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Home My WebLink About5E - Request to grant Landmark Alteration Certificate for installation of curbs, gutters and other iMemo to the Landmarks Preservadon Adwsory Board Re Landmark Alterahon CerhOcate for Chaulauqua Alleys CITY OF BOULDER LANDMARKS PRESERVATION ADVI$ORY BOARD MEMORANDUM Meeting Date: February 4, 2004 TO: Landmarks Preservation Adv~sory Board FROM: Ruth McHeyser, Directoi of Long Range Plamimg Bohdy Hedgcock, Hisloric Preservation Plannei SUBJFCT: Request Yo grant a Landmark Alterat~on Cert~ficate for mslallation of curbs, gutteis and other improvements for alleys wrthm the Chautauqua Park Historic District BACKGROUND: The Plamm~g Department has received an application for a Landmark Alteration Certificate for alCerations to thiec alleys withm tl~e Chautauqua Park Histonc District, mcludmg the mstallahon of curbs, gutteis and other ~mprovements. The city of Boulder destgnated Chautauqua Park as a local historic district m 1978 Tl~e area is also hsted on the Nationa] Register of Hisloric Places. It may be eligible foi dcsignahon as National Historic Landmark The Colorado Chautauqua Association origmally began discussions regatdmg alley improvements more than two years ago Pavmg the alleys was requested by Chautauqua residents, guests and staff to address dust and dramage problems Imhal iesponsc from ihe Landmarks Design Review Committee was that plam asphalt pavmg was mappropriate for the alleys. D~scussions surroundmg this issue led to the CCA's applicat~on for a State Historic Fund grant to fund a cultur~l landscape assessment and plan. That document, now nearmg completion, has evaluated the cvolution of Chautauqua througl~ distmct penods m its history, identified charactei-definmg features of the sitc, evaluated existmg conditions and assessed the~r relative mtegrity The Plan also makes a scries of recommenclations to guide future efforts m addressing contemporary usc while pieservmg and restormg the Chautauqua landscape The board may approve or deny all or part of an apphcatton for a landmark alteratton certificate. The board may attach cond~hons to any approval and may remand the applicatton to the landmarks design revicw committee for final review and approval if necessary ~ Memo to the landmarks Preservation Advisory 8oard Re Landmark Altera4on Certificate for Chautauqua Alleys REQUEST: The Colorado Chautauqua Association has applied for an alteration certificate to alter three existmg alleys m order to improve dramage and better define alley boundaries. The spec~fic improvements would include gradiug, alignment and surfacmg with a special gravei surface, with edges defined by sandblasted concrete curbs and gutters Uuilt of a special aggregate mixture Detailed plans are mcluded as Attachrnent A Chautauqua staff and their consultants have submitted detailed written descriptions of the proposal along with their rationale for why the spec~fic dctails should be considered appropriate Those sYatements are mcluded as Attachment B(CCA StaCemenC) and Attachment C• (Mundus Bishop Statement) CRITERIA FOR TH~ BOARD'S DECISION: The H~storic Preservation Ordmance sets forth the standards the Landmarks Board must apply when reviewmg a request for a Landmark Alteiation Certtficate. (10-13-18(b), BRC,1981) 1. The proposed work preserves, enhances, or restores and does not damage or destroy the exteitor arcbitectuial features of the landmark or the sub~ect property withm an h~storic district, 2 The proposed woik does not adversely affect the spec~al character or special histartcal, architectural, or aesthet~c mterest oi value of the landmark and its site or the distnct; 3. The architectural style, arrangement, texture, color, arrangement of color, aud matenals used on existutg and proposed structures are compahbie with the character of the ex~sYmg landmark and its site or the historic district ANALYSIS: The Board has adopted the Chautauqua Desegn Gu~delanes to help mterpret the historic preservarion ordmance In addition, the Board w~ll consider approval of the Chautauyua Park Cultural Landscape Assessment ancl Plan on the same evemng as the publ~c hearmg for this item Guidelmes from that documevt are aiso mcluded m this discussion. They may or may not be relevant dependmg on the results of that discussion. Staff has analyzed the proposed new construction agamst relevant guidelines It ~s ~mportant to note that the design guidehnes are mtended to be used as an aid to appropriate design aud not as a checklist of items for compliance. Lack of conformance wrth an mdividual guidehne is not necessarily reason for disapproval if the overail qualrty of the proposal is m keepmg wrth the ordmance critena hsted above ~~ Memo fo the Landmarks Preserva6on Advisory Board Re Landmark Alleration Cer4ficale (or Chautauqua Alleys CIIAUTAUQUA DESIGN GUIDELINES Public liuprovements Publ~c amprovements are especially zmportarzt to the charapter of Chautauqua, ancl inclucfe such elements as streets, pubkc parking. curbs, gutters, stone walls, benches, street laghts, water fountatns, und srgns The addataon of contempo~~ary examples of these elernents have a greater inzpact on Chautauqua than on some other histonc areas fiecause so much of the Chctutaugua sate remaans l~ttle chnnged Whenever considerang pubke ~mprovements or changes to exashng zmprovenzents, every atte~npt should be made to ftt them anto the extsttng hastortc stte character Tltts may regutre mod~ficatzon, waaver or change to standards applaed elsewhere for pubhe cmprovements (p 13) The proposed curbs and gutters are designed to mmimize mipact through material selechon and des~gn, m order to Uleud with the existmg historic character of the site Sirlerva[ks, CurGs and Gretters: Streets an Cltautauqua do not have the famalear sidewalks, crtirbs and gzstters, however, drainage and erosion as a sagnaficant proble~n an many locat~ons Drainage atnprovements have included special curb arad gutter ,sectaons especanlly des~gned to fit the character of the park Where dra~nage amprovenzents are regucred, ex~stang sanclstone gutters or the speeaal curb and gutter sections should be used as a reference Standard formed concrete curb and gutter secttons, ancl concrete stdewalks are genernlly naczppropraate, and every attempt should be made to firzd appropraate substitutes (p 14) An eclectic mixhue of concrete and sandstone curbs and walks can bc found throughout the site. A diagram detaihng existmg conditions, mcluded as Attachrnent D, as well as a descnption of tl~em m the CCA wntten statemcnt helps to illustraYe Yhose varymg condrtions. In short, there is no clear order to the mstallatron of curbs and