HomeMy WebLinkAboutItem 5A 1590 Hillside Rd LB Memo 03.06.2024
MEMORANDUM TO THE LANDMARKS BOARD
March 6, 2024
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Chris Reynolds, Deputy 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
approximately 1,500 sq. ft. accessory building at 1590 Hillside Rd. (HIS2024-00002), a contributing property in
the Hillside 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: 1590 Hillside Rd.
Owner: Kerstin Lieff
Applicant: Kim Cattau, Slope Architecture
Case Number: HIS2024-00002
Case Type: Landmark Alteration Certificate
Code Section: 9-11-18, B.R.C., 1981
EXECUTIVE SUMMARY
A complete application to construct a new approximately 1,500 sq. ft. accessory building was received on
January 3. Since the proposal includes new, free-standing construction larger than 340 sq. ft., the application
requires review by the Landmarks Board. Staff recommends conditional approval finding the proposed new
building is generally subordinate, simpler in detailing, reflective but not replicative of the historic house, and
does not obscure a historic resource within the historic district.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 1 of 44
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 March 6, 2024, as the findings of the
board and conditionally approve a Landmark Alteration Certificate to construct a new accessory building at
1590 Hillside Rd., a contributing property in the Hillside Historic District, as shown on plans dated Dec. 29,
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) Materiality of proposed walkways and patio;
b) 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;
c) Details of stucco type proposed to show compatibility with primary structure (traditional stucco
rather than synthetic, color matched, etc.);
d) 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 1590 Hillside Rd. (HIS2024-00002), a contributing property in the Hillside Historic District,
pursuant to Section 9-11-18 of the Boulder Revised Code 1981, as shown on plans dated Dec. 29, 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.
BACKGROUND
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 2 of 44
• On Jan. 3, 2024, the applicant submitted a Landmark Alteration Certificate application to construct a new
approximately 1,500 sq. ft. accessory building at 1590 Hillside Rd.
• 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): c. 1902 1 - 19162
Zoning: RL-2 (Residential-Low 2)
Lot size: 31,810 sq. ft. (County estimate)
1590 Hillside Rd. is located at the terminus of Hillside Road in the historic Shattucks Hillside Park
neighborhood (now the Hillside Historic District). The traditional front of the house (garage entry) faces east
toward Hillside Road. An entry porch faces south toward Grandview Avenue and the University of Colorado
buildings along 15th Street. To the north of the house, the property falls steeply toward Boulder High School’s
Recht Field and Boulder Creek.
Until the 1950s, the Colorado & Southern railroad right-of-way bordered the southern edge of the property.
The right-of-way is partially visible as a pedestrian path that connects the corner of 15th Street and Grandview
Avenue with the Andrew Arboretum at Broadway and 13th Street.
1 Boulder County estimate.
2 Simmons, R. Laurie for Front Range Research Associates. “Historic Building Inventory Report: Grandview Terrace Area Survey for University of
Colorado at Boulder Department of Facilities Management: 1590 Hillside Rd.” March 1992. Colorado Historical Society.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 3 of 44
Figure 1. Location Map, 1590 Hillside Rd.
Figure 2. Northeast corner and traditional entry (garage entry) of 1590 Hillside Rd. near terminus of
Hillside Road, (left) 1929-1949 3 and (right) 1992.4
Figure 3. East elevation of 1590 Hillside Rd. showing the traditional garage entry in 2002 (left)5 and
similar view of the east elevation in 2024 (right).
Shattucks Hillside Park was designed by Herbert A. Shattuck and platted in 1907 by Stella F. Shattuck.6 Sarah
C. Barrett, widow of George Barrett, commissioned the neighboring house at 1600 Hillside Road the same
year, for $7,000.7 Their daughter, Elizabeth, married Alvin R. Peebles in the main house in 1910. After Alvin’s
death from tuberculosis on October 22, 1917 (at age 33),8 Elizabeth Peebles lived at 1600 Hillside Rd. with her
extended family. She purchased additional lots from Shattuck in 1925 and continued to own the properties
including 1590 Hillside Rd. until her death in 1965.
