HomeMy WebLinkAboutItem 5C - 703 11th St LB Memo 11.01.2023
MEMORANDUM TO THE LANDMARKS BOARD
November 1, 2023
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Lucas Markley, Assistant City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Historic Preservation Program Coordinator
Olivia Simard, Historic Preservation Intern
LANDMARK ALTERATION CERTIFICATE REQUEST
Public hearing and consideration of a Landmark Alteration Certificate application to construct a new
approx. 800 sq. ft. accessory building and modify an existing garage at 703 11th St. (HIS2023-00209), an
individual landmark, 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: 703 11th St.
Owner: Melissa and Damon Vangelis
Applicant: Jim Cursley
Case Numbers: HIS2023-00209
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
EXECUTIVE SUMMARY
The application to construct a new 804 sq. ft. accessory building and modify the existing garage was
received on October 4. Since the proposal includes new, free-standing construction over 340 sq. ft., the
application requires review by the Landmarks Board. Staff recommends conditional approval of the
building, finding the proposed new building is generally subordinate, simpler in detailing, and reflective
but not replicative of the historic house, and the existing garage is non-historic.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 1 of 79
STAFF RECOMMENDATION
Staff recommends the Landmarks Board conditionally approve the application.
RECOMMENDED MOTION – CONDITIONALLY APPROVE APPLICATION
I move that the Landmarks Board adopt the staff memorandum dated November 1, 2023, as the
findings of the board and conditionally approve a Landmark Alteration Certificate to construct a new
accessory building at 703 11th St., an individual landmark, as shown on plans dated Oct. 4, 2023,
finding that the proposal meets the Standards for Issuance of a Landmark Alteration Certificate in
Chapter 9-11-18, B.R.C. 1981 and is generally consistent with the General Design Guidelines, provided the
stated conditions are met.
Conditions of Approval
1. The applicant shall be responsible for completing the work in compliance with the approved
plans, except as modified by these conditions of approval.
2. Prior to submitting a building permit application and final issuance of the Landmark Alteration
Certificate, the applicant shall submit the following, which shall be subject to final review and
approval by the Landmarks Design Review Committee (LDRC) to ensure that the final design of
the addition is consistent with the General Design Guidelines and the intent of this approval:
Revised architectural plans showing:
a) Details of the proposed regrading plan and retaining walls showing materials, height,
accompanying fencing, etc.;
b) Materiality of proposed walkway and patio;
c) Window and door (including garage door) details to confirm they are simpler in detailing
than similar elements on primary structure, trimmed with materials similar in scale,
proportion, finish, and character to those used traditionally;
d) Details of stucco type proposed to show compatibility with primary structure (traditional
stucco rather than synthetic, color matched, etc.);
e) Details of any exterior mechanical systems, lighting, guttering, etc. not currently shown on
plans.
ALTERNATE MOTION – DENY APPLICATION
I move that the Landmarks Board deny the Landmark Alteration Certificate to construct a new
accessory building at 703 11th St. (HIS2023-00209) an individual landmark, pursuant to Section 9-11-18
of the Boulder Revised Code 1981, as shown on plans dated Oct. 4, 2023, 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.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 2 of 79
BACKGROUND
• On Oct. 4, 2023, the applicant submitted a Landmark Alteration Certificate application to construct
a new 804 sq. ft. accessory building and modify the existing garage at 703 11th St.
• As the application includes construction of a new building larger than 340 sq. ft., review by the full
Landmarks Board in a quasi-judicial hearing is required pursuant to Section 9-11-14(b), B.R.C. 1981.
PROPERTY DESCRIPTION
Date of construction (house): 1919 (Historic Building Inventory Record 1)
Date of construction (garage): 1978 - 2000
Zoning: RL-1 (Residential-Low 1)
Lot size: 22,420 sq. ft. (County estimate)
The Ekeley House is located at 703 11th St. on the corner of 11th Street and Baseline Road. The front of
the house faces east onto 11th Street. The three existing buildings on the lot include the main house, a
pool equipment shed constructed in 1999 2 and a one-story garage. The rear of the property and existing
garage abut 11th Street Alley.
Figure 1. Location Map, 703 11th St.
1 Front Range Research Associates. “703 11th Street historic building inventory records.” 1991. Call #: 780 11th 703. Carnegie Library for Local
History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A7837.
2 Planning & Development Services. “703 11th St.” 1999. Permit Records.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 3 of 79
Figure 2. Northeast corner (11th Street and Baseline Road), 1920-1929.3
Figure 3. Left: 11th Street façade (east), 1991.4 Right: 2023. Provided by Applicant.
3 “Photo 1. View of the house at 703 11th Street.” 1920-1929. Call #: BHS 207-19-1. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A64577.