walks in the district Different matenals have been used at different times with differmg results. The overall effect seems to coninbute to the character of Chautauqua - reflecimg the mformal and camp-hke feel descr~bed m ihe CLA The proposed curbs and gutters are approprtate substitutes to standard formed concrete curb and gutter sections, as theii mater~al and design will allow them to blend with the utilitarian character of the alleys Alleys There are formal alleys belween rows of east/west cottnges These al[eys are unpaved, which, tin addatton to the arregularaty of the rear setback of cottages, dastanguasla ulleys from the streets Otherwase, alleys appear samtlar to streets, and tn these locataons the d~stanction between fro~it artd rear has been blurred (p 18) The proposed pavmg mlterial for the alleys, a special gravel surface, allows for some of the benefiYs of pavmg without the fimshed look of typ~cal asphalt pavmg. Photos of the surface m place will be shown at the public hearmg ~ Memo to the Landmarks Preservation Adwsory Board Re Landmark Altera4on Cer46cate for Chautauqua Alleys CULTURAL LANDSCAPE ASSESSM~NT GUIDELINF.S The proposed plans were designed m direct response to the CLA and therefore are m confoimance with each of the followmg guideLnes Restore the hastor~c alleys as narrow, gravel paved nlleys The nlley edges should be deltneated wath a compatible edge such as a concrete curb to nsstst an ~naantenance and mnnage~nent assues, speczfcally as relatecl to ancremental wtdening Reinforce the disknctaon between alleys and streets through the careful selectton and locataon ofmatenals. Al[eys have hrstoracally been paved wath a gravel or soft surface matertal It as important do the Chautauqua's urban form and funchonalrry to preserve the d fferenttatton between alleys and streets Alleys should remacn paved wtth u gravel-hke pavrng survace Histonenlly the alleys have not had forrr~al edges or curbs Where curbs are found an alleys they are typically concrete wzth a f ne aggregate mtx The lack of curbang tn the alleys has led to detertorc~taon of the adjacent lnndscape from wayward parkang and draanage problems due to uncontrolled storm waterJlow Alley edges should be constructed of concrete Conerete curbing ts appropraate for the alley locataon and utalrtarian zrse Concrete curbs will blend anto the nd~acent landscape whtle provtdang a matnta~nable edge FINDINGS: Staff recommends that the Board adopt the followmg Findmgs The proposed work preserves, enhances, or restores and does not damage or destroy the extenor architectural features of the historic district, The proposed work does not adversely affect the special character or special historical, architectural, or aesthetic mterest or value of the distr~et, The architectural style, arrangement, texture, color, arrangement of color, and matenals used on existing and proposed structures are compatible wrth the character of the histonc district. PLANNING DEPARTMENT RECOMMENDATION: The Plannmg Department recommends ihat the Landmarks Board conditionally approve the request for mstallation of curbs, gutters and other improvements for alleys w~thm the Chautauqua Park Historic District, adoptmg the staff inemorandum as findings of the Board. Staff recommends that CCA staff return Yo work wrth the Landmarks Des~gn Rev~ew Committee to finalize any design details ~ Memo to the Landmarks Preserva4on Advisory Board Re Landmark Alteralion Cer4ficate for Chaulauqua Alleys ATTACHMENTS: A Alley Pavmg Plans B. CCA Statement C. Mundus B~shop Statement D• Diagram of Ex~shng Curbs and Sidewalks E Photos ~ Attachment A TfER4L NOTES L I5T OF DR4WING5 ~ i~aa+ancN s+au~ a~'ngse Rass cor~e~wo~ n+e m~ aw ~ocnnoN eF um~arro amve c,Fawo uriunes arm onmx r~ nnr~s wo ' . , rov0'tENTS Is Ndf CaUaR~Wt~ ro BE AcLLRAtE a2 ALL RICLLLSIVE T-E CaNiW.GTaR Is I~SPGWIBLE FoR tiNCPY uls aW DETER'iMGnGN lS ro'fVg ANIm FIaLIE ALLEr °-I cGtt 'E AND LCCATILN OF LLTILITIES Mm OM1ER FEC.'1tp~5 NJD/GR IMf~YH'~?It5 ?I-E CGNTRGGTOR SNALL CONTAG~ i4E IITILT' NOtiFlCAnGN ~R OF IXISTItYs CGlIDRIGN / D~10LmGN PLCN .OR3D0 AT 1-80D-911-I9Bl (5346100 M 1'4'fR0 D@IVEA) dT LEASt 2 DATS PRIOR TO EXCAYAi1LN q2 OTiJEA EARR#Ipfd' Fq2 q%wSTNJCE M LOCAi1NCs ~ND UTILRIE3 ALL IXISTMG FEAtU~S NID~ IMPROVH~NTS MCLIIpRlG. ~It NOt LMITED TO ~ITILRIES LA~PMG gCG PAV6-FM 41RB OND ' D-3 COLIl81t~ LOpGE ALJFY / tHN15 COIIRt p~ISTRYa CONpiTION / DEFIOLITIGN PLMI TEIi bVD ..PRPlQER STSi6~l SFbALL ~ PROtEGiID A51~1AY BE t~GE55lL~' TO AvOm DNyAG~ TO TFSt TAE CGMfRqCTq2 &{q~~ g~ ~e~p~µa~g~E Fq2 ~TORMCx ONY DGHCC~'D Ii815 t0 hEIR ORKxMPl CLI4DRION AS GPPRDVED BY i4E QINER CLtST Fq2 pfmiEGTION Ce~ ~STq3qT~qq pF IXISTINC ~_I CGt'PtNIiT HGVSE qL{FY JLITIES SHGLl BE MCLUDED PI il-E COST GF 1}E UA~fdC LAYGUT LWD Cft/aDPYa PLMI lE GLNfR?GiOR SHALL LIMT CGNSip1Gi1GN dGTIVtTIES To THOSE AI~AS UNTHIN iF~ LR11i5 CF DISTt1R8a~E 'tVg CONTRGCfOR AT u15 LLN D~BlSE . , J1 F£STOfE aWY DI51IF8GNCE BEYQID T~-ESE LP1R5 TO ORK+MAL C4N~ItIGT1 CGNSTFdIGi1GN AGTIVfTIES RI GDDrtIGN TO NOp'14L CLi151RIlGtiGN L-~ Ca~~ ~~¢ ~~ ~5 &JALL INQIIDE tFE P.CI2CRYa OF vENIGLES GR ECiIIR"ENT DISPOSAL OF LrtTER WJD MtY OTHER 4Cfip1 U4lICH UKa1LD ALT9x IXISiWG LAYLVI NJD GR/~pMG PLdV mmcxs L-3 TENLS COURf "4~ CGMRAGTGR SN4LL 0E AWlJZE THAT dNY pEEfdS DFXiPf ED WTO GNY DFL4MhGE FAGLRT SHCLL BE T~YOYm R'MEDI4TELY t0 iHE SATI~AGiION OF ~'YQI~ K~ C~ApI~ p~AN dltgR ~ L-4 SITE DEtA1L5 IHEf.£ R IS fcE(d11F~D TO M DcISTINC GGNLI~TE q2 ASpFNLT ti$ qITfMCs SHALL gE SCll1 GVi TO A t~EAi IIIOrdC LRg. li$ CLNiRI+GTOR SHALL LBTAM, GT HIS E%PpJ:£ ALL FERiIT51W ICH !Y~ i$CEYN21' TO FE~OFti TLg LL~.'qC JO IXCAVATION OR ~ETfOVGL LF ItEI'19 SHALL BE WDERtM'EN IAltIL TI-E dilER H45 f~vIELLED NMID APPfdNED 1E CONiRI~LTOR SHALL GIELD V~Y l+LL DRfrH~IR15 ELEVATONfi AMJ ORgR CQ~mITIQJ5 PRIq2 TO BIDDMC. q~ERQJC OR F46RICAiipN LF pryT ~N-. At~ PR~OR TO UIDERfiWtYa GNY POR~IGN LF T1$ WGAC 7MOLITION LECsEND o IXIST UTILItY POLE ~ IXIST ASPW~Lt --_ IXISt ALLEY IXIST SF~i FI..EVdtILN - - EXIST t~E i0 ~21AM X IXISt ir~ TO BE f~H'fOVm IXIST ASPHALT TO BE Ffl'AVED DC15T CGNCfaETE ~+~,6 t0 FtB'1AM IXL4T 3~YRJSTQg TO I~IAM 3]3 F£1'IOVE IXIST WALL / IXIST DIRt AL1EY IXISi RAIL('~?D TIE YYILL y~ FJ(IST CqJC1~fE BLCGK U1~LL ExIST RWC uWLL TO 9E ~FIOVED ~ IXIST 8l+NDBTGl~ IINLL TO BE ~]'tOVm ~ ~ ~ ~ --~ `\ EDCiEGFEXISi~ \----- a _ ~ ~ sSL1.EY 1"1P / F~'tnvE IXISt J 3l3 tr~ ]IB O~iIROL P! E~' A'1111. ~ E~~ w ~ - 6bi[61~ . 