12.06.23 LB Presentation•The city has engaged with community members to co-
create a vision for productive, meaningful and inclusive
civic conversations.
•This vision supports physical and emotional safety for
community members, staff and board/commission
members as well as democracy for people of all ages,
identities, lived experiences, and political perspectives.
•More about this vision and the project’s community
engagement process can be found here:
https://bouldercolorado.gov/services/productive-
atmospheres
Public
Participation
at Board
Meetings
The following are examples of rules of decorum found in the Boulder Revised Code and other guidelines that support this vision. These will be upheld during this meeting.
•All remarks and testimony shall be limited to matters related to city business.
•No participant shall make threats or use other forms of intimidation against any person.Obscenity, racial epithets, and other speech and behavior that disrupts or otherwise impedes the ability to conduct the meeting are prohibited.
•Participants may raise their hand to speak during open comment and public comment periods during hearings. Individuals must display their whole name before being allowed to speak online. Currently, only audio testimony is permitted online.
Public
Participation
at Board
Meetings
Raise Hand:
Alt Y for PC
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*9 for phone
December 6, 2023
Landmarks Board
Meeting
Planning & Development Services | Historic Preservation
We are working through technical difficulties
Thank you for your patience
Group
Agreements
6
•Everyone has a role to play in keeping the meeting on time
and open to sharing of personal views.
•Raise hands and one speaker at a time – Let each board
member speak when they are ready and without interruption.
•Be curious about lived experience other than your own.Host
hearings, not prosecutions.
•Share the air – step forward with your contribution and step
back to make room for others.
•Share and listen to understand, rather than to
respond (W.A.I.T. – Why am I Talking?)
•Be hard on issues and soft on people:disagreement is
welcome, disrespect is not.
As discussed at the retreat on
July 25, 2022
Planning & Development Services | Historic Preservation
Agenda
Planning & Development Services | Historic Preservation
1.Call to Order - 6:00 pm
2.Approval of minutes from the Nov. 1, 2023, meeting – est. 6:10 pm
3.Public Participation for Non-Public Hearing Items – est. 6:15 pm
4.Discussion of Landmark Alteration, Demolition Applications issued and pending – est. 6:25 pm
•1015 Juniper Ave: Stay of Demolition expires March 25, 2024
5.Public Hearings under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981:
A.946 Spruce St. – LAC – est. 6:30 pm
6.Matters from the Landmarks Board, Planning Department, and City Attorney – est. 7:15 pm
7.Debrief Meeting / Calendar Check
8.Adjournment – est. 7:45 pm
*Estimated start times subject to change
7
1015 Juniper Ave.
Planning & Development Services | Historic Preservation8
November 28 –
Meeting with
applicants
Early January –
second meeting
with applicants
February 7 –
scheduling
decision
March 6 – Last regularly
scheduled meeting
before the stay expires
March 25 – Stay of
demolition expires
Agenda
Item 5A
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.
Owner: 946 Spruce LLC, represented by Marybeth
Emerson and William Bishop
Applicant: Laura Baker, Marpa Landscape
Architecture and Construction
Planning & Development Services | Historic Preservation9
1.All speaking are sworn in
2.Board members note any ex parte contacts
3.Staff presentation; Board may ask questions of staff
4.Applicant presentation; Board may ask questions of applicant
5.Public hearing opened for public comment; the Board may ask questions
6.Applicant response
7.Public hearing closed; Board discussion
8.A motion requires an affirmative vote of at least 3 members to pass. Motions
must state findings, conclusions, and recommendation
9.A record of the hearing is available
Quasi-Judicial Hearing Process
Planning & Development Services | Historic Preservation10
Criteria for Review
The proposed work:
1.Preserves, enhances, or restores and does not damage exterior
architectural features of the property;
2.Does not adversely affect the historic, architectural value of the
property;
3.Architecture, arrangement, texture, color, arrangement of color, and
materials are compatible with the character of the property;
4.The Landmarks Board considers the economic feasibility of
alternatives, incorporation of energy-efficient design, and enhanced
access for the disabled.
9-11-18 (b) & (c), B.R.C. 1981
Planning & Development Services | Historic Preservation11
Landmarks Board Options
Approve
Subject to 16-day City Council Call-Up Period
Deny
Subject to 30-day City Council Call-Up
Provide applicant opportunity to withdraw application
Application withdrawn; case closed.
Planning & Development Services | Historic Preservation12
Application Process
Planning & Development Services | Historic Preservation
Sept. 21, 2023
Applicant
submitted a
Landmark
Alteration
Certificate
application
Oct. 4, 2023
LDRC referred LAC
application to the
Landmarks Board.