3 “Boulder County Real Estate Appraisal Card - 1590 Hillside Road.” 1929-1949. See Attachment C: Tax Assessor Card
4 Simmons, R. Laurie for Front Range Research Associates. “Historic Building Inventory Report: Grandview Terrace Area Survey for University of
Colorado at Boulder Department of Facilities Management: 1590 Hillside Rd.” March 1992. Colorado Historical Society. See Attachment D: Historic
Building Inventory Report
5 “Hillside Historic District photographs 2002.” 2002. Call #: 515-1-25. Carnegie Library for Local History.
6 Boulder County Records. 90054674 PLAT for PT GRAND VIEW TERRACE ADD. https://boulder.co.publicsearch.us/doc/181770066
7 “Additional Local.” Dec. 9, 1907. Boulder Daily Camera, Volume 17, Number 227.
8 “A Century of T-Tests.” https://rss.onlinelibrary.wiley.com/doi/pdf/10.1111/j.1740-9713.2008.00279.x
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 4 of 44
It’s unclear when the building at 1590 Hillside Rd. was constructed as it doesn’t appear in City directories
until 1921 when Mrs. Julia VanDuzee, a widowed teacher, lived there.9 The original 1907 subdivision plat
“forbade the erection of any buildings other than dwellings,”10 which may have led the Barrett family to build a
carriage house that included a dwelling. The first mention of the house in the local newspaper is also in 1921
when “Mrs. A. R. Peebles and daughter, Sallie, have returned from a summer in Eldora and are located at 1590
Hillside road.”11
Elizabeth Peebles, an accomplished pianist and instructor at the music department, appears to have rented
the house to University faculty and students: A 1922 newspaper article mentions that 1590 Hillside Rd. was
the home of Miss Clare Small, professor of Physical Education and eventually director of the Department of
Physical Education for Women (and for whom the Clare Small Arts and Sciences Building is named).12 Mrs.
Frederick W. Kohler, Jr. lived there in 1923.13 In May 1923, “Misses Trollinger, Dorothy Gilbert and Miss Ramona
Wright have rented the house of Mrs. A. R. Peebles, 1590 Hillside road.”14 Dr. and Mrs. R. W. Whitehead rented
the house in 1924. Mary E. Ball (the future Mary Ball Johnson Pease, a teacher 15) rented the house in 1928
while a student. And music professor Theo F. Normann lived there in 1930. Most of the renters stayed for a
short time. However, Edward West, a future English professor at the University, stayed from 1936 until 1940.
In 1949, Elizabeth Peebles moved back into the house at 1590 Hillside Rd. The Peebles-Barrett family owned
the house until the current owner purchased it in 2019.
9 “Boulder City Directory.” 1921. https://www.ancestry.com/discoveryui-content/view/858174599:2469
10 “National Register of Historic Places Registration Form: determination of eligibility for Grandview Terrace.” 2002. National Park Service.
11 “Boulder People Moving.” Sept 6, 1921. Boulder Daily Camera, Number 9.
12 “Local Items.” March 27, 1922. Boulder Daily Camera, Number 9.
13 “Local Items.” Feb. 14, 1923. Boulder Daily Camera, Number 282.
14 “Local News.” May 28, 1923. Boulder Daily Camera, Number 62.
15 “Mrs. Ernest M. Pease.” Dec 23, 1941. The Montclair Times. Montclair, New Jersey
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 5 of 44
Figure 4. Enlargement of image looking south toward Shattuck’s Hillside Park during construction of
Boulder High School 1936-1937.16 Macky Auditorium at the top left corner. 1590 Hillside Rd. (indicated)
barely visible through the trees.
