HomeMy WebLinkAboutItem 5A - 845 14th St Memo 12.07.2022
MEMORANDUM TO THE LANDMARKS BOARD
December 7, 2022
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Lucas Markley, Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Program Coordinator and Board Secretary
Faith Hamman, Historic Preservation Intern
LANDMARK ALTERATION CERTIFICATE REQUEST
Public hearing and consideration of a Landmark Alteration Certificate application to construct
a new 769 sq. ft. detached accessory structure at 845 14th St. (HIS2022-00240) a contributing
property in the University Place 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.
Address: 845 14th St.
Owner: Marks Victoria Trust represented by Victoria and Joel Marks
Applicant: Kyle Callahan, Wheeler-Callahan Studio Architecture
Case Numbers: HIS2022-00240
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
SITE INFORMATION
Historic District: University Place Historic District
Date of construction (house): 1911
Zoning: RL-1 (Residential-Low 1)
Lot size: 9,375 sq. ft.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 1 of 71
Existing House size: 2,262 sq. ft.
Proposed Accessory Building: 769 sq. ft.
STAFF RECOMMENDATION
Staff recommends the Landmarks Board deny the application.
RECOMMENDED MOTION
I move that the Landmarks Board adopt the staff memorandum dated December 7, 2022, as
the findings of the board and deny a Landmark Alteration Certificate to construct a new 769
sq. ft. detached accessory structure at 845 14th St. (HIS2022-00240), a contributing property in
the University Place Historic District, as shown on plans dated July 18, 2022, finding that the
proposal does not meet the Standards for Issuance of a Landmark Alteration Certificate in
Chapter 9-11-18, B.R.C. 1981 and is generally inconsistent with the General Design Guidelines.
BACKGROUND AND SUMMARY
• A Landmark Alteration Certificate was issued in June 2020 (after review by the Landmarks
Board 06.03.2020) for a new 770 sq. ft. accessory building with single-light non-clad
windows and doors and wood siding.
• The current proposal to construct a new 769 sq. ft. detached accessory structure
(HIS2022-00240) is considered a new application. As the proposal is for construction of a
new, free-standing building larger than 340 sq. ft. within a historic district, Section 9-11-
14(b), B.R.C. 1981 requires review by the full Landmarks Board in a quasi-judicial hearing.
• The house at 845 14th Street was constructed in 1911, within the identified 1890-1941
period-of-significance for the University Place Historic District. The property retains
historic and architectural integrity and staff considers it to be contributing to the historic
character of the district.
• Staff finds that the construction of the new accessory building generally does not meet 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 inconsistent with the General Design Guidelines and the
University Place Historic District Design Guidelines.
• Staff recommends denial by the Landmarks Board.
PROPERTY DESCRIPTION
• 845 14th Street is located mid-block on the west side of the 800 block of 14th Street in
the University Place Historic District. The two buildings currently on the lot include the
main house and a historic accessory building constructed before 1929.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 2 of 71
• The house was constructed in 1911. It is a Craftsman bungalow with brick walls at the
first-story and a stucco frame upper-story with half-timbering in the gable ends. The
widely overhanging eaves, exposed rafters, and triangular knee braces are typical of
this style.
• A 10 ft. by 30 ft. “solar room” was constructed in 1981 at the south elevation of the
house.
• The historic accessory building (figures 6 though 10) is a single-story brick building with
a window on the north elevation and exposed rafter tails. The accessory building was
modified in 1976 by the addition of a 10 ft. by 20 ft. carport on the east elevation. The
garage was re-roofed in 1951. The accessory building and driveway to the south side of
the house can be seen on the 1938 aerial photograph (figure 11), so there likely was
originally a garage door at the east location (currently a person-door). The building is
not apparent on the c. 1929 Tax Assessor photograph (figure 5), but a 10 ft. by 18 ft.
brick garage is listed (figure 12).
• The house and accessory building were constructed within the 1890-1941 period of
significance for the University Place Historic District. The property retains historic and
architectural integrity and staff considers it to be contributing to the historic character
of the district.
Figure 1. Location Map, 845 14th St. in the University Place Historic District.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 3 of 71
Figure 2. South Elevation (façade), 845 14th St., 2017
Figure 3. South Elevation (façade), 845 14th St., 2005
Figure 4. 845 14th St. Historic Building Inventory, 1991
Item 5A - 845 14th St LB Memo 12.07.2022 Page 4 of 71
Figure 5. Photograph from Tax Assessor Card, c. 1929.
Figure 6. 845 14th St., existing historic garage, north elevation, across proposed location for the new
garage.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 5 of 71
Figure 7. 845 14th St., existing historic garage, northwest corner. Proposed location for new garage is
to the north.
Figure 8. 845 14th St., existing historic garage, west elevation. Proposed location for new garage is to
the north (left of the historic garage on this image).
Item 5A - 845 14th St LB Memo 12.07.2022 Page 6 of 71
Figure 9. 845 14th St., existing historic garage, south elevation. c.1970 carport is on the right. Proposed
location for new garage is to the north.
Figure 10. 845 14th St., existing historic garage with c. 1970 carport, east elevation. Proposed location
for new garage is to the north.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 7 of 71
Figure 11. Aerial photograph showing property, including driveway and accessory building, 1939.
Figure 12. Sketch and details from the Photograph from Tax Assessor Card, c. 1929.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 8 of 71
Figure 13. c. 1925 image of the 800 block of 14th St. (881 14th St. on far right was constructed in 1925)
with 845 14th St. located near cars (indicated). There is no curb cut visible.
PROPERTY HISTORY
• The property is located in the University Place Historic District, which spans the 700 and
800 blocks of 14th Street. The historic district is significant for its association with the
growth of the University of Colorado and the need for faculty and staff housing during the
first decades of the twentieth century.
• District includes excellent examples of Tudor Revival, English/Norman Cottage-Revival,
Craftsman Bungalow, Italian Renaissance-Revival, Foursquare, and Colonial-Revival
architecture.
• Constructed in 1911, the first listed residents of 845 14th Street were Lawrence Wooster
and Fannie B. Cole.
• Lawrence was born in Ohio in 1870 and received his PhD from Harvard University, worked
as superintendent of schools in Oklahoma, and later taught at Wellesley College. He was
appointed professor of psychology and education at the University of Colorado in 1910.
Between 1911 and 1920 he was also director of the School of Social Service, served on the
board of education in Boulder and was active in the Chamber of Commerce.
• Fannie Cole was born in Missouri. She migrated to Oklahoma in a covered wagon with her
parents where she met Lawrence, whom she married in 1900.
• A teacher, Fannie Cole was active in civic and social groups in Boulder. She lived at 845
14th Street until her death in 1957.
DESCRIPTION OF PROPOSED WORK
Site Plan / Overview
See figure 13 for identified numbered locations:
Item 5A - 845 14th St LB Memo 12.07.2022 Page 9 of 71
The 9,375 sq. ft. lot currently includes the 2,262 sq. ft. house and historic accessory building.
The previous approval was for a garage and ADU with a general footprint of 25.3 ft. by 19 ft. The
current proposal is for a building footprint of approx. 29 ft. by 21 ft. with an additional 9ft. by
5.5ft. entry area on the north side (see figure 13).
1. The proposal shows the addition of a 769 sq. ft. garage at the rear of the lot and
accessed via the alley.
2. The site plan shows a concrete patio at the rear of the house, to the north of the
existing deck. This was added without an LAC.
3. There is a concrete apron proposed on the west side of the garage.
4. In addition, a concrete walkway is proposed on the north side of the garage to a
person-door and extending to the existing concrete patio at the rear of the house.
5. Proposed removal of trees. Current photographs show an existing mature tree at the
location of the proposed concrete walk. Photographs from the 06.03.2020 Landmarks
Board memo (link) indicate that an additional tree in this location has already been
removed.
6. There are currently no changes proposed to the existing concrete driveway from 14th
Street to the carport. However, the property owner will be required to remove the curb
cut to render the 14th St. access unusable. Details of how this is undertaken are part of
the permit review process.
7. The proposal includes a main front gable garage (see roof plan, figure 14).
8. At the rear, an offset gable addition is proposed to incorporate an office.
9. The north pitch of this gable addition continues as a shed addition.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 10 of 71
Figure 13. 845 14th St., proposed site plan. Approx. location and footprint of previously-approved
garage shown as a blue outline (staff analysis).
Figure 14. 845 14th St., proposed roof plan.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 11 of 71
Figure 15. Rending of proposed new garage, facing west from the rear of the house. Provided by applicant.
Figure 16. Facing west from the rear of the house. The proposed location of the new garage is to the
north of the existing historic building (shown approx. central to the image).