4 “Front Range Research Associates. “703 11th Street historic building inventory records.” 1991. Call #: 780 11th 703. Carnegie Library for Local
History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A7837.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 4 of 79
Figure 4. Enlarged photograph taken from Chautauqua showing dense tree coverage at 703 11th St.
1940-1949.5
The house was constructed in 1919 and is considered one of the best examples in Boulder of the Tudor
Revival style. It has a cross- gable roof with stucco and half-timbering in the gable ends and on upper
levels, stucco on the mid-level, and stone on the lower levels. The multi-lite windows are grouped, and
there is a gable roof over the inset entrance. The Ekeley House was designated an individual landmark
in 1992.6 According to the Historic Building Inventory record (link), the building is potentially eligible for
listing on the National Register of Historic Places.
The existing 823 sq. ft. garage is a one-story gable building, stucco, with half timbering and windows in
the gable ends. At the east elevation (facing 11th Street) there is a person door and a grouping of multi-
light casement windows. The south elevation, facing the historic house on the interior of the lot,
includes a double overhead garage door and two person doors.
Although the garage was surveyed as part of the Historic Building Inventory Record in 2001 and
identified as a contributing carriage house, no supporting details were given. The garage is not included
on the Real Estate Appraisal Card dated 1929-1949 (See Attachment C: Tax Assessor Card 7) and is not
visible on aerial images from the late 1930s or 1940s (although the driveway is present in 1938 - see
Figure 6). The City’s permit file includes a permit from May 1978 for a detached garage (See Attachment
5 “Colorado Chautauqua: 1940s aerial views” c. 1940 – 1949. Call Number BHS 212-1-48. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A71749.
6 County Records. “Ordinance 5474.” 1992
7 “703 11th St real estate appraisal.” 1929-1949. Call #: 880-11th-703. Carnegie Library for Local History.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A96702.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 5 of 79
D: Garage Permit), and one from 1999 for modifications to the garage. An additional site visit by staff
confirmed that the garage was likely constructed c. 1978 and heavily modified c. 1999.
Figure 5. Top left: south elevation of garage; top right: east elevation. Bottom left: north
elevation of garage from adjacent property; bottom right: southwest corner from alley.
Provided by applicant.
Figure 6. Enlarged aerial from 1938 with 703 11th St. indicated.8
8 United States Forest Service. Aerial Photographs of Colorado. Boulder. May 8, 1938. Photograph.
https://cudl.colorado.edu//luna/servlet/detail/UCBOULDERCB1~17~17~33252~102550
Item 5C - 703 11th St LB Memo 11.01.2023 Page 6 of 79
DESCRIPTION OF PROPOSED WORK
Existing Building coverage: 2,963 sq. ft.
Proposed Total Building coverage: 3,673 sq. ft.
Allowed Building coverage: 4,491 sq. ft.
Existing Floor Area: 4,711 sq. ft.
Proposed Total Floor Area: 5,5155 sq. ft.
Allowed Floor Area: 5,615 sq. ft.
Site Plan
• The 22,420 sq. ft. lot currently includes the house, a 94 sq. ft. pool equipment shed and an
existing 823 sq. ft. garage/studio.
• The proposal shows the construction of a new 804 sq. ft. detached accessory building with an
approx. 33 ft. by 24½ ft. footprint.
• The east elevation of the proposed new accessory building is visible from 11th Street but set back
about 60 ft. from the public right-of-way.
• The proposal also includes a patio and walkway to the east, and steps down to an entry door on
the west side (details of materials not provided).
• The land slopes steeply to the northeast corner of the lot (not shown on site plan), which is
bound by an existing retaining wall and steps up to “lot 31” and the northern property line.
o The proposal includes the addition of a retaining wall to the west of the new accessory
building 6 inches above the ground with an additional 2 ft 6 inch safety rail on top (total
height 3ft). See west elevations.
o Additionally, the patio to the east will be bound with a retaining wall, max. height 36
inches. See east elevations.
• An existing stone wall, concrete steps, and mature tree between the right-of-way and proposed
building would remain.
• Two small trees and other existing landscaping is proposed to be removed (see Figure 9).
• The proposal also includes modifications to the existing non-historic garage.
• There are no proposed changes to the main house or existing hardscaping.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 7 of 79
Figure 7. Approx. proposed new building footprint (solid yellow) and existing garage (yellow outline)
overlaid onto aerial image of surrounding neighborhood. Images from Google Earth. Analysis by staff.
Figure 8. Looking west across proposed site for new building from within the property (left) and from 11th
Street (right).
Item 5C - 703 11th St LB Memo 11.01.2023 Page 8 of 79
Figure 9. Detail of landscaping (foreground) proposed to be removed, including trees noted on site plan.
