Item 5B - 900 Baseline Rd - Chautauqua Sidewalk improvementsM E M O R A N D U M
February 3, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Angela Smelker, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration Certificate
application to make improvements at the north end of Chautauqua Park
including constructing a sidewalk along Baseline Road, improving
accessibility at the King’s Gate, and installing new lighting from Baseline
to the Auditorium, pursuant to Section 9-11-18 of the Boulder Revised
Code 1981 (HIS2015-00355).
STATISTICS:
1. Site: 900 Baseline Rd., Chautauqua Park
2. Zoning: RL-1 (Residential Low-1)
3. Applicant: Brian Wiltshire, Project Manager
4. Owner: City of Boulder
STAFF RECOMMENDATION:
If the conditions below are met, the proposed public improvements in the Chautauqua
Historic District will meet the standards for issuance of a Landmark Alteration
Certificate specified in Section 9-11-18, Boulder Revised Code (“B.R.C.”) 1981; and will
be consistent with Section 2.5, “Sidewalks,” of the General Design Guidelines; and the
“Public Improvements” section of the Chautauqua Design Guidelines. Therefore, staff
recommends that the Landmarks Board adopt the following motion:
The Landmarks Board approves the application for the construction of public improvements as
shown on plans and specifications dated 02/03/2016, finding that, if constructed pursuant to the
conditions below, the public improvements will meet the standards for issuance of a Landmark
Alteration Certificate in Section 9-11-18, B.R.C. 1981, and will be consistent with the General
Design Guidelines and the Chautauqua Park Historic District Design Guidelines, and
Agenda Item #5B Page 1
adopts the staff memorandum dated February 3, 2016 as the findings of the Board.
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for ensuring that the development will be
constructed in compliance with the application dated 02/03/2016 on file in the
City of Boulder Planning Housing & Sustainability Department, except as
modified by these conditions of approval.
2. Prior to submitting a building permit application and receiving final issuance of
the Landmark Alteration Certificate, the applicant shall submit revised plans
showing:
a. A reduction in the width and amount of new sidewalk along Kinnikinic
Road, including the potential of constructing sidewalk on one side of that
road;
b. Plans for the reconstructed swale that shows for that feature to closely
match the historic swales in terms of material, size, depth and finish; and
c. Simplified lighting posts that are more compatible with the rural character
of Chautauqua,
d. Details showing the mounted lighting on the arbor and King’s Gate
Shelter so that they do the least amount of damage to those structures, all
in a manner that will be consistent with General Design Guidelines for
Boulder’s Historic Districts and Individual Landmarks and the Chautauqua
Park Design Guidelines.
3. Prior to submitting a building permit application and receiving final issuance of
the Landmark Alteration Certificate, the applicant shall submit design revisions
and details as required above that shall be reviewed and approved by the
Landmarks design review committee, prior to the issuance of a building permit.
The applicant shall demonstrate that the design details are in compliance with
the intent of this approval and the General Design Guidelines and the Chautauqua
Park Historic District Design Guidelines.
Agenda Item #5B Page 2
SUMMARY
• Because the application calls for a number of significant public improvements in the
Chautauqua Park Historic District, review by the full Landmarks Board in a quasi-
judicial hearing is required pursuant to Section 9-11-14(b) B.R.C. 1981.
• In 2012, the Boulder City Council adopted the Colorado Chautauqua Guiding Principles
for Place Management and Fiscal Sustainability, which has been used as a guide in the
planning of this project.
• Because a number of the public improvements are proposed outside of, but adjacent
to the Chautauqua Park Historic District boundary, they are being provided as
informational items and for comment by the Landmarks Board.
• In the fall of 2015, the Landmarks Board provided input on conceptual plans to
construct new sidewalks, new retaining walls, improvements to the gates and
drainage swales, and new lighting in the park.
• Staff recommends approval of the proposal for improvements in the historic district
with a number of conditions to be reviewed and approved by the Landmarks design
review committee (Ldrc) and that Public Works work closely with staff to ensure
that the work outside the district not have and adverse effect on the character of the
historic district. Historic preservation staff will provide information on these
improvements to the Landmarks Board as they develop.
Figure 1. Map of Chautauqua. Purple line marks historic district boundary, 2015.
Agenda Item #5B Page 3
DISTRICT DESCRIPTION:
The Colorado Chautauqua is located in southwest Boulder at the foot of Green
Mountain, bounded by City of Boulder Open Space and Mountain Parks land on three
sides and Baseline Rd. on the north. The historic district, which encompasses 40 acres,
includes five large public buildings, more than 100 residential cottages, and several
landscaped open spaces. Chautauqua Park was designated as a local historic district in
1978 and was designated as a National Historic Landmark (NHL) in 2005 in recognition
of its exceptional significance and intact historic integrity.1 Currently, there are only 25
NHLs in the state of Colorado. It is widely recognized as being the best preserved
surviving Chautauqua in the country.
