6B - Public hearing and consideration of a Landmark Alteration Certificate to construct a 3466 sq. fMEMORANDUM
April 4"', 2007
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Long Range Manager
Chris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a landmark alteration certificate
to construct a 3466 square foot house and 440 square foot free-
standing garage 1710 Hillside Avenue in the Hillside Historic
District (HIS2007-000064).
STATISTICS:
1. Site:
2. Zoning:
3. Owner/Applicant:
4. Lot Size:
5. Proposed construction:
1710 Hillside Road
RL-2 (Residential - Low 2)
Dave Heuston
11,913 sq. ft.
3,4E6 sq. ft house, 440 sq. ft. garage.
STAFF RECOMMENDATION:
Staff recommends the Board approve the requested construction of a 3,466 sq. ft. house
and 440 sq. ft. free-standing garage as to siting, mass, scale, and general detailing with
the following conditions:
1. That details regarding cementitious stucco, doors, windows, and roofing
material for the house and garage be submitted for review and approval;
2. That designs for the east and west elevations of the garage be submitted for
review and approval;
3. That details regarding hardscaping on the property including retaining walls,
pathways, and driveways be submitted for review and approval;
4. That the requested information as listed above be reviewed and approved by
the Landmarks design review committee prior to the issuance of a landmark
alteration certificate.
AQenda Item #6B Pa~e #1
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hiliside Road
This recommendation is based upon staff's opinion that with the conditions listed aUove,
the proposed new construction will be generally consistent with Sections 6.3, 6.5, & 7.2 of
the General Design Guidelines and the conditions as specified in Section 9-11-
18(a)&(b)(1-4) of tlze Boulder Revised Code.
SUMMARY:
^ This item has been referred to the full Board as per Section 9-11-14(b) of
the B.R.C., Public Hearing Required for New Constructior2.
^ An application for the construction oE a two-story, 5142 sq. ft. house with
attached garage on this site was denied by the Board in November of 2002.
^ Subsequently the property changed ownerslzip and in August of 2006 the
new owner requested pre-application comments from Planning Land Use
staff.
^ An application for a 3,432 sq. ft. house and 440 sq. ft. garage on the
property was reviewed by the Landmarks Board at the February 7th, 2007
meeting. The applicant and the Board agreed to a 100 day continuation of
the application to allow time for redesign of the main house to rnake it
more compatible with character of the historic district.
• Staff considers that the mass, scale, and orientation of the proposed house
and garage will be generally consistent with Sections 6.3, 6.5, & 7.2 of the
General Design Guidelines and Section 9-11-18(a)&(b)(1-4) of the Boulder
Revised Code.
^ Staff considers conditional approval of the proposal is appropriate as
specified in the staff recommendation.
Figure 1. Lot at 1710 Hillside Road.
A~encta Item #6B Pa~e #2
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
DISTRICT HISTORY:
The 11,913 sq. ft. subject property is located in the Hillside Historic District, which was
designated as a local historic district by the City Council in April 2001. The district
includes 15 parcels of various sizes and configurations with 12 houses and four
accessory buildings. All of the houses are considered contributing to the district, with
the exception of 1810 Hillside, which is recognized as a significant newer building.
Three of the four accessory buildings are considered contributing.
The Hillside Historic District is considered to be significant for its association with the
growth and development of the city of Boulder. The majority of houses in the district
were constructed in the years between 1905 and 1938, and reflect building modes,
materials and techniques prevalent in the first half of the twentieth century. Most
houses are variations of the Tudor Revival, featuring steep roofs, stone foundations, half-
timbering with stucco, massive chimneys, and narrow vertical windows with multi-pane
glazing. The district also contains elements of Craftsman Bungalow and Shingle
architectural design.
The rural character and natural landscape of the district is a result of its location on a
high bluff overlooking Boulder Creek, with steep slopes and excellent views of the
downtown to the north and the mountains to the west. Hillside Road takes the form of a
meandering lane winding along the contours of the hillside. Lots are laid out in
irregular shapes and sizes, with varying front yard setbacks and generous spacing
between houses. Native stone is found throughout the district, both as a building
material and in landscaping treatments (such a retaining wall is in evidence on the
subject property). Significant landscape features of the district include the historic road,
stone terrace walls, stone fence pillars, and mature vegetation.