Figure 10. 703 11th St., enlargement of site plan showing north half of the existing house (no changes)
and the location of the proposed new building, including trees proposed to be removed.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 9 of 79
Figure 11. Enlargement of site plan showing the location of the proposed new building, existing garage,
and proposed new retaining walls, patio and concrete walk to existing driveway.
East Elevation (11th Street façade)
The request is for an 804 sq. ft. one-story frame accessory building with a side gable-roof, clipped on
the north. The building includes a pair of gable wall dormers with windows in the gable ends (which
presents the building as one and a half stories) and half timbering. The entire building is proposed to be
stucco clad. The windows are proposed to be wood: the smaller upper windows in the gable ends are
horizontally oriented and fixed; lower level windows are divided lite, casement (not shown on plans, but
confirmed with applicant).
The east elevation, facing 11th Street, includes a trio of French doors with divided lites, which open to a
patio surrounded by a low wall. The doors are minimally visible from 11th Street due to grade.
Details of the patio materiality are not provided. The retaining wall will be similar in materials and
construction to the existing perimeter wall (added in 1999). The proposed retaining wall will not exceed
36 inches in height (see section of south elevation, Figure 18).
The proposed new accessory building includes architectural details that are reflective of the primary
structure, including the 12:9 pitch of the gable roof, simplified half timbering, stucco, and tall and
narrow divided lite windows with horizontal, fixed windows in gable ends. Wall and roof color are
proposed to match the historic house.
The proposed modification to the existing, non-contributing garage includes adding a wall dormer
along the full width of the south elevation to raise the head height of the garage doors. The new dormer
may be minimally visible from 11th Street.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 10 of 79
Figure 12. Existing (top) and proposed (bottom) east elevation (11th Street façade). Not to scale.
Figure 13. Left: Model of proposed view (without trees) from 11th Street looking southwest onto property.
Existing trees not proposed for removal. Right: Google Streetview of same, 2017.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 11 of 79
Figure 14. Model of proposed new building looking northwest from approx. 11th Street.
Figure 15. Model of proposed new building looking southwest from across property line / 11th Street.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 12 of 79
Figure 16. Existing (top) and proposed (bottom) east elevation of existing garage. Not to scale.
South Elevation
The south elevation shows the main gable roof with half timbering detail. The window centered in the
gable end is horizontal and fixed; the lower level window is also center and is a larger trio of casement
windows. The dormers on the east and west elevation are shown lower than the main ridge.
The south elevation shows the slope of the ground, with the eave of the southwest roofline barely
above the finished floor level of the adjacent garage.
Retaining wall and steps are not shown on the elevations (see site plan). The retaining wall is proposed
to extend 6 inches above the ground with an additional 2 ft. 6 in. safety rail on top (total height 3 ft.) See
Figure 19 for wall/rail detail.
The proposed changes to the existing garage at this elevation include the full width dormer below the
main ridge and two new 16 ft. by 9 ft. overhead garage doors.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 13 of 79
Figure 17. Existing (top) and proposed (bottom) south elevation (facing the main house). Not to scale.
Figure 18. Section of proposed retaining walls at east and west sides.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 14 of 79
Figure 19. Detail (west elevation) of proposed 6 inch retaining wall with metal railing at west entry.
Figure 20. Model of proposed new building looking northeast from rear of property.
West Elevation (facing alley)
The west elevation of the proposed new building is minimally visible from the alley. The west elevation
mirrors the east with the side gable-roof clipped on the north, a pair of gable wall dormers with
horizontal, fixed windows in the gable ends and half timbering. The lower level windows are a trio of
divided lite casement.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 15 of 79
The west elevation includes a retaining wall and steps down to an entry door. Retaining wall and steps
are not shown on the elevations (see site plan). The retaining wall is proposed to extend 6 inches above
the ground with an additional 2 ft. 6 in. safety rail on top (total height 3 ft.) See Figure 19 for wall/rail
detail.
The west elevation of the existing garage is visible from the alley. The proposed new dormer increases
the pitch of the roof from 12:9 to 12:6.5. There are no proposed changes to the existing stone wall or
metal gate (constructed in 1999) at the alley entrance.
Figure 21. West elevation of proposed building (exiting garage in outline).
Item 5C - 703 11th St LB Memo 11.01.2023 Page 16 of 79
Figure 22. Existing (top) and proposed (bottom) west elevation of the existing garage.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 17 of 79
North Elevation
The north elevation shows the clipped main gable and ridge of the east and west dormers. There are
two groups (trio) of casement windows.
There are no proposed changes to the exiting garage in this elevation.
Figure 23. Proposed north elevation.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 18 of 79
Figure 24. Model of proposed new building looking south from neighboring property.
Figure 25. Model of proposed new building looking southeast from neighboring property.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 19 of 79
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 considers the proposed new construction, although large for an accessory building, is
subordinate to and set back from the existing house due to the large size of the historic house and lot.
As proposed, it does not obscure the historic house from the public right of way. The mature spruce
tree along 11th Street is proposed to be retained. Staff considers that the proposed new building will not
damage the historic character of the property.
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the landmark property?
Provided the stated conditions are met, staff considers the proposed new building will not adversely
affect the special character or special historic, architectural, and value of the property as the changes
are generally consistent with the General Design Guidelines.
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 proposed new structure is subordinate to and compatible with the designated
property. The architectural style of the proposed new building is compatible with the historic building
but is generally more simple in design.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 20 of 79
(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.
Information specific to economic feasibly of alternatives, incorporation or 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 and Section 106.5 helps ensure that any alterations
needed to meet the energy requirements will not detract from the historic character of the site.
Although it is not included in this proposal, the property owner is encouraged to consider placement of
PV Solar Panels on the accessory building (in a location with minimal or no visibility from the street). A
separate Landmark Alteration Certificate application is required.
DESIGN GUIDELINE ANALYSIS
The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when
reviewing a request for a Landmark Alteration Certificate (LAC). The Board has adopted the General
Design Guidelines for Boulder’s Historic Districts and Individual Landmarks to help interpret the
ordinance. Design guidelines are intended to be used as an aid to appropriate design and not as a
checklist of items for compliance.
See Attachment B for a complete analysis of the proposal’s compliance with the design guidelines.
In this case, staff considers the new 804 sq. ft. detached accessory structure and modifications to an
existing non-historic garage at 703 11th St. (the Ekeley House) appropriate due to the following factors:
• The proposed new building is set back from 11th Street and will not obscure views of the house
from the public right-of-way.
• The design of the new accessory building is generally subordinate in massing to the primary
structure and the detailing is generally simpler than the main house and reflective but not
replicative.
• Due to the large size of the lot, the backyard space is retained.
• The existing garage was constructed c. 1978 and heavily modified c. 1999 and is therefore non-
contributing. The addition of a low-pitched dormer on the south elevation will not detract from
the overall historic character of the property.
Staff also considers that the following may warrant additional discussion and changes to ensure
consistency with the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks:
• While the guidelines state that regrading and the introduction of new retaining walls is
inappropriate, there is no opportunity for this new retaining wall to damage the historic
structure or obscure view of the historic house, so it may be appropriate in this location.
Item 5C - 703 11th St LB Memo 11.01.2023 Page 21 of 79
•Simplified half-timbering may be distinct enough from historic half timbering to not mimic and
create a false historical appearance. The existing non-historic garage includes half-timbering.
•Because of the grade, placement of the windows on the south elevation appear lower than
traditional found (the house is partially underground at this elevation). However, this elevation
is interior to the lot and has minimal visibility from the public right of way so the proposal may
be appropriate.
•The applicant should provide details outlined in the conditions of approval.
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, provided the stated conditions are met, 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
considers the information in the staff memorandum dated November 1, 2023, and the evidence
provided to the Board at its November 1, 2023 meeting. Specifically, the Board finds, if the stated
conditions are met, that:
1.The proposal will be generally consistent with the purposes of this chapter, in that the proposed
work will not damage the historic character of the landmark property;
2.The proposed work will preserve, and will not damage or destroy the exterior architectural
features of the property;
3.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
4.The proposed work will not adversely affect the special character or special historic,
architectural, and value of the landmark property, as it is generally consistent with the General
Design Guidelines and will generally comply with Sections 2.0 and 3.3 of the General Design
Guidelines and Section 9-11-18(b)(3) of the Boulder Revised Code 1981.
ATTACHMENTS
Attachment A: Application Materials
Attachment B: Design Guideline Analysis
Attachment C: 1929-1949 Tax Assessor Card
Attachment D: Garage Permit, 1978
Attachment E: Historic Building Inventory Form, 1993-1996 and 2005 (link)
Item 5C - 703 11th St LB Memo 11.01.2023 Page 22 of 79
Page 1 of NUpdated5<+3(+8 202N PPlanningg && Developmentt Servicess || 1MLLL8'6'.5++<+_
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
HIS -
Historic Preservation Landmark Alteration Certificate
(LAC) Application
f REQUIRED MATERIALSFOR PROPOSEDEXTERIOR WORKTOALL PROPERTIESIN DESIGNATED
HISTORIC DISTRICTSANDINDIVIDUALLY LANDMARKED
/-4+*'662/)':/54
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f TOSUBMIT YOUR LANDMARKALTERATIONCERTIFICATE (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
/9:58/)8+9+8<':/54 in the subject line.
x Questions?ContactHistoric Preservation staff at 303-441-1994 or historic@bouldercolorado.gov
x Si necesita ayuda para traducir esta información alespañol, 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).
850+):**8+99
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:
8/+,850+): +9)8/6:/54ƈ)56+5, 581
Date:
PLAN
✔
✔
✔
Jim cursley 303.810.6954 jim.cursley@gmail.com
2401 Broadway Boulder CO 80304
Damon & Melissa Vangelis 4156721095 Damonvangelis@gmail.com
703 11th street Boulder CO 80302
10.01.2023
✔
John B. Ekeley House
Build a 900 sf accessory dwelling unit. Add a dormer on the south elevation of the existing garage
✔
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 23 of 79
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P.O. Box 791 Boulder, CO 80306 303-441-1880 boulderplandevelop.net
f CHECKLISTS FOR REQUIRED MATERIALS
For the following scopes of work, check all that apply and include separate PDFs of the required documentation.
For any other scope of work, include completed page 1, site plan or map, photographs and description of work proposed.
Painting
roofing
Completed page 1, site plan or map, photographs
Color chips or cut sheets detailing type and color or roofing / colors of paint
Antenna or mechanical unit
Commercial sign or awning
Completed page 1, site plan, photographs
Location of proposed work on a plan
Deck or patio
Outdoor kitchen
In-ground pool or spa
Fence located at front of house
Fence at side or rear of house*
Completed page 1, site plan, photographs
Scaled elevations, showing all dimensions (including space between pickets*)
*side and rear fences with max. height of 5’with min 1” spacing between pickets can be
reviewed by staff.
Solar panels Completed page 1, site plan, photographs
Solar renderings
Details of type of mount and panel proposed
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 page 1, site plan, photographs
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 page 1, site plan, photographs
Doors / windows replacement worksheet. This supplement will be sent to the
email address included on page 1 once the LAC application is accepted.
+:'/295,4+=685*;):685659+*Ƃ);:9.++:9ƈ96+)9ƃ
f INITIAL CODE REVIEW FOR NEW CONSTRUCTION
This review is intended to identify potential zoning and building code issues for 4+=)549:8;):/54542?. 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. 58+/4,583':/54)'4(+,5;4*.+8+a(5;2*+8)5258'*5_-5<ƈ9+8</)+9ƈ@54/4-_
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Proposed work is within required setbacks 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)
Bulk plane requirements (Section 9-7-9, B.R.C., 1981)
Solar exception (Section 9-9-17, 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)
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
2963 804 3673 4491
4711 804 5155 5615
0 20'-0"20'-0"20'-0"
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 24 of 79
Lot Area
Existing (sf)Total (sf)
Level 1
Level 2
Level 3
Level 4
Accessory 1
Accessory 2
Accessory 3
TOTAL FAR :1
Calculate the total Building Coverage for your project:
Building Coverage as Defined in 9-16-1, BRC 1981
Principal
Accessory 1
Accessory 2
Accessory 3
TOTAL
Zoning District
Applicants for new residential construction and additions in the RR-1, RR-2, RE, and RL-1 zoning
districts, and applicants for new residential construction and additions for single family dwellings in the
RL-2 and RMX-1 zoning districts, including both principal and accessory buildings, are required to
complete and submit this worksheet with your building permit application.
Calculate the total Floor Area for your project:
In general, projects with contributing floor area or building coverage that is greater than 80% of the allowed
maximum will require detailed and dimensioned building plans showing floor area and building coverage
calculations for each building on the lot, including accessory buildings, and will be required to use an Improvement
Survey Plat (I.S.P.) or Land Survey Plat (L.S.P.) to determine lot area. Projects that are permitted to use an
Improvement Location Certificate (I.L.C.) will be required to submit a supplemental Lot Area Declaration Form,
signed by a licensed surveyor, architect, or engineer.
I, the undersigned, take full responsibility for the accuracy and completeness of the above information. I understand that
incomplete or inaccurate information may result in significant delays in the issuance of a building permit, or the possible
revocation of a building permit.
Print Name:_____________________________ Signature:___________________________________________
Title: (e.g. Owner, Architect, Contractor, etc.)___________________________________Date:________________
Calculate the Maximum Floor Area and Building Coverage for your lot:
Proposed (sf)
Amount of Floor Area that contributes to max FAR
Maximum Building Coverage (sf)Maximum Floor Area (sf)
Floor Area as Defined in 9-16-1, B.R.C. 1981
Perimeter above 36"
High Volume Space (sf)
High Volume Space (sf)
High Volume Space (sf)
Permit No. BLD - -
Zoning Data Worksheet
PERMIT
Building Area Declaration:
Additional porch total area
Total (sf)Proposed (sf)Existing (sf)
Front porch total area
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 25 of 79
Excerpt from 9-16-1, "Definitions", B.R.C. 1981:
"Floor area" means the total square footage of all levels measured to the outside surface of the exterior framing, or
to the outside surface of the exterior walls if there is no exterior framing, of a building or portion thereof, which
includes stairways, elevators, the portions of all exterior elevated above grade corridors, balconies, and walkways
that are required for primary or secondary egress by chapter 10-5, "Building Code," B.R.C. 1981, storage and
mechanical rooms, whether internal or external to the structure, but excluding an atrium on the interior of a building
where no floor exists, a courtyard, the stairway opening at the uppermost floor of a building, and floor area that meets
the definition of uninhabitable space.
"Uninhabitable space" means a room or portion thereof that is six feet or less in floor to ceiling height, or a room
solely used to house mechanical or electrical equipment that serves the building, including, without limitation, heating,
cooling, electrical, ventilation and filtration systems, or any parking facility located completely below grade on all sides
of the structure regardless of the topography of the site.
“Building coverage” means the maximum horizontal area within the outer perimeter of the building walls, dividers,
or columns at ground level or above, whichever is the greater area, including, without limitation, courts and exterior
stairways, but excluding:
(1)Uncovered decks, stoops, patios, terraces, and stairways all less than thirty inches high;
(2)The outer four feet of completely open, uncovered, cantilevered balconies that have a minimum of eight feet
vertical clearance below;
(3)Up to three hundred square feet of a single-family detached residence front porch that is adjacent to a street;
and
(4)Up to one hundred fifty square feet of additional porch area not located in the front yard for single-family
detached residence.
(5)One accessory building, no larger than eighty square feet size and no taller than ten feet in height, associated
with a single-family detached residence.
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Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
1
ARCHITECTURAL DESCRIPTION: Two-story cross-gable roofed residence with wood shingle roofing. Lower walls are
composed of evenly coursed, narrow, rough faced stone; upper story has stuccoed walls. Projecting front gabled bay
has stucco and half- timbering, as do side gable ends. Wooden belt course. Upper portion of front gabled bay projects
slightly over lower and has brackets underneath., Small, gabled hood over entrance has stucco, half-timbering and
exposed rafters. Stone porch walls. Inset door with stone lintel is glazed with multiple lights. Casement windows are
rectangular, have four lights, and are placed in strips along the facade. Windows have shared stone sills. On south is
one-story, shed roofed, open porch with stone walls and supports. Stucco and stone chimneys. Very large yard with
mature landscaping., STATEMENT OF SIGNIFICANCE: This house is significant for its high degree of historic integrity and
its high artistic values. The house is one of the best examples in Boulder of the Tudor Revival style, with its stone and
stuccoed walls; cross- gable with stucco and half-timbering; tall, narrow windows with four lights placed in multiple
groups; and gabled hood over inset entrance. The residence is also notable for its large yard with mature landscaping.,
DESIGNATION: National Register Eligible., DATE BUILT: 1919., STYLE: Tudor Revival., ARCHITECT: John B. Ekeley.,
ORIGINAL OWNER: John B. Ekeley.
Subject Property looking West from 11th Street
Attachment A - Applicant Materials
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Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
2
Subject Property looking Southwest from 11th Street at driveway
Subject Property looking Southeast at Alley
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 42 of 79
Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
3
Subject Property looking northwest from corner of Baseline and 11 th Street
Subject Property looking Southeast from Alley
Attachment A - Applicant Materials
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Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
4
Subject Property looking Northeast from Alley and Baseline in Winter
West and North Elevation in Winter
Attachment A - Applicant Materials
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Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
5
Front/East Elevation in Winter
North Elevation in Winter from Driveway
New Addition at rear elevation roof deck to added 2023 to be completed in 2024
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 45 of 79
Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
6
West Elevation View from Alley in Winter
New Addition at rear elevation roof deck to added 2023 to be completed in 2024
Neighboring property across of subject property on 11th Street
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 46 of 79
Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
7
Neighboring Property to the North on 11th Street
New Constrcuction
Attachment A - Applicant Materials
Item 5C - 703 11th St LB Memo 11.01.2023 Page 47 of 79
Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
8
Historic Photo
Historic Photo
Attachment A - Applicant Materials
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Landmarks Design Review Committee (DRC)
Property Address: 703 11th Street
9
Historic Photo
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GENERAL DESIGN GUIDELINES
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: 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.
Proposed new building is set back from 11th Street
and will not obscure views of the house from the
public right-of-way.
Yes
.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.
N/A
N/A
.3 Orient the primary building entrance to the street. No changes to the primary building N/A
.4 Preserve the original location of the main entry and
walk.
No changes proposed to the driveway, laid out pre-
1938, or the walkway to the main house. 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.
N/A
N/A
.6 In neighborhoods with alleys, garages should be
located at the rear of the lot and accessed from the
alley.
No changes proposed to the existing garage. City
Code may require removal of 11th Street access and
curbcut.
N/A
.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.
Back yard space is preserved on the southern lots
of the property. Yes
2.2 STREETSCAPE AND LANDSCAPE
The overall character of the historic districts is defined by more than the buildings. Landscape features of the streetscape, such as
the pattern of street trees and planting strips between the sidewalk and the curb, form a significant part of the historic character of
an area. Similarly, traditional landscape designs help to unify the district visually. Lawns and low plantings define open spaces
between the street and the houses. Traditionally, few front yard fences or landscaping materials obscured the view of the building
from the street. Those traditional patterns should be maintained as the districts continue to evolve.
Attachment B - Design Guidelines Analysis
Item 5C - 703 11th St LB Memo 11.01.2023 Page 69 of 79
GUIDELINES: ANALYSIS: CONFORMS?
.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.
Exisiting retaining walls proposed to remain
unchanged. New retaining walls around proposed
new building are proposed to match materiality
and construction of existing perimeter wall (built in
1999) and will extend 6 inches above the ground
with an additional 2 ft 6 inch safety rail on top
(total height 3ft).
There is no opportunity for the introduction of
these retaining wall to damage the historic
structure or obscure view of the historic house.
No
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 Guidelines Analysis
Item 5C - 703 11th St LB Memo 11.01.2023 Page 70 of 79
GUIDELINES: ANALYSIS: CONFORMS
.1 Maintain the traditional pattern of parking at the
rear of the lot.
No changes proposed to existing garage or historic
driveway. N/A
.2 Access to parking should be from the alleys
whenever possible.
No changes proposed to existing garage or access. N/A
.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.
Driveway access from 11th Street predates 1938
and the addition of the garage (1978) and no new
curb cut is proposed. Retain historic access if
possible, however City Code may require removal
of 11th Street access and curbcut.
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.
N/A
N/A
.6 Historically appropriate paving materials, such as
flagstone or brick, can be used to visually break
up larger parking areas.
Existing driveway and parking area is brick, no
changes proposed. Details of proposed materiality
of new walkway not provided.
Resolve at LDRC.
.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.
N/A
N/A
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
N/A
.2 Deteriorated elements should be repaired or
replaced, following recognized preservation
methods.
N/A
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 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.
Form of the proposed dormers on the new building
are compatible with the main roof line: They are a
modern interpretation but are traditionally scaled
and pitched.
Yes
.5 Dormer windows should be similar in proportion to
first and second floor windows but smaller.
Dormer windows are reflective of the proportion of
the dormer windows in the main (historic) house, but
smaller and simpler.
Yes
.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.
Proposed dormers are subordinate to the main roof
in terms of mass, scale and height.
Proposed dormer on the non-historic existing garage
is full width single dormer, however is subordinate in
mass, scale and height.
Yes
.7 Dormer ridgelines must be lower than the main
roof.
Ridge is lower. Yes
3.7 WINDOWS, STORM WINDOWS, AND SHUTTERS
Attachment B - Design Guidelines 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
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 details not provided, but generally reflect
the window patterns and proportions of the existing
structure with grouped multi-lite casement in lower
levels and horizontal windows in gable ends.
Relationship of solids to voids on east elevation
visible from public right-of-way is compatible with
historic house.
Yes
.16 Windows should be trimmed with materials similar
in scale, proportion, finish, and character to those
used traditionally.
Windows proposed are wood. Other details not
provided. Resolve at LDRC
.17 Openings should indicate floor levels, and generally
should not occur between floors.
Window openings generally indicate floor levels.
Because of the grade, windows on the south
elevation appear lower than traditional (the house is
partially underground at this elevation). However,
this elevation is interior to the lot and has minimal
visibility from the public right of way.
Maybe
.18 Symmetry or asymmetry of openings should be
maintained.
Window openings match the symmetry of the
historic house. Yes
.19 Odd window shapes such as octagons, triangles,
and diamonds are generally inappropriate.
None proposed Yes
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 Guidelines Analysis
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GUIDELINES: ANALYSIS: CONFORMS
.10
Doors in additions and new structures should
reflect the proportions (height and width) of doors
in the existing structure and/or the district.
Entry door is at rear of proposed building with no
public visibility. East elevation doors are minimally
visible from 11th Street due to grade. These doors are
a trio of French doors. They are a modern
interpretation and may not reflect the proportions
(height and width) of doors on the front façade of
the historic building; or the simplicity of an accessory
building.
Maybe
.11 Doors should be trimmed with materials similar in
scale, proportion, finish, and character to those
used traditionally.
Doors proposed are wood. Other details not
provided. Resolve at LDRC.
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
See 2.0 Site Design
.2 It is not appropriate to construct an
addition that will detract from the overall
historic character of the district by
overwhelming existing buildings in mass
and scale.
The modification to the roof of the existing garage to add a
dormer will not overwhelm existing buildings in mass and scale
or detract from the overall historic character of the property. Yes
.3 Alterations to non-contributing buildings
built in a recognizable architectural style
should preserve and respect that style.
N/A
N/A
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.
7.2 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.
Proposed new building is set back from 11th Street and will not
obscure views of the house from the public right-of-way.
Two trees are proposed for removal (need details and images). Maybe
.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.
Proposed new building is near the front of the lot, set back
further than the historic house. The building is subordinate in
mass and scale and as such respects the traditional relationship
to the primary structure and the site.
Yes
.3 Maintain adequate spacing between
accessory buildings so alleys do not evolve
into tunnel-like passageways.
Mew proposed building is not along alley, so alley will not
become a tunnel-like passageway. Yes
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.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.
Back yard space is preserved on the southern lots of the
property. Due to the size of the property (multiple lots), the
amount of built mass to open space seems generally
appropriate.
Yes
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.
The proposed accessory building includes architectural details
that are reflective of the primary structure, including the 12:9
pitch of the gable roof, simplified half timbering, stucco, and tall
and narrow divided lite windows with horizontal windows in
gable ends. Wall and roof color are proposed to match the
historic house.
Yes
.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.
N/A
N/A
.7 Roof form and pitch should be
complimentary to the primary structure.
The 12:9 pitch of the gable roof and gable dormers is
complimentary to the historic building, which has the 12:9 pitch
gables.
Yes
Materials and Detailing
.8 Accessory structures should be simpler in
design and detail than the primary
building.
The proposed new building includes simplified half timbering at
the gable ends and is generally simpler in design and detail. Yes
.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.
Proposed materials include stucco (no details given) that
matches the color of the historic house. Stucco should be
traditional stucco rather than synthetic. Roof material proposed
will also match the type and color of the historic house.
Resolve at LDRC
.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.
Window details not provided, but generally appear simpler in
detailing.
Resolve at LDRC
.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.
See Section 3.5
Yes
.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.
Two new 16 ft. by 9 ft. overhead garage doors proposed.
Narrow, tall paneling is reflective of the proportions of the
historic house, notably the contemporary addition at the west
elevation. Confirm materials and color with LDRC.
Maybe
.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.
Simplified half-timbering may be distinct enough from historic
half timbering to not mimic and create a false historical
appearance. Existing non-historic garage includes half-timbering
and potentially does mislead regarding the age of the building.
Maybe
.14 Carports are inappropriate in districts
where their form has no historic
precedent.
N/A N/A
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?
Attachment B - Design Guidelines Analysis
Item 5C - 703 11th St LB Memo 11.01.2023 Page 74 of 79
.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.
N/A N/A
.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
.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.
The addition of solar panels is not proposed.
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.
Details of exterior mechanical systems not provided. Resolve at LDRC
.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.
See above. Resolve at LDRC
.3 Where possible, locate portable window
air-conditioning units on rear facades or
inconspicuous side facades. Consider noise
impacts to neighbors when selecting sites.
See above. Resolve at LDRC
.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.
See above. Resolve at LDRC
.5 Minimize the visual impacts of trash
storage and service areas by screening
them from the street.
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.
Details of lighting not provided. Resolve at LDRC.
.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.
See above. Resolve at LDRC.
.3 Lighting should be functional ― not just
decorative.
See above. Resolve at LDRC.
.4 Lighting in alleys should be low wattage
and focused downward.
See above. Resolve at LDRC.
.5 It is inappropriate to illuminate the facades
of houses in residential districts.
N/A N/A
Attachment B - Design Guidelines Analysis
Item 5C - 703 11th St LB Memo 11.01.2023 Page 75 of 79
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.
Details for proposed accessibility not provided. N/A
.2 The appearance of accessibility ramps or
elevators should not significantly detract
from the historic character of the
structure.
N/A N/A
.3 If the addition of accessibility
improvements negatively impacts
significant historic elements, these
improvements should be designed to be
reversible.
N/A N/A
Attachment B - Design Guidelines Analysis
Item 5C - 703 11th St LB Memo 11.01.2023 Page 76 of 79
Attachment C - 1929-1949 Tax Assessor Card
Item 5C - 703 11th St LB Memo 11.01.2023 Page 77 of 79
Attachment C - 1929-1949 Tax Assessor Card
Item 5C - 703 11th St LB Memo 11.01.2023 Page 78 of 79
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Attachment D - Garage Permit
Item 5C - 703 11th St LB Memo 11.01.2023 Page 79 of 79