HomeMy WebLinkAboutItem 5B - 1346 Pearl 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 add new
storefront window openings, exterior patios, awnings and paint at 1346 Pearl St. (HIS2022-
00228) a non-contributing property in the Downtown 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: 1346 Pearl St.
Owner: Reynolds Yew Tree LLC, represented by Jeffery Wingert
Applicant: Michael Koch, Koch Covotsos Architecture
Case Numbers: HIS2022-00228
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
SITE INFORMATION
Historic District: Downtown Historic District
Date of construction: 1949
Zoning: DT-4 (Downtown 4)
Lot size: 10,600 sq. ft.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 1 of 45
STAFF RECOMMENDATION
Staff recommends the Landmarks Board approve 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 approve a Landmark Alteration Certificate to add new storefront
window openings, exterior patios, awnings and paint at 1346 Pearl St. (HIS2022-00228) a non-
contributing property in the Downtown Historic District, as shown on plans dated November 2,
2022, finding that the proposal meets the Standards for Issuance of a Landmark Alteration
Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally consistent with the General Design
Guidelines.
BACKGROUND AND SUMMARY
• A Landmark Alteration Certificate was issued in November 2020 (after review by the
Landmarks Board 09.09.2020) for a 2,160 sq. ft. one-story addition and remodel of the non-
contributing building to include a new stucco finish. The final 2020 approval included
removing the pediment, which was contingent on raising the height of the parapet wall to
screen the existing roof deck, in addition to restoring a brick façade rather than applying
stucco to make the finish consistent across the façade.
• A new proposal (different applicant and prospective tenants) was reviewed by the LDRC
on September 28, 2022 (Pelusio, Castellano) that included removing the pediment. The
proposal was referred to the full Landmarks Board as staff believed it was substantially
similar to the 2020 initial proposal that also was referred to the Landmarks Board.
• The applicants reviewed the proposal with staff and presented a redesign to LDRC on
October 26, 2022. This redesign proposed retaining the existing pediment and existing
material finishes, adding new storefront windows, and repainting the building. The request
was referred to the full Landmarks Board for a public hearing due to the high visibility of
the corner and the similarity in requests from 2020 to 2022.
• The current proposal (HIS2022-00228) is considerably more modest in scope than previous
reviews and is considered a new application.
• The commercial building at 1346 Pearl St. was constructed in 1946, outside the identified
1858-1946 period-of-significance for the Downtown Historic District. The building is not
contributing to the historic character of the district, however the context of the historic
district is important and changes to the building should not detract from the historic
character of the overall historic district.
• Staff finds that the addition of new storefront window openings and other modifications
generally meet the Standards for issuance of a Landmark Alteration Certificate pursuant
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 2 of 45
to 9-11-18(a) & (b)(1)-(4) B.R.C. 1981 and is largely consistent with the General Design
Guidelines and the Downtown Historic District Design Guidelines.
• Staff recommends approval by the Landmarks Board.
PROPERTY DESCRIPTION
• The property is located at the southwest corner of 14th St. and Pearl St. on the Pearl
Street Mall in the Downtown Historic District. The lot slopes toward Lowry Lane which
forms the property line and south boundary of the district.
Figure 1. Location Map, 1346 Pearl St. within the Downtown Historic District indicated.
Figure 2. 1346 Pearl St. adjacent to the Pearl Street Mall. Google Earth 2022
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 3 of 45
PROPERTY HISTORY
The building was constructed in 1949 after fire destroyed the Masonic Temple, which
previously covered the lot.
• The 1874 “Bird’s Eye” view of Boulder shows 1346 Pearl Street as being occupied by two
gabled buildings while the 1881 Map of Boulder lists the property as being owned by A.W.
Nichols. The 1883 Sanborn Fire Insurance shows the J.M. Morton Lumber Yard as being
located on the property (see figure 3).
• In 1895 a three-story Romanesque-Revival building, the Masonic Lodge, was constructed
on the property by local contractor Andrew Fraser after designs by architects Fraser and
Grant, who also designed the First Methodist Church (1891) and St. Gertrude’s Academy.
• Fire destroyed the Masonic Temple on April 5th, 1945 (see figure 4). The masons
constructed a new building, designed by James Hunter, at the northwest corner of
Broadway and Pine Street in 1949 (now the Museum of Boulder).
• In September of 1948, the Walgreens Drug Store Company of New York City began
construction on the current building. Walgreens had been a major tenant in the Masonic
Temple prior to the fire of 1945.
• The Walgreens Drug Store opened for business in the new building in 1949 (see figure 5)
and persisted in this location until 1968. The original building façade appears to have been
tile applied over the brick, which was typical for a drugstore design.
• The building changed little between 1949 and 1977, when the Pearl Street Mall was
constructed. Changes between 1977 and 2004 are unknown as there are no photographs.
However, modifications to the windows and doors, the addition of the parapet and broken
pediment, and the major renovation of the west end of the north elevation occurred in
2004 (HIS2003-00182). The building was converted into the Lazy Dog Bar & Grill (figure 12)
in 2004 and the roof top patio awning was installed in 2009 (HIS2009-00212). The building
has been vacant since late 2019.
Figure 3. 1874 “Bird’s Eye” View of Boulder & Figure 9. 1883 Sanborn Fire Insurance Map
(arrows indicate location of 1346 Pearl Street, then addressed as 424 Pearl Street)
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 4 of 45
Figure 4. Masonic Temple on April 6, 1945, after fire destroyed the building.
Figure 5. By 1949, the building was replaced at 1346 Pearl St. Note the tiled façade. Carnegie
Library for Local History
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 5 of 45
Figure 6. 1346 Pearl St. Walgreens at this location in 1964. Carnegie Library for Local History
Figure 7. 1346 Pearl St. in 1968 before the construction of the pedestrian mall, and in 1977.