AQenda Item #6B Pa~e #3
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
REQUEST FOR NEW CONSTRUCTION:
The applicant proposes the construction of a 3466 sq. ft. house with a footprint that is
roughly rectangular in shape. The lot slopes steeply from the south where the property
abuts the University of Colorado campus. A site plan shows the north wall of the house
to be constructed approximately between 22' and 40' back from the property which runs
down the center of Hillside Road, a private right-of-way. Set parallel to Hillside Road,
the fa~ade oE the house is shown to be approximately 65' in length and 24' in height
(when measured from the lowest point on the foundation to the highest point on the
roo~. Because of the dramatic change in grade on the property, the house will be dug
into the slope so that the lower floor level will be partially recessed below grade. A
partially buried, 22' x 20' flat roofed garage is shown to be located at the northeast corner
of the property and to be approximately 13' in height at its north face. The site plan
shows the existing stone retaining wall on the property (running parallel to Hillside
Road) to be retained.
In elevation, the house is shown to be designed in a neo-Arts and Crafts Bungalow
manner with varying roof forms and wall planes, broad overhanging eaves supported
by brackets, shingle sided and stucco finished walls supported by a sandstone base on
the east portion of the house. In an attempt to break up the horizontality of the building,
the design has been separated into two portions connected by a lower connector.
Additionally, the expanse of the (north) street facing elevation has been reduced from 76'
to 65'.
A~enda [tem #GI3 Pa~e #4
Figure 2. Hillside Historic District with location of proposed new construction
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
The building's primary (north) elevation is shown to be fenestrated with banks of two
and three, single- light casement windows, a three-panel door fitted with six lights, and
a triple, French patio door on the connector.
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Figure 3. February 7~h, 2007 Proposed house and garage, north elevation
FiQUre 4. Revised Proposed house and ~ara~e, north elevation
A~enda Item #6B Page #5
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 General Design Gicideliries 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:
GENERAL DESIGN GUIDELINES FOR NEW CONSTRUCTION, 6.0.
6.1 Distinction from Historic Buildings
.1 Buildings should be of their owr: tirne creating Neo-traditional in design, the proposed YES
conte~nporary interpretations of historrc house references Arts & Crafts
elernents. architecture in a contemporary manner.
The applicant references the Eorm,
massing, and detailing of houses in the
district more closely than in earlier
submissions.
.2 Interpretntions of historic st~Ies may Ge Drawings show the house to interpret YES
appropriate if they are distingeiishaGle ns new. forms and historic architectural
elements found in the Hillside historic
district in a manner that will be
distin ishable as new.
6.2 Site and Setting
Nezc~ buildin~~~~ sk<~i~lri he dest~~ried mrd located so t1:at ~i ~nifica~zt site~eatures, ir~cluding rnature trees, nre ~iot
fost or obscured. The size of tlie ruu~ structi~res should not oz~erpozner the site vr dramaticafly aIter its historic
chnracter. Builditt s within historic districts ~eri~~rally display a co~isistenc~ in setback, orientation, spacing
A~enda Item #6I3 Ya~e #6
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hiliside Road
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
afid distance befzveerz ndjacent buildings. Therefore, the compatibilify of proposed new cor2strisetion zvill be
reviewed to erisure that these elemerits are maintained.
1 Confor~ri to the design guidefines found in Building loCation on the site and YES
Section 2.0 Site Design, regarding site and orientation is not typical for the
setting in dez~eloping a proyosed site ~fan. neighborhood. The facade's 65'
orientation to Hillside Road is not
typical for the District. However, siting
of building on property and breaking
up of forms of house result in a vertical
composition like that of historic
buildin s found in the District.
