, a small, narrow addition was added to the west front of the building.
Again, per the 1997 Littleton Historic Buildings Survey, the Bussard Motor Company building at 2680 West Main Street (the western of the two buildings) was constructed in 1929 for an automobile sales and service business. The building reflected auto dealership construction of the early twentieth century with its brick walls, stepped parapet, large garage entrance, and display windows.
NOTE: Historic photos of the two buildings are included in the drawings in the Appendix.
The COA application is the third for the two buildings since ownership changed in 2012:
1) 2012 - The first COA approved changes to the front elevation that would accommodate four retail spaces and one office space in the two buildings. As approved, the renovated front façades retained the key elements of the two buildings. The renovated façades had two garage doors and five people doors. Paint was removed and the brick façade of the Bussard Motor Company building was restored. A new veneer face brick was installed on the front façade of the Blue Ribbon Stables building. Service and garage doors were added to the rear of the two buildings. These changes were completed, although the owner did not move forward with retail uses.
2) 2014 - Designed to accommodate the View House restaurant and bar, the approved renovation focused on the Bussard Motor Company building. A rooftop deck and a rear patio were approved. To accommodate the rear patio, demolition of the rear of the two buildings was approved. Nana doors were approved as replacements for fixed glass windows and one of the two people doors. The garage door was to be replaced by two entry doors and sidelights. A deck over the barrel roof and a second floor addition were also approved, as was a revised rear façade with two glass garage doors that opened to the patio.
3) 2016 - In the two years since the 2014 COA was approved, the applicant’s thoughts on the design and operations of the View House have evolved. The COA would allow the View House to expand to the east into the Blue Ribbon Stables Building, adding approximately 1100 square feet to the restaurant to accommodate a new patio bar, a new cooler, and a more efficient floor plan, without expanding the total square footage of the two buildings, which are considered a single property. To accommodate these changes, the COA proposes moving the front entry door from the Bussard Motor Company building to the east, into the Blue Ribbon Stables building. The approved location of the front entry door would be replaced by a third set of Nana doors. The new front entry would replace two single doors and a column. To accommodate the new patio bar, a new metal roll-up door will be added to the new south wall of the Blue Ribbon Stables buildings. To improve the remaining space in the Blue Ribbon Stables building, which is intended to be leased to a separate restaurant, two glass and metal garage-type doors will also be added to the new wall. The new wall was approved in the last COA as a new metal-sided wall that will replace the walls demolished to create the patio space in the rear of the building.
CERTIFICATE OF HISTORIC APPROPRIATENESS ANALYSIS:
Per Section 4-6-14 (C) of the Littleton City Code, the Historic Preservation Board shall issue a COA for any proposed work on a historic landmark or any property in a historic district when these criteria are met:
CRITERION 1:
The proposed work would not detrimentally alter, destroy or adversely affect any architectural or landscape feature which contributes to its original historic designation.
CRITERION 2:
Is otherwise in conformance with any applicable adopted design guidelines.
CRITERION 3:
The proposed work is visually compatible with designated historic structures located on the property in terms of design, finish, materials, scale, mass and height.
CRITERION 4:
When the subject site is within a historic district, the board must find that the proposed work is visually compatible with the development on adjacent properties.
CRITERION 5:
In the case of partial demolitions, the board must find that the:
a. Partial demolition is required for the renovation, restoration or rehabilitation of the structure, and
b. Impacts on the historic importance and architectural integrity of the structure/s located on the property have been mitigated to the greatest extent possible.
Below is the staff analysis of the ability of the proposed COA to meet these criteria:
CRITERION 1:
The proposed work would not detrimentally alter, destroy or adversely affect any architectural or landscape feature which contributes to its original historic designation.
The work proposed for the front façade retains the most important architectural elements of the two buildings, i.e., the vertical spacing and rhythm of the original storefronts and auto dealership with wide bays, a large percentage of the facades of both buildings devoted to transparent glass, and the strong horizontal elements, emphasized on the Bussard Motor Company building by brick sills and lintels and on the Blue Ribbon Stables building by the new beam. For the Bussard Motor Company building, the replacement of the approved front door with a Nana doors and a brick sill reinforce the historic character and history of the building’s large display windows, since it was built as for auto sales and service.
CRITERION 2:
Is otherwise in conformance with any applicable adopted design guidelines.
