HomeMy WebLinkAbout08.04.21 LB non-public hearing PACKET
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AGENDA
1. Call to Order
2. Approval of minutes from the June 2, 2021 meeting
3. Public Participation for Non-Public Hearing Items
4. Discussion of Landmark Alteration, Demolition Applications issued and pending
• 2130 22nd St. - Stay of Demolition expires Sept. 26, 2021
• 515 Alpine Ave. - Stay of Demolition expires Oct. 31, 2021
• Statistical Report for June and July
5. Public Hearings under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearing,” B.R.C. 1981:
a. Public hearing and consideration of a Landmark Alteration Certificate application for a 11.88 kW roof
mounted solar PV system at 845 14th St., a contributing property in the University Place Historic District,
pursuant to Section 9-11-18 of the Boulder Revised Code 1981 (HIS2021-00052). Owner: Vicki and Joel
Marks / Applicant: Chelsea Bours, Photon Brothers
b. 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 landmarks at 1149 12th St. and 1128
Pennsylvania Ave., pursuant to Section 9-11-18 of the Boulder Revised Code 1981 (HIS2021-00113 and
HIS2021-00114). Owner: Phi Alumnae of Delta Gamma, Inc. / Applicant: Danica Powell, Trestle Strategy
Group
c. Public hearing and consideration of a demolition application for two primary buildings and an accessory
building constructed in 1880 and 1955. located at 1503 20th St., pursuant to Section 9-11-23 of the Boulder
Revised Code, 1981. (HIS2021-00036). Owner: Paritosh Rohilla / Applicant: Matthew Schexnyder, Arcadea
Architecture
6. Matters from the Landmarks Board, Planning Department, and City Attorney
• Discussion, as of substance, to repeal and reenact the General Design Guidelines, including changes to
Section 2.7 “Pools”
• Sub-committee status reports
7. Debrief Meeting / Calendar Check
8. Adjournment
VIDEO CONFERENCE INFORMATION
LANDMARKS BOARD MEETING
DATE: Wednesday, August 4, 2021
TIME: 6:00 p.m.
PLACE: Via video conference
The City of Boulder is committed to its core value of community safety and is proactively taking steps to limit potential
social spreading of COVID-19. Because of this, this meeting will be held virtually via video conference. Any and all
interested persons may:
• Speak under public comment or observe the public hearing via:
o Video conference. The conference link will be available 24 hours before the meeting on our website:
bouldercolorado.gov/government/board-commission/landmarks-board. Alternatively, please email
historic@bouldercolorado.gov to receive the link directly in your in-box.
o Call in to the public hearing video conference via telephone. Call +1 346-248-7799 and use meeting ID:
988 8097 3128 and passcode: 847493
• Submit written comments at least 48 hours in advance to historic@bouldercolorado.gov. Please note that we
currently can NOT accept mail. Only email will be received at this time.
For more information, contact Clare Brandt at historic@bouldercolorado.gov or (303) 441-1994.
You can also access this agenda via the website at:
bouldercolorado.gov/government/board-commission/landmarks-board.
PUBLIC HEARING PROCEDURES
Board members who will be present are:
John Decker, Chair
Abby Daniels, Vice Chair
William Jellick
Ronnie Pelusio
Fran Sheets
Jorge Boone / Peter Vitale (ex officio Planning Board representatives without a vote)
The Landmarks Board is constituted under the Landmarks Preservation Ordinance (Ordinance No. 4721; Title 9, Chapter
11, Boulder Revised Code, 1981) to designate landmarks and historic districts; review and approve applications for
Landmark Alteration Certificates on such buildings or in such districts; review demolition applications for non-designated
buildings over 50 years old; and recognize buildings as Structures of Merit.
Public hearing items will be conducted in the following manner:
1. Board members will explain all ex-parte* contacts they may have had regarding the item, if the hearing is
quasi-judicial.
2. Those who wish to address the issue (including the applicant, staff members and public) are sworn in, if the
hearing is quasi-judicial.
3. A historic preservation staff person will present a recommendation to the board.
4. Board members will ask any questions to historic preservation staff.
5. The applicant will have a maximum of 10 minutes to make a presentation or comments to the board.
Electronic presentations should be emailed to the Board Secretary at least 24 hours in advance of the
meeting.
6. The public hearing provides any member of the public three minutes within which to make comments.
(1) At the chair’s discretion, members of the public may pool their time provided all members of the pool
are present. Only one member of the pool may speak on behalf of the pool. Maximum pooled time
allowed is as follows: 2 people = 5 minutes; 3 people = 7 minutes; 4 people = 9 minutes; 5 or more
people = 10 minutes.
(2) Members of the public may, at the chair’s discretion, use Powerpoint, images, or handouts as part of
their presentation. Electronic presentations should be emailed to the Board Secretary at least 24 hours
in advance of the meeting. Time limits (above) apply.
7. After the public hearing is closed, there is discussion by board members, during which the chair of the
meeting may permit board questions to and answers from the staff, the applicant, or the public.
8. Board members will vote on the matter; an affirmative vote of at least three members of the board is
required for approval.
* Ex-parte contacts are communications regarding the item under consideration that a board member may have had
with someone prior to the meeting.
All City of Boulder board meetings are digitally recorded and are available from the Central Records office at (303) 441-
3043. A full audio transcript of the Landmarks Board meeting becomes available on the city of Boulder website
approximately ten days after a meeting. Action minutes are also prepared by a staff person and are available
approximately one month after a meeting.
Note that the Landmarks Board adopted the following QUASI-JUDICIAL HEARING ELECTRONIC PARTICIPATION RULE
on April 23, 2020.
The Landmarks Board (“Board”) may hold quasi-judicial hearings at a meeting through electronic participation, subject
to the procedures set forth in this Rule. To the extent practical, the Board will use its standard meeting procedures, as
modified by this Rule. To the extent that this Rule conflicts with the procedural rules of the Board, this Rule is intended
to prevail.
QUASI-JUDICIAL HEARING ELECTRONIC PARTICIPATION RULE GENERAL PROCEDURES
A. Applicant’s Written Request. An applicant may request to have its application for a hearing conducted via
electronic participation by completing a written request form provided by the city. The applicant will acknowledge
that holding a quasi-judicial hearing by electronic participation presents certain legal risks and involves an area of
legal uncertainty, and the applicant will acknowledge that moving forward with a quasi-judicial hearing by
electronic participation will be at its own risk.
B. City Manager to Determine Suitability of Conducting Quasi-Judicial Hearing by Electronic Participation. These
procedures create no right in any party to a quasi-judicial matter to a hearing conducted by electronic
participation. Upon receipt of a written request, the city manager will determine whether the city has the
capability to hold the particular type of hearing by electronic participation, what available form of electronic
participation is most appropriate for the type of hearing, and set a date(s) for the hearing(s).
C. Hearings Open to the Public and Subject to Adequate Technology. Hearings will be open to the public and provide
the ability for interested members of the public to join the hearing electronically. The method chosen by the city
manager will ensure the public can view or listen to the hearing in real time and interested parties may speak at
designated times during the hearing. If at any point the city manager or board chair determines it is not possible or
prudent to hold the hearing by electronic participation, whether due to technical issues or an inability to do so
while meeting constitutional due process requirements, the hearing will be continued or vacated, and the matter
will be held in abeyance until any technical problems can be resolved or in-person meetings have resumed.
D. Notice Requirements. In addition to the requirements of the Boulder Revised Code, the city will include additional
notice about how the hearing will be conducted and how the public can access, observe, and participate in the
hearing. The additional notice is intended to reasonably inform interested persons that such hearing will instead
be held by electronic participation; provided, however, this additional notice will not be deemed jurisdictional.
E. Technological Accommodations. The city will make reasonable efforts to accommodate interested parties who
lack necessary computer equipment or the ability to access such equipment by providing call-in or telephonic
access to the meeting. Interested parties will be encouraged to submit written comments in advance of the
hearing, which comments will be made a part of the hearing record.
F. Hearing Procedures. Hearings are for conducting the business of the City of Boulder. Activities that disrupt, delay or
otherwise interfere with the meeting are prohibited. At the onset of the hearing, the board chair will describe the
hearing procedures, including how testimony and public comment will be received. The department that supports
the Board will moderate the electronic meeting. To the extent practical, any person that wants to attend the
meeting will be added to the meeting and will be muted. Any person that wants to testify should inform the
moderator. The moderator will unmute such person during the public hearing to testify for three minutes.
1. Any documentary evidence will be provided to the designated secretary of the Board via email at least 48
hours prior to the beginning of the meeting. Documentary evidence includes, without limitation, materials
related to specific applications and other documents to be shown electronically during the hearing.
2. Any person testifying, including the applicant, shall be sworn in individually.
3. The applicant will be allowed to speak to its application for 10 minutes. City staff will be allowed to speak
to its recommendations for 10 minutes. The applicant or staff may request additional time from the board
chair for more complicated applications. Persons wishing to testify will be allowed up to three minutes to
speak. For electronic hearings, every person will need to testify for themselves. No pooling of time will be
allowed.
4. The time for speaking or asking questions is limited to facilitate the purpose of the hearing. No person shall
speak except when recognized by the person presiding and no person shall speak for longer than the time
allotted. Each person shall register to speak at the meeting using that person’s real name. Any person
believed to be using a pseudonym will not be permitted to speak.
5. No video participation will be permitted except for city officials, employees and invited speakers. All others
will participate by voice only.
6. The person presiding at the meeting shall enforce these rules by muting anyone who violates any rule.
7. Board members, staff, and applicants shall not use chat features of electronic meeting software except for
the purpose of asking the board chair procedural questions or to request to be recognized by the board
chair to speak.
8. Applicants will be provided the opportunity to speak for up to three minutes prior to the close of the public
hearing.
9. In order to accurately record board member votes, the board chair will call for a roll call vote on any
motions made during the hearing or taking final action.
G. Record. The secretary of the Board will ensure that all equipment used for the hearing is adequate and functional
for allowing clear communication among the participants and for creating a record of the hearing as required by
law; provided, however, the secretary will not be responsible for resolving any technical difficulties incurred by any
person participating in the hearing.
ITEM 2:
MINUTES
DRAFTCITY OF BOULDER
LANDMARKS BOARD MEETING
ACTION MINUTES
Wednesday, June 2, 2021 at 6:00 p.m.
Virtual meeting
The following are the action minutes of the June 2, 2021 City of Boulder Landmarks Board meeting. A
digital recording and a permanent set of these minutes (maintained for a period of seven years) are retained
in Central Records at 303-441-3043. You may also listen to the recording on-line at
www.boulderhistoricpreservation.net.
BOARD MEMBERS:
Abby Daniels, Vice Chair - absent
John Decker, Chair - present
William Jellick - present
Fran Sheets - present
Ronnie Pelusio - present
Jorge Boone, Planning Board representative without a vote - present
STAFF MEMBERS:
Lucas Markley, Assistant City Attorney II -absent
David Gehr, Chief Deputy City Attorney -present
James Hewat, Senior Historic Preservation Planner -present
Marcy Gerwing, Historic Preservation Planner II -present
Clare Brandt, Administrative Specialist -present
Jean Gatza, Senior Planner and moderator -present
1. CALL TO ORDER [00:00.00 audio minutes]
The roll having been called, Chair J. Decker declared a quorum at 6:02 p.m. and the following business
was conducted.
2. APPROVAL OF MINUTES [00:04.30 audio minutes]
On a motion by J. Decker, seconded by R. Pelusio, the Landmarks Board (4-0, Daniels absent)
approved the minutes from the May 5, 2021 Landmarks Board meeting.
3.PUBLIC PARTICIPATION FOR NON-PUBLIC HEARING ITEMS
Postponed until after Item 5A
4.DISCUSSION OF LANDMARK ALTERATION AND DEMOLITION APPLICATIONS ISSUED
AND PENDING [00:06.33 audio minutes]
•2130 22nd St. - Stay of Demolition expires Sept. 26, 2021
•Statistical Report for May
5.PUBLIC HEARINGS under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearing,”
B.R.C. 1981
B.[00:11.22 audio minutes] Public hearing and consideration of a demolition application for a house
constructed in 1900 located at 515 Alpine Ave., pursuant to Section 9-11-23 of the Boulder Revised
Code, 1981. (HIS2021-00093). Owner: Richard and Elizabeth Evans (Estate) / Applicant: Brad Evans
DRAFTEx Parte Contacts
J. Decker: Reviewed at LDRC
W. Jellick: None
F. Sheets: None
R. Pelusio: None
Staff Presentation
M. Gerwing presented the case to the board, recommending the Landmarks Board place a stay-of-
demolition on the application to consider alternatives to demolition. A 180-day stay period would expire
on Oct. 31, 2021.
Applicant’s Presentation
1. Richard Lopez
Lopez Law Office
4450 Arapahoe Ave.
80303
Representing the applicant, detailed the changed character of the
neighborhood. Also outlined the structural assessment and condition
of the building.
2. Brad Evans
3396 Vista de Medera
Lincoln, CA 95648
Discussed the family history and the condition of the property.
Public Comment
1. Lynn Segal
538 Dewey Ave.
80302
Discussed 311 Mapleton Avenue. Voiced unhappiness regarding
demolition in general.
2. Brent Evans
515 Alpine Ave.
80302
Family member/owner. Detailed the complexities of repairing and
rehabilitating the house from an engineering standpoint.
Motion [01:40.26 audio minutes]
On a motion by F. Sheets, seconded by W. Jellick, the Landmarks Board voted (3-1, R. Pelusio
dissenting) to adopt the staff memorandum dated June 2, 2021, as findings of the board and issue a stay-
of-demolition for the building located at 515 Alpine Ave. for a period not to exceed 180 days from the
day the permit application was accepted by the city manager in order to explore alternatives to
demolishing the building.
R. Pelusio’s dissenting vote was based on the noted limited alternatives available to demolishing the
building.
3. PUBLIC PARTICIPATION FOR NON-PUBLIC HEARING ITEMS [01:50.10 audio minutes]
1. Lynn Segal
538 Dewey Ave.
80302
Voiced unhappiness regarding demolition in general, and her inability
to find contractors to work on her property.
5. PUBLIC HEARINGS resumed [01:54.28 audio minutes] under the procedures prescribed by chapter 1-3,
“Quasi-Judicial Hearing,” B.R.C. 1981
B. [01:55.40 audio minutes] Public hearing and consideration of a Landmark Alteration Certificate
application to construct a 338 sq ft accessory building, in-ground pool, retaining wall and fence at 933
Mapleton Ave. an individual landmark and contributing property in the Mapleton Hill Historic District,
DRAFTpursuant to Section 9-11-18 of the Boulder Revised Code 1981 (HIS2021-00094). Owner: Julian Farrior /
Applicant: Lisa Egger
Ex Parte Contacts
J. Decker: Reviewed at LDRC
W. Jellick: Recused from the hearing
F. Sheets: None
R. Pelusio: None
Staff Presentation
M. Gerwing presented the case to the board, recommending that the board conditionally approve the
application.
Applicant’s Presentation
1. Julian Farrior
933 Mapleton Ave.
80304
Stated desire to be good stewards of the house and neighborhood.
Noted openness for a creative solution.
2. Lisa Egger
2455 10th St.
80304
Noted the details of the plans, in particular the minimal hardscaping.
Outlined the balance between privacy, visibility and safety needs of
fence.
Public Comment
1. Lynn Segal
538 Dewey Ave.
80302
Voiced approval.
Motion [02:39.10 audio minutes]
On a motion by R. Pelusio, seconded by F. Sheets, the Landmarks Board voted (3-0, W. Jellick recused),
to adopt the staff memorandum dated June 2, 2021, as findings of the board and conditionally approve a
Landmark Alteration Certificate to construct a 338 sq. ft. accessory building, a 16 x 38 ft in-ground
swimming pool and a fence at 933 Mapleton Ave. as shown on plans dated May 5, 2021, finding that the
proposal meets the Standards for Issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C.
1981 and is generally consistent with the General Design Guidelines and the Mapleton Hill Historic
District Design Guidelines.
Conditions of Approval:
1. The applicant shall be responsible for completing the work in compliance with the approved
plans, except as modified by these conditions of approval.
2. Prior to submitting a building permit application and final issuance of the Landmark Alteration
Certificate, the applicant shall submit final architectural plans and specifications to the
Landmarks design review committee (Ldrc), for its final review and approval to ensure that the
final design of the building is consistent with the General Design Guidelines for Boulder’s
Historic Districts and Individual Landmarks, the Mapleton Hill Historic District Design
Guidelines and the intent of this approval:
a. Revised plans to preserve historic stone retaining wall along the alley and locate the fence
behind the retaining wall;
b. Review of fence to ensure combined height of fence and wall does not exceed 6’ in height
from the alley;
DRAFTc. Effort should be made to preserve tree if its condition and species warrants it;
d. Details on surrounding deck materials, colors and pool lighting;
e. Details on accessory building windows, doors, roofing, hardscaping and final paint colors.
—BREAK—
C. [02:41.20 audio minutes] Public hearing and consideration of a Landmark Alteration Certificate
application for the on-site relocation of a contributing accessory building at 406 Pearl St. a non-
contributing property in the West Pearl Historic District, pursuant to Section 9-11-18 of the Boulder
Revised Code 1981 (HIS2021-00117). Owner: Andrew and Diana Fordyce / Applicant: Samuel
Austin
Ex Parte Contacts
J. Decker: None
W. Jellick: None
F. Sheets: Site visit
R. Pelusio: None
Staff Presentation
J. Hewat presented the case to the board, recommending that the board conditionally approve the
application.
Applicant’s Presentation
1. Andrew Fordyce
Nyhavn Number 12
Copenhagen, Denmark
Spoke about the desire to preserve the black walnut tree; also noted
future hopes for an ADU use for the rehabilitated barn.
2. Samuel Austin
597 Blackhawk Rd.
80303
Described the 6ft. separation between buildings created by the
relocation; noted desire to match and preserve historic materials as
much as possible.
Public Comment
1. Lynn Segal
538 Dewey Ave.
80302
Spoke positively about the preservation of the tree and rehabilitation
of the barn and mural.