2 Design new construction so that the overaIl Construction of new house will require YES
character of the site, site topograph~, significant cutting into the bank and
character-defining site features and trees are removal of some vegetation. Site will be
retained. re-ve etated with native lants.
3 Site new construction to be compatible with Due to topography, district exhibits Y~S
surrounding buildings that contribute to tl~e variety of conditions in terms of setback
oaerall character of the historic district in orientation, spacing and distance from
terms of setback, orientation, spacing, and adjacent buildings. Location of
distance from adjacent buildings. proposed building is generally
compatible with adjacent buildings and
~ character with the district.
.4 New construction should not be significantly The lot coverage for the proposed house YES
different from contributing hisforic buildings and garage appears average for the
in the district in terms of the proportion of historic pattern of the area.
built mass to open space on the individual
site. See Guideline 2.1.1.
5 New prirnary Guifdings should serve as a While flat roofed, simplicity of design yE5
guide for new accessory structures on the site. including stucco finish is compatible
Conform to the design guidefines found in with proposed low-pitch roofed main
Section 7.0 New Garages and Other house.
Accesso Stri~ctures.
A~enda Item #6B Pa~e #7
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
Z 77~e rnass and scafe of nczo co~~struction Plans and elevations indicate the
should respect neig)zboririg buildili~s and
scale, massing, and orientation of the yES
fhe streetscape as a whole. proposed house will be generally
compatible with neighboring
buildin s.
3 Historic heig{its anci zuidths ns well ns The proportions of the proposed
their rntios shou[d be maintained. The
elevation addressing Hillside are YES
proportions of the front fa~ade are consistent with contributing single
particularly important and should be family houses on that street.
cotnpatibfe to those of surrounding
historic buildin s.
4 A new house constructed behind an N/A N/A
existing historic house should be of Iesser
rr:ass and scale than the ori inal structure.
1 Materials should 6e similar in scale, Plans call for the upper story
proportion, texfure, firtish, and color walls of the house to be finished
to those found on nearby historic buildings. with elastomeric stucco, balconies
faced with wood shingle, and the
roof with a composite asphalt
shingle. The narrow and YES/NO
vertically proportioned casement
windows specified are compatible
wit11 those of historic buildings in
the vicinity. Stucco should be
cementitious and not elastomeric
to ensure visual compatibility
with historic houses in district.
2 Maintain a 1TUman scale by avoiding large, Plans for the house show varied yES
featureless surfnces and Gy using forms, and details found on
traditionally sized Uuildirzg componenfs and historic buildings in this area of
rnaterials. the historic district.
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Roofs, porches, dormers, windows and doors are some of the most important character-defining elements of any
building. ~ls such, they require extra attentron to assure that they compiiment the historic architecture. In
addition to the uidelines below, re er also to Section 3.0 Alterations or related su estions.
1 Design the spacing, placement, scale, Fenestration on house shown in YES
orientation, proportion, and size of window submitted elevations is generally
and door openirzgs in new structures to be compatible with historic
comyatible u~ith the surrounding buildings buildings in the streetscape.
thnt contribute to the historic district, while
reflecting the underlying design of the new
buildin .
2 Select winc~ows and doors for new buildings Specified narrow and vertically YES
that are com atible in ro ortioned sin le-li ht
AQenda Item #6B Pa~e #8
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
rnaterial, subdivision, proportior2, pntter~z n~id casement sash are compatible
detail zoith the wirzdows and doors of with windows on the historic
surroacndirig buildings tliat coritribute to the houses in the neighborhood.
historic district. Multi pane glass on front and
above patio doors also
com atible.
3 New buildings should use a roof form found The proposed low pitch rooE YES
in the disfrict or o~~ the lanctmark site. form is not characteristic of
historic buildings in the district.
I-Iowever, height restrictions and
grade necessitate lower roof
height. Pitch of roof on proposed
Neo-Arts and Crafts house will
be compatible with other houses
in district given location and
articulation of overall mass.
4 Porches shoutd be compatible in massing and The proposed porch on the east YES
details to historic porches in the district, and end of the house is like that
should be appropriate to the style of the found on at least one other
house. histaric house in the district.