243 ]I2 ~~ - " _ ~ i - - - II 31G ~1 ~. - - - - - - - - - - - - - - - a < - - II _ _ ~ ~ rES10vE EXIST ILLNJ_- - - - {~T10YE IXISt ` ` ` ~ aa ~- ~~" _ ~ ~ ~ ~ ~ CQYRNRT 311 309 F~~ I~HOVE EXIST_ i1~E5 ~MMUNITY F~OUSE ALLE1' ~XISTINCx CONDITION / DEMOLITION PL.4N - CN.I.G.) I~ 0I 5~ ~p 20I k~ ~ ~ 5calo- P• , 10•_p" NqYYi ri ~ . y . ~ . y ~ ' U O ~ ~ . ~ ~ ~ ~ ~ CC3 a a, ~ W ~ r~ r l v ~ O ~ ~ ~1 O ~ n ~ U ISSU¢s ~ 6/6/03 Appmvals Rcv~sia~ Ces~gn iR lla~vn C35__ Chrcked ~ SheetTrtle CommuniTy House fixishng Condihon/ DemoLnon Plan SAcet No D-~ r ..I LOGATION MAF' MOLITION LECsEND tl IXIST UTILITY POLE ~ E%IST_ 15PHALt EXISt SPOt ELEVAtION EX18T ASPHPLT IXIST TREE TO T~ ~ ~ ~]YAM ~ IXI9T CONC~fE ` ,~6 TO iH1APl X IXIST 1~ TO HE ra£?1pvF_p IXI9T_ 9At~ID8TQg TO kHfAIN IXIST CLNCf~fE TO BE i~fOVED ni~iaa uwse I ~ J -r~ ________________ -`JC p__-_-_-__~ _ ' ' \ ~~- - - 54Waii !iv ~YE EXISi iRASH ENCL ` 1'-8" ALGlYa LQYtFi ` ~ IXISt IXISt DIf1~ N1EY ~ IXIST IDC}E CF '~ PAD ?O (~?1AM G~ IXIBT GpJG - _ _ _ _ _ _ - _ ' _ (Kt7c vu~LL Al_[Pr i1'P- _ _ - - - - - - -- - - ______ _ _ _ _ _ _ _ _ _ _ _ - - - - DciST StWpStOPE - -q - - 5,~s ra ~+.aw IXISt SMIDSTCNE S1H'5 TO ~T14M •i01 511 ~g ~~ ~ ~ 503 1M ~M.LV E~µl~~ ~LUMBIN~ LODG~E ALLEY EX(STINCz GONDITION / DEMOLITION PLAN ~1NIS COU~T ALL~Y ~XIStINCx GONDITION / D~MOLITION PLAN =~ _IXIST ALLEY IXIST R4ILROAD TIE WALL i~ IXIST CQJCf~fE ~~~ IXIST pvGLLWLL TO BE faETtOVED ~ IXIST_SN~STL~ WALL TO BE lETtOVID 309 IX11LDQ~Ca 18-'~ER DEMOLITION NOTES L ALl 11@15 PII'J~CATm FOR F~]'W/AL SH/LL BE DISPO,QiFD CF BY TVg CQ1fW+GTOR OFF-SITE, LEGNIY AS PER ''ECFIGATIQ~Y ITFT15 TO BE F9'~'IIJ N~ P.mIG4Tm GN TFE DRNINNGS EUT I'1AY PL°A MCLUPE- TRSSH 2~BISH.9TOt~ES OYER b' DIA Alm ~Tt$R FIISCELLlY~OUS IT81S Pf~`.~ENT 1 SEF D-I FOR ADOItILNAL NOTES. 1."41OVE EtlST. CSPHlY.T EJC19T CONG. TO rET1GM S~L IXIST CLNG. BLOCX Y14LL TO ~tAM ~xst sarrostcxg c,urTOx M~ WALK TO ~S1AM °a ~ / / / / ~ o~ ~O ~2 / ~ / D m s zo ~ ~~a ~ . ~•~.• ~.,,, FalK))IT ~". O . .^ a-. ~ . WJ ~ ~ ~ ~ • !"`I ~ ~ ~ ~ ~ ~ a ~ W ~ r~ ~ r ~ ~../ O ~ ~ $-1 0 ~ 0 U ~SSUCS 16'0%6/6/0~i~. Appm.als Rcvs~ms Devgn T~ Drewn HS Checked R'1 ~ SheetTrtle ~ Columbme Alley / ~~. Tenms Caurt Alley '~ Exutmg Condihon /'~. 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N ~~ ~~ ~~ ~ r9 ~ ~~ A !~ g ~~ ~~ Il ~ ~ nn~ ~~~ ~~~ ~~m ~ ~ "•d~ ~ a~~ a ~~ ~Q Q g Q Q N ~~~ ~ ~~ ~ ~ ~~ ~ ~~ ~o..=~ o ~ ~ ~ ~ 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~g ~ ~~a 6 N 6 s e ~ ~' C1t"t"(]y ~ ~~ c.°~ z aorro ~.~ O P K ~ C ro ~ ']~ ~ n r ~ ~ i, ~~~(~ ~ ~I ~ N n a ~ ~ ~ w Alley Paving Colorado Chautauqua Association i p y ' ~, z N Cl 0 70 ~ ~ r ~ CI f ~ 1- ~ ~ ~ ~ ~ ~ Z ~ 1~i ~ ~ ~ ~ z ~ ~' ° ~ N \ ~ ~ ~y d 6 ~ ~ _ ~ rt ~ ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ W~ ~~~z ~~~ ° V - F ~ ~ ~~~ ~ I i W >---- ~~"a~'~~iKwu`-" ~ ~5~~~fufs`- ~ ~ ~ ~~ z Aitl]I39ARQ3 dRqq b~3 ~ ~c~eect>e ~ ~~~v~~~a ~ m -n ~~~~~~~ffi~ ~ ~a~~~~~~ ~ o -~ ~~~~~~~~~ ~ ~~~~~~~~ ~ D ~~p~y~U~~ry~{~~~~~ ~ ~~"~ a ~ WNPPS~AN~ ~ ~~~~s"-'s5 ~L ~ ~ ~ ~~ ~ ~~" ~~ m~ ~~ ~~~ ~~~ ~~ ~ ~~~ ~~~ ~~ ~~ ~~~ °~~ ~~ ~ ~~~ ~~~ €~~ ~ ~ ~ ~~ ~~~ o~~ m ~~m ~m ~~~ ~ ~o~yyy ~ ~~~ ~ F~~ ~~ ~w ~ Q~ ~~~ ~ ~ ~ ~ ~ ~n ~ aa 4 ~ < 6~~ o ~~ ~~ Q Q Q~ e ~ N M N ~ ~ ~ ~ ~~~ ~~ ~ ~ ~ ~ ~ °~,-= ~ ~~~~~~~~~ D ~ ~ ~ £ ~ ~ ~ Alley Paving Colorado Chautauqua Association 65RlaLnc cc~lc. s~ a~ wix ~a Q n~ vErrµ Q' 6• ELEV BBVRID CiF~ GLEM! SiRGYdl~ R SLOPE ~ vARIES - S~c PLFN EDC~ N1 SIDES 'liGW AS I I!/ R JIGFiED ~ R _ - ~~ :a'~ . = - - ~.~ ~ a ca~c~E aum .4TID 6~SiTER CANGRETE CURB AND GU7TER NOT TO SGALE IALTG GQ~G PAtGN 'L6V fOR LGCS1TiON x o~ru fMCaPAVRY alT TO PfmNDE ~~~~ ryJ~y W SiRG.KiiT : ALL SmES DEPRi ,~ ~~~ . _. "~ a ~ -. -~-~,• PLAN ]'-b" MPL SANDSTQg COBHLE \ `~rznv~Pav~ ~ r. riorzrraR e¢v ca~-re sueaase TACK CA4T CQ1P.M=f IX1.9TA~Ys SIIBGRADE i0 HRL 6' pEPfil 1LT PATGH _,,_m ~ ,..m., ' ,,_m., ~ ~ 24YEL PAVPY T'IORff~R HED IJC~tE 51HGR.47E \ ~- TAGIC G06T ~- CLl1PAGi EX(St1lG SUBC:~4pE TO MR16" DEPfH ~ KINNIiGINIC SANDSTONE PAN AND ASPFJALT FATGI-4 rvor ro scate L-~~ ~- GONG~TE PMI \ ~- C/.JNQ€fE Qll~ ~~~ ALLEY CANGRETE PAN / Nor ro scai.E 6 ~ FYEV BE4fMD Cal(~ 1 t2 R VAR~S - 5ff PL~ VARfES SFf FLdV . SECTION m ~ ca ~xiFo 4E ~~ ~ ~~ 1 C~HCRETE GURB _ / Nor ro sca~E K7tE5 TOOLED JORlT - 3/4' I~F' I/e' WIDE ~~ ~P '~~5 LLHEI~ SNCAN GN DRNUIIiCaS Wl+CFD AS `JIGUN OIJ DWJWYaS 0R E(dL\L TO U141K IIADTH IF NOI SFILWL GGNGREfE SHALJ_ NAVE W NOT FRCI'¢' JORLfSiPNg15 FIBEId'ff5H f~~FORGF?frTtT LIC+ti eRJQ`t FRlI5F1 (~E SPECSJ EJ~Ml510N JOINi - VL' IBLE rvaa-asR+n~nc om .~oR+r na~.u. Twn irz• eE~au ruE sur~.ac~ cF ' 1' TO TOP OF TOF'FAIL wiDna vnw~s~c sg Rwis •~ CLHCFETE. FROVIDE 12 POIF~D JOMT ~ AFfB2 SET'l181E]'IT ~ I ~ ' ~ ~~ 6 l 1 P ~~ ~col~maGTED `.~GRnDE "fo s5x SEE 5PEC5 _OtQCsITUDINAL SEGTION GROSS SEGTION \ cot~cr~rE ravirt~ ~ ~ro~ EDGE MTO SOIL ~GG'PAGtID s~ s~cs ~~GR4VEL PAVINCs ~~ro~ ~ ~ . ~ ~v y,~~ wJ ~ O ~ • '..~ ~ ~ ~ ^ ~ 1"~"1 ~ W ~ ~ .-~ ' ~ U o ~ ~ ~, ~ ~ ~ 0 U UsueS Appmvals Rwisions p~y .~ TFS Dmwn ns Chcckeil Rt _~ Sheet Trtle Srte Detuls Sheet No L,-4 ,. ;~ ~~ Norro sCALE 4-0" SAN0.5T01~ SLAB MRL ~._6.~ ~ ~ _m~. ~ ~.~ , 'IHICQ~55 3' ~ SNm5T01~ COBOLE _ . • ~.. ~..`. ~'_ a• nw ~rru catPacha Rom ease Attachment B ~;IlnU~l'~UCZUA ,~,~;~;;',','~:~ ~,,,,,°~;,~',,; °'~,' „'„ <~ ~ ,, <,.'~ ,~ ~,,,~,,,, .,,,, ~,~„~,,,.,~,~,,,, ]anuary 30, 2004 City of Boulder Landmarks Preservation Advisory Board c/o Bohdy Hedgecock Park Central Bwlding Boulder, CO 80301 RE: COLORADO CHAUTAUQUA ASSOCIATION (CCA) REQUEST FOR ALTERATION CERTIFICATE FOR THREE (3) ALLEY IMPROVEMENTS IN THE CHRUTAJQ~DA tVI~TORIC DI~TRICT Pro~osal: Chautauqua requests approval of an alteration certificate for improvement of three dirt alleys withm the Chautauqua Park Histonc Distnct to improve drainage and better define alley boundaries. The specific improvements would include grading, ahgnment and surfacing with a special gravel surface, with edges defined by sandblasted concrete curb and gutter Backaround: Over lwo years ago, the CCA began discussmg plans to pave our alleys as a response to many summer resident and guest dust complaints and a constant battle with gravel washing aut onto streets durmg ram storms. As we began discussions with LPAB design review members, it became apparent that plain asphalt pawng would not be appropriate CCA summer residents had begun to raise funds as a match to CCA operatmg funds. 