Dec. 6, 2023
Landmarks Board
hearing
13
Location Map
Planning & Development Services | Historic Preservation14Source: maplink+
Planning & Development Services | Historic Preservation15
Historic Building Inventory Record
photograph, 1994.
Real Estate Appraisal Card
photograph, c.1929.
Building
•Constructed in 1890
•Style: Queen Anne
History
•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.
Status
•Contributing to the
Mapleton Hill Historic
District
Current photo.
Property Description & History
Property Description & History
16
Clockwise from top-
left: north (Spruce
Street) elevation,
west elevation, east
(10th Street)
elevation, south
(rear) elevation. 2023.
c.1892.
Proposed Work – Site Plan
17
Spruce Street
10th Street
Proposed Work – North Elevation (Spruce Street Façade)
Planning & Development Services | Historic Preservation18
•18 in. stone wall with a 3 ft. wrought iron
fence on top; 4 ft. 6 in. tall stone columns
spaced approximately 16 ft. apart
•Wrought iron gate and arched trellis at a
pedestrian entry (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
Proposed Work – North Elevation (Spruce Street Façade)
Planning & Development Services | Historic Preservation19
Proposed Work – East (10th St.) Elevation
Planning & Development Services | Historic Preservation20
•Stepped 18-inch
stone wall with a 3ft
wrought iron fence
on top; 4ft 7in tall
stone columns
approx. 16 ft apart
Proposed Work – East (10th St.) Elevation
Planning & Development Services | Historic Preservation21
Proposed Work – South Elevation (interior to lot)
Planning & Development Services | Historic Preservation22
•Continuation of the 18in stone wall with a
3ft wrought iron fence on top for 24ft
•5ft tall wood fence continues from the last
stone column
Proposed Work – South Elevation (interior to lot)
Planning & Development Services | Historic Preservation23
Proposed Work – West Elevation
Planning & Development Services | Historic Preservation24
•4ft 6in wood fence along the length of the
west property line, meeting the 4ft 6in tall
stone column at the northwest corner
•Fenced utility area at the southwest corner of
the parking area: 6ft tall wood fence
Proposed Work – Utility Screen
Planning & Development Services | Historic Preservation25
Staff Analysis
9-11-18 (b) & (c), B.R.C. 1981
Planning & Development Services | Historic Preservation26
Staff Analysis
27 Planning & Development Services | Historic Preservation
Mapleton Hill Historic District Guidelines
O Fences:
•Durable material: Painted iron or steel, or painted wood
pickets are appropriate and might be used in conjunction
with low masonry walls.
•Open design: Allow visual penetration and do not obscure
the view of the house.
•Minimally visible to avoid a “fortress effect”
A Streetscapes:
•Maintain openness between street and house
•Use traditional and commonly found materials
B Site:
•Walkways perpendicular to the sidewalk
•Traditional landscape patterns are maintained: street trees,
specimen trees as focal points and massing of shrubbery near
the house
•Mechanical areas screened from street
General Design Guidelines
2.6 Fences:
•Open in appearance
•Scale that relates to the main building
•Reflects the character of the historic district in height,
openness, materials and finish
•Lower than 5 ft. in height with a minimum of 1 inch spacing
between the pickets
•Painted or opaque stain
2.5 Sidewalks
•simple and traditional pattern
Staff Analysis
28 Planning & Development Services | Historic Preservation
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981
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?
•Fencing is open in appearance
•Scale relates to the main building
•Fencing does not obscure the view
of the house
Staff Analysis
29 Planning & Development Services | Historic Preservation
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981
2. Does the proposed application adversely affect the special character or special historic, architectural, or
aesthetic interest or value of the landmark property?
•Generally consistent with the General
Design Guidelines and the Mapleton
Hill Historic District Design Guidelines
•Traditional approach to the house from
the street is maintained
•Traditional landscape patterns are
maintained
Staff Analysis
30 Planning & Development Services | Historic Preservation
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981
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?
•Proposed materials and design are
traditional and commonly found in the
district
•Design is generally compatible with the
character of the building and the
historic district
•Design follows a regular pattern
Staff Analysis
31 Planning & Development Services | Historic Preservation
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(c), B.R.C., 1981
(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.
Staff Analysis – Fence and Wall
32 Planning & Development Services | Historic Preservation
1040 Mapleton Ave.
745 Highland Ave.
Staff Analysis – Fence and Wall
33 Planning & Development Services | Historic Preservation
2305 4th St.
627 Pine St.
Staff Analysis Summary
34 Planning & Development Services | Historic Preservation1929-1949
Staff Analysis Summary
35 Planning & Development Services | Historic Preservation
Staff Analysis Summary
36 Planning & Development Services | Historic Preservation1929-1949
Staff Analysis Summary
37 Planning & Development Services | Historic Preservation
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.
