HomeMy WebLinkAboutItem 5B - 1128 Pennsylvania Ave and 1149 12th St Memo 08.04.21
MEMORANDUM TO THE LANDMARKS BOARD
August 4, 2021
STAFF
Jacob Lindsey, Director of Planning & Development Services
Charles Ferro, Interim Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron Gerwing, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
LANDMARK ALTERATION C ERTIFICATE R EQUEST
Public hearing and consideration of a Landmark Alteration Certificate application for a 1,155 sq. ft.
addition, 935 sq. ft. two story atrium and glass walkway between two pending landmark properties at 1149
12th St. and 1128 Pennsylvania Ave., pursuant to Section 9-11-18 of the Boulder Revised Code 1981., and
under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 1128 Pennsylvania Avenue and 1149 12th Street
Owner: Phi Alumnae of Delta Gamma, Inc.
Applicant: Danica Powell, Trestle Strategy Group
Case Numbers: HIS2021-00113 and HIS2021-00114
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
SITE I NFORMATION
Individual Landmark(s): Pending HIS2021-00111 & HIS2019-00112
Date of construction: 1149 12th Street, 1897
1128 Pennsylvania Avenue, 1934
Zoning: RH-5 (Residential High – 5)
Lot sizes: 1149 12th Street: 9,270 sq. ft.
1128 Pennsylvania Avenue: 13,776 sq. ft.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 1 of 106
Existing Building sq. ft.: 1149 12th Street: 2,030 sq. ft
1128 Pennsylvania Avenue: 15,155 sq. ft.
Proposed additions: 1149 12th Street: 1,053 sq. ft.
1128 Pennsylvania Avenue: 970 sq. ft.
STAFF RECOMMENDATION
Staff recommends the Landmarks Board deny the application.
RECOMMENDED MOTION
I move that the Landmarks Board adopts the staff memorandum dated August 4, 2021, as the findings of
the board and deny approval of a Landmark Alteration Certificate to construct a 1,053 sq. ft. addition, 970
sq. ft. two story atrium and glass walkway between 1128 Pennsylvania Ave. and 1149 12th St. as shown on
plans dated September 11th2020, finding that the proposal does not meet the Standards for Issuance of a
Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally inconsistent with the
General Design Guidelines.
BACKGROUND AND SUMMARY
• The Delta Gamma sorority house at 1128 Pennsylvania Ave. was constructed pre-1920 and was
remodeled after designs by Glen Huntington in 1934. The house at 1149 12th St. was constructed in 1897.
• Both properties retain historic architectural integrity and are eligible for both individual landmark
designation and listing in the National Register of Historic Places.
• Landmark designation applications for each of the properties were submitted as an anticipated
condition of Site Review for redevelopment of the sites and to assess the possibility of adding to the
buildings, if designated.
• On May 12, 2021, the Landmarks Design Review Committee (Ldrc) reviewed the application and
referred it to the Landmarks Board for review in a public hearing.
• The proposed scope of work includes construction of a rear addition to the house at 1149 12th St.,
construction of an addition facing 12th Street to the building at 1128 Pennsylvania and a connector
bridge between the two buildings.
• Staff recommends that the proposed new construction will be inconsistent with the criteria for a
Landmark Alteration Certificate as per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981 and the General Design
Guidelines.
EXISTING PROPERTY DESCRIPTION
The two adjacent properties are located on the east side of 12th Street between Pennsylvania and College
Avenues in the University Terrace Subdivision platted in 1894. Originally located in an area characterized
by student boarding houses, today the 1100 block of 12th Street contains fraternity and sorority houses
with a preponderance of rental housing for students. Architecturally, the area is comprised of an eclectic
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 2 of 106
mix of relatively large historic and newer buildings and within the identified potential University Hill
Historic District.
Figure 1. Location map, 1128 Pennsylvania Ave. and 1149 12th St.
Figure 2. 1128 Pennsylvania Ave., c.1940. (left) and 2017 (right) north-east corner.
Figure 3. 1128 Pennsylvania Avenue c.1940. (left) and 2017 (right) east face.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 3 of 106
Character Defining Features
1128 Pennsylvania Ave. Constructed c.1900, remodeled and added to 1935
• Ornate Tudor-Revival house approximately 15,000 sq. ft. of existing floor area.
• Steeply pitched side-gable roof.
• Masonry walls with random ashlar stone coursing.
• Three cantilevered gable dormers sided with stucco and half-timbering.
• Multi-light casement windows; some 3-over-1 windows.
• Wide rusticated stone lintels and sills.
• Gable entrance portico with stucco and half-timbering and decorative vergeboard.
• Squared bay on both ends.
• Stone chimney.
• Courtyard area at east side of building.
• Building is relatively well-preserved and likely eligible for individual landmark designation and
listing in the National Register of Historic Places (2005 survey).
Figure 4. 1149 12th Street c. 1950s (left) & 2017 (right).
Character Defining Features
1149 12th St. , Constructed 1897
• Front gambrel roof with shingled end with central triple window flanked by paired, engaged
columns and pilasters, topped by decorative crown and cameo window with torch
• Regularly coursed stone
• Inset porch with solid stone walls, supported by squared columns
• Bay window on south elevations
• Windows have flat arches, stone sills and many have lattice in upper sash
• Large pedimented and shingled wall dormers on north and south
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 4 of 106
• Well-preserved example of late-nineteenth century Colonial-Revival design notable for its
architectural details, including its stone walls, shingled gambrel end with triple and cameo
windows, latticed window panes, bay window, pedimented dormers and inset porch supported by
squared columns (Historic Building Inventory Form, 1990).
• Building is potentially eligible for listing in the National Register of Historic Places (Cultural
Resource Re-Evaluation Form, 2004).
PROPERTY HISTORIES
Figure 5. 1165 12th Street., Nichols House (prior to remodel and additions by Huntington) c.1930 (address later changed to 1128
Pennsylvania Avenue).
1128 Pennsylvania Ave. – Nichols House later Delta Gamma Sorority House (a more detailed history
will accompany the forthcoming Landmark Designation Memo)
• Founded in 1873 at Lewis College in Mississippi and established at the University of Colorado in
1886, the Delta Gamma Sorority purchased property in 1918 from Walter H. Nichols.
• Original Nichols House faced east and had a large circular front porch.
• In 1920, an addition was added to the south elevation and in 1935 the building underwent a major
Tudor-Revival remodeling after designs by prominent local architect Glen H. Huntington - two
stories were added to the building and the exterior was covered with stone, stucco, and half-
timbering.
• A new wing added on the south elevation and patio incorporated the New Anderson Ditch, which
runs through the property. In 1952, the Delta Gamma sorority purchased the property to the south
(1149 12th Street) and turned it into an annex.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 5 of 106
Figure 6. 1100 block of 12th Street, c.1890s (1149 12th Street at right) & c.1900 of portrait of Anna Warner who ran a boarding
house at this address in 1910.