Item 5A - 845 14th St LB Memo 12.07.2022 Page 12 of 71
Figure 17. 845 14th St., facing northwest from the rear of the house. Note the existing concrete
driveway to the carport. The proposed location of the new garage is to the north of the existing
historic building.
West Elevation (facing alley)
See figure 18 for identified numbered locations:
1. The proposal shows a main gable form for the two-car garage. The height of the main
gable is 18 ft. 8 in. The moderately steep pitch (12/9) of the roof deviates from the
shallower pitch of the historic garage roof and is not reflected in the roof forms of the
main house.
2. A pair of square casement windows at the gable end gives the impression that the
garage is one- and a half story.
3. Horizontal fiber cement (cementitious siding) is proposed. Detail of proposed texture
and color not provided.
4. Wall-mounted lighting is proposed. Details not provided.
5. Overhead double sectional steel door proposed.
6. Rear gable continues as a shed roof rear addition. Proposal is to stucco this portion of
the building.
7. Door proposed is insulated fiberglass.
8. Metal fence and gate proposed on the north side of building.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 13 of 71
Figure 18. Proposed west elevation (alley façade)
Figure 19. Isometric view of the northwest corner facing the alley.
Figure 20. Rendering of proposed new building from alley. Provided by applicant.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 14 of 71
North Elevation
See figure 21 for identified numbered locations:
1. The north elevation shows the overlapping sides of the gable forms, the main roof and
the smaller inset roof form that projects as an overlapping gable at the rear (east)
elevation.
2. Horizontal fiber cement (cementitious siding) is proposed for the main part of the
garage.
3. The side projection is proposed to be hard-coat stucco. Color to be determined.
Figure 21. Proposed north elevation
East Elevation (facing house)
See figure 22 for identified numbered locations:
1. The east elevation has an overlapping gable form. The smaller gable has a shallower
pitch (12/4) that deviates from the steeper pitch of the historic garage roof and is not
reflected in the roof forms of the main house.
2. Horizontal fiber cement (cementitious siding) is proposed for the main part of the
garage (larger gable end).
3. The smaller gable projection is proposed to be hard-coat stucco.
4. Three wide spaced horizontal awning windows are proposed for the stucco addition.
5. A pair of Vertically proportioned casement windows are proposed for the main garage.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 15 of 71
Figure 22. Proposed east elevation
South Elevation
See figure 23 for identified numbered locations:
1. The south elevation generally shows the side of the main gable, although portions of
the overlapping gable at the rear can be seen to the east.
2. Horizontal fiber cement (cementitious siding) is proposed for the main part of the
garage (larger gable end) with the east portion continuing in stucco.
3. Trio of small horizontal awning windows are proposed. These are a different size and
proportion to the horizontal awnings on the east elevation.
4. A steel person-door is proposed at the center of the main garage.
Figure 19. Proposed south elevation, facing the historic accessory building.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 16 of 71
CRITERIA FOR THE BOARD’S DECISION
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18, B.R.C., 1981
(a) The Landmarks Board and the City Council shall not approve an application for a
Landmark Alteration Certificate unless each such agency finds that the proposed
work is consistent with the purposes of this chapter.
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
1. Does the proposed application preserve, enhance, or restore, and not damage or
destroy the exterior architectural features of the landmark or the subject
property within a historic district?
Staff finds that although the proposed work will not damage exterior architectural features of
the contributing house, the proposed new garage does not preserve, enhance, or restore the
site of the historic district nor the contributing historic buildings.
2. Does the proposed application adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark property?
Staff considers the proposed addition may adversely affect the special character or special
historic, architectural, and value of the property as the changes are generally inconsistent
with the General Design Guidelines and the University Place 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?
Staff considers that the architectural style is not sufficiently compatible with the designated
property and the adjacent properties. The proposal needs to take appropriate cues from the
historic structures on the site.
Item 5A - 845 14th St LB Memo 12.07.2022 Page 17 of 71
(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 feasibility of alternatives, incorporation of energy-
efficiency design and enhanced access for the disabled was not submitted with the
application. The new construction will need to meet the City’s energy code regulations..
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 University Place 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.
See Attachment B for a complete analysis of the proposal’s compliance with the design
guidelines.
In this case, staff considers the new accessory building is inappropriate due to the following
factors:
• Footprint of the garage is too large in combination with the new concrete patio (no
LAC), deck, and proposed walkways to the garage from the house.
• Mass, scale, and height of the proposed new garage is oversized in comparison with
existing historic building.
• The space proposed between the historic garage and the proposed new garage is
limited (approx. 6ft.) and includes a mature tree that should be preserved. The
proposed location at the north side of the historic accessory building additionally
blocks the view of the main house from the alley.
• The window in the historic accessory building is basic and square. The window in the
new accessory building should reflect this simplicity. Current windows are not
consistent in size and too complex for an accessory building. Window material should
be solid wood rather than clad. The addition of a window in the gable end gives the
impression that the garage is one- and a half story rather than a single-story garage.
Eliminate this gable end window. Okay to consider windows in the garage door for
additional light.
• Design cues for the proposed garage, such as the roof pitch, should be taken from
either the main house (side gable) or the historic garage. LDRC review (06.03.2020) of
the previous application notes that “pitch of main house is closer to 12/6.”
Item 5A - 845 14th St LB Memo 12.07.2022 Page 18 of 71
Staff considers that the following changes to the proposal could better align the proposal with
the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks and
the University Place Historic District Design Guidelines:
a) Reduce the roof ridge height, match roof pitch to historic garage, and replace
double garage door with two single doors to reduce scale.
b) Consider reducing the footprint of the garage to reduce built area to open space
and provide more space between the proposed house and garage, consider
removal of existing historic driveway.
c) Consider modifying to a side gable roof form at 12/6 or take design cues from
historic accessory building. Due to the large size of the proposed new garage,
design cues from the historic garage would be more appropriate to keep the garage
subordinate to the historic primary building and prevent a “mini” version of the
house, which would be inappropriate.
d) Consider relocation of the proposed new garage to the south side of the historic
building, possibly as a subordinate addition to this building.
e) Previous reviews indicate that mature trees have already been removed for the
construction of deck and rear concrete patio. Confirm no additional mature trees
will be removed.
f) Proposed driveway apron appears to be concrete. Revise to gravel.
g) Rather than attempting to replicate the historic primary building through the use
of stucco, use horizontal siding throughout.
h) Make window proportions and shapes consistent throughout the building.
Eliminate gable-end window.
i) Use punched openings single light, all wood, double-hung windows and wood
garage door(s) and person-doors.
PUBLIC COMMENT
To date, staff has received no public comment regarding this application.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that the project does not meet 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 November 2, 2022, and the
Item 5A - 845 14th St LB Memo 12.07.2022 Page 19 of 71
evidence provided to the Board at its December 7, 2022 meeting. Specifically, the Board finds
that:
1. The proposal is generally inconsistent with the purposes of this chapter, in that the
proposed work may damage the historic character of the landmark property;
2. The architectural style, arrangement, texture, color, and arrangement of color and
materials proposed are incompatible with the character of the existing building and its
site and the historic district; and
3. The proposed work may adversely affect the special character or special historic,
architectural, and value of the landmark property, as it is generally inconsistent with
the General Design Guidelines and will generally not 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: Design Guideline Analysis
Attachment C: Tax Assessor Card (link and PDF)
Attachment D: Historic Building Inventory Form (link)
Item 5A - 845 14th St LB Memo 12.07.2022 Page 20 of 71
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
HIS -
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? Contact Historic 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:
PLAN
✔
✔
✔
Kyle Callahan 303-545-2007 kyle@wheeler-callahan.com
2975 Valmont Road, suite 100 Boulder CO 80301
Joel and Victoria Marks vickimarks67@gmail.com
845 14th street Boulder CO 80302
09/16/2022
845 14th Street
✔
Build new detached accessory structure in back yard accessed from alley, for garage and office usage
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 21 of 71
PPlanning & Development Services | 1739 Broadway, 3rd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 2 of 5 Updated March 2021
f EXISTING CONDITIONS FOR ALL APPLICATIONS ATTACHED AS SEPARATE PDF
Location Map / Site Plan (paste here or attach as separate PDF) - survey, ILC or screenshot of aerial map showing adjacent streets.