Figure 2. Chautauqua grounds looking northwest, c. 1900-1910. Denver Public Library.
The Chautauqua movement began in upstate New York in 1876 as a center for political,
educational, and recreational programs. By 1924, nearly 40 million people were
annually attending events at various Chautauquas across the country. In the late 1890s,
a group of Texan educators, including the president of the University of Texas, wanted
to open a Chautauqua and looked to the Rocky Mountains as a location. Boulder was
chosen for the site and its citizens, thrilled to have a Chautauqua nearby, raised $20,000
towards construction costs to further encourage the venture. The Texas-Colorado
Chautauqua was opened on July 4, 1898 on 171 acres that the City of Boulder purchased
1 Colorado Chautauqua. National Historic Landmark Nomination, 2005.
Agenda Item #5B Page 4
from the Bachelder Ranch. Since its inception, the City of Boulder and the Colorado
Chautauqua Association have managed the site in partnership.
Chautauqua’s layout has remained largely unchanged since its initial design in 1898.
Chautauqua’s streets were platted as a grid that was modified to accommodate the
site’s topography. Originally they were mostly narrow, paved with gravel, and some
were accented with linear rows of trees. The 2005 National Historic Landmark
nomination notes that “the near absence of sidewalks reinforces a rural, camp feeling,
rather than lending an urban or suburban atmosphere.”2 A 1898 plat of the Chautauqua
Park shows ten streets running east-west and two streets running north-south all of
which were originally named after states, officials of the Colorado and Southern
Railroad, officers of other Chautauquas, and Boulder municipal leaders. Early buildings
and structures were located to allow ample room for temporary structures, gardens,
walkways, and tent sites. Permanent buildings replaced tents between 1899 and World
War I.
Baseline Road is located several feet north from the northern edge of the Chautauqua
Park Historic District and is separated from the park by a change in grade, portions of
which are retained with a stone wall. Early photographs show that Baseline Road was
originally level with Chautauqua’s northern border, the grade having changed
sometime after 1917.3 The rubble stone retaining walls along the north edge of the
district were likely constructed during this period (see Figure 4).
Figure 3. Chautauqua ticket booth and trolley station King’s Gate) looking north, 1899.
2 Martha Vail, “National Historic Landmark Nomination: Colorado Chautauqua,” National Park Service (2005): 5. 3 Mundus Bishop Design, Inc.,“Chautauqua Park Historic District Cultural Landscape Assessment and Plan,”
Colorado Chautauqua Association, 57.
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In 1898, an octagonal gatehouse was built along Baseline Road near 10th Street (in the
current location of King’s Gate), to mark the entry to the park. The ticket booth was
consistent in design with the camp-like character of the park featuring a hipped roof,
vertical siding on the lower portion of the building and horizontal lap siding above, and
simple corner boards. In order to be sure that every admission fee was collected, a
picket and post fence was erected alongside Baseline Road. This barrier continued
around the perimeter of the park as a wire fence. The fence was removed in 1910 when
a curfew and regular security patrols were established. By 1912, the octagonal ticket
booth was moved to the northeast area of the grounds and used as an outhouse. 4
Figure 4. Existing Rubble Stone wall between 10th Street & Lincoln Place, just north of historic district boundary
From 1899 to 1926, King’s Gate, located along Baseline Road near 10th Street, functioned
as the main pedestrian and vehicular entrance and was also a stop along the streetcar
line that ran from Chautauqua to downtown Boulder. In 1899, a boardwalk was
constructed to make the linear walk from the entrance to the Dining Hall and
Auditorium easier, especially during bad weather. The land adjacent to the south of
Baseline Road (the northern part of what’s now called Chautauqua Green) functioned
as a buggy parking area, since cars were not allowed to park elsewhere on the grounds.5
4 Vail, 6. 5 Mundus Bishop Design, Inc., 14.
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Figure 5. Map of Chautauqua 1899-1905, Chautauqua Landscape Assessment, pg. 16.
In 1912, Chautauqua’s vehicular entrance was shifted west from King’s Gate to
Kinnikinic and Baseline roads, while King’s Gate remained to function as the main
pedestrian entrance. In 1917, two eight-foot stone towers were constructed to mark
King’s Gate and the Shelter House was constructed adjacent to these stone towers. 6 The
Shelter House is a one-story building with a hipped roof, overhanging eaves, stone
rubble walls, and rubble quoins at each corner. The entrance is on the west elevation
and a stone rubble bench is built into the north elevation. The Shelter House, as its
name implies, sheltered passengers as they waited for the next trolley car.
