Item 5A - 946 Spruce St LB Memo
MEMORANDUM TO THE LANDMARKS BOARD
December 6, 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
perimeter wall and fence and other hardscaping at 946 Spruce St. (HIS2023-00193) a contributing
house in the Mapleton Hill Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code
1981 and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 946 Spruce St.
Owner: 946 Spruce LLC, represented by Marybeth Emerson and William Bishop
Applicant: Laura Baker, Marpa Landscape Architecture and Construction
Case Numbers: HIS2023-00193
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
EXECUTIVE SUMMARY
This LAC request is for construction of a perimeter wall and other hardscaping was referred by the
Landmarks Design Review Committee to the Landmarks Board. Following the LDRC meeting, the
applicant revised the design based on the committee’s comments and submitted for review by the
Landmarks Board. Staff recommends the Board approve the request as the proposed work is generally
compatible with the character of the contributing building and the Mapleton Hill Historic District.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 1 of 33
STAFF RECOMMENDATION
Staff recommends the Landmarks Board approve the application.
RECOMMENDED MOTION – APPROVE APPLICATION
I move that the Landmarks Board adopt the staff memorandum dated December 6, 2023, as the
findings of the board and approve a Landmark Alteration Certificate to construct a perimeter wall and
fence and other hardscaping at 946 Spruce St., a contributing house in the Mapleton Hill Historic
District, as shown on plans dated Nov. 14, 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 and the Mapleton Hill Historic District Guidelines.
ALTERNATE MOTION – DENY APPLICATION
I move that the Landmarks Board deny the Landmark Alteration Certificate to construct a perimeter
wall and fence and other hardscaping at 946 Spruce St., a contributing house in the Mapleton Hill
Historic District, pursuant to Section 9-11-18 of the Boulder Revised Code 1981, as shown on plans dated
Nov. 11, 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 and the Mapleton Hill Historic District Guidelines.
BACKGROUND
• On Sept. 21, 2023, the applicant submitted a Landmark Alteration Certificate application to
construct a perimeter wall and fence and add other hardscaping at 946 Spruce St.
• On Oct. 4, 2023, the Landmarks Design Review Committee (Decker, Castellano, Gerwing) reviewed
the application and referred it to the Landmarks Board for review in a public hearing.
• The applicant modified the proposal and submitted it for review by the Landmarks Board.
PROPERTY DESCRIPTION
Historic District: Mapleton Hill
Date of construction (house): 1890 (Historic Building Inventory Record 1)
Zoning: RMX-1 (Residential-Mixed 1)
Lot size: 8,701 sq. ft. (County estimate)
1 Front Range Research Associates. “946 Spruce Street historic building inventory records.” 1994. Call #: 780 Spruce 946. Carnegie Library for
Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A47577.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 2 of 33
Figure 1. Location Map, 946 Spruce St. in the Mapleton Hill Historic District.
The property at 946 Spruce St. is prominently located on the southwest corner of 10th and Spruce
streets in the Mapleton Hill Historic District. The house is the only building on the property, which
encompasses two lots. The front of the house faces north onto Spruce Street. The Downtown Historic
District is located one block south.
Figure 2. 946 Spruce St. from 10th Street showing the south and east sides of the house, c.1892.2
2 “Photo 1. View of the house at 946 Spruce Street taken from 10th Street showing the rear and east sides of the house. Genevieve and Jennie
Lippoldt are posed on the back porch. (S-536).” 1892. Call #: BHS 207-15-18. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A62718.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 3 of 33
Figure 3. From Spruce Street showing the north (façade) and west sides of the house, 1929-1949.3
Figure 4. Left: Northeast corner (from Spruce and 10th Streets), 1994.4 Right: 2023. Staff photograph.
The house was constructed in 1890 and is a well-preserved example of the Queen Anne style, popular
from 1880 to 1910 in the United States.5 The house demonstrates typical Queen Anne elements, such as
the asymmetrical massing, decorative corner bays, prominent decorative porches, projecting gables,
and contrasting materials. The house also features ornamentation in the pediments, spindled porch
supports and a decorative frieze, decorative brickwork, and varied shingles and clapboard.
The house was identified as “individually significant” in the Mapleton Hill Historic District 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.
3 Boulder County Tax Assessor. “946 Spruce Street real estate appraisal card.” 1929-1949. Call #: 880-Spruce-946. Carnegie Library for Local
History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A87581.
4 Front Range Research Associates. “946 Spruce Street historic building inventory records.” 1994. Call #: 780 Spruce 946. Carnegie Library for
Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A47577
5 Pearce, Sarah J. Field Guide To Colorado's Historic Architecture & Engineering. Denver, CO: Colorado Historical Society, 2008.
https://www.historycolorado.org/sites/default/files/media/document/2017/1625Field.pdf
6 County Records. “Ordinance 5474.” 1992
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Figure 5. Clockwise from top-left: north (Spruce Street) elevation, west elevation, east (10th Street)
elevation, south (rear) elevation. Construction shown approved under LAC issued in 2020 (HIS2020-
00301). Provided by applicant.