Photographs of each side / elevation of the building (paste here or attach as separate PDF)
front rear
side side
✔
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 22 of 71
PPlanning & Development Services | 1739 Broadway, 3rd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 3 of 5 Updated March 2021
f REQUIRED MATERIALS ATTACHED AS SEPARATE PDF
Color chips, samples and/or cut sheets for painting and/or roofing work (paste here or attach as separate PDF)
STOP HERE IF THE SCOPE OF WORK IS LIMITED TO THESE ITEMS (CHECK ALL THAT APPLY):
Roofing
Painting
Location of proposed work detailed on plan or mockup (paste here or attach as separate PDF)
STOP HERE IF THE SCOPE OF WORK IS LIMITED TO THESE ITEMS (CHECK ALL THAT APPLY):
Landscaping
Antenna or mechanical unit
Commercial awning
Commercial sign
Commercial patio
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 23 of 71
PPlanningg && Developmentt Servicess || 17399 Broadway,, 3rdd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 4 of 5
Updated March 2021
Scaled elevations (for fences, show all dimensions including spacing between pickets*)
existing proposed
existing proposed
existing proposed
existing proposed
STOP HERE IF THE SCOPE OF WORK IS LIMITED TO THESE ITEMS (CHECK ALL THAT APPLY):
Deck
Outdoor kitchen
In-ground pool or spa
Fence located at front of house
Fence at side or rear of house*
Fence taller than 5ft.*
*Side and rear fences with max height of 5’ with min 1” spacing between pickets
can be reviewed by staff.
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 24 of 71
PPlanning & Development Services | 1739 Broadway, 3rd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 5 of 5 Updated March 2021
f CHECKLISTS FOR OTHER SCOPES OF WORK
For the following scopes of work, check all that apply and include separate PDFs of the required documentation:
Solar panels Completed application, pages 1 - 4
Solar renderings
New free-standing building 340 sq. ft. or smaller
New free-standing building larger than 340 sq. ft.
Demolition and new construction
Addition
Porch
Completed pages 1 - 4
Scaled architectural plans / project drawings: Side by side existing and
proposed, with annotated (measurable) scale.
Initial code review for new construction. See section below.
Doors
Windows
Skylights
Completed pages 1 - 4
Doors / windows replacement worksheet. This supplement will be sent to
the email address included on page 1 once the LAC application is accepted.
f INITIAL CODE REVIEW FOR NEW CONSTRUCTION
This review is intended to identify potential zoning and building code issues for new construction only. Please fill out to the best of your
ability. The verification of this form is a customer service review and does not constitute a formal review of all applicable codes and
regulations. All sections of the Boulder Revised Code must still be adhered to prior to performing any work. Property information can be
found on https://bouldercolorado.gov/planning/property-report
Proposed work is within requiredA2B/.09A Yes No
Existing Proposed new Total after construction Allowed maximum
Building coverage (sq. ft.)
Floor area (sq. ft.)
Height
Will the proposed require a variance or exemption? (check all that apply):
Setback variance (Section 9-7-2, B.R.C., 1981)
Side yard wall articulation standards (Section 9-7-10,
B.R.C., 1981)
Solar exception (Section 9-9-17, B.R.C., 1981)
Bulk plane requirements (Section 9-7-9, B.R.C., 1981)
Exemption from maximum building coverage for accessory buildings
in the rear setback (Section 9-7-ll(d), B.R.C., 1981)
✔
✔
✔
✔
✔
✔
✔
1,452 784 2,236 2,925
2,442 784 3,226 3,975
n/a 20'-0"18'-6"
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 25 of 71
Wheeler + Callahan Studio
Architecture
2975 Valmont Road, Boulder, Colorado 80301
303.545.2007
Architecture
Planning
Interiors
Regenerative
Design
To: City of Boulder Landmarks Preservation Board
From: Kyle Callahan
Re: Landmarks review of new accessory structure for 845 14
th street
Folks –
Please accept our submission for a redesign proposed to the formerly approved accessory
structure proposed for 845 14th street. This project has a bit of history which I would like to
recap here and articulate the decisions that we have made along the path of redesigning the
structure.
Redesign effort
This project has been before the board, with a different form and design, in 2020, and indeed
had been issued a landmarks alteration certificate for the design at that time. The project that
was approved was a two story structure, with a small office and garage on the main level, and
a second floor ADU.
At the time of the initial review and approval, the building had floor area of 830 SF – 480 of
which was taken up by the main floor garage and office, and 350 SF in the second story ADU.
The main floor walls were to extend vertically to an elevation of approximately 11’8” to a
raised plate height, topped with a gable roof. Two large shed dormers were integrated into
and above the roof to create the space needed to be occupiable for the ADU. This form was
similar to that of the existing residence onsite. The overall height of the structure was 19’-2”.
The builder ran into budget and constructability issues with the original design, and thus the
homeowners determined that a redesign was necessary. To correct the issues encountered,
the building has been reconfigured to a single story, and the ADU has been eliminated from
the design. We no longer have a convoluted stair form or offset beam structures needed to
carry a second floor, correcting the previous problems.
With the newly proposed design, the following changes have been made –
1. Building massing has been reduced to one story from two stories.
2. Building Floor area has been reduced from 830 SF to 784 SF – a net reduction of 46 SF.
3. The wall plate height has been reduced from 11’8” to 10’-4” – bringing the roof closer
to grade.
4. Lot Coverage has increased to 784SF but is still well within the combined limit when
considered with the existing shed / patio and the existing residence.
Design refinements
The existing home onsite has been added onto over time, and has a number of interesting
forms and finishes, including painted brick (the original home), 6” synthetic lapped siding
(sunroom addition) and daub and wattle stucco / trim (the shed dormers). Windows are
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 26 of 71
Page 2
largely divided – with muntins – save for the windows in the sunroom addition, which are
clear. Rafter tails are exposed and painted. A mini split provides comfort cooling and
supplemental heat to the upper floor.
Our proposed redesign incorporates some, but not all attributes from the existing house. A
discussion of this is as follows:
Building Form
We have chosen to create a form that is not a direct reflection of the existing residence, to
sidestep a “mini-me” expression of form. However, we did want to create the image that
the building may have been constructed over time and, like the house, had received an
addition at one time. As such, we have created an expression of the original “carriage
house” style building being finished with lapped siding and a steeper pitched roof (8 / 12
pitch). Windows set in the lapped siding portion of siding are divided with muntins.
As was done to the original house, we have incorporated a smaller volume with a lower
pitched roof form (4 / 12), situated engaged with the larger “original” volume, linked with
the north east corner. The smaller volume is to be finished with stucco. The windows will
be clear.
Exterior finishes
The initial design for the building was intended to be finished with painted wood lapped
siding and to incorporate a wood overhead sectional garage door. In the time intervening,
we have seen the devastation caused by the Marshall Wildfire, and the toll that such a
catastrophe can have on a community. That being considered, the design team proposes
to finish the structure as follows:
Fiber cement lapped siding, painted. Fiber cement siding looks much the same as
wood siding but that it is more durable and holds finishes longer. Best is that it will
not burn.
Stucco, painted. In similar fashion to the primary residence, a portion of the building
will be clad in hard coat stucco with a similar hand troweled finish as the dormers on
the main residence.
Fiber cement trim, soffit and fascia, painted. As with siding, the fiber cement material
can be made to look similar to wood but will not burn
Asphalt shingle roof. This is fairly standard and matches the typical roof finish in the
neighborhood. Asphalt shingles are class A rated for combustion resistance
Steel overhead door. As with the fiber cement, this could be embossed for a wood
look, but we would prefer smooth surfaces, and it will be painted to match the color
of the fascia and soffit. This door will be wider as was the originally approved design.
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 27 of 71
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Lighting
Exterior light fixtures would be of a period design but shall be dark sky compliant. This is
normally affected by creating an upper housing for the fixture and recessing the light
source into the housing – so that all illumination is directed down and not out.
Windows
In keeping with the original residence, windows will be of both divided and non-divided
styles. The divided lite windows will be set into the lapped siding, and the non-divided
light windows set into the stucco siding.
Heating and cooling
Although not yet designed, we anticipate using a min-split Air Source heat exchanger to
heat and cool the building, as is done on the existing primary residence, second floor.
Planning considerations
The design as proposed meets Boulder’s regulatory considerations, including
Maximum floor area – 3,226 SF proposed total where 3,975 SF are allowed
Maximum coverage – 2,236 SF proposed total where 2,925 SF are allowed
Floor area in rear yard setback – 435 SF total where 500 SF are allowed
Solar shading – 12’ fence is met
Maximum height – 18’-6” +/-. Where 20’ is allowed
We appreciate the opportunity to submit these plans for your consideration, and we look
forward to our engaging on the design and specific construction parameters.