Because the Bussard Motor Company building (2680 West Main) is a contributing structure and the Blue Ribbon Stables building (2670 West Main) is non-contributing, different design guidelines apply. The Downtown Littleton Historic Preservation Design Guidelines are used for contributing properties (Bussard) and the Littleton Downtown Design Standards and Guidelines for non-contributing properties (Blue Ribbon). In both cases, the code calls for “conformance with” any applicable adopted design guidelines. For the city code, conformance is defined using the first definition in the Oxford English Dictionary: Compliance with standards, rules, or laws. For that reason, this analysis refers to the standards in the applicable sections of the design guidelines.
BLUE RIBBON STABLES: Review of the changes to the Blue Ribbon Stables building (2670), which is a non-contributing building, given the adopted design guidelines in the Littleton Downtown Design Standards and Guidelines. The categories of standards that apply to the proposed project can be found in the section of the guidelines that address solutions to treat individual building components:
5.1 General Subarea Character Statements: Existing and Desired--
5.2 Urban Design/Site Plan
5.3 Architecture
5.3.1 Building Scale, Form, Massing and Character
5.3.2 Building Materials
5.3.5 Roof-Top Design / Mechanical Equipment Screening
A more detailed review of the conformance of this proposed project with any applicable design standards is included at the end of this Staff Analysis section of the Staff Communication
BUSSARD MOTOR COMPANY: Review of the changes to the Bussard Motor Company building (2680), which is a contributing building, given the adopted design guidelines in the Downtown Littleton Historic Preservation Design Guidelines. On page vii of the guidelines, the enforceability of the guidelines is explained: “In this document the term ‘guideline’ is a criterion with which the City will require compliance, when it is found applicable to the specific proposal. In this sense it is a standard, albeit one that is subject to some interpretation when determining compliance. Where the term “shall” is used, compliance is specifically required, when the statement is applicable to the proposed action. The term “should” is frequently used in the guidelines. This indicates that compliance is expected, except in conditions in which the City finds that the guideline is not applicable, or that an alternative means of meeting the intent of the guide- line is acceptable. In this sense, “should” means “shall.” The phrase “may be considered” appears in some guide- lines text. This indicates that the City has the discretion to determine if the action being discussed is appropriate. This decision is made on a case-by-case basis, using the information specifically related to the project and its context.”
The categories of guidelines that apply to the proposed project can be found in the section of the guidelines that address solutions to treat individual building components:
• COMMERCIAL FACADES AND STOREFRONTS
• TREATMENT STRATEGIES FOR STOREFRONTS
• TREATMENT OF HISTORIC WINDOWS
• BUILDING MATERIALS
• SOLUTIONS FOR NEW MATERIALS ON HISTORIC BUILDINGS
A more detailed review of the conformance of this proposed project with any applicable design guidelines is included at the end of the Staff Analysis section of this Staff Communication.
CRITERION 3:
The proposed work is visually compatible with designated historic structures located on the property in terms of design, finish, materials, scale, mass and height.
This criterion is not applicable to this project as there are no other historic structures on the property.
CRITERION 4:
When the subject site is within a historic district, the board must find that the proposed work is visually compatible with the development on adjacent properties.
The quality of the renovation done on the Blue Ribbon Stables and the Bussard Motor Company buildings to date has had a positive effect on the Main Street Historic District. The proposed work will also be in conformance with the applicable design guidelines and visually compatible with the development on adjacent properties.
CRITERION 5:
With partial demolitions, the board must find that the:
a. Partial demolition is required for the renovation, restoration or rehabilitation of the structure, and
b. Impacts on the historic importance and architectural integrity of the structure/s on the property have been mitigated to the greatest extent possible.
The partial demolition that affects the front façade of the Bussard Motor Company building comprises removing a garage door (where the 2014 COA anticipated the primary entry door) and replacing that garage door with Nana doors and a brick sill. For the front façade of the Blue Ribbon Stables, the partial demolition results in the removal of two single doors and a column and the replacement of those doors and column with a double door and two sidelights. The larger rhythm of both buildings is maintained by the partial demolitions.
Detailed Analyses of the Applicable Design Standards and Guidelines
BLUE RIBBON STABLES
Applicable Design Standards from the Littleton Downtown Design Standards and Guidelines:
SUBAREA 5 - MAIN STREET
5.2 URBAN DESIGN/SITE PLAN
Building and use orientation
5.2.1.s3 Facades that face Main Street shall be the primary façade.
Including such components as:
• High quality materials;
• Large windows and entries;
• Highest level of design and details.
5.2.2.s6 Recessed entries shall be allowed if they are relatively shallow in depth, but shall not be allowed if deep enough to form an arcade or large entry vestibule
The proposed changes to the front façade of the Blue Ribbon Stables will include high quality materials; a new, large entry; and a high level of design and details. While recessed entries are allowed by the standards, staff and the applicant agreed that a non-recessed entry was more in keeping with the historic character of the building.
