HomeMy WebLinkAboutItem 5B - 2366 Junction Place - LB Memo 12.4.2019
MEMORANDUM TO THE LANDMARKS BOARD
December 4, 2019
Staff
Jim Robertson, Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
Michelle Mikoni, Historic Preservation Intern
Landmark Alteration Certificate Request
Public hearing and consideration of a proposal to replace the existing patio railing
with 5’ tall glass wall and install retractable shade sails above the patio at the
Boulder Jaycees Depot at 2366 Junction Pl., an individual landmark, pursuant to
Section 9-11-18 B.R.C. 1981 (HIS2019-00133) and under the procedures
prescribed by chapter 1-3, "Quasi-Judicial Hearing," B.R.C. 1981.
Address: 2366 Junction Place
Owner: City of Boulder
Applicant: John Matthews, M-A Architects
Case Number: HIS2019-00133
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
Site Information
Individual Landmark: Boulder Jaycees Depot
Zoning: MU-4 (Mixed-Use 4)
Lot size: 5,942 sq. ft.
Date of construction: 1890; relocated in 1974 and 2008.
Staff Recommendation
Staff recommends the Landmarks Board deny the application (see Findings).
Recommended Motion
The Landmarks Board adopts the staff memorandum dated December 4, 2019,
as the findings of the board and denies the construction of the glass patio
enclosure and retractable awning at the Boulder Jaycees Depot as shown on
application materials dated November 4, 2019, finding that the proposal does not
Item 5B - 2366 Junction Place LB memo 12.4.2019 Page 1 of 47
meet the Standards for Issuance of a Landmark Alteration Certificate in Chapter
9-11-18, B.R.C. 1981.
Summary
• The Boulder Train Passenger Depot was constructed in 1890 at the north
side of 14th Street at Canyon Boulevard and served as a railroad passenger
station until around 1957.
• From 1957 to 1972, it was used as a bus terminal and travel agency.
• In 1973, under threat of demolition by the city, the Boulder Jaycees
purchased the building and moved it to the Pow Wow Rodeo Grounds (the
northwest corner of 30th Street and Pearl Street), adjacent to the then extant
railroad tracks running parallel to Pearl Street. In 1979 it was designated as
an individual landmark.
• The building has architectural significance as an example of Richardsonian-
Romanesque rail depot design having been constructed of stone from the
Anderson Quarry in Skunk Canyon and historic significance as the passenger
rail hub for the City of Boulder from 1890 until 1957.
• In 2008, the building was moved a second time, to its current location at 2366
Junction Pl. as a central element of the Junction Place transit hub
development.
• In 2014, the property was leased to the Roadhouse Hospitality Group and in
November of that year the Landmarks Board approved construction of a 300
sq. ft. addition and 150 sq. ft. screened-in mechanical area at the rear of the
building and the restoration of the trackside arched openings (HIS2014-
00299).
• In April of 2015, the Landmarks Design Review Committee (Ldrc) approved a
landmark alteration certificate for hardscaping in the landmark boundary
which included the installation of a temporary 36” metal rail, enclosing about
1,000 sq. ft. of outdoor patio seating.
• In May of 2015, the Planning Board issued a Use Review approval for use of
the Depot as a restaurant with up to 1,190 sq. ft. of temporary outdoor patio
area seating for 85.
• On July 10, 2019 a proposal to enclose the patio area with a continuous 6’
glass wall was referred to the Landmarks Board for consideration in a public
hearing.
• The current application proposes the enclosure of 1,190 sq. ft. of patio area at
the west and south sides of the building to be enclosed by a 5’ glass wall
system and 10’-7” high retractable fabric roof over the patio.
• Staff finds the proposal to be inconsistent with the criteria for a Landmark
Alteration Certificate as per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, and
substantially inconsistent with Section 3 of the Downtown Urban Design
Guidelines and Section 4.1 of the General Design Guidelines.