Sincerely,
Kyle Callahan, Architect
Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022 Page 28 of 71
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Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022Page 30 of 71
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Item 5A - 845 14th St LB Memo 12.07.2022Page 31 of 71
671<+=:<;67+:7.<76A467?-1>-::7.ZtEz͗ϮϵϳϱsĂůŵŽŶƚZŽĂĚ͕^ƵŝƚĞϭϬϬŽƵůĚĞƌ͕ŽůŽƌĂĚŽϴϬϯϬϭdĞůĞƉŚŽŶĞͲϯϬϯͲϱϰϱͲϮϬϬϳ ŵĂŝůͲŬLJůĞΛŬǁŚĞĞůĞƌͲĐĂůůĂŚĂŶ͘ĐŽŵ/^^h d ͗Z s/^/KE d EĞǁƵŝůĚĂĚũĂĐĞŶƚƚŽĞdžŝƐƚŝŶŐƌĞƐŝĚĞŶĐĞϴϰϱϭϰƚŚ^ƚƌĞĞƚŽƵůĚĞƌ͕ŽůŽƌĂĚŽϴϬϯϬϮ0$5.65(6,'(1&($&&(6625<6758&785(ZĞůĞĂƐĞŽĨƚŚĞƐĞĚŽĐƵŵĞŶƚƐĐŽŶƚĞŵƉůĂƚĞƐĨƵƌƚŚĞƌĐŽŽƉĞƌĂƚŝŽŶĂŵŽŶŐƚŚĞŽǁŶĞƌ͕ŚŝƐĐŽŶƚƌĂĐƚŽƌ͕ĂŶĚƚŚĞĂƌĐŚŝƚĞĐƚ͘ĞƐŝŐŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶĂƌĞĐŽŵƉůĞdž͘ůƚŚŽƵŐŚƚŚĞƌĐŚŝƚĞĐƚĂŶĚŚŝƐĐŽŶƐƵůƚĂŶƚƐŚĂǀĞƉĞƌĨŽƌŵĞĚƚŚĞŝƌƐĞƌǀŝĐĞƐǁŝƚŚĚƵĞĐĂƌĞĂŶĚĚŝůŝŐĞŶĐĞ͕ƚŚĞLJĐĂŶŶŽƚŐƵĂƌĂŶƚĞĞƉĞƌĨĞĐƚŝŽŶ͘ŽŵŵƵŶŝĐĂƚŝŽŶŝƐŝŵƉĞƌĨĞĐƚĂŶĚĞǀĞƌLJĐŽŶƚŝŶŐĞŶĐLJĐĂŶŶŽƚďĞĂŶƚŝĐŝƉĂƚĞĚ͘ŶLJĞƌƌŽƌƐ͕ŽŵŝƐƐŝŽŶƐŽƌĚŝƐĐƌĞƉĂŶĐLJĚŝƐĐŽǀĞƌĞĚďLJƚŚĞƵƐĞƌŽĨƚŚĞƐĞĚŽĐƵŵĞŶƚƐƐŚĂůůďĞƌĞƉŽƌƚĞĚŝŵŵĞĚŝĂƚĞůLJƚŽƚŚĞƌĐŚŝƚĞĐƚ͘&ĂŝůƵƌĞƚŽŶŽƚŝĨLJƚŚĞƌĐŚŝƚĞĐƚĐŽŵƉŽƵŶĚƐƚŚĞŵŝƐƵŶĚĞƌƐƚĂŶĚŝŶŐĂŶĚŝŶĐƌĞĂƐĞƐĐŽŶƐƚƌƵĐƚŝŽŶĐŽƐƚƐ͘ĨĂŝůƵƌĞƚŽĐŽŽƉĞƌĂƚĞďLJĂƐŝŵƉůĞŶŽƚŝĐĞƚŽƚŚĞƌĐŚŝƚĞĐƚƐŚĂůůƌĞůŝĞǀĞƚŚĞƌĐŚŝƚĞĐƚĨƌŽŵƌĞƐƉŽŶƐŝďŝůŝƚLJŽĨĂůůĐŽŶƐĞƋƵĞŶĐĞƐ͘ŚĂŶŐĞƐŵĂĚĞĨƌŽŵƚŚĞƉůĂŶƐǁŝƚŚŽƵƚƚŚĞĐŽŶƐĞŶƚŽĨƚŚĞƌĐŚŝƚĞĐƚĂƌĞƵŶĂƵƚŚŽƌŝnjĞĚĂŶĚƐŚĂůůƌĞůŝĞǀĞƚŚĞƌĐŚŝƚĞĐƚŽĨƌĞƐƉŽŶƐŝďŝůŝƚLJĨŽƌĂůůĐŽŶƐĞƋƵĞŶĐĞƐ͘dŚĞƐĞĚƌĂǁŝŶŐƐŚĂǀĞďĞĞŶƉƌĞƉĂƌĞĚƐƉĞĐŝĨŝĐĂůůLJĨŽƌƚŚĞƉƌŽũĞĐƚůŝƐƚĞĚŝŶƚŚĞƚŝƚůĞďůŽĐŬ͘dŚĞLJĂƌĞŶŽƚƐƵŝƚĂďůĞĨŽƌƵƐĞĨŽƌĂŶLJŽƚŚĞƌƐŝƚĞǁŝƚŚŽƵƚĞdžƉƌĞƐƐƉĞƌŵŝƐƐŝŽŶŽĨƚŚĞƌĐŚŝƚĞĐƚ͘ZĞƉƌŽĚƵĐƚŝŽŶŽĨƚŚŝƐƐŚĞĞƚŝƐƉƌŽŚŝďŝƚĞĚǁŝƚŚŽƵƚĞdžƉƌĞƐƐƉĞƌŵŝƐƐŝŽŶŽĨƚŚĞƌĐŚŝƚĞĐƚ͘EKd/ ͗hdzK&KKW Zd/KE^KtE ZZ s/ tWhZWK^ ͗ϰ͘ϭƵƚŚŽƌ^/d KEd ydZ E Z/E'^ϬϳͬϭϴͬϮϮ9,(:)520$//(<Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022Page 32 of 71
671<+=:<;67+:7.<76A467?-1>-::7.ZtEz͗ϮϵϳϱsĂůŵŽŶƚZŽĂĚ͕^ƵŝƚĞϭϬϬŽƵůĚĞƌ͕ŽůŽƌĂĚŽϴϬϯϬϭdĞůĞƉŚŽŶĞͲϯϬϯͲϱϰϱͲϮϬϬϳ ŵĂŝůͲŬLJůĞΛŬǁŚĞĞůĞƌͲĐĂůůĂŚĂŶ͘ĐŽŵ/^^h d ͗Z s/^/KE d EĞǁƵŝůĚĂĚũĂĐĞŶƚƚŽĞdžŝƐƚŝŶŐƌĞƐŝĚĞŶĐĞϴϰϱϭϰƚŚ^ƚƌĞĞƚŽƵůĚĞƌ͕ŽůŽƌĂĚŽϴϬϯϬϮ0$5.65(6,'(1&($&&(6625<6758&785(ZĞůĞĂƐĞŽĨƚŚĞƐĞĚŽĐƵŵĞŶƚƐĐŽŶƚĞŵƉůĂƚĞƐĨƵƌƚŚĞƌĐŽŽƉĞƌĂƚŝŽŶĂŵŽŶŐƚŚĞŽǁŶĞƌ͕ŚŝƐĐŽŶƚƌĂĐƚŽƌ͕ĂŶĚƚŚĞĂƌĐŚŝƚĞĐƚ͘ĞƐŝŐŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶĂƌĞĐŽŵƉůĞdž͘ůƚŚŽƵŐŚƚŚĞƌĐŚŝƚĞĐƚĂŶĚŚŝƐĐŽŶƐƵůƚĂŶƚƐŚĂǀĞƉĞƌĨŽƌŵĞĚƚŚĞŝƌƐĞƌǀŝĐĞƐǁŝƚŚĚƵĞĐĂƌĞĂŶĚĚŝůŝŐĞŶĐĞ͕ƚŚĞLJĐĂŶŶŽƚŐƵĂƌĂŶƚĞĞƉĞƌĨĞĐƚŝŽŶ͘ŽŵŵƵŶŝĐĂƚŝŽŶŝƐŝŵƉĞƌĨĞĐƚĂŶĚĞǀĞƌLJĐŽŶƚŝŶŐĞŶĐLJĐĂŶŶŽƚďĞĂŶƚŝĐŝƉĂƚĞĚ͘ŶLJĞƌƌŽƌƐ͕ŽŵŝƐƐŝŽŶƐŽƌĚŝƐĐƌĞƉĂŶĐLJĚŝƐĐŽǀĞƌĞĚďLJƚŚĞƵƐĞƌŽĨƚŚĞƐĞĚŽĐƵŵĞŶƚƐƐŚĂůůďĞƌĞƉŽƌƚĞĚŝŵŵĞĚŝĂƚĞůLJƚŽƚŚĞƌĐŚŝƚĞĐƚ͘&ĂŝůƵƌĞƚŽŶŽƚŝĨLJƚŚĞƌĐŚŝƚĞĐƚĐŽŵƉŽƵŶĚƐƚŚĞŵŝƐƵŶĚĞƌƐƚĂŶĚŝŶŐĂŶĚŝŶĐƌĞĂƐĞƐĐŽŶƐƚƌƵĐƚŝŽŶĐŽƐƚƐ͘ĨĂŝůƵƌĞƚŽĐŽŽƉĞƌĂƚĞďLJĂƐŝŵƉůĞŶŽƚŝĐĞƚŽƚŚĞƌĐŚŝƚĞĐƚƐŚĂůůƌĞůŝĞǀĞƚŚĞƌĐŚŝƚĞĐƚĨƌŽŵƌĞƐƉŽŶƐŝďŝůŝƚLJŽĨĂůůĐŽŶƐĞƋƵĞŶĐĞƐ͘ŚĂŶŐĞƐŵĂĚĞĨƌŽŵƚŚĞƉůĂŶƐǁŝƚŚŽƵƚƚŚĞĐŽŶƐĞŶƚŽĨƚŚĞƌĐŚŝƚĞĐƚĂƌĞƵŶĂƵƚŚŽƌŝnjĞĚĂŶĚƐŚĂůůƌĞůŝĞǀĞƚŚĞƌĐŚŝƚĞĐƚŽĨƌĞƐƉŽŶƐŝďŝůŝƚLJĨŽƌĂůůĐŽŶƐĞƋƵĞŶĐĞƐ͘dŚĞƐĞĚƌĂǁŝŶŐƐŚĂǀĞďĞĞŶƉƌĞƉĂƌĞĚƐƉĞĐŝĨŝĐĂůůLJĨŽƌƚŚĞƉƌŽũĞĐƚůŝƐƚĞĚŝŶƚŚĞƚŝƚůĞďůŽĐŬ͘dŚĞLJĂƌĞŶŽƚƐƵŝƚĂďůĞĨŽƌƵƐĞĨŽƌĂŶLJŽƚŚĞƌƐŝƚĞǁŝƚŚŽƵƚĞdžƉƌĞƐƐƉĞƌŵŝƐƐŝŽŶŽĨƚŚĞƌĐŚŝƚĞĐƚ͘ZĞƉƌŽĚƵĐƚŝŽŶŽĨƚŚŝƐƐŚĞĞƚŝƐƉƌŽŚŝďŝƚĞĚǁŝƚŚŽƵƚĞdžƉƌĞƐƐƉĞƌŵŝƐƐŝŽŶŽĨƚŚĞƌĐŚŝƚĞĐƚ͘EKd/ ͗hdzK&KKW Zd/KE^KtE ZZ s/ tWhZWK^ ͗ϰ͘ϮƵƚŚŽƌ^/d KEd ydZ E Z/E'^ϬϳͬϭϴͬϮϮ9,(:)520%$&.2)+286(%$&.<$5'Attachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022Page 33 of 71
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1(:'(7$&+('*$5$*($1'2)),&(DRAWING NOT TO SCALE123456678NMARKS RESIDENCE SITE PHOTOGRAPHSAttachment A - Application Materials
Item 5A - 845 14th St LB Memo 12.07.2022Page 34 of 71
1alley view:facing southeastAttachment A - Application Materials
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2alley view:facing house/eastAttachment A - Application Materials
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3existing shed:west faceAttachment A - Application Materials
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4existing shed:north faceAttachment A - Application Materials
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5existing shed:east faceAttachment A - Application Materials
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6existing shed:south faceAttachment A - Application Materials
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7view facingnorthwestAttachment A - Application Materials
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8view facingsoutheastAttachment A - Application Materials
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DISTRICT-SPECIFIC DESIGN GUIDELINE ANALYSIS
UNIVERSITY PLACE HISTORIC DISTRICT DESIGN GUIDELINES
These guidelines control when they conflict with the General Guidelines.
Streetscape and Landscape
14th Street was platted in 1890 at the same width as all the other streets in the University Place Addition, but by 1923 had
been identified as a major thoroughfare in the city, extending from Baseline to Broadway. The street spans 45 feet from curb
to curb, where standard Boulder streets range from 25 feet to 35 feet. Part of this width was to accommodate the electric
streetcar, which turned north from Aurora down 14th Street to Broadway. The street width is an important character-defining