Proposed front paHo area is also
consistent with historic houses
in the district.
5 Dormers should 6e secondary to the rriain roof Proposed cross-gable dormer is YES
and should 6e lower than the roofline. secondary and lower than the
Oversized dorrners are inappropriate. ridge line oE the roof.
New accessory buildings should follow the character and pattern of historic accessory structures. While they
shouid be fake design clues from the primary structul•e, the~ rnust be subordinate to the primary structure in
size, massi~Tg and detailing. Alley buildings should maintain a scale that rs p(easnnt to walk along and
comfortable for pedestrians.
.2
It is inappropriate to introduce a new gnrage
or accessory building if doing so wi11 detract
frorn the overali historic character of the
principa! Uuilding and thc site, or if it will
require the remova! of a significant historic
6uiiding elemenf or site feature, such as a
mature tree.
New garnges and nccessor~ UuildirtRs should
generally be locafed at the rear of the lot,
respecting the traditiona( relationship of suc{i
buildings to the primary striicfure and the
Construction of the new garage will not YES
necessitate demolition of an existing
building, and will not detract from the
historic character of the property.
The building location is generally YES
consistent with historic patterns of
garages facing onto this street in the
Hillside historic district.
A~enda Item #6B 1'age #9
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
sitc.
.3 Maintnin ndequate spacing between accessory Not applicable - no alley. N/A
buildi~igs so nlleys do not eaolae into hmrieJ-
f ike pnssagezua~s.
.4 Preserve a ~ackyard area between thc house The new garage does encroach upon YES
and the accessory buildings, maintainirrg the garden space - proportion of built mass
general proportion of built mass to open space to open space will be consistent with
fou~id withrn the area. immediate area.
.5 Nez~~ nccessory structc~res should take design The new building is compatible with YES
cues froin t11e prirrcan~ structure on fhe site, the primary hpuse in terms of
but 6e si.tbvrdi~tnte to it in terms of size nnd architectural details and materials but is
rrrassing. secondary to it in mass, scale and I
height. Proposed Elat roof will lessen
impact of garage on the streetscape.
.6 New gar~ges for single family residences The new one story building shelters YES
should genera!!y be one story tal! and shelter two cars.
no mnre tllan tzvo cars. In some cases, n two-
car garnxc rna~ be inapproprfate.
.7 ~ Roof fi~rm nrid pitch should be complimentary The form and finish of the proposed YES
to the primary structure. garage is complimentary with the main
house. Flat roof is a result of significant
amount of proposed garage being
banked into slope.
_8 Accessory structures should be sim~ler in The proposed garage is simpler than YES
desigrr and detai! tl2an the primary Guilding. house in scale and detail.
.9 Materials for new garages and accessory
structures should be compatible with those
found an the primary structure arid in the
district. Vinyl siding and prefabricafed
struct:~res nre inappropriate.
.10 Windows, like a11 elements of accessory
sh~urti~res, should 6e simpler in detaiiing nnd
sr~ial(er iir scale thari similar elements ori
primary strt~ctures.
11 !f consistent ivith the architectura! style and
appropriately sized and Iocated, donners mny
be an approyriate way to increase storage
syace in garages.
Elastomeric stucco as proposed is NO
inappropriate - cementitous material
should be used.
No windows shown - drawings for east NO
and west elevations - need to be
provided.
N/A ~ N/A
A~enda Item #6B Pa~e #10
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
.12 Garage doors shoulct be consisterit with t{ie Proposed paneled overhead wood door
historic scnle and materials of traditional specified. Owner should consider MAYBE
accessory sh•uctures. Wood is the rnost glazing in upper panels.
appropriate materia! arid tzvo s~t~al[er doors
rna~ be more appropriate t)ian orie farge door.
In terms of mass, scale, and orientation the proposed new construction at 1710 Hillside
Road complies with the General Design Guidelines. While contributing houses in the
Hillside Historic District generally feahire cornpact footprints with narrow, street facing
elevations - typically less than 50 feet - the location and articulation of the design will
mitigate the effect of the proposed 65' long facade. The proposed design will be in
keeping with the Hillside historic district's character of rustic architecture, large gardens,
and generous spacing between houses.
Staff considers that the rnass, scale, and orientation of the proposed house and garage
are in keeping with the existing patterns of building footprints, widths and orientation of
like buildings in this district.
BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark Alteration Permit may
not be approved by the Board or City Council unless it meets the conditions specified in
Section 10-13-18 B.R.C. Specifically:
(a) The landmarks board and the city council shall not approve an application for
a landmark alteration certificate unless each such agency finds that the proposed
work is consistent with the purposes of this chapter.
(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;
(2} The proposed work does not adversely affect the special character or special
historical, architectural, or aesthetic interest or value of the landmark and its site
or the district;
A~enda Item #6B Pa~e #ll
Memo to the Landmarks Preservation Advisory Board
Re: 1710 Hillside Road
(3) The architectural style, arrangement, texture, color, arrangement of color, and
materials used on existnlg and proposed structures are coinpatible wit~ the
character of the existing landmark and its site or the historic district.
FINDINGS:
Provided the conditions outlined in the staff recommendation are met, staff recommends
that the Landmarks Board adopt the following findings:
1. The proposed house and garage will not have an adverse effect on the special
character and special historical, architectural and aesthetic interest and value of
the district, as they will be compatible in terms of mass, scale, or orientation with
other buildings in the district.
2. The proposed design will not have an adverse effect on the special character and
special historic, architectural and aesthetic interest and value of the district.
3. In terms of mass, scale, and orientation the proposed house and garage complies
with Sections 6.3(1-3), 6.5(1-4), and 7.2 of the General Design Guidelines for
Landmarks and Historic Districts.
ATTACHMENTS:
Attachment A: Location Map
Attachment B: Photographs
Attachment C: 08/17/06 Pre-Application Meeting Summary
Attachment D: Plans and Elevations
S:~PLAMdataUongrang~I-IIST~ALTCERTSU-Iistoric Districts~Ilillside~I-Iillside.1710\04.04.07 memo.doc
A~enda Item #6R Pa~e #12
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1710 Hillside Avenue
Footprint of Proposed
House and Garage
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ATTACHMENT B
Lot at 1710 Hillside Road
Af3ENDA ITEM # ~g PAGE ~..1--
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AGENDA ITEP/i # ~~ PAGE -
1708 Hillside Road ~
1709 Hillside Road
AGENDA ITEA~i # ~~ pAGE _/ a
1707 Hillside Road
1601 Hillside Road
ACENDA ITEfU! # ~~ pq~~ ~
1600 Hillside Road
Attachment C
PItL-AYYLICA`TION ML1~;'I'ING SUMMA1tY
llate of Summary
Location of Request:
loning:
Applicant / Contact:
Case Manager:
08/ 17/06
1710 Hillside Road
.28 Acres (12,032 square feet)
LR-D (Low Density Residential - Developing)
David Heuston
603 Cascade
Boulder, CO 80309
Charles Ferro, Planner Phone: (303) 441-4012
Departmental Staff: Steve Buckbee, Civil Engineer
Steve Durian, Transportation Engineer
Charles Ferro, Planner
Cindy Peiropan, Housing Pla~ner
James Hewatt, Historic Preservation Planner
Development Proposal: 3,400 square foot, two story single-family detached home with a
500 square foat detached garage
Applicant Questions:
1). Is the front setback of 20' taken from the property line (within the private Hillside Road) as
previously submitted to the City by the seller of the property, Architect Leftcourt? A second local
architect has indicated that this should be the case.
The front setback should be taken from the northern property line (adjacent to Hillside
Drive).
2). If it is determined the front setback is 20' from the road, can a front yard setback reduction be
requested? Code 9-3.2-13(a) discusses this. According to your maps, two of the four homes on
the street indeed encroach into the road. One has a zero setback. It appears that little setback is
this district's norm. Three structures on west Hillside Road have little or no front setbacks. What
would a reasonable reduction, in terms of feet, be according to this code?