7his issue then precipitated our apphcation to the State liistorical Fund to develop a Cultural Landscape Assessment (CLA) The assessment clearly identified drainage (Muller Engmeermg dramage assessment) as a critical issue to be dealt with in preserving our site. Our alley construction drawmgs were developed after thorough site elevation surveys to assure that the alley work wdl not compromise later ma7or work on the main north\south stone drainage swales. The material recommendations are based on our consultanYs assessment that these are the only appropriate treatments to comply with the intent of the Chautauqua Design Gu~delines. In fact, these materials are specifically recommended in the CLA. Relevant Guidelines for Consideration: • Title 10, Chapter 13 of the Gty of Boulder Municipal Code ~~ • Chautauqua Design Guidelmes (1989) + Chautauqua Park Cultural Landscape Assessment and Plan (December 2003 Draft) An~lvsis of Prouosal Com li~ ance: The LPAB has previously considered this request and is familiar with the proposal CCA returns to the LPAB now with the final draft of the Cultural Landscape Assessment (CLA) to provide additional historic data and context to illuminate this discussion and to demonstrate the appropriateness of the proposed materials in this particular context. Existin4 Conditions: [Please refer to the attached color-coded mao of the entire Chautauqua Park for dlustration of the existmg cond~tions described herein.] Four styles of curbs currently exist m the park• an old, weathered flagstone curb along the north side of Morning Glory that extends from the Community House west to Kinnikinic; newer red flagstone curbs mainly around the Academic Hall\ Waterwise Garden\ Mission House area; concrete curbs on the north sides of three east\west streets and around the south side of the Auditorium; and a colored, stamped curb on Clematis at the southeast corner of the loop. The earliest we can date the Morning Glory curb is from a photo taken arca 1945. The CCA budt the new flagstone curbs beginning in 1989 through about 1994. The concrete curbs were here prior to my hiring in 1985 The three east\west street curbs appear older than the south Auditorium curbs. I would guess the older curbs were mstalled maybe m the 60's and the Auditonum curbs during the restoration pro~ect in the early 80's. The earliest photo I've seen to document any concrete curbs is on page 46 of the CLA showmg the shelter house on Baseline circa 1920. The curb and entry walk appear to be concrete The colored curb at the Dming Hall was installed in 1987, as part of a city street upgrade m con~unction with the CCA flagstone patio pro~ect I'm not sure what the "special curb and gutter sections" referred to in the Design Guidelines (p. 14), but if it was the colored curb, I question the appropriateness of that style curb. Pertinent Chautauqua Design Guidelmes: The Chautauqua Design Guidelines adopted in 1989 mclude several sections pertment to our alley pro~ect. Public improvements are especially important to the charader oP Chautauqua, and include such e%ments as streets, curbs, gutters, stone walls, benches, street lights, water fountains, and signs. The addition of contempo~ary examples of these e%ments have (sic) a greater impact on Chautauqua than on some other histonc areas because so much of the Chautauqua site remains bttle changed Whenever considermg public /3 improvements or chanoes to ewsting im~rovements every attem~P should be made to fit them into the existina histo~ic s~te character. This may require modification, waiver or change to standards applied elsewhere fo~ public improvements. (p. 13, emphasis addedJ Street surfaces are generally macadam rather than smooth-surface asphalt. Th~s provides a permanent road surface whde maintaming an appropriate ruralcharacte~ (p. 13) Streets in Chautauqua do not have the famdiar sidewalks, curbs and gutters however, drainaqe and erosion is a significant p~oblem in many locations. Dra~nage ~mprovements have included speciaJ curb and gutter sections espeaal/y designed to fit the character of the park Where drainage improvements are required, ex~sting sandstone gutters or the specral curb and gutter sections should be used as reference. Standard formed concrete curb and gutter sectionS, and concrete sidewalks are generally inappropnate, and every attempt should be made to find appropnate substitutes. (p 14) There are formalalleys between rows ofeast~west cottages. These alleys are unpaved, which, in addition to the irregularity ofthe rearsetback of cottages, distinguish alleys from streets. Otheryvise, alleys appear simJa~ to streets, and m these locatrons the distinction between 'fronY'and "rear°has been blurred. (0.18, emohasis added) Where possible, the distinction between alleus and streets should be reinforced. Examples ofhow this may be done indudes encouraging parking off the alleys, by encouraging the irregulanty of the rear setback, and by encouraging that additions oflandscape matenals be located at the rear ofthe cottages. (p.19, emphasis added) Chautauc~ua Cultural Landscape Assessment (CLA~ During its 105 year existence and certainly during my 18-year tenure with the CCA, Chautauqua Park has been continually sub~ected to the pressures of increased and contemporary uses and has seen very sigmficant changes. Unfortunately, through the years the same thought and care was not given to the landscape and streetscape ds was groen to the historic structures on the site. The development of a Cultural Landscape Assessment containmg recommendations for returning to and maintaining the histonc integnry of the Park was mtended to address this oversight. The purpose of the Plan is to guide the future efforts of the CCA and City staff, and the tommunity, in addressing contemporary use while ~~ preservmg and restoring the Chautauqua landscape. (CLA December 2003 draft, p. i) CLA recommendations for the preservation and restoration of the grounds were derived through a clear understanding of the historic characteristics of Chautauqua and its contemporary issues and pressures. The CLA reflects new information, mformation not avadable at the time the Chautauqua Design Gwdelmes were developed (1989), and its recommendations should be considered m that light. In cases of conflict between provisions of the Design Guidelines and recommendations in the CLA, the CLA should take precedence. Whde the Design Gwdeimes do not specifically recommend any materials for alleys, the CLA states: 8 Restore the historic alleys as narrow. grave%aaved al/eys. The all~ edaes shoWd be delineated with a compatible edoe such as a concrete curb to assist m mamtenance and management issues, specifically as related to incremental widening. (p 3II, emphasts added) 9. Reinforce the distindion belween alleys and streets through the carefulse%tion and location ofmatena/s See Chautauqua Design Guide/mes for additional rnformahon (this recommendation requires a change to the au~delinesJ (p.38, emphasis added) Discussion: The concrete curbs are an important part of both the uphill and downhdl sides of each alley Even though the stone swales in the streets wdl eventually be repaired and wdl handle the bulk of our storm dramage, there stdl wdl be considerable