Carnegie Library for Local History
Figure 8. 1346 Pearl St. in November 2022. Note the parapet, broken pediment, and major
renovations to the west half of the north elevation including the second story.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 6 of 45
Figure 9. 1346 Pearl St. (center and left in image). 2022, provided by applicant.
DESCRIPTION OF PROPOSED WORK
Site Plan / Overview
See figure 10 for identified numbered locations:
1. The proposal includes the addition of an 856 sq. ft. patio area at the south corner of the
building. This proposed space is delineated using railings within the existing surface
parking lot.
• There are no additional changes to the site footprint.
Figure 10. 1346 Pearl St., proposed site plan. Not to scale.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 7 of 45
North Elevation (façade) facing Pearl Street
See figure 11 for identified numbered locations:
1. New storefront. See northeast corner elevation.
2. The engineered-wood-product trim at the lower edge (c. 2004) is proposed to be removed
and white thin brick with grey mortar applied flush with the existing finish.
3. Install new canvas awnings and new canvas shade at existing roof deck. Proposed color is
“Wheat.”
4. Apply skim coat stucco over existing tile.
5. Repaint existing and new stucco skim coat “Elder White” with parapet trim painted “Iron
Ore” (figure 15).
6. Remove existing windows (c. 2004) and replace with retractable windows (see figure 16)
with bar at sill. Replace existing patio railing.
Figure 11. Existing (top) and proposed (bottom) north elevation (façade)
Key (see narrative for full description:
1. Replace primary entry
2. Remove “wood” trim, patch with thin brick
3. New awnings
4. Skim patch stucco
5. Paint
6. Replace windows
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 8 of 45
Figure 12. Existing north elevation. 2022
Figure 13. Detail of lower trim that will be removed and replaced with white thin brick flush with existing finish.
Figure 14. Existing façade finish proposed to be coated with stucco and painted.
Figure 15: Proposed paint colors. From left: Elder White, Mindful Gray, Iron Ore, Van Dyke Brown.
Figure 16: Example of retractable window type proposed, shown in closed, opening, and open positions.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 9 of 45
Northeast Elevation (corner)
See figure 17 for identified numbered locations:
1. The proposal includes the removal of the existing wood windows, door and lower
engineered-wood-product trim (c. 2004) at the northeast corner primary entrance. This will
be replaced with new black anodized aluminum storefront.
2. The engineered-wood-product trim at the lower edge (c. 2004) is proposed to be removed
and white thin brick with grey mortar applied flush with the existing finish.
3. Install new canvas awnings and new canvas shade at existing roof deck. Proposed color is
“Wheat.”
4. Remove the “bump” from the finish and apply skim coat stucco over area and existing tile
to create a flush surface.
5. Repaint existing and new stucco skim coat “Elder White” with parapet trim painted “Iron
Ore” (figure 15).
Figure 17. Existing (left) and proposed (bottom) north elevation (façade)
Key (see narrative for full description:
1. Replace primary entry
2. Remove “wood” trim, patch with brick
3. New awnings
4. Remove “bump” and skim coat stucco
5. Paint
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 10 of 45
Figure 18. Existing northeast corner elevation. 2022
Figure 19. Rendering of proposed northeast corner at Pearl St. and 14th St.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 11 of 45
Figure 20. Original storefront in 1949 (top left), 1968 (top right) and 1977 (below). Carnegie Library for
Local History.
East Elevation (14th St.)
See figure 21 for identified numbered locations:
1. Northeast corner (see above for details).
2. Apply skim coat stucco over area and existing tile to create a flush surface.
3. The engineered-wood-product trim (c. 2004) at the lower edge is proposed to be removed
and white thin brick with grey mortar applied flush with the existing finish.
4. Mural proposed to reflect existing mural in new location. (see figure 22)
5. New paint will differentiate three distinct bays. The existing brick is currently painted and
patched (see figure 24). The proposed north end of building painted “Elder White” with
parapet trim painted “Iron Ore” will continue around the corner to give appearance of
depth. After 23.5 ft. the building color will change to “Mindful Grey” to create the central
24.75 ft. bay. The southern 30.5 ft. of the building will be painted “Van Dyke Brown” to
create the third bay (see figure 15 for proposed paint colors).
6. Installation of a metal panel painted “Iron Ore” that matches the width of this bay is
proposed. Part of the existing stucco parapet will be reduced in height to create the new
height on the parapet wall.
7. New gooseneck light fixtures, in new locations to match existing on north elevation.
8. New black anodized aluminum storefront windows and doors in new openings centered
within the painted bays.
9. Steel pergola awning at southernmost bay.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 12 of 45
10. Infill of brick and installation of steel cornice at top of parapet wall proposed to create
total parapet height of 23 ft 8 ¾ inch (12 inches higher than existing parapet wall).
Figure 21. Proposed (top) and existing (bottom) east elevation.
Key (see narrative for full description):
1. Northeast corner - see north elevation
2. Patch stucco
3. Remove “wood” trim, patch with brick
4. New mural
5. Paint existing painted brick
6. Metal panel, painted
7. Gooseneck lights relocated
8. Storefront windows and doors
9. Steel pergola awning
10. Infill brick and add steel cornice
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 13 of 45
Figure 22: Existing east elevation. Note existing mural proposed to be recreated
Figure 23: Rendering of proposed southeast corner
Figure 24: Existing east elevation finishes that are proposed to be painted: south elevation brick (1), east
elevation wire-texture brick (2), unpainted brick color (3), and brick interior exposed by damage (4).