• While staff recommends denial of the proposal, it suggests that the
Landmarks Board provide the applicant an opportunity to withdraw the
application for redesign after providing some direction to that end, thereby
avoiding the applicant having to wait a year to reapply per Section 9-11-17(c),
B.R. C. 1981.
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Property Description
Located north of Pearl Parkway and south of Goose Creek in Boulder Junction,
the Boulder Jaycees Depot is owned by the City of Boulder and leased to
Junction Place Development. The Burlington, Northern & Santa Fe railroad
tracks are located east (on the trackside platform face) of the building.
Originally located on 14th Street at Canyon Boulevard, the 1890 building was
moved to the northwest corner of 30th and Pearl Street in 1973 where it was
leased to the Boulder Jaycees. To make way for the expansion of Whole Foods
and to facilitate its preservation, the building was moved to its current location by
the City of Boulder in 2008.
Figure 1. Location map, 2366 Junction Pl.
Figure 2. 2366 Junction Pl., 2019.
2366 Junction Pl.
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Architectural Character Defining Features
• One-story, hipped roof Romanesque Revival stone building completed
in 1890;
• Rusticated stone building with semi-circular arched entrances, bay
window.
• Decorative cupola with spire.
Figure 3. Boulder Depot (street side view)
shortly after construction at 14th and Canyon Blvd., c.1890.
Property History
The Union Pacific Depot was constructed in 1890 on the north side of Canyon
Boulevard and 14th Street. It operated until 1957, when rail transport to downtown
Boulder ceased. Until 1973, the building was used as a bus terminal and travel
agency. In 1973, under threat of demolition by the City of Boulder, the Boulder
Jaycees purchased the building and moved it to the Pow Wow Rodeo Grounds
near 30th and Pearl streets.
The Jaycees used the facility for their offices and as a meeting space. In order to
offset the costs of maintenance for the depot, the Jaycees also rented out the
space on a short-term basis for private uses, such as wedding receptions, parties,
and business meetings. This worked fairly well for the organization for many years.
However, overhead and maintenance costs grew at a fast rate. As a non-profit
organization with limited resources, the Jaycees were not able to afford upkeep of
the Depot. The City of Boulder purchased the depot in 2007.
Due to development interest in the area, the city relocated the Depot a second time
east across 30th Street to the site of Boulder’s planned Transit Village in 2008.
Several years of planning went into the move of the building including substantial
structural reinforcement of the walls with carbon fiber.
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Figure 4. The depot being transported in two pieces
to its new location, at 2275 30th St., 1973.
Existing Conditions
Figure 5. Bird’s Eye View, 2366 Junction Pl.
Figure 6. Proposed Location of Patio Enclosure, North Side
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Figure 7. Proposed Location of Patio Enclosure, West Side
Description of Proposed Work
Figure 8. Proposed Floor Plan. Patio located left of the building.
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Figure 9. Proposed Floor Plan with Shades.
Site Plan
• Existing patio wraps around the south and west sides of the building;
• Proposed enclosure shown to maintain the same 1,190 sq. ft. footprint;
• Proposed replacement of the moveable 36” high metal railing with a
permanent 125 lineal feet of 60” high continuous glass panel and
installation of seven retractable 10’-6” high shade sail bays supported by
twelve, 10’-6” high 4x4” metal columns;
• Increase in seating from 66 to 70 – all tables and chairs moveable.
Proposed North and northwest (façade)
• Eleven, 5’ high glass panels secured by 2x2” round posts, each
permanently anchored into ground with approximately 2’ deep concrete
footers
• Six 10’-6” high, 4x4” square steel posts to support shade system to be
secured into ground with 2’ deep concrete footers
• Collapsible shade sail fixed into building’s north stone wall (anchoring
details not provided).
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Figure 10. Existing (top) and Proposed (bottom) North Elevation.
Proposed West Side
• Six, 5’ high glass panels permanently secured as on north.
• Three 10’-6” high, 4x4” square steel posts to support shade system shown
secured into ground with 2’ deep concrete footers
• Collapsible shade sail appears fixed into building’s west stone wall (details
not provided).
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Figure 11. Existing (top) and Proposed (bottom) West Side
Proposed South (track) Side
• Patio extends around southeast corner of the building.
• Six, 5’ high panels permanently installed with 2’ footers
• Three 10’-6” high, 4x4” square steel posts to support shade system to be
secured into ground with 2’ deep concrete footers.
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Figure 12. Existing South (Track) Side
Figure 13. Proposed South (track) Side.
Proposed East Side (under porte-cochiere)
• Four, 5’ high panels permanently installed with 2’ footers, one operable to
provide exit.
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Figure 14. Existing (top) and proposed (bottom) east (porte-cochiere) side.
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Figure 15. Rendering of proposed patio enclosure from northeast
Figure 16. Rendering of proposed patio enclosure from northwest
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Figure 17. Rendering of proposed patio enclosure from northwest
Figure 18. Rendering of proposed patio enclosure from northwest
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Criteria for the Board’s Decision - Standards for Landmark Alteration
Certificates, 9-11-18, B.R.C. 1981
(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. 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 construction of the glass patio enclosure and retractable
awning on the façade and prominent west side of the public plaza area may
damage historic architectural features of the property.
2. Does the proposed application adversely affect the special character
or special historic, architectural, or aesthetic interest or value of the
landmark(s)?
Staff considers that construction of the glass patio enclosure and retractable
awning on the façade and prominent west side of the building by creating a
permanent “boxed-in” of the public plaza and adversely affect the historic
architectural character of the property by introducing a twelve 10’-6” high 4x4”
high metal posts that will obscure the font and side of the building.
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 landmark(s)?
Staff considers that the introduction of 125 lineal feet of 5’ high glass enclosure at
the facade and side of the building, including the installation of twelve 10’-6” high
4x4” metal posts would be incompatible with the historic character of 1890
Romanesque-Revival Boulder Jaycees Depot.
4. With respect to a proposal to demolish a building in a historic
district, the proposed new construction to replace the building meets
the requirements of paragraphs (b)(2) and (b)(3) of this section.
Does not apply to the proposed application.
5. In determining whether to approve a Landmark Alteration Certificate,
the Landmarks Board shall consider the economic feasibility of
alternatives, incorporation of energy-efficient design and enhanced
access for the disabled.
Information specific to economic feasibly of alternatives, incorporation or energy-
efficiency design and enhance access for the disabled was not submitted with
the application.
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Design Guideline Analysis
The Historic Preservation Ordinance sets forth the standards the Landmarks
Board must apply when reviewing a request for a Landmark Alteration Certificate.
The Board has adopted the Downtown Urban Design Guidelines and the General
Design Guidelines to help interpret the ordinance.
While the Depot is not located in the Downtown Historic District, the Boulder
Junction Plaza area in which it is located is similar in context and use to
Boulder’s downtown urban area. For this reason, staff has measured the
proposal against the Section (D) of Downtown Urban Design Guidelines as it
provides direction when considering enclosed patio areas adjacent to public
spaces. Likewise, the General Design Guidelines do not address enclosing
exterior dining areas, but staff considered that applying Section 4, Additions to
Historic Buildings of those guidelines might be helpful in assessing the
construction of a continuous 5’ high wall and associated posts.
Design guidelines are intended to be used as an aid to appropriate design and
not as a checklist of items for compliance.
Summary
Staff finds that the proposed construction of 125’ lineal feet of 5’ high glass
enclosure at the facade and side of the building, including the installation of
twelve 10’-6” high 4x4” metal posts would be incompatible with the historic
character of 1890 Romanesque-Revival Boulder Jaycees Depot, affect the open
public character of the plaza and would be incompatible and with the standards
set forth in Section 9-11-18 and the Downtown Urban Design Guidelines and
the General Design Guidelines for Boulder’s Historic Districts and
Individual Landmarks.
Downtown Urban Design Guidelines - Section 3, The Public Realm
• D.
o Painted metal posts may be consistent with this guideline unclear
as to appropriateness of bronzed metal posts. Use of permanently
installed glass panels and size and number of 4” x 4” posts at
façade of building may not “reinforce” the integrity of the landmark.
• E(1)
o Use review provides for up to 1,170 sq. ft. of outdoor patio seating
for seventy diners and allows for dining in the public plaza area
during warmer months.
o Proposed glass enclosure is transparent, though will create a
physically “boxed-in” area. Staff is not aware of glassed-in patio
dining area on landmark property or in a Boulder historic district.
Proposed permanent installation of twelve 10’,6” high, 4”x4” posts
would likely be visually distracting at the façade and side of building
and facing onto the public plaza.
o The proposal will likely create a comfortable seating area in cooler
months, but permanent glass enclosure and structure for
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retractable roofing area will likely be visually distracting and
inappropriate on the façade of this historic building and will isolate
diners from the public plaza.
• 4.1 Protection of Historic Buildings and Sites
o Unclear as to whether patio enclosure will physically damage the
building, though will partially obscure façade of the Depot.
o Overall historic character of the building and site will likely be
negatively impacted through the construction of a 5’ tall glass
enclosure, retractable canopy, twelve supporting posts at façade of
the Depot.
See Attachment B for a complete analysis of the proposal’s compliance
with the design guidelines.
Public Comment
Staff has not received comments from the public regarding this case.
Findings
Staff appreciates the applicant’s desire to provide a more enclosed outdoor patio
dining area allowing for more protection from the wind. However, the proposed
construction of a permanent 5’ high glass enclosure and retractable awning at the
front of the building represents a significant change to façade of the Depot and to
the public plaza. Staff recommends that a more traditional low open railing system,
appropriately scaled awnings, and table umbrellas be considered in lieu of the
current proposal. This will ensure that the primary face of this building is not
obscured or damaged and that the open public character of the plaza is
maintained. The exposure to the north and west will change with the construction
of 120 housing units directly across from the Depot at 30Pearl Development which
is scheduled to be under construction in 2020.
Staff recommends the Landmarks Board provide the applicant to withdraw the
application for a lower, more open patio design which might be reviewed at the
Landmarks design review committee (Ldrc) level.
Staff recommends the Landmarks Board adopt the following findings:
1. The proposed new construction does not meet the standards in 9-11-18
of the Boulder Revised Code.
2. The proposed glass patio dining enclosure and retractable awning
system is substantially inconsistent with Section 3 of the Downtown
Urban Design Guidelines and Section 4.1 of the General Design
Guidelines.
Attachments
A: Design Guideline Analysis
B: Project Description, Application and Examples
C: Plans, Elevations and Renderings
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Attachment A: Design Guidelines Analysis
Downtown Urban Design Guidelines
3.0 The Public Realm
Guideline Analysis Meets
Guideline?
D. Use Materials that reinforce the
integrity of the District
(Landmark) . . . The design and
materials should be durable,
classic, and elegant including,
1.brick, 2.sandstone, 3.scored
grey concrete, 4.black enamel
street furniture and utility
elements, lighting, benches,
trash receptacles, bollards, etc.,
5.outdoor seating.
Painted metal posts may be
consistent with this guideline
unclear as to appropriateness of
bronzed metal posts.
Considerable use of glass
panels at façade of building may
be inappropriate.
No
E 1. Frontage Zone – allows for
extensions in the right-of-way
which create comfortable and
attractive sitting areas . . .
including awnings, café seating,
and gated patio encroachments.
Use review provides for up to
1,170 sq. ft. outdoor patio
seating for seventy diners.
Yes
• Seating for dining areas are
limited to the width of the
building frontage. All tables and
chairs are to be removable
(moveable).
Proposed patio extends beyond
the building frontage and wraps
to the west and south sides.
Existing patio (approved by lac
in 2015 extends to this extent).
Tables, chairs and sofas shown
to be removable.