surface drainage from the tennis court, ball courts, and buddmg gutters and downspouts on the uphdl sides of the alleys. Without curbs on the up-sides, we'll stdl have erosion issues, as well as a tendency for traffic to eventually widen the alley. The upper curbs are proposed to not have the integrated gutter section. The down sides must have the integrated curb and gutter because the cross slope wdl direct all water to run against the curb. Concrete is a better material than sandstone in terms of maintenance and longevity. The clear themes in the Design Guidelines that are relevant to this request for alteration certificate are (1) preserve the onginal rural, camp-hke character of Chautauqua and (2) distmguish alleys from streets We've probably unfortunately "created history" recently by installing flagstone curbs, but it's been done m the more public community areas. We're attemptmg to return to a treatment of the aileys in a less formal, utditar~an manner that reflects their use as m~stly ofF street parkmg and service routes for trash pickup, delroeries, etc. ~~ The CLA recommends exactly the materjals we are proposmg. For the LPA6's information - if I needed additional convinang of the appropriateness of the proposed materials, I got it on a recent trip to the Hamill House Museum in historic Georgetown, where Mundus Bishop had prescribed the same materials as we are proposing for the Chautauqua alleys The crusher fines and fine aggregate sandblasted,concrete walks almost disappear in the landscape and don't detract from the architecture of the house, outbutldings, and stone fence surrounding the property Conclusion: This request for alteration certificate complies with the Chautauqua Design Guidelines, the Chautauqua Park Cultural Landscape Plan and Assessment, and meets the conditions for approval of a certificate of alteration pursuant to City of Boulder Municipal Code Title 10, Chapter 13 in that: (1)The proposed work preserves, enhances, or restores and does not damage or destroy the exterior architectural features of the landmark or the sub7ect property within an histonc distnct, (2)The proposed work does not adversely affect the special character or special histoncal, architectural, or aesthetic interest or value of the landmark and its site or Che district; and (3)The arch~tectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures are compatible with the character of the existing landmark and its site or the historic distnct. Resolution of CCA Board: Attached is a copy of a resolution in support of the request for alteration certificate that has been approved by CCA's Buddmg and Grounds Committee of the Board of Directors and wdl be considered by the full Board at its regular meeting on February 2, 2004 The formally executed Resolution wdl be delivered to the LPAB at its February 4`h meeting Time Uraencv: CCA has been attempting to get this alley improvement pro~ect undenvay since 2001 and is most anxious to complete it this year The funding is in place, with half the cost raised by our cottage owners and residents and the remamder committed in the CCA's 2004 Capital Asset Management and Preservation Plan budget. We need to start this pro~ect in March in order to complete it prior to the start of our summer season /6 Thanks so much for your consideration of this important proposal ~~ ~~ Steve Watkins Preservation Director Colorado Chautauqua Association Attachment: CCA Board of Directors Resolution in Support ~7 RESOLUTION of the Board of directors of the Colorado Chautauqua Association (CCA) in support of an alteration certificate for three alley improvements within the Chautauqua Histonc District Be it resolved by the Board of Dtrectors of the Colorado Chautauqua Association (the Board) that Whereas, the Board endorses the Cultural Landscape Assessment (CLA) (MundusBishop December 2003 draft) and Its identification of both origmal and modified features, characteristics, elements, etc. that together create and maintain the historic integrity of the Chautauqua Histonc Distnct, and Whereas, the Board is committed to maintalning the historic integrity of the Chautauqua Historic District, and WHEREAS, as part of its commitment to maintaining the historic integrity of the Chautauqua Historic District, the Board agrees that it will consider the specific recommendations contained in the CLA at such time as the CCA considers goals and pnonties for rts annual Caprtal Asset Management and Preservation Plan (CAMPP) budgeting process or at such other time as goals and funding prioritization may occur, and WHEREAS, the Board finds that the proposed alley improvements pro~ect is consistent with the recommendations of the CLA and the Chautauqua Historic District Design Guidelines, and iB WHEREAS, residents and owners w~thin the Chautauqua Historic District have already contributed to pay half of the total cost of the alley improvements pro~ect, NOW, THEREFORE, BE IT RESOLVED that CCA Board requests the City of Boulder Landmarks Preservation Advisory Board approval of an alteration certificate to permit ihe alley improvements pro~ect to proceed with all haste so that it can be started in March and completed before Chautauqua's busy summer season begins on June 1, 2004 John Wyatt, President, Board of Directors Colorado Chautauqua Association ; i9 Attachment C ~ ~ • T R A N S M I T T A L DATE October 17, 2003 TO Steve Watkins Colorado Chautauqua Association FROM Tina Bishop PHONE 303-477-5244 FAX. 303-477-5146 RE Chautauqua Alleys cc We have enclosed our constructwn drawings for the alleys at Chautauqua Park that descnbe the grading, ahgnment and surfacing that we recommend for their rehabditahon We recommend that the alleys be re-graded and lhen paved wdh a special gravel surface and that the edges be defined by a sandblasted concrete edge built of a speaal aggregate mixture , The alleys m Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not original components of the urban form they are a fdting addihon As you know, the road patterning is a character-defining feature that contnbutes to the signrficance of the Chautauqua Park Historic District The road surfaces have evolved from the original dirt roadways to a macadam surfacing in the early 1900s to a gravel pavement in the 1940s to the current asphalt paving The original walks were bwlt as boardwalks and sometime after 19061he disfinctive sandstone gutters and two sandstone walks were added (on Kinnikinic and Golden Rod) Histoncally, the use of sandstone was hmited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curhs is limited to the more pubhc areas of ihe hisroric district a We beheve that the use of the gravel paving, edged by