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 14 of 45
South Elevation (rear)
See Figure 25 for identified numbered locations:
1. Proposed steel pergola (see east elevation).
2. Garage-door style window proposed in new window opening with bar at sill (figure 27).
3. New black anodized aluminum door in new opening.
4. Existing metal panel cornice, painted “Iron Ore” (see figure 15 for paint colors).
5. Existing unpainted brick painted “Van Dyke Brown.”
6. New patio railing to define patio within existing surface parking lot.
7. Festoon-style lighting.
Figure 25. Existing (top) and proposed (bottom) south elevation.
Key (see narrative for full description:
1. Steel pergola (see east elevation)
2. Garage-door style windows
3. Door
4. Existing cornice, painted
5. Painted brick
6. New patio railing
7. Festoon lighting
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 15 of 45
Figure 26: Existing south elevation.
Figure 27: Example of garage-door style window proposed.
CRITERIA FOR THE BOARD’S DECISION
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18, B.R.C., 1981
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 16 of 45
(a) The Landmarks Board and the City Council shall not approve an application for a
Landmark Alteration Certificate unless each such agency finds that the proposed
work is consistent with the purposes of this chapter.
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
1. Does the proposed application preserve, enhance, or restore, and not damage or
destroy the exterior architectural features of the landmark or the subject
property within a historic district?
Staff finds the proposed work will enhance the subject non-contributing building within the
historic district. The proposal rehabilitates a currently vacant building and activates the highly
visible corner and 14th St.
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 will not adversely affect the special character or special
historic, architectural, and value of the historic district as the changes are generally consistent
with Downtown 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 changes on the Pearl St. elevation and corner are compatible with
adjacent properties within the historic district. Aluminum storefront windows and doors and
colors proposed are common within the historic district, and new openings will increase
interest along 14th St.
(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 incorporation of energy-efficiency design and enhance access
for the disabled was not submitted with the application.
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 17 of 45
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 Downtown 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 proposal to add new storefront window openings, exterior
patios, awnings and paint at 1346 Pearl St. is appropriate due to the following factors:
•The building is non-contributing to the district, being constructed outside of the period
of significance and heavily modified in 2004.
•Integration of traditional storefront patterns into the 14th St. elevation if the non-
contributing building creates relief to the horizontal form and reinforces human scale
appropriate to the historic district.
•There is an appropriate balance between traditional and contemporary, allowing the
building to appropriately fit within the context of the historic district while not creating
a false sense of history. The most contemporary modifications are at the edge of the
district further away from the Pearl Street Mall while the Mall-façade remains
traditional.
•The applicant has noted that complete removal of the stucco finish and remaining
original tile from the façade as proposed in 2020 is economically unfeasible. On
completing additional research, staff has confirmed that this building never included a
brick façade (it was tiled, as shown in 1949 photographs). Removing existing finishes
down to the brick would inappropriately conveys a false sense of history as this finish
never existing on the building.
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 will 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
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 18 of 45
considers the information in the staff memorandum dated December 7, 2022, and the
evidence provided to the Board at its December 7, 2022 meeting. Specifically, the Board finds
that:
1.The proposal will be generally consistent with the purposes of this chapter, in that the
proposed work will not damage the historic character of the landmark district;
2.The architectural style, arrangement, texture, color, and arrangement of color and
materials used on the addition will be compatible with the character of the existing
building and its site and the historic district; and
3.The proposed work will not adversely affect the special character or special historic,
architectural, and value of the district, as it is generally consistent with the General
Design Guidelines, the Historic District Design Guidelines, and will generally comply
with Section 9-11-18(b)(3) of the Boulder Revised Code 1981.
ATTACHMENTS
Attachment A: Applicant Materials
Attachment B: Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 19 of 45
A.City of BoulderW Planning & Development Services HIS
Historic Preseavation Landmark Alteration Certificate
(LAC) Application
►REQUIRED MATERIALS FOR PROPOSED EXTERIOR WORK TO ALL PROPERTIES IN DESIGNATED HISTORIC
DISTRICTS AND INDIVIDUALLY LANDMARKEDGJ Signed applicationlliJ Current site plan and photographs of the property, including the view from the street. See page 2.lliJ Other materials defined by project type and scope. See page 5 for a checklist or required materials.
►TO SUBMIT YOUR LANDMARK ALTERATION CERTIFICATE (LAC) APPLICATION•Save your materials as PDFs using the naming conventions in the Online Plan Ap plication Guide•Email application to PDSskipatrip@bouldercolorado.gov. Put Historic Preservation in the subje ct line.•Questions? Contact Historic Preservation staff at 303-441-1994 or historic@bouldercolorado.gov•Si necesita ayuda para traducir esta informaci6n al espafiol, llame al 303-441-1905
►APPLICANT CONTACT INFORMATION
Name MICHAEL KOCH
Address 7900 E 29TH AVE
Phone# 303-808-1148
City DENVER
Email Address MICHAEL@KC-ARCH.COMT
s6�e Zip 80238
►OWNER CONTACT INFORMATION
Name JEFFREY WINGERT
0 SAME AS APPLICANT
Address 1375 WALNUT STREET STE 10
Phone# 303-442-8687 Email Address JWINGERT@WWREYNOLDS.COM
State co Zifs0302 c;w80 0��f ,�
Signature of Owner or Authorized Agent (Applicant). -7"!--J-+-1-1�/_J_1/_ /;1/--' (Jb--+------,-,.L=_.L-L-{;--t--,-----l Date: <q I �1 ZL
►PROJECT INFORMATION THE WORK WILL NEED TO MEET THE GENERAL DESIGN GUIDELINES AND ANY
DISTRICT-SPECIFIC DESIGN GUIDELINES (LINKS BELOW).