Figure 6. Shelter House and King’s Gate, c. 1925-1940.
6 Vail, 7.
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Figure 7. Shelter House and King’s Gate, 2016
The rustic 1917 arbor is located on the walkway from King’s Gate to the Dining Hall
and was built as a resting stop for those walking up or down the path. Composed of
several squared stone rubble piers that taper in width, the roof of the arbor is made up
of an oval pergola of log beams, most of which have been replaced over the years. Stone
benches are located in the interior.
Figure 8. Chautauqua arbor, c. 1915.
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Figure 9. Chautauqua arbor, 2016
The Queen’s Gate, located to the west of King’s Gate along Baseline Road and directly
across from Lincoln Street, was also constructed in 1917. While all of Chautauqua’s
streets were originally gravel, most were paved with asphalt in the 1940s. 7
Figure 10. Queen’s Gate, 2016
Chautauqua saw a number of improvements during the 1910s and 1920s. By 1910, the
tents had been replaced with small frame cottages, which today define the residential
area of the park. In addition, a few new public buildings were constructed, including
the Mission House, Community House, and the Columbine Lodge. In 1923, a large
reservoir was dug at the southern end of the park. Due to economic pressures and
changing trends in recreation during the Great Depression, Chautauqua saw an overall
decline in attendance and programs during the 1930s. As the buildings became
increasingly dilapidated due to reduced use, the University of Colorado took over
7 Mundus Bishop Design, Inc., 47.
Agenda Item #5B Page 9
about half of Chautauqua’s cottages as housing for students, which helped contribute to
Chautauqua’s survival. By 1955, Boulder’s Chautauqua was one of only six remaining
in the country. The programs and activities continued as they had from the beginning,
but the buildings continued to deteriorate and by 1975 the City of Boulder considered
demolishing Chautauqua’s buildings. However, widespread concern about the future
of the park resulted in the listing of Chautauqua in the National Register of Historic
Places in 1978, sparking the park’s revival. Today, Chautauqua is, arguably, the most
distinctive area of Boulder as it continues to provide a variety of popular programs,
concerts, debates, and recreational opportunities. Visitation to the park increases
annually. In 2015, visitation to Chautauqua was estimated to have exceeded 500,000.
General Project Description:
The proposed project is part of the 2014 voter approved “Chautauqua Pedestrian Safety,
Access, and Lighting Improvements Project,” which addresses the south side of
Baseline Road from the park boundary near 10th Street to west of 6th Street. In order to
increase pedestrian safety and to add Americans with Disability Act compliant features,
curbs and ramps will be added along Baseline Road and low-level lighting will be
added along the walkway from the King’s Gate entrance to the parking lot east of the
tennis courts. The application describes the project as an interdepartmental City of
Boulder project that seeks to honor the historic and natural character of the area while
providing important safety improvements
Increased visitation to Chautauqua Park and the lack of sidewalk on the south side of
Baseline Road from west of Sixth Street east to King’s Gate have been identified as an
increasing safety hazard. Pedestrian travel has increased pedestrian-vehicle and
pedestrian-bicycle conflict. The lack of sidewalk in the area has been identified as
impeding the mobility and access of area residents. Consequently, the project area has
been identified in the City’s missing sidewalk links program.
The application proposes a number of improvements, some of which are located just
north of the Chautauqua Park Historic District Boundary. The following changes that
proposed for the park are located outside the boundary and are not subject to
Landmark Alteration Certificate (LAC) review:
• Construction of 5-foot wide sidewalks on the south side of Baseline Road from the
park boundary near 10th Street to the end of on-street parking west of Sixth Street.
• Construction of a new stone retaining wall along the south side of Baseline Road.
• Transit stop improvements, including an Americans with Disabilities Act (ADA)
compliant ramp at the King’s and Queen’s Gate.
• Improved ADA compliant pedestrian crossings along Baseline Road.
• Improved pedestrian connections from Baseline Road to Open Space and Mountain
Agenda Item #5B Page 10
Parks designated access trails and to existing Parks and Recreation paths.
• Native shrubs and plantings to replace non-native species and improve landscape
conditions on the north edge of the Chautauqua meadow.
While these improvements are not subject to LAC review, they are being presented as
an informational item to solicit comment from the Landmarks Board.
The following are improvements located within the historic district boundary and are
subject to review by the Landmark Board through LAC review:
• Construction of a 5-foot concrete sidewalk with a flagstone valley pan to extend
from the Kinnikinic entrance part way on Sumac Drive;
• Conversion of parallel parking to angular parking along northern edge of Sumac
Drive;
• Construction of a soft surface path to connect Queen’s Gate with Sumac Drive;
• Pedestrian lighting from the King’s Gate entrance to the parking lot east of the
tennis courts;
• Pedestrian lighting at the Shelter House (Trolley Station) and the Arbor;
• Installation of way-finding elements per the Colorado Chautauqua Association
National Historic Landmark Master Signage Plan.
Figure 11. Map of Chautauqua showing areas for planned improvements,
(unshaded area represents area subject to LAC review). Lighting and signage not shown on this plan.
Agenda Item #5B Page 11
Work Outside of District Boundary for Comment by the Landmarks Board
Sidewalks Along Baseline Road:
The lack of a sidewalks along the south side of Baseline Road, from west of 6th Street to
east of King’s Gate, is considered to be an increasing safety hazard as traffic in the area
increases. The application notes “pedestrians travel in the street increasing pedestrian-
vehicle and pedestrian-bicycle conflict. The lack of sidewalks impedes the mobility and
access of area residents.”
Plans show a 5 foot wide sidewalk to be constructed in the right-of-way along Baseline
Road, just north of the Chautauqua Park Historic District. A section of grass that varies
in width (from one to 6 feet), and varies in grade (at most a 50% upward slope) will
connect the sidewalk to the higher existing grade of the Chautauqua grounds. Portions
of this sloped area will be retained by a rubble stone wall to blend with the existing
c.1917 rubble stone wall (outlined in yellow in plans). The submission does not include
an elevation of proposed wall, but a section plan identifies it as ranging from 1 to 5 feet
in height.
Figure 12 & 13. Design concept along Baseline Road (left)
and details (right) between Grant Place and 9th Street.
Transit Stop Improvements at Kings Gate
Proposed changes at the King’s Gate show reconstruction of the existing stairs to
include a widened (bulb out) sidewalk area and an Americans with Disabilities Act
compliant ramp to provide universal access into the park.
Agenda Item #5B Page 12
Figure 14 & 15 Existing and Proposed Change at King’s Gate
Baseline Road Pedestrian Crossings
Five pedestrian crossings across Baseline Road: 6th Street, 7th Street, Grant Place,
Queen’s Gate (Lincoln Place), and at King’s Gate (near 10th Street) are proposed. Curb
ramps that are ADA-compliant will be installed at these crossings.
Removal of Trees and Shrubs Along Baseline Road
Much of the existing (non-significant) vegetation and trees along Baseline Road are
proposed to be removed, including dead cherry trees and green ash trees in poor health.
A number of large white and red oak trees will be preserved. The removal of much of
this “volunteer” vegetation will open views into Chautauqua returning conditions
closer to those during the early years at the north side of the area.
Agenda Item #5B Page 13
Work Within the Chautauqua Historic District Boundary Subject to Landmark
Alteration Certificate Review:
Kinnikinic Road Sidewalk and Gutter
Figure 16. Proposal for sidewalk and gutter along Kinnikinic Road (dashed line marks district boundary), 2015.
Design concepts show the vehicular entrance to Chautauqua at Kinnikinic Road to have
widened sidewalks and ADA-compliant ramps. The entrance is just outside of the
Historic District boundary and not subject to LAC review, but the sidewalk
improvements and the proposed installation of a flagstone drainage swale as they
continue along the east side of Kinnikinic Road are located within the boundary just as
the road begins to turn east (see map). Referring to the design concept details for the
improved sidewalk located along Baseline from Grant Place to 9th Street (outside of the
Historic District), it is assumed that the 160 lineal feet of sidewalk and swale that
continue along Kinnikinic Road into the district will also be concrete and 5 feet in
width. Plans show the mortared drainage swale to divide the concrete sidewalk from
Kinnikinic Road.
Agenda Item #5B Page 14
Figure 17. Section showing width & grade of sidewalk along Baseline Road between Grant Pl. and 9th Street, 2015.
Historic mortared stone swale along Kinnikinic Road, 2013
Figure 18. Proposed mortared stone swale along Kinnikinic Road, 2015.
ANGLED PARKING
The proposed reconfiguration of angular parking along the north side of Sumac Drive is
intended to allow for more parking. Plans show that Sumac Drive is currently 13 feet in
width with about 8 feet of parallel parking along the north side of the road. The
Agenda Item #5B Page 15
modification of the parallel parking spots to the angular parking will not change the
width of Sumac Drive. The angular parking will be 21 feet and 4 inches in length,
encroaching onto the lawn between Baseline Road and Sumac Drive by 12 feet and 7
inches. Instead of paving the extra 12 feet with asphalt, it will instead be composed of a
permeable layer with a drainage aggregate (stabila-grid) beneath a grass covering.
Plans note that existing parallel parking allows for about 18 spaces and the proposed
angular parking will allow for 26 spaces.
Figure 19. Proposed parking along the eastern half of Sumac Drive, 2015.
Figure 20 & 21. Left: Proposed angular parking on Sumac Drive, 2015.
Right: Example of proposed permeable parking on Sumac Drive, 2015.
Agenda Item #5B Page 16
Figure 21. Design details for parking along Sumac Drive, 2015.
Queen’s Gate Path
The Queen’s Gate is located along Baseline Road directly across from Lincoln Place.
While the gate and its proposed improvements are located outside the Historic District
boundary, the proposal calls for the construction of a soft surface path to connect the
gate to Sumac Drive in the historic district boundary. No historic photos of Queen’s
Gate could be located and it is unclear what kind of path may have existed. Current
photos show that there is no formal path. With the pedestrian improvements along
Baseline Road and to Queen’s Gate, it may be safe to anticipate a higher level of foot-
traffic at this historic entrance to the grounds.
Figure 22. Proposed soft surface path from Queen’s Gate marked by red dashed line.
Agenda Item #5B Page 17
Lighting of the Arbor
Plans propose the installation of low level lighting along key access points for
pedestrian safety and to increase accessibility from Baseline Road through the major
park access walks. Currently very few structures in the park are lighted. The main path
from King’s Gate to the Auditorium (along which the historic arbor is located) can
receive a substantial amount of pedestrian traffic at night. In the lighting plan for the
arbor, exterior surfaces of the arbor’s stone columns are proposed to be lit by way of
flood light fixtures mounted of the underside of the arbor’s structural members. The
downward direction of the lights is intended to create a “glow” around the columns,
making it a more inviting destination at night while also increasing a sense of safety.
The proposed lighting will be controlled so that it will only be on during events or
certain times of the evening.
Figure 23 & 24. Left: Rendering of Arbor with proposed lighting, 2015. Right: Detail notes for arbor lighting, 2015.
Lighting of the Trolley House (Shelter House)
Plans also call for the lighting of the interior of the historic Trolley House by way of an
LED light fixture facing upwards to provide a glowing lighting visible through the
station’s windows with a small amount of light landing on the pathway outside. The
request states the building is currently is not lighted and as a result it can be very dark
and uninviting at night.
Agenda Item #5B Page 18
Figure 21 & 22. Left: Rendering of Arbor with proposed lighting, 2015. Right: Detail notes for arbor lighting, 2015.
Lighting of King’s Gate Path and Sumac Drive
In addition to the arbor and the Trolley Station, the application requests the installation
of nine lamp “acorn” lamp posts. Six of the proposed lamps have a 12 foot mounting
height and are shown to be installed on the pathway south from King’s Gate to the
Tennis Courts. The proposed 12’ lamp posts are similar to those installed in other
locations, probably sometime during the 1980s. Two bell-shaped lamp posts that are
18.5 feet high to provide downward lighting, are proposed for to be installed on the
eastern edge of the tennis court area, and a third bell-shaped lamp will be installed
along the eastern portion of Sumac Drive near the angular parking (see map).
Agenda Item #5B Page 19
Figure 23 & 24. Left: Acorn-shaped proposed light fixture, 2015. Right: Bell-shaped proposed light fixture, 2015.
Figure 25. Proposed lighting plan, 2015.
CRITERIA FOR THE BOARD’S DECISION
Subsections 9-11-18(b) and (c), B.R.C. 1981, set forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate.
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
(1) The proposed work preserves, enhances, or restores and does not damage
or destroy the exterior architectural features of the landmark or the subject
property within an historic district;
Agenda Item #5B Page 20
(2) The proposed work does not adversely affect the special character or
special historic, architectural, or aesthetic interest or value of the landmark
and its site or the district;
(3) The architectural style, arrangement, texture, color, arrangement of color,
and materials used on existing and proposed constructions are compatible
with the character of the existing landmark and its site or the historic
district;
(4) With respect to a proposal to demolish a building in an historic district,
the proposed new construction to replace the building meets the
requirements of paragraphs (b)(2) and (3) above.
(c) In determining whether to approve a landmark alteration certificate, the Landmarks
Board shall consider the economic feasibility of alternatives, incorporation of
energy-efficient design, and enhanced access for the disabled.
ANALYSIS
1. Does the proposed application preserve, enhance, or restore, and not damage or destroy
the exterior architectural features of the landmark or the subject property within a
historic district?
Staff considers that provided the conditions listed are met, the proposal for
changes in the historic district boundary will not damage or destroy the character
of the Chautauqua Park.
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the district?
Provided the listed conditions are met, staff does not consider that the proposed
work in the Chautauqua Park will adversely affect the historic, architectural, or
environmental significance of the historic district.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structures compatible with the character of the
historic district?
Staff considers that if the amount of new paving in the district (including
drainage swale improvements), is limited and lighting installation is modified
per the conditions the proposal will be compatible with the historic character of
the Chautauqua Historic District
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4. Does the proposal to demolish the building within the historic district and the proposed
new construction to replace the proposed demolished building meet the requirements of
paragraphs 9-11-18(b)(2) and 9-11-18(b)(3) and (4) of this section?
Not applicable.
DESIGN GUIDELINES
The Historic Preservation Ordinance sets forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate and the
board has adopted the Chautauqua Park Historic District Design Guidelines and the General
Design Guidelines to help interpret the ordinance. The following is an analysis of the
submitted proposal with respect to relevant guidelines. It is important to emphasize
that design guidelines are intended to be used as an aid to appropriate design, and not
as a checklist of items for compliance.
The following is an analysis of the proposal’s compliance with the applicable design
guidelines:
CHAUTAUQUA DESIGN GUIDELINES
The following section is from the Chautauqua Design Guidelines. A more in-depth
analysis is included below, in the General Design Guidelines section.
PUBLIC IMPROVEMENTS
Public improvements are especially important to the character of Chautauqua, and include
such elements as streets, public parking, curbs, gutters, stone walls, benches, street lights,
water foundation, and signs. The addition of contemporary examples of these elements
have a greater impact on Chautauqua than on some other historic areas because so much of
the Chautauqua site remains little changed. Whenever considering public improvements or
changes to existing improvements, every attempt should be made to fit them into the
existing historic site character. This may require modification, waiver of change to
standards applied elsewhere for public improvements.
Analysis:
The proposed installation of sidewalk at the Kinnikinic Road entrance to the park
is necessary to provide universal pedestrian access to Chautauqua. The
Chautauqua Park is a municipally owned place and providing accessibility in a
manner that respects the historic character is an important goal. Ramping the
King’s Gate (just north of the district boundary) will provide access at this east
(transit served) entrance. Likewise, lighting and drainage swale improvements in
the park will improve safety and assist with ongoing maintenance.
Staff considers that the amount of paving (sidewalk and swale) improvements
Agenda Item #5B Page 22
should be limited, so as not to affect the character of the historic district. To this
end, narrowing the sidewalk (and potentially limiting to one side of Kinnikinic
Road) to the extent possible should be considered. Also, alternative paving
materials that soften the appearance of the sidewalk should be explored.
Details of improvements to the drainage swale at Kinnikinic Road should be
revised to more closely match the appearance of the historic swales in material
and detailing.
Location, type and installation of light fixtures should be reviewed and approved
by the Ldrc. Consideration might be given to choosing fixtures that are simpler
(possibly smaller) and less ornate lamp posts.
Public Parking:
Public parking makes the greatest impact on residents of Chautauqua. Increased and
reorganized parking in the public areas of the park are an attempt to limit the use of streets
in the cottage area to residential parking. Every effort should be made to strengthen this
separation of public and residential parking;
Analysis:
Staff considers the proposed parking improvements will allow for a modest
number of new parking spaces to be provided in the park, without making a
significant change to the character of the district. Details of the “Stabili-Grid”
system should be reviewed and approved by the Ldrc.
Sidewalks, Curbs, and Gutters:
Streets in Chautauqua do not have the familiar sidewalks, curbs, and gutters; however,
drainage and erosion is a significant problem in many locations. Drainage improvements
have included special curb and gutter sections especially designed to fit the character of the
park. Where drainage improvements are required, existing sandstone gutters or the special
curb and gutter sections should be used as a reference. Standard formed concrete curb and
gutter sections, and concrete sidewalks are generally inappropriate, and every attempt
should be made to find appropriate substitutes;
Analysis:
The proposed addition of 5 foot concrete sidewalk into the historic district may be
inconsistent with this guideline which suggests that sidewalks in Chautauqua do
not have historic precedent, and their introduction may be inappropriate. The
guideline does state that drainage is a problem in the park and that “special curb
and gutter” sections should be used as reference.
Limiting the amount of paving in the historic district while achieving universal
accessible seems an important goal. Staff suggests that consideration should be
given to reducing the width of the sidewalk on the east side of Kinnikinic Road
should be considered or, alternatively, providing sidewalk only on one side
(perhaps the west) to achieve accessibility and minimizing the visual effect of
Agenda Item #5B Page 23
more paved area at this key view shed into the historic district.
Likewise, staff recommends that a replacement curb and gutter prototype be
developed by controlling entities at Chautauqua and reviewed and approved by
the Landmarks Board. Long term, staff suggests comprehensive plan for drainage
and pathways be developed for Chautauqua that balance the practical and
aesthetic needs of the park. Such a plan and guidelines should be reviewed and
approved by all entities at Chautauqua, including the Colorado Chautauqua
Association Building and Grounds Committee, parks and Recreation, Opens
Space and Mountain Parks as well as the Landmarks Board.
Stone Walls
Stone retaining walls are common throughout Chautauqua and are made of sandstone laid
either in random rubble or random ashlar patterns. Individual stones vary in size, but are
generally at least two to three inches in thickness. The stone colors range from buff to
yellow ochre to red-brown. Mortar joints are frequently raked back, giving the appearance
of dry-laid masonry. These characteristics should be carefully observed in new walls, and
repairs to existing walls should match stone color and sizes, joint size, profile and mortar
color as exactly as possible. Red colored Lyons sandstone with one to two inch cleavage
planes should only be used in if mixed in small amounts with more characteristic stone.
Analysis:
While just north and outside of the district boundary, the construction of
approximately 400 lineal feet of stone retaining wall will have a visual impact on
this edge of Chautauqua. While submitted plans are do not show the extent of
existing stone wall along Baseline Road, staff estimates the stretch between the
King’s and Queen’s gates to span approximately 150 lineal feet. The proposed new
retaining wall is described as ranging from 1 to 5 feet in height, but little
information has been provided as to type of stone, pattern or mortar of the
proposed wall. Staff recommends that details of the new wall be brought to the
Ldrc for review to ensure compatibility with the existing character of this north
edge of the Chautauqua Historic District.
Street Lights, Street Signs, Benches, Foundation and Other Site Furniture:
These elements were originally simple and utilitarian, not elaborate and ornate. There are
a number of companies that manufacture historic reproductions from many periods. Since
the development of Chautauqua spanned several decades, there may be a good selection of
appropriate site furniture; however, simplicity is the most important consideration.
Analysis:
The introduction of new free-standing lighting should be simple and limited to
preserve the rustic camp, like feel of Chautauqua. The introduction of the six lamp
posts may have a visual effect, but that it most likely would not have an adverse
effect on the overall character of the district. The introduction of the three 12 foot
down lights will not negatively affect the park given their relative distance from
each other. Lighting the arbor and trolley house with low wattage lighting should
Agenda Item #5B Page 24
be done in a manner so that at it may be removed without damaging those historic
structures. The proposal appears to remove material to install the lighting. Surface
mounted lighting is more appropriate and the details of this should be reviewed
by the Landmarks design review committee (Ldrc).
As with the drainage and paving, staff considers it important that the CCA,
OSMP, Parks and Recreation jointly develop a comprehensive lighting plan for the
park that can be used as the basis for the review of future lighting improvements,
should they be necessary.
GENERAL DESIGN GUIDELINES FOR SITE DESIGN
2.5 Sidewalks
Many of Boulder's older neighborhoods were originally paved with flagstone or aggregate
concrete. These original walkway materials are important elements and contribute to the
historic character of the neighborhood. The traditional pattern of walkways perpendicular from
the public sidewalk to the front porches or main entries of the houses provides unity to the
streetscape. New sidewalks must meet the Americans with Disabilities Act requirements.
Guideline Analysis Conforms?
.2 New walkways should
be designed to be
compatible in location,
pattern, spacing,
dimensions, materials
and color with existing
walkways that
contribute to the overall
historic character of the
area. Walk design
should be simple and
traditional, reflecting
the neighborhood and
period of construction.
Flagstone or traditional
aggregate concrete is
encouraged.
Staff considers that the amount of
paving (sidewalk and swale)
improvements should be limited,
so as not to affect the character of
the historic district. To this end,
narrowing the sidewalk (and
potentially limiting to one side of
Kinnikinic Road) to the extent
possible should be considered.
Also, alternative paving materials
that soften the appearance of the
sidewalk should be explored.
Maybe
The 2102 Colorado Chautauqua Guiding Principles for Place Management and Fiscal
Sustainability collaborative work agreement has been used in planning the voter
approved “Chautauqua Pedestrian Safety, Access, and Lighting Improvements Project”.
Agenda Item #5B Page 25
Public Works has been working with the Colorado Chautauqua Association, the city’s
Parks & Recreation, Open Space & Mountain Parks and the Historic Preservation
program to develop plans. Conceptual plans were shared with the Landmarks Board in
the fall of 2015 and the current proposal reflects input given at that time.
The guidance provided in the design guidelines counsel that any changes in the
Chautauqua Park Historic District need to be considered carefully given the intact
nature and fragility of this important place. However, given the compelling goal to
provide universal access at the north entrances to the park, staff considers that the
construction of a sidewalk along Kinnikinic Road can be undertaken without damaging
the essential character of the district. Staff considers it will not detract from the historic
character of the district provided final design details are reviewed by the Landmarks
design review committee to ensure that the amount of paving is the minimum
necessary to achieve ADA compliance. At the same time improvements to the drainage
swales should be undertaken so that it closely matches the materiality, dimensions and
overall appearance of the historic swales. Finally details of the proposed new lighting
fixtures should be simply designed to ensure compatibility with the character of the
district. All of these details should be reviewed and approved by the Ldrc prior to
issuance of a final landmark alteration certificate.
In terms of the improvements outside of the district and not subject to a Landmark
Alterations Certificate, staff considers that great care needs to be taken to ensure that
the essential character of the north edge of Chautauqua not be adversely effected by the
work. In particular, staff considers that the width and extent of the paving along
Baseline Road (especially as it turns into Chautauqua at Kinnikinic Road) be minimized
to the extent possible. Likewise, great care will need to be taken to ensure the
construction of the new retaining walls will be compatible with and secondary to the
historic walls along Baseline Road. Staff suggests that Public Works work with staff to
develop designs that minimizes the impact in this area and that staff shares these
designs, on an informational basis, with the Landmarks Board as they develop.
FINDINGS
Subject to the conditions stated in the February 3, 2016 staff memorandum, staff
recommends that the Landmarks Board approve the application and adopt the
following findings:
Providing the listed conditions are met, this decision will be consistent with the
purposes and standards of the Historic Preservation Ordinance (Chapter 9-11, B.R.C.
1981) in that:
Agenda Item #5B Page 26
1. The proposed new construction will not adversely affect the special
character or special historic, architectural, or aesthetic interest or value of
the property or the historic district (9-11-18(b)(2), B.R.C. 1981).
2. The proposed new construction will generally comply with Section 2.5 ,
“Sidewalks,” of the General Design Guidelines and with the “Public
Improvements” section of the Chautauqua Design Guidelines, and Section 9-11-
18(b)(3), B.R.C. 1981.
ATTACHMENTS:
A: Historic Photographs
B: Current Photographs
C: Plans and Elevations
Attachment A: Historic Photographs
Agenda Item #5B Page 27
Photo 1. Chautauqua entry with ticket booth at right (at current location of King’s Gate), c. 1898-
1902.
Photo 2. View of northern grounds of Chautauqua looking northeast, 1898.
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Photo 3. Chautauqua Boardwalk (path that led from King’s Gate entry to
Auditorium and Dining Hall), 1899.
Photo 4. View of Chautauqua’s entrance taken from Baseline Road looking south, c. 1901-1902.
Agenda Item #5B Page 29
Photo 5. View looking north from Chautauqua grounds, c. 1902-1910. Path in center might lead
to King’s Gate. Mount St. Gertrude Academy in distance, center.
Photo 6. Postcard view of Chautauqua’s entrance, c. 1908.
Agenda Item #5B Page 30
Attachment B: Current Photographs
Baseline Rd. at Kinikininic looking south into park and looking southeast down Baseline Rd.
2016
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Queens Gate (c.1917) and retaining wall along Baseline Road, 2016
King’s Gate, 2016
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c.1917 Transit Stop House at King’s Gate, 2016
View south from King’s Gate, 2016
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c.1917 Arbor, Chautauqua 2016 (Looking North)
Playground at Tennis Courts, Chautauqua, 2016 (Looking east)
Agenda Item #5B Page 34
Attachment C:Public Works Submission - Plans
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Plans for improvements along Baseline Road, 2015.
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Plans for improvements along Baseline Road, 2015.
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Design Concepts for Baseline Road improvements, 2015.
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Design Concepts for Baseline Road improvements, 2015.
Lighting Plan, 2015.
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Lighting Plan key and notes, 2015.
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Details for proposed lighting fixtures, 2015.
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