The proposed changes to the rear façade will include high quality materials; two new large metal and glass garage-type doors in what was earlier approved as a blank wall; and a metal roll-up door that will open the building to the rear patio. The rear wall will continue to have horizontal metal siding, as approved in the 2014 COA.
5.3 ARCHITECTURE
5.3.1 BUILDING SCALE, FORM, MASSING AND CHARACTER
5.3.1.s1 Buildings shall be designed to provide human scale, interest and variety while maintaining an overall sense of relationship with adjoining or nearby buildings.
Examples of techniques that meet this objective are:
• Variation in the building form such as recessed or projecting bays;
• Expression of architectural or structural modules and detail;
• Diversity of window size, shape or patterns that relate to interior functions;
• Emphasis of building entries through projecting or recessed forms, detail, color or materials;
• Variations of material, material modules, expressed joints and details, surface relief, color and texture to scale;
• Tighter, more frequent rhythm of column/bay spacing, subdividing the building facade into smaller, more human scaled elements.
The proposed changes to the front façade will continue the overall design concepts approved in the 2012 and 2014 COA’s. Specifically, the changes will continue to express the architectural and structural modules and detail, and to visually divide the building façade into smaller, more human scaled elements.
The change to the rear façade will provide a diversity of window size, shape, and pattern that relates to interior functions.
5.3.2 BUILDING MATERIALS
5.3.2.s2 Highly transparent glass shall be provided in the new doors and sidelights.
The proposed changes to both the front and rear facades will retain the highly transparent glass approved in the 2014 COA.
5.3.5 ROOF-TOP DESIGN / MECHANICAL EQUIPMENT SCREENING
5.3.5.s1 All roof mounted mechanical and electrical equipment, communication antennae or dishes shall be enclosed, screened, or set back from view from a public street.
5.3.5.s2 Unscreened rooftop equipment shall be set back from a front façade so that it is not visible to pedestrian view from the center of the sidewalk directly across the street from the screened equipment.
5.3.5.s3 Mechanical equipment screening material shall be opaque, and be compatible in color, and texture with the building.
5.3.5.s4 Mechanical equipment screening shall be at least 6 inches higher than all portions of the equipment to be screened except an occasional flue or vent.
The proposed COA includes roof-mounted mechanical and electrical equipment. The equipment meets the standard it be set back sufficiently so it would not be visible from either the view from a public street nor by a pedestrian on the center of sidewalk directly across the street from the equipment. Although the proposed change meets this standard, staff recommends that the equipment be painted to minimize its visibility from farther away or from any future building that may be taller than the roof of either building.
BUSSARD MOTOR COMPANY
Applicable design standards from the Downtown Littleton Historic Preservation Design Guidelines,
Solutions for the Treatment of Individual Building Components:
• COMMERCIAL FACADES AND STOREFRONTS
3.1 Preserve the character-defining elements of a traditional storefront.
See the styles section in Chapter I to identify key features.
3.2 Repair an altered storefront to its original design.
• Use historic photographs to determine the original character.
• If evidence of the original design is missing, a simplified interpretation of similar storefronts may be used.
3.3 A contemporary interpretation of a traditional storefront may be considered.
• Where the original storefront is missing and no evidence of its character exists, a new design that uses the traditional elements may be appropriate.
• The new design should convey the basic character of typical storefronts in the area.
• The storefront system should be in proportion to the building, with storefront components appropriately proportioned to one another.
The proposed changes to the front façade will continue the overall design concepts approved in the 2012 and 2014 COA’s, specifically reflecting the original design and use of the two buildings by including large windows, clear glass, strong vertical and horizontal elements, and constructing a new brick window sill.
• TREATMENT OF HISTORIC WINDOWS
The character-defining features of a historic window, its distinct materials and its placement should be preserved.
3.14 Preserve the functional and decorative features of a historic window.
• Repair frames and sashes rather than replacing them, whenever possible.
3.15 Preserve the position, number and arrangement of historic windows in a building wall.
• On primary facades, enclosing a historic window opening is inappropriate, as is adding a new window opening.
• Greater flexibility in installing new windows may be considered on secondary and rear walls.
3.16 Preserve the historic ratio of window openings to solid wall on a primary facade.
• Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of the structure.
3.17 Preserve the size and proportion of a historic window opening on a primary facade.
• Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate.
The COA meets these guidelines to the extent possible. Although there are not any historic windows to preserve on the front facade, the proposed changes meet the guidelines by preserving the general position, overall size, and arrangement of historic windows and by preserving the general historic ratio of window openings to solid wall.