Project Address
Historic District
(Check one. Search the
map of Landmarks and
Historic Districts.)
D Chamberlain D Highland LawnD Chautauqua D Hillside
1K] Downtown D Mapleton HillD Floral Park D University Place
D West PearlD 16 th Street
D Individual Landmark
Name:
Project Description EXTERIOR RENOVATION TO EXISTING ONE STORY BUILDING TO ESTABLISH THREE NEW TENANTS.
Updated Morch 2021 Planning & Development Services 11739 Broadway, 3rd Floor Page 1 of
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 20 of 45
� CHECKLISTS FOR OTHER SCOPES OF WORK
For the following scopes of work, check all that apply and include separate PDFs of the required documentation:
D Solar panels D Completed application, pages 1-4D Solar renderingsD Completed pages 1-4D New free-standing building 340 sq. �-or smallerD New free-standing building larger than 340 sq.�D Demolition and new construction
D Scaled architectural plans I project drawings: Side by side existing and
proposed, with annotated (measurable) scale. □Addition D Initial code review for new construction. See section below.□Porch
ODoors D Completed pages 1-4D Windows□ Skylights
D Doors/ windows replacement worksheet. This supplement will be sent to
the email address included on page 1 once the LAC application is accepted.
►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:1/bouldercolorado .gov/planning!propertv-report
Proposed work is within required setbacks [i] Yes D No
Building coverage (sq.�-)
Floor area (sq.�-)
Height
Existing
6,659
9,243
27.5 FT
Proposed new
0
0
0
Total a�er construction Allowed maximum
6,659
9,243
27.5 FT
Will the proposed require a variance or exemption? (check all that apply):D Setback variance (Section 9-7-2, B.R.C., 1981) D Bulk plane requirements (Section 9-7-9, B.R.C., 1981) D Side yard wall articulation standards (Section 9-7-10,
B.R.C., 1981)
D Exemption from maximum building coverage for accesso,y buildings
in the rear setback (Section 9-7-1/(d), B.R.C., 1981) D Solar exception (Section 9-9-17, B.R.C., 1981)
Updated March 2021 Planning & Development Services 11739 Broadway, 3rd Floor Page 5 of
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 21 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L01
COVER PAGE1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
SITE
LOCATION
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 22 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L02
EXISTING PHOTOS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
SKIMCOAT PATCH
WITH STUCCOT OVER
TILE TO MAKE FLUSH
REMOVE BUMP
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 23 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L03
EXISTING PHOTOS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 24 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L04
EXISTING PHOTOS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 25 of 45
TFLOORSINKFLOORSINKFLOORSINKDN
CARBONATOR SHELF
BAG-N-BOX SODA SYSTEMCARBONATOR SHELF
BAG-N-BOX SODA SYSTEM
DN
UP
UP
DN
DN
DN
RESTAURANT B
2,072 SF
RESTAURANT A
3,070 SF
TENANT C
979 SF
1' - 11 3/4"20' - 2"REAR PATIO
856 SF
74' - 10 1/4"90' - 1 1/2"35' - 11 1/8"23' - 2 3/8"30' - 9 1/2"27' - 9 5/8"14TH STREETPEARL STREET
ALLEY
ROOF PATIO
2,592 SF
27' - 4 3/8"16' - 7 5/8"MECHANICAL YARD
WITH SCREEN
WALL TO REMAIN
EXISTING BAR
KIOSK
EXISTING ROOF
ACCESS
ROOF DECK
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L05
SITE PLAN1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1/16" = 1'-0"1 L SITE PLAN
1/16" = 1'-0"2 L ROOF DECK
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 26 of 45
LEVEL 1
98' -11"
LEVEL 1 WEST
100' -0"
11' - 1 1/8"30' - 2 1/8"33' - 5 7/8"29' - 3 3/4"B.EX
B.EX
B.EX
B.EX
EXISTING
WINDOW
NEW
RETRACTABLE
WINDOWS
EXISTING DOOR
NEW STEEL
RAILING
NEW
STORFRONT
NEW
AWNING
TYP.
(E) WINDOWS
S.P1
1' - 1"23' - 8 3/4"B.1
AL.1
S.P4
AWN.1
AWN.1
LEVEL 1
98' -11"29' - 3 3/4"REMOVE
WOOD DOORS
AND WINDOWS
REMOVE (E)
WINDOW AND TRIM
REMOVE TRIM23' - 8 3/4"PATCH
SKIMCOAT
STUCCO OVER
EXISTING TILE
WITH S.P1
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
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NORTH ELEVATION1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1/8" = 1'-0"1 NORTH ELEVATION
1/8" = 1'-0"2 NORTH ELEVATION DEMO
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 27 of 45
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
LEVEL 1
98' -11"
30' - 5 3/8"24' - 8 1/2"23' - 6 1/8"11' - 3"23' - 8 1/4"22' - 8 3/4"MP.P5
B.P3
B.P4
S.P1
STEEL PERGOLA
STEEL CORNICE
STEEL POSTS
NEW STOREFRONTNEW
STOREFRONT
NEW STOREFRONT
AND DOORS
NEW DOOR B.1 AL.1 AL.1
S.P4
AWN.1
AWN.1
B.1
5' - 0"5' - 0"
5' - 0"5' - 0"
5' - 0"5' - 0"
LEVEL 1
98' -11"
89' - 11"3' - 0"19' - 8 3/4"22' - 8 3/4"PATCH OVER
TILE WITH
SKIMCOAT
STUCCO S.P1
EXISTING BAR AND
AWNING TO REMAIN
EXISTING ROOFTOP
MECH TO REMAIN OR BE
RELOCATED BEHIND
EXISTING SCREEN WALL
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KOCH|COVOTSOS ARCHITECTS
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303-780-7850 L07
EAST ELEVATION1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1/8" = 1'-0"1 EAST ELEVATION
1/8" = 1'-0"2 EAST ELEVATION DEMO
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 28 of 45
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
LEVEL 1
98' -11"
LEVEL 1 WEST
100' -0"
B.P4
MP.P5
NEW ROLL UP
GARAGE DOOR
RAILING WITH
POSTS PAINT P5
EXISTING STAIR
NEW STOREFRONT DOOR
NEW
FESTOON
LIGHTING
LEVEL 1
98' -11"
LEVEL 1 WEST
100' -0"
EXISTING ROOFTOP
MECHANCIAL TO REMAIN OR BE
RELOCATED BEHIND EXISTING
SCREEN WALL
EXISTING LIGHTS
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
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303-780-7850 L08
SOUTH ELEVATION1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1/8" = 1'-0"1 SOUTH ELEVATION
1/8" = 1'-0"2 SOUTH ELEVATION DEMO
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 29 of 45
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
LEVEL 1
98' -11"
S.P1
GL.1
B.1
AL.1
AL.1
S.P4
AWN.1
AWN.1
LEVEL 1
98' -11"
REMOVE WOOD
WINDOWS AND
DOORS
REMOVE WOOD
TRIM23' - 8 3/4"PATCH OVER TILE
WITH SKIMCOAT
STUCCO S.P1
REMOVE BUMP
AND DEMO FLUSH
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
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303-780-7850 L09
N-E ELEVATION1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1/8" = 1'-0"1 NE ELEVATION AT ENTRY
1/8" = 1'-0"2 NE ELEVATION DEMO
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 30 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
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303-780-7850 L10
RENDERINGS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1 CORNER VIEW
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 31 of 45
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L11
RENDERINGS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
1 STREET VIEW
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 32 of 45
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
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303-780-7850 L12
MATERIALS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
P1
P3
P5
P4
AWN.1
AL.1
B.1
B.EX
MP.P5
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 33 of 45
ELEVATION NOTES
AL.1 BLACK ANODIZED
ALUMINUM AT
STOREFRONT AND SILL
AWN.1 CANVAS AWNING
WITH STEEL SUPPORTS:
COLOR WHEAT
B.1: WHITE GLAZED
BRICK WITH GREY
MORTAR THIN BRICK TO
FLUSH WITH EXISTING
B.EX: EXT BRICK
CORNICE, SOLDIER
COURSE AND BELLY
BAND
B.P3: EXT BRICK
PAINTED P3 (MED GRAY)
B.P4: EXT BRICK
PAINTED P4 (BROWN)
GL.1 CLEAR INSULATED
GLAZING WITH LOW E
COATING
MP.P5: METAL PANEL
PAINTED P5 (CHARCOAL)
S.P1: EXISTING OR
PATCHED STUCCO
PAINTED P1 (LIGHT
GREY)
S.P5 EXISTING STUCCO
PAINTED P5 CHARCOAL
COPYRIGHT KOCH COVOTSOS ARCHITECTS, PC. ALL RIGHTS RESERVED. NO REPRODUCTION OR USE WITHOUT WRITTEN CONSENT
KOCH|COVOTSOS ARCHITECTS
DENVER COLORADO
WWW.KC-ARCH.COM
303-780-7850 L13
DOOR DETAIL VIEWS1346 PEARL STREET
1346 PEARL ST
BOULDER CO 80302 11-7-22
FOLDING DOOR PHOTOS
ROLLING DOOR PHOTOSPATIO RAIL AND PERGOLA PHOTOS
Attachment A - Application Materials
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 34 of 45
Design Guideline Analysis
Downtown Urban Design Guidelines
These guidelines control when they conflict with the General Guidelines.
1.3 Guidelines for new construction and remodeling non-contributing buildings
The purpose of this section is to provide guidance for the design of new construction and the renovation of non- contributing buildings in
order to retain the historic character of the overall district. While new building design is expected to reflect the character of its own time
acknowledging the Downtown as a living district, it is important that it also respect the traditional qualities that makes the Downtown
unique, such as massing, scale, use of storefront detailing, and choice of materials.
Guideline Analysis Meets?
A
Incorporate traditional building elements in new design and
construction. Careful integration of traditional facade features
reinforce patterns and visual alignments that contribute to the
overall character of the district. These features may be interpreted in
new and contemporary ways.
Integration of traditional storefront patterns
into the 14th St. elevation creates relief to the
horizontal form. Addition of contemporary
parapet material give a subtle and
appropriate emphasis. Storefronts range in
width from 23.5 ft to 30.5 ft.
YES
B Construct new buildings to maintain the continuity of the historic
building relationship to the street, adjacent properties, and/or the
block.
N/A
C
Maintain a human scale rather than a monolithic or monumental
scale. Smaller scale buildings and the use of traditionally-sized building
components help to establish a human scale and maintain the
character of Downtown. Standard size brick, uniform building
components, and standard window sizes are most appropriate.
Proposed changes to non-contributing
building generally maintains and reinforces
human scale with traditionally scaled
storefronts and building components.
YES
D
Consider the proportioning of the height and mass to the building
footprint. In general, buildings should appear similar in height, mass,
and scale to other buildings in the historic area to maintain the historic
district’s visual integrity and unique character. At the same time, it is
important to maintain a variety of heights. While the actual heights of
buildings are of concern, the perceived heights of buildings are equally
important. One, two and three story buildings make up the primary
architectural fabric of the Downtown, with taller buildings located at
key intersections:
1.Relate the height of buildings to neighboring structures at
the sidewalk edge. For new structures that are significantly
taller than adjacent buildings, upper floors should be set-
back a minimum of 15’ from the front façade to reduce the
perceived height.
2.Consider the effect of building height on shading and views.
Building height can shade sidewalks during winter months
leading to icy sidewalks and unappealing pedestrian areas.
The integration of traditional storefront
patterns into the east (14th St.) elevation
creates relief to the horizontal form. Addition
of contemporary parapet material give a
subtle and appropriate emphasis. Storefronts
range in width from 23.5 ft to 30.5 ft.
YES
Attachment B - Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 35 of 45
E Provide a variation of roof heights in a large building. A variety of roof
heights and types within the district is desirable.
Addition of contemporary cornice material
(steel and painted metal panels) is proposed
at the 14th St. elevation to vary parapet
height.
YES
F
Buildings are expected to be designed on all exposed elevations.
Primary façade materials are to extend to secondary elevations, or
wrap building corners, at a proportionally relevant distance as to
portray a sense of depth.
Addition of storefronts on 14th St. elevation
will create interest; Corner storefront wraps
corner 23.5 ft to create a sense of depth.
YES
G
Construct residential units to include entry stoops and/or porches.
Residential entry porches are encouraged to extend 18” to 30” above
grade. Construct commercial buildings at grade.
N/A
H
Maintain the rhythm established by the repetition of the traditional
25’ (approximate) façade widths for projects that extend over several
lots by changing the materials, patterns, reveals, and building setbacks
in uniform intervals or by using design elements such as columns or
pilasters.
The east (14th St.) elevation is proposed to be
divided into three generally traditional
storefront widths using paint to differentiate
the different units and a subtle (~12”) height
difference in parapet. The proposed façade
widths are generally consistent, ranging from
23.5 ft to 30.5 ft.
YES
1.4 General guidelines for the Downtown Historic District
The following guidelines apply to all areas of the Downtown Historic District.
Guideline Analysis Meets?
A
The use of traditional, durable materials as the primary building
material is encouraged to reflect the historic building construction
and development pattern within the district. Choose accent materials
similar in texture and scale to others in the district.
These following materials
are generally appropriate:
1. Full dimension brick and stone masonry
2. Finish carpentry details, e.g. cornice molding, door and
window casing
3. Finished lumber to achieve traditional patterns, e.g.
horizontal siding rather than diagonal
4. Finished, embossed or painted metal and sheet metal
5. Clear or lightly tinted glass
6. Ceramic tiles
7. Brick, clay and ceramic pavers
8. Slate, finished metal, glazed ceramic and tile roofs
9. Brick, concrete or stone lintels
10. Brick, wood or stone columns
The following materials are generally inappropriate:
1. Thin veneer products
2. Vinyl replacement windows
3. EIFS systems or EIFS decorative elements
Thin brick was installed at west portion of
north elevation in 2005. This will remain
unmodified.
The remaining portion of the north elevation,
the northeast corner, and 23.5 ft of the east
elevation were originally constructed in 1949
with tile over the brick. This was stuccoed in
patches c. 2004. The proposal includes
patching this stucco to make it consistent
throughout. A thin brick band at the bottom is
proposed to replace the wood trim. This
replicates the finish before 2004 (which may
be extant under the wood trim).
The remainder of the east elevation is painted
brick, which is proposed to be repainted. The
south elevation is proposed to be painted to
match.
Addition of contemporary cornice material
(steel and painted metal panels) is proposed
at the 14th St. elevation to vary parapet height
+/- 12”.
MAYBE
Attachment B - Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 36 of 45
4. Faux or simulated materials, including composite wood
Coarsely finished, “rustic” materials, such as wood shakes,
shingles, barn board or stained fir plywood
5. Poorly crafted or “rustic” woodworking and finishing
techniques
6. Indoor-outdoor carpeting or astro-turf
7. Corrugated metal and fiberglass (unless used sparingly)
8. Moss rock
9. “Antique” or old brick with partial paint, mottled light
variegated brick, oversized brick and white brick mortal
10. Ornate wrought-iron “New Orleans” style grille and rail
work
11. Stucco surfaces that are highly textured such as those
sometimes associated with “hacienda” or “Mediterranean”
style
12. Expanded metal
13. Silver of clear anodized aluminum sheets
14. Silver or clear aluminum extrusions for windows or
doorways
15. Residential type sliding glass doors
16. Imitation wood siding or stone
17. Flat or molded plastic sheeting in quantities exceeding five
square feet when used as primary façade materials
18. Imitation metal “rock work”
19. Plastic molded imitation of any conventional building
material
20. Mirror or metalized reflective glass
21. Glass block
The applicant has noted that complete
removal of the stucco finish and remaining
original tile from the façade as proposed in
2020 is economically unfeasible. On
completing additional research, staff has
confirmed that this building never included a
brick façade (it was tiled, as shown in 1949
photographs). Removing existing finishes
down to the brick would inappropriately
conveys a false sense of history as this finish
never existing on the building.
Although the 2004 modifications to the
building introduced additional materiality
(thin brick, stucco, poorly-scaled window trim)
that may not be currently considered
appropriate in review of the current
guidelines, staff considers that repair of these
current modifications is appropriate.
B
Maintain the original size, shape and proportion of storefront facades
and openings to retain the historic scale and character.
Non-contributing commercial building is
horizontal in form with current storefront
facing Pearl St. at the intersection of 14th St.
The current proposal activates 14th St. with
traditional width storefronts.
YES
C
Awnings may be used to provide visual depth and shade.
1. Awnings should be designed to fit the storefront opening to
emphasize the building’s proportions and have at least an
eight foot clearance from the sidewalk. Awnings should not
obscure or damage important architectural details.
2. Operable fabric awnings are encouraged. Metal awnings or
canopies that are similar in form to fabric awnings may be
appropriate when designed as an integral part of the
building facade, and do not appear as tacked-on additions.
Awning color should be coordinated with the color scheme
of the entire building front. Awnings on the upper stories
are discouraged.
Awnings proposed create a more traditional
feel and do not obscure architectural
features.
Metal canopy on east elevation, near the rear
of the building may be appropriate as it is at
the edge of the historic district (away from
Pearl St.) and complimentary to the south
elevation’s more contemporary addition,
which includes a roll-up garage door-style
window facing the parking lot area.
Additionally, the building historically had a
canopy above the corner entrance.
YES
D
Select building colors appropriate to the area’s historic character.
1. Select a color scheme that will visually link the building to its
past as well as to others in the area. Consider colors that are
compatible with the building’s predominant materials, or do an
analysis of colors pre-existing on the building and use one of
the colors found.
Although paint removal is “preferred”, the
applicant has stated that removing paint from
existing brick (east elevation) is cost-
prohibitive and proposes that new consistent
paint be applied across the building.
The south elevation was not previously
painted. As this elevation is at the edge of the
MAYBE
Attachment B - Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 37 of 45
2. Develop a comprehensive color scheme. Consider the building
as a whole as well as the details that need emphasis. Softer
muted colors establish a uniform background. Establish a
hierarchy for the color palette with one color on similar
elements such as window frames. Reserve brighter colors for
small special accents to emphasize entry ways and to highlight
special structural ornamentation.
3. It is not appropriate to paint unpainted brick. If the brick is
already painted, paint removal is preferred. Avoid paint
removal procedures that damage the original brick finish such
as sand blasting or caustic chemicals. Before removing paint
conduct a test to determine detrimental effects. If the existing
paint on the brick is in poor condition and paint removal will
damage the underlying brick, the brick should be repainted.
historic district, not facing the historic district,
and the building is non-contributing, painting
this elevation for consistency of finish may be
appropriate.
Complete removal of the stucco finish and
remaining original tile from the façade as
proposed in 2020 is economically unfeasible.
On completing additional research, staff has
confirmed that this building never included a
brick façade (it was tiled, as shown in 1949
photographs). Removing existing finishes
down to the brick would inappropriately
conveys a false sense of history as this finish
never existing on the building.
E
Minimize the visibility of mechanical, structural, or electrical
appurtenances.
Use low-profile mechanical units and elevator shafts that are not
visible from the street. If this is not possible, set back or screen
rooftop equipment from view. Be sensitive to views from the upper
floors of neighboring buildings. Skylights or solar panels should have
low profiles and not be visible from the public right- of- way. These
features should be installed in a manner which minimizes damage to
historic materials.
No changes are proposed to the rooftop deck
or mechanical units. N/A
F
Improve rear or side alley elevations to enhance public access from
parking lots and alleys.
1. Where buildings are built to the alley edge, consider
opportunities for alley display windows and secondary
customer or employee entries.
2. Screening for service equipment, trash, or any other rear-of-
building elements should be designed as an integral part of the
overall design. Where intact, historic alley facades should be
preserved along with original features and materials.
Alterations should be compatible with the historic scale and
character of the building and block.
Proposed south elevation patio provides
interest at this elevation. Consider providing
screening to further enliven patio and
differentiate from parking surface.
YES
G
Exterior building lighting should be designed to enhance the overall
architecture of the building. Security lighting should be designed for
safety, as well as night-time appearance.
No change to existing lighting at north
elevation. East elevation proposed lighting
matches existing. Festoon lighting is proposed
at the south elevation.
MAYBE
H
Reduce the visual impact of structured and surface parking.
1. Surface parking lots are discouraged.
2. Parking structures should be compatible with the historic
district, overall block and adjacent buildings. All parking
structures should be architecturally screened and/ or wrapped
with an occupiable use.
3. Surface Parking should be located to the rear of the property
and screened from view.
4. Pedestrian routes in structures and parking lots should be easily
identifiable and accessed, with clear visual connections to the
sidewalks and buildings.
Proposed results in elimination of some
surface parking and overall improvement to
the streetscape and pedestrian experience.
Consider providing screening to further
enliven patio and differentiate from parking
surface.
YES
Attachment B - Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 38 of 45
I
The law requires that universal access be located with the principal
public entrance.
1. In existing buildings, where the only route is not accessible from
the principal public entrance, a rear or side service entrance
route may be considered.
2. Ramps and related accessibility modifications to a historic
property should be compatible with the character of the
building.
Universal access is provided through principal
entrances. YES
1.5 Guidelines for signage on contributing and non-contributing buildings
Guideline Analysis Meets?
A
General signage guidelines:
1. Signage in the Historic District is subject to Section 1.5 and
Section 3.1 (The Public Realm Guidelines) of the Downtown
Urban Design Guidelines.
2. When adding signs to contributing buildings avoid damage to
or removal of historic features.
No signage currently proposed. N/A
B
Signage Illumination
Careful consideration and a clear understanding of the context is
necessary to avoid negative impacts of modern signage illumination
on the historic character of the district. Much of the district,
particularly Pearl Street Mall, experiences significant ambient light
from street lamps, building façade lighting, storefronts, and other
signage. Therefore it is common for signage to be clearly visible at
night without the addition of signage illumination. Variety is
encouraged, however, there should be a predominance of non-
illuminated and externally illuminated signage. Internally illuminated
signage
should be avoided.
1. Where there is sufficient ambient light avoid signage lighting.
2. Where ambient light has been demonstrated to be insufficient,
signage illumination may be permitted. The most appropriate
illumination is indirect.
a. Use visually unobtrusive external lighting fixtures for indirect
illumination unless the intention is to restore historic lighting
fixtures.
b. Lighting fixtures should be shielded to avoid light spill beyond
signs, glare seen by pedestrians, and light pollution.
c. Signage illumination should minimize contribution to ambient
lighting.
3. Illumination should be subdued and warm in color.
4. Illumination should only occur between sunset and sunrise.
However, switching illumination off at close of business is
encouraged.
5. Internal illumination is inappropriate and strongly discouraged.
Internally illuminated signage includes box, cabinet, channel
letter, halo, raceway, reverse channel, and others types.
Internal illumination may be appropriate when all of the
applicable conditions below can be demonstrated.
a. Ambient light is insufficient and indirect illumination is not
possible.
b. Signage is on a non- contributing building.
c. Neon is appropriate when it is compatible stylistically with
the building or where there is evidence that neon was used in
the historic district’s period of significance. For context, neon
was popular from 1920 to 1960.
d. Box signs may be appropriate when box depth can be
concealed, i.e. the box is recessed with a front face that strives
Attachment B - Design Guideline Analysis
Item 5B - 1346 Pearl St LB Memo 12.07.2022 Page 39 of 45
to be flush with adjacent surfaces. Blade signage box depth
should be minimized.
e. Illuminated wayfinding signage may be appropriate under
the following conditions: Such as, for structured parking
entrance identification, but not for occupant or building
identification; Large building that occupies a large portion of a
city block; where a building has several entrances for several
functions, but not for occupant of building identification; and
wayfinding signage should be significantly small than occupant
identification signage.
6. Conceal electrical conduit, races and junction boxes.
General Guidelines for 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.
GUIDELINES: ANALYSIS: MEETS?
.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.
N/A
.2 Building proportions should respect traditional
patterns in the district. For example, many areas are
characterized by relatively narrow lots and vertically
proportioned front facades, taller than they are wide.
In such an area, it would be inappropriate to
introduce horizontally proportioned front facades.
Proposed changes to non-contributing building
reinforces human scale with traditionally scaled
storefronts and building components. YES
Section 6.0 NEW PRIMARY STRUCTURES covers the same general guidelines for exterior materials found in “3.6 Exterior Materials: Walls, Siding,
and Masonry” and windows in new construction found in “3.7 Windows, Storm Windows and Shutters.”
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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: MEETS?
.1 New construction should be a product of
its own time. Create compatible
contemporary interpretations of historic
elements.
Integration of traditional storefront patterns into the 14th St.
elevation creates relief to the horizontal form. Addition of
contemporary parapet material give a subtle and appropriate
emphasis. Metal canopy on east elevation, near the rear of the
building may be appropriate as it is at the edge of the historic
district (away from Pearl St.) and complimentary to the south
elevation’s more contemporary addition, which includes a roll-
up garage door-style window facing the parking lot area.
YES
.2 Interpretations of historic styles may be
appropriate if they are distinguishable as
new.
See above YES
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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: MEETS?
.1 Conform to the design guidelines found in
Section 2.0 Site Design, regarding site and
setting in developing a proposed site plan.
See above YES
.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.
Integration of traditional storefront patterns into the 14th St.
elevation creates relief to the horizontal form and is compatible
with the traditional pattern of buildings in the Downtown
Historic District.
YES
.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
6.4 Materials
GUIDELINES: ANALYSIS: CONFORMS?
.1 Materials should be similar in scale,
proportion, texture, finish, and color to
those found on nearby historic structures.
Aluminum storefront windows and doors and colors proposed
are common within the historic district.
YES
.2 Maintain a human scale by avoiding large,
featureless surfaces and by using
traditionally sized building components
and materials.
Integration of traditional storefront patterns into the east.
elevation creates a more human-scale building facing 14th St.
YES
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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.
Proposed changes to non-contributing building generally
maintains and reinforces human scale with traditionally scaled
storefronts and building components.
YES
.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.
Aluminum storefront windows and doors and colors proposed
are common within the historic district.
YES
.3 New structures should use a roof form
found in the district or on the landmark
site.
N/A
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
N/A
.5 Dormers should be secondary to the main
roof and should be lower than the roofline.
Oversized dormers are inappropriate.
N/A
N/A
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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.
Staff has confirmed that the building was originally tiled, as
shown in 1949 photographs. The tile was stuccoed c. 2004.
Patching the stucco and repainting will maintain this finish.
YES
.2 Original materials such as brick and stone
that are unpainted should not be painted.
The south elevation was not previously painted. As this
elevation is at the edge of the historic district, not facing the
historic district, and the building is non-contributing, painting
this elevation for consistency of finish may be appropriate.
Consider painting a mural at this location for interest. New LAC
required.
MAYBE
.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 proposed are muted and subdued.
YES
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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.
In places where new lighting is proposed, it matches the existing
lighting.
YES
.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.
Lighting is appropriately sized and located at storefront
locations.
YES
.3 Lighting should be functional ― not just
decorative.
Decorative “festoon” lighting is proposed at the south (rear)
elevation patio.
MAYBE
.4 Lighting in alleys should be low wattage
and focused downward.
N/A
.5 It is inappropriate to illuminate the facades
of houses in residential districts.
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.
Existing mural at east elevation is proposed to be recreated
after building is painted.
Consider engaging original artist for feedback.
MAYBE
.2 Artwork should be subordinate to the
overall building.
Proposed mural is modest and appropriate YES
.3 Artwork should not obscure or damage
building elements or details. For instance, a
mural should not cover windows.
Proposed mural is appropriately located on east elevation.
YES
.4 Artwork should not permanently alter the
building or site, such as paint on unpainted
masonry.
Proposed mural is on east elevation on previously-painted brick. YES
.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.
Proposed mural is appropriate and doesn’t detract from the
historic character of the district.
YES
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