a crafted concrete curb is histoncally appropnate, as lhe alleys have always been uplitanan in use and aesthetics The concrete will be bwlt as a special mixture using a small aggregate and a sandblasled finish that will blend in color and texture with the gravel paving W e recognize the desue to add sandstone curbs to the more public roads and believe that using the utilitarian materials in the alleys will best convey their relationship to the histonc district, which is as a complementary but not an historic feature i11tND111141~IIt~IDI~I~VIN( 1~AiuUtiVAII~AR[IIIIItIUIU~I'I.Ah(JNC ~ lil°R~~I'IDIItSIIiI11111NV90.,lOlultAIln3lVlliL11'I//52a41nx47ISIqG V ' T R A N S M I T T A L DATE October 17, 2003 TO Steve Watkins Colorado Chautauqua Associatwn FROM• Tina Bishop PHONE 303-477-5244 ~ FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construchon drawmgs for the alleys at Chautauqua Park that describe the grading, alignment and surfacmg that we recommend for their rehabditahon We recommend that the alleys be re-graded and then paved with a speaal gravel surface and that the edges be defined by a sandblasted concrete edge built of a special aggregate mixture The alleys in Chautauqua were added to the site somewhere belween the early 1940s and the ' 1970s Allhough they are not original components of the urban form they are a filting addition As you know, the road patterning is a character-def~ning feature ihat contnbutes to the significance of the Chaufauqua Park Histonc Distnct The road surfaces have evolved from lhe original dut roadways to a macadam surfacing m the early 1900s to a gravel pavement m the 1940s to the current asphaR paving The onginal walks were budt as boardwalks and somehme after 1906 the distmchve sandstone gutters and two sandstone walks were added (on Kinnikmic anA Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to the more public areas of the historic distnct 5 We believe that the use of the gravel paving, edged by a crafted concrete curb is historically , appropriate, as the alleys have always been utilitarian in use and aesthetics The concrete will be built as a special mixture using a small aggregate and a sandblasted finish that will blend in color and texture with the gravel paving We recognize the desire to add sandstone curbs to the more public roads and believe that using the uttlitarian matenals in the alleys will best convey their relationship to lhe historic district, which is as a complementary but not an historic feature ~IU~DUl151ti1101'I11NiNlA( 1ANP~(iAI9NlUIIIIlIl9tl~YliAVAIN( ~ VI`>ROL+IIlIIl111UIlUINVINC01[~ItAU(~Nf1~113U1/V752411nC4775116 a~ T R A N S M I T T A L DATE October 17, 2003 TO. Steve Watkins Colorado Chautauqua Association FROM Tina Bishop PHONE• 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construchon drawings for the alleys at Chautauqua Park that describe the gradmg, alignment and surfacmg that we recommend for their rehabihtation We recommend that the alleys be re-graded and then paved with a special gravel surface and lhat the edges be defined 6y a sandblasted concrete edge bwlt of a special aggregate mixture ° The alleys in Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not onginal components of the urban form they are a fithng addition As you know, the road patteming is a character-defining feature that conlnbutes to the significance of the Chautauqua Park Historic District The road surfaces have evolved from the original dirl roadways to a macadam surfaang in the early 1900s to a gravel pavement in ihe 1940s to the current asphalt paving The onginal walks were budt as poardwalks and sometime after 1906 ihe distinctive sandstone gutters and lwo sandstone walks were added (on Kinnikinic and Golden Rod) Flistorically, lhe use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clemahs Street (now gone) OverGme many of Chautauqua's roads and alleys have had concrete edges added to conlrol use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to the more public areas of the historic district ;5 We beheve that the use of the gravel pavmg, edged by a crafted concrete curb is histoncally appropnate, as the alleys have always been utildanan in use and aesthetics The concrete wdl be bwlt as a special mixture using a small aggregale and a sandblasted finish that will blend in color and texture wdh the gravel paving We recognrze the desire to add sandstone curbs to the more pubhc roads and believe that using the utihtanan materials in the alleys will best convey iheir relationship to the histonc distnct, which is as a complementary but not an historic feature ~IlND1~5141SIlUl'DI11tNW( ibAP~tAPI,UILIIIII~IIIU~I'IAV~UINI ~ I/W~4UUIPIItSIIUIIUTAA~116~~~~~~ItAPOyJ>IIIUYI//57I~~AY-0775~~6 ~ T R A N S M I T T A L DATE• October17.2003 TO Steve Watkins Colorado Chautauqua Association FROM Tina Bishop PHONE 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construction drawings for the alleys at Chautauqua Park that describe the grading, alignment and surfacing that we recommend for theu rehabihtatton We recommend that the alleys be re-graded and then paved with a speaal gravel surface and that the edges be defined by a sandblasted concrete edge hwlt of a special aggregate mixture The alleys in Chautauqua were added lo the site somewhere between the early 1940s and the 1970s Alfhough they are not original componenls of the urban form they are a fitling addition As you know, the road patterning is a character-defming feature that contributes to the signficance of the Chautauqua Park Historic District The road surfaces have evoived from the original dirt roadways to a macadam surfaang in the early 1900s to a gravel pavement in lhe 1940s to the current asphalt pawng The original walks were budt as boardwalks and somelime after 1906 the distinctive sandstone gutters and hvo sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Over4me many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to lhe more public areas of the historic district •`` W e beheve that the use of the gravel paving, edged by a crafted concrete curb is histoncally appropnate, as the alleys have always been uhhtanan in use and aesthehcs The concrete will be built as a special mixture usmg a small aggregate and a sandblasted finish that will blend m color and texture with the gravel paving We recognize the desue to add sandstone curbs to the more public roads and beheve that using the ulilitanan matenals in the alleys wiil best convey their relationship to the histonc distnct, which is as a complementary but not an histonc feature ~tuvuutiltitinoi°Un¢Nw~ I~nuti~~~innnini<iii.i~l'i~~~Nwc ~ VIyISOi~iurnSiiuulliNVrnCUiounuuS0111309/Iq5244~nx47]Slq[ ,~3 T R A N S M