2. Gwen Dooley
730 Spruce St.
80302
Has written to the Landmarks Board to request recent decisions about
the property be set aside due to Covid-19 emergency procedures
changing notification requirements. Noted the same concerns on
current application. Responded negatively to the proposal.
Motion [04:19.28 audio minutes]
On a motion by R. Pelusio, seconded by W. Jellick, the Landmarks Board voted (4-0), to adopt the staff
memorandum dated June 2, 2021, as findings of the board and conditionally approve a Landmark
Alteration Certificate application to relocate and rehabilitate the pre-1900 historic barn as shown on plans
dated May 27, 2020, finding that the proposal generally meets the Standards for Issuance of a Landmark
Alteration Certificate in Chapter 9-11-18, B.R.C. 1981.
Conditions of Approval:
1. The applicant shall be responsible for completing the work in compliance with the approved
plans, except as modified by these conditions of approval.
DRAFT
2. Prior to submitting a building permit application and final issuance of the Landmark Alteration
Certificate, the applicant shall submit final architectural plans and specifications to the
Landmarks design review committee (Ldrc), for its final review and approval to ensure that the
final design of the building is consistent with the General Design Guidelines, the West Pearl
Historic District Design Guidelines and the intent of this approval:
a. Revise the proposal to not rotate, and preserve the historic orientation of, the pre-1900
barn unless it is determined that the tree located immediately to the east of the barn is
a Notable Tree and worthy of preservation by the City of Boulder’s Forestry Program;
b. Raise the historic barn only to the minimum required floodplain height, regrade up to
the new foundation, and explore any other steps that will minimize the real and
perceived increase in height of the building;
c. Provide details of windows, doors, trim, siding, roofing, material colors/finishes and
hardscaping to relocated and rehabilitated barn.
7. MATTERS [04:20.50 audio minutes]
• F. Sheets gave an update on the Boulder-Dushanbe Teahouse (1770 13th St.) regarding maintenance
issues.
• W. Jellick requested board opinion on the revisions to the pool guidelines.
• Board agreed to cancel or reschedule the July Landmarks Board meeting, to be determined by staff.
• Board agreed to a virtual retreat, suggested for mid-July in lieu of a Landmarks Board meeting.
• W. Jellick requested board suggestions to proceed with a paint guidelines palette.
8. DEBRIEF MEETING/CALENDAR CHECK
9. ADJOURNMENT
The meeting adjourned at 11:00 p.m.
Approved on _______________, 2021
Respectfully submitted,
______________________________________________, Chairperson
ITEM 4:
STATISTICAL
REPORT
Historic Preservation cases approved, denied or withdrawn* in June and July 2021
Follow this link for dynamic mapping
*Definitions:
Approved or LAC issued – the LAC or demo letter was issued (the application was reviewed by staff, LDRC, or Landmarks Board).
Withdrawn – the applicant withdrew the application during the review process (the application was complete and some level of
review occurred).
Void – the applicant withdrew the application before the review process began (no review occurred; application might be
incomplete in the file.)
Individual Landmark Designation
HIS2017-00115 96 ARAPAHOE AV
BOULDER, CO 80302
Landmark Designation of Nuzam's Nursery at 96 Arapahoe Ave. (Ord. 8466). Landmark boundary follows the edge of the Anderson Ditch
easement on the north, the property boundaries on the east and west, and provide a buffer on the south side of the barn, encompassing the
stone wall to the east of the barn.
Case manager: Marcy Gerwing Decision: Approved; on 6/16/2021
Landmark Alteration Certificate
HIS2013-00088 736 MAXWELL AV
BOULDER, CO 80304
Proposal to allow certain existing conditions to remain: 1- To keep current cement board siding on the contemporary addition, 2- To keep the 6
new replacement windows, 3- To keep the current environmentally correct decking (trex), 4- To keep the 6' high fence on the east deck
Case manager: James Hewat Decision: Closed; on 7/13/2021
HIS2018-00349 2443 6TH ST
BOULDER, CO 80304
[Closed due to inactivity] Owner would like to explore the possibilities of altering their existing, detached building. The owner would like to
consider creating habitable space under the new ADU regulations.
Case manager: James Hewat Decision: Closed; on 7/15/2021
Landmark Alteration Certificate, cont.
HIS2019-00133 2366 JUNCTION PL
BOULDER, CO 80301
[Withdrawn and resubmitted as HIS2021-00091] Proposal to build an enclosed patio with glass folding door system at the Depot, an individual
landmark. LDRC referred application to the full Landmarks Board on May 15. Staff recommends applicant submit a Pre-Application prior to
Landmarks Board review.
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00006 602 MAXWELL AVE
BOULDER, CO 80304
LAC issued for new door opening and glass doors/steel header at east brick wall of building of historic building and new single door at east face of
south addition (ASTM Type-O lime-based mortar will be used in installing doors/header into brick wall), all as detailed on landmark alteration
certificate plans and specifications dated 06.24.2021.
Case manager: James Hewat Decision: Closed; on 6/24/2021
HIS2021-00056 1215 CEDAR AVE
BOULDER, CO 80304
(Approved) Replacement of non-historic double-hung windows with Marvin Ultimate, all-wood double-hung windows, as detailed on cut-sheet
submitted 07.08.2021 as recommended by the landmark design review committee.
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00064 1111 MAXWELL AVE
BOULDER, CO 80304
LAC issued for the replacement of entry door, 3 new window openings and install 3 new vinyl windows at apt. #224 - will not have public
visibility.
Case manager: James Hewat Decision: Closed; on 7/30/2021
HIS2021-00091 2366 JUNCTION PL
BOULDER, CO 80301
(Approved) Reconfiguration outdoor patio railings to add 4' glass enclosure and retractable shade bays as detailed on landmark alteration
certificate plans dated 07.09.2021 (Also see HIS2019-00133).
Case manager: James Hewat Decision: Closed; on 7/19/2021
Landmark Alteration Certificate, cont.
HIS2021-00097 2336 9TH ST
BOULDER, CO 80304
[Approved] LAC for the construction of a new 217 sq. ft. accessory building in Mapleton Hill as shown on plans dated 6-25-2021. Building to be
painted Hawthorn Yellow with Simply White trim. LAC expires 1-2-2022, unless an extension is requested prior to that date.
Case manager: Marcy Gerwing Decision: Closed; on 7/6/2021
HIS2021-00138 429 CONCORD AVE
BOULDER, CO 80304
LAC issued for revised deck reduced in size and cantilevered from rear wall of previously approved addition (HIS2021-00001), as detailed on
landmark alteration certificate drawings dated 06.21.2021 and reviewed by the Ldrc.
Case manager: James Hewat Decision: Closed; on 6/4/2021
HIS2021-00142 2621 5TH ST
BOULDER, CO 80304
LAC issued for the replacement of concrete entry steps with red flagstone steps and reconfiguration of retaining walls at front of non-
contributing property as detailed on landmark alteration certificate alteration certificate application dated 06.02.2021.
Case manager: James Hewat Decision: Closed; on 6/18/2021
HIS2021-00143 1511 BLUEBELL AVE
BOULDER, CO 80302
LAC issued for the construction of rear gable to provide bathroom space (to be sided with wood board & batten painted to match existing),
replace existing window with Hope's steel French doors at rear ground-level, replacement of existing steel casement windows with new Hope's
Steel casement windows to match existing on upper-level east and west facing gables to achieve egress; all as detailed on revised landmark
alteration certificate plans dated 06.16.2021.
Case manager: James Hewat Decision: Closed; on 6/22/2021
HIS2021-00144 541 HIGHLAND AVE
BOULDER, CO 80302
(Approved) Insertion of door opening and half-light wood door at south (tertiary face) and replacement of non-historic upper-story door at west
(secondary) face of contributing building as detailed on landmark alteration certificate plans and specifications.
Case manager: James Hewat Decision: Closed; on 7/19/2021
Landmark Alteration Certificate, cont.
HIS2021-00148 437 HIGHLAND AVE
BOULDER, CO 80302
[Approved] LAC issued for re-roof of shingle roof with Timberline HDZ Shingles in Charcoal?as detailed on landmark alteration application dated
6.?3.2021.
Case manager: James Hewat Decision: Closed; on 6/4/2021
HIS2021-00149 1505 PEARL ST
BOULDER, CO 80302
LAC issued for installation of new non-illuminated blade sign in existing bracket, as detailed on landmark alteration certificate application
materials dated 06.08.2021.
Case manager: James Hewat Decision: Closed; on 6/8/2021
HIS2021-00150 437 HIGHLAND AVE
BOULDER, CO 80302
LAC issued to paint exterior body, trim and brick molding/window molding with Benjamin Moore Roman Column (white) and window sash only
painted Benjamin Moore Space Black. Brick will not be painted.
Case manager: James Hewat Decision: Closed; on 6/22/2021
HIS2021-00152 521 MAXWELL AVE
BOULDER, CO 80304
[Void] Proposal to restore historic details on front of house, new addition at rear, new dormer, new windows, replace doors.
Case manager: James Hewat Decision: Closed; on 6/18/2021
HIS2021-00156 1919 14TH ST
BOULDER, CO 80302
LAC issued for the replacement of six cellular antennae and associated mechanical cabinets as detailed on landmark alteration certificate plans
and photographs submitted with 06.18.2021 landmark alteration certificate application.
Case manager: James Hewat Decision: Closed; on 6/18/2021
Landmark Alteration Certificate, cont.
HIS2021-00160 1023 WALNUT ST
BOULDER, CO 80302
LAC issued for the relocation of existing entry door and sidelight from south to east elevation, infill with new to match existing, replace lighting
and illuminated menu sign, replace existing windows with folding partition doors on west elevation - all at 3rs story of non-contributing Pearl
West building as detailed and landmark alteration certificate plans dated 06.23.21 reviewed by the Ldrc.
Case manager: James Hewat Decision: Closed; on 7/1/2021
HIS2021-00163 2230 20TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 6/29/2021
HIS2021-00166 891 12TH ST
BOULDER, CO 80302
[Approved] Rehabilitation of building to include repair and retrofit of historic windows and doors, replacement of non-historic windows to match
historic windows and modification of openings to achieve egress, new wells for the basement windows, removal of non-historic storage sheds
and fire escape, and relocation of short-term bicycle parking and reorganization of parking adjacent to the alley, all as detailed on landmark
alteration certificate plans and specifications dated 03.25.2020, as reviewed by the Landmarks design review committee (previously approved by
LDRC on 03.25.2020 under HIS2020-00053).
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00167 1048 PEARL ST Unit: 109
BOULDER, CO 80302
(Approved) Installation of externally illuminated wall and blade signs as detailed on landmark alteration certificate plans dated 06.30.2021.
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00170 936 MAPLETON AVE
BOULDER, CO 80304
Proposal to relocate electrical box from east end of south wall to west end of south wall.
Case manager: James Hewat Decision: Closed; on 7/16/2021
Landmark Alteration Certificate, cont.
HIS2021-00171 1146 PEARL ST
BOULDER, CO 80302
LAC issued for the installation of externally lit wall-sign, as detailed on landmark alteration certificate plans dated 07.02.2021.
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00172 625 MAPLETON AVE
BOULDER, CO 80304
(Approved) Replacement of air-conditioning condenser at west-side of house, as detailed on landmark alteration certificate application dated
07.07.2021.
Case manager: James Hewat Decision: Closed; on 7/19/2021
HIS2021-00178 1002 MAPLETON AVE
BOULDER, CO 80302
[Approved] LAC issued to repaint in Sherwin Williams La Paloma (body) and Alabaster (trim); masonry will not be painted as detailed on
application dated 7.12.2021.
Case manager: James Hewat Decision: Closed; on 7/13/2021
HIS2021-00180 959 WALNUT ST
BOULDER, CO 80302
[Approved] LAC issued for re-roof of flat roof with Mule Hide PVC Sheet 0.60 Reinforced White?as detailed on landmark alteration application
dated 7.13.2021.
Case manager: James Hewat Decision: Closed; on 7/13/2021
HIS2021-00187 1410 QUINCE AVE
BOULDER, CO 80304
LAC issued to re-roof quonset building with UltraPly TPO SA 1.5mm Membrane in Gray, raising the TPO 6" for ventilation; partial replacement
with GAF composite shingle in Thunderstorm Grey to closely match historic appearance, as detailed on landmark alteration application dated
4.6.2021. FRG2021-00215 and RFG2021-00214 mistakenly issued without LAC.
Case manager: James Hewat Decision: Closed; on 7/27/2021
Landmark Alteration Certificate, cont.
HIS2021-00188 1628 WALNUT ST
BOULDER, CO 80302
[Approved] LAC issued for repainting Muslin (body), Stone House (to match existing), Bachelor Blue (light trim detail), Ocean Floor (mid trim
detail), Midnight Oil (dark trim detail) as shown on application dated 7.22.2021.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00189 891 12TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00190 2440 KOHLER DR
BOULDER, CO 80305
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00191 601 KALMIA AVE
BOULDER, CO 80304
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00192 977 9TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
Landmark Alteration Certificate, cont.
HIS2021-00193 2962 11TH ST
BOULDER, CO 80304
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00194 1027 14TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00195 1031 14TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00196 1059 14TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
HIS2021-00197 1045 14TH ST
BOULDER, CO 80302
[Approved] Landmark Alteration Certificate issued for installation of bronze landmark plaque on building facade using hydraulic or expanding
cement. If installed on masonry, holes should be in mortar.
Case manager: James Hewat Decision: Closed; on 7/23/2021
Non-Designated Accessory Demolition
HIS2021-00136 1405 NORWOOD AVE
BOULDER, CO 80304
[Approved] Full demolition of an accessory building constructed c. 1941. Approval expires 6-16-2022 (COVID-19 extension applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/16/2021
Non-Designated Post-1940 Demo/Off Site Relocation
HIS2021-00141 540 IRIS AVE
BOULDER, CO 80304
[Approved] Partial demolition (removal and construction in front of a street-facing wall) of a building constructed in 1952 proposed. House not
potentially eligible for landmark designation - full demolition approved. Approval expires 6-16-2022 (COVID-19 extension applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/16/2021
HIS2021-00145 3640 ASPEN CT
BOULDER, CO 80304
[Approved] Partial demolition (removal of more than 50% of the roof, construction in front of a street facing wall) of a building constructed in
1962 proposed. Building not potentially eligible for designation; full demolition approved. Approval expires 6-16-2022 (COVID-19 extension
applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/16/2021
HIS2021-00146 1840 FOREST AVE
BOULDER, CO 80304
Full demolition of a house constructed in 1960. Approval expires 6-16-2022 (COVID-19 extension applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/16/2021
HIS2021-00147 2200 KOHLER DR
BOULDER, CO 80305
[Approved] Full demolition of a house constructed in 1961. Approval expires 6-9-2022 (COVID-19 extension applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/9/2021
Non-Designated Post-1940 Demo/Off Site Relocation, cont.
HIS2021-00153 3033 10TH ST
BOULDER, CO 80304
[Approved] Partial demolition (removal of a portion of a street-facing wall) of a building constructed in 1948 proposed. Building not potentially
eligible - full demolition approved. Approval expires 6-16-2022 (COVID-19 extension applied).
Case manager: Marcy Gerwing Decision: Closed; on 6/16/2021
HIS2021-00154 1892 ORCHARD AVE
BOULDER, CO 80304
[Approved] Full demolition of a house and accessory building constructed in 1954. Approval expires 1-16-2022 and cannot be extended.
Case manager: Marcy Gerwing Decision: Closed; on 7/20/2021
HIS2021-00159 455 HAWTHORN AVE
BOULDER, CO 80304
[Approved] Full demolition of a house constructed in 1948. Previously approved under HIS2020-00192. Alterations include siding,
windows/window openings, addition. Approval expires 12-20-2021.
Case manager: Marcy Gerwing Decision: Closed; on 6/23/2021
HIS2021-00164 1640 4TH ST
BOULDER, CO 80302
[Approved] Full demolition of a duplex constructed in 1962. Building not potentially eligible for designation. Approval expires 1-3-2022 and
cannot be extended.
Case manager: Marcy Gerwing Decision: Closed; on 7/7/2021
HIS2021-00183 915 TELLER CIR
BOULDER, CO 80303
[Approved] Partial demolition (removal of a portion of a street-facing wall - replace siding) of a building constructed in 1968 proposed. Building
not potentially eligible for designation; full demolition approved. Approval expires 1-16-2022.
Case manager: Marcy Gerwing Decision: Closed; on 7/20/2021
Non-Designated Pre-1940 Demo/Off Site Relocation
HIS2021-00140 2705 PINE ST
BOULDER, CO 80302
Partial demolition - removal of portions of street-facing walls of a building constructed in 1912.
Case manager: Marcy Gerwing Decision: Closed; on 7/19/2021
HIS2021-00161 632 UNIVERSITY AVE
BOULDER, CO 80302
Full demolition of a building constructed c. 1900.
Case manager: Marcy Gerwing Decision: Closed; on 6/30/2021
ITEM 6:
MATTERS
STANDARD (NON-EMERGENCY) REGULATION/RULE
Rule Amending the
General Design Guidelines for Boulder's Historic Districts and Individual Landmarks
Rule number XXXX
The Landmarks Board of the City of Boulder proposes to adopt the following rule(s) by the
rulemaking procedures set forth in Chapter 1-4 of the Boulder Revised Municipal Code, 1981.
• Adopt a regulation to repeal and reenact the General Design Guidelines, including
changes to Section 2.7 “Pools.” As proposed, the amended section will provide updated
guidance for adding pools to historic districts and individual landmarks.
Three copies of the proposed rule were filed with the City Clerk before August 16, 2021. A full
and complete copy of the revised guidelines is available for public review online at
www.boulderhistoricpreservation.net. The public has the right to submit written comments on
the proposed rule, which should be submitted by August 31, 2021 at midnight via email to
historicpreservation@bouldercolorado.gov.
A public hearing will be held by the Landmarks Board on September 1, 2021 sometime after 6
pm to consider adoption of these rules. The hearing will be held virtually via video conference.
Public testimony will be accepted.
The proposed rule was approved as to substance prior to publication by the Landmarks Board at
their August 4, 2021 meeting.
Adopting Authority Review
The proposed rule was approved as to substance on Click or tap to enter a date. by
_________________________________ [signature], chair of the Landmarks Board,
Adopting Authority.
Legal Review
The proposed rule was approved as to form and legality on Click or tap to enter a date. by
_____________________________ [signature from City Attorney’s Office].
Filing and Publication
Three copies of the proposed rule were filed with the City Clerk, Municipal Building, 1777
Broadway, Boulder, Colorado, on Click or tap to enter a date.
The public notice will be published in the Daily Camera on August 15, 2021, with a 15-day
written comment period.
Approval After Comment Period
After considering public comment, the rule was approved and adopted with/without [circle
one] change on Click or tap to enter a date., by
___________________________________________ [signature], Chair of the Landmarks
Board, Adopting Authority.
Final Filing
The adopted rule was re-filed with the City Clerk and effective on Click or tap to enter a
date..
Assigned Rule number: ______________________
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
GENERAL DESIGN GUIDELINES
FOR BOULDER'S HISTORIC DISTRICTS AND INDIVIDUAL LANDMARKS
NOVEMBER 2007 UPDATED SEPT. 2021
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
ACKNOWLEDGEMENTS
Landmarks Preservation Advisory Board
(1998 - 2007)
Kathy Arnold
Leslie Durgin
Lisa Egger
Michael Holleran
Nancy Kornblum
Leonard May
Tim Plass
Lisa Podmajersky
Sharon Rosall
Leland Rucker
Rory Salance
Kent Stutsman
Kirk Watson
Consultant
Nancy Lyons, Preservation Partnership
City of Boulder Staff
A number of current and former city employees contributed to
this project, including Ruth McHeyser, Deon Wolfenbarger,
Neil Holthouser, Lara Ramsey, Bohdy Hedgcock, Marcy
Cameron, Chris Meschuk and James Hewat.
Photos and Graphics
Bohdy Hedgcock, Robin Madel & Matt Russell - City of Boulder
Winter & Company
Carnegie Branch Library for Local History
Denver Public Library – Western History Collection
Funding
This project was sponsored by the City of Boulder Landmarks
Advisory Board and has been financed in part with Federal
funds from the National Historic Preservation Act,
administered by the National Park Service, U.S. Department of
the Interior and for the Colorado Historical Society. However,
the contents and opinions do not necessarily reflect the views or
policies of the U.S. Department of the Interior or the Society, nor
does the mention of trade names or commercial products
constitute an endorsement or recommendation by the
Department of the Interior or the Society.
This program receives Federal funds from the National Park
Service. Regulations of the U.S. Department of the Interior
strictly prohibit unlawful discrimination in departmental
Federally assisted programs on the basis of race, color, national
origin, age or handicap. Any person who believes he or she has
been discriminated against in any program, activity, or facility
operated by a recipient of Federal assistance should write to:
Director, Equal Opportunity Program, U.S. Department of the
Interior, 1849 C Street, N.W., Washington, D.C. 20240.
CONTENTS
1.INTRODUCTION 5
1.1 Historic Preservation Program 6
1.2 Purpose of the Design Guidelines 8
1.3 A History of Boulder 11
1.4 Architectural Styles In Boulder 14
1.5 Review Process 19
2.SITE DESIGN 23
2.1 Building Alignment, Orientation, and Spacing 24
2.2 Streetscape and Landscaping 25
2.3 Alleys 26
2.4 Parking, Driveways 27
2.5 Sidewalks 28
2.6 Fences 29
2.7 Pools 31
3.ALTERATIONS 33
3.1 Roofs, Skylights, and Solar Panels 34
3.2 Roof Decks and Balconies 35
3.3 Decks 36
3.4 Porches 37
3.5 Dormers 38
3.6 Exterior Materials: Walls, Siding, and Masonry 39
3.7 Windows, Storm Windows, and Shutters 40
3.8 Doors and Storm Doors 46
4.ADDITIONS TO HISTORIC STRUCTURES 49
4.1 Protection of Historic Structures and Sites 51
4.2 Distinction from Historic Structures 51
4.3 Compatibility with Historic Structures 52
4.4 Compatibility with Historic Site and Setting 52
4.5 Key Building Elements 53
5.ADDITIONS TO NON-HISTORIC STRUCTURES 55
6.NEW PRIMARY STRUCTURES 58
6.1 Distinction from Historic Structures 58
6.2 Site and Setting 58
6.3 Mass and Scale 59
6.4 Materials 60
6.5 Key Building Elements 60
7.GARAGES & OTHER ACCESSORY STRUCTURES 62
7.1 Existing Historic Accessory Structures 62
7.2 New Accessory Structures 62
8.MISCELLANEOUS 65
8.1 Paint and Paint Colors 66
8.2 Energy Efficiency 67
8.3 Mechanical and Utility Facilities 68
8.4 Signs 68
8.5 Lighting 70
8.6 Artwork 70
8.7 Public Improvements 71
8.8 Americans with Disabilities Act 71
9.DEFINITIONS 74
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
INTRODUCTION
GENERAL DESIGN GUIDELINES 6
1. INTRODUCTION
1.1 Historic Preservation in Boulder
The early 1970’s saw an increase in the demolition of existing
buildings with no thought as to their historical or architectural
value to Boulder’s history. Among those demolished was
Central School, the first school to have a graduating class in the
Colorado Territory. Today, at the corner of Walnut and 15th is a
plaque, embedded in rock, commemorating the school. Out of
the school's destruction rose the demand for a legal mechanism
for evaluating historic sites. In 1974, the Boulder Landmarks
Ordinance was passed. The ordinance sets out the procedures
for designation, design review, and the appointment and
powers of the Landmarks Preservation Advisory Board (LPAB).
The purpose of the historic preservation program as stated in
the Ordinance is as follows:
(a)The purpose of this chapter is to promote the public health,
safety, and welfare by protecting, enhancing, and perpetuating
buildings, sites, and areas of the city reminiscent of past eras,
events, and persons important in local, state, or national
history or providing significant examples of architectural
styles of the past. It is also the purpose of this chapter to
develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values,
stabilize neighborhoods, promote tourist trade and interest,
and foster knowledge of the city's living heritage.
(b)The city council does not intend by this chapter to preserve
every old building in the city but instead to draw a reasonable
balance between private property rights and the public interest
in preserving the city's cultural, historic, and architectural
heritage by ensuring that demolition of buildings and
structures important to that heritage will be carefully weighed
with other alternatives and that alterations to such buildings
and structures and new construction will respect the character
of each such setting, not by imitating surrounding structures,
but by being compatible with them.
Landmarks Preservation Advisory Board Mission:
To protect, enhance, and perpetuate buildings, sites, and areas of the
city reminiscent of past eras, events, and persons important in local,
state or national history or provide significant examples of architectural
styles of the past. .… also ... to develop and maintain appropriate
settings and environments for such buildings, sites, and areas to
enhance property values, stabilize neighborhoods, promote tourist
trade and interest, and foster knowledge of the city's living heritage.
Over 140 More
than 200 properties
have been designated
as local landmarks,
along with these
historic districts:
Floral Park 1977
Chautauqua 1978
Mapleton 1982
West Pearl 1994
Chamberlain 1995
Downtown 1999
Grandview 2000
Hillside 2001
Highland Lawn 2005
University Place 2006
16th Street 2006
A complete listing of
individual landmarks is
available on the city's
website:
boulderhistoricpreservation.net
INTRODUCTION 7
CITY OF BOULDER LOCAL HISTORIC DISTRICTS (2007)
GENERAL DESIGN GUIDELINES 8
1.2 Purpose of the Design Guidelines
The intent of the design review process is to ensure that
proposed alterations of Landmark properties will not adversely
affect or destroy their historic character or architectural integrity
and that all changes are consistent with the spirit and purpose
of the Landmark Preservation Ordinance. The Landmarks
Board adopted the Secretary of the Interior’s Standards for
Rehabilitation as the basis for guidance on rehabilitation design
for historic properties. These guidelines expand those
Standards and bring focus to Boulder’s own historic context and
resources. The guidelines are intended to be used as an aid to
appropriate design and not as a checklist of items for
compliance.
The purpose of the design guidelines is to facilitate both the
application and approval of alterations proposed for design
review by
1)providing the owners of historic properties some
assistance in making decisions about maintenance and
improvements, and
2)providing the Landmarks Board with a framework for
evaluation of proposed improvements.
The guidelines reflect the Landmarks Board’s philosophy that
underlies all its decisions: to encourage the preservation and
careful treatment of the city’s historically significant resources,
while recognizing the need for continuing adaptation and
improvements to these resources.
The General Design Guidelines serve as the guiding document for
present and future residential historic districts and individual
landmarks, supplemented by district-specific guidelines where
those have been adopted. The district-specific guidelines are
available from the Planning Department. Call a Preservation
Planner at (303) 441-1880 for more information. For individually
landmarked commercial buildings and for the Downtown Historic
District, refer to the Downtown Design Guidelines.
Before you begin to formulate plans for any changes to your
building, find out whether it is considered individually significant,
contributing, contributing-restorable, or non-contributing. This
information will help you to better understand these guidelines as
they apply to your building. You can find this information on
Adopted by the Landmarks Board as administrative regulations, 11/7/1990
Survey sheets like these document
Boulder's historic resources.
INTRODUCTION 9
historic surveys completed for all buildings in historic districts and
for landmark structures. Surveys are available from the Planning
Department at 1739 Broadway and at the Carnegie Branch Library
for Local History, 1125 Pine Street, Boulder. It should be noted
that the status of buildings can change over time, and not all
surveys are up to date. The determination of contributing or non-
contributing status is ultimately made by the Landmarks Board in
consultation with staff.
The Secretary of the Interior’s Standards for Rehabilitation
1. A property shall be used for its historic purpose or be placed in a new
use that requires minimal change to the defining characteristics of the
building and its site and environment.
2. The historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces
that characterize a property shall be avoided.
3. Each property shall be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical
development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
5. Distinctive features, finishes, and construction techniques or
examples of craftsmanship that characterize a property shall be
preserved.
6. Deteriorated historic features shall be repaired rather than replaced.
Where the severity of deterioration requires replacement of a
distinctive feature, the new feature shall match the old in design, color,
texture, and other visual qualities and, where possible, materials.
Replacement of missing features shall be substantiated by
documentary, physical, or pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause
damage to historic materials shall not be used. The surface cleaning
of structures, if appropriate, shall be undertaken using the gentlest
means possible.
8. Significant archeological resources affected by a project shall be
protected and preserved. If such resources must be disturbed,
mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall
not destroy historic materials that characterize the property. The new
work shall be differentiated from the old and shall be compatible with
the massing, size, scale, and architectural features to protect the
historic integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be
undertaken in such a manner that if removed in the future, the
essential form and integrity of the historic property and its environment
would be unimpaired.
A searchable database of some
information from the survey
sheets, along with recent
photos (2002 - 2003) of for
individual landmarks and
buildings within Boulder’s local
historic districts is now available
from the Carnegie Library for
Local History, Boulder and
online at:
localhistory.boulderlibrary.org
on the city’s website. You
may also retrieve
information by selecting
properties from a map of
Boulder’s historic properties.
www.boulderhistoricpreservation.n et
GENERAL DESIGN GUIDELINES 10
The definitions below help to explain the different categories of
significance:
Local Landmark Buildings:
Those buildings that are officially designated as
city of Boulder local landmarks. These buildings
have a special character and historical,
architectural, or aesthetic interest or value in
Boulder's local history.
Individually Significant Buildings:
Those buildings that are considered individually
eligible for the National Register of Historic
Places or for local landmark designation.
Contributing Buildings:
Those buildings built during the district's period
of significance that exist in comparatively
original condition, or that have been
appropriately restored, and clearly contribute to
the historic significance of the district. Such
buildings may have compatible additions.
Contributing-Restorable Buildings:
Those buildings built during the district's period
of significance that have original material that
has been covered, or buildings that have
experienced some alteration, but that still convey
some sense of history. These buildings would
more strongly contribute, however, if they were
restored. Such buildings may have less
compatible additions.
Non-Contributing Buildings:
Those buildings built during the district's period
of significance that have been altered to such an
extent that historic information is not
interpretable and restoration is not possible. This
includes buildings erected outside the period of
significance that are not individually significant.
Significant Newer Buildings:
Those buildings that have not yet achieved
historic significance but have achieved
architectural significance as excellent examples of
their period.
INTRODUCTION 11
1.3 A History of Boulder
The Boulder valley was first the home of American Indians,
primarily the Southern Arapaho tribe that maintained a village
near Haystack Mountain. Utes, Cheyennes, Comanches, and
Sioux were occasional visitors to the area.
Gold seekers established the first non-native settlement in
Boulder County on October 17,1858 at Red Rocks near the
entrance to Boulder Canyon. Less than a year later, on February
10, 1859, the Boulder City Town Company was organized by
A.A. Brookfield, forty-four lots were laid out at a purchase price
of $1,000 each; a price that was later lowered in order to attract
more residents
Part of the Nebraska Territory until February 29,
1861, when the U.S. Congress created the Territory of
Colorado, Boulder City grew slowly. It developed as
a supply base for miners going into the mountains in
search of gold and silver. Boulder City residents
provided miners with equipment, agricultural
products, housing and transport services, and
gambling and drinking establishments.
Competition among Boulder County settlements for
new residents and businesses was intense. As a
mining supply town, Boulder residents were more
settled than in the mining camps. Economic stability
was a necessity and residents encouraged the establishment of
railroad service, hospital and school buildings, and a stable town
government.
Boulder's first schoolhouse was built in 1860 at the southwest
comer of Walnut and 15th Street, the first in the territory. Also in
1860 a group of Boulder residents began lobbying to have the
University located in Boulder. By 1874 Boulder had won the
designation, secured a donated 44.9-acre site and raised $15,000
to match a similar grant by the state legislature. Construction of
Old Main signaled the opening of the University with
classrooms, offices, an auditorium and the President's living
quarters all located there.
Transportation was improved in 1873 with railroad service
coming to Boulder. Gradually tracks were built to provide
service to Golden and Denver and to the mining camps to the
west. In 1890, the railroad depot was constructed on Water Street
(now Canyon Boulevard) and 14th Street.
Bird's Eye View of Boulder City, 1876
Carnegie Branch Library for Local
History,
Boulder Historical Society Collection
GENERAL DESIGN GUIDELINES 12
City government was formalized in November 1871, when the
town of Boulder was incorporated. Designation of Boulder as the
county seat occurred in 1867 and led to the construction of the
first courthouse at its present site in 1883. It burned to the
ground in 1932 and was replaced by the current courthouse in
1934.
Amenities and health services were developed, even in periods of
little growth. The first Post Office was established in 1860; a
hospital was built in 1873; 1874 saw the arrival of the telegraph, a
water system and the first bank.
The initial residential area was located in what is now downtown
and in some parts of the Goss/Grove, Whittier and Mapleton Hill
neighborhoods. As commercial expansion took over downtown
housing, the surrounding neighborhoods remained primarily
residential areas. At the turn of the century growth of the
University led to the development of University Hill. One mark
of elegance for residents was the flagstone sidewalks, first
installed during the 1880's.
The first private school in Boulder, Mt. St. Gertrude
Academy, was opened in 1892. Boulder, by then
accessible to visitors by railroad, was known as a
community with a prosperous economy, a
comprehensive educational system, and well-
maintained residential neighborhoods. It was no
wonder that the railroad recommended Boulder as a
site for a Chautauqua in 1897. Boulder residents
passed a bond issue to buy the land, and the now
familiar Chautauqua Park is listed both on the
National Register and as a locally designated
landmark.
By 1905 the economy was faltering and Boulder counted heavily
on tourism to boost its fortunes; however, Boulder had no first
class hotel to attract summer visitors and group meetings. By
1906, a subscription drive had raised money to begin
construction. The first event at the new Hotel Boulderado was a
reception for Boulderites on December 30, 1908. The hotel opened
to the public for business on January 1, 1909.
Tourism continued to dominate the Boulder economy for the
next forty years. Each summer shopkeepers, transport firms, and
lodging managers eagerly awaited the influx of Chautauqua
residents (primarily from Texas) and other visitors. By World
View of the Flatirons and Boulder, 1920
Denver Public Library – Western History
Collection
INTRODUCTION 13
War II, when tourism declined, the University had unknowingly
provided another opportunity for growth. With the location of
the U.S. Navy's Japanese language school at CU young men and
women from around the country became acquainted with the
city and liked it.
Following World War II many of these trainees returned as
students, professionals and business people, joining veterans
attending the University on the G.I. Bill. Boulder's population
had not increased significantly since the 1920’s. The 1920 census
showed 11,006 residents while the 1940 count was 12,958. After
the first influx of new residents in the late 1940's, the count
soared to 20,000 in 1950.
New residents meant both new opportunities and
new challenges. Although jobs were needed,
townspeople wanted to preserve the beautiful natural
setting and amenities developed over the years. By
1950, Boulder leaders were actively recruiting new
"clean" industry and improved transportation;
securing a new highway, the Boulder-Denver
Turnpike; and the National Bureau of Standards in
1952. Other research and development industries
soon followed.
The housing shortage and need for additional
business and public buildings attracted young and
talented architects. New subdivisions were planned
including the Highland Park-Martin Acres
neighborhood located on the historic Martin Farm
and the North Boulder developments from Balsam
north, originally part of the Tyler Farm. New
neighborhoods brought the city's first two shopping
centers, North Broadway and Basemar. With the
completed turnpike to downtown Denver, Boulder
continued to expand. From 1950 to 1972 the
population grew from 20,000 to 72,000.
With the purchase of thousands of acres of open space beginning
in 1967, the adoption of the Boulder Valley Comprehensive Plan
in 1970, passage of the building height restriction ordinance in
1972, and the residential growth management ordinance in 1977,
Boulder began a period of infill and re-use of its past architectural
development that continues to the present. The Historic
Preservation Code was passed in September 1974. The
ordinance is instrumental in preserving significant portions of
our past while encouraging rehabilitation of historic buildings.
Boulder-Denver Turnpike, 1952
Carnegie Branch Library for Local
History,
Boulder Historical Society
Collection
GENERAL DESIGN GUIDELINES 14
1.4 Architectural Styles in Boulder
Understanding the stylistic trends, the design intent, and the
traditional use of building materials is important to the
evaluation of a structure’s historic integrity and consequently to
rehabilitation design. While a large portion of Boulder's historic
residential properties are properly identified as “vernacular”,
they also include examples of a broad range of architectural
styles that reflect the evolution of Colorado architecture dating
from the 1880’s. The following styles are found in Boulder. The
descriptions are excerpted from a 1983 publication of the
Colorado Historical Society, A Guide to Colorado Architecture.
Vernacular Wood Frame (late 1860-present)
By far the most common style of architecture, Vernacular Wood
Frame structures have been built throughout Colorado since
1860. The Vernacular is an indigenous style generally
constructed with locally available materials according to
traditional building practice. They are simple in form and detail
and generally void of ornamentation. These simple, modest
homes are divided into four types according to floor plan and
roof shape: the Gabled “L”, the Front Gable, the Hipped Gable,
and the Side Gable. These buildings are wood frame
construction and are usually sided with clapboard or wood
shingles or a combination of the two.
Vernacular Masonry (late 1860-present)
Vernacular Masonry is another very common form of
architecture found all over Colorado and dates from the late
1860’s. Although not as common as Vernacular Wood
structures, these unpretentious building are numerous enough
to warrant a separate category. They are generally composed of
brick, stone, or concrete block and are similar in massing to
their wood counterparts. As with Vernacular Wood structures,
these buildings are simple in detail and are designated
according to roof shape and floor plan into four categories: the
Gabled “L”, the Front Gable, the Hipped Box, and the Side
Gable.
Italianate (1870-1910)
Like many Victorian styles, the Italianate emphasized vertical
proportions and richly decorative detailing. It was found on
residential, commercial, and institutional structures throughout
Colorado from about 1870 up until the turn of the century and
is either wood or masonry construction. The Italianate style is
characterized by a low pitched, hip roof, wide overhangs,
bracketed cornice, a variety of fenestration (usually very tall,
Italianate
Austin House
Pine Street
Vernacular Wood Frame
Greenman House
Mapleton Avenue
Vernacular Masonry
John Day House
19th Street
INTRODUCTION 15
thin, double-hung, one-over-one winnows), molded window
surrounds, and occasionally a cupola or balustraded balcony.
Simple Italianate structures have a hipped roof, bracketed
eaves, and molded surrounds. A more elaborate or High Style
example may feature arcaded porches, corner quoins, towers,
and ornate detailing.
Second Empire (1870-1910)
The Second Empire style is most easily identified by the use of a
Mansard roof form, a double-pitched roof with a steep lower
slope. The roof is usually pierced with dormer windows
allowing light to this second or third floor. Decorative elements
on the facades include triangular pediments over windows and
porches and pilasters and columns at building corners.
Queen Anne (1880-1910)
Queen Anne is perhaps the most ornate style of the Victorian
Period evident in Colorado, and was popular between 1880 and
1910. The style varies from highly decorative commercial
examples to more restrained version found in many residential
neighborhoods.
General characteristics include a vertical orientation,
asymmetrical massing, corner towers and bays, prominent
decorative porches, projecting gables, and contrasting materials.
First stories are often brick or stone with wood frame upper
stories finished with wood shingles or clapboards. Roof forms
are often complex with gabled or hip dormers and tower
elements. Wide front or wrap-around porches are typically
found on front and side elevations with elaborate trim and
turned posts. The degree of ornamentation usually
distinguishes the High Style from the vernacular.
Ornamentation is emphasized on a High Style Queen Anne
through the use of scalloped and painted shingles in the gable
ends, and decorative bargeboards, sunburst detailing, and
turned spindles on porches and balconies. The corner tower is
prominent, but not universally present.
The Vernacular Queen Anne is generally less ornate, but
usually features the shingled gables, asymmetrical massing and
some decorative detailing. The vernacular examples have
enough decoration to distinguish them from the categories that
are strictly vernacular.
Queen Anne
McAllister House
Pine Street
Second Empire
Chauncey Stokes House
Pine Street
Queen Anne
Temple-Bowron House
Pine Street
GENERAL DESIGN GUIDELINES 16
Edwardian Vernacular (1900-1920)
Edwardian Vernacular structures are basically Post-Victorian
residences similar to the Queen Anne style in form and
massing, but lacking ornamentation. Sometimes called
“Princess Anne,” these buildings feature multi-gabled roofs,
asymmetrical massing, simple surfaces, and occasionally wrap-
around porches, short towers, and some classical details.
Terrace (1880-1920)
The Terrace is considered to be somewhat unique in Colorado
and dates from the late 1880’s through 1920. These structures
are basically one or two-story brick building with a flat roof and
corbelled cornice. The style is evident in a few single-family
homes, but most common as duplexes or larger multi-family
homes. Many have individual porches at each entrance. While
the most common cornice treatment is brick corbelling,
occasionally a separate cornice with brackets or parapets at the
roofline are evident. Stylistic elements such as Richardsonian
arches or Italianate bracketed cornices are used occasionally,
but the basic flat-roofed. Rectangular form predominates.
Foursquare (1900-1930)
One of the most commonly found styles in Colorado after 1900,
the Foursquare is easily recognized by its square plan and
overall simplicity. The majority of these homes were built
during the first three decades of the 20th century. The typical
Foursquare is a two-story, hipped roof structure with central
front dormer, minimal decoration, broad overhanging eaves
with brackets or modillions, classical frieze with dentils, and a
porch with hipped roof supported bu simple, Doric columns or
square posts. Occasionally, a Foursquare will feature a shaped
gable or will be considerably larger with more elaborate
ornamentation, but, in each case, the basic square plan is
predominant.
Classic Cottage (1910-1930)
The Classic Cottage is basically a one-story version of the
Foursquare. It features an elongated hipped roof with central front
dormer, a front porch with thick porch posts or round, simplified
Doric columns supporting the porch roof. Popular between 1910
and 1930, the style was most commonly used in residential
architecture, although occasionally it was used for schoolhouses,
train depots, or small institutional buildings. Building materials
were almost always masonry, particularly brick, with a few rare
frame examples. Ornamentation is generally limited to window
surrounds and flared eaves on the dormer.
Edwardian Vernacular
Lamb House
Spruce Street
Foursquare
Mayall-Pickett House
Highland Avenue
Terrace
Johnson-Betasso Terrace
Pearl Street
Classic Cottage
Mapleton Avenue
INTRODUCTION 17
Colonial Revival (1900-1930)
Classical or Colonial Revival buildings constructed in the early
twentieth century generally have classical detailing. Buildings
in this style vary widely in size, may be of wood or masonry
construction, and have details such as pediments, dentiled
cornices and multi-paned windows. Front doors are usually
accented with pediments or fanlights and porches are typically
small with slender columns. Roof forms can be hipped or
gabled, but are usually simple in massing.
Mission (1900-1930)
The Mission style is most easily identified by the curvilinear
shaped gable and simplicity of form. Also characteristic is a
stucco or plaster finish, arcades, tile roof, and, occasionally,
arched windows. There is usually a small round window or
round ornament located in the center of the shaped gable.
Towers and iron balconies are evident on larger buildings.
Tudor Revival (1910-1930)
The most dominant features of the Tudor Revival style are the
half-timbering that covers the upper story, and the very steeply
pitched roof. The exterior is textured, using brick, stone, or
stucco, and, together with the timbering, give the house a
picturesque composition. Constructed in Colorado during the
1910s and 1920s, these homes also featured gabled or hipped
roofs covered with tile, slate, or shake shingles, and decorated
chimney detailing. Windows are generally mullioned
casements, with an occasional bay window.
Mediterranean (1920-1930)
The key to distinguishing the Mediterranean style is the tile roof
and restrained ornamentation (as opposed to the elaborate
details on a Spanish Colonial Revival structure). Built in
Colorado during the 1920’s, these structures are generally
stucco or brick, often painted white to contrast the brightly
colored roof tiles. Roofs are low-pitched gable or flat with a
parapet on smaller homes; they are low pitched hipped on some
larger homes. Another characteristic feature is the extension of
a side or front wall to form an arcaded entrance or porch.
Windows are sometimes casements, framed by wooden or
wrought iron grills or small second story balconies.
The Mediterranean style was used for churches, schools, and
residences, both on a grand scale and on more modest homes.
The heavy tile roof is generally the dominant characteristic.
Tudor Revival
Ekeley House
11th Street
Mediterranean
David H. Holmes House
11th Street
Colonial Revival
Henrietta Somers House
Baseline Road
Mission
Wahlstrom Mission/Terrace
19th Street
GENERAL DESIGN GUIDELINES 18
Bungalow (1920-1940)
The Bungalow style incorporates a wide range of styles from
Craftsman to Prairie and Mission style buildings. Often
categorized as modest one or one and one half-story buildings,
defining features include large covered porches, low
overhanging roof forms and large scale building elements.
Porch columns tend to be squared and tapered and often sit on
pedestals. Bungalows can be wood or masonry, but share
these common elements.
Modern (1920 - present)
Architecture associated with the Modern movement is
identified by an emphasis on design that was clearly of the
Machine Age, with standardization of parts, absence of non-
functional decoration, and structural "honesty" as hallmarks.
Flat roofs and smooth wall surfaces were favored. Both the
Modernistic style (1920 - 40) and the International style (1925 -
present) are products of this more austere modernism.
Bungalow
6th Street
Modern
Thornton House
13th Street
INTRODUCTION 19
1.5 Review Process
What is Subject to Review?
The Boulder Revised Code’s Historic Preservation Ordinance
(9-11-18, B.R.C., 1981) outlines the process and criteria for
reviewing changes to individual landmarks and buildings in
historic districts. Any alteration to the exterior of a building or
site in a locally designated historic district or on a Landmark
site requires a Landmark Alteration Certificate. Items such as
changing the paint color, major landscaping projects and the
addition of storm windows do not require a building permit,
but they do require a Landmark Alteration Certificate.
What is the Process for Review?
There are three levels of review.
Staff Level Review: The following alterations can usually
be reviewed within a few days by calling a city Preservation
Planner at (303) 441-1880: re-roofing, paint, landscaping,
and rear or side yard fences lower than 5 feet in height with
a minimum of 1" spacing between the pickets. For projects
in downtown, staff may also review signs, awnings and
railings. If such a proposal clearly meets the criteria
outlined by the preservation code (see sidebar), a
Preservation Planner will issue a Landmark Alteration
Certificate, and you can commence your project. (You will
also need a fence permit for fences and a building permit for
re-roofing prior to beginning any work, however).
Landmarks Design Review Committee: All other projects
will be reviewed by the Landmarks Design Review
Committee, which meets weekly and consists of two
members of the Landmarks Board and one member of the
city Planning Department (a city Preservation Planner). Call
a Preservation Planner to schedule your review with the
Committee. The meetings are relatively informal, and you
are encouraged to bring your proposal early in the design
process for a conceptual review. As the project becomes
finalized, the Committee determines whether it meets the
guidelines set forth in this document and in the Boulder
Historic Preservation Code. If it does, the Committee will
issue an Alteration Certificate, and you can commence with
your project after getting the necessary permits. If the vote
of the Committee is divided, the application goes forward
for review by the five-member Landmarks Board at a public
hearing unless you choose to withdraw the application for
revision and resubmittal.
Section 9-11-18 of the
Boulder Revised Code
establishes criteria for
the approval of
Landmark Alteration
Certificates:
1. The proposed work
preserves, enhances, or
restores and does not
damage or destroy the
exterior architectural
features of the landmark or
the subject property within
an historic district;
2. The proposed work does
not adversely affect the
special character or
special historical,
architectural, or aesthetic
interest or value of the
landmark and its site or the
district;
3. The architectural style,
arrangement, texture,
color, arrangement of
color, and materials used
on existing and proposed
structures are compatible
with the character of the
existing landmark and its
site or the historic district;
and
4. With respect to a proposal
to demolish a building in
an historic district, the
proposed new construction
to replace the building
meets requirements 2 and
3 above.
The complete historic
preservation ordinance is
available online at:
boulderhistoricpreservation.
net
GENERAL DESIGN GUIDELINES 20
Landmarks Board Public Hearing: In addition to projects
referred to the Board by the Design Review Committee, the
full Landmarks Board reviews all demolition and new
construction applications. Sheds under 60 square feet in
size and one-story single car garages under 340 square feet
are exceptions, and can be reviewed by the Design Review
Committee. Landmarks Board public hearings are held
monthly, and agendas are published in the newspaper 10
days in advance. Decisions are based on the majority vote
of the five-member Board and standards in the Code.
Call Up by City Council
The decision of the Landmarks Board is subject to call up by the
City Council. If a majority of Council votes to call up the
Board’s decision, it is re-considered at a subsequent City
Council public hearing. If council does not call it up, the
Board’s decision is final.
Other Permit Requirements and Compliance with City Codes
Please note that obtaining a Landmark Alteration Certificate
does not include review of your project for all city
requirements. In addition to meeting the guidelines, design and
building plans must meet all requirements of the City of
Boulder Revised Code, including, without limitation, the Land
Use and Structure Regulations of Titles 9 and 10, B.R.C. 1981.
The land use regulations include limitations on building
setbacks from property lines, maximum building heights, and
minimum solar access requirements. Building, fire, mechanical
and plumbing requirements are covered in the Structure section
of these regulations. The sign code includes limitations on the
size and placement of signs. For direct questions regarding the
building requirements or Land Use regulations, call the
Planning and Development Services Center at (303) 441-1880.
Submittal Requirements
The information you submit with your application is the only
description the Landmarks Design Review Committee will have
of your design. It therefore should illustrate, as precisely as
possible, what you have in mind.
For further information or to schedule a review by the
Landmarks Design Review Committee, please contact the
Planning Department, 1739 Broadway, Suite 300, (303) 441-1880.
Incentives for
Landmarking
As a way to encourage
landmark designation of
the city's eligible historic
resources, the city and
state offer a variety of
incentives to property
owners including:
State income tax credit
for 20% of approved
rehabilitation costs (up
to $50,000 per property)
for local landmarks and
contributing buildings
within historic districts
Federal Investment Tax
Credit for National
Register properties used
for commercial purposes
Eligibility for Colorado
Historical Fund grants
The waiver of sales tax
on construction
materials at the time of
building permit
application
The potential for
exemptions or variances
to a variety of building
code and zoning
requirements.
For complete information
on these benefits contact
a Preservation Planner
by calling (303) 441-
1880.
INTRODUCTION 21
The following are required for review:
1.Application.
2.Photographs. Show all the views of the existing
building and at least a portion of the neighboring
buildings.
3.Scaled Site Plan. A site plan shows a view of your
property from above. Show the property boundaries,
existing buildings, significant trees and landscape
features, and your proposed changes. Include a north
arrow and the location of adjacent buildings, streets and
alleys.
4.Elevations. An elevation is a scaled drawing of the
front, rear or side of a building. Illustrate elevations of
all relevant views of the alteration at the same scale to
which the floor plans are drawn. Accurately label them,
and include the existing building with as much detail as
necessary to show how the old and the new relate to
each other.
5.Floor Plans. Include floor plans drawn at a scale of not
less than 1/8" = 1'0". Include a north arrow and show the
existing building and how your alteration relates to it. It
should be complete enough to show any exterior stairs,
porches, decks, etc., and should include a roof plan.
6.Materials. List the visible exterior materials and
describe them as fully as possible. Samples of these
materials are always helpful.
7.Color. If your plans include paint or stain, describe the
color and include a sample of the colors. A good way to
show the color scheme is to color one or more of the
elevations.
8.Models. For new buildings or for proposals that alter
the scale and/or mass of the original building, a scaled
model may be required. Note that models need not be
expensive: a simple massing model can be made by
tracing each elevation onto cardboard, gluing all sides
together, and adding roofs and appurtenances such as
dormers.
GENERAL DESIGN GUIDELINES 22
PRESERVATION APPROACHES &
TECHNIQUES
While every historic project is different, the
Secretary of the Interior has outlined four
basic approaches to responsible
preservation practices. Determining which
approach is most appropriate for any
project requires considering a number of
factors, including the building’s historical
significance and its existing physical
condition.
Preservation places a high premium
on the retention of all historic fabric
through conservation, maintenance and
repair.
Rehabilitation emphasizes the
retention and repair of historic
materials, but more latitude is provided
for replacement because it is assumed
the property is more deteriorated prior
to work.
Restoration focuses on the retention of
materials from the most significant time
in a property's history, while permitting
the removal of materials from other
periods.
Reconstruction establishes limited
opportunities to re-create a non-
surviving site, landscape, building,
structure, or object in all new materials.
The Secretary of the Interior’s website
outlines these approaches and suggests
recommended techniques for a variety of
common building materials and elements.
An example of appropriate and
inappropriate techniques for roofs is
provided in the sidebars. Additional
information is available from preservation
staff and the Secretary’s website at:
www.nps.gov/tps/standards.htm
www.cr.nps.gov/hps/tps/standguide/index.h
tm
APPROPRIATE
techniques for roofs
Identifying, retaining, and
preserving roofs that are
important in defining the
overall historic character
of the building.
Protecting and
maintaining a roof by
cleaning the gutters and
downspouts and
replacing deteriorated
flashing.
Stabilizing deteriorated or
damaged roofs as a
preliminary measure,
when necessary, prior to
undertaking appropriate
preservation work.
Repairing a roof by
reinforcing the historic
materials. Repairs may
generally include the
limited replacement in
kind--or with compatible
substitute material--of
extensively deteriorated
or missing features.
Replacing in kind a roof
feature, such as a dormer
or cupola that is too
deteriorated to repair - if
the overall form and
detailing are still evident -
using the physical
evidence as a model to
reproduce the feature.
Recreating the
documented design of
exterior features such as
the roof shape and
coverings.
INAPPROPRIATE
techniques for roofs
Altering the roof and
roofing materials which
are important in defining
the overall historic
character of the building
so that, as a result, the
character is diminished.
Failing to stabilize a
deteriorated or damaged
roof until additional work
is undertaken, thus
allowing further damage
to occur to the historic
building.
Replacing historic roofing
material instead of
repairing or replacing
only the deteriorated
material.
Failing to reuse intact
slate or tile when only the
roofing substrate needs
replacement.
Replacing an entire roof
feature such as a cupola
or dormer when limited
replacement of
deteriorated and missing
parts is appropriate.
Applying paint or other
coatings to roofing
material which has been
historically uncoated.
Introducing a new roof
feature that is
incompatible in size,
scale, material and color.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
SITE DESIGN
GENERAL DESIGN GUIDELINES 24
2. SITE DESIGN
Site design includes a variety of character-defining elements of
our historic districts and buildings. Individual structures are
located within a framework of streets and public spaces that set
the context for the neighborhood. How structures occupy their
site, in terms of alignment, orientation, and spacing, creates
much of the context of the neighborhood. In combination with
public and private walks, fences, tree lawns, landscaping, and
retaining walls, the site design features help to define individual
sites and the relationship between public and private space in a
neighborhood.
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.
GUIDELINES
.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.
.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.
2.1.1 / 2.1.7
The marked building is built outside
the range of typical setbacks and
occupies a much larger percentage
of the back yard area than typical.
x
2.1.2
In areas characterized by vertically
proportioned facades, buildings with
a horizontal emphasis are
inappropriate.
x
SITE DESIGN 25
.3 Orient the primary building entrance to the street.
.4 Preserve the original location of the main entry and walk.
.5 A new porch may encroach into the existing alignment
only if it is designed according to the guidelines and if it is
appropriate to the architectural style of the house.
.6 In neighborhoods with alleys, garages should be located at
the rear of the lot and accessed from the alley.
.7 Preserve a backyard area between the house and the
garage, maintaining the general proportion of built mass to
open space found within the area.
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.
GUIDELINES
.1 Maintain the established spacing pattern of street trees.
.2 Preserve street trees whenever possible.
.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.
.4 Maintain the tree-planting strip as a lawn area. The
planting strip (the area between the curb or street and the
sidewalk) is traditionally simple, consisting of grass or low
ground cover along with regularly spaced street trees.
Appropriate:
Grass or low ground cover and trees.
Inappropriate:
Extensive areas of hard surface
Elevated planting borders and bushes
2.1.3
Traditionally, the primary building
entrance faced the street. The lack
of a front entrance on this home
disrupts the character of the street.
2.2.4
Grass, low ground cover, and
evenly spaced street trees are
appropriate for the area between
the street and the sidewalk.
GENERAL DESIGN GUIDELINES 26
Edging materials such as timber, railroad ties or
masonry, except where there is historic precedent.
.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.
The use of railroad ties in landscaping is a recent
design approach that is not permitted.
.6 Avoid landscaping that has the potential for damaging a
historic structure, such as climbing ivy or trees planted too
close to a building.
.7 Where existing retaining walls are important to the
character of the site they should be preserved and
incorporated into new landscape features.
Tall, plain concrete retaining walls are inappropriate.
Regrading and the introduction of new retaining walls
is inappropriate.
2.3 Alleys
The alleys in historic districts were traditionally used for secondary
access to the houses, for deliveries, and as storage places for horses and
buggies, and later, for cars. A view of the backyards from the alleys
was maintained. While today's alleys have evolved into use as
pedestrian paths for jogging, bicycling and dog walking, they still
contribute to the historic character of the neighborhood. They are
typically minimally paved.
Along the alleys are historic accessory buildings of various shapes and
sizes including barns, chicken coops, sheds and small garages. This
variety contributes to the general feeling of human scale in the alleys.
GUIDELINES
.1 Maintain alley access for parking and retain the character
of alleys as clearly secondary access to properties.
.2 Retain and preserve the variety and character found in the
existing historic accessory buildings along the alleys.
.3 The use of historically proportioned materials for building
new accessory buildings contributes to the human scale of
2.2.7
Retaining walls are typically stone or
brick. Plain concrete is
inappropriate.
2.3.2
Typical alleys are unpaved and
characterized by a variety of small-
scale accessory structures and
access to parking.
SITE DESIGN 27
the alleys. For example, narrower lap siding and smaller
brick are appropriate.
.4 Structures that were constructed after the period of
significance but are still more than 50 years old and
contribute to the variety and character of the alleyway
should be retained.
.5 Maintain adequate spacing between accessory buildings so
that the view of the main house is not obscured, and the
alley does not evolve into a tunnel-like passage.
.6 Generally, paving alleys in historic districts alters the
historic character and is inappropriate.
If paving is necessary, a paving material that preserves
the utilitarian character of the alley is appropriate.
The preferred surface is a permeable, soft-edged
material such as recycled asphalt, that will control
drainage and dust.
In problem areas with persistent potholes and/or
drainage problems, solutions such as regrading and
adding pea gravel should be used.
.7 Lighting in alleys should be low wattage and focused
downward. See also, Section 8.4 Lighting.
2.4 Parking and Driveways
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 later alterations and
do not represent traditional parking patterns.
GUIDELINES
.1 Maintain the traditional pattern of parking at the rear of
the lot.
.2 Access to parking should be from the alleys whenever
possible.
.3 Parking in the front yard is inappropriate.
.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.
2.4.1 / 2.4.2
Parking should be provided at the
rear of the lot and accessed by an
alley whenever possible.
X
STREET
ALLEY
GENERAL DESIGN GUIDELINES 28
.5 The visual impact of parking for multi-family and
commercial uses should be minimized. Common
approaches include separating parking into small clusters,
screening with buildings or landscaping, and the use of
small accessory structures.
.6 Historically appropriate paving materials, such as
flagstone or brick, can be used to visually break up larger
parking areas.
.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.
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.
GUIDELINES
.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, pattern, spacing, dimensions, materials and color.
Replace flagstone with flagstone.
Replace concrete with concrete. However, if the block-
face 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.
2.4.7
This new garage is accessed by
flagstone wheel strips
2.5.1
Typical sidewalks are concrete or
flagstone and simple in design.
SITE DESIGN 29
.3 Provide a walkway from the street to the primary front
entrance of the building. The walkway should generally
be perpendicular to the sidewalk.
2.6 Fences
The appearance of the house from the sidewalk, street, and alley
contributes to an area’s character. Historically, fences were not
common in Boulder. Where they existed they were very open, low,
and used to delineate space rather than to create walled-off privacy
areas. Rear and side yard fences were built low enough so neighbors
could talk to each other over them. The fences could be easily seen
through and were built of woven wire (not chain-link), wrought iron,
or painted or opaque stained wood pickets. Elaborate wrought iron
and cast iron fences were typically found only on lots with large or
grand homes.
GUIDELINES
.1 Retain and preserve historic fences that contribute to the
historic character of the site or district whenever possible.
Repair deteriorated fence components rather than replace
them.
.2 Where fences were not traditionally found in the front
yard and where the streetscape character is defined by
open front yards, the introduction of new fences in the
front yard is inappropriate.
.3 Introduce compatible new fences of traditional materials
only in locations and configurations that are characteristic
of the historic district. New fencing should reflect the
character of historic fences in height, openness, materials,
and finish.
.4 Generally, historic fences were constructed of wrought
iron, wood pickets, or woven wire with an open
appearance and a scale that related to the main building.
Cedar stockade fences or block walls are inappropriate.
.5 Generally, historic wood fences were painted or opaque
stained. Transparent stains and unfinished wood are
generally inappropriate. The side of the fence facing the
street, alley, and/or sidewalk must be finished.
.6 Front and rear fences should have some degree of
openness and spacing of slats so that the main structure on
2.6.2
Many of the historic districts are
characterized by open front yards.
Adding new front yard fences in such
areas is generally inappropriate.
2.6.4
Wrought iron and cast iron fences
were typically found only on lots
with large or grand homes.
GENERAL DESIGN GUIDELINES 30
the site is visible from the street or alley. Solid wood
fencing along the rear of a lot obscures much of the
irregularity and variation that defines the essential
character of an alley and creates an inappropriate "tunnel"
effect. Rear and side yard fences below 5 feet in height
with a minimum of 1" spacing between the pickets can be
reviewed at staff level.
.7 Where appropriate, fences in the front yard should be no
more than 36 inches high. This low height should be
maintained along the side yard as far as necessary to
maintain an unobstructed view of the building's main
architectural features, at least to the front elevation of the
house and/or porch. At that point, the fence may become
gradually higher and less open.
.8 Side yard fences were typically located behind the main
house, not in the front yard. Where side yard fences do
extend into the front yard, they should be low and open
with a gradual transition in height toward the rear y ard.
The portion of the side fence that extends beyond the front
elevation of the building should not exceed a maximum of
36 inches in height.
2.6.7
This is an appropriately open and
low front yard fence.
2.6.6
This front yard fence is
inappropriate for both its height and
lack of openness.
2.6.8
This side yard fence gradually
transitions from the rear to the front.
SITE DESIGN 31
2.7 Pools
Pools (including hot tubs and spas) reflect contemporary
lifestyles and were not traditionally part of the fabric of historic
districts during their periods of significance. Therefore, in
many cases, the introduction of these structures may be
so detrimental to the character of the site or the
streetscape that such construction will be inappropriate.
The following guide describes pool structures’ relative
appropriateness:
-In-ground pools
- Lap pools
- Hot tubs/spas
- Above-ground pools
Rarely appropriate
May be appropriate
May be appropriate
Not appropriate
Spas and narrow lap pools may be appropriate depending on
their placement and style. Above ground pools are always
inappropriate.
Although introduction of an in-ground pool is generally
discouraged for most sites, there may be circumstances where
the proposed installation could be acceptable. This may occur
when the property and the surrounding lots are large enough
to provide a sufficient buffering distance from neighboring
properties and where proximity to and visibility by all public
rights-of-way are minimal. In those instances, the following
guidelines may be employed.
The following guidelines are designed to minimize the potential
impact that pools have on the historic character of the site and/or
the district as a whole.
Pool When site suitability is established, pool design and
associated paving, patios, structures and/or mechanical
equipment, should be sensitive to and compatible with the
overall historic character of the property and/or of the district as
a whole. The impact of contemporary site features or equipment
such as pools and associated features can sometimes be
diminished through careful siting and screening. It is strongly
recommended that the property owner engage surrounding
property owners to discuss their design and pool location as
the introduction of a pool and its appurtenant structures could
have an impact. In most cases, the introduction of a pool will
GENERAL DESIGN GUIDELINES 32
be so detrimental to the character of the site or the
streetscape that such construction will be inappropriate.
GUIDELINES
.1 General
Pools and associated features should be located in an
inconspicuous location so as not to be visible from a
public right-of-way.
Pools and associated features should not obscure the
view of or negatively impact any contributing buildings
or features on the site.
Above-ground pools are not appropriate; in-ground
pools should be designed to be unobtrusive.
.2 Siting
Pools should be constructed in rear yards only and are
generally inappropriate in side yards or front yards.
On corner lots, pools should be located at the portion of
the rear yard farthest from the public rights-of-way. It
may not be possible to locate a pool on a corner lot in a
way that is not visible from a public right-of-way.
Pools should be designed and located so as to allow for
future removal without damage to the historic property.
A back yard planted area should be preserved when
locating the pool, maintaining the appropriate
proportion of paving and other hardscape to planting on
the property.
.3 Fencing and Screening
Fences, including required security fencing, will be
reviewed as part of the overall project and should be
consistent with the General Design Guidelines and
applicable district-specific design guidelines.
Chain link fencing is generally inappropriate.
Vegetative screening should be indicated on project
landscape plans and should be maintained.
.4 Materials & Colors
Patios and decks surrounding the pool should be of
materials such as stone or brick.
Pool finishes and colors (including interior liner, tile, &
pool covers) should be subdued.
.5 Lighting
Lighting for swimming pools should be low intensity
and beneath the surface of the water or at ground level.
SITE DESIGN 33
.6 Grading
Grading modifications will be reviewed as part of the
overall project and should meet the General Design
Guidelines and applicable district-specific design
.7 Paving, decks, & patios
Paving, decks, and patios surrounding the pool area will
be reviewed as part of the overall project and should be
consistent with the General Design Guidelines and
applicable district-specific design guidelines.
Paving and patios surrounding the pool should be
limited in dimension and permeable to the greatest
extent possible.
.8 Pool & Spa Mechanical Equipment
Mechanical equipment should be located
inconspicuously so as not to be visible from the public
right-of-way.
Mechanical equipment should be located at or below
ground level and shall be screened through fencing or
landscape screening. Landscape screening should be
indicated on project plans and maintained.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
ALTERATIONS
GENERAL DESIGN GUIDELINES 34
3. ALTERATIONS
The difference between “alteration” and “addition” (section 4)
is in the magnitude of change to the original structure.
Typically, an alteration is on a smaller scale than an addition. It
usually involves elements such as adding dormers, decks, and
windows. An addition usually means adding more square
footage and/or external walls.
As with an addition, an alteration should preserve and
complement the historic character of the structure. It should not
replicate but should be distinguishable from and simpler in
design than any historic element. For example, an added
window would not have the elegantly carved frames of a
historic window. In general, simpler designs are the most
successful.
3.1 Roofs, Skylights, and Solar Panels
The roof is one of the primary character-defining features of a historic
building, and the repetition of similar roof types creates part of the
visual consistency that defines a historic area. Alterations or
additions to roofs must be given careful consideration to ensure that
they do not compromise the integrity of the historic structure. Typical
roof shapes are gabled or hipped. Shed roofs sometimes occur on
historic additions and accessory structures. Buildings within a
district may have a combination of these roof types.
GUIDELINES
.1 Retain and preserve the original roof form of a historic
structure.
Maintain the roof form, slope, height, and orientation
to the street.
Preserve the original depth of the overhang along the
eaves.
Any alterations to a roof should be compatible with the
form, pitch, plate height and massing of the historic
roof.
Raising the roof to accommodate a full or partial upper
story addition is inappropriate – consider the addition
of a dormer instead.
.2 Preserve the character of the original roofing and its
details.
Although historical accuracy in roofing materials is not
required, attempt to preserve the type, unit scale, and
HIPPED
GABLE
SHED
TYPICAL ROOF FORMS
Winter &
Company
ALTERATIONS 35
texture of the original roofing. In some circumstances,
the roofing material is an important architectural
feature that should be preserved. For example, metal
roofs should remain metal; tiled roofs should remain
tiled.
Boulder has an ordinance that requires the phasing out
wood shingle roofs. Dimensional, composition
shingles are an appropriate replacement.
Avoid removing historically important roofing or
wood trim that is in salvageable condition. Retain and
repair roof detailing such as brackets, cornices,
parapets, bargeboards and gable-end shingles.
.3 Skylights that are installed on a historic roof should be as
unobtrusive as possible and not visible from a public
street. Flat skylights that blend with the roof are most
appropriate. Sculptural or bubble-type skylights are not
appropriate. Also see Guideline 8.3.4.
.4 Minimize the visual impact of solar collectors. Also see
Guideline 8.3.4.
The use of energy-efficient and energy-conserving
materials is encouraged, but they should not
compromise the historic integrity of the building.
Solar collectors should not alter the existing profile of
the roof nor be highly visible, particularly from the
front of the house. They should be mounted flush on
rear-facing roofs, or placed on the ground in an
inconspicuous location.
.5 Roof appurtenances such as swamp coolers, TV antennas,
and satellite dishes should be installed so that they are not
visible from the street and do not damage or obscure
historic features. Also see Guideline 8.3.4.
3.2 Roof Decks and Balconies
Roof decks are deck areas above the first floor that are contained
completely or partially in a roof mass. Balconies are railed or
balustraded platforms that project from the building. Second story roof
decks or balconies are characteristic of only a few architectural styles
found in Boulder. They may be compatible additions, however, if
located on the rear and if they are integrated into the primary
structure. Second story roof decks or balconies are not appropriate for
free-standing accessory buildings and garages. Any decks or balconies
above the second story are inappropriate unless based on historic
precedent.
3.1.5
Mechanical equipment, such as
coolers, should not be visible from
the street.
3.1.3
Bubble-type skylights are
inappropriate, especially when
visible from the street.
GENERAL DESIGN GUIDELINES 36
GUIDELINES
.1 Locate roof decks or balconies on the rear, not on the front,
of the building. Front roof decks or balconies are
appropriate only if recreating a documented historic
element.
.2 Integrate the roof deck or balcony into the structure either
by setting it into the building or by incorporating it into
the roof structure.
.3 Avoid cantilevered projections from the building, and use
appropriately scaled brackets or supports.
.4 While current code requirements must be met, new
railings should be as close as possible to historic heights.
In addition, sensitive design may give the appearance of
the lower railing heights found on historic structures.
3.3 Decks
Decks are modern expressions of porches that were not found on
historic buildings. Great care needs to be taken in designing decks to
fit into the historic character of the house. The design elements must
respect the historic character as to size, materials, railing detail,
intrusion into spaces between buildings, and materials. Because decks
are not traditionally found on historic structures, they should be
avoided or their appearance should be minimized. Decks should be
subordinate to the house in terms of scale and detailing.
GUIDELINES
For second story decks, see 3.2 Roof Decks and Balconies.
.1 First floor decks are inappropriate in the front of a house.
Locate a first floor deck to the rear of a building.
.2 While current code requirements must be met, new
railings should be as close as possible to historic heights.
In addition, sensitive design may give the appearance of
the lower railing heights found on historic structures.
.3 Unpainted redwood is inappropriate; decks should be
painted or stained to match the existing building.
.4 Materials with a synthetic look and/or feel should be
avoided.
3.2.2
This rear roof deck is appropriately
integrated into the roof.
ALTERATIONS 37
3.4 Porches
Front porches are a common and important visual element of many
historic building styles. The porch roof is generally supported by
freestanding columns or by columns resting on a masonry wall. Wood
railings are anchored with masonry or wood balustrades. A porch is
generally open with the facade of the house plainly visible.
GUIDELINES
.1 Original porches should be preserved.
.2 Deteriorated original porches and porch elements, such as
railings, balusters and columns, should be repaired or
replaced, following recognized preservation methods so
that the character of the porch is not compromised.
.3 Maintain the height, detail and spacing of the original
balustrade if replacing, extending or adding balustrades.
.4 Enclosing a front porch negatively impacts the visual
character of both the individual house and the streetscape
and is inappropriate.
.5 If a rear or side porch is to be enclosed, the following
guidelines apply:
Maintain the sense of openness, scale, proportion, and
separation from the structure of the house. The
enclosure should not obscure the main architectural
details of the porch or house.
Keep the design and materials as simple as possible
rather than trying to match the building facade.
.6 Rebuilding a missing original front porch is encouraged if
evidence of the original porch can be documented.
.7 The introduction of new porches that were not present
historically is inappropriate on individual landmarks and
buildings that are contributing to a historic district.
.8 Porches on new buildings or on non-contributing
buildings should be compatible with the architecture of the
building, incorporating traditional scale and proportions
with updated design details.
.9 Large, two-story tall porches are inappropriate for front
facades unless present historically.
Front porches are key character-
defining features of both individual
buildings and the streetscape.
GENERAL DESIGN GUIDELINES 38
3.5 Dormers
Dormers are traditional roof elements that either extend the space
under the main roof or serve as decorative elements to the main roof.
They generally follow the pitch and form of the main roof and are
always secondary to the main roof massing. The introduction of
dormers may dramatically change the building's appearance, and
therefore may not be appropriate in all circumstances.
GUIDELINES
.1 Existing dormers are important character-defining features
of a building and should be preserved, particularly those
that are most visible from the street.
.2 Deteriorated elements should be repaired or replaced,
following recognized preservation methods.
.3 Existing dormers should not be enlarged or altered in any
way that changes their secondary relationship to the main
roof.
.4 The size, scale, and style of new dormers should be
compatible with existing dormers on the structure. The
form of roof dormers should be compatible with the main
roof form.
.5 Dormer windows should be similar in proportion to first
and second floor windows but smaller.
.6 New dormers must be subordinate to the main roof in
terms of mass, scale and height. Notwithstanding the fact
that one large dormer may give the greatest usable space
within the roof form, smaller dormers are usually the most
appropriate. Often two small dormers are more
appropriate than one large dormer.
.7 Dormer ridgelines must be lower than the main roof.
3.5.4
Dormer forms should match roof
forms; e.g. gabled roofs should
have gabled dormers and hipped
roofs should have hipped dormers.
Winter &
Company
3.5.6 / 3.5.7
The size of these dormers
overwhelms the main roof and the
ridgelines are even with, rather than
below, the main roof.
ALTERATIONS 39
3.6 Exterior Materials: Walls, Siding, and Masonry
Brick, stone, horizontal wood-lapped siding, stucco, and wood shingles
are common finish materials found in historic districts and on historic
structures. Over the years, the materials used in residential
construction have not changed dramatically, but the scale of materials
has become larger. Narrower lap siding, smaller brick and shingles
used alone or in various combinations often distinguish older homes
from newer ones. Brick and stone masonry were traditionally left
natural while wood surfaces were painted.
GUIDELINES
.1 Original historic finish materials should be preserved and
repaired.
Unpainted masonry surfaces, particularly those with
historical significance, should not be painted.
When feasible, remove newer materials that have been
applied over historic finishes and that have not
achieved historic significance in their own right.
Removal of non-historic materials such as stucco or
permastone must be tested to assure that the original
material will not be damaged in the process.
When repairing masonry use appropriate mortar, i.e.,
one that is softer than the surrounding masonry.
.2 New finish materials should be compatible with, but not
seek to replicate, original finish materials.
Use materials that are similar in scale, proportion,
texture and finish to those used historically.
Use authentic materials - materials made to look like
other materials, such as concrete that is scored to look
like brick, are not appropriate.
Historic materials such as wood
siding, stone, brick and dimensional
shingles help establish human
scale.
GENERAL DESIGN GUIDELINES 40
3.7 Windows, Storm Windows, and Shutters
Windows, the elements that surround them, and their relationship to
one another are one of the most important character-defining elements
of a historic building and should be preserved. Improper or insensitive
treatment of the windows on a historic structure can seriously detract
from its architectural character. The relative importance of a window
depends on three factors: the location of the window on the building,
the historic significance of the window, and its condition. Windows
on elevations visible from public ways, particularly the façade, are
especially important. A window that has a high level of historic
significance, regardless of its location, may also be very important to
the historic integrity of the building. The replacement of historic
windows or components including glass, should be considered only as
a last resort.
At times, property owners consider replacement of their historic
windows as a way of improving energy efficiency. Research indicates
that, in most cases, the energy efficiency of an old window can be
increased to that of a thermal pane replacement window by weather-
stripping, insulation of weight pockets, and the application of an
interior or exterior storm system. While the energy loss of a building
may be reduced by replacing or repairing historic windows, windows
are only one factor in the building’s energy usage. It is strongly
recommended that a comprehensive energy audit be undertaken to
identify areas for improvement. To increase a building’s energy
efficiency, a combination of air sealing, additional wall and ceiling
insulation, and the adjustment of mechanical systems is generally
more effective than focusing only on the repair or replacement of a
window. For more information regarding energy efficiency and energy
audits for historic buildings, please contact the Office of
Environmental Affairs at www.environmentalaffairs.com
GUIDELINES
Protection of Historic Windows
.1 Retain and preserve existing historic windows, including
their functional and decorative features, such as frames,
glass, sashes, muntins, sills, heads, moldings, surrounds
and hardware. Because windows near the façade are
particularly critical to the character of historic buildings,
their protection may supercede the protection of historic
windows elsewhere. In some cases, it may be appropriate
to use window elements from rear or side elevations to
repair those on the front.
ALTERATIONS 41
.2 Preserve original window locations; do not move windows
from their historic placement.
.3 Repair rather than replace the functional and decorative
features of original windows through recognized
preservation methods. If replacement of a feature is
necessary, replace only the deteriorated feature in kind
rather than the entire unit, matching the materials, design
and dimensions of the original.
Retrofit of Historic Windows
.4 In some cases, retrofitting historic windows to make them
more energy efficient may be appropriate as part of a
building rehabilitation program. Typically a window
retrofit preserves most or all of the historic wood, glass, or
metal components and consists of insulating weight
pockets and complete weather stripping of its sash and
frames. If a window retrofit calls for the replacement of
single pane glass, it is important to determine that the
work will not compromise the historic character of the
building or the district in which it is located. Historic glass
is typified by its “wavy” uneven surface which can be an
important character defining feature of a window and the
historic building as a whole. Depending upon its location
on the building, the importance to the window itself, and
relative condition, the replacement of historic glass may be
inappropriate.
Retrofitting historic true divided light windows with
thermal-pane glass is inappropriate on primary or
secondary elevations.
Retrofitting historic windows on primary elevations is
rarely appropriate unless the glass has been replaced
with non-historic glass.
The dimensions and relationship of replacement glass
to the stiles, rails, and muntins must closely match
those of the unimproved window. The depth of the
face of the sash to the plane of glass is a character
defining feature.
The retrofit of historic sash with visibly tinted or
reflective glass is inappropriate.
The introduction of weather stripping, insulation, or
materials to improve the operation of historic
windows is among the most effective and least costly
steps that can be taken to improve energy efficiency
and convenience of operation.
GENERAL DESIGN GUIDELINES 42
Window Replacement
.5 The replacement of historic windows should only be
considered as a last resort if the fabric of the window is
deteriorated beyond repair. However, if the property
owner wishes to request a landmark alteration certificate
to replace windows on a contributing or individually
landmarked building, the steps as outlined in the Historic
Window and Door Replacement/Retrofit Guidelines must
be followed.
.6 The location of the window(s) proposed for retrofit or
replacement is important in assessing their significance to
a historic building. In general, the more important the
elevation where the window is located, the less likely that
retrofit or replacement will be appropriate. Elevations will
be categorized as primary, secondary or tertiary, using the
methodology set out in the Window & Door Replacement
Application and Survey.
Replacement of intact historic windows on primary
elevations is rarely appropriate.
Replacement of intact historic windows on secondary
elevations is generally inappropriate.
Replacement of intact historic windows on tertiary
elevations can occur provided it does not compromise
the historic integrity of the building.
.7 The historic significance of the windows proposed for
replacement must also be assessed. In general, the more
significant a window is to the building as a whole, the less
likely that a retrofit or replacement will be appropriate.
The appropriateness of a window replacement will be
determined, in part, based upon characterization of the
window as either ‘Very Historically Important’,
‘Historically Important’, or ‘Non-Historic’ (See
Definitions).
ALTERATIONS 43
WINDOW & DOOR SIGNIFICANCE
Very
Historically
Important
Historically
Important Non-Historic
Primary
Elevation
Repair
Repair
Replacement
allowed
Secondary
Elevation
Repair
Reviewed
case by case
Replacement
allowed
Tertiary
Elevation
Repair
Replacement
allowed
Replacement
allowed
.8 The condition of the window must be evaluated prior to
determining whether the window or door may be repaired
or replaced. The condition is to be determined by assessing
its elements individually. The assessment must be
completed through the use of a survey that identifies the
extent of deterioration in each window and determines
whether the windows may be repaired, retrofitted, or
replaced. The survey form documents the existing
condition for the window and identifies which features
will be repaired and which will possibly be replaced.
.9 If, through the Window & Door Application & Survey
(available as a separate document), it is determined that
the window sashes are too deteriorated to repair (Class III
& IV), but the window frames are salvageable, then sashes
only should be replaced to match the original per the
Retrofit or Replacement Section.
.10 If, through the Window & Door Application & Survey, it is
determined the window may be replaced (Class III & IV),
the window opening itself should be carefully preserved.
It should not be made larger or smaller to accommodate a
differently sized window.
.11 If, through the Window & Door Application & Survey, it is
determined the window may be replaced (Class III & IV),
the same material as was the original is most appropriate;
GENERAL DESIGN GUIDELINES 44
however, other materials may be considered if the
operation, dimension, profile, durability, and finish are the
same. Synthetic materials are generally inappropriate.
Synthetic materials rarely duplicate the surface texture,
reflective and detail qualities of original materials.
.12 If a window that is divided into several panes of glass
must be replaced, a similar true-divided-light window that
matches the dimensions, profile and detailing of the
original is most appropriate. High quality simulated-
divided-light windows may be allowed if they maintain
the muntin size of the original window. Snap-in muntins
or other inauthentic architectural details are inappropriate.
.13 Historic steel windows are character-defining features on
some buildings in historic districts. Because windows
manufactured from other materials generally cannot match
the thin profiles of steel, replacement is generally
inappropriate.
.14 If the existing condition of the window(s), as documented
by a Window & Door Survey, indicates Class III or IV
damage or deterioration, then the window(s) may be
retrofitted or replaced. All retrofitted or replacement
windows must match the historic feature as closely as
possible.
Windows in New Construction
.15 Windows in additions and new structures should reflect
the window patterns and proportions of the existing
structure and the district and utilize similar materials. For
elevations visible from public streets, the relationship of
solids to voids should also be compatible.
.16 Windows should be trimmed with materials similar in
scale, proportion, finish, and character to those used
traditionally.
.17 Openings should indicate floor levels, and generally
should not occur between floors.
.18 Symmetry or asymmetry of openings should be maintained.
.19 Odd window shapes such as octagons, triangles, and
diamonds are generally inappropriate.
Shutters and Storm Windows
3.7.15 / 3.7.19
The relationship between the
amount of window and wall in this
home is out of proportion with
traditional designs. The odd
shaped windows at the roof peak
are also incompatible with historic
patterns.
3.7.12
True-divided light windows have
individual panes of glass separated
by muntins. While some high-
quality simulated-divided light
windows may be acceptable as
replacements in some cases, true-
divided light windows are most
appropriate.
ALTERATIONS 45
.20 Use shutters only if appropriate to the style of the house.
The introduction of exterior shutters to a historic building,
when there is no evidence that shutters were a historic
feature of the house, is inappropriate.
.21 Reintroducing missing shutters is encouraged if evidence
of the original shutters can be documented.
.22 While shutters need not be operable, they should be sized
to maintain the appearance of operability.
.23 Improving the energy efficiency of older windows can
often be addressed through simple repairs. Storm
windows or interior energy panels are alternatives to
window replacement. Wood storm windows are
preferred. Metal storm windows may be appropriate if the
frames match the proportions and profile of the original
windows and if the frames are durably coated so that raw
metal is not visible and fading and chalking are
minimized. Vinyl storm windows are generally
inappropriate. Interior installation is preferred.
GENERAL DESIGN GUIDELINES 46
3.8 Doors and Storm Doors
Front doors and primary entrances are among the most important
elements of historic buildings. The original size and proportion of a
front door, the details of the door, the door surround, and the
placement of the door all contribute to the character of the entrance.
Property Owners may wish to replace their historic doors to improve
energy efficiency. Research indicates that, in most cases, however, the
energy efficiency of an old door can be increased to that of a new
replacement door by weather-stripping and the application of an
interior or exterior storm door system. However, if a property owner
wishes to request a landmark alteration certificate to replace doors on a
contributing or individually landmarked building, the steps as
outlined in the historic Window and Door Replacement/ Retrofit
Application Guidelines must be followed.
GUIDELINES
.1 Whenever possible, retain and preserve all original doors
and door openings. The location of the door(s) proposed
for retrofit or replacement is important in assessing their
significance to a historic building. In general, the more
important the elevation, the less likely that replacement of
a historic door will be appropriate. Elevations will be
categorized as primary, secondary, or tertiary, using the
methodology set out in the Window & Door Replacement
Application and Survey.
Replacement of intact historic doors on primary
elevations is rarely appropriate.
Replacement of intact historic doors on secondary
elevations is generally inappropriate.
Replacement of intact historic doors on tertiary
elevation can occur provided it does not compromise
the historic integrity of the building.
.2 The historic significance of the door(s) proposed for
replacement must also be assessed. In general, the more
significant a door is to the house as a whole, the less likely
that a retrofit or replacement will be appropriate. The
appropriateness of a door replacement will be determined,
in part, based upon characterization of the door as either
‘Very Historically Important’, ‘Historically Important’, or
‘Non-Historic’. (See Definitions).
.3 The condition of the door(s) shall be evaluated prior to
determining whether the door(s) should be repaired or
replaced. The condition is to be determined by assessing
An appropriate door in terms of
size, proportion and detailing.
ALTERATIONS 47
its elements individually. The assessment will be
completed through the use of a survey that is intended to
identify the extent of deterioration in each doors and to
determine whether the door should be repaired,
retrofitted, or replaced. The survey form documents the
existing condition for the door and identifies which
features will be repaired and which will possibly be
replaced.
.4 Retain and preserve the functional, proportional and
decorative features of a primary entrance. These features
include the door and its frame, sill, head, jamb, moldings,
and any flanking windows.
.5 Historic hardware, hinges, locksets, and knobs are door
features that are significant and should be preserved.
.6 Repair damaged original doors and door assemblies
whenever possible following recognized preservation
methods.
.7 If, through a Window & Door Application Survey
replacement is found to be appropriate, the replacement
door should match the original as closely as possible. If
documentation of the original door is not available, then
the appearance of the replacement door should be based
on original doors on similar historic structures.
.8 Replace wood doors with wood doors. Synthetic materials
are generally inappropriate. Synthetic materials rarely
duplicate the surface texture, reflective and detail qualities
of original materials. The use of materials matching the
historic material is recommended.
.9 If energy conservation and heat loss are a concern,
consider using a storm door instead of replacing a historic
entry door. Generally, wood storm doors are most
appropriate. A metal storm door may be appropriate if it is
simple in design and if the frame is durably coated so that
raw metal is not visible and fading and chalking are
minimized. Vinyl storm doors are generally
inappropriate.
.10 Doors in additions and new structures should reflect the
proportions (height and width) of doors in the existing
structure and/or the district.
3.8.10
The modern detailing on this door
would be inappropriate for most
homes in Boulder’s historic districts.
GENERAL DESIGN GUIDELINES 48
.11 Doors should be trimmed with materials similar in scale,
proportion, finish, and character to those used
traditionally.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
ADDITIONS TO HISTORIC
STRUCTURES
GENERAL DESIGN GUIDELINES 50
4. ADDITIONS TO HISTORIC
STRUCTURES
This section applies to buildings that are individual landmarks
or are within a historic district and have been identified as
Contributing, Contributing-Restorable, or Significant Newer.
(see p. 7 and Glossary). Additions to non-historic structures are
considered in Section 5. While the guidelines in this section do
not specifically apply to those properties, they do represent
design principles that should be considered in any addition.
It is normal for buildings to evolve over time as additional
space is needed or uses are accommodated. New additions
within the historic districts are appropriate as long as they do
not destroy historic features, materials, and spatial relationships
that are significant to the original building and site. They also
must be distinguishable from the historic architecture.
New additions should not compromise the integrity of the
original structure or site, whether through direct destruction of
historic features and materials or indirectly through their
location, size, height or scale.
Additions should be compatible with, but discernible from, the
historic architecture. When the original design is duplicated the
addition is indistinguishable and the historic evolution of the
building becomes unclear. Conversely, when design elements
contrast too strongly with the original structure the addition
will appear visually incompatible.
The appropriate location of an addition to an existing building
will depend on the character of the existing building and its site,
adjacent buildings, and the area as a whole. While every site is
unique, generally additions are most appropriate at the rear of
the structure. The addition should be designed and located so
that significant site features, including mature trees, are not lost.
An addition should not overpower the site or dramatically alter
its historic character, and should be subordinate to the existing
structure.
The primary focus in reviewing additions will be on aspects of
new construction that are visible from public streets. The
guidelines will be applied most stringently to these publicly
visible areas. More flexibility will be allowed for rear elevations
and other areas largely screened from public view.
ADDITIONS TO HISTORIC STRUCTURES 51
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.
GUIDELINES
.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.
.2 New additions should be constructed so that they may be
removed in the future without damaging the historic
structure.
.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.
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.
GUIDELINES
.1 Distinguish an addition from the historic structure, 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.
.2 Do not directly copy historic elements. Instead, interpret
historic elements in simpler ways in the addition.
.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.
.4 The architectural style of additions should not imitate the
STREET
4.2.1
Additions can be distinguished from
the original building by being set in,
allowing the corners of the historic
building to be visible.
4.2.2
The upper photo shows a historic
window. The lower photo shows a
simplified interpretation of the
design on an addition to the home.
GENERAL DESIGN GUIDELINES 52
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.
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.
GUIDELINES
.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.
.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.
.3 Adding a partial or full story to the historic portion of a
historic building is rarely appropriate.
.4 Reflect the original symmetry or asymmetry of the historic
building.
.5 Preserve the vertical and horizontal proportion of a
building's mass.
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.
GUIDELINES
.1 Design new additions so that the overall character of the
site, site topography, character-defining site features and
4.3.4 / 4.3.5
This addition, while subordinate to
the historic building, skews the
building’s original symmetry and
vertical proportion.
ADDITIONS TO HISTORIC STRUCTURES 53
trees are retained.
.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.
.3 Respect the established orientation of the original building
and typical alignments in the area.
.4 Preserve a backyard area between the house and the
garage, maintaining the general proportion of built mass to
open space found within the area. See Guideline 2.1.1.
4.5 Key Building Elements
Roofs, porches, dormers, windows and doors are some of the most
important character-defining elements of any building. As such, they
require extra attention to assure that they compliment the historic
architecture. In addition to the guidelines below, refer also to Section
3.0 Alterations for related suggestions.
GUIDELINES
Roofs
.1 Maintain the dominant roofline and orientation of the roof
form to the street.
.2 Rooflines on additions should be lower than and
secondary to the roofline of the original building.
.3 The existing roof form, pitch, eave depth, and materials
should be used for all additions.
Dormers
.4 If consistent with the architectural style of a historic
structure and appropriately sized and located, dormers
may be an appropriate way to utilize upper story space.
Windows
.5 Maintain the proportion, general style, and symmetry or
asymmetry of the existing window patterns.
.6 Use window shapes that are found on the historic
structure. Do not introduce odd-shaped windows such as
octagonal, triangular, or diamond-shaped.
4.1.1 / 4.4.2
A series of inappropriate additions
to this historic building have
completely obscured the front
façade and destroyed historic
fabric.
4.5.1
The roof form of an addition should
generally be the same as the form
of the original roof.
GENERAL DESIGN GUIDELINES 54
.7 Do not add divided light windows to structures that
historically did not have divided light windows.
.8 Use materials and construction similar to historic
windows. Do not use snap-in mullions.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
ADDITIONS TO NON-HISTORIC
STRUCTURES
GENERAL DESIGN GUIDELINES 56
5. ADDITIONS TO NON-HISTORIC
STRUCTURES IN HISTORIC DISTRICTS
This section contains guidelines for additions to buildings that
have been determined to be non-contributing to a historic
district. Non-Contributing buildings include those that,
although constructed during the district’s period of significance,
have been altered to such an extent that the historic integrity is
lost and restoration is not possible. Buildings constructed
outside the period of significance and that are not individually
significant (Individual Landmarks or Significant Newer) are
also considered Non-Contributing.
In general, the guidelines for additions to non-contributing
buildings are more flexible than those for historic buildings,
with the exception of site design guidelines (Section 2.0 Site
Design) and the respect for the mass and scale of the district.
Projects will be evaluated based on these issues and the overall
impact on the character of the district.
While non-contributing buildings are not required to follow the
guidelines in Section 4.0 Additions to Historic Structures, such
projects may benefit from the design principles suggested by
them.
For substantial alterations to a non-historic building, see Section
6.0 New Structures. Substantial alterations are those that would
require issuance of a demolition permit if the building were
over 50 years of age.
GUIDELINES
.1 Follow the guidelines in Section 2.0 Site Design
.2 It is not appropriate to construct an addition that will
detract from the overall historic character of the district by
overwhelming existing buildings in mass and scale.
.3 Alterations to non-contributing buildings built in a
recognizable architectural style should preserve and
respect that style.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
NEW PRIMARY STRUCTURES
GENERAL DESIGN GUIDELINES 58
6. NEW PRIMARY STRUCTURES
New construction within a historic district can enhance the
existing district character if the proposed design and its siting
reflect an understanding of and a compatibility with the
distinctive character of the district. While new construction
should fit into the historic character of the district or site, it
should not replicate historic styles. Instead, new buildings
should relate to the fundamental characteristics of the historic
district or landmark site while also conveying a contemporary
style. New buildings should not overshadow existing historic
structures. Fundamental characteristics to be considered in
designing compatible new structures include: site and setting,
building size and proportions, materials, and the placement and
style of doors and windows.
The primary focus in reviewing new structures will be on
aspects that are visible from public streets. The guidelines will
be applied most stringently to these publicly visible areas.
More flexibility will be allowed for rear elevations and other
areas largely screened from public view.
6.1 Distinction from Historic Structures
The replication of historic architecture in new construction is
inappropriate, as it can create a false historic context and blur the
distinction between old and new buildings. While new structures
must be compatible with the historic context, they must also be
recognizable as new construction.
GUIDELINES
.1 New construction should be a product of its own time.
Create compatible contemporary interpretations of historic
elements.
.2 Interpretations of historic styles may be appropriate if they
are distinguishable as new.
6.2 Site and Setting
New structures should be designed and located so that significant site
features, including mature trees, are not lost or obscured. The size of
the new structures should not overpower the site or dramatically alter
its historic character. Buildings within historic districts generally
display a consistency in setback, orientation, spacing and distance
6.1.1
A contemporary interpretation of a
historic element.
NEW PRIMARY STRUCTURES 59
between adjacent buildings. Therefore, the compatibility of proposed
new construction will be reviewed to ensure that these elements are
maintained.
GUIDELINES
.1 Conform to the design guidelines found in Section 2.0 Site
Design, regarding site and setting in developing a
proposed site plan.
.2 Design new construction so that the overall character of
the site, site topography, character-defining site features
and trees are retained.
.3 Site new construction to be compatible with surrounding
buildings that contribute to the overall character of the
historic district in terms of setback, orientation, spacing,
and distance from adjacent buildings.
.4 New construction should not be significantly different
from contributing historic buildings in the district in terms
of the proportion of built mass to open space on the
individual site. See Guideline 2.1.1.
.5 New primary structures should serve as a guide for new
accessory structures on the site. Conform to the design
guidelines found in Section 7.0 New Garages and Other
Accessory Structures.
6.3 Mass and Scale
In considering the overall compatibility of new construction, its
height, form, massing, size and scale will all be reviewed. The overall
proportion of the building's front façade is especially important to
consider since it will have the most impact on the streetscape. While
new construction tends to be larger than historic buildings, reflecting
the needs and desires of the modern homeowner, new structures
should not be so out-of-scale with the surrounding buildings as to
loom over them.
GUIDELINES
.1 Design new buildings to be compatible with surrounding
buildings that contribute to the overall character of the
historic district in terms of height, size, scale, massing, and
proportions.
6.2.2 / 6.3.2
The marked building is built outside
the range of typical setbacks,
occupies a much larger percentage
of the lot than typical, and is
generally out of scale with
surrounding buildings.
x
GENERAL DESIGN GUIDELINES 60
.2 The mass and scale of new construction should respect
neighboring buildings and the streetscape as a whole.
.3 Historic heights and widths as well as their ratios should
be maintained. The proportions of the front façade are
particularly important and should be compatible to those
of surrounding historic buildings.
.4 A new house constructed behind an existing historic house
should be of lesser mass and scale than the original
structure.
6.4 Materials
GUIDELINES
.1 Materials should be similar in scale, proportion, texture,
finish, and color to those found on nearby historic
structures.
.2 Maintain a human scale by avoiding large, featureless
surfaces and by using traditionally sized building
components and materials.
6.5 Key Building Elements
Roofs, porches, dormers, windows and doors are some of the most
important character-defining elements of any building. As such, they
require extra attention to assure that they compliment the historic
architecture. In addition to the guidelines below, refer also to Section
3.0 Alterations for related suggestions.
GUIDELINES
.1 Design the spacing, placement, scale, orientation,
proportion, and size of window and door openings in new
structures to be compatible with the surrounding
buildings that contribute to the historic district, while
reflecting the underlying design of the new building.
.2 Select windows and doors for new structures that are
compatible in material, subdivision, proportion, pattern
and detail with the windows and doors of surrounding
buildings that contribute to the historic district.
.3 New structures should use a roof form found in the district
or on the landmark site.
NEW PRIMARY STRUCTURES 61
.4 Porches should be compatible in massing and details to
historic porches in the district, and should be appropriate
to the style of the house.
.5 Dormers should be secondary to the main roof and should
be lower than the roofline. Oversized dormers are
inappropriate.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
GARAGES & OTHER ACCESSORY
STRUCTURES
GENERAL DESIGN GUIDELINES 62
7. GARAGES & OTHER ACCESSORY
STRUCTURES
Accessory structures include barns, sheds, garages, and
outbuildings. Originally accessory structures were used for
storage of equipment, animals, or carriages. Generally, these
structures have been adapted for the storage of cars. In most
cases, accessory buildings were located to the rear of the lot and
accessed by alleys. They were subordinate in size and detailing
to the primary house. Over time they have emerged as
important elements of many lots and alleys in the district.
Efforts should be made to protect the eclectic character of alleys.
Both additions to existing accessory buildings and new
accessory buildings will be evaluated in terms of how they
affect the historic character of the individual site and the district
as a whole. In the past, larger accessory structures have been
allowed than may be appropriate today.
7.1 Existing Historic Accessory Structures
A primary concern of the Landmarks Board in reviewing proposed
changes in historic districts is the protection of existing historic
accessory structures and the character of the site and district.
.1 Retain and preserve garages and accessory buildings that
contribute to the overall historic character of the individual
building site or the district.
.2 Retain and preserve the character-defining materials,
features, and architectural details of historic garages and
accessory buildings, including roofs, exterior materials,
windows, and doors.
7.2 New Accessory Buildings
New accessory buildings should follow the character and pattern of
historic accessory structures. While they should take design cues from
the primary structure, they must be subordinate to the primary
structure in size, massing, and detailing. Alley buildings should
maintain a scale that is pleasant to walk along and comfortable for
pedestrians.
Location and Orientation
.1 It is inappropriate to introduce a new garage or accessory
building if doing so will detract from the overall historic
GARAGES & OTHER ACCESSORY STRUCTURES 63
character of the principal building and the site, or if it will
require removal of a significant historic building element
or site feature, such as a mature tree.
.2 New garages and accessory buildings should generally be
located at the rear of the lot, respecting the traditional
relationship of such buildings to the primary structure and
the site.
.3 Maintain adequate spacing between accessory buildings so
alleys do not evolve into tunnel-like passageways.
.4 Preserve a backyard area between the house and the
accessory buildings, maintaining the general proportion of
built mass to open space found within the area.
Mass and Scale
.5 New accessory structures should take design cues from the
primary structure on the site, but be subordinate to it in
terms of size and massing.
.6 New garages for single-family residences should generally
be one story tall and shelter no more than two cars. In
some cases, a two-car garage may be inappropriate.
.7 Roof form and pitch should be complimentary to the
primary structure.
Materials and Detailing
.8 Accessory structures should be simpler in design and
detail than the primary building.
.9 Materials for new garages and accessory structures should
be compatible with those found on the primary structure
and in the district. Vinyl siding and prefabricated
structures are inappropriate.
.10 Windows, like all elements of accessory structures, should
be simpler in detailing and smaller in scale than similar
elements on primary structures. See Sections 3.7 and 4.5 for
additional direction.
.11 If consistent with the architectural style and appropriately
sized and located, dormers may be an appropriate way to
increase storage space in garages. See Section 3.5 and 4.5
for additional direction.
7.2.2
Parking should be provided at the
rear of the lot and accessed by an
alley whenever possible.
X
STREET
ALLEY
7.2.5 / 7.2.7
Garages should be subordinate to
the primary structure and be
complimentary in terms of room form
and pitch.
GENERAL DESIGN GUIDELINES 64
.12 Garage doors should be consistent with the historic scale
and materials of traditional accessory structures. Wood is
the most appropriate material, and two smaller doors may
be more appropriate than one large door.
.13 It is inappropriate to introduce features or details to a
garage or an accessory building in an attempt to create a
false historical appearance.
.14 Carports are inappropriate in districts where their form
has no historic precedent.
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
MISCELLANEOUS
GENERAL DESIGN GUIDELINES 66
8. MISCELLANEOUS
8.1 Paint and Paint Colors
When renovating a historic building, first consider using the original
color scheme. The original paint can often be discovered by careful
analysis of samples of original materials. If it is not possible to discern
original paint colors, a color scheme should be based on historic
precedent within the area. The multiple, bright colors used in San
Francisco, for instance, were not used in Boulder.
Historically, paint colors were more muted tones than those used
today because they depended upon a far more limited source of
pigments. Most wood-clad buildings were painted entirely, generally
with one base color and one or two additional accent colors on details
and trim. For masonry structures, the natural color of the brick or
stone was dominant; paint was applied to wood trim elements around
doors and windows and in gable ends.
As a practical matter, it is suggested that quart samples of the color
scheme should be applied to a section of building as a test before
making final selection. A color on a 1" x 1" paint chip will look
different on a whole house.
GUIDELINES
.1 Preserve and protect original exterior building surfaces
and site features that were painted by maintaining a sound
paint film on them.
.2 Original materials such as brick and stone that are
unpainted should not be painted.
.3 When repainting, select paint colors appropriate to the
historic building and district. When possible, recreate
historic paint schemes based on samples of original
materials.
When selecting paint schemes, a good rule of thumb is
to use a single body color with a lighter and/or
brighter accent color.
Historic paint colors in Boulder are conservative,
emphasizing muted shades or tones rather than pure
hues. New paint colors should not be bright or garish.
MISCELLANEOUS 67
8.2 Energy Efficiency
In 2006, Boulder’s City Council adopted a Climate Action Plan to
meet the Kyoto Protocol goals of substantially lower emissions of
greenhouse gases. It is the city’s aim to create compatibility between
historic preservation and energy efficiency goals. In the historic
districts and on individually landmarked buildings it is important to
ensure that energy efficiency concerns are addressed in ways that do
not damage or diminish the historic character of the building, site or
district. It is recommended that before any energy efficiency upgrades
are made a comprehensive energy audit is conducted to determine the
building’s current energy loss.
In historic districts, a variety of energy-conserving site and building
features illustrate the sensibility of an earlier era to climate and energy
efficiency. Thoughtfully located shade trees buffer residences and
sidewalks from the summer sun. Projecting porches provide shaded
outdoor space and lessen the impact of the harsh sunlight on the
building's interior. Operable windows and shutters allow occupants
to control the introduction of sunlight and breezes within the
buildings. An understanding of how such historic features enhance
energy efficiency is critical to maximizing the energy efficiency of
historic buildings.
For more information regarding the energy audit program and energy
efficiency in historic buildings, please contact the Office of
Environmental Affairs at www.environmentalaffairs.com.
GUIDELINES
.1 Retain and preserve the inherent energy-conserving
features of historic buildings and their sites, including
shade trees, porches, and operable windows, transoms,
shutters and blinds.
.2 Increase the thermal efficiency of historic buildings by
observing traditional practices, such as weather-stripping
and caulking, and by introducing appropriate energy-
efficient features, such as storm windows and doors. See
Guidelines 3.7.23 and 3.8.9 for additional direction.
.3 Replace deteriorated or missing wooden blinds and
shutters with matching new units sized to fit the opening.
See Guideline 3.7.21 for additional direction.
.4 It is not appropriate to install solar collectors in locations
GENERAL DESIGN GUIDELINES 68
that compromise prominent roofs. The installation of solar
collectors may be appropriate provided it does not detract
from the historic character of the property, landmark or
historic district.
8.3 Mechanical and Utility Facilities
GUIDELINES
.1 If a new mechanical system is needed, install it so that it
causes the least amount of alteration to the building's
exterior façades, materials, and site features.
.2 Locate new mechanical equipment and utilities, including
heating and air conditioning units, in the most
inconspicuous area, usually along a building's rear facade.
Screen them from view.
.3 Where possible, locate portable window air-conditioning
units on rear facades or inconspicuous side facades.
Consider noise impacts to neighbors when selecting sites.
.4 It is not appropriate to install ventilators, antennas,
skylights, satellite dishes or other mechanical equipment in
locations that compromise character-defining roofs, or on
roof slopes that are prominently visible from the street.
.5 Minimize the visual impacts of trash storage and service
areas by screening them from the street.
8.4 Signs
A sign typically serves two functions: to attract attention and to
convey information. Signs designed for a historic building should not
detract from important design features of the building. All new signs
should be developed with the overall context of the building and
district in mind.
GUIDELINES
.1 Retain and preserve existing historic signs that contribute
to the overall historic character of the building or the district.
.2 New signs should be compatible in material, size, color,
scale, and character with the building.
.3 Signs should be subordinate to the overall building
MISCELLANEOUS 69
composition and in scale with the façade.
.4 Locate a sign on a building so that it emphasizes design
elements of the façade itself. In no case should a sign
obscure or damage architectural details or features.
.5 Simple letter styles and graphic designs are most
appropriate.
.6 A hanging entryway sign may be located on a porch, or
directly above the steps leading to the primary entrance of
a structure.
GENERAL DESIGN GUIDELINES 70
8.5 Lighting
Traditionally, site lighting was very limited in residential districts.
While today there is typically a need for more lighting and higher
levels of illumination, both building lighting and site lighting should
respect the quality of lighting that characterizes historic residential
districts. When selecting specific fixtures and locations, it is also
important to consider the impact of site lighting on adjacent
properties.
GUIDELINES
.1 Retain and preserve exterior lighting fixtures that
contribute to the overall historic character of a building,
site or district.
.2 It is inappropriate to introduce or eliminate exterior
lighting fixtures if doing so will detract from the overall
historic character of the building, site, or streetscape.
.3 Lighting should be functional ― not just decorative.
.4 Lighting in alleys should be low wattage and focused
downward.
.5 It is inappropriate to illuminate the facades of houses in
residential districts.
8.6 Artwork
Artwork includes, without limitations, paintings and sculptures,
whether attached to a building or freestanding.
GUIDELINES
.1 Retain and preserve artwork that contributes to the overall
historic character of a building, site or district.
.2 Artwork should be subordinate to the overall building.
.3 Artwork should not obscure or damage building elements
or details. For instance, a mural should not cover windows.
.4 Artwork should not permanently alter the building or site,
such as paint on unpainted masonry.
.5 Artwork should not detract from the historic character of
MISCELLANEOUS 71
the building, site or district, nor should it confuse the
public regarding the period of significance of the building
or district through anachronistic images or details.
8.7 Public Improvements
Public improvement features such as street lighting, street and alley
paving, tree planting, parks, and sidewalks all contribute to the
historic character of a historic district or site. Any public
improvement undertaken by the City of Boulder shall be reviewed by
the Design Review Committee of the Landmarks Preservation
Advisory Board. See Sections 2.3 Alleys and 2.5 Sidewalks for
additional direction.
GUIDELINES
.1 Any public improvement should maintain and reinforce
the character of the historic district.
8.8 Americans with Disabilities Act
Places of public accommodation are required to provide access to their
services and programs under provisions of the Americans with
Disabilities Act. In the case of historic buildings, some provision for
using alternative measures exists if the property is historically or
architecturally significant enough to merit such treatment. When
changes to a building or site are necessary, careful consideration must
be given to how the changes can be incorporated without
compromising the integrity of the historic building, its character-
defining features, or its site.
GUIDELINES
.1 Provide barrier-free access that promotes independence for
the disabled to the highest degree practicable, while
preserving significant historic features.
.2 The appearance of accessibility ramps or elevators should
not significantly detract from the historic character of the
structure.
.3 If the addition of accessibility improvements negatively
impacts significant historic elements, these improvements
should be designed to be reversible.
GENERAL DESIGN GUIDELINES 72
DEFINITIONS
GENERAL DESIGN GUIDELINES 74
9. DEFINITIONS
Alignment The arrangement of objects along a straight line.
Balcony A railed projecting platform found above ground
level on a building.
Arch A structure built to support the weight above an
opening. A true arch is curved. It consists of
wedge-shaped stones or bricks called voussoirs
(vu-swar'), put together to make a curved bridge
which spans the opening.
Baluster A short, upright column or urn-shaped support
of a railing.
Balustrade A row of balusters and the railing connecting
them. Used as a stair rail and also above the
cornice on the outside of a building.
Bargeboard A projecting board, often decorated, that acts as
trim to cover the ends of the structure where a
pitched roof overhangs a gable.
Bracket A supporting member for a projecting element or
shelf, sometimes in the shape of an inverted L
and sometimes as a solid piece or a triangular
truss.
Cantilever A projecting beam, girder or other structural
member supported only at one end; used to
support a balcony, cornice, extended eaves or
any other extension to a building or structure.
Column A slender upright structure, generally consisting
of a cylindrical shaft, base, capital, and pillar: It is
usually a supporting or ornamental member in a
building.
Contributing Buildings
Those buildings built during the district's period
of significance that exist in comparatively
original condition, or that have been
appropriately restored, and clearly contribute to
the historic significance of the district. Such
buildings may have compatible additions.
GLOSSARY OF TERMS 75
Contributing–Restorable Buildings
Those buildings built during the district's period
of significance that have original material that
has been covered, or buildings that have
experienced some alteration, but that still convey
some sense of history. These buildings would
more strongly contribute, however, if they were
restored. Such buildings may have less
compatible additions.
Cornice A projection at the top of a wall or the top course
or molding of a wall when it serves as a
crowning member.
Deck An uncovered platform, usually with wood
decking and railings, that extends from out from
the main face of a building.
Dormer A window set upright in a sloping roof. The term
is also used to refer to the roofed projection in
which this window is set.
Eave The underside of a sloping roof projecting
beyond the wall of a building.
Elevation A mechanically accurate, "head-on" drawing of a
face of a building or object, without any
allowance for the effect of the laws of
perspective. Any measurement on an elevation is
in a fixed proportion, or scale, to the
corresponding measurement of the real building.
Facade The front or principal face of a building, or any
side of a building that faces a street or other open
space.
Gable Building ends above eave level of a pitched or
gambrel roof. In the case of a pitched roof this
takes the form of an angle. The term is also used
sometimes to refer to the whole end wall.
Historic Context
An organizing structure for interpreting history
that groups information about historic properties
that share a common theme, common
geographical area, and a common time period.
GENERAL DESIGN GUIDELINES 76
The development of historic contexts is a
foundation for decisions about the planning,
identification, evaluation, registration, and treat-
ment of historic properties, based upon
comparative historic significance.
Historic Integrity
The degree to which a building has retained its
original elements.
Historically Important Window or Door
The feature has retained integrity from the
period of significance and is an integral part of
the historic design or is essential to the
understanding of the architectural type or style.
Human Scale
Human scale refers to the relationship between
the dimensions of a building, street, streetscape
or outdoor space to the average dimensions of a
human body.
Individually Significant Buildings
Those buildings that are considered individually
eligible for the National Register of Historic
Places or for local landmark designation. These
buildings have a special character and historical,
architectural, or aesthetic interest or value in
Boulder’s local history.
Interior Energy Panel
Interior energy panels are single pane glass
panels affixed to the interior of historic windows
in order to reduce conductive heat loss and
prevent the infiltration of cold air from outdoors.
They are an option for increasing energy
efficiency without full window replacement.
Landmarks Board
The City of Boulder's Landmarks Board consists
of five volunteer city residents appointed by the
City Council to consider applications and make
recommendations to Council for landmark and
historic district designations and to review
proposed exterior alterations to Landmarks or
within landmark districts.
GLOSSARY OF TERMS 77
Landmarks Board Design Review Committee
A Committee that consists of two members of the
Landmarks Board and one member of the
Planning Department staff and meets weekly to
review alteration certificate applications.
Molding A decorative band or strip of material with a
constant profile or section designed to cast
interesting shadows. Generally used in cornices
and trim around window and door openings.
Mullion A large vertical member separating two
casements; the vertical bar between coupled
windows or multiple windows; the central
vertical member of a double-door opening.
Muntin One of the thin strips of wood used for holding
panes of glass within a window; also called
munnion, bar, sash bar, munton bar. Also, the
central vertical member of a door.
Non-Contributing Buildings:
Those buildings built during the district's period
of significance that have been altered to such an
extent that original historic elements are not
interpretable, and restoration is not possible, also
buildings erected outside the period of
significance that are not individually significant.
Non-Historic Window or Door:
Windows or doors that have been replaced, or
are so extensively altered that they are
inconsistent with the pattern, proportion or
materiality of the historic window or door.
Non-Historic windows and doors may be
retrofitted or replaced. However, the character of
the retrofit or replacement should be compatible
with the historic character of the building. (See
Section 3.7.15).
Parapet A low wall or protective railing; often used
around a balcony or balconet, or along the edge
of a roof.
Period of Significance
The time period during which the majority of
GENERAL DESIGN GUIDELINES 78
contributing buildings in a historic district were
constructed. The period of significance is
generally established by the designating
ordinance for a district.
Pitch The slope of a building element, typically
expressed as the ratio of vertical rise per
horizontal run, e.g,. a 3/12 pitch indicates a rise
of 3” for every 12” of horizontal run.
Plate Height The distance between the foundation or the
topmost horizontal piece of framing at the top of
a wall and where the next floor framing begins or
where the roof form starts.
Post A piece of wood, metal, etc., usually long and
square or cylindrical, set upright to support a
building, sign, gate, etc.; pillar; pole.
Primary Elevation
The front or principal elevation(s) of a building
that face a public right of way or other important
public space such as a park. Typically, the façade
of a building is the most prominent elevation and
will contain character defining doors and/or
windows.
Protection The act or process of applying measures
designed to affect the physical condition of a
property be defending or guarding it from
deterioration, loss or attack or to cover or shield
the property from danger of injury. In, the case of
buildings and structures, such treatment is
generally of a temporary nature and anticipates
future historic preservation treatment; in the case
of archaeological sites, the protective measure
may be temporary or permanent.
Retrofit In a rehabilitation project, the installation of new
materials into an existing fabric. For example, a
retrofitted window would be the installation of
new glass (i.e. low e glass) that is fitted into an
existing window sash.
Roof The top covering of a building. Some types:
Gable roof has a pitched roof with ridge and
vertical ends.
GLOSSARY OF TERMS 79
Gambrel roof is a variation of a gable roof, each
side of which has a shallower slope above a
steeper one.
Hip roof has sloped ends instead of vertical ends.
Shed roof (lean-to) has one slope only and is built
against a higher wall.
Jerkin-head (clipped gable or hipped gable) is
similar to gable but with the end clipped.
Sash A window component: see window parts.
Secondary Elevation
Typically a side of a building that has less public
visibility, and may have fewer significant
character defining features than on the façade.
An elevation that has visibility from an alley may
be considered a secondary elevation.
Siding The narrow horizontal or vertical wood boards
that form the outer face of the walls in a
traditional wood frame house. Horizontal wood
siding is also referred to as clapboards. The term
"siding" is also more loosely used to describe any
material that can be applied to the outside of a
building as a finish.
Sill The lowest horizontal member in a frame or
opening for a window, door, or framed wall or
partition.
Simulated Divided Light Window
Windows that have muntins affixed to the inside
and outside of the panes of glass to simulate the
look of a true divided light window.
Soffit The underside of a structural part, as of a beam,
arch, etc.
Tertiary Elevation
The side of a building that typically has little or
no visibility from the public right of way and is
usually located at the rear of the building.
True Divided Light Window
Windows that use muntins to form multiple
individual panes of glass in the sash.
GENERAL DESIGN GUIDELINES 80
Vernacular Buildings in indigenous styles constructed from
locally available materials following traditional
building practice and patterns and not
architect-designed.
Very Historically Important Window or Door
A window or door that has retained substantial
integrity from the period of significance and is
characterized by at least one of the following:
1. Defines the architectural type or style of
the building and without it the
architectural significance would be
eroded.
2. Is constructed of a rare or unusual
material that would be difficult or costly
to replicate (i.e. stained or leaded glass).
3. Was executed with a high degree of
craftsmanship that would render its
restoration difficult or costly.
4. Conveys artistic merit through skillful
integration of design, material, and color
which is of excellent visual quality.
5. Demonstrates superior craftsmanship or
is an example of the uncommon through
elements of architectural design, details,
or craftsmanship that are representative
of a significant innovation.
Visual Continuity
A sense of unity or belonging together exhibited
by elements of the built environment because of
similarities among them.
Window Condition
Class I: Small repairs, which are usually
performed as part of a building’s annual
maintenance program. This may include
paint removal, re-glazing, weather-
stripping, caulking, and repainting
Class II: Shows a small degree of physical
deterioration but can be repaired in place
by patching, waterproofing,
consolidating, or re-gluing existing
material.
Class III: Localized deterioration in specific areas
that can be removed and replaced
without requiring a full feature
replacement.
GLOSSARY OF TERMS 81
Class IV: Damage beyond repair, including a
completely rotted window sill, warping
or a combination of Class III repairs.
Window and Door Replacement Application and Survey
An application & survey which must be
submitted as part of a Landmark Alteration
Certificate for the replacement or retrofit of a
window or door on a historically designated
building. The application and survey outline the
methodology used to identify the condition,
location and historic significance of the window
or door and is used to determine if replacement,
retrofit or repair is appropriate.
Window Parts
The moving units of a window are known as
Sashes and move within the fixed Frame. The Sash
may consist of one large Pane of glass or may be
subdivided into smaller panes by thin members
called Muntins or Glazing Bars. Sometimes in
nineteenth-century houses windows were
arranged side-by-side and divided by heavy
vertical wood members called Mullions.
Head Jamb
Rail
Brickmould
Stiles
Blind Stop
Interior Stop
Side Jamb
Muntins
Sill
Apron
Stool
Interior
Casing
Upper Sash
Parting Stop
Check Rail
Lower Sash
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
bouldercolorado.gov/government/board-commission/landmarks-board
ITEM 7:
CALENDAR
Amended: July 30, 2021
Last Planning Board Meeting: July 29, 2021
August 2021
Mon Tues Wed Thurs Fri
2 3 4 5 6
CC Meeting, (late start) will
be held virtually – See
webpage for details
*Consent: Resolution 1289 for
Annex Petition for CU South
(P. Kleisler)
*Consent: 1st Rdg Ord 8483 to
Annex CU South (P. Kleisler)
LDRC Meeting, 8:30am will
be held virtually – See
webpage for details
LB, 6pm will be held virtually
– See webpage for details
*Public Hearing: 845 14th St.,
LAC application (J. Hewat)
*Public Hearing: 1149 12th St.
and 1128 Pennsylvania Ave.,
LAC application (J. Hewat)
*Public Hearing: 1503 20th St.,
Demolition Review application
(M. Gerwing)
PB Meeting, 6pm will be held virtually
– See webpage for details
*3289 Airport Blvd Use Review Extension
(E. McLaughlin)
*3485 Stanford Ct. Site Review (S.
Walbert)
9 10 11 12 13
CU South Annexation /
Community Briefing &
Listening Session
2:30pm-4:30pm,
will be held virtually – See
webpage for details
CC Study Session, 6pm will
be held virtually – See
webpage for details
*Discussion of Concept Plan
process coordination among
multiple boards (J. Lindsey)
LDRC Meeting, 8:30am will
be held virtually – See
webpage for details
DAB CANCELED
OSBT, 6pm will be held
virtually – See webpage for
details
BOZA Meeting, 5pm will be held
virtually – See webpage for details
16 17 18 19 20
CC Meeting, 6pm will be held
virtually – See webpage for
details
*Call Up: 1149 12th St. & 1128
Pennsylvania Ave. LAC
Consideration for Addition (J.
Hewat)
*Call Up: 845 14th St. LAC
Consideration for Roof
Mounted Solar PV System (J.
Hewat)
LDRC Meeting, 8:30am will
be held virtually – See
webpage for details
PB Meeting, 6pm will be held virtually
– See webpage for details
*2022-2027 CIP (C. Ranglos)
*Under Matters - Facilities Master Plan
Update Info Item (C. Ranglos)
23 24 25 26 27
CC Study Session, 6pm will
be held virtually – See
webpage for details
LDRC Meeting, 8:30am will
be held virtually – See
webpage for details
CU South Annexation / Community
Briefing & Listening Session
4:30pm-6:30pm,
will be held virtually – See webpage
for details
30 31
Amended: July 30, 2021
Last Planning Board Meeting: July 29, 2021
September 2021
Mon Tues Wed Thurs Fri
1 2 3
LDRC Meeting, 8:30am will be
held virtually – See webpage
for details
LB, 6pm will be held virtually –
See webpage for details
PB Meeting, 6pm will be
held virtually – See
webpage for details
*2504 Spruce Concept Plan
Review (E. McLaughlin)
*Alpine Balsam Form-Based-
Code and follow-on rezoning
from the Comp Plan Update
(J. Sugnet)
6 7 8 9 10
CITY HOLIDAY CC Meeting MOVED to
Sept. 9th due to Rosh
Hashanah Holiday
LDRC Meeting, 8:30am will be
held virtually – See webpage
for details
DAB, 4pm will be held virtually
– See webpage for details
OSBT, 6pm will be held
virtually – See webpage for
details
BOZA Meeting, 5pm will be
held virtually – See
webpage for details
CC Meeting, 6pm will be
held virtually – See
webpage for details
*Call Up: 3485 Stanford Ct.
Site Review Redevelop (S.
Walbert)
*Public Hearing: 2nd Rdg Ord
8483 to Annex CU South (P.
Kleisler)
13 14 15 16 17
CC Study Session, 6pm will
be held virtually – See
webpage for details
LDRC Meeting, 8:30am will be
held virtually – See webpage
for details
PB Meeting CANCELED
Yom Kippur Holiday
20 21 22 23 24
CC Meeting, 6pm will be
held virtually – See
webpage for details
*Public Hearing: Continuation
of 2nd Rdg Ord 8483 to Annex
CU South (P. Kleisler)
LDRC Meeting, 8:30am will be
held virtually – See webpage
for details
27 28 29 30
CC Study Session, 6pm will
be held virtually – See
webpage for details
LDRC Meeting, 8:30am will be
held virtually – See webpage
for details
Amended: July 30, 2021
Last Planning Board Meeting: July 29, 2021
October 2021
Mon Tues Wed Thurs Fri
1
4 5 6 7 8
CC Meeting, 6pm will be held virtually
– See webpage for details
LDRC Meeting, 8:30am
will be held virtually – See
webpage for details
LB, 6pm will be held
virtually – See webpage
for details
PB Meeting, 6pm will be
held virtually – See
webpage for details
*Public Hearing on the
Facilities Master Plan (C.
Ranglos)
11 12 13 14 15
CC Study Session, 6pm will be held
virtually – See webpage for details
LDRC Meeting, 8:30am
will be held virtually – See
webpage for details
DAB, 4pm will be held
virtually – See webpage
for details
OSBT, 6pm will be held
virtually – See webpage
for details
BOZA Meeting, 5pm will
be held virtually – See
webpage for details
18 19 20 21 22
CC Meeting, 6pm will be held virtually
– See webpage for details
LDRC Meeting, 8:30am
will be held virtually – See
webpage for details
PB Meeting, 6pm will be
held virtually – See
webpage for details
25 26 27 28 29
CC Study Session, 6pm will be held
virtually – See webpage for details
LDRC Meeting, 8:30am
will be held virtually – See
webpage for details
Amended: July 30, 2021
Last Planning Board Meeting: July 29, 2021
November 2021
Mon Tues Wed Thurs Fri
1 2 3 4 5
No CC Meeting
ELECTION DAY
LDRC Meeting, 8:30am will be held
virtually – See webpage for details
LB, 6pm will be held virtually – See
webpage for details
PB Meeting, 6pm will be held virtually
– See webpage for details
8 9 10 11 12
CC Study Session, 6pm will be
held virtually – See webpage for
details
LDRC Meeting, 8:30am will be held
virtually – See webpage for details
DAB, 4pm will be held virtually –
See webpage for details
OSBT, 6pm will be held virtually –
See webpage for details
CITY HOLIDAY
15 16 17 18 19
CC Meeting, 6pm will be held
virtually – See webpage for
details
*PLACEHOLDER - Consent: 1st
Rdg Ord XXX Oil & Gas
Regulations (K. Guiler)
LDRC Meeting, 8:30am will be held
virtually – See webpage for details
PB Meeting, 6pm will be held virtually
– See webpage for details
22 23 24 25 26
LDRC Meeting, 8:30am will be held
virtually – See webpage for details
CITY HOLIDAY CITY FURLOUGH DAY
29 30
CC Special Meeting, 6pm will be
held virtually – See webpage for
details