Recommended Motion
Planning & Development Services | Historic Preservation38
Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that the project will meet the standards for issuance of a Landmark Alteration
Certificate set forth in Section 9-11-18, “Standards for Landmark Alteration Certificate Applications,”
B.R.C. 1981. In reaching this conclusion, the Board 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.
Proposed Findings
Planning & Development Services | Historic Preservation39
Process
Planning & Development Services | Historic Preservation40
Staff Presentation
Applicant Presentation
Public Participation
Applicant Response
Board Deliberation
**approx. 45 minutes scheduled for board deliberation**
Does the project meet the standards for issuance of a
Landmark Alteration Certificate?
If yes, approve the application. Conditions may be
discussed and added to the approval if needed.
If no, deny the application
Board Deliberation
Planning & Development Services | Historic Preservation41
946 Spruce St.
42 Planning & Development Services | Historic Preservation
Applicant Presentation
Planning & Development Services | Historic Preservation43
OVUOVUOVUOVUOVUT.O.MAIN FLOOR LEVEL
EL.5372.04'SURVEY DATUM
EL.100'-0"PROJECT DATUM
96'-5 1/2"96.45'
MIDPOINT
96'-1"
96.08
LOWEST ELEV.
PROVIDE AREA OFFLAGSTONEWALKTOMATCH (E)ADJACENT
PROVIDE NEW SOD AT
AREA OF (E)DRIVEWAY
T.O.STAIR TOWER ENTRY
EL.5372.54'SURVEY DATUM
EL.100'-6"PROJECT DATUM
AREA OF NEW CONC.
SIDEWALK AS REQ'D
98'-10 3/8"98.86'
MIDPOINT
(E)STREET TREE TO REMAIN,PROVIDE ANY ADDITIONALLARGEMATURINGSTREETTREESASREQ'D PER CITYOFBOULDERSTREETSCAPESTANDARDS,BRC 9-9-13
(E)STREET TREE TO REMAIN,BRANCHES TO BE TRIMMED TOMAINTAINCLEARVISIONTO 96"ABOVE ROADWAY SURFACE,CONTRACTOR TO ENSURETREEDOESNOTOBSTRUCTSITEVISIBILITYBY25%OF THESITETRIANGLE AREA
(E)STREET TREE TOREMAIN,PROVIDE ANYADDITIONALLARGEMATURINGSTREETTREESASREQ'D PERCITYOFBOULDERSTREETSCAPESTANDARDS,BRC 9-9-13EXISTING3-UNIT RESIDENCE
PROVIDE NEW SOD AT
AREA OF (E)DRIVEWAY &PARKING
VAN ACCESSIBLE
1
2
STANDARDSTALL
3
STANDARDSTALL
4
SMALLCAR
5
SMALL
CAR
(E)SEWER LINETOREMAIN,VIFRELOCATEDOVERHEADPOWERTONEWPANEL,RE:ELECTRICAL DWGS
AREA OFPROPOSED NEWSTAIRTOWER
INVERTED "U"BICYCLERACK,2 SHORT-TERMBICYCLEPARKINGSPACESASREQ'D PERBRCTABLE9-8
<80 SF TRASH ENCLOSURE AND5LONG-TERM BICYCLE PARKINGSPACESAS REQ'D PER BRCTABLE9-8 &9-9-18 ON CONCRETE
PAD
PROVIDE (1)EV READYPARKINGSPACEPERDWELLINGUNIT,3 TOTALPERC40511.1
REQ'D SIGHTTRIANGLEPER BRC9-9-7
HAMMERHEAD
TURNAROUND ASREQ'D
(E)DRIVEWAY CURB AT 10THSTREETTOBEREMOVED,CONTRACTOR TO REPLACEWITHCITYSTANDARD6"CURBANDGUTTER
42"H LANDSCAPING SHRUBPLANTINGSCREENPER9-9-14
A101
3
LANDSCAPING PLANTINGSCREENWITHINREQ'D SIGHTTRIANGLETOBELIMITEDTO30"H PER 9-9-7
PROVIDE DARK-SKYCOMPLIANTLANDSCAPELIGHTINGFROMBICYCLEPARKINGAREATOBUILDINGENTRANCE, EXACTLIGHTINGQUANTITY AND FIXTURETBD
TREE49293(AMERICANLINDEN)