I T T A L DATE. October 17, 2003 TO Steve Watkins Colorado Chautauqua Association FROM. Tina 6ishop PHONE 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construction drawings for the alleys at Chautauqua Park that describe the grading, alignment and surfaang that we recommend for their rehabdita4on We recommend that the alleys be re-graded and then paved with a special gravel surface and that the edges be defined by a sandblasled concrete edge bwlt of a special aggregate mixture The alleys in Chautauqua were added to the site somewhere between ihe early 1940s and the 1970s Although they are not ongmal components of the urban form lhey are a fdtmg adddion As you know, the road patterning is a character-defining feature that conhibutes to the signrfwance of the Chautauqua Park Historic District The road surfaces have evolved from the original dut roadways to a macadam surfacing in the early 1900s lo a gravel pavement in the 1940s to the current asphalt paving The origmal walks were butlt as boardwalks and somehme after 19061he distinc4ve sandstone gutters and two sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to the more public areas of the histonc distnct We beheve that the use of the gravel paving, edged by a crafted concrete curb is histoncally appropriate, as the alleys have always been utilitarian in use and aesthetics The concrete will be butlt as a special mixture using a small aggregate and a sandblasted finish that will biend in color and texture with the gravel paving We recognize the desire to add sandstone curbs to the more public roads and believe thal using the utihtarian matenals in the alleys will best convey their relationship to the histonc district, which is as a complementary but not an historic feature ~IIiNPblItllllulUl~ItNW< IANU~tUIrlIUIIIII~lU1U~PlANNINt ~ I/IOIiOUIPIItSIIUlllllnAIlt,(UI~Nt1I~u.0~1111U.1i/52441nx-0]]SIJ6 ~ T R A N S M I T T A L DATE. October 17, 20D3 TO Steve Watkins Colorado Chautauqua Association FROM Tina Bishop PHONE 303-477-5244 , FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construcpon drawings for the alleys at Chautauqua Park that descnbe the grading, alignment and surfaang that we recommend for their rehabilitation We recommend that the alleys be re-graded and then paved with a special gravel surface and that the edges be defined by a sandblasted concrete edge bwlt of a special aggregale mixture The alleys in Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not onginal components of the urban form they are a fitting addihon As you know, the road patterning is a character-defining feature that contributes to the significance of the Chautauqua Park Histonc Distnct The road surfaces have evolved from the onginal dut roadways to a macadam surfacing in the early 1900s to a gravel pavement in the 1940s to the currenl asphalt paving The original walks were built as boardwalks and sometime after 1906 the distinctive sandstone gutters and hvo sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to the more pubhc areas of the histonc distnct We believe that the use of the gravel paving, edged by a crafted concrete curb is historically appropriate, as the alleys have always been utilitarian in use and aesthetics The concrete will be built as a special mixture using a small aggregate and a sandblasted finish that will blend in color and texlure with the gravel paving We recognize the desire to add sandstone curbs to lhe more public roads and beiieve that using the utilitarian materials in the alleys will best convey their relationship to the historic district, which is as a complementary but not an historic feature ~IIitUUlRItiIIUI'DItIIVIN[ InNU1~AI'IN0.IIIIItIIIUnI'IWNII~[ ~ IiI48uUl01lttilIUI111INbIRCUIOItAUUh(12113p~/V/52JiGh4775146 ~ T R A N S M I T T A L DATE October 17. 2003 TO Steve Watkins Colorado Chautauqua Associahon ~ FROM Tina Bishop PHONE 303-477-5244 FAX• 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construction drawings for the alleys at Chautauqua Park that descnbe the grading, alignment and surfacing that we recommend for theu rehabilitation We recommend that the alleys be re-graded and then paved with a special gravel surface and that the edges be defined by a sandblasted concrete edge built of a speaal aggregate mixture The alleys m Chautauqua were added to the site somewhere between lhe early 1940s and the 1970s Although they are not original components of the urban form they are a fitting addition As you know, the road patteming is a character-de6ning feature ihat contributes to the significance of the Chautauqua Park Histonc Distnct The road surfaces have evolved from the onginal dirt roadways to a macadam surfaang in the early 1900s to a gravel pavement in the 1940s to the current asphalt paving The original walks were built as boardwalks and sometime after 1906 the distinctive sandstone gutters and two sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was hmited to these gulters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to conirol use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is hmded to the more public areas of the histonc distnct We beheve that the use of the gravel paving, edged by a Crafted concrete curb is histoncally appropriate, as the alleys have always been utditarian in use and aesthehcs The concrete wAI be built as a special mixture using a small aggregate and a sandblasted finish that will blend in color and texture with the gravel paving We recognize the desve to add sandstone curbs to the more public roads and believe that using the uhlitarian materials in the alleys wdl besl convey their relationship to the histonc district, which is as a complementary but not an histonc feature ~IuvUislti+HUiDI~ICNW( I~~nsc~11AlUllln~lulU~l'Ibu~,irvt ~ I]P~6<n~lUlitSlwiiUiNiiRCOiUItnUONUA1301'IL52h41nr47751.16 ~ T R A N S M I T T A L DATE October 17. 