Setbacks are measured from property lines, not from the street. Under Section 9-3.2-13(a),
it may be possible to vary the front setback in established districts, since the subject
property is zoned LR-D (low density developing), a variance would be required to amend
the front yard setback requirement.
3). To what extent can entry steps/stairways encroach into front setbacks?
Stairs under 30 inches above grade can encroach into setbacks, however, front porches
may encroach into front setbacks if the criteria of Section 9-3.2-15 are satisfied.
4}. Per Code 9-3.2-23 Accessory Buildings, can an accessory building of less than 500 sq. feet be
ACENDA ITEN! # ~~ PACaE `--~ _
placed 3-5 feet into the lot from the Hillside Road? (i.e. 13' to 16' set back from indicated north
lot line). A district map has been provided which demonstrates that many setbacks for both
garages and houses are quite minimal in the area. Accessory Uuildings in the LR-D zoning
district must be setback 55 feet from the front property line. Yer Section 9-3.2-13{e),
garages and open parking areas may be located in compliance with the principal front yard
setback for the LR-D zoning district of 20 feet.
5). As the property owner, may I go ahead and have Excel move the existing service pole to the
northwest corner of the property between road edge and existing rock wall? Yes, as long as the
neighbor's service line crossing the applicant's property is located within a utility
easemenl, no new service poles are added and the relocated pole is not within Hillside drive
and/or right-of-way.
6). Are the items outlined regarding Water and Sewer hookups with the City, in the letter of
November 4, 2005, still valid? Yes, the letter is still valid.
7). Are the items noted by Public Works and the Fire Department in the letter of March 14~',
2000 still valid? Yes, the letter is still valid.
8). It is my understanding that this project should be exempt from a City sales tax assessment for
building materials because this pr•operty is to be built in the historic hillside district. Is this
correct? No. This provision only applies to contributing or land marked structures.
9). As the property owner, can I clear the small brush on the property (i.e. small shrubbery with
trunk dimensions of less than 3"} from the property prior to submitting a building permit
application? Yes, a property owner is allowed to clear brush and small trees on their
property without a building permit. Different regulations apply to city trees located within
city right-of-way.
These comments reflect staff's understanding of the questions. Please contact Charles Ferro at
(303) 441-4012 for further discussion, if required.
Additional Information:
Historic Preservation:
The property at 1710 Hillside Road is located in the Hillside local historic district. As such, any
proposal for new construction on the property will need to be consistent with the historic
preservation ordinance and the General Design Guidelines (attached). Free-standing construction
on the property over 340 sq. ft. in size will require review by the Landmarks Preservation
Advisory Board for a landmark alteration certificate in a public hearing per the ordinance. More
information regarding this process can be accessed on our website at:
http://www.pouldercolorado.Qov/index.php?option=com content&task=view&id=1429&It
emid=_531.
The majority of Contributing houses in the Hillside Historic District feature compact footprints
with narrow street facing elevations - typically less than 50 feet. The only exception to this
~ PAGE ~--
~GENDA ITEf~ #
pattern is found at 1810 Hillside Road, which is considered a significant newer builcling.
Hillside Road is further characterized by ]arge yards and generous spacing between houses. New
construction on the property should be compatible with the historic character of buildings in the
area and in keeping with character of the district as a whole
Please contact James Hewat at 303.441.3207 or hewatj@bouldercolorado.gov if you have
questions about this property or the landmark alteration certificate review process.
Hei~ht and Slope:
Due to the slope of the property, staff recommends reviewing the section Section 9-32-3, B.R.C.,
1981 related to building height calculation:
Please note that the City's development code is available on-line at www.bouldercolorado.~ov
Inclusionary Zonin~:
Please refer to Section 9-6.5 for information regarding affordable housing requirements. For
additional information, please contact Cindy Pieropan at 303-441-4252.
S:~PLANldatalcurlPREAPPS\1710 Hillside.CF.doc
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