1149 12th St. – Delta Gamma Annex (a more detailed history will accompany the forthcoming Landmark
Designation Memo)
• Constructed in 1897 this well-preserved Colonial-Revival house is eligible for individual landmark
designation and for listing in the National Register of Historic Places;
• In 1910, this was a boarding house run by Anna E. Warner, a widow with two children, Edward and
Annelliel. Lodgers included Amy Gordon, Georgia Field and Barbara Dolak. Field was a graduate of
Smith College and was enrolled in the Graduate School at the University of Colorado in the English
Literature. By 1914, she had become an instructor at the university. Ms. Dolak had resided at this
house until at least 1908.
• By 1952, Phi Alumnae of Delta Gamma had purchased the property.
EXISTING CONDITIONS
The Anderson Ditch runs between and underneath 1128 Pennsylvania Avenue (ditch exposed at the east
end of the property and buried as it passes under the house).
Figure 7. Bird’s Eye View Showing Location of 1128 Pennsylvania Ave.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 6 of 106
Figure 8. Looking Southwest into 1128 Pennsylvania Avenue & 1149 12th Street.
Figure 9. Looking Southeast along Pennsylvania Avenue alley west of properties.
Figure 10. Looking northeast into rear of properties.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 7 of 106
DESCRIPTION OF PROPOSED WORK
Figure 11. Existing and Proposed Site Plan (yellow line indicates areas of new construction)
Site Plan
• Proposed 1,052 sq. ft. two-story atrium addition in existing courtyard area at east side of 1128
Pennsylvania Avenue (sorority house) facing onto 12th Street and 970 sq. ft. west addition to annex
(1149 12th Street).
• West addition shown to link houses at second level and provide podium parking beneath.
• Removal and reconstruction of deck at southeast corner of sorority house and associated
regrading indicate, though details of hardscaping not indicated though east wall between
properties shown to remain and new fence/wall shown facing 11th Street.
• Significant grading shown at west side of annex to provide for addition and 10 podium surface
parking stalls.
• It is unclear whether the possibly historic concrete ditch headwall at the east property line is to be
preserved or whether the partially exposed ditch that runs southeast across the property will be
covered.
• Several large trees shown to be removed to make way for proposed construction.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 8 of 106
Figure 12. Existing & Proposed East (11th Street) Elevation (façade).
Figure 13. 3D Rendering showing proposed additions looking northwest.
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Figure 14. Street-level rendering of Sorority House addition looking southwest.
Figure 15. Bird’s Eye rendering of Sorority House addition looking northwest.
• Proposed construction of 1,052 sq. ft., 23’ tall flat roof atrium addition in existing courtyard
intersecting with three walls of the sorority house.
• The east wall of the addition is shown to feature a steel and glass curtain wall system intended to
create transparency to allow for the walls of the sorority house to be visible.
• Second-story glass connector linking sorority house and annex is shown set back 23’ from east wall
of south bay of the sorority house.
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• East bay entrance and east wall openings shown to be reconfigured to facilitate interior
circulation.
• It is unclear as to changes to fenestration of north and south walls of courtyard, though flat roof
shown to intersect with and truncate second -level eaves and dormers.
• Figure 13. shows rooftop appurtenance not shown on other plans and renderings.
• Reconfigured deck at south wing of sorority house shown to provide access to south wing and
atrium.
• Existing brick wall at east face of sorority house shown to be replaced with new fencing/walls
(detail not provided).
No other changes to the east facing walls of the sorority house or annex.
West Face (Rear/Alley side of Annex and Sorority House)
Figure 16. Existing (top) and proposed (bottom) west (alley) elevation.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 11 of 106
Figure 17. 3D Rendering of annex addition
Figure 18. 3D rendering of annex addition
Figure 19. 3D rendering of annex addition
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 12 of 106
• 970 sq. ft. steep gable-roof addition (reflecting the adjacent sorority house in pitch) shown to be
constructed against existing Gambrel roof house to a height of about 38’ (approximately 3’ higher
than existing annex house).
• Proposed addition is shown to be constructed on concrete piers to provide for 10 parking spaces
beneath.
• Two flat roof bays project from the north and south walls reflecting the curtain wall design of the
proposed atrium and connects into the sorority house via a proposed 150 sq. ft. elevated and
enclosed walkway.
• The gable portion of the addition is shown to be clad in in stucco (specifics not supplied), steel and
glass curtain walls set upon stone and/brick clad concrete piers (Figure 20 shows addition to be
cantilevered).
North Elevation (Side)
• Existing and proposed elevations not received.
South Elevation (Side)
• Existing and proposed elevations not received.
CRITERIA FOR THE BOARD’S DECISION
STANDARDS FOR L ANDMARK 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 finds the proposal to be inconsistent with the purposes of this chapter, in that the proposed new
additions will overwhelm the historic character of the pending landmark properties and damage exterior
architectural features, thereby diminishing their historic character.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 13 of 106
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the district?
Staff considers the proposed addition will adversely affect the special character or special historic,
architectural, and value of the pending landmark properties as it is generally incompatible with the
General Design Guidelines.
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 the proposed additions to the two pending landmark houses will change their
essential historic character.
(c) In determining whether to approve a Landmark Alteration Certificate, the Landmarks Board
shall consider the economic feasibility of alternatives, incorporation of energy-efficient
design and enhanced access for the disabled.
Specific information specific to economic feasibly of alternatives, incorporation or energy-efficiency
design and enhance access for the disabled was not submitted with the application. The reuse of an
existing building is inherently sustainable, and the rehabilitation of the building will need to meet the City’s
energy code regulations and Section 106.5 helps ensure that any alterations needed to meet the energy
will not detract from the historic character of the site.
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 (LAC). The Board has adopted the General
Design Guidelines for Boulder’s Historic Districts and Individual Landmarks to help interpret the
ordinance. Design guidelines are intended to be used as an aid to appropriate design and not as a
checklist of items for compliance.
SUMMARY
2.1 Building Alignment, Orientation, and Spacing
• Though physically & visually linking two historic buildings not traditionally seen, in this case,
because of the deep setback from 12th Street and narrow separation the proposed connector
between the two houses may be appropriate.
• Proposed atrium addition to 1128 Pennsylvania Avenue infilling courtyard area intended to be
contemporary and transparent, though may not respect the proportions of the pending sorority
house landmark.
2.4 Parking and Driveways
• Traditional pattern of parking at rear of lot will be maintained and front parking spaces eliminated.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 14 of 106
• Primary entrance to the sorority house is oriented to Pennsylvania Avenue and will not be affected;
likewise addition to 1149 12th Street’s primary entrance will not be affected by redevelopment
4.1 Protection of Historic Buildings and Sites
• Lower portions of historic fenestration of 12th Street (primary) elevations of 1128 Pennsylvania
Avenue are shown to be significantly changed and will, likely, be substantially obscured by
proposed addition.