2003 TO• Steve Watkins Colorado Chautauqua Associalion FROM Tina Bishop PHONE 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construction drawings for the alleys at Chautauqua Park that describe the grading, alignment and surfaang that we recommend for their rehabilitation We recommend that the alleys be re-graded and then paved with a special gravel surface and that ihe edges be defined by a sandblasted concrete edge built of a speaal aggregate mixture The alleys in Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not original components of the urban form they are a fitting addi4on As you know, the road patterning is a charecter-defining feature that conlnbutes to the significance of the Chautauqua Park Historic District The road surfaces have evolved from the onginal dirt roadways to a macadam surfacing in the early 1900s to a gravel pavement in the 1940s to the current asphalt paving The onginal walks were budt as boardwalks and sometime after 1906 the distmcllve sandstone gutters and two sandstone walks were added (on Kmnikinic and Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrele edges added lo control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to lhe more public areas of the histonc distnct We believe that the use of the gravel paving, edged by a crefted concrete curb is histoncally appropriate, as the alleys have always been utilitarian in use and aesthetics The concrete will be bwlt as a special mixture using a small aggregate and a sandblasted finish that will blend in color and texture with the gravel paving We recognize the desue to add sandstone curbs to the more pubhc roads and believe lhat using the utihtarian materials in the alleys will best convey their relationship to the historic distnct, which is as a complementary but not an histonc feature il11iNDUtRItIIOPUItiIthlNt IAivPti(\PIAM1UIIIICIUIUePIA~NN~ ~ I]I`~I501ilOIlttllUllUINV'lit(UIaRVUOSU2111pJ1i]~2J414r4775WG ~~ T R A N S M I T T A L DATE October 17, 2003 TO Steve Watkins Colorado Chautauqua Assoaatwn FROM Tina Bishop PHONE 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our construc4on drawings for the alleys at Chautauqua Park that describe the grading, ahgnment and surfacing that we recommend for their rehabilitation We recommend that the alleys be re-graded and ihen paved w~th a speaal gravel surface and that the edges 6e defined by a sandblasted concrete edge budt of a speaal aggregaie mixture The alleys in Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not original components of the urban form they are a fithng addition As you know, the road patterning is a character-defining feature that conlributes to the significance of the Chautauqua Park Historic Distnct The road surfaces have evolved from the onginal dul roadways to a macadam surfacing in the early 1900s to a gravel pavement in the 1940s to the current asphalt paving The orig~nal walks were buill as boardwalks and sometime afler 1906 the dispnctive sandstone gutters and two sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was hmded to these gutters and to one walk on Golden Rod and one on Ciematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to conhol use and eroston During the 1980s several sandstone curbs were added to a few of the roads Today, the use qf sandstone curbs is hmited to the more public areas of the historic distnct We beheve that the use of the gravel paving, edged by a crafted concrete curb is histoncally appropriate, as the alleys have always been ulilitarian in Use and aesthetics The concrete will be buAt as a special mixWre using a small aggregate and a sandblasted finish fhat will blend in color and texture wdh the gravel paving We recogn¢e the desire to add sandstone curbs to the more public roads and believe that using the utildanan matenals in the alleys will best convey their relahonship to the histonc distnct, which is as a complementary but not an histonc feature i1AIM1VIIVtiRINIOIUI~ICNWt liAI~O~(\IIn0.UIIIICIIilUrflAVNWC ~ VI9RolilUlll111Ulll~liVAIR(OlOliVU~>BU~II~U1'li/52q4I~%4775116 ~ T R A N S M I T T A L DATE October 17, 2003 TO Steve Watkins Colorado Chautauqua Associahon FROM• Tina 8ishop PHONE. 303-477-5244 FAX 303-477-5146 RE Chautauqua Alleys cc We have enclosed our conslruction drawings for the alleys at Chautauqua Park that describe the grading, alignment and surfacing that we recommend for their rehabilitation We recommend that the alleys be re-graded and then paved with a special gravel surface and that the edges be defined by a sandblasted concrete edge built of a speaal aggregate mixture The alleys in Chautauqua were added to the site somewhere between the early 1940s and the 1970s Although they are not onginal components of the urban form they are a fitting addihon As you know, the road patteming is a character-defining fealure that contnbutes to the significance of the Chautauqua Park Historic District The road surfaces have evolved from the original dirt roadways to a macadam surfacing in the eariy 1900s to a gravel pavement in the 1940s to the current asphalt paving The original walks were built as boardwalks and sometime after 1906 the distinctive sandstone gutters and two sandstone walks were added (on Kinnikinic and Golden Rod) Historically, the use of sandstone was limited to these gutters and to one walk on Golden Rod and one on Clematis Street (now gone) Overtime many of Chautauqua's roads and alleys have had concrete edges added to control use and erosion During the 1980s several sandstone curbs were added to a few of the roads Today, the use of sandstone curbs is limited to the more public areas of the histonc distnct ~ W e believe that the use of the gravel paving, edged by a crafted concrete curb is histoncally '' appropriate, as the alleys have always been utilitarian in use and aesthetics The concrete will be budt as a speaal mixWre using a small aggregate and a sandblasled finish that will blend in color and texture with the gravel paving We recognize the desue to add sandstone curbs to the more pubhc roads and beheve that using the utihtanan materials in the alleys will best convey lhev relationship to the histonc distnct, which is as a complementary but nol an histonc feature iV1~Nn~isuisnorrn,icn~iN~ ~wm<v~inuuiuiui~nieriniv~i~~ ~ vvu~xunrntiuuuoiuwncoion~nonnt~~lol~anszaarna4nswe a~ . '~ I i ~ ~ CI ~ ~ C~ ~ % CHAL71'AUQUA GREE2 ~~_ -~ III ~ C ~~ ~ ~ Attachrr m ~I ~~ ~ ~~ ~~ ~ 1 ~ ~ ~ i ~~~ ~ a ~ ' ~ ~ ~ ~ ~ ~ I~ ~ m~~~1~T~~~ ~~~~~~ _ , ~ i ~ J ~ ~ ~ ,-~ - -- - _- ~ ~- ~~ ~~~ o ~ ~' ~ r ~ -, ~ ~ '~~~ yI • ~. ~n ~~ I ~,,, nuvn.~oaaii ~ ~ f ~ ~~ ~ ~ . ~ ~-~~ ` ~~ -- ir„h I ~ \ ~ ~ ~ -- - ~ ~ ~ .i, ni ,i •i~ ~ ~ ~" ~~I ~J ~~ ^~~'~~ 1 , o~ ~' •} ~~l _ ~ - ~ ~ ~~ ~U~ r ,~„ ~" T , T~_ ~ -~~ ,u r ~ ,ia ,.,w (~ ` / ~ ~ . J'mr ~.{rix^, ~ ~ ' ~ ~ ~ C1 [~ ~,., ~," ~,~,, ,.,., ~ ~~ °' ~~ ~ ~ t_ I , ~ ~~ - ~_ -- _ _ - -~ - - ~ ,~,~~« ~ ~ 1 -~ ,«,~ ~ 1 ~ ~ „- ~ „ ~~, ~„ II `~ ~ MOIiNPIttGLORYOPNB ~ "iY14~~ ~~~ ~ ~ L_ ~ • ~r ~ ~-~ ~ ~ ~ r / wC~ ~ ~L ~ (y/ III , ~_-f ~ ~~~ ~~ ~~J~~ I ,v~~~~~ i ~~J -~tl m / / I ~~~~ - L , ~ ~ ~ ~1~ CIG~'C1~' ~~l~~ ~ ,~~yr//)/~ , ~.nm, / ~-- ~~~ ~Lrt~ 4 ~+wu~ - ~~~~~~//// ///~ ,~~~~ ~ ~ oss nuw ~~ ~ ~ _~ ~ //~~(r / ~+ L_~ ~ I4 • ~ ~ ~ / ~/ I ~ {~-~ / ~~ / ( ~ I~] ~ ~~~v~ ,/ ~~~~ ~_~ ~ Poagstona ~Lrd since loas i ~ I ~_ Pleystone Ciuh I ID44) ! II '~~ Ilagsrone paW~g / peLO since iees I II 1~~ Colored concrata cud~ sincn ]886 Conc~ete paving I l II i` Concrate curb pre teeo II II~~ ~~~ f~ ~ ~ ~ ~//~h ~' p~ "t A~I~T~~C'FIM~+;N`t L; ~- ~e~~~~~'s~~~~ ._ i,,