Maybe
•
Railing designs should reflect an
open transparent feeling.
Closed-in railings that “box-in”
the (area) are inappropriate.
Railing design in the historic
(landmark) district shall be
simple.
Proposed glass enclosure is
transparent, though will create a
physically “boxed-in” area. Staff
is not aware of glassed-in patio
dining area on landmark
property or in a Boulder historic
district. Proposed permanent
installation of twelve 10’,6” high,
4”x4” posts would likely be
No
Attachment A - 2366 Junction Place design guideline analysis - Page 1 of 3 Page 17 of 47
visually distracting at the façade
and side of building face the
public plaza.
• Consider . . . spatial layouts
which provide alternative
solutions to the need for gated,
exterior dining areas.
Existing low railed enclosure is
gated dining area. Proposed 5’
high glass enclosure will,
arguably, create a more closed-
in dining area.
Maybe
• Create comfortable and
attractive sitting areas, plazas,
and small open spaces.
The proposal will likely create a
comfortable seating area, but
permanent glass enclosure and
structure for retractable roofing
area will likely visually
distracting and inappropriate on
the façade of this historic
building and will isolate diners
from the public plaza.
Maybe
General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks
While there are no guidelines specific to patios or commercial dining enclosures in
the General Design Guidelines, the construction of a 5’ high solid glass barrier
might be considered in the context of the guidelines for additions to historic
buildings.
4.0 Additions to Historic Buildings
4.1 Protection of Historic Buildings and Sites
The primary concern of the Landmarks Board in reviewing additions to historic
buildings is the protection of the existing building and the character of the site and
district.
.1 Construct new additions so that
there is the least possible loss
of historic fabric and so that the
character-defining features of
the historic building are not
destroyed, damaged, or
obscured.
Unclear as to whether proposed
glass wall will be attached to the
historic building though be
anchored by a concrete footing
into the ground. The retractable
awnings appear attached to the
the Depot (details lacking) and
twelve supporting 10’,6” high
4”x4” posts set into ground with
concrete footing; additional
information is needed to
determine the impact of the
Maybe
Attachment A - 2366 Junction Place design guideline analysis - Page 2 of 3 Page 18 of 47
attachment. Unclear as to
whether patio enclosure will
damage the building, though will
partially obscure façade of the
Depot.
.2 New additions should be
constructed so that they may be
removed in the future without
damaging the historic structure.
Proposed enclosure will be
semi-permanent (see .1 above).
Maybe
.3 It is not appropriate to construct
an addition that will detract from
the overall historic character of
the principal building and/or the
site, or if it will require the
removal of significant building
elements or site features.
Overall historic character of the
building and site will likely be
negatively impacted through the
construction of a 5’ tall glass
enclosure, retractable canopy,
twelve supporting posts at
façade of the Depot.
No
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Collapsible Shade Sale Example Details
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Attachment C - 2366 Junction Place plans, elevations, renderings - Page 1 of 10Page 38 of 47
no.revisiondrawndatesheet titleby&&BOULDER DEPOTROADHOUSE HOSPITALITY GROUPBOULDER DEPOTROADHOUSE HOSPITALITY GROUPdateno.revision&23<5,*+7%<0$$5&+,7(&76125(352'8&7,2162527+(586(2)7+(6(3/$160$<%(86(':,7+2877+((;35(66:5,77(1&216(172)7+(&23<5,*+7+2/'(5&23<5,*+7%<0$$5&+,7(&76125(352'8&7,2162527+(586(2)7+(6(3/$160$<%(86(':,7+2877+((;35(66:5,77(1&216(172)7+(&23<5,*+7+2/'(5sheetsheetcheckeddrawndatesheet titlebydatecheckedEXISTING VIEW FROM N.E.CLOSEUP VIEW FROM N.W.EXISTING VIEW FROM S.W.EXISTING VIEW FROM N.W.A0.1Attachment C - 2366 Junction Place plans, elevations, renderings - Page 2 of 10Page 39 of 47
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