Item 5C - 745 Highland Ave LB Memo 04.06.22
MEMORANDUM TO THE LANDMARKS BOARD
April 6, 2022
STAFF
David Gehr, Interim Director of Planning and Development Services
Charles Ferro, Acting Comprehensive Planning Manager
Lucas Markley, Attorney, City Attorney’s Office
James Hewat, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Faith Hamman, Historic Preservation Intern
LANDMARK ALTERATION CERTIFICATE REQUEST
Public hearing and consideration of a Landmark Alteration Certificate application to install
front porch railings at 745 Highland Ave., an individual landmark and contributing property in
the Mapleton Hill Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code
1981, and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings, “ B.R.C.
1981 (HIS2022-00041). Owner: Carrie and Neville Vere-Nicholl / Applicant: Jeff Borchardt, Jazz
Architecture.
Address: 745 Highland Ave
Owner/Applicant: Carrie and Neville Vere-Nicoll / Jeff Borchardt
Case Numbers: HIS2022-00041
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
SITE INFORMATION
Historic District: Mapleton Hill Historic District
Date of construction (house): 1902-03
Zoning: RL-1 (Residential-Low 1)
Lot size: 9,300 sq. ft.
Existing house sq. ft.: 2,262 sq. ft.
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 1 of 36
STAFF RECOMMENDATION
Staff recommends the Landmarks Board conditionally approve the application.
RECOMMENDED MOTION
I move that the Landmarks Board adopt the staff memorandum dated April 6, 2022, as the
findings of the board and conditionally approve a Landmark Alteration Certificate to construct
front porch railings at 745 Highland Ave., an individual landmark and contributing property in
the Mapleton Hill Historic District, as shown on plans dated September 22, 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 provided the
stated conditions are met.
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 staff for its final review and approval to ensure that the final design of
the railings are consistent with the General Design Guidelines and the intent of this
approval.
a. Revised railing detailing to simply reflect design elements found on historic
portions of the house, for example the diamond pattern in the front windows.
SUMMARY
The proposal to construct railings at the front porch, including a quatrefoil decorative element,
was referred by the Landmarks Design Review Committee to the Landmarks Board for review
on February 16, 2022.
BACKGROUND AND SUMMARY
• In December 2020, the LDRC reviewed a proposal (HIS2020-00325) to add a porch railing,
replace windows and add skylights. The next steps included sending details to staff.
However, the final design for the front porch railing was omitted from the approved LAC at
the applicant’s request.
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• On February 16, 2022, the LDRC reviewed a revised proposal (HIS2022-00025) for iron
railings at the front porch, wood railing at the rear porch, and decking replacement at the
front and rear. The LDRC approved and issued a LAC for the wood railing at the rear and
replacement wood decking. The LDRC advised the applicants to simplify the railing detail
and eliminate the quatrefoil, or present a new application with those elements to the
Landmarks Board for review in a public hearing.
• An application (HIS2022-00041) detailing the proposed railing with quatrefoil elements was
received on February 25, 2022.
• Staff finds that the construction front railings generally meets the Standards for issuance
of a Landmark Alteration Certificate pursuant to 9-11-18(a) & (b)(1)-(4) B.R.C. 1981 and is
largely consistent with the General Design Guidelines and the Mapleton Hill Historic
District Design Guidelines. With the stated conditions, staff recommends approval by the
Landmarks Board.
• This recommendation is based upon the understanding that the stated conditions will be
reviewed and approved by staff prior to the issuance of a Landmark Alteration Certificate.
EXISTING PROPERTY DESCRIPTION
• 745 Highland Avenue is located at the end of the block on the east side of Block 6 in
the Mapleton Subdivision within the Mapleton Historic District.
• The two buildings currently on the lot include the main house and a non-historic garage
built in 1988.
Figure 1. Location map, 745 Highland Ave. in the Mapleton Hill Historic District
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 3 of 36
Figure 2. 745 Highland Ave., c. 1986 (Carnegie Library for Local History).
Figure 3. 745 Highland Ave., South Elevation (Façade), 2022.
Figure 4. Views of the front porch, east elevation (left photo) and southwest (right photo).
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Figure 5. Detail photo of a column on the front porch.
Figure 6. Detail photo of column on the front porch.
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PROPERTY HISTORY
• The house sits on the land that was part of the Tourtellot and Squires Addition. Walter
Smith purchased the property in 1891 and sold it to James Moorhead, who built the
house in 1902.1
Figure 7. Original subdivision plat. Blue highlight indicates lots 48-50, where the house sits
• The house was designed by local architect Watson Vernon. The only other buildings
known to have been designed by Vernon are the Washington and Lincoln Elementary
Schools.