Figure 5. Aerial from 1938-1947 17 (top) and current Google Earth image looking south toward the
University buildings (Macky Auditorium at the top left corner). Building at 1590 Hillside Rd. indicated.
16 “Photo 1 - Looking southwest at the foundation of Boulder High; the flag and tower of Old Main at the university is visible at left.” 1936-1937. Call #:
BHS 210-2-8. Boulder Historical Society/Museum of Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A68325
17 “Photo 3 - Aerial view of CU campus from the north with (l-r) at north edge of campus, Folsom Stadium with Balch Fieldhouse and Men's (Carlson)
Gym attached, Women's Gym adjacent to Sewall Hall, and Macky Auditorium. 17th street runs north from Macky Auditorium past Boulder High School
at Arapahoe Avenue.” 1938-1947. Call #: 608-1-4. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A79227.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 6 of 44
Figure 6. Top left: northeast corner of existing house; top right: northwest corner from existing
deck; bottom left: southeast corner; bottom right: southwest corner. Provided by applicant.
The houses along Hillside Road “took advantage of the natural landscape and views above Boulder Creek by
employing elaborate terracing.”18 “The circling drives, lots, and terraces of the subdivision were as important
to the character of the neighborhood as was the careful siting of the houses. The houses on the west side of
Hillside Road were designated as a historic district in 2001, and in 2002 the district was expanded to include
the east side of Hillside Road.”19 1590 Hillside Rd. is identified as a contributing feature of the district.
The house has a gable roof with wide overhanging eaves. On the east elevation (facing Hillside Road), there’s
a rectangular projecting bay centered above the garage entrance. The lower level is constructed of randomly
coursed, rough quarried stone and includes the garage. The upper walls are stucco. The gable dormers on the
south elevation cut through the cornice. The south elevation (facing the Regents of the University of
Colorado-owned Institute of Behavioral Science building and visible from 15th Street and Grandview Avenue)
includes a shed roof porch with shingle battered columns and half wall. The windows are double hung, with
some six-over-one divided lite.
The Colorado & Southern Railway was completed before 1907 and the platting of this property and passed to
the south of Shattucks Hillside Park. In the 1950s, the C&S railway right-of-way was removed, and the 1590
18 “National Register of Historic Places Registration Form: determination of eligibility for Grandview Terrace.” 2002. National Park Service.
19 City of Boulder website: https://bouldercolorado.gov/sites/default/files/2020-12/hillsideoverview.pdf
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 7 of 44
Hillside Rd. property expanded to include parts of the right of way (see Figure 7). An engineering report from
1977 says that the south “slopes down steeply to the south for a vertical distance on the order of 10 feet to
the former railroad bed.” The northern foundation was underpinned between 1977 and 1989 to counter the
steep slope to the north. An illustration from an engineering letter from Nov. 1989 shows the general profile
of the area at the time, including the “old railway bed” to the south of the house (Figure 8).
Figure 7.1952 Marden Map showing 1590 Hillside Rd. hand-drawn on the map. The dotted yellow line
illustrates the current property line that includes parts of the vacated Colorado & Southern Railway
right of way.
Figure 8. Engineering diagram from 1989 showing the profile looking west.
In 2010, the University of Colorado constructed the Institute of Behavioral Science building on the corner of
15th Street and Grandview Avenue, just to the south of the property at 1590 Hillside Rd.
In 2020, a Landmark Alteration Certificate (HIS2020-00138 and HIS2020-00312) was issued to rehabilitate the
house including foundation stabilization, repair of the south elevation façade, construction of new deck, and
rehabilitation of windows and doors. The rehabilitation of the house was completed in May 2022.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 8 of 44
An approx. 120 sq. ft. storage shed on a temporary trailer base was added to the west of the house (no LAC or
permit issued); and a shipping container is currently to the south of the historic house.