feature of the district and is included as a designated feature of the district.
Guideline Analysis Conforms?
.1
Mature trees planted in front yards and the
landscaping strip (the area between the curb or
street and the sidewalk) should be retained
whenever possible.
Accessory building proposed is accessed from
the alley N/A
.2
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 that
established rhythm, in accordance with the
Forestry division’s Tree Planting Program.
Previous reviews indicate that mature trees have
already been removed for the construction of
deck and rear concrete patio. Confirm no
additional mature trees will be removed.
N/A
.3
Maintain the landscaping strip as a lawn area. The
landscaping strip is traditionally grass, with
regularly spaced trees. The use of hardscape or
elevated planters is inappropriate.
N/A
Alleys and Accessory Buildings
Alleys in the district were laid out when the addition was platted in 1890. Although there are few contributing accessory
buildings, the overall character of the alleys is still intact. As new accessory buildings are constructed, they should be
consistent with Section 7.2 of the General Design Guidelines.
The rear of many lots within the University Place Historic District are lined with low masonry walls, constructed out of local
stone. These walls are important to the character of the alley, and should be considered a character-defining feature.
Guideline Analysis Conforms?
.4
Retain and preserve historic masonry walls which
line the alley. These walls are typically less than
three feet in height, and may or may not have an
open wood or wire fence constructed on or above
them.
N/A
.5
When repairing historic walls, use appropriate
mortar, i.e., one that is softer than the surrounding
masonry. The pattern, materials, and design of the
wall should be retained when repairs are made.
N/A
.6
New walls are appropriate when constructed in
similar mass and scale as historic alley walls. New
walls should be slightly set back from the alley
edge to preserve the open character of the alleys.
N/A
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Alterations
Alterations will be reviewed using the guidelines in Section 3, Alterations of the General Design Guidelines. The primary
focus in reviewing alterations will be on changes that are visible from 14th Street. More flexibility will be allowed for rear
elevations, non-contributing buildings, and areas largely screened from public view. The majority of buildings within the
University Place Historic District have brick or stone as the primary exterior material. It is inappropriate to paint or conceal
these materials.
Guideline Analysis Conforms?
.7
Unpainted masonry surfaces, particularly those on
contributing buildings, should not be painted
N/A
.8
When repairing masonry, use appropriate mortar,
i.e., one that is softer than the surrounding
masonry.
N/A
.9
When cleaning exterior masonry, the use of
pressurized blasting, such as by water or sand, is
inappropriate. Cleaning should be performed
using the least abrasive method, such as a soft
brush and water. For more intensive cleansing
such as paint removal, chemical stripping may be
appropriate. The use of chemicals should be
tested in an inconspicuous place prior to use on
the building.
N/A
Additions to Historic Structures
The historic houses in the University Place Historic District are generally 1 ½ to 2 stories high and constructed of masonry.
Many of the buildings have evolved over time through compatible additions and alterations. New additions to contributing
buildings are appropriate, so long as the scale of the addition does not visually overwhelm the existing building and site
when viewed from 14th Street and is compatible with the general range of building sizes found in the district. Many of the
houses have had dormers added. New dormers may be appropriate when correctly scaled.
Guideline Analysis Conforms?
.10
Raising the roof height on the historic portion of
contributing and landmark buildings is generally
not appropriate.
N/A
.11 Additions should be located at the rear of the
building. N/A
.12
If consistent with the architecture of the building,
dormers may be an appropriate way to provide
additional upper-story space on contributing and
landmark buildings. Dormers shall be constructed
consistent with Section 3.5 of the General Design
Guidelines.
N/A
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.13
In all other respects, additions to contributing or
landmark buildings should be consistent with
Section 4, Additions to Historic Structures of the
General Design Guidelines
N/A
Additions to Non-Historic Structures
See Section 5, Additions to Non-Historic Structures of the General Design Guidelines and Section 7, Accessory Buildings.
New Primary Buildings
Original buyer’s deed agreements of the University Place addition required new homes to be constructed of brick, stone, or a
combination of the two as the primary exterior material. New construction should include compatible masonry as the
primary exterior material.