1 Jane Valentine Barker and Jerry Cleveland, 76 Historic Homes of Boulder, Colorado (Boulder, Colo.:
Pruett Pub. Co, 1976).
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 6 of 36
Figure 8. Original architectural drawing.
Figure 9. Photo of 745 Highland Ave in 1903.
745 Highland Ave – Building Description
• Neoclassical (or Classical-Revival) brick residence;
• Neoclassical design reflected in the full height porch:
o with four fluted ionic columns with volutes (scroll ornaments).
o triangular pediment with no ornamentation
o simple entablature
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o rusticated stone base
• Hipped roof with front curved gable covered in shingles.
• Second-story window bordered by matching pilasters.
• Stone foundation that extends as foundation of the front porch.
DESCRIPTION OF PROPOSED WORK
Site Plan
• No proposed changes to the footprint of the house
Figure 10. Site plan of 745 Highland Ave.
South Elevation – Façade
• Proposed installation of 36” high railing on three sides of front porch;
• 1.5” wide tubular steel posts welded to steel footing plate;
• ½“ square hammered balusters with alternating quatrefoil detailing
• Anodized bronze
• Free-standing design that allows for removal with no damage to the façade or columns;
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Figure 11. View of South elevation, façade
Figure 12. Detail view of porch railing.
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Figure 13. Details of proposed railing components.
East and West Elevation
• Installation of railing on east and west sides of porch;
• 36” tall railing proposed;
• 1.5” wide tubular steel posts welded to steel footing plate;
• ½” square hammered balusters with alternating quatrefoil detailing
• Anodized bronze
• Free-standing design;
Figure 14. East elevation
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Figure 15. West elevation.
CRITERIA FOR THE BOARD’S DECISION
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18, B.R.C., 1981
(a) The Landmarks Board and the City Council shall not approve an application for a
Landmark Alteration Certificate unless each such agency finds that the proposed
work is consistent with the purposes of this chapter.
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
1. Does the proposed application preserve, enhance, or restore, and not damage or
destroy the exterior architectural features of the landmark or the subject
property within a historic district?
Provided the stated conditions are met, staff finds the proposed work will be generally
consistent with the purposes of this chapter, in that, while not a historic feature, the proposed
railing is necessary from a life-safety standpoint and its simple design will not damage the
historic character of the Neo-classical house.
2. Does the proposed application adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark property?
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Provided the stated conditions are met, staff considers the proposed railing will not adversely
affect the special character or special historic, architectural, and value of the property as the
changes are generally consistent with the General Design Guidelines and the Mapleton Hill
Historic District Design Guidelines.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structures compatible with the
character of the landmark property?
Provided the stated conditions are met, staff considers that the texture, color, and
arrangement of the proposed railing will be compatible with the designated property.
(c) In determining whether to approve a Landmark Alteration Certificate, the
Landmarks Board shall consider the economic feasibility of alternatives,
incorporation of energy-efficient design and enhanced access for the disabled.
Specific information specific to economic feasibly of alternatives, incorporation or energy-
efficiency design and enhance access for the disabled was not submitted with the application.
DESIGN GUIDELINE ANALYSIS
The Historic Preservation Ordinance sets forth the standards the Landmarks Board must
apply when reviewing a request for a Landmark Alteration Certificate (LAC). The Board has
adopted the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks and the Mapleton Hill Historic District Design Guidelines to help interpret the
ordinance. Design guidelines are intended to be used as an aid to appropriate design and not
as a checklist of items for compliance.
General Design Guidelines, 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.
.3 Maintain the height, detail and spacing of the original balustrade if replacing,
extending or adding balustrades.
.5 If a rear or side porch is to be enclosed, the following guidelines apply:
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• 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.
.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.
Analysis
• Photographic evidence indicates that the porch never included a railing;
• The simplicity and lightness of the proposed railing design will not obscure the
architectural details of the house;
• The railing design is simple and will complement the architecture of the house,
however the quatrefoil element is more typical of a Gothic Revival architecture;
• Recommend removing the quatrefoil element or including a detail that is compatible
with, and takes cues from, the architecture of the building. For example, the original
diamond detailing in the windows in lieu of the quatrefoil pattern.
In this case, staff considers the installation of a railing at the front porch appropriate, due to
these factors:
The proposed railing is an effective and necessary for life-safety;
The proposed railing is sensitive to the open appearance of the house; it will be subtle
and keeps the facade of the house plainly visible;
A 36” tall railing on full height porch is proportional to the two-story volume of the front
porch;
The proposed railing is freestanding not connecting to columns or walls, is reversible,
and therefore will not damage historic material.
Staff considers that the following changes to the proposal are necessary to ensure
consistency with the General Design Guidelines for Boulder’s Historic Landmarks:
Modification of the design to better reflect and be more compatible with the Neo-
Classical architecture of the building (consider using the diamond form found on
windows rather that quatrefoil pattern on the rail).
PUBLIC COMMENT
Staff has received no public comment regarding this application.
FINDINGS
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Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that with the stated conditions the project meets the standards
for issuance of a Landmark Alteration Certificate set forth in Section 9-11-18, “Standards for
Landmark Alteration Certificate Applications,” B.R.C. 1981. In reaching this conclusion, the
Board considers the information in the staff memorandum dated April 6, 2022, and the
evidence provided to the Board at its April 6, 2022 meeting. Specifically, the Board finds, if the
stated conditions are met, that:
1. The proposal will be generally consistent with the purposes of this chapter, in that the
proposed work will not damage the historic character of the landmark property;
2. The proposed work will preserve, and will not damage or destroy the exterior
architectural features of the landmark;
3. The architectural style, arrangement, texture, color, arrangement of color and materials
used on the building will be compatible with the character of the existing landmark
and its site; and
4. The proposed work will not adversely affect the special character or special historic,
architectural, and value of the landmark property, as it is generally consistent with the
General Design Guidelines and will generally comply with Sections 2.0 and 3.3 of the
General Design Guidelines and Section 9-11-18(b)(3) of the Boulder Revised Code 1981.
ATTACHMENTS
Attachment A: Applicant Materials
Attachment B: Historic Building Inventory Record, 745 Highland Ave (link)
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 14 of 36
PPlanningg && Developmentt Servicess || 17399 Broadway,, 3rdd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 1 of 5
Updated March 2021
Historic Preservation Landmark Alteration Certificate
(LAC) Application
f REQUIRED MATERIALS FOR PROPOSED EXTERIOR WORK TO ALL PROPERTIES IN DESIGNATED HISTORIC
DISTRICTS AND INDIVIDUALLY LANDMARKED
Signed application
Current site plan and photographs of the property, including the view from the street. See page 2.
Other materials defined by project type and scope. See page 5 for a checklist or required materials.
f TO SUBMIT YOUR LANDMARK ALTERATION CERTIFICATE (LAC)APPLICATION
x Save your materials as PDFs using the naming conventions in the Online Plan Application Guide
x Email application to PDSskipatrip@bouldercolorado.gov. Put Historic Preservation in the subject line.
x Questions? ContactHistoric Preservation staff at 303-441-1994 or historic@bouldercolorado.gov
x Si necesita ayuda para traducir esta información al español, llame al 303-441-1905
f APPLICANT CONTACT INFORMATION
Name Phone#Email Address
Address City State Zip
f OWNER CONTACT INFORMATION SAME AS APPLICANT
Name Phone#Email Address
Address City State Zip
f PROJECT INFORMATION THE WORK WILL NEED TO MEET THE GENERAL DESIGN GUIDELINES ANDANY
DISTRICT-SPECIFIC DESIGN GUIDELINES (LINKS BELOW).
Project Address
Historic District
(Check one. Search the
map of Landmarks and
Historic Districts.)
Chamberlain
Chautauqua
Downtown
Floral Park
Highland Lawn
Hillside
Mapleton Hill
University Place
West Pearl
16th Street
Individual Landmark
Name:
Project Description
Date:
Jeff Borchardt 303-402-1234 jazzarchitecture@icloud.com
2820 Dover Dr Boulder CO 80305
Carrie and Neville VereNicoll (303) 579-9879 carrievn@gmail.com
745 Highland Ave.Boulder CO 80302
Proposed guard railings at existing hazardous porches. Replacement of deteriorating deck surfacing.
Attachment A - Applicant Materials
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 15 of 36
Jazz Architecture
February 24, 2022
City of Boulder
Landmarks Design Review Committee
RE: 745 Highlands Avenue
The owners have the greatest respect for the historic integrity of this home. We have been
working quite successfully with Landmarks in preserving the character of this landmark and
they look to maintain this stunning example Greek Revival style for the communities
enjoyment. The proposal below is one of the few visible exterior changes sought and only
brought about for the protection of grand children and guests. What the owners are asking for
from the board is that the proposed railing be allowed to better match the character and
elegance of the existing house.
Agreements and accommodations with Landmarks to date include:
• Reusing/ refurbishing the existing cord sash windows, replacing only glazing as required to
meet present safety (tempered glass) codes.
• New emergency egress windows and wells at basement level were installed within historic
window openings, foundations elements and masonry openings, under and within the width
of existing stone lintels. Local buff sandstone lined and capped window wells structures,
matching adjacent existing foundation and lintels. All was cropped low to existing grade and
out of site from the street view.
• New rear porch railing replacing historic to closely match materials and design of existing
but at present code required height.
• Owners have accepted Landmarks request to maintain existing wood surface porch instead
of the preferred, more durable, waterproof and slip resistant synthetic decking requested.
At present the front porch has no required guard railing. The front entry porch has a substantial
drop, over 4 feet. This is serious life safety issue we need to address. Past correspondence
between Landmarks and previous owners, suggestion was made to minimize the impact of a new
guard railing by making it as transparent as possible. We agree with that intention and believe we
have achieved that with the proposed design and with a complimentary style. Shown on the plans
and elevations is the proposed code minimum railing that we feel might achieve that minimal
look and letting the facade read through as much as possible.
The railing design minimizes visibility with its matt black finish and thin profiles, receding
on the light brick and trim allowing the columns and façade to stand proud. This while
maintaining the required safety and structural code requirements. The last made more
challenging by efforts to not attach at the ends to the columns or brick facade of the house.
The proposed railing structural frame is composed of narrow 1.5” wide tubular steel newel
posts, midpoint and ends, welded to a substantial steel footing plate bolted to structure. This
provides us the rigidity required for this self supporting railing while maintaining a thin
profile. The infill balusters; 1/2” square plain wrought iron alternate with quatrefoil balusters
that would be contemporary with the historic style and age of the house. The soft foundry
iron finish is to receive a non-reflective matt black finish that will help the railing to recede
from view, allowing the much brighter white columns, trim and the buff brick facade to
dominate.
Jazz Architecture
2820 Dover Drive Boulder CO 80305
303 402-1234
jazzarchitecture@icloud.com
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Attachment A - Applicant Materials
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 16 of 36
Jazz Architecture
We understand that the National register prefers a distinct break with materials, texture and
even style to distinguish between new and old construction. At present this house is not
Nationally landmarked. We are asking to not be held to that standard. The owners are not
opposed to National Historic landmark status in the future but want the new railing to
compliment not contrast with the existing house. If that status is considered in the future and
the railing is an obstacle for designation, the free-standing design of the proposed railing
allows for complete removal without any damage to the façade or columns.
No handrail is proposed at the existing stone grand entry stairs as a railing there would
require attachment to stone. The double-curved, flowing stone side caps and faceted finials,
are wide enough to guard from falls and, we feel, are too gracious to touch.
Every effort has been made, inside and out, to honor this treasured house and we invite you to
view the finished project, hopefully soon.
Jeff Borchardt
Jazz Architecture
2820 Dover Drive Boulder CO 80305
303 402-1234
jazzarchitecture@icloud.com 5"1"6'-10 1/2"8"21'-2"8'-7"7'-8"8'-7"19'-4"9"3"14'-0"8'-3"9'-10"7'-5"4'-6"35 -81/4
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STRUCTURE
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AT NEW STAIR Guest BathM-Bed
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East Elevation
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ORIGINALL TRIPLEE
WYTHEE BRICKK WALLS
EXISTING SKYLIGHT
PROPOSED NEW REAR RAILING
TO MATCH EXISTING WOOD
PAINTED RAILING:
4x4 POSTS W/ 2x2
BALLUSTERS. @ 5" O.C.
MAINTAIN EXISTNG DRAIN
THROUGH DECKING SYSTEM.
PROPOSED/ NEW
FRONT PORCH
GUARDRAIL 36"
TALL MINIMUM.3'-1"MinimumEXISTING 21"
HIGH RAILING
(BEYOND.
SHOWN FOR
REFERENCE)
Rear railing changes
granted earlier by
Landmarks
Attachment A - Applicant Materials
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 17 of 36
Jazz Architecture
Jazz Architecture
2820 Dover Drive Boulder CO 80305
303 402-1234
jazzarchitecture@icloud.com8'-7"33'-1"3'-8"333333333333333333333''3333''3333333'''-----8888888888888888888888888888888888888888"""""""""33333333Southh Elevation
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NEW DECKING ON 3/4" SLEEPERS TO
DRAIN TO ICE AND WATER SHIELD
OVER EXISTING WOOD DECKING.
Existing painted wood decking surface to
be refurbished and if necessary, replaced,
with similar wood surface and thin profile.
Attachment A - Applicant Materials
Item 5C - 745 Highland Ave. LB Memo 04.06.2022 Page 18 of 36
Jazz Architecture
Jazz Architecture
2820 Dover Drive Boulder CO 80305
303 402-1234
jazzarchitecture@icloud.com
Baluster materials to be used:
16mm (1/2”) Ductile Iron Baluster, with hollow cross/ quatrefoil design in an alternating pattern with
plain square, Both balusters are 1/2” square profile iron. Foundry finish wrought iron to be painted
or powder coated matt black.
Structural components (Newels and Cap railing) 2.5x1.5x.25” Steel Tube Posts And Cap Rail Welded
To 10X5X0.25" Steel Base Plate.
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