TREE49294(SILVERMAPLE)
TREE49295(SILVERMAPLE)
TREE49297(SILVERMAPLE)
TREE49298(KENTUCYCOFFEETREE)
TREE49296(BUR OAK)
PROVIDE TREEPROTECTIONDURINGCONSTRUCTIONPERCHAPTER 3-1 OF THE BOULDER DESIGN AND CONSTRUCTION STANDARDS
PROVIDE TREEPROTECTIONDURINGCONSTRUCTIONPERCHAPTER 3-1 OF THEBOULDERDESIGNANDCONSTRUCTIONSTANDARDS
PROVIDE TREEPROTECTION DURINGCONSTRUCTIONPERCHAPTER 3-1 OF THEBOULDERDESIGN
AND CONSTRUCTIONSTANDARDS
PROVIDE TREE
PROTECTIONDURINGCONSTRUCTION
PER CHAPTER 3-1 OF THEBOULDERDESIGN
ANDCONSTRUCTION
STANDARDS
PROVIDE TREEPROTECTION DURINGCONSTRUCTIONPERCHAPTER 3-1 OF THEBOULDERDESIGN
ANDCONSTRUCTION
STANDARDS
PROVIDE TREEPROTECTION DURING
CONSTRUCTION PERCHAPTER 3-1 OF THEBOULDERDESIGNANDCONSTRUCTION
STANDARDS
(E)WATER LINE TOBECONVERTED TOIRRIGATIONSYSTEMINSTALLIRRIGATIONMETERASREQD
(N)1"WATERMETERASREQDFORFIXTURECOUNT-INSTALLNEWDOMESTICWATERLINEUPTOMETER
I MWM
T.O.MAIN FLOOR LEVEL
EL.5372.04'SURVEY DATUM
EL.100'-0"PROJECT DATUM
EXISTING 3-UNIT RESIDENCE
(E)DRIVEWAY CURB AT 10THSTREETTOBEREMOVED,CONTRACTOR TO REPLACEWITHCITYSTANDARD6"CURBANDGUTTER
(E)WATER METERTOBEREMOVEDANDREPLACEDUPSIZEAS
REQD FORFIXTURE COUNT
(E)WATER LINE TOBECONVERTED TOIRRIGATIONSERVICEASREQD
LEGEND
PROPERTY LINE
EASEMENT
SETBACKS
(E)OVERHEAD UTILITY
G (E)GAS LINEG
(E)WATER LINE
(E)SANITARY SEWER
W
SS
W
SS
G
W
SS
EXISTING CONTOUR -TO REMAIN
EXISTING CONTOUR -
ABANDONDED
NEW CONTOUR
5 LONG-TERM BICYCLE PARKINGSPACESASREQ'D PER BRC TABLE9-8, VERTICALLY MOUNTED &STAGGERED, RACK MODEL &MANUFACTURER TBD
LOCKABLE GATE
ENCLOSURE
TRASH &BICYCLEENCLOSURE,LOCKABLE WITHOVERHEADROOFCOVERING,EXACT MATERIALS TBD
(3)96 GAL BINS FOR TRASH,RECYCLING & COMPOST
LOCKABLE GATEENCLOSURE
5
A606
5
A606
A304
2
A304
4
A304 3
A3043
SIMOPP
MTL FENCEPOSTS IssuanceSchedulef ä n a sarchitecture
Boulder 303.444.5380Durango970.476.5380
#0001Date211008211217DescriptionForPermit&Const.Revision#15/3/202311:09:25AMArchitectural Site
Plan
A101946SPRUCESTREETBoulder,CO803021 PROPOSED SITE PLAN
1"=10'-0"
10 10 20
1"=10'-0"
0
FEETSCALE
2 EXISTING SITE PLAN
1"=10'-0"
PARKING SPACES REQ'D PER BRC TABLE 9-1UNITA-2 BEDROOM =1.5 SPACESUNITB-2 BEDROOM =1.5 SPACESUNITC-3 BEDROOM =2 SPACESTOTALPARKINGSPACESREQ'D =5 SPACES
RE:A102 FOR GRADING SWALES &LANDSCAPING PLAN
LOT SIZE:8,701 SF
Minimum Number of Accessible Spaces perADAStandardsforAccessibleDesign4.1.2 (5)=1 SPACE
BIKE PARKING SPACES REQ'D PER BRC TABLE 9-8
2 SPACES PER UNITTOTALBIKEPARKING SPACES REQ'D =2 X 3 UNITS =6 SPACES
LONG TERM =75%OF 6 SPACES =5 SPACESSHORTTERM=25%OF 6 SPACES =2SPACES
1/4"=1'-0"
2 0 2 4 6 8 10
SCALE FEET
3 TRASH &BICYCLE ENCLOSURE PLAN
1/4"=1'-0"
WALL TYPE LEGEND
EXISTING (E)WALL/ITEM TO REMAIN
(E)WALL/ITEM TO BEDECONSTRUCTED
NEW (N)WALL
TREES UNDER TREES 3''
CL
3''
CLP
CLP AND UP
EVERGREEN TREE DECIDUOUS
TREE STAKING PLAN
OPPOSITE SIDE SAME OPPOSITE SIDE SAME
Required Plan Notes for Landscape Plan –New Development
1.