The majority of buildings constructed within the district have side-gabled roofs, or front-gabled roofs. The orientation of new
primary buildings should be consistent with these historic patterns. New Primary buildings should be constructed consistent
with Section 6, New Primary Structures of the General Design Guidelines and Section 7, Accessory Buildings).
GENERAL DESIGN GUIDELINE ANALYSIS
GENERAL DESIGN GUIDELINES FOR BOULDER’S HISTORIC DISTRICTS AND INDIVIDUAL LANDMARKS
2.0 SITE DESIGN
Site design includes a variety of character-defining elements of our historic districts and building. Individual buildings are located
within a framework of streets and public spaces that set the context for the neighborhood. How buildings occupy their site, in terms
of alignment, orientation, and spacing, creates much of the context of the neighborhood.
2.1 BUILDING ALIGNMENT, ORIENTATION, AND SPACING
The pattern of setbacks is an important element in defining neighborhood character. A front yard set back 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.
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GUIDELINES: ANALYSIS: CONFORMS?
.1 Locate buildings within the range of alignments as
seen traditionally in the area, maintaining traditional
setbacks at the front, side and rear of the property.
Traditionally, accessory buildings were at the rear,
accessed via the alley. A c.1925 image shows no
curb cuts along 14th St.
.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.
No change to primary building
N/A
.3 Orient the primary building entrance to the street. No change to primary building N/A
.4 Preserve the original location of the main entry and
walk.
No change to primary building N/A
.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.
No new porch proposed
N/A
.6 In neighborhoods with alleys, garages should be
located at the rear of the lot and accessed from the
alley.
Proposed new garage is at rear and accessed from
alley YES
.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.
Footprint of the garage is too large in combination
with the new concrete patio (no LAC), deck, and
proposed walkways to garage from house. Consider
reducing the footprint of the garage to reduce built
area to open space and provide more space
between the proposed house and garage, consider
removal of existing historic driveway.
NO
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.
Attachment B - Design Guideline Analysis
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GUIDELINES: ANALYSIS: CONFORMS?
.1 Maintain the established spacing pattern of street
trees.
N/A
.2 Preserve street trees whenever possible. N/A
.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.
N/A
.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. Edging
materials such as timber, railroad ties or masonry,
except where there is historic precedent.
N/A
.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.
N/A
.6 Avoid landscaping that has the potential for damaging
a historic structure, such as climbing ivy or trees
planted too close to a building.
N/A
.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.
N/A
2.3 Alleys & Existing Accessory Buildings
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 building 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: ANALYSIS: CONFORMS?
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 47 of 71
.1 Maintain alley access for parking and retain the
character of alleys as clearly secondary access to
properties.
Alley is proposed access for proposed new garage.
Consider removal of existing historic driveway.
Removal of curb cut from 14th St will be requires.
YES
.2 Retain and preserve the variety and character
found in the existing historic accessory buildings
along the alleys.
Historic accessory building remaining unchanged.
Consider rehabilitation of this building including
removal of 1970s carport.
YES
.3 use of historically proportioned materials for
building new accessory buildings contributes to
the human scale of the alleys. For example,
narrower lap siding and smaller brick are
appropriate.
Mass, scale, height of the proposed new garage is
oversized in comparison with existing historic
building. Consider lowering ridge height, matching
roof pitch to historic garage, and replacing double
garage door with two single doors to reduce scale.
Siding proposed is 6 inch reveal.
MAYBE
.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.
Historic accessory building remaining unchanged.
Consider rehabilitation of this building. Although
the car port is older than 50 years, its poor
construction does not fit the context of the historic
district. Consider removal of 1970s carport.
YES
.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.
Approx. 10ft. proposed between historic garage
and proposed new garage. However, proposed
location at north side of historic accessory building
blocks view of main house from alley. Consider
relocation to south side of historic building,
possibly as a subordinate addition to this building.
MAYBE
.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.
Proposed driveway apron maybe concrete.
Proposed concrete walkway on north side of
proposed garage leading from alley. Revise to
specify gravel or other permeable material.
NO
.7 Lighting in alleys should be low wattage and
focused downward. See also, Section 8.4 Lighting.
Downward lighting (dark skies compliant) is
proposed. Details not provided YES
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.
Attachment B - Design Guideline Analysis
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GUIDELINES: ANALYSIS: CONFORMS
.1 Maintain the traditional pattern of parking at the
rear of the lot.
N/A
.2 Access to parking should be from the alleys
whenever possible.
Driveway from 14th St. was added sometime
between 1925 and 1929. The curb cut on 14th St is
not visible on a c. 1925 photograph, however, the
driveway is present in a 1929 photograph. Although
historic, the driveway was not original to the house
and it may be appropriate to remove. The curb cut
must be removed per city Code. Propose removal
of existing concrete driveway.
YES
.3 Parking in the front yard is inappropriate. Not proposed N/A
.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.
The curb cut must be removed per city Code and
access to the historic driveway eliminated using
landscaping or removal. Show elimination of curb
cut, and removal of driveway or proposed
landscaping on plans.
NO
.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.
Additional address (845 14th St. Unit B) has been
issued for previously proposed ADU. Confirm no
multi-family or commercial use proposed. MAYBE
.6 Historically appropriate paving materials, such as
flagstone or brick, can be used to visually break
up larger parking areas.
Proposed driveway apron maybe concrete.
Proposed concrete walkway on north side of
proposed garage leading from alley. Revise to
specify gravel or other historically appropriate
paving materials.
NO
.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.
Paved apron and walkways to the north of the
garage are not appropriate. Modify apron and
walkways to permeable surface such as gravel or
other historically appropriate paving materials.
NO
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: ANALYSIS: CONFORMS
.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 blockface is predominantly paved with
flagstone, replacing concrete portions with
flagstone is appropriate.
N/A
.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.
N/A
.3 Provide a walkway from the street to the primary
front entrance of the building. The walkway
should generally be perpendicular to the
sidewalk.
N/A
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
Attachment B - Design Guideline Analysis
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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: ANALYSIS: CONFORMS
.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.
N/A
.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.
N/A
.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.
N/A
.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.
N/A
.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.
N/A
.6 Front and rear fences should have some degree
of openness and spacing of slats so that the main
structure on 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.
N/A
.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.
N/A
.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 yard. 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.
N/A
3.0 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.
Attachment B - Design Guideline Analysis
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GUIDELINES: ANALYSIS: CONFORMS
.1 Retain and preserve the original roof form of a
historic building. 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.
N/A
.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 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.
N/A
.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.
N/A
.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.
N/A
.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.
N/A
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.
GUIDELINES: ANALYSIS: CONFORMS
.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.
N/A
.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.
N/A
.3 Avoid cantilevered projections from the building,
and use appropriately scaled brackets or supports.
N/A
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.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.
N/A
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.
For second story decks, see 3.2 Roof Decks and Balconies.
GUIDELINES: ANALYSIS: CONFORMS
.1 First floor decks are inappropriate in the front of a
house. Locate a first floor deck to the rear of a
building.
N/A
.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.
N/A
.3 Unpainted redwood is inappropriate; decks should
be painted or stained to match the existing
building.
N/A
.4 Materials with a synthetic look and/or feel should
be avoided.
N/A
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: ANALYSIS: CONFORMS
.1 Original porches should be preserved. N/A
.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.
N/A
.3 Maintain the height, detail and spacing of the
original balustrade if replacing, extending or adding
balustrades.
N/A
.4 Enclosing a front porch negatively impacts the
visual character of both the individual house and
the streetscape and is inappropriate.
N/A
.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.
N/A
.6 Rebuilding a missing original front porch is
encouraged if evidence of the original porch can be
documented.
N/A
.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.
N/A
.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.
N/A
.9 Large, two-story tall porches are inappropriate for
front facades unless present historically.
N/A
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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: ANALYSIS: CONFORMS
.1 Existing dormers are important character-defining
features of a building and should be preserved,
particularly those that are most visible from the
street.
N/A
.2 Deteriorated elements should be repaired or
replaced, following recognized preservation
methods.
N/A
.3 Existing dormers should not be enlarged or altered
in any way that changes their secondary
relationship to the main roof.
N/A
.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.
N/A
.5 Dormer windows should be similar in proportion to
first and second floor windows but smaller.
N/A
.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.
N/A
.7 Dormer ridgelines must be lower than the main
roof.
N/A
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: ANALYSIS: CONFORMS
.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.
New construction
N/A
.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.
Painted cementitious siding proposed with 6” reveal.
Smooth painted cement siding may be appropriate
for new construction.
Application of stucco for portions of the building
attempts to replicate the historic primary building.
Maintain horizontal siding throughout.