Figure 9. Left: Looking north from the corner of 15th Street and Grandview Avenue showing the south
façade of the house. Patio in foreground of the image is the University of Colorado – Boulder Institute of
Behavioral Science building. Temporary shipping container at approx. location of east end of the proposed
new accessory building. Staff photograph.
Figure 10. Location of proposed site from public footpath formally the C&S railway right-of-way showing
other buildings on the property: a storage shed to west of house (left side of both images) and shipping
container (right side of both images). Institute of Behavioral Science building on right of image. Staff
photographs.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 9 of 44
Figure 11. From Boulder Creek path looking south during the winter. The north elevation of 1590 Hillside Rd.
and location of storage shed is visible through the trees with the Institute of Behavioral Science building
directly behind the house. Staff photograph.
DESCRIPTION OF PROPOSED WORK
Existing building coverage: 1,144 sq. ft.
Proposed total building coverage: 2,652 sq. ft.
Allowed max. building coverage: 6,362 sq. ft.
Existing floor Area: 1,494 sq. ft.
Proposed total floor area: 3,002 sq. ft.
Allowed max. floor area: 7,953 sq. ft.
Site Plan
• The 31,644 sq. ft. (3/4 acre) lot currently includes the one-and-a-half story house with attached garage.
The house has an approx. 26 ft. by 24 ft. footprint with a 15 ft. by 13 ft. rear addition (approx. 800 sq. ft.)
• The proposal shows the construction of a new 1,508 sq. ft. detached accessory building with an
approx. 60 ft. by 25 ft. footprint.
• The east end of the building is offset from the west end of the building by approx. 4 ft.
• The east elevation of the proposed new accessory building is not prominently visible from Hillside
Road and set back about 55 ft. from the public right-of-way.
• The proposal includes new walkways between the proposed new building and the existing historic
house and a patio at the west elevation (materiality not specified). An entry door on the north
elevation would include a shed roof (see elevations).
• Existing stone pillars, retaining wall, and stone walk would remain unaltered.
• There are no mature trees proposed to be removed.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 10 of 44
Figure 12. Approx. proposed new building footprint (yellow line) overlaid onto aerial image of surrounding
neighborhood (historic house at 1590 Hillside Rd. flagged). Images from Google Earth. Analysis by staff.
Figure 13. Looking west across proposed site for new building from adjacent property owned by the University
of Colorado. Staff photograph.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 11 of 44
Figure 14. Looking west toward the location of proposed new building from the existing driveway (left) and the
terminus of Hillside Road (right) showing adjacent Institute of Behavioral Science building on left side of
image. Staff photographs.
Figure 15. 1590 Hillside Rd. partial site plan showing existing house (no changes) and the location of the
proposed new building to the south.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 12 of 44
East Elevation (Hillside Road façade)
The request is for a one-story frame accessory building with a front gable-roof. The gable roof forms are
offset with the rear (residential portion of the building) roof ridge at the maximum allowable height of 18 ft. 5
inches. The front roof ridge (garage) is subordinate.
There are no windows proposed at this elevation. The building includes two single overhead garage doors
with a carriage door design and wood trim between. The front part of the building is shown as stucco, and the
rear painted shingle. A low-pitched shed roof is supported by shingle battered columns toward the rear of the
building.
The proposed new accessory building includes architectural details that are reflective of the primary
structure, including the 7:12 pitch of the gable roof form, use of stucco, and use of stucco and battered porch
columns (reflective of the historic porch). Stucco and roof color are proposed to match the historic house.
The shingle is proposed to be painted grey/black. See Figure 18.
Figure 16. East elevation of proposed accessory building showing garage doors and stucco at garage end and
shed roof entry and shingle walls at residential end.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 13 of 44
Figure 17. Model of proposed bird’s eye view (without trees) from above Hillside Road looking southwest onto
property.
Figure 18. Sample of proposed stucco, shingle, and garage door.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 14 of 44
North Elevation (facing historic house, interior lot)
The south elevation shