Item 5B - 1833 19th St
Agenda Item #5B,Page 1
M E M O R A N D U M
January 3, 2018
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Counsel, City Attorney’s Office
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Anthony Wiese, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration Certificate to
construct a new, free-standing 3,504 sq. ft. building at 1833 19th St. in the
Chamberlain Historic District pursuant to Section 9-11-18 of the Boulder
Revised Code (HIS2017-00223).
STATISTICS:
1. Site: 1833 19th St.
2. Zoning: RH-2 (Residential – High 2)
3. Historic District: Chamberlain Historic District
4. Owner: Kristen Mihalcin and Shanae Noel Pugh
represented by Josh Blackmer, Zargo Invest LLC
5. Applicant: Scott Rodwin, Rodwin Architecture
6. Lot Size: 9,631 sq. ft.
7. Proposed Building: 3,504 sq. ft.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board approve the construction of the proposed duplex at 1833 19th St. as shown
on plans dated Nov. 9, 2017, finding that they generally meet the standards for issuance of a
Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981, subject to the conditions
below and adopt the staff memorandum dated January 3, 2018 as findings of the board.
Staff considers that if the applicant complies with the conditions listed below, the
proposed new construction will be generally consistent with the conditions specified in
Section 9-11-18, B.R.C. 1981, the General Design Guidelines, and the Chamberlain Historic
District Design Guidelines.
Agenda Item #5B, Page 2
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for constructing the house in compliance with
the approved plans dated Nov. 9, 2017, except as modified by these conditions of
approval.
2.Prior to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the applicant shall submit the following
revisions, which shall be subject to the final review and approval of the
Landmark design review committee (Ldrc):
a.Removal of the roof-top shade structure and locate the solar panels flat on
the roof, below the parapet
b.Relocation of the exterior stair to a less visible location
3.The Ldrc shall review details for the building, including brick, mortar joints, door
and window details including moldings, and proposed insets, paint colors, and
hardscaping on the property to ensure that the approval is consistent with the
General Design Guidelines and the Chamberlain Historic District Guidelines and the
intent of this approval.
SUMMARY
•Because this application is for new free-standing construction of more than 340 sq.
ft., review by the full Landmarks Board in a quasi-judicial hearing is required
pursuant to Section 9-11-14(b), B.R.C. 1981.
•The applicant has met with staff on several occasions to review design concepts and
provide feedback on the proposal.
•The existing church building on the property was constructed in 1945 by the Second
Baptist Church, an African American Congregation established in Boulder in 1902.
While constructed out of the 1859-1910 period-of-significance for the Chamberlain
Historic District, staff considers the building to be “newer significant” and to have
historic significance for its association with the Second Baptist Church. Staff
considers the building to be contributing to the Chamberlain Historic District
•Staff finds the proposed construction of a terrace inspired duplex adjacent to the
historic Second Baptist Church Building to be consistent with the criteria for a
Landmark Alteration Certificate as per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, the General
Design Guidelines, and the Chamberlain Historic District Design Guidelines.
Agenda Item #5B, Page 3
• Staff’s recommendation to approve the new construction is based upon the
understanding that the stated conditions will be reviewed and approved by the Ldrc
prior to the issuance of a Landmark Alteration Certificate.
Figure 1. Location Map, 1833 19th St. Purple shaded area is the Chamberlain Historic District.
PROPERTY HISTORY
The property at 1833 19th St. is part of the W.S. Chamberlain Addition to the city, which
was platted in 1871 by Robert Culver, Robert Woodward and W.S. Chamberlain.
The property was designated as part of the Chamberlain Historic District in 1995.
Designated a local landmark district in 1995, the Chamberlain Historic District’s period-
of-significance runs from 1859-1910 and is representative of the working-class
neighborhood that developed during those years. It contains a variety of vernacular
building types including Queen Anne Vernacular, Edwardian Vernacular/Classic
Cottage and Terrace buildings.
At the time of historic district designation, the building at 1833 19th St. was found to be
potentially eligible for listing in the National Register of Historic Places. As it was
constructed out of the period-of-significance, staff considers the existing concrete block
Second Baptist Church building at 1833 19th Street to be a “Newer Significant” and
contributing to the historic character of the district. The historic significance of the
property derives from its association with the Second Baptist Church, a historically
Agenda Item #5B, Page 4
African American congregation that built the church in 1945 and held services there
until the later 1980s. A May 8, 1995 Chamberlain Historic District designation memo to
the then, Landmarks Preservation Advisory Board reads:
Construction of this church began in September of 1945 and
was completed in 1946. The first service in this building was
held on June 9, 1946. The church was constructed to serve
the small black community residing in Boulder. The Second
Baptist Church was organized in 1908 by members of the
black community and held its first meetings in various
locations during its early days. The first permanent location
for services was an old carpenter shop at 24th and Pearl
Streets. The first pastor of the church was Reverend
Barnnon. Under the leadership of Rev. B.J. Washington, this
structure was erected and served as the center of the black
community until the late 1980's. By 1959, under the
pastorship of Rev. Robert N. Nesby, Jr., the church was
successfully operating as a parish system. By 1961, tithing
was introduced as a means of supporting the church and
through this, the church was able to later renovate. By 1991,
the church decided they had outgrown their facilities and
decided to move to the Boulder Valley Christian Church at
5300 Baseline, selling this building to
the September School. This building is
significant for its long-time use as the
Second Baptist Church, the only
remaining black church in Boulder in
the 1990's. Minor alterations. House
at 1837 19th Street is an associated
building. (Eligible for National Register
of Historic Places, 1988).
Figure 2. Reverend Walter H.
Hill preaching, May 8, 1966.
Carnegie Branch Library for
Local History.
Figure 2A. Second Baptist Choir, May 8, 1966.
Carnegie Branch Library for Local History.
Agenda Item #5B, Page 5
Figure 3. View of the Second Baptist Church at 1837 19th St., c.1950-1978.
Carnegie Branch Library for Local History.
Figure 4. 1837 19th St., 1988.
Carnegie Branch Library for Local History.
In 1991, the privately-run September School purchased the property for use as
classrooms. In 2012, the property was sold by the school and subsequently converted to
residential units. The current owners purchased the property in 2016.
Agenda Item #5B, Page 6
PROPERTY DESCRIPTION
The 9,631 sq. ft. lot at 1833 19th Street (sometimes referred to as 1837 19th Street) is
located on the west side of 19th Street between Canyon Boulevard and Walnut Street at
the southwest edge of the Chamberlain Historic District (see Figure 1).
Figure 5. 1833 19th St., 2017.
The Second Baptist Church building
The one-story, concrete block gable-roofed building features a centrally-located arched
door on the east façade. A stone surround, added after the construction of the building,
frames the arch, and three sets of stairs with decorative railings lead to the entrance.
Five gooseneck lights are mounted on the eave to illuminate the façade at night. The
north elevation features five equally spaced, double-hung windows. The north
elevation mirrors the south elevation, except for a pedestrian door near the center of the
elevation. The door is accessed by a wood ramp. A mural, completed during the
ownership of the September School, is painted on all elevations of the building, with
mountain scenery and a dragon at the southeast corner.
The building retains a high degree of architectural integrity, with minimal change to its
original form, scale and massing. A rectangular window, originally located in the center
of the gable end of the east façade has been removed, and a pedestrian door has been
added to the north elevation. Staff considers the mural, completed in the last 10 years,
Agenda Item #5B, Page 7
to be a reversible change.
No changes are proposed to the building as part of the current proposal.
Lot
A garden is located on the southern portion of the lot and includes a circular, stepped
flagstone seating area, a concrete pad for a picnic table, and three concrete stars. The lot
is landscaped with sod, rose bushes, young deciduous trees and a low picket fence. This
garden was added as part of the 2012 Site review for the conversion of the building
from an institutional to residential use. The need for open space for apartments in the
RH-2 (Residential-High 2) zoned property allows for multiple housing units with
minimum open space requirements.
Figure 6. Aerial View of the 1800 Block of Canyon Boulevard, 2016.
Agenda Item #5B, Page 8
Figure 7. 19th Street and Canyon Boulevard, facing northwest.
CONTEXT
The streetscape along the 1800 block of Canyon Boulevard includes four houses of
similar form and scale to the Second Baptist Church Building. The church building
itself, occupies an important location and is a familiar visual feature located at the busy
intersection of Canyon Boulevard and 19th Street.
Figure 8. 1900 Block of Canyon Boulevard., facing northwest.
PROPOSED NEW CONSTRUCTION
Agenda Item #5B, Page 9
Plans call for the construction a one- story, flat roof parapeted duplex building at the
landscaped south end of the property. Because the proposal increases the number of
units on the 9,631 sq. ft. property from three to five and because a parking reduction is
being requested, a Site Review Application for the property will need to be reviewed
and approved by the Planning Board. As part of the Site Review process, the applicants
will also be requesting a reduction of the required setback (set back averaging), on the
south from 25’ to 15’ to align with the houses along Canyon Boulevard.
Figure 9. Proposed Site Plan.
In plan, the front setback for the proposed new building is shown at approximately 12’
6” from the property line on the east and 15’ from the south. The proposed building
measures 50’ 8” wide and 38’ long and approximately 17’ in height to the top of the
parapet.
Agenda Item #5B, Page 10
Figure 10. Proposed East Elevation.
Figure 11. View from 19th Street (rendering).
The one-and-a-half-story, flat-roof building is designed to reference Terrace buildings in
the city, one which is located at 1815-21 17th Street in the Chamberlain Historic District.
Oriented to the east facing 19th Street and aligning with the setback of the existing the
façade of the church building, the symmetrical façade of the proposed building features
two entries, elevated half of a story and accessed by a set of stairs. The entries are
identified by covered porches that feature masonry arches. Two pairs of double-hung
windows are centrally located on the east façade.
Agenda Item #5B, Page 11
Figure 12. Proposed South Elevation.
Figure 13. View from Canyon Boulevard (rendering).
The south elevation (facing Canyon Boulevard) is shown to feature an arched opening
at the southeast corner of the building, and four traditionally-proportioned double-
hung windows. Brick detailing bands the building at the first-floor level and four
windows and window wells are located at the basement level.
Figure 14. Proposed West Elevation.
Agenda Item #5B, Page 12
The west elevation is minimally ornamented, with two double hung windows and a
trellis that extends near the parapet of the building. Four windows are located at the
basement level of the west elevation.
Figure 15. Proposed North Elevation.
The north elevation mirrors the design of the south elevation. A metal stair is located at
the northwest corner of the building. A deck is shown to be located on the roof,
enclosed by a 42” high metal railing. A shade structure with solar panels is shown on
the roof is shown to be located above the proposed deck.
Figure 16. View from 19th Street and Canyon Boulevard (rendering).
TERRACE BUILDINGS
Following the historic building inventory survey of the Whittier neighborhood in 1988,
the Landmarks Preservation Advisory Board recognized seventeen identified Terrace
buildings in Boulder as Structures of Merit. Two buildings, 2010-14 19th St. and 1911-15
Agenda Item #5B, Page 13
Pearl St., were later designated as individual landmarks. Two others, 2535-37 5th St. and
1815-21 17th St., are located within the boundaries of local historic districts.
The April 5, 1989 memo to the Landmarks Preservation Advisory Board summarizes
key elements of terrace buildings:
• Of masonry construction, one-story, with flat roofs
• Important to Boulder’s history as early examples of multi-family housing
• Scattered throughout residential neighborhoods in Boulder
• Generally located small lots on side streets adjacent to main business streets
• Occupants included miners, business owners, clerks and some single women
Figure 17. Left: 1815-21 17th St., Terrace Duplex, Structure of Merit and Contributing to the
Chamberlain Historic District, 1987. Right: 2017-23 17th St., Terrace Duplex, Recognized as a
Structure of Merit, 1987.
The proposed design of the multi-family building at 1833 19th St. references the Terrace
building in Boulder through the following elements: use of masonry, flat roof, arched
openings, elevated entries and symmetrical design of the façade. The location of the lot
on a north-south street adjacent to a major commercial street (Canyon Boulevard) is
consistent with the location of many of Boulder’s historic terrace buildings.
CRITERIA FOR THE BOARD’S DECISION
Subsection 9-11-18(b), B.R.C. 1981, sets 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
Agenda Item #5B, Page 14
property within an historic district;
(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.
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 listed conditions are met, the proposed new
construction will preserve the historic character of this edge of the Chamberlain Historic
District and will not damage the exterior character of the adjacent Second Baptist
Church Building.
2. Does the proposed application adversely affect the special character or special historical,
architectural, or aesthetic interest or value of the district?
Based on analysis with the relevant design guidelines and provided the stated
conditions of approval are met, staff considers the special historic and architectural
character of the streetscape and the Chamberlain Historic District will not be adversely
affected by the proposed new construction.
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, provided the stated conditions of approval are met, the proposed
mass, scale, proportion and design of the of the duplex will be generally compatible
with the character of the streetscape and is compatible with the character of the
Chamberlain Historic District (see Design Guidelines Analysis section).
Agenda Item #5B, Page 15
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 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:
• Chamberlain Historic District Design Guidelines (1995)
• General Design Guidelines
Chamberlain Historic District Design Guidelines
Site Planning
A key feature of the district is the “hierarchy of space” that is experienced along the street . . . a
progression that begins at the street . . . proceeds through the front yard, which appears semi-
private and ends at the front door which is private space. This transition enhances the
pedestrian environment , contributes to the character of the district and should be maintained.
Guideline Analysis Conforms?
S.1 Provide a walkway from the
street to the building
Two walkways, each to an
entrance are accessed from 19th
Street.
Yes
S. 2 Provide a front yard A small front yard is provided. Yes
S.3 Locate a new building within the
range of alignment seen
traditionally on the block
Alignment is generally consistent
with buildings along Canyon
Blvd. and with adjacent Second
Baptist Church building.
Yes
S.4 Maintain the traditional
orientation of a building to the
street
See above. Yes
S.5 Orient the front porch to the
street
Front porches orient to 19th
Street.
Yes
S.6 Maintain historic sidewalks Sidewalks are maintained and Yes
Agenda Item #5B, Page 16
where they exist walkways to proposed porches
shown.
S.7 Consider using paving materials
that were used historically when
installing new sidewalks
Concrete walkways shown –
consistent with character of
streetscape.
Yes
S.10 Maintain a sense of human scale
in rear yards
Very little rear yard area. No
S.11 Maintain the character of alleys
as secondary acces to properties
in the district
This end of property does not
border alley.
N/A
S.12 Minimize the visual impacts of
parking along alley edges
See above. N/A
S.13 Provide alley access to parking
when feasible
This end of property does not
border alley. Parking reduction
being requested for property
through Site Review – no
additional parking shown.
N/A
S.15 Avoid parking in the front yard Parking reduction being
requested for property through
Site Review – no additional
parking shown.
Yes
S. 16 Design a new driveway in a
manner than minimizes its
visual impact
No additional parking or
driveway shown.
Yes
Decks and Balconies
Decks are modern expressions of porches and do not have a historic counterpoint. Any deck
built should be visually subordinate. Great care must be taken with their design to ensure they
fit in with the historic character
Guideline Analysis Conforms?
R.16 Minimize the appearance of any
deck so they are subordinate in
terms of scale and detailing.
Use railings similar to those
Proposed roof deck, stair to deck
and canopy will be visible from
the street. Remove canopy from
design, relocate stair to be more
Maybe
Agenda Item #5B, Page 17
seen onhistoric buildings in the
district.
Decks should be stained opaque
or painted in neutral tones.
inconspicuous, and locate deck
so visibility of railing is
minimized when viewed from
the street. Deck should be of
wood. Revise at Ldrc.
R.18 Locate a roof deck at the rear of
the house
Deck is located at center of roof –
reduce deck size to minimize
visibility.
Maybe
General Guidelines (Chamberlain)
Guideline Analysis Conforms?
G.6 Minimize the visual impact of
solar collectors and skylights.
Canopy with solar arrays highly
visible – revise to eliminate
canopy and locate panels flat on
roof or below parapet.
Maybe
G.8 Minimize the visual impacts of
fire (exterior) stairs
Stair to deck is proposed at north
wall of house and will be visible
from the street. Consider
locating stair at west (rear) of
building – revise at Ldrc.
Maybe
New Construction (Chamberlain)
While new construction should fit into the character of the Chamberlain District, there is no
intent to require or encourage imitation of historic buildings. A new building design should
relate to the fundamental characteristics of the district while also conveying the stylistic trends
of today. Features upon which to draw include the way in which a building is located on its site,
the manner in which it relates to the street and its basic mass, form and materials.
The design guidelines that follow encourage new buildings that can be distinguished as being of
their own time. At the same time, they promote new building designs that would relate to the
more fundamental similarities of the historic district.
Guideline Analysis Conforms?
N.1 Construct a new buidling to
appear similar in scale to that
which is established in the block
Proposed building is lower than
adjacent church building and
similar in scale to it. Proposed
building is consistent with scale,
Yes
Agenda Item #5B, Page 18
height and form of buildings on
the 1800 block of Canyon (north
side)
N.2 Design a front elevation and
overall façade proportions to be
similar in scale to those seen
traditionally in the block and
district
Proportion, scale and design of
proposed primary and
secondary elevation compatible
with historic buildings on block
and in district.
Yes
N.3 Use building and roof forms that
are similar to those seen
traditionally on the block.
Parapeted flat roofed building
references Terrace house at 1815-
21 17th Street in the historic
district. Adjacent duplex on
Canyon Boulevard similar in
form to proposed building.
Yes
N.4 Keep the proportions of window
and door openings similar to
those of historic buildings in the
district
In general, proportions of
fenestration of the proposed
building consistent with 1815-21
17th Street and turn-of the 20th
century buildings in the
Chamberlain district. Review
details at Ldrc.
Yes
N.5 Use building materials of
historic proportions and finishes
Brick sheathing proposed
consistent with Terrace houses,
metal clad windows and wood
elements on porch – review
details including brick and
mortar joints at Ldrc.
Yes
N.6 New materials that are similar
in character to historic materials
may be acceptable with
appropriate detailing (i.e.
clapboard)
See above. Yes
N.7 Design ornamental elements,
such as brackets and porches, to
be inscale with similar historic
features
Proposed detailing appears
simple and in character – review
details at Ldrc.
Yes
Agenda Item #5B, Page 19
N.8 Contemporary interpretation of
traditional elements are
encouraged
Proposed building is restrained,
but contemporary interpretation
of Terrace housing type. Review
details at Ldrc.
Yes
N.9 The imitation of older historic
styles is discouraged
See above. Yes
N.10 Windows with vertical emphasis
are encouraged
In general, proportions of
fenestration of the proposed
building consistent with 1815-21
17th Street and turn-of the 20th
century buildings in the
Chamberlain district. Review
details at Ldrc.
Yes
N.11 Frame windows and doors in
materials that appear similar in
scale, proportion and character
to those used traditionally
Brick moulds and stone lintels
shown. Review details at Ldrc.
Yes
N.12 Windows should be simple in
shape
See N.10 above. Yes
General Design Guidelines
2.0 Site Design
Site design includes a variety of character-defining elements of our historic districts
and building. Individual structures are located within a framework of streets and
public spaces that set the context for the neighborhood. How structures occupy their
site, in terms of alignment, orientation, and spacing, creates much of the context of the
neighborhood.
Guideline Analysis Conforms?
.1 Locate buildings within the range
of alignments as seen
traditionally in the area,
maintaining traditional setbacks
at the front, side and rear of the
Alignment is generally consistent
with buildings along Canyon
Blvd. and with adjacent Second
Baptist Church building.
Yes
Agenda Item #5B, Page 20
property
.2 Building proportions should
respect traditional patterns in the
district
Proposed building is lower than
adjacent church building and
similar in scale to it. Proposed
building is consistent with scale,
height and form of buildings on
the 1800 block of Canyon (north
side)
Yes
.3 Orient the primary building
entrance to the street
Proposed building is oriented to
19th Street.
Yes
.5 A new porch may encroach into
the existing alignment only if it
is designed according to the
guidelines and if it is appropriate
to the architectural style of the
house.
Alignment of porch set back
from portico to church building,
but generally aligned given
oblique angle of 19th Street.
Yes
6.0 New Primary Buildings
New construction within a historic district can enhance the existing district character if
the proposed design and its siting reflect an understanding of and a compatibility with
the distinctive character of the district. While new construction should fit into the
historic character of the district or site, it should not replicate historic styles. Instead,
new buildings should relate to the fundamental characteristics of the historic district or
landmark site while also conveying a contemporary style. New buildings should not
overshadow existing historic structures. Fundamental characteristics to be considered
in designing compatible new structures include: site and setting, building size and
proportions, materials, and the placement and style of doors and windows.
The primary focus in reviewing new structures will be on aspects that are visible from
public streets. The guidelines will be applied most stringently to these publicly visible
areas. More flexibility will be allowed for rear elevations and other areas largely
screened from public view.
6.1 Distinction from Historic Buildings
The replication of historic architecture in new construction is inappropriate, as it can
create a false historic context and blur the distinction between old and new buildings.
While new structures must be compatible with the historic context, they must also be
Agenda Item #5B, Page 21
recognizable as new construction.
Guideline Analysis Conforms?
.1
Create compatible contemporary
interpretations of historic
elements.
Proposed building is restrained,
but contemporary interpretation
of Terrace housing type. Review
details at Ldrc.
Yes
.2 Interpretations of historic styles
may be appropriate if
distinguishable as new.
See above. Yes
6.2 Site and Setting
New buildings should be designed and located so that significant site features,
including mature trees, are not lost or obscured. The size of the new structures should
not overpower the site or dramatically alter its historic character. Buildings within
historic districts generally display a consistency in setback, orientation, spacing and
distance
Guideline Analysis Conforms?
.2 Overall character of site is
retained.
Proposed location of building at
south end of lot, set back from
east wall of historic church
building maintains dominant
position of historic church
building. No important historic
landscaping features on the
property.
Yes
.3 Compatible with surrounding
buildings in setback, orientation,
spacing, and distance from
adjacent buildings.
Setback, orientation and spacing
of proposed terrace building
compatible with historic
buildings on block and in
district.
Yes
.4 Proportion of built mass to open
space not significantly different
from contributing buildings.
Proposed density of building to
site generally consistent with
character of the Chamberlain
historic district.
Yes
6.3 Mass and Scale
Agenda Item #5B, Page 22
In considering the overall compatibility of new construction, its height, form, massing,
size and scale will all be reviewed. The overall proportion of the building's front façade
is especially important to consider since it will have the most impact on the
streetscape. While new construction tends to be larger than historic buildings,
reflecting the needs and desires of the modern homeowner, new structures should not
be so out-of-scale with the surrounding buildings as to loom over them.
Guideline Analysis Conforms?
.1 Design new buildings to be
compatible with surrounding
buildings in terms of height, size,
scale, massing, and proportions.
Proportion, scale and design of
proposed primary and
secondary elevation compatible
with historic buildings on block
and in district.
Yes
.2 Mass and scale of new
construction should respect
neighboring buildings and
streetscape as a whole.
See above Yes
.3 Historic heights and widths as
well as their ratios maintained,
especially proportions of façade.
See above Yes
6.4 Materials
Guideline Analysis Conforms?
.1 Materials should be similar in
scale, proportion, texture, finish,
and color to those found on
nearby historic structures.
Brick sheathing proposed
consistent with Terrace houses,
metal clad windows and wood
elements on porch – review
details including brick and
mortar joints at Ldrc.
Yes
.2 Maintain a human scale by
avoiding large, featureless
surfaces and by using
traditionally sized building
components and materials.
Proposed building generally
consistent with this guideline,
though width and number of
light wels might be reduced and
additional fenestration at south
(Canyon Blvd,) might be
considered. Review at Ldrc.
Maybe
Agenda Item #5B, Page 23
6.5 Key Building Elements
Roofs, porches, dormers, windows and doors are some of the most important
character-defining elements of any building. As such, they require extra attention to
assure that they complement the historic architecture. In addition to the guidelines
below, refer also to Section 3.0 Alterations for related suggestions.
Guideline Analysis Conforms?
.1 Design the spacing, placement,
scale, orientation, proportion, and
size of window and door openings
in new structures to be
compatible with the surrounding
buildings that contribute to the
historic district, while reflecting
the underlying design of the new
building.