2.
3.4.
5.
6.7.
8.
9.
Landscaping Schedule:(a)Nothing shall be planted between October 15 and March 1withoutpriorwrittenapprovaloftheCity.Stock,other than container-grown stock,shall notbeplantedbetweenJune1andSeptember1withoutpriorwrittenapprovaloftheCity.BarerootstockshallnotbeplantedafterApril30orifplantshavebeguntoleafout.(b)Nothingshallbeplantedduringfreezingorexcessivelywindy,hot,or wet weather or when the groundconditionscannotbeproperlyworkedfordigging,mixing,raking,or grading.(c)Nothing shall
be planted until the adjacent site improvements,pavements,irrigation installation and finish
grading is completed.The contractor shall test the irrigation system in the presence of the
Director.The irrigation system shall be in approved,operating condition prior to any planting.
Site preparation and all planting shall be completed,at a minimum,in accordance with the
City of Boulder Design and Construction Standards.Site preparation shall include tilling the
soil to a minimum depth of six inches below the finished grade,together with soil
amendments that are appropriate to ensure the health and sustainability of the landscaping to
be planted.
Turf grass shall be limited to a maximum of 25 percent of all landscape areas on the site.
All planting beds and a 3-foot diameter ring at the base of each tree within sod or seeded
areas shall be mulched with organic mulch at least 4”deep.
Gravel,rock mulch,or crusher fines shall not be used under trees or any planting areas.
Rock or gravel may only be used as a specific ornamental feature in limited areas (such as at
the bottom of a drainage swale or dry river bed)or as a pedestrian path or patio.
Weed barrier fabric shall not to be used in any planting areas.
All plants shall be grouped by water needs.A minimum of 75 percent of all landscaped areas
(including any turf grass)must use low to moderate water demand plants.The landscape
shall be designed so that,at maturity,not more than 10 percent of the landscaped area is
exposed mulch.
All landscape areas shall be watered by an automatic irrigation system.The irrigation systemmustbezonedtodeliverdifferentappropriateamountsofwatertodifferentplantzones.Thesiteshouldbeirrigatedwithdripirrigation,bubbler,or micro-spray systems.All trees will bezonedseparatelyfromturfgrass.All irrigation zones shall use a smart system that adjustsforrainfall,soil moisture,and other weather factors.
Protective Maintenance:An applicant for construction approval shall provide maintenance
and care for all existing trees required to be protected in the public right-ofway adjacent to
any project or construction site during construction activities and the public improvement
warranty period to ensure that existing trees survive and are not damaged.Refer to Chapter
3 of the Design and Construction Standards for all tree protection requirements.(Only
applicable to existing public street trees or existing private trees that will meet the street tree
requirements of section 9-9-13 BRC 1981)
10.All new trees shall be located a minimum of 10’from any existing water or sewer utility lines
or from light poles or overhead utility poles.All new utility lines shall be located a minimum of
10’from any existing public street tree.
11.All (E)brick &stone pavers to be salvaged and store on-site for reuse.
12.All (E)topsoil to be salvaged and store on-site for reuse.
T.O.MAIN FLOOR LEVEL
EL.5372.04'SURVEY DATUM
EL.100'-0"PROJECT DATUM
96'-1"
96.08
LOWEST ELEV.
PROVIDE NEW SOD ATAREAOF(E)DRIVEWAY
T.O.STAIR TOWER ENTRY
EL.5372.54'SURVEY DATUM
EL.100'-6"PROJECT DATUM
AREA OF NEW CONC.