• Eaves and dormers appear to be cut into to accommodate addition. Gambrel roof form will be
obscured and second story walls removed for proposed annex addition at (secondary) alley face of
house at 1149 12th Street.
• Lower portions of houses appear to be retained, extent of loss of upper stories unclear.
• If a (lower) transparent addition at this location is appropriate, existing fenestration of historic
walls, roof forms, dormers, etc., should be preserved and addition attached in a reversible manner
so that it may be easily removed in the future without damaging the historic house.
• Minimize the loss of rear walls 1149 12th Street.
4.2 Distinction from Historic Building
• Proposed additions will be distinct from styles of pending landmark houses, yet will physically and
visually link the two buildings as one.
• Proposed additions will be distinct from existing buildings but steps to improve visual continuity
should be taken.
• Consider relocating or significantly redesigning and lowering the 1128 Pennsylvania Avenue
addition to be more consistent with this guideline.
• Lower and simplify the design of the 1149 12th Street addition to reference the gambrel-roofed
house rather than the adjacent Tudor-Revival character of the sorority house.
4.3 Compatibility with Historic Building
• 1128 Pennsylvania is approximately 15,000 sq. ft., with proposed two-story atrium addition being
approximately 1,050 sq. ft. in size and about 23’ in height. While relatively small in relation to the
overall size of the house, the locating the proposed addition on the highly visible 12th Street face of
the pending landmark will likely diminish and overpower it. Consider revising the design to locate
an addition at the rear (west) side of the house.
• Alternatively, consideration might also be given to significantly reducing the height, mass, and
scale of the east addition so as not to visually overpower or diminish that building face.
• In terms of location and mass, the proposed addition to 1149 12th Street appears generally
appropriate, though the roof forms should be lowered and modified to be more in keeping with the
annex building and more subordinate to it.
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 15 of 106
4.4 Compatibility with Historic Site and Setting
• Proposed addition to 1128 Pennsylvania Avenue will likely change topographical and character
defining features including the courtyard area.
• Location of 23’ high addition at east face of 1128 Pennsylvania Avenue will significantly obscure a
(primary) historic elevation of the pending landmark.
4.5 Key Building Elements
• Proposed flat roof cuts into character defining eaves and dormers on east elevation of 1128
Pennsylvania Avenue.
• Dominant north-south orientation of historic Gambrel roof on 1149 12th Street will be affected by
steeply pitched roof on proposed addition (which architecturally relates to sorority house).
Staff appreciates the applicant’s time in consideration in designing the proposed additions to 1128
Pennsylvania Avenue and 1149 12th Street for continued use by the Delta Gamma Sorority. The location
and lot size present challenges and creativity has been demonstrated in putting together the current
design.
However, staff considers that the proposal presents some considerable inconsistencies with the General
Design Guidelines for Landmark Buildings and the Standards for Issuance of a Landmark Alteration
Certificate. Specifically, the location of the two-story addition on the east (12th Street) face of 1128
Pennsylvania Street may have an adverse impact on a primary elevation of a pending landmark building.
While the notion of a “reversible” transparent glass box is an intriguing approach, the mass of the addition
and fact that it appears to cut into and, in some cases, remove character-defining elements makes it
difficult to justify when weighed against the standards and guidelines for landmark properties. As
suggested in the design guideline analysis, consideration should be given to relocating the addition to the
rear (secondary) face of the house and revising it so it better integrates with the existing historic
architectural elements.
The location and size of the rear addition to 1149 12th Street is consistent with the guidelines, though the
height and architectural approach should be revised to make it more compatible with the annex. Linking
the houses via an elevated walkway appears appropriate because of the narrow setback between the
houses and the considerable setback it would have from 12th Street.
While the suggested revisions to the design could result in a recommendation for issuance of a landmark
alteration certificate, staff considers that the current proposal is substantially inconsistent with the
General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks. and does not meet
the standards specified in Section 9-11-18 (b), B.R.C. 1981. in that it will change the essential historic
architectural character and will overwhelm the historic character of the historic buildings. Staff
recommends that the Board deny the current application.
The issues that should be addressed by the applicant if redesign is pursued, include:
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 16 of 106
o Revising the proposed location, mass, scale, and height of the addition to 1128 Pennsylvania
Avenue and;
o Reducing the height of the addition at 1149 12th Street as well as revising the stylistic approach to
the addition.
See Attachment B for a complete analysis of the proposal’s compliance with the design guidelines.
PUBLIC COMMENT
Staff has received no public comment on this case.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that the applicant has failed to demonstrate that the project meets the
standards for issuance of a Landmark Alteration Certificate set forth in Section 9-11-18, “Standards for
Landmark Alteration Certificate Applications,” B.R.C. 1981. In reaching this conclusion, the Board
considered the information in the staff memorandum dated August 4, 2021, and the evidence provided to
the Board at its August 4, 2021, meeting. Specifically, the Board finds that:
1. The proposed addition linking the houses will not preserve the historic character of the pending
landmark properties and is not consistent with the General Design Guidelines.
2. The proposed work will adversely affect the special character or special historic, architectural, or
aesthetic interest or value of the pending landmark properties. § 9-11-18(b)(1).
3. The architectural style, arrangement, texture, color, arrangement of color, and materials used on
the proposed addition will be incompatible with the character of the pending landmark properties.
§ 9-11-18(b)(2).
ATTACHMENTS
Attachment A: Design Guideline Analysis
Attachment B: Applicant Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 17 of 106
Design Guideline Analysis
General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks – Addition to Historic
Buildings
2.0 Site Design
2.1 Building Alignment, Orientation, and Spacing
The pattern of setbacks is an important element in defining neighborhood character. A front yard
setback serves as a transitional space between the public sidewalk and the private building entry.
When repeated along the street, these yards enhance the character of the area. The relatively
uniform alignment of building fronts, as well as similar spacing between primary buildings,
contributes to a sense of visual continuity.
Traditionally, the primary entrance of a building faced the street and, depending on the
architectural style of the house, was often sheltered by a one-story porch. This feature provided
an additional transition from the public to the private space and helped establish a sense of scale
to the neighborhood.
The primary structure generally "stepped down" to one story at the rear of the lot. This, and
smaller accessory structures along the alley, helped frame the rear yard.
Guideline Analysis Meets
Guideline?
1. Locate structures within the range of
alignments seen traditionally in the
area, maintaining traditional setbacks
at the front, side and rear of the
property.
Proposed addition at rear and linking
two pending landmark houses does
not appear to violate setbacks,
though physically & visually linking
two historic buildings not traditionally
seen.
Maybe
.2 Building proportions should respect
traditional patterns in the district. For
example, many areas are
characterized by relatively narrow lots
and vertically proportioned front
facades, taller than they are wide. In
such an area, it would be
inappropriate to introduce
horizontally proportioned front
facades.
Proposed atrium addition to 1128
Pennsylvania Avenue infilling
courtyard area intended to be
contemporary and transparent,
though may not respect the
proportions of the pending sorority
house landmark. Consider relocating
or significantly redesigning and
lowering the addition to be more
consistent with this guideline.
Maybe
.3 Orient the primary building entrance
to the street.
Primary entrance to the sorority
house is oriented to Pennsylvania
Yes
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 18 of 106
Avenue and will not be affected;
likewise addition to 1149 12th Street’s
primary entrance will not be affected
by redevelopment.
.4 Preserve the original location of the
main entry and walk.
Main entry walks to houses will not be
changed.
Yes
.6 In neighborhoods with alleys, garages
should be located at the rear of the lot
and accessed from the alley
Proposed podium parking at rear of
1149 12th Street.
Yes
2.2 Streetscape and Landscape
The overall character of the historic districts is defined by more than the buildings. Landscape
features of the streetscape, such as the pattern of street trees and planting strips between the
sidewalk and the curb, form a significant part of the historic character of an area. Similarly,
traditional landscape designs help to unify the district visually. Lawns and low plantings define
open spaces between the street and the houses. Traditionally, few front yard fences or
landscaping materials obscured the view of the building from the street. Those traditional
patterns should be maintained as the districts continue to evolve.
.1 Maintain the established spacing
pattern of street trees
Proposal does not appear to affect
significant street trees.
Yes
.2 Preserve street trees whenever
possible.
Proposal does not appear to affect
significant street trees.
Yes
.3 When a tree must be removed, or
where there is a gap in the rhythm of
street trees, install new street trees in
locations that continue to express the
established rhythm.
Proposal does not appear to affect
street trees.
Yes
.5 Provide a front yard that is landscaped
in a traditional manner with traditional
materials.
• Avoid replacing sod with
concrete or any hard surface
• Edge areas with natural materials
such as stone.
• Locate planting beds in
traditional areas such as around
foundations and along walkways.
•
Neither existing front (Pennsylvania
Avenue) yards of sorority house or
1149 12th Street will not be affected by
additions, however 12th Street
sorority house courtyard will be in-
filled and landscaping modified.
Further review of landscaping details
required to ensure consistency.
Maybe
2.4 Parking and Driveways
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 19 of 106
Historically, private parking was limited to the rear of the lot with access from the alley. There are
instances where curb cuts have been added in the front yards, but these are generally
.1 Maintain the traditional pattern of
parking at the rear of the lot.
Will be maintained. Yes
.2 Access to parking should be from the
alleys whenever possible.
Will be maintained. Yes
.3 Parking in the front yard is
inappropriate.
Not proposed Yes
.4 New curb cuts from the street are
inappropriate. When adding a garage
or significantly altering an existing
garage on the alley any front curb cut
should be vacated and closed.
Not proposed Yes
.6 Historically appropriate paving
materials, such as flagstone or brick,
can be used to visually break up larger
parking areas
Existing rear yard is completely paved
- Consider reducing and braking up
paved parking area behind 1149 12th
Street with pervious paving. Resolve
through design revisions.
Maybe
.7 Paving driveways or garage access
areas with asphalt or concrete gives a
modern look and is generally
inappropriate, particularly when
adjacent to unpaved alleys. Flagstone
or brick wheel strips are the preferred
alternative.
See above - consider reducing and
braking up paved areas with pervious
paving. Resolve through design
revisions.
Maybe
2.5 Sidewalks
Many of Boulder's older neighborhoods were originally paved with flagstone or aggregate
concrete. These original walkway materials are important elements and contribute to the historic
character of the neighborhood. The traditional pattern of walkways perpendicular from the public
sidewalk to the front porches or main entries of the houses provides unity to the streetscape.
New sidewalks must meet the Americans with Disabilities Act requirements.
.1 Retain and preserve original sidewalk
materials where they exist. If
replacement of a deteriorated section
is necessary, match the original
section or element in location,
Unclear as to extent and type of
new/replacement paving. Resolve
through design revisions.
Maybe
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 20 of 106
pattern, spacing, dimensions,
materials and color. § Replace
flagstone with flagstone. § Replace
concrete with concrete. However, if
the blockface is predominantly paved
with flagstone, replacing concrete
portions with flagstone is appropriate.
.2 New walkways should be designed to
be compatible in location, pattern,
spacing, dimensions, materials and
color with existing walkways that
contribute to the overall historic
character of the area. § Walk design
should be simple and traditional,
reflecting the neighborhood and
period of construction. § Flagstone or
traditional aggregate concrete is
encouraged.
Unclear as to extent and type of
new/replacement paving. Resolve
through design revisions.
Maybe
.3 Provide a walkway from the street to
the primary front entrance of the
building. The walkway should
generally be perpendicular to the
sidewalk.
Unclear as to extent and type of
new/replacement paving. Resolve
through design revisions.
4.0 Additions to Historic Structures
4.1 Protection of Historic Structures and Sites
The primary concern of the Landmarks Board in reviewing additions to historic structures is the
protection of the existing structure 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.
Lower portions of historic
fenestration of 12th Street (primary?)
elevations of 1128 Pennsylvania
Avenue are shown to be significantly
changed and will, likely, be
substantially obscured by proposed
addition.
Gambrel roof form will be obscured
and second story walls removed for
proposed annex addition at
(secondary?) alley face of house at
Maybe
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 21 of 106
1149 12th Street. Resolve through
design revisions.
.2 New additions should be constructed
so that they may be removed in the
future without damaging the historic
structure.
Lower portions of historic walls at 12th
Street (primary?) elevation of 1128
Pennsylvania Avenue are shown to be
significantly changed. Eaves and
dormers appear to be cut into to
accommodate addition. If a
transparent addition at this location is
appropriate, existing fenestration of
historic walls, roof forms, dormers,
etc., should be preserved and addition
attached in a reversible manner so
that it may be easily removed in the
future without damaging the historic
house. Minimize the loss of rear walls
1149 12th Street. Resolve through
design revisions.
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.
The proposed addition of the atrium
to the 12th Street elevation of 1128
Pennsylvania Avenue may detract
from the historic character of that
house properties. Unclear as to the
extent of loss of wall materials and
architectural details (see .1 & .2
above). Resolve through design
revisions.
Maybe
4.2 Distinction from Historic Structures
All additions should be discernible from the historic structure. When the original design is
duplicated the historic evolution of the building becomes unclear. Instead, additions should be
compatible with the historic architecture but clearly recognizable as new construction.