In general, proportions of
fenestration of the proposed
building consistent with 1815-21
17th Street and turn-of the 20th
century buildings in the
Chamberlain district. Review
details at Ldrc.
Yes
.2 Select windows and doors for new
structures that are compatible in
material, subdivision, proportion,
pattern and detail with the
windows and doors of
surrounding buildings that
contribute to the historic district
See above Yes
.3 New buildings should use a roof
form found in the district or on
the landmark site
Parapeted flat roofed building
references Terrace house at 1815-
21 17th Street in the historic
district. Adjacent duplex on
Canyon Boulevard similar in
form to proposed building.
Yes
.4 Porches should be compatible in
massing and details to historic
porches in the district, and should
be appropriate to the style of the
house.
Proposed front porches
consistent with those found on
residential buildings in the
Chamberlain Historic District –
in particular Terrace house at
1815-21 17th Street. Review
details at Ldrc.
Yes
Agenda Item #5B, Page 24
Staff considers that the applicant has carefully considered both the Chamberlain Historic
District and General Design Guidelines in planning for and designing a new building on
the lot. The underlying RH-2 (Residential High-2) zoning for the property provides for
considerably more density on the lot than is the case in many of Boulder’s residential
areas that are designated as historic districts. The existing and historic conditions reflect
the transitional character of this edge of the district. Staff also feels the choice of a flat
roofed Terrace building with parapet is appropriate as a housing type at this location;
one that will be compatible with and provide visibility for the Second Baptist Church. If
the listed conditions are met, staff is of the opinion that the proposed building will meet
the Standards for Issuance of a Landmark Alteration Certificate.
FINDINGS
Provided the conditions outlined in the staff recommendation are met, staff recommends
that the Landmarks Board approve the application and adopt the following findings:
1. The proposed construction will not have an adverse effect on the character of
the district, as it will be generally compatible in terms of mass, scale, or
orientation with other buildings in the district.
2. In terms of mass, scale, and orientation the proposed new house is generally
consistent with Section 9-11-18, B.R.C.; Sections 2, 6 and 7 of the General Design
Guidelines, and Sections S, G and N of the Chamberlain Historic District
Guidelines.
ATTACHMENTS:
A: Historic Building Inventory Form
B: Current Photographs
C: Applicant’s Materials
Agenda Item #5B, Page 25
Attachment A: Historic Building Inventory Form
Agenda Item #5B, Page 26
Agenda Item #5B, Page 27
Agenda Item #5B, Page 28
Agenda Item #5B, Page 29
Attachment B: Current Photographs
1833 19th St., 2017
1833 19th St., facing southwest, 2017
Agenda Item #5B, Page 30
1833 19th St., facing northwest, 2017
Canyon Boulevard, facing west
Agenda Item #5B, Page 31
1833 19th St., facing northwest, 2017
Canyon Boulvevard, facing northwest, 2017
Agenda Item #5B, Page 32
Attachment C: Applicant’s Materials
Agenda Item #5B, Page 33
Agenda Item #5B, Page 34
Agenda Item #5B, Page 35
Agenda Item #5B, Page 36
Agenda Item #5B, Page 37
Agenda Item #5B, Page 38
Agenda Item #5B, Page 39
Agenda Item #5B, Page 40
Agenda Item #5B, Page 41
Agenda Item #5B, Page 42
Agenda Item #5B, Page 43
Agenda Item #5B, Page 44
Agenda Item #5B, Page 45
Agenda Item #5B, Page 46
Agenda Item #5B, Page 47
Agenda Item #5B, Page 48
Agenda Item #5B, Page 49
Agenda Item #5B, Page 50
Agenda Item #5B, Page 51
Agenda Item #5B, Page 52
Agenda Item #5B, Page 53
Agenda Item #5B, Page 54
Agenda Item #5B, Page 55
Agenda Item #5B, Page 56
Agenda Item #5B, Page 57
Agenda Item #5B, Page 58
Agenda Item #5B, Page 59
Agenda Item #5B, Page 60
Agenda Item #5B, Page 61
Agenda Item #5B, Page 62
Agenda Item #5B, Page 63