SIDEWALK AS REQ'D
(E)STREET TREE TOREMAIN,PROVIDE ANYADDITIONALLARGEMATURINGSTREETTREESASREQ'D PERCITYOFBOULDERSTREETSCAPESTANDARDS,BRC 9-9-13,MINIMUM 30-40 FEETSPACING
EXISTING 3-UNIT RESIDENCE
PROVIDE NEW SOD ATAREAOF(E)DRIVEWAY &PARKING
(E)SEWER LINETOREMAIN,VIF
RELOCATED OVERHEADPOWERTONEWPANEL,
RE: ELECTRICAL DWGS
AREA OFPROPOSED NEWSTAIRTOWER
NO GRADINGREQ'D THISAREA
SWALE
SWALE
AREA OF NEWCONC.SIDEWALK
SHRUBS FOR
SCREENING,SPECIES TBDFROMAPPROVEDSPECIESLIST
1
2
3
4
5
(E)STREET TREE TO REMAIN,PROVIDE ANY ADDITIONALLARGEMATURINGSTREETTREESASREQ'D PER CITYOFBOULDERSTREETSCAPESTANDARDS,BRC 9-9-13
(E)STREET TREE TO REMAIN,BRANCHES TO BE TRIMMED TOMAINTAINCLEARVISIONTO 96"ABOVE ROADWAY SURFACE,CONTRACTOR TO ENSURETREEDOESNOTOBSTRUCTSITEVISIBILITYBY25%OF THESITETRIANGLE AREA
42"H LANDSCAPING SHRUBPLANTINGSCREEN
<80 SF TRASH ENCLOSURE AND5LONG-TERM BICYCLE PARKINGSPACESAS REQ'D PER BRCTABLE9-8 &9-9-18 ON CONCRETEPAD
SHRUBS TO
PREVENTUNAUTHORIZEDPARKINGINSODAREAS
SPECIES TBD FROM
APPROVED SPECIESLISTPRIVATEPARKINGSIGNSAT EACHPARKINGSTALL
PROVIDE AREA OFNEWCONCRETEWALKTOMATCH(E)ADJACENT
TREE49293(AMERICANLINDEN)
TREE49294(SILVERMAPLE)
TREE49295(SILVERMAPLE)
TREE49297(SILVERMAPLE)
TREE49298(KENTUCY
COFFEETREE)
TREE49296(BUR OAK)
LANDSCAPING REQ'D PER BRC 9-9-12
TOTAL LOT SIZE =8,701 SFTOTALPARKING LOT =2,591 SF
TOTAL BUILDING FOOTPRINT =1,574 SF
TOTAL PARKING STALLS REQ'D = 5 SPACES
TOTAL PARKING STALLS PROVIDED =5SPACESTOTALINTERIORPARKINGLOTLANDSCAPING REQ =0 SFTOTALINTERIORPARKINGLOTLANDSCAPINGPROVIDED = 282SFTOTALPLANT MATERIAL REQD =5 TREES AND 15 SHRUBSTOTAL PLANT MATERIAL PROVIDED =6 (E)TREES AND 15SHRUBSNOTE:MAINTAIN AUTOMATED IRRIGATION TO ALL EXISTINGPLANTINGSANDPROVIDEAUTOMATED IRRIGATION TO ALL NEW
PLANTINGSPERBRC9-9-12
(N)1"WATERMETERASREQDFORFIXTURECOUNT-INSTALLNEWDOMESTICWATERLINEUPTOMETER
(E)WATER LINE TOBECONVERTED TOIRRIGATIONSYSTEMINSTALLIRRIGATIONMETERASREQD
5/3/202311:09:26AMf ä n a s
a r c h i t e c t u r e
Boulder 303.444.5380
Durango 970.476.5380
946SPRUCESTREETBoulder,CO80302IssuanceScheduleDescription01210219ForPermit&Const.Date#Lands
cape
&
Gradi
ng
10 10 20
1"=10'-0"
0
FEETSCALE
1 PROPOSED LANDSCAPE &GRADING PLAN
1"=10'-0"
NOT FOR CONSTRUCTION
EAST SIDE ON 10TH STREET EAST SIDE AT CORNER OF 10TH STREET AND SPRUCE
STREET NORTH SIDE ON SPRUCE STREET
NORTH SIDE AT NORTHWEST CORNER WEST SIDE AT NORTHWEST
CORNER WEST SIDE PROPERTY LINE
landscape architecture
+constru ction
1539 Pearl Street
Boulder,Colorado 80302
p:720.470.2920
e:luke @ marpa.com
www.marpa.com
PROJECT CO NTACT:
L
u
k
e
S
a
n
z
o
n
e
l
u
k
e
@
m
a
r
p
a
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c
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7
2
0
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4
7
0
.
2
9
2
0
ISSUE:
1 LRC Permit
COPYRIGHT MARPA 2023Drawingsareinstrumentsofservice 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.
land scap e arc hit ecture
+co nstru cti o n
1 5 3 9 Pearl Street
Boulder,C olorado 8 0 3 0 2
p:7 2 0 .4 7 0 .2 9 2 0
e:luke @ marpa.co m
ww w.marpa.co m
DR A W IN G:EmersonBishopResidences946SpruceSt.Boulder,CO80302Lan dmark -L an dsca pe Plan
S H EET:L 8 .0 1
RE VISI O N :
NOT FOR CONSTRUCTION
PR O JE CT CO N TA CT:
Luke Sanzone
luke @ marpa.co m
7 2 0 .4 7 0 .2 9 2 0
DATE:12/6/23
DRAWN BY:LCB
CHECKED BY:LFS
ISS U E:
1 LRC Per mit
LANDSCAPE MATERIALS PLAN
Scale:1/8"=1'-0"1
STONE COLUMNS
EVERGREEN TREE SCREEN
HERRINGBONE RED
FLAGSTONE PATH
LAWN
PROPERTY LINE
SPRUCESTREETSTONE COLUMN
STONE /BRICK OUTDOOR
KITCHEN W/BUILT IN GRILL
(8'-0"L x 2'-6"W x 3'-0"H)
PLANTING BED
UPRIGHT EVERGREENS
TENTH STREET
TRELLIS
ENTRANCE -GATE AND TRELLIS
HERRINGBONE RED
FLAGSTONE PATIO
WROUGHT IRON FENCE
ATOP STONE WALL
HEDGE ROW
GENERATOR
WOOD UTILITY ENCLOSURE
FENCE -36"Height
SIGHT TRIANGLE
FLOWERING TREE
HEDGEROW
WROUGHT IRON FENCE
ATOP STONE WALL
EXISTING MANHOLE COVER
FLOWERING TREES
LAWN
HOUSE UNDER SEPARATE PERMIT /REVIEW
STONE /BRICK OUTDOOR
KITCHEN W/BUILT IN GRILL
(8'-0"L x 2'-6"W x 3'-0"H)
HERRINGBONE RED
FLAGSTONE PATIO
WINDOW WELL
WINDOW WELL
30"Max Height
SIGHT TRIANGLE
WINDOW WELL
EXISTING MANHOLE COVER
STONE COLUMN -
30"Max Height
DRIVEWAY -TUMBLED
STONE PAVERS
ENTRANCE -GATE
3
L8.01
3ENTRANCE-GATE AND L9.01
WROUGHT IRON FENCE -
4'6"Max Height
LAWN
3
L9.01
3
L9.01
3STONECOLUMN-L9.01
3
L9.01
3
L9.01
2
L9.01
2
L9.01
BIKE RACKS
FLOWERING TREES
PLANTING BED
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
EVERGREEN TREE SCREEN
2
L8.01
2
L8.01 WOOD FENCE -
54"Height
WALL-MOUNTED HEAT
PUMPS -72"Height
GRAVEL
FLOWERING TREES
WROUGHT IRON FENCE
ENCIRCLING PROPOSED TREE
HERRINGBONE RED
FLAGSTONE PATH
PARKING LOT -COLORED
CONCRETE
*see Project Description
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.seeplanFENCE -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.see1/L8.014'-4"1"
NOTE:
FENCE TO BE PAINTED WHITE
OUTDOOR KITCHEN -DETAIL
Scale:1"=1'-0"4
7'-0"2'-10"Colorado Buff Stone
Countertop,2"thick
Grill,32"
Powder-Coated Steel
Grill Access Doors
Stone Veneer to
Match House
Emerson-Bishop
Residences
946 Spruce St.
Boulder,Colorado
Materiality
Wall Stone Option 1
Project Contact:
Luke Sanzone
Email.luke@marpa.com
Phone.720.470.2920
Wall Stone Option 2
Emerson-Bishop
Residences
946 Spruce St.
Boulder,Colorado
Trees and Shrubs
Ivory Halo Dogwood
Eastern Redbud Bailey Compact Ginnala MapleAutumnBrillianceServiceberry
Taylor Redcedar Juniper Spring Snow CrabapplePrivetHedge
Project Contact:
Luke Sanzone
Email.luke@marpa.com
Phone.720.470.2920
Skyrocket Juniper
Cologreen Upright Juniper
Viburnum
Emerson-Bishop
Residences
946 Spruce St.
Boulder,Colorado
Frances Williams Hosta
Perennials and Grasses
Siberian Iris
Project Contact:
Luke Sanzone
Email.luke@marpa.com
Phone.720.470.2920
Green Carpet Bugle
Hameln Dwarf Fountain Grass
Annabelle Hydrangea Morning Light Maiden Grass
Vinca Bowles Variety
Rozanne Geranium
land scap e arc hit ecture
+co nstru cti o n
1 5 3 9 Pearl Street
Boulder,C olorado 8 0 3 0 2
p:7 2 0 .4 7 0 .2 9 2 0
e:luke @ marpa.co m
ww w.marpa.co m
all marketing and social media instances.EmersonBishopResidences946SpruceSt.Boulder,CO80302NOT FOR CONSTRUCTION
PRO JE CT CO N TA CT:
Luke Sanzone
luke @ marpa.co m
7 2 0 .4 7 0.2 9 2 0
ISS U E:
1 LRC Per mit
RE VISI O N :
OPTION A:WALL &FENCE -NORTH ELEVATION
Scale:1/4"=1'-0"3
DRAWIN G:
O ption A -Wall &
Fence
STONE COLUMNS -Max.Ht.30"
in Site Triangle
SHEET:L9.01
DATE:12/6/23
DRAWN BY:LCB
CHECKED BY:LFS
COPYRIGHTMARPA 2023DrawingsareinstrumentsofserviceofMarpa Landscape Architecture,who
8 16 24 FT 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
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 COLUMNWROUGHTIRONFENCEWALL
COPYRIGHT MARPA 2023Drawingsareinstrumentsofservice 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.EmersonBishopResidences946SpruceSt.Boulder,CO80302NOT FOR CONSTRUCTION
DRA W IN G:
Picket Fence Ele vatio ns
S H EET:L 9 .0 5
DATE:12/6/23
DRAWN BY:LCB
CHECKED BY:LFS
land scape archit ecture
+c o nstru cti o n
1 5 3 9 Pearl Street
Boulder,C olorado 8 0 3 0 2
p:7 2 0 .4 7 0 .2 9 2 0
e:luke @ marpa.co m
www.marpa.co m
PRO JE CT CO N TA CT:
Luke Sanzone
luke @ marpa.co m
7 2 0 .4 7 0.2 9 2 0
ISS U E:
1 LRC Per mit
RE VISI O N :
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
NOT FOR CONSTRUCTION
1040 MAPLETON AVE 1040 MAPLETON
AVE 2305 4TH STREET
637 PINE STREET 702 PINE
STREET 2135 8TH STREET
1123 SPRUCE STREET 520 SPRUCE
STREET 517 PINE STREET
1 WALL &FENCE -NEIGHBORHOOD PRECEDENTS
Scale:N/A
landscape architecture
+constru ction
1539 Pearl Street
Boulder,Colorado 80302
p:720.470.2920
e:luke @ marpa.com
www.marpa.com
PROJECT CO NTACT:
L
u
k
e
S
a
n
z
o
n
e
l
u
k
e
@
m
a
r
p
a
.
c
o
m
7
2
0
.
4
7
0
.
2
9
2
0
ISSUE:
1 LRC Permit
land scap e arc hit ecture
+co nstru cti o n
1 5 3 9 Pearl Street
Boulder,C olorado 8 0 3 0 2
p:7 2 0 .4 7 0 .2 9 2 0
e:luke @ marpa.co m
ww w.marpa.co m
3 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.Scale:1/4"=1'-0"EmersonBishopResidences946SpruceSt.Boulder,CO80302NOT FOR CONSTRUCTION
PRO JE CT CO N TA CT:
Luke Sanzone
luke @ marpa.co m
7 2 0 .4 7 0.2 9 2 0
ISS U E:
1 LRC Per mit
RE VISI O N :
OPTION B:COLUMNS &FENCE -NORTH ELEVATION
DRAWIN G:
O ption B -Columns &
Fence
STONE COLUMNS -Max.Ht.30"
in Site Triangle
SHEET:L9.02
DATE:12/6/23
DRAWN BY:LCB
CHECKED BY:LFS
COPYRIGHTMARPA 2023DrawingsareinstrumentsofserviceofMarpa Landscape Architecture,who
8 16 24 FT shall be deemed the author.Use of drawings for construction,outside of
direct oversight and management of Marpa,require prior written consent
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 COLUMNWROUGHTIRONFENCE
COPYRIGHT MARPA 2023Drawingsareinstrumentsofservice 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
3 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.Scale:1/4"=1'-0"
land scap e arc hit ecture
+co nstru cti o n
1 5 3 9 Pearl Street
Boulder,C olorado 8 0 3 0 2
p:7 2 0 .4 7 0 .2 9 2 0
e:luke @ marpa.co m
ww w.marpa.co m
EmersonBishopResidences946SpruceSt.Boulder,CO80302NOT FOR CONSTRUCTION
DRA W IN G:
O ptio n C -Fence
S H EET:L 9 .0 3
DATE:12/6/23
DRAWN BY:LCB
CHECKED BY:LFS
PRO JE CT CO N TA CT:
Luke Sanzone
luke @ marpa.co m
7 2 0 .4 7 0.2 9 2 0
ISS U E:
1 LRC Per mit
RE VISI O N :
OPTION C:FENCE -NORTH ELEVATION 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
Proposed Work – Site Plan
56
Spruce Street
10th Street
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.
Recommended Motion
Planning & Development Services | Historic Preservation57
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 staff 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) Lower fence on the west property line to match the height of the Spruce
Street fence as proposed to the point where it aligns with the primary
elevation of the existing building facing Spruce Street.
Recommended Conditions of Approval
Planning & Development Services | Historic Preservation58
Matters
Planning & Development Services | Historic Preservation
•Calendar check –
•Rescheduling the January meeting
to January 10
•LDRC scheduling 2024
•Joint Study Session with PRAB on
December 18 at 6pm: In person and
virtual
•Recap of Historic Boulder, Inc. Holiday
House Tour (Abby)
63