.1 Distinguish an addition from the
historic building, but maintain visual
continuity between the two. One
common method is to step the
addition back and/or set it in slightly
from the historic structure. Every
project is different and successful
designs may incorporate a variety of
approaches.
Proposed additions will be distinct
from existing buildings but steps to
improve visual continuity should be
taken.
Consider relocating or significantly
redesigning and lowering the 1128
Pennsylvania Avenue addition to be
more consistent with this guideline.
No
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 22 of 106
Lower and redesign 1149 12th Street
addition.
Resolve through design revisions.
.2 Do not directly copy historic
elements. Instead, interpret historic
elements in simpler ways in the
addition.
Proposed additions shown to be
distinct from and not attempting to
mimic pending landmark houses, but
may overwhelm them visually.
Consider two separate additions at
rear of each house. Resolve through
design revisions.
Maybe
.3 Additions should be simpler in detail
than the original structure. An
addition that exhibits a more ornate
style or implies an earlier period of
architecture than that of the original
is inappropriate.
Revised design shows additions
distinct from house to which they are
constructed. Consider addition at rear
of sorority house in lieu of
constructing along (primary?) 12th
Street face. Likewise, lower and
simplify the design of the annex
addition to not reference the Tudor-
Revival character of the sorority
house. Resolve through design
revisions.
Maybe
.4 The architectural style of additions
should not imitate the historic style
but must be compatible with it.
Contemporary style additions are
possible, but require the utmost
attention to these guidelines to be
successful. The use of two distinct
historic styles, such as adding Tudor-
style half-timbering to a Classic
Cottage, is inappropriate.
Proposed addition does not attempt
to mimic existing houses, but may
overwhelm them visually. Consider
two separate additions at rear of each
house. Resolve through design
revisions.
Maybe
4.3 Compatibility with Historic Structures
Introducing new construction that contrasts sharply with an existing historic structure or site
detracts from the visual continuity that marks our historic districts. While additions should be
distinguishable from the historic structure, they must not contrast so sharply as to detract from
the original building and/or the site. Additions should never overwhelm historic structures or the
site, in mass, scale or detailing.
.1 An addition should be subordinate to
the historic building, limited in size
and scale so that it does not diminish
or visually overpower the building.
1128 Pennsylvania is approximately
15,000 sq. ft., with the proposed two-
story atrium addition being
approximately 1,050 sq. ft. in size and
No
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 23 of 106
about 23’ in height. While relatively
small in relation to the overall size of
the house, the locating the proposed
addition on the highly visible 12th
Street face of the pending landmark
will likely diminish and overpower it.
Consider revising the design to locate
an addition at the rear (west) side of
the house.
Alternatively, consideration might
also be given to significantly reducing
the height, mass, and scale of the east
addition so as not to visually
overpower or diminish that building
face.
In terms of location and mass, the
proposed addition to 1149 12th Street
appears generally appropriate, though
the roof forms should be lowered and
modified to be more in keeping with
the annex building and more
subordinate to it. Resolve through
design revisions.
.2 Design an addition to be compatible
with the historic building in mass,
scale, materials and color. For
elevations visible from public streets,
the relationship of solids to voids in
the exterior walls should also be
compatible.
1128 Pennsylvania Avenue – the
notion of a transparent box on the
east face would suggest a desire to
preserve the visibility of historic
architectural elements on this
important face of the building. To this
end, consider relocating the proposed
addition/and or reducing the mass
and scale of the addition so that it is
more compatible in terms of mass and
scale. Materially, the use of
transparent glass modules that reflect
window/door/wall proportions of the
sorority house may enhance the
compatibility of the addition. This
approach may also be applied to the
addition to 1149 12th to promote
compatibility and continuity of design.
Resolve through design revisions.
No
.4 Reflect the original symmetry or
asymmetry of the historic building.
Proposed addition linking the two
houses will change the original
symmetry and spatial relationship of
the two houses, but in this case may
be appropriate given the 9’ distance
Maybe
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 24 of 106
between the houses and 90’ setback
from the east property line. Resolve
through design revisions/refinements.
.5 Preserve the vertical and horizontal
proportion of a building's mass.
The vertical proportions of the historic
houses will likely not be noticeably
affected by the proposed addition
linking the houses (see .4 above).
Yes
4.4 Compatibility with Historic Site and Setting
Additions should be designed and located so that significant site features, including mature trees,
are not lost or obscured. The size of the addition should not overpower the site or dramatically
alter its historic character.
.1 Design new additions so that the
overall character of the site, site
topography, character-defining site
features and trees are retained.
Proposed addition to 1128
Pennsylvania Avenue will likely
change topographical and character
defining features including the
courtyard area. Resolve through
design revisions.
Maybe
.2 Locate new additions on an
inconspicuous elevation of the
historic building, generally the rear
one. Locating an addition to the front
of a structure is inappropriate
because it obscures the historic
facade of a building.
Location of 23’ high addition at east
face of 1128 Pennsylvania Avenue will
significantly obscure a (primary?)
historic elevation of the pending
landmark.
Consider revising the design to locate
an addition at the rear (west) side of
the house.
Alternatively, consideration might
also be given to significantly reducing
the height, mass, and scale of the east
addition so as not to visually
overpower or diminish that building
face.
Proposed location of addition at 1149
12th Street is relatively inconspicuous,
but scale and height should be
reduced (see also 4.3 (1&2) above).
Resolve through design revisions.
Maybe
4.5 Key Building Elements
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 25 of 106
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.
.1 Maintain the dominant roofline and
orientation of the roof form to the
street.
Dominant north-south orientation of
Gambrel roof of 1149 12th Street by
steeply pitched roof on proposed
addition (which architecturally relates
to sorority house).
Proposed flat roof cuts into character
defining eaves and dormers on east
elevation of 1128 Pennsylvania
Avenue.
Resolve through design revisions.
No
.2 Rooflines on additions should be
lower than and secondary to the
roofline of the original building.
Roofline of proposed 1128
Pennsylvania Avenue addition cuts
into roof, dormers and architectural
features of east face of house.
Steeply pitched roofline of proposed
1149 12th Street addition is significantly
higher than existing historic Gambrel
roof.
Resolve through design revisions.
No
.3 The existing roof form, pitch, eave
depth, and materials should be used
for all additions.
Flat roof form of proposed atrium
addition inconsistent with this
guideline.
Consider revising the design to locate
an addition at the rear (west) side of
the house.
Alternatively, consideration might
also be given to significantly reducing
the height, mass, and scale of the east
addition so as not to visually
overpower or diminish that building
face.
1149 12th Street roof reflects form and
pitch of adjacent house.
Resolve through design revisions.
No
.5 Maintain the proportion, general style,
and symmetry or asymmetry of the
existing window patterns.
Proposed addition at 1128
Pennsylvania does not reference the
form and proportions of fenestration
of the sorority house in the curtain
No
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 26 of 106
wall design. Consider design that
more literally (or abstractly)
references the proportions of window
and door opening on the main house.
Revise and simplify to better reflect
fenestration on both potential
landmark houses.
Resolve through design revisions.
.6 Use window shapes that are found on
the historic structure. Do not
introduce odd-shaped windows such
as octagonal, triangular, or diamond-
shaped.
See .5 above. No
.7 Do not add divided light windows to
structures that historically did not
have divided light windows.
See above. No
.8 Use materials and construction
similar to historic windows. Do not
use snap-in mullions.
Window/door windows not specified. Maybe
Attachment A - Design Guideline Analysis
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 27 of 106
For Off!ce Use Only
Date Received Time Received Case Number
•
HIS
.
,;.. ____ _
Landmark Alteration Certificate (LAC) Application
For Exterior Changes to Properties Located in a Historic District and/or Individually Landmarked
Project Address: , 128 Pennsylvania Ave . (to be combined with 1149 12th St during slle rev iew) Date of Application : 4/29/21
Historic District/ Landmark Name : Application for landmark designation has been submitted
O Downtown O Floral Park Lawn Hill
Place Pearl O 161h Street
CONT ACT INFO
Applicant's Name : Danica Powell - ------------------------------Em a i I: danica@trestlestrategy.com Phone : 303-679-6221
Owner's Name: Phi ~f _De~ta S,am~a. !nc. (Kristi Ferraro i~ point of contact)
Email : kristi@kristiferraro .com Phone : 970-471-4715
Mailing address (if different from project address): _____________ _
3220 Riverside Drive, Suite A-2, Columbus, OH
PROJECT DESCRIPTION
Staff Level
0 Landscaping
0 Paint
0 Roofing
1 D Commercial awning, patio and/or
sign (demonstrate signs meet
provisions in Section 9-9-21 Signs,
B.R.C ., 1981)
D Antenna or mechanical unit
' 0 Restoration of existing features
Landmark Design Review Committee (LDRC)
D Deck and/or porch
0 Doors and/or windows
0 Dormers and/or skylights
0 Solar panels
0 Front fence or fence taller than 5ft.
I!!!! Addition
0 New free standing/accessory
building smaller than 340sq . ft .
Landmarks Board
0 New free-standing construction
340sq. ft . or larger
D Demolition and new construction
D Application Referred by LDRC
1 Description (attach additional narrative for additions and free-standing new construction):
Enclosed open space addition to 1128 Pennsylvania and one second story addition to 1149 12th,
both for study/communal space . Please see attached narrative for more information.
*Please Note that all Landmark alteration certificate {LAC) applications must be submitted through a Project Specialist
at the P&OS Services Center. Application for review by the Landmark design review committee {Ldrc) should be
submitted by noon on the Friday prior to the requested meeting date.
I agree to perform the work described herein, in accordance with the plans and/or specifications submitted and with all
provisions of the Historic Preservation Code, Building Code, Zoning Ordinance and Health Regulations of the City of
B ul er as enumerated in the Boulder, R/vised gepe, 1981. /
' ~u--v v/u.. v~-~ offe q (2-j
Historic Preservation/ 1739 Broadway, Boulder, CO 80302 I (303) 441-1994 I www.boulderhistoricpreservation.net
revised 12.2019
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021Page 28 of 106
Property Information – Please complete for:
❑New free-standing construction ❑ Addition ❑ Dormers ❑ Porches ❑ Fences
Staff Use
Verified Need Info
Zoning District ❑RL-1 ❑ RL-2 ❑ RMX-1 ❑ RH-2 ❑ DT-1 ❑ Other: ______
Floodplain ❑None ❑ 500 Year ❑ 100 Year ❑ Conveyance ❑ High Hazard
Lot Size _______________sq. ft. ❑ Interior ❑ Through ❑ Flag ❑ Corner
Source: ❑ City of Boulder ❑ Boulder County ❑ Survey ❑ Other:___
Existing Principal Building Setbacks Section 9-7-2 ❑No Change
Front: Side: Side: Rear:
Proposed Principal Building Setbacks ❑No Change
Front: Side: Side: Rear:
Existing Accessory Building Setbacks ❑No Change
Front: Side: Side: Rear:
Proposed Accessory Building Setbacks ❑No Change
Front: Side: Side: Rear:
Primary or accessory building located within 3 ft. of a property line: Y / N
Primary or accessory buildings located within 6 ft. of each other: Y / N
Existing Proposed Allowed Maximum
Building Coverage
Floor Area (sq. ft.)
Height
Past Discretionary Review: ❑ Site Review ❑ PUD/PRD/PD ❑None
Will your project require a variance or exemption? Verified Need Info
Setback variance Section 9-7-2, B.R.C., 1981
Bulk plane requirements Section 9-7-9, B.R.C., 1981
Side yard wall articulation standards Section 9-7-10, B.R.C., 1981
Exemption from the maximum building coverage for accessory buildings in the
rear setback Section 9-7-11(d), B.R.C., 1981
Solar exception Section 9-9-17, B.R.C., 1981
Form Completed by:__________________________________(Applicant) Date:______________________
Initial Verification by: ____________________________________(Staff) Date: ______________________
INITIAL CODE REVIEW
This review is intended to identify potential zoning and building code issues. Please fill out to the best of your ability.
The verification of this form is a customer service review and does not constitute a formal review of all applicable
codes and regulations. All sections of the Boulder Revised Code must still be adhered to prior to performing any work.
Property information can be found on https://bouldercolorado.gov/planning/property-report
25
25
X
X
X
X
O
O
X
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 29 of 106
Landmark Alteration Certification
Application
Applicant Narrative and Presentation
1128 Pennsylvania Avenue, Boulder Colorado
July 2, 2021
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 30 of 106
Vicinity Map - 1128 Pennsylvania Ave. and 1149 12th St.
Pennsylvania Ave.
College Ave.12th St.11th St.North
1128
Pennsylvania
1149 12th St.
Context
Project location: southeast corner of Pennsylvania
Avenue and 12th Street; 1128 Pennsylvania is located on
the corner, and 1149 12th is the adjacent home directly
south of 1128 Pennsylvania; applicant will request the
parcels be joined through a lot-line elimination process in
site review
Application type: Landmark Alteration Certification, one
for each of the two buildings
Landmark status: none currently; property owner has
submitted a designation application pending site review
Zoning: RH-5
Property size: 20,040 square-feet (combined)
2
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 31 of 106
Proposal
The Phi Alumnae of Delta Gamma submitted two Landmark Alterations Certificate
(LAC) applications (HIS2021-00113 and HIS2021-00114) on April 29, 2021, to receive
input from the Landmarks Design Review Committee (LDRC) on the proposed
addition at 1128 Pennsylvania Avenue and the proposed addition at 1149 12th Street.
The LDRC referred the applications up to the full Landmarks Board on May 12.
While neither building has been landmarked yet, the property owner has submitted
two voluntary Landmark Designation Applications to anticipate a landmarking
process after the site review process is complete. In addition and during the site
review process, the property owner will seek to combine the two lots into one lot
through a lot line elimination process.
The Phi Alumnae of Delta Gamma has submitted the required documents listed to the
right and seeks feedback from the Landmarks Board on the proposed additions as
it relates to the General Design Guidelines for historic properties in Boulder.
3
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 32 of 106
An addition to the second
floor of the annex building
will create 1,155 square-feet
of additional study and
meeting space. The study
space will be visible to the
alley and 12th Street and
located above the current
parking lot at 1149 12th
Street. The addition will be
constructed with stucco
cladding and a shingled roof.
A glass walkway will
connect the annex addition
to the main house and to
increase safety for the
residents to access both
buildings without being
outside.
Addition to the main
house
Addition to
the Annex
building
An addition to the main
house will create 935
square-feet of enclosed
open space in the form of
a 2-story, energy efficient
atrium feature. The
atrium feature will be the
only visible addition from
12th Street and is
intended to be mostly
glass.
The Atrium feature is
separate from the current
exterior walls and is
connected to the main
house through an existing
entryway onto the
existing patio.
The two proposed additions to the property, neither of which involve removal of the
current buildings, total approximately 2,090 square-feet in additional communal space.
Proposal - View from 12th Street
4
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 33 of 106
The design team arrived at a blended mix of forms that
are differential, yet complementary, to the historic
elements of 1128 Pennsylvania and 1149 12th.
Providing the additions with a distinct and subtle design
is a nod to the historic importance of this property,
something that Delta Gamma honors. Safety,
sustainability, and function are also important
considerations in the design of the additions. We are
excited to talk in more detail at the LDRC meeting about
how we arrived at the design principles of these
additions, including the form of the additions.
As with many older homes in Boulder, some elements
of the properties do not meet current code
requirements for landscaping, parking, and potentially
occupancy. The Delta Gamma houses will be making a
concerted effort to bring the properties closer to
conformity and has chosen to enter a voluntary
landmarking process to demonstrate its interest in
maintaining the properties as an example of high quality
design in Boulder.
Addition to the main house
Addition to
the Annex
building
Our intent is to be collaborative with the city in an effort to build the additions at Delta Gamma while navigating the many requirements and
interests for the property during the regulatory process. Delta Gamma has voluntarily submitted a Landmarks designation application for this
property and is pleased to receive input from the Landmarks Board on the proposed additions prior to submitting a Site Review application.
Proposal - View from 12th Street
5
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 34 of 106
West elevations (as seen from alley)
The elevations depict current and proposed elevations for the Annex addition.
6
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 35 of 106
East elevations (as seen from 12th Street)
The elevations depict current and proposed elevations for both additions.
7
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 36 of 106
Design Rationale
Delta Gamma’s main house is home to the sorority’s
common space, including a kitchen, dining area and living
room. This space isn’t currently able to accommodate the
sorority members in a group setting to study and/or meet,
which is where the concept of the Atrium feature began.
The Atrium feature is intended to complement and be
deferential to the historic aspects of the main house, while
providing the much-needed additional communal space. We
believe the design meets the city’s design guidelines and
offers several benefits:
●The “front door” to the main house and the address
faces Pennsylvania Ave, and the Atrium feature
cannot be seen from the primary or front door
elevation
●“Tucks” the Atrium into the current patio, not to be
seen from Pennsylvania and with minimal visibility
from 12th
●Encloses the space in glass that echoes the window
design of the main house and “disappears” into the
facade
●Constructs the addition to be separate from the
exterior walls of the main house, so the addition
could be removed in the future
●Is setback from the corner of main house to be
distinguished from the original structure
●Maintains the character defining features of the
main house intact
●Adds appropriate volume that best suits the scale of
the space and alignment with first two stories on the
main house
The Atrium feature will be independent of the main house,
however because it has an entry/exit to the building, minimal
windows, doors and facade will need to be removed to
create the entry and exit.
Addition to the Main House
“Atrium feature”
8
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 37 of 106
Both Additions - Renderings
The renderings below depict the Annex and Connector additions as seen from 12th Street (landscaping altered to fully
visualize the additions)
View looking southeast
of both houses from
12th Street
View looking east of
both houses from 12th
Street 9
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 38 of 106
Atrium feature - entry/exit points (landscaping altered to fully visualize the additions)
View looking north
from Atrium inside
Main House
View looking west
from Main House living
area (Atrium to the
south)10
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 39 of 106
Atrium feature - interior rendering
Conceptual point of view from the northeast corner of the proposed addition looking southwest (landscaping altered to
fully visualize the additions)
11
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 40 of 106
Atrium feature - 3D aerial
Conceptual aerial looking west with views of both additions (landscaping altered to fully visualize the additions)
12
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 41 of 106
Atrium feature - photo with proposed addition included
View from the corner of Pennsylvania / 12th Street toward the primary elevations of the property
13
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 42 of 106
Atrium feature - photo with proposed addition included
View from 12th Street toward the proposed addition
14
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 43 of 106
Design Rationale
Delta Gamma owns two homes that are adjacent to each
other and serve a common purpose to the women who
live there. The Atrium feature addition will serve as bonus
meeting space that is connected to the other common
areas of the home, while the Annex addition is intended to
be for quiet study and meeting space.
The Annex addition includes a “link”, a glass walkway, to
connect the Annex to the Main House. This is a necessary
component to maintain safety and accessibility to and
from the main house. Similar to the Atrium feature, we
believe the Annex addition meets the Landmarks Design
Guidelines and has many benefits:
●Traditional roof form compliments the roof forms
along the west elevation of the main house, while
the addition itself is contemporary in design.
●The usability and volume of the interior space is
important to conduct meetings and make the
most of the square-footage, so the ultimate roof
form is important in maximizing available space.
In studying alternate roof forms, the gable shown
yielded the best volume for the space, as well as
being the most aesthetically pleasing.
The “link”, glass walkway from the Annex addition to the
Main House connects to the main house on the second
story and will remove a window and minimal facade of
existing exterior wall. It maintains the permeability
existing at the ground level currently, while being enclosed
in glass gives it the same perceived “disappearing” effect
as the Atrium feature.
The Annex addition will remove minimal facade, windows
and a balcony from the current Annex.
Addition to the Annex
“Annex addition”
15
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 44 of 106
Annex Addition - Renderings
The renderings below depict the Annex and Connector additions as seen from the alley (landscaping altered to fully
visualize the additions)
View from the alley looking northeast toward both houses
View from the alley looking east toward both houses
Current photo of the main house (left) and Annex (right)
from the alley
Balcony, added in 1994,
proposed for removal
2nd floor window
proposed for removal
16
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 45 of 106
View from the alley
Photos represent the current views from the alley toward the houses. Hardscape parking lot to the west of the Annex
(right photo) will be improved with the addition.
17
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 46 of 106
General Design Guidelines - alignment with proposed additions
Summary overview of how the proposed additions meet the guidelines
Building Alignment, Orientation, and Spacing
- Aligned with existing setbacks in the area
- Additions are appropriately proportioned to the size
of the existing buildings
- Maintains main entry and walkway on Pennsylvania
Streetscape
- The project will comply with landscaping standards
as required in the site review process and in
coordination with the historic preservation team
Alleys
- Access for parking is maintained
- The proposed Annex addition maintains the ground
level permeability
Parking
- Parking in the rear (alley access) is not a proposed
change
- No new curb cuts are proposed
Sidewalks
- Sidewalks will be maintained in current condition
(except if required in site review)
Fences and Pools
- Not applicable
2.0 Site Design
Roofs, Skylights, and Solar Panels
- No changes to the existing roof form
Roof Decks, Balconies, Decks and Porches
- No new components of this nature are proposed
- Existing porches will be maintained
- Existing, non-original 2nd story balcony on the Annex
is proposed to be removed
Dormers
- Not applicable
Exterior Materials
- Some existing exterior materials will be removed to
create the proposed additions; however, the project
intends to preserve exterior materials to the full
extent possible during construction
- New finish materials are compatible, but not
replicates of, existing materials
Windows, Storm Windows, and Shutters
- Some existing windows are proposed for removal for
the Annex addition and glass walkway
- All other windows, storm windows and shutters will
be maintained unless required by the Energy Code
Doors and Storm Doors
- No changes to the front doors of either homes
- The existing Main House entry from Courtyard will
open to the new Atrium addition with the proposed
renovations. A new glass entry door system is
proposed to enter the south elevation of the Atrium
addition.
3.0 Alterations
18
Attachment B - Application Materials
Item 5B - 1128 Pennsylvania Ave and 1149 12 St Memo 08.04.2021 Page 47 of 106
General Design Guidelines - alignment with proposed additions
Summary overview of how the proposed additions meet the guidelines
Protection of Historic Structures and Sites
- Character-defining features of the historic building are maintained
- Minimum loss of historic fabric on west elevation of the Annex and
south elevation of the main house for the Annex addition
- Atrium feature allows for removal in the future without damaging
the historic structure
Distinction from Historic Structures
- The design of both additions are complimentary of the historic
style of the homes, yet is distinguished with its own design
characteristics
- Atrium feature was designed to “disappear” into the facade of the
historic home
- Annex addition was designed to be distinct and contemporary, yet
mirror the roof lines of the main house to unify the styles of the two
homes
Compatibility with Historic Structures
- Neither addition visually overpowers the existing homes
- Mass, scale, materials and color are compatible with the scale of
the existing homes
Compatibility with Historic Site and Setting
- Additions have been designed to maintain existing character of the
site, including the Anderson Ditch and surrounding landscaping
- Annex’s front door faces 12th St, and the proposed addition’s view
from 12th St is limited to the glass walkway between the buildings
and the roof peak of the addition
- Annex addition will increase the view from the alley, as it is
currently hardscape parking from the alley to the building
- Atrium feature is proposed for the elevation facing 12th St, however
it is “tucked” into the existing patio area of the facade
4.0 Additions
These properties are not yet designated as historic
landmarks. However, the applicant has chosen to
voluntarily enter the LAC process as if the properties
were landmarked as it is the intention of the property
owner to landmark the property after site review.
5.0 Additions to Non-Historic Structures
None proposed
6.0 New Primary Structures and 7.0 Garages &
Other Accessory Structures
Key Building Elements
- No changes to roofs or dormers
- The majority of windows will be maintained. The
windows on the south elevation of the main house and
west elevation of the Annex will be removed to
construct the Annex addition.
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General Design Guidelines - alignment with proposed additions
Summary overview of how the proposed additions meet the guidelines
Paint and Paint Colors
- No brick or original structure painting is proposed
- Annex addition will be stucco, and the paint color will be a
single body color that compliments color scheme of the
existing homes
Energy Efficiency
- The projects will be evaluated for Boulder Energy
Conservation Code (BECC) requirements during the site
review and TEC document phases of development. The
applicant will coordinate with historic preservation and
energy code specialists to meet the intent of this section
of the guidelines as well as the BECC
Mechanical and Utility Facilities
- No new mechanical or utility facilities are currently
proposed on the exterior of the homes. Additional study
will need to take place to determine if suck facilities are
required
Signs, Lighting, Artwork and Public Improvements
- No changes
Americans with Disabilities Act
- Project will follow ADA requirements as well as the design
guidelines to the extent possible for accessibility
requirements
8.0 Miscellaneous
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About Delta Gamma: The Delta Gamma sorority was
founded at CU Boulder in 1886 and is the oldest,
continuously occupied residential chapter house in Delta
Gamma’s history. Delta Gamma is the proud owner of a
group home located at 1128 Pennsylvania Avenue (main
house) and 1149 12th Street (annex) in the University Hill
area and intends to build two additions to the property that
increases communal space for studying and gathering. The
focus of the addition is to increase common areas and bring
together the unique and important historic nature of the
houses with modern, energy efficient technology and a focus
on environmental sustainability.
The Phi Chapter (Boulder chapter) of Delta Gamma has
adapted its residential footprint over the past century to
respond to changing needs of the chapter, beginning with
the purchase of 1128 Pennsylvania in 1918 and expanding
with the purchase of 1149 12th Street in 1952. Both
purchases and multiple modifications to the homes over the
past 100-years has been in support of the needs of Delta
Gamma sorority members that need a safe, accommodating
residence during their college journey.
Delta Gamma sisterhood is founded on the ability to create
strong bonds and has long held itself to high academic
standards that have demonstrated the need to increase
communal and study space at the Delta Gamma homes in
Boulder. The proposed additions, alongside interior
renovations and technology improvements, will bring the
Delta Gamma house into the 21st century needs of the
sorority while preserving the historic integrity of the property.
View of Main House Addition from corner of 12th Street & Pennsylvania Avenue
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PERSPECTIVE 1The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202101
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PERSPECTIVE 2The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202102
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PERSPECTIVE 3The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202103
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PERSPECTIVE 4The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202104
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PERSPECTIVE 5The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202105
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PERSPECTIVE 6The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202106
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PERSPECTIVE 7The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202109
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PERSPECTIVE 8The design and images in this presentation are conceptual and subject to change DELTA GAMMA RENOVATIONJune 25, 202110
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