NO
3.7 WINDOWS, STORM WINDOWS, AND SHUTTERS
Attachment B - Design Guideline Analysis
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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
weatherstripping, 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: ANALYSIS: CONFORMS
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.
N/A
.2 Preserve original window locations; do not move
windows from their historic placement.
N/A
.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.
N/A
Retrofit of Historic Windows N/A
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.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.
N/A
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.
N/A
.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.
N/A
Attachment B - Design Guideline Analysis
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.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).
N/A
.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.
N/A
.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.
N/A
.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.
N/A
.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; 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.
N/A
.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.
N/A
.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.
N/A
.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.
N/A
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.
Window in historic accessory building is basic and
square. Window in new accessory building should
reflect this simplicity. Current windows are not
consistent in size and two complex for an accessory
building.
NO
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.16 Windows should be trimmed with materials similar
in scale, proportion, finish, and character to those
used traditionally.
Window material should be solid wood rather than
clad. NO
.17 Openings should indicate floor levels, and generally
should not occur between floors.
Single story garage. The addition of a window in the
gable end gives the impression that the garage is
one- and a half story. Eliminate this gable end
window. Okay to consider windows in the garage
door for additional light.
NO
.18 Symmetry or asymmetry of openings should be
maintained.
Symmetry would be appropriate. NO
.19 Odd window shapes such as octagons, triangles,
and diamonds are generally inappropriate.
None proposed. Make window shapes consistent
throughout building. MAYBE
Shutters and Storm Windows
.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.
N/A
.21 Reintroducing missing shutters is encouraged if
evidence of the original shutters can be
documented.
N/A
.22 While shutters need not be operable, they should
be sized to maintain the appearance of operability.
N/A
.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.
N/A
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.
Attachment B - Design Guideline Analysis
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GUIDELINES: ANALYSIS: CONFORMS
.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.
N/A
.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).
N/A
.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 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.
N/A
.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.
N/A
.5 Historic hardware, hinges, locksets, and knobs are
door features that are significant and should be
preserved.
N/A
.6 Repair damaged original doors and door assemblies
whenever possible following recognized
preservation methods.
N/A
.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.
N/A
.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.
N/A
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.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.
N/A
.10 Doors in additions and new structures should
reflect the proportions (height and width) of doors
in the existing structure and/or the district.
N/A
.11 Doors should be trimmed with materials similar in
scale, proportion, finish, and character to those
used traditionally.
N/A
Attachment B - Design Guideline Analysis
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4.0 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 and 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.
4.1 Protection of Historic Buildings and Sites
The primary concern of the Landmarks Board in reviewing additions to historic buildings is the protection of the existing structure and
the character of the site and district.
GUIDELINES: ANALYSIS: CONFORMS?
.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.
N/A
.2 New additions should be constructed so
that they may be removed in the future
without damaging the historic structure.
N/A
.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.
N/A
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: ANALYSIS: CONFORMS?
.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.
N/A
.2 Do not directly copy historic elements.
Instead, interpret historic elements in
simpler ways in the addition.
N/A
.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.
N/A
.4 The architectural style of additions should
not imitate the historic style but must be
compatible with it. Contemporary style
additions are possible, but require the
utmost attention to these guidelines to be
successful. The use of two distinct historic
styles, such as adding Tudor-style half-
timbering to a Classic Cottage, is
inappropriate.
N/A
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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 tructures or the site, in mass, scale or
detailing.
GUIDELINES: ANALYSIS: CONFORMS?
.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.
N/A
.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.
N/A
.3 Adding a partial or full story to the historic
portion of a historic building is rarely
appropriate.
N/A
.4 Reflect the original symmetry or
asymmetry of the historic building.
N/A
.5 Preserve the vertical and horizontal
proportion of a building’s mass.
N/A
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: ANALYSIS: CONFORMS?
.1 Design new additions so that the overall
character of the site, site topography,
character-defining site features and trees
are retained.
N/A
.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.
N/A
.3 Respect the established orientation of the
original building and typical alignments in
the area.
N/A
.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.
Footprint of the garage is too large in combination with the new
concrete patio (no LAC), deck, and proposed walkways to
garage from house. Consider reducing the footprint of the
garage to reduce built area to open space and provide more
space between the proposed house and garage, consider
removal of existing historic driveway.
NO
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 complement the historic architecture. In addition to the guidelines below, refer also
to Section 3.0 Alterations for related suggestions.
GUIDELINES: ANALYSIS: CONFORMS?
Roofs
.1 Maintain the dominant roofline and
orientation of the roof form to the street.
N/A
.2 Rooflines on additions should be lower
than and secondary to the roofline of the
original building.
N/A
.3 The existing roof form, pitch, eave depth,
and materials should be used for all
additions.
N/A
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.
N/A
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Windows
.5 Maintain the proportion, general style, and
symmetry or asymmetry of the existing
window patterns.
N/A
.6 Use window shapes that are found on the
historic structure. Do not introduce odd-
shaped windows such as octagonal,
triangular, or diamond-shaped.
N/A
7. Do not add divided light windows to
structures that historically did not have
divided light windows.
N/A
8. Use materials and construction similar to
historic windows. Do not use snap-in
mullions.
N/A
5.0 ADDITIONS TO NON-HISTORIC STRUCTURES
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: ANALYSIS: CONFORMS?
.1 Follow the guidelines in Section 2.0 Site
Design
N/A
.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.
N/A
.3 Alterations to non-contributing buildings
built in a recognizable architectural style
should preserve and respect that style.
N/A
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6.0 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.
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.
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: ANALYSIS: CONFORMS?
.1 New construction should be a product of
its own time. Create compatible
contemporary interpretations of historic
elements.
N/A
.2 Interpretations of historic styles may be
appropriate if they are distinguishable as
new.
N/A
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 between adjacent buildings. Therefore, the compatibility
of proposed new construction will be reviewed to ensure that these elements are maintained.
GUIDELINES: ANALYSIS: CONFORMS?
.1 Conform to the design guidelines found in
Section 2.0 Site Design, regarding site and
setting in developing a proposed site plan.
N/A
.2 Design new construction so that the overall
character of the site, site topography,
character-defining site features and trees
are retained.
N/A
.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.
N/A
.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.
N/A
.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.
N/A
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: ANALYSIS: CONFORMS?
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 63 of 71
.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.
N/A
.2 The mass and scale of new construction
should respect neighboring buildings and
the streetscape as a whole.
N/A
.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.
N/A
.4 A new house constructed behind an
existing historic house should be of lesser
mass and scale than the original structure.
N/A
6.4 Materials
GUIDELINES: ANALYSIS: CONFORMS?
.1 Materials should be similar in scale,
proportion, texture, finish, and color to
those found on nearby historic structures.
N/A
.2 Maintain a human scale by avoiding large,
featureless surfaces and by using
traditionally sized building components
and materials.
N/A
6.5 Key Building Elements
Roofs, porches, dormers, windows and doors are some of the most important character-defining elements of any building. As such,
they require extra attention to assure that they complement the historic architecture. In addition to the guidelines below, refer also
to Section 3.0 Alterations for related suggestions.
GUIDELINES: ANALYSIS: CONFORMS?
.1 Design the spacing, placement, scale,
orientation, proportion, and size of
window and door openings in new
structures to be compatible with the
surrounding buildings that contribute to
the historic district, while reflecting the
underlying design of the new building.
N/A
.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.
N/A
.3 New structures should use a roof form
found in the district or on the landmark
site.
N/A
.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.
N/A
.5 Dormers should be secondary to the main
roof and should be lower than the roofline.
Oversized dormers are inappropriate.
N/A
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 64 of 71
7.0 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.
GUIDELINES: ANALYSIS: CONFORMS?
.1 Retain and preserve garages and accessory
buildings that contribute to the overall
historic character of the individual building
site or the district.
N/A N/A
.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.
N/A N/A
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.
GUIDELINES: ANALYSIS: CONFORMS?
Location and Orientation
.1 It is inappropriate to introduce a new
garage or accessory building if doing so will
detract from the overall historic 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.
Previous reviews indicate that mature trees have already been
removed for the construction of deck and rear concrete patio.
Confirm no additional mature trees will be removed.
NO
.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.
Garage is accessed from the alley. YES
.3 Maintain adequate spacing between
accessory buildings so alleys do not evolve
into tunnel-like passageways.
Adequate space (approx. 10ft) proposed between historic
garage and proposed new garage.
YES
.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.
Footprint of the garage is too large in combination with the new
concrete patio (no LAC), deck, and proposed walkways to
garage from house. Consider reducing the footprint of the
garage to reduce built area to open space and provide more
space between the proposed house and garage, consider
removal of existing historic driveway.
NO
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.
Design cues such as gable and shed roof pitch and combination
are used at the proposed garage, although LDRC review
(06.03.2020) of previous application notes that “pitch of main
house is closer to 12/6.” Additionally, this is hard to read as the
buildings are rotated 90 degrees to one another. Consider side
gable @ 12/6 or take design cues from historic accessory
building.
Use of stucco is not an appropriate feature to replicate.
NO
.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.
LDRC review (06.03.2020) of previous application “suggests the
size of the new building should not exceed 770 sq. ft”
Current proposal is 769 sq. ft.
YES
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 65 of 71
.7 Roof form and pitch should be
complimentary to the primary structure.
Gable and shed roof pitch and combination are used at the
proposed garage, although LDRC review (06.03.2020) of
previous application notes that “pitch of main house is closer to
12/6.” Additionally, this is hard to read as the buildings are
rotated 90 degrees to one another. Consider side gable @ 12/6
or take design cues from historic accessory building.
NO
Materials and Detailing
.8 Accessory structures should be simpler in
design and detail than the primary
building.
Simplify detail in windows and finishes NO
.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.
Painted cementitious siding proposed with 6” reveal. Smooth
painted cement siding may be appropriate for new
construction.
Application of stucco for portions of the building attempts to
replicate the historic primary building. Maintain horizontal
siding throughout.
NO
.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.
LDRC review (06.03.2020) of previous application suggests
“using punched openings single light, all wood, double-hung
windows and wood garage door(s).” Windows are simple,
however the propositions and sizes should be consistent
throughout. Should be solid wood rather than clad.
NO
.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.
No dormers proposed N/A
.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.
Replace double garage door with two single doors to reduce
scale, use wood doors, okay to consider windows in doors,
NO
.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.
Application of stucco for portions of the building attempts to
replicate the historic primary building. Maintain horizontal
siding throughout.
NO
.14 Carports are inappropriate in districts
where their form has no historic
precedent.
Consider removing 1970 car port addition to historic garage. N/A
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 66 of 71
8.0 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. s 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: ANALYSIS: CONFORMS?
.1 Preserve and protect original exterior
building surfaces and site features that
were painted by maintaining a sound paint
film on them.
N/A N/A
.2 Original materials such as brick and stone
that are unpainted should not be painted.
N/A N/A
.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.
Paint colors not specified, although muted off-white shown on
application drawings. Specify colors proposed.
MAYBE
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: ANALYSIS: CONFORMS?
.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.
Previous reviews indicate that mature trees have already been
removed for the construction of deck and rear concrete patio.
Confirm no additional mature trees will be removed.
MAYBE
.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.
N/A N/A
.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.
N/A N/A
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 67 of 71
.4 It is not appropriate to install solar
collectors in locations 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.
Although not currently part of the proposal, solar collectors (PV
or thermal) are encouraged to be located on accessory
buildings; a new LAC application is required.
N/A
8.3 Mechanical and Utility Facilities
GUIDELINES: ANALYSIS: CONFORMS?
.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.
N/A
.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.
N/A
.3 Where possible, locate portable window
air-conditioning units on rear facades or
inconspicuous side facades. Consider noise
impacts to neighbors when selecting sites.
N/A
.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.
N/A
.5 Minimize the visual impacts of trash
storage and service areas by screening
them from the street.
N/A
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: ANALYSIS: CONFORMS?
.1 Retain and preserve existing historic signs
that contribute to the overall historic
character of the building or the district.
N/A
.2 New signs should be compatible in
material, size, color, scale, and character
with the building.
N/A
.3 Signs should be subordinate to the overall
building composition and in scale with the
façade.
N/A
.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.
N/A
.5 Simple letter styles and graphic designs are
most appropriate.
N/A
.6 A hanging entryway sign may be located on
a porch, or directly above the steps leading
to the primary entrance of a structure.
N/A
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: ANALYSIS: CONFORMS?
.1 Retain and preserve exterior lighting
fixtures that contribute to the overall
historic character of a building, site or
district.
N/A
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 68 of 71
.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.
N/A
.3 Lighting should be functional ― not just
decorative.
Lighting proposed at west (alley), south, and east elevations YES
.4 Lighting in alleys should be low wattage
and focused downward.
Details of lighting not provided. Gooseneck downlights shown
on drawings.
MAYBE
.5 It is inappropriate to illuminate the facades
of houses in residential districts.
Not proposed N/A
8.6 Artwork
Artwork includes, without limitations, paintings and sculptures, whether attached to a building or freestanding.
GUIDELINES: ANALYSIS: CONFORMS?
.1 Retain and preserve artwork that
contributes to the overall historic character
of a building, site or district.
N/A
.2 Artwork should be subordinate to the
overall building.
N/A
.3 Artwork should not obscure or damage
building elements or details. For instance, a
mural should not cover windows.
N/A
.4 Artwork should not permanently alter the
building or site, such as paint on unpainted
masonry.
N/A
.5 Artwork should not detract from the
historic character of 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.
N/A
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: ANALYSIS: CONFORMS?
.1 Any public improvement should maintain
and reinforce the character of the historic
district.
N/A
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: ANALYSIS: CONFORMS?
.1 Provide barrier-free access that promotes
independence for the disabled to the
highest degree practicable, while
preserving significant historic features.
N/A
.2 The appearance of accessibility ramps or
elevators should not significantly detract
from the historic character of the
structure.
N/A
.3 If the addition of accessibility
improvements negatively impacts
significant historic elements, these
improvements should be designed to be
reversible.
N/A
Attachment B - Design Guideline Analysis
Item 5A - 845 14th St LB Memo 12.07.2022 Page 69 of 71
( ·, rft> 11,1.Iv �-�,,,-Appraised 19
80 U LOE R COUNTY REAL E:STATE APPRAISAL
OWNER �
HOUSE No. 1 L/ :S-STREET / L/ ✓, CITY l_u>
:? f-"2 1..LOTS ./...;
Year Constructed
,,f 3 0 BLOCK
/ 9 I I
ESTIMATE OF VALUATION
ADDITION U,u�--J . / f t.,(, _
Est. Life in Y e�rs Y ()
Class of Bldg, __ J:3 ______________ Basement_ _____ -;;/_�_(_ ________ _
BUILDING PLAN
,o
-3 3
3 C> .'( 3 X .,_ / 11' , ·/4·
Constructi on ___ ( ___ !::_�_!._1_ Roof __________ �---J!� ___ ,,g ___ 1
Ch ar. of Const. __ -:kr_l __________ !_leatu;g _______ Lrk-f. ___ �_':____ =======================-=====,;;========H=e�ig�h =t =of=B=m='ld =i n=g;;_=_ .... = __ =(.= __ =✓=--=-=· -=-=--=--
Exteri or _____ [ ___ �f.__fd_='!·::�'-�! Plu�(;ing _____ )__ ____ !_,_ _____ � SUMMARY ANNUAL ASSESSl\1ENT
Interior Fini sh !}/ ___ � ___ '!__ ,.,igh t ------·----�!_ __ _!:' _____________ D_Es_c_R_IP_T_IO_N _______ _ Floors--------_____ ! __ f!...�-jr-� Priv. Garag e ___ J.f!...L�6---�----II-B_u:...i l-'--d1_·n�g_P_e_rm__.:::.:it'----------------
Stori es ________ }_ ___ :/ ____________ Barns or Shed s..)_� ______ ::_____ O riginal Cost, Improvements _C!_n'""ly _______ _
l ;.,,, -o-rf/ · Additi ons and Betterments Fi re Resi sti ng _____ Q ____________ state of Reps. __ /2-.k?, _______ �----_O_w_n_e_r-'s_E_s_t-im_a_t _e_o_f _P_re-s-en_t _V--al_u_e ______ _
Found ati on ______ ,!_ ______________ Local Imps,_ ------�--------11 _P_r-iv-a-te-A-pp_r _a -is-al _____________ _--ADDITIONS .AND BETTERMENTl ) -. Insurance
YEAR AMOUNT YEAR AMOUNT Mortg ag e Month ly Rental ---------------$--------------------------------$_________________ Advertised for Sale _::.:_:.::.=:.=..:.::::..-=.==. _________ �------------------ $
_________________________ ·---- $ _________________ Transferred in 19
AMOUNT
$
$
$
$ $. $
$
$
$
$
YEAR
1938 $
1939
1940
1941
1942
1943
1944
1945
1946
1947 .!;7
LAND
LJc C
I
IMPROVEMENTS TOTAL
Attachment C: Tax Assessor Card
Item 5A - 845 14th St LB Memo 12.07.2022 Page 70 of 71