The house was constructed by Henry and Jennie Lippoldt in 1892. Genevieve Lippoldt Poorman
inherited the house from her parents and sold the property in 1944. After the Lippoldt family sold the
house, it was divided into apartments which included a large parking area on the west side of the lot.
PREVIOUS REVIEW
The city issued a Landmark Alteration Certificate in 2020 (HIS2020-00301) for rehabilitation to the
house and an addition on the west side, including approval of the location and size of the parking area.
The approved LAC specified use of crusher fines as a material and a landscaped buffer between the
parking area and Spruce Street. After Historic Preservation review of the permit (BLD-MFD2021-00016)
was completed, a revision to the permit was submitted that included the use of concrete at the parking
area. The city subsequently issued the building permit approving the use of concrete without further
input from Historic Preservation.
The use of concrete is not consistent with the approved LAC or design guidelines. However, this
discrepancy will be addressed administratively.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 5 of 33
DESCRIPTION OF PROPOSED WORK
Site Plan
• The 8,701 sq. ft. lot includes the house, and an approx. 2,400 sq. ft. parking area with a
landscaped buffer between the parking and Spruce Street.
• The proposal includes the addition of an 18 in. stone wall with a 3 ft. wrought iron fence on top
along the east and north property line, and an approx. 24 ft. section of the south property line.
The proposed wall/fence includes:
o 4 ft. 6 in. tall stone columns spaced approx. 16 ft. apart;
o 4 ft. 6 in. tall wrought iron fencing encircling existing tree (no stone wall) at the northeast
corner and for approx. 16 ft. on either side of the driveway (to meet Code requirements
for sight triangles);
o Wrought iron gate and arched trellis at east and north pedestrian entries (approx. 4 ft.
wide);
o Approx. 10ft wide double car gate at driveway;
• Along the south property line, a proposed 5 ft. tall wood fence continues from a point 24 ft. from
the southeast corner (where it meets the stone column) along the property line to the
southwest corner;
• A proposed 4 ft. 6 in. wood fence runs along the length of the west property line, meeting the
stone column at the northwest corner;
• The proposal shows landscaped areas on the north (Spruce Street), east (10th Street) and south
sides of the house, with the addition of the following in herringbone pattern red flagstone:
o Footpath to the main (north) entry from Spruce Street;
o Footpath from 10th Street;
o Patio at the southeast corner;
o Patio at the southwest corner;
o Footpath from the west elevation steps to the parking area;
• The proposal includes two 8 ft. by 2 ft. 6 in. stone and brick outdoor kitchens and grill at the
southeast and southwest patios (facing 10th Street and at the rear of the house);
• The proposal includes a 30 in. tall wood fence to screen utility equipment at the northwest
corner of the house;
• A utility area at the southwest corner of the parking area is shown to be fenced;
• There are no changes to the house in this proposal.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 6 of 33
Figure 6. Site plan including proposed landscaping.
Figure 7. North (Spruce Street) elevation. Preconstruction. Provided by applicant.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 7 of 33
Figure 8. Pre- and during construction photographs of the site. Provided by applicant.
North Elevation (Spruce Street façade)
The request is for an 18 in. stone wall with a 3 ft. wrought iron fence on top. The north elevation includes
4 ft. 6 in. tall stone columns spaced approximately 16 ft. apart. There’s a wrought iron gate and arched
trellis at a pedestrian entry directly opposite the front door (approx. 4 ft. wide). The approx. 10 ft. wide
double car gate at driveway is flanked by lower stone columns (30 inch) and no wall (see Figure 12.)
Figure 9. North elevation (Spruce Street façade).
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 8 of 33
Figure 10. Typical wall and fence elevation.
Figure 11. Detail of proposed pedestrian gate and arched trellis at north elevation, aligned with front door.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 9 of 33
Figure 12. Detail of proposed car gate at driveway, lower columns and no stone wall in sight triangle.
Figure 13. Detail of proposed stone at wall and columns.
East Elevation
The east (10th Street) elevation shows a stepped 18-inch stone wall with a 3 ft. wrought iron fence on
top. The east elevation includes 4 ft. 6 in. ft. tall stone columns spaced approx. 16 ft. apart. A wrought
iron gate and arched trellis is located at a pedestrian entry directly opposite the east entry door
(approx. 4 ft. wide).
The proposal at the east elevation includes an 8 ft. by 2½ ft. stone and brick outdoor kitchen and grill to
the south of the 10th Street entrance, visible from 10th Street. See Figure 16.
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Figure 14. East elevation (10th Street façade).
Figure 15. Detail of proposed pedestrian gate and arched trellis at east elevation, aligned with east entrance
door.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 11 of 33
Figure 16. Detail of proposed stone and brick outdoor kitchen and grill.
South Elevation (interior to lot)
The south elevation includes a continuation of the 18-inch stone wall with a 3 ft. wrought iron fence on
top for about 24 ft. from the southeast corner of the property. The proposal includes three 4 ft.6 inches
tall stone columns spaced approx. 12 ft. apart. A proposed 5 ft. tall wood fence continues from a point
24 ft. from the southeast corner (where it meets the stone column) along the property line to the
southwest corner.
The 5 ft. tall wood fence is shown to include a cap detail at posts, vertical pickets spaced 1 inch apart,
and painted white (see Figure 18)
The proposal includes an 8 ft. by 2 ft. 6 in. stone and brick outdoor kitchen and grill on the patio at the
southwest corner of the house. The kitchen and grill will be the same as at the east elevation (see
Figure 16.)
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 12 of 33
Figure 17. South elevation showing stone and wrought iron fence transition to wood fence.
Figure 18. Typical wood fence detail.
West Elevation
The west elevation includes a 4 ft. 6 in. wood fence along the length of the west property line, meeting
the 4 ft. 6 in. tall stone column at the northwest corner.
The parking area is screened by a landscaped area with trees and the fenced utility area at the
southwest corner of the parking area is at the rear of the lot with minimal visibility from Spruce Street.
The fencing for the utility area is shown as 6 ft. tall wood including a cap detail at posts, vertical pickets
with no spacing, and painted white (see Figure 20.)
The west elevation also includes a 3 ft. tall wood fence to screen the utility area at the northwest
corner of the house.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 13 of 33
Figure 19. West elevation showing painted wood fence.
Figure 20. Detail of proposed fence to screen utility area.
Walls and Fences in the Mapleton Hill Historic District
Low stone walls, without fencing, have typically been used within the historic district to retain a raised
lawn area. There are multiple examples of this type of wall within the district, and they vary in age. For
example, 1040 Mapleton Ave., a contributing building within the district, had a retaining wall
surrounding a raised lawn from as early as 1892. The fencing on top of the wall was added in 1992 (LAC
issued April 15, 1992).
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 14 of 33
Figure 21. 1040 Mapleton Ave. (left) wall constructed before 1892.7 Boulder Historical Society/Museum of
Boulder. (Right) current image of fence added in 1992. Google Street View, 2023.
745 Highland Ave., a contributing building in the district and an individual landmark, had a retaining
wall surrounding the raised lawn as early as 1909. A wrought iron fence on top of the wall was added in
1994 after the Landmarks Board determined that the fence should be no taller than 5ft. from the grade
of the adjacent sidewalk, including the wall.8 (LAC issued June 1994).
Figure 22. 745 Highland Ave. (left) wall constructed before 1909.9 Carnegie Library for Local History, Boulder.
(Right) current image of fence added in 1995. Google Street View, 2023.
7 “Photo 1. Early panorama.” 1892. Call #: BHS 207-6-66. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A48414.
8 Landmarks Board hearing minutes, April 1995.
9 “745 Highland Avenue.” 1903-1909. Call #: BHS 207-6-32. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A46349.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 15 of 33
743 Pine St., a contributing building in the district, had a retaining wall surrounding the raised lawn from
as early as 1929. A wooden fence on top of the wall was added before 1994 and replaced with a wrought
iron fence in 1994 (LAC issued June 1994).
Figure 23. 743 Pine St. (left) wall constructed before 1929.10 Carnegie Library for Local History, Boulder. (Right)
current image of fence added in 1994. Google Street View, 2023.
413 Spruce St., also a contributing building in the district, had a retaining wall surrounding the raised
lawn from as early as 1929. The fence on top of the wall was added after 2007 (no LAC located).
Figure 24. 413 Spruce St. (left) wall constructed before 1929.11 Carnegie Library for Local History, Boulder.
(Right) current image of fence added after 2007. Google Street View, 2012.
Additionally, there are examples of wrought iron fences at the front of houses in the Mapleton Hill
Historic District. 1001 Mapleton Ave., a contributing building in the district, had a decorative wrought
iron fence added before 1927. This fence is not constructed on top of a wall.
10 “743 Pine Street real estate appraisal card.” 1929-1961. Call #: 880-Pine-743. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A85480.
11 “413 Spruce Street real estate appraisal card.” 1929-1962. Call #: 880-Spruce-413. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A85611.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 16 of 33
Figure 25. 413 Spruce St. (left) wrought iron fence constructed before 1927.12 Carnegie Library for Local History,
Boulder. (Right) Image of fence. Google Street View, 2014.
CONTEMPORARY ADDITIONS
Walls with iron fences on top are uncommon in the Mapleton Hill Historic District. Where they have
been constructed, they are a more contemporary addition. Examples include 2305 4th St., a
contributing building within the district. The wall and fence were constructed in 1974.13
Figure 26. 2305 4th St. (left) prior to construction of wall, c. 1929-1956.14 Carnegie Library for Local History,
Boulder. (Right) Current image of wall added in 1974.
At 637 Pine St., an individual landmark (McClure House) within the district, a retaining wall with fence
on top was constructed in 2007 (permit issued in December 2007, no LAC located).
12 “Photo 2. View of the home with an iron gate and fence. Ownby residence, 1927.” 1904-1976. Call #: 207-6-61. Carnegie Library for Local
History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A61457.
13 Planning and Development Services Construction Permit, 1974.
14 “2305 4th Street real estate appraisal card.” 1929-1956. Call #: 880-4th-2305. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A85110.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 17 of 33
Figure 27. 637 Pine St. (left) prior to construction of wall, 1925.15 Carnegie Library for Local History, Boulder.
(Right) 2012 image of wall added in 2007. Google Street View, 2012.
1123 Spruce St., an individual landmark (Soule-Coutes House) within the district replaced a picket fence
with brick pillars (c. 1890) with a perimeter wall and fence sometime between 1967 and 2007 (no permit
or LAC located).
Figure 28. 1123 Spruce St. (left) with picket fence and brick piers c. 1890.16 (Middle) Without wall in 1967.17
Carnegie Library for Local History, Boulder. (Right) Wall constructed by 2007. Google Street View, 2017.
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.
15 “Dr. Poley residence: looking southwest photograph, 1925” 1925. Call #: BHS 141-2-52. Boulder Historical Society/Museum of Boulder
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A30119.
16 “1105 and 1123 Spruce Street photographs, [189-]-1974” c. 1890. Call #: BHS 207-15-27. Boulder Historical Society/Museum of Boulder
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A62769.
17 “Photo 3 - McClure home at 1123 Spruce Street, 20 March 1967.” 1967. Call #: 601-2-49. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A70630.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 18 of 33
(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 that the proposed hardscaping and fences will not damage or destroy the exterior
architectural features of the landmark or the subject property within a historic district as the fencing is
open in appearance, is of a scale that relates to the main building and does not obscure the view of the
house.
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 hardscaping and fences will not adversely affect the special character or
special historic, architectural, and value of the property as the changes are generally consistent with
the General Design Guidelines and the Mapleton Hill Historic District Design Guidelines in that the
traditional approach to the house from the street and the traditional landscape patterns are
maintained.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structures compatible with the character of the
landmark property?
Staff considers that the architectural style of the proposed wall and fence is compatible with the
historic building and historic district architectural style, arrangement, texture, color, arrangement of
color, and materials as the proposed materials and design are traditional and commonly found in the
district. Although the design is contemporary, it is generally compatible with the character of the
building and the historic district and follows a regular pattern.
(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.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 19 of 33
STAFF ANALYSIS
The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when
reviewing a request for a Landmark Alteration Certificate (LAC). The Board has adopted the General
Design Guidelines for Boulder’s Historic Districts and Individual Landmarks and the Mapleton Hill
Historic District Design Guidelines to help interpret the ordinance. Design guidelines are intended to
be used as an aid to appropriate design and not as a checklist of items for compliance.
In this case, staff considers the application to construct a perimeter wall and fence and other
hardscaping appropriate due to the following factors:
• The proposal is consistent with Mapleton Hill Design Guideline O.2, which states “Although not
typically found within front yards, if used, a durable material in an open design should be used
for front fences. Painted iron or steel, or painted wood pickets are appropriate and might be
used in conjunction with low masonry walls.”
• The proposal maintains the openness between the street and the house (Mapleton Hill
Guidelines A:3 Streetscapes) as the design of the fencing allows visual penetration and does not
obscure the view of the house (Mapleton Hill Guidelines O:3b Fences and General Design
Guideline 2.6 (5) Fences). The proposal is open in appearance and is of a scale that relates to the
main building (General Design Guideline 2.6 (4) Fences).
• The traditional approach to the house from the street is retained on both the north and east
sides through the addition of pedestrian gates; the non-traditional west entry is screened from
the street (Mapleton Hill Guidelines A:5 Streetscapes). The walkways proposed are
perpendicular to the sidewalk (Mapleton Hill Guidelines B:4 Site and General Design Guideline
2.5 (3) Sidewalks) and use a simple and traditional herringbone pattern red flagstone (General
Design Guideline 2.5 (2) Sidewalks).
• The proposed materials for the fence (wrought iron, stone, wood) are traditional and commonly
found in the district (Mapleton Hill Guidelines A:3 Streetscapes). The front yard fence is durable
wrought iron (painted black) used in conjunction with low masonry walls (Mapleton Hill
Guidelines O:2 Fences). Inappropriate materials – vertical board, stockade, chain link fences –
are not proposed. While contemporary in design, the proposed fence reflects the character of
the historic district in height, openness, materials and finish (General Design Guideline 2.6 (3)
Fences).
• The transitions between the wrought iron/stone fence and the wood fencing is sensitive to the
location along the public right-of-way so as to be minimally visible and avoid a “fortress effect”
(Mapleton Hill Guidelines O:4 Fences); the stone columns follow a regular pattern (Mapleton Hill
Guidelines O:8 Fences) and act as an appropriate transition without the need for additional
“sections which gradually increases in height” (Mapleton Hill Guidelines O:5 Fences).
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• The proposed wood fences at the side and rear are lower than 5 ft. in height with a minimum of 1
inch spacing between the pickets (General Design Guideline 2.6 (7) Fences) and will be painted
(Mapleton Hill Guidelines O:6 Fences).
• While choices regarding the use of trees, shrubs, flowers, locations and character of planting
beds are not subject to review (Mapleton Hill Guidelines C:1 Landscaping), the traditional
landscape patterns are maintained with street trees, specimen trees as focal points and
massing of shrubbery near the house (Mapleton Hill Guidelines B:4 Site).
• Mechanical areas, and the parking area, are screened from the street (Mapleton Hill Guidelines
B:4 Site).
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 fences across the front of a house should be low (36” or less)
(Mapleton Hill Guidelines O:5 Fences), the total height of the stone wall (18 inch) and wrought
iron fence (max. 3ft) of 4 ft. 6 in. may be appropriate in this location. The large house is vertically
oriented, typical for the Queen Anne style, and is well balanced by the fence that has an open
appearance and a scale that relates to the main building (General Design Guideline 2.6 (4)
Fences).
• Mapleton Hill Guidelines O:2 Fences notes that heavy brick posts are generally inappropriate,
but that fencing used in conjunction with low masonry walls is appropriate (Mapleton Hill
Guidelines O:2 Fences). Analysis (see Figure 21 through Figure 28) demonstrates that widely
spaced stone or brick posts or columns with fences on top are not common in the Mapleton Hill
Historic District, and are generally contemporary additions. The stone columns proposed are
widely spaced, so do not obstruct views of the house, but allow for a discrete transition
between the wrought iron fence and the wood fence at the rear and side of the property. The
durable wrought iron fence used in conjunction with the masonry may be appropriate at this
location at a house of this scale.
• The guidelines state that “where fences were not traditionally found in the front yard and where
the streetscape character is defined by open front yards, the introduction of new fences in the
front yard is inappropriate.” (General Design Guideline 2.6 (2) Fences). While post-1929 images of
the house show open lawns, the c. 1892 images shows the front of the house enclosed by a low
hedge, and horizontal wood fencing at the east and west sides to enclose the back yard (see
Figure 29.) The location of the house, at the transition between the Mapleton Hill Historic
District and the commercial Downtown district (see Figure 30) creates a modern need and
desire for fencing. As such, the open fencing and perimeter landscaping proposed is
appropriate in this location.
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 21 of 33
Figure 29. Fence c. 1892 along east and west sides of property enclosing the back yard.18
Figure 30. Location of property (right side of photograph) at the transition to the commercial
Downtown Historic District to the south. Staff photograph.
PUBLIC COMMENT
To date, staff has received no public comment regarding this application.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
18 “Photo 1. View of the house at 946 Spruce Street taken from 10th Street showing the rear and east sides of the house. Genevieve and Jennie
Lippoldt are posed on the back porch. (S-536).” 1892. Call #: BHS 207-15-18. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A62718
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 22 of 33
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 considers the information in the staff
memorandum dated December 6, 2023, and the evidence provided to the Board at its December 6,
2023 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 property as the traditional
approach to the house from the street and the traditional landscape patterns are maintained;
2.The proposed work will preserve, and will not damage or destroy the exterior architectural
features of the property as the fencing is open in appearance, is of a scale that relates to the
main building, and does not obscure the view of the house;
3.The architectural style, arrangement, texture, color, and arrangement of color and materials
used will be generally compatible with the character of the existing building and its site as the
proposed materials and design are traditional and commonly found in the district and follow a
regular pattern; 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 the Mapleton Hill Historic District 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
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 23 of 33
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
;88+4:9/:+ 62'4583'69.5=/4-25)':/545,6856+8:?_85</*+'9 _
.5:5-8'6.9 5,'229/*+95,:.+6856+8:?`/4)2;*/4-:.+</+=,853:.+9:8++:_85</*+'9 _
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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
✔
✔
✔
Laura Baker 720-548-7522 laura@marpa.com
1539 Pearl Street Boulder CO 80304
Marybeth Emerson and William Bishop 720-394-1997 marybeth@sliferfrontrange.com
946 Spruce Street Boulder CO 80302
09-20-23
✔
Landscape renovation, including perimeter screening, stone patios, outdoor kitchens, and traditional plantings.
✔
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 24 of 33
COMMENT RESPONSE LETTER
Application Number: HIS2023-00193
Job Site Address: 946 Spruce Street, Boulder, CO 80302
Description of Work: Landscape renovation, including perimeter screening, stone patios, outdoor
kitchens, and traditional plantings.
Permit Type: Landmark Alteration Certificate
Date: 11.08.2023
Contact: Laura Baker
laura@marpa.com
720.548.7522
PERIMETER WALL AND FENCE
We are petitioning the Landmark Board to consider our request to build a wrought iron fence atop a low
(18”) stone wall along Spruce and 10th Streets at 946 Spruce Street. The total height of the wall and
fence would be 54”. We believe that our design not only fits within the guidelines for Mapleton Hill’s
Historic District but also takes into consideration the scale of the existing home, the character of other
perimeter fencing systems within Mapleton Hill and the property’s location within an urban setting.
Section O.2 of the Mapleton Hill Historic District Design Guidelines (MHHD) states, “Painted iron or steel,
or painted wood pickets are appropriate and might be used in conjunction with low masonry walls.” We
are proposing a black painted wrought iron fence with a low (18” high) stone wall constructed using
traditional masonry techniques and period-appropriate stone to mimic the stone of the house. The
wrought iron fence’s visually open design adheres to the MHHD’s guideline requiring ‘visual penetration’
through fences from the street (Section O.3b).
While we are requesting a fence that exceeds 36” in height (Section O.5), we believe that a total height of
54” is much more fitting to the scale of the home. At 2.5 stories high, and placed at the crest of a hill, the
home visually towers above many of the surrounding structures. We believe that a 36” fence would be
overwhelmed by the height and placement of the house.
We have taken great care to study existing design features within the Mapleton Hill Historic District and to
let those studies directly influence the wall and fence system we are proposing. The wrought iron fence
design was developed after the study of existing fencing patterns in the MHHD. The wall would match the
stone and mimic the pattern of the foundation wall of the existing home. Designing the stone wall to be
low keeps it in scale with the many other stone walls in the MHHD.
We also took into consideration the property’s urban setting and high traffic volume, both pedestrian and
vehicular. Creating a more robust physical barrier between the street and the property allows us to
address concerns of safety and privacy for the home’s residents.
MARPA| 1539 Pearl Street, Boulder CO 80302 | 303.442.5220 | www.marpa.com
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 25 of 33
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 26 of 33
Project Contact:
Luke Sanzone
Email. luke@marpa.com
Phone. 720.470.2920
Emerson-Bishop
Residences
946 Spruce St.
Boulder, Colorado
Board Title
Site Photos -
Existing Conditions
North Side Looking East
Spruce Street View - North Side Tenth Street View - East Side
Northwest Corner
Southwest Corner Existing Stone on House Existing Brick on House
East Side Looking SouthNortheast CornerPre-construction - East Side
Pre-construction - West SidePre-construction - West Side Looking South
Existing Stone on House
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 27 of 33
ISSUE:
11/16/23
DRAWN BY:
CHECKED BY: LFS
COPYRIGHT MARPA 2023
Drawings are instruments of service of Marpa Landscape Architecture, who
shall be deemed the author. Use of drawings for construction, outside of
direct oversight and management of Marpa, require prior written consent
from Marpa. Recipients agree not to use these drawings for any other
project and acknowledges that Marpa is to be credited as the designer in
all marketing and social media instances.
1539 Pearl Street
Boulder, Colorado 80302
p: 720.470.2920
e: luke@marpa.com
www.marpa.com
landscape architecture
+ construction
DRAWING:
SHEET:E m erso n Bish o pR esid ences946 Spruce St.Boulder, C O 80302
PROJECT CO NTACT:
Landmark - Landscape Plan
L8.01
DATE:
REVISIO N:
NOT FOR CONSTRUCTION
Luke Sanzone
luke@ marpa.com
720.470.2920
LRC Permit
LCB
1
LANDSCAPE MATERIALS PLAN
Scale: 1/8" = 1'-0"1
STONE COLUMNS
WROUGHT IRON FENCE
ATOP STONE WALL
LAWN
EVERGREEN TREE SCREEN
GRAVEL
PARKING LOT - COLORED
CONCRETE
*see Project Description
HERRINGBONE RED
FLAGSTONE PATH
SIGHT TRIANGLE
LAWN
DRIVEWAY - TUMBLED
STONE PAVERS
PROPERTY LINE
SIGHT TRIANGLE SPRUCE STREETPLANTING BED
STONE COLUMN
PLANTING BED
LAWN
STONE / BRICK OUTDOOR
KITCHEN W/ BUILT IN GRILL
(8'-0"L x 2'-6"W x 3'-0"H)
UPRIGHT EVERGREENS
HEDGE ROW
EVERGREEN TREE SCREEN
TENTH STREET
ENTRANCE - GATE AND
TRELLIS
ENTRANCE - GATE AND TRELLIS
HERRINGBONE RED
FLAGSTONE PATIO
WROUGHT IRON FENCE
ATOP STONE WALL
STONE COLUMN -
30" Max Height
BIKE RACKS
GENERATOR
WOOD UTILITY ENCLOSURE
FENCE - 36" Height
HERRINGBONE RED
FLAGSTONE PATIO
STONE / BRICK OUTDOOR
KITCHEN W/ BUILT IN GRILL
(8'-0"L x 2'-6"W x 3'-0"H)
FLOWERING TREES
FLOWERING TREES
FLOWERING TREES
FLOWERING TREE
HEDGEROW
EXISTING MANHOLE COVER
EXISTING MANHOLE COVER
HOUSE UNDER SEPARATE PERMIT / REVIEW
WINDOW WELL
WINDOW WELL
STONE COLUMN -
30" Max Height
WINDOW WELL
ENTRANCE - GATE
3
L8.01
3
L9.01
WROUGHT IRON FENCE -
4'6" Max Height
3
L9.01
3
L9.01
3
L9.01
3
L9.01
3
L9.01
2
L9.01
2
L9.01
WROUGHT IRON FENCE
ATOP STONE WALL
3
L9.01
3
L9.01
WROUGHT IRON FENCE
ATOP STONE WALL
2
L9.01
2
L9.01
HERRINGBONE RED
FLAGSTONE PATH
0 8 16 24 FT
TRASH ENCLOSURE FENCE -
+/- 72" Height
3
L8.01
WOOD FENCE -
+/- 60" Height
2
L8.01
2
L8.01 WOOD FENCE -
54" Height
WALL-MOUNTED HEAT
PUMPS - 72" Height
WROUGHT IRON FENCE
ENCIRCLING PROPOSED TREE
HERRINGBONE RED
FLAGSTONE PATH
4
L9.01
4
L9.01
NOTES
1) HOUSE RENOVATION UNDER SEPARATE PERMIT AND REVIEW.
2) FENCE ADDITIONS TO MATCH THE NEIGHBORHOOD'S EXISTING STYLE.
3) ALL LIGHTING TO BE DOWNLIGHTING.
4) PLANT SYMBOLS ARE SCHEMATIC.
PROJECT DESCRIPTION
This proposal is in regards to the property located at 946 Spruce Street. The scope of the
project includes a landscape renovation / enhancement in both the front yard, backyard, and
parking lot borders and does not include anything related to the existing 3-unit home.
PERIMETER WALL & FENCE
A stone wall and wrought iron fence system will be constructed along both Spruce Street and
Tenth Street. Both the stone wall and the wrought iron fence would be designed to fit well with
the historic design of the property and neighborhood. A traditional hedgerow and series of
upright evergreens will be planted behind the wall. Entrance gates and trellis arches will be
constructed on both the west and north sides of the site and a double gate will be installed at
the parking lot entrance. Fencing and columns within the site triangles of the driveway entrance
will be installed at a maximum height of 30". No wall would be constructed within the site
triangles.
SPRUCE STREET YARD (NORTH)
The pedestrian entrance path to the building's main entrance will be constructed using red
flagstone pavers set in a classic herringbone pattern. Planting beds will flank both sides of the
front porch, designed using a traditional plant pallette. A large planting bed will screen the
parking lot on the west side of the property. A bike rack will be installed witihn this area as
well.
TENTH STREEN YARD (EAST)
Traditional planting beds will continue wrapping from the east yard to the north yard. A
herringbone-patterned red flagstone pathway will run from the Tenth Street entrance to the main
entrance on the north side. A small stone- or brick-clad outdoor kitchen would be placed
within a red flagstone patio.
BACKYARD (SOUTH)
Dining patios for two of the units will be separted by a flowering tree and privacy hedgerows.
The south side dining patio's outdoor kitchen will mimic the proposed outdoor kitchen on the
east side of the building. An evergreen tree screen will be planted parallel to the east property
line. The trash bin area in the southeast corner of the lot will be screened with a fence
enclosure.
PARKING LOT (WEST)
The concrete parking lot will be tinted using Solomon's 'Rosemary' Integral Color to complement
the existing natural materials of the house and would be screened on three sides by the
decorative fence and plantings at Spruce Street and a painted wood fence on the west and
south sides. The wood fence would be painted white and built in a style to match historic fence
styles and adhere to historic district guidelines. The south property line would be further
screened by a hedgerow of upright evergreens.
LEGEND - LANDSCAPE PLAN
RED FLAGSTONE MULCHED PLANT BEDS
LAWN KITCHEN
WALL/COLUMN PROPERTY LINE
GRAVEL FENCE
TUMBLED STONE PAVERS COLORED CONCRETE
FENCE - Utility & Trash
Scale: 1/2" = 1'-0"3
CONCRETE CAISSONS, DEPTH
PER LOCAL BUILDING CODE
FINISH GRADE, APPROX.
4x4 POSTS
1x3.5 VERTICAL PICKETS
CAP DETAIL, MATCH LOCAL
PRECEDENTS
NOTE:
FENCE TO BE PAINTED WHITE6'-0"max. see planNFENCE - South & West Property Lines
Scale: 1/2" = 1'-0"2
CONCRETE CAISSONS, DEPTH
PER LOCAL BUILDING CODE
FINISH GRADE, APPROX.
4x4 POSTS
1x3.5 VERTICAL PICKETS,
1" SPACING
CAP DETAIL, MATCH LOCAL
PRECEDENTS
5'-0"max. see 1/L8.014'-4"1"
NOTE:
FENCE TO BE PAINTED WHITE
OUTDOOR KITCHEN - DETAIL
Scale: 1" = 1'-0"4
7'-0"2'-10"Grill, 32"
Colorado Buff Stone
Countertop, 2" thick
Powder-Coated Steel
Grill Access Doors
Stone Veneer to
Match House
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 28 of 33
ISSUE:
11/16/23
DRAWN BY:
CHECKED BY: LFS
COPYRIGHT MARPA 2023
Drawings are instruments of service of Marpa Landscape Architecture, who
shall be deemed the author. Use of drawings for construction, outside of
direct oversight and management of Marpa, require prior written consent
from Marpa. Recipients agree not to use these drawings for any other
project and acknowledges that Marpa is to be credited as the designer in
all marketing and social media instances.
1539 Pearl Street
Boulder, Colorado 80302
p: 720.470.2920
e: luke@marpa.com
www.marpa.com
landscape architecture
+ construction
DRAWING:
SHEET:E m erso n Bish o pR esid ences946 Spruce St.Boulder, C O 80302
PROJECT CO NTACT:
O ption A - Wall & Fence
L9.01
DATE:
REVISIO N:
NOT FOR CONSTRUCTION
Luke Sanzone
luke@ marpa.com
720.470.2920
LRC Permit
LCB
1
OPTION A: WALL & FENCE - NORTH ELEVATION
Scale: 1/4" = 1'-0"3
0 8 16 24 FT
STONE COLUMNS - Max. Ht. 30"
in Site Triangle
OPTION A: WALL & FENCE - EAST ELEVATION
Scale: 1/4" = 1'-0"2
0 8 16 24 FT
OPTION A: WALL & FENCE - DETAIL
Scale: 1/2" = 1'-0"1 4'-6"3'-0"1'-6"COLUMN COLUMNWROUGHT IRON FENCEWALL
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 29 of 33
ISSUE:
11/16/23
DRAWN BY:
CHECKED BY: LFS
COPYRIGHT MARPA 2023
Drawings are instruments of service of Marpa Landscape Architecture, who
shall be deemed the author. Use of drawings for construction, outside of
direct oversight and management of Marpa, require prior written consent
from Marpa. Recipients agree not to use these drawings for any other
project and acknowledges that Marpa is to be credited as the designer in
all marketing and social media instances.
1539 Pearl Street
Boulder, Colorado 80302
p: 720.470.2920
e: luke@marpa.com
www.marpa.com
landscape architecture
+ construction
DRAWING:
SHEET:E m erso n Bish o pR esid ences946 Spruce St.Boulder, C O 80302
PROJECT CO NTACT:
O ption B - Columns & Fence
L9.02
DATE:
REVISIO N:
NOT FOR CONSTRUCTION
Luke Sanzone
luke@ marpa.com
720.470.2920
LRC Permit
LCB
1
OPTION B: COLUMNS & FENCE - NORTH ELEVATION
Scale: 1/4" = 1'-0"3
0 8 16 24 FT
STONE COLUMNS - Max. Ht. 30"
in Site Triangle
OPTION B: COLUMNS & FENCE - EAST ELEVATION
Scale: 1/4" = 1'-0"2
0 8 16 24 FT
OPTION B: COLUMNS & FENCE - DETAIL
Scale: 1/2" = 1'-0"1 4'-6"COLUMN COLUMNWROUGHT IRON FENCE
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 30 of 33
ISSUE:
11/16/23
DRAWN BY:
CHECKED BY: LFS
COPYRIGHT MARPA 2023
Drawings are instruments of service of Marpa Landscape Architecture, who
shall be deemed the author. Use of drawings for construction, outside of
direct oversight and management of Marpa, require prior written consent
from Marpa. Recipients agree not to use these drawings for any other
project and acknowledges that Marpa is to be credited as the designer in
all marketing and social media instances.
1539 Pearl Street
Boulder, Colorado 80302
p: 720.470.2920
e: luke@marpa.com
www.marpa.com
landscape architecture
+ construction
DRAWING:
SHEET:E m erso n Bish o pR esid ences946 Spruce St.Boulder, C O 80302
PROJECT CO NTACT:
O ption C - Fence
L9.03
DATE:
REVISIO N:
NOT FOR CONSTRUCTION
Luke Sanzone
luke@ marpa.com
720.470.2920
LRC Permit
LCB
1
OPTION C: FENCE - NORTH ELEVATION
Scale: 1/4" = 1'-0"3
0 8 16 24 FT
OPTION C: FENCE - EAST ELEVATION
Scale: 1/4" = 1'-0"2
0 8 16 24 FT
OPTION C: FENCE - DETAIL
Scale: 1/2" = 1'-0"1 4'-6"WROUGHT IRON FENCE
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 31 of 33
ISSUE:
11/16/23
DRAWN BY:
CHECKED BY: LFS
COPYRIGHT MARPA 2023
Drawings are instruments of service of Marpa Landscape Architecture, who
shall be deemed the author. Use of drawings for construction, outside of
direct oversight and management of Marpa, require prior written consent
from Marpa. Recipients agree not to use these drawings for any other
project and acknowledges that Marpa is to be credited as the designer in
all marketing and social media instances.
1539 Pearl Street
Boulder, Colorado 80302
p: 720.470.2920
e: luke@marpa.com
www.marpa.com
landscape architecture
+ construction
DRAWING:
SHEET:E m erso n Bish o pR esid ences946 Spruce St.Boulder, C O 80302
PROJECT CO NTACT:
Picket Fence Elevations
L9.05
DATE:
REVISIO N:
NOT FOR CONSTRUCTION
Luke Sanzone
luke@ marpa.com
720.470.2920
LRC Permit
LCB
1
PICKET FENCE - WEST ELEVATION
Scale: 1/4" = 1'-0"2
0 8 16 24 FT
FENCE - SOUTH ELEVATION
Scale: 1/4" = 1'-0"1
0 8 16 24 FT
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 32 of 33
Attachment A - Applicant Materials
Item 5A - 946 Spruce St LB Memo 12.06.2023 Page 33 of 33