On the rear façade, again there are no historic windows to preserve. The COA seeks changes to what was approved by the 2014 COA for the rear façade of only 2670 West Main Street, the Blue Ribbon Stables building. The rear façade of 2680 West Main Street, the Bussard Motor Company building, will remain as it was approved by the 2014 COA.
For the rear façade of 2670 West Main Street, for which changes are being proposed, the wall approved by the 2014 COA would have no windows and only one metal pedestrian door in an otherwise solid wall. The COA proposes adding two glass and metal garage-type roll-up doors, one metal roll-up service window, and one glass and metal pedestrian door. It would also move the approved metal service door to the west so that it can service the patio bar.
• BUILDING MATERIALS
Historic building materials found in Downtown Littleton include wood, stone, brick, stucco, plaster and concrete. Primary historic building materials should be preserved in place whenever feasible. When the material is damaged, then limited replacement matching the original, should be considered. Primary historic building materials should never be covered or subjected to harsh cleaning treatments.
3.32 Preserve original building materials.
• Avoid removing original materials that are in good condition or that can be repaired in place.
• Preserving original building materials reduces the environmental impacts from producing new replacement materials.
3.33 Repair deteriorated primary building materials by patching, piecing-in, consolidating or other- wise reinforcing the material.
• Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may also be considered for wood repair and special masonry repair components.
3.34 Match the original material in composition, scale and finish when replacing materials on primary surfaces.
• Remove only those materials which are deteriorated, and must be replaced.
• Replace only the amount required.
3.35 Consider removing later covering materials that have not achieved historic significance.
• Once the non-historic siding is removed, repair the original, underlying material.
• If a structure has a stucco finish, removing the covering may be difficult, and may not be desirable.
3.36 Covering original building materials with new materials is inappropriate.
• Vinyl siding, aluminum siding and new stucco are generally inappropriate on historic buildings. Other imitation materials that are designed to look like wood or masonry siding, fabricated from other materials, are also inappropriate.
• If a property already has a non-historic building material covering the original, it is not appropriate to add another layer of new material, which would further obscure the original.
The changes proposed in the COA meet these guidelines by preserving the original building materials to the extent possible. Specifically, changes approved with the 2012 COA included removing the paint that covered the bricks on the front façade. The COA retains the original bricks and proposes constructing a brick sill for the new, easternmost, set of Nana windows. To the extent possible, the brick used to construct that sill will match the original bricks in composition, scale and finish. (See the materials page in the attached drawings)
• SOLUTIONS FOR NEW MATERIALS ON HISTORIC BUILDINGS
In some rare cases, a substantial portion of the material on an existing wall may need to be replaced, because the original is beyond repair. If this is on a primary elevation that is key to the significance of the structure, the replacement should match the original in character, including size, texture and finish. Ideally, it will be of the same material as the original, but in some cases an alternate material with similar qualities may be appropriate.
3.42 Building materials on a primary facade should not be replaced with synthetic materials.
• Avoid synthetic materials that appear different from that of the original as replacements for primary building materials. Examples are metal, vinyl siding or panelized brick or stone.
• Modular materials should not be used as replacement materials. Synthetic stucco and panelized brick, for example, are inappropriate.
3.43 An alternative material that matches the original may be considered.
• In some instances, substitute materials may be used for replacing architectural details. If a new material is used, its style, finish and detail should match the historic model.
• Green building materials, such as those made with renewable and local resources, may be considered for replacement materials where they will not adversely impact the integrity of a building or its key features.
The new materials used on the front and rear facades meet these guidelines. The primary new material would be metal, which would frame the new windows and doors.
STAFF RECOMMENDATION:
Staff finds that the proposed COA meets the five criteria outlined in Section 4-6-14 (C) of the Littleton City Code and recommends APPROVAL of HPB Resolution 06-2016, approving a COA for 2680 and 2680 West Main Street, with one condition included in the proposed motion.
PROPOSED MOTION:
Proposed Motion
I move to approve HPB Resolution 06-2016, approving the Certificate of Historic Appropriateness for the Blue Ribbon Stables and View House buildings at 2670 and 2680 West Main Street, with the following condition:
(1) That the rooftop equipment be painted to minimize its visibility.
The foregoing approval is based on findings that the proposed work:
(1) does not detrimentally alter, destroy or adversely affect any architectural or landscape feature which contributes to its original historic designation;
(2) is in conformance with any applicable adopted design guidelines;
(3) is visually compatible with designated historic structures located on the property in terms of design, finish, materials, scale, mass and height; and
(4) is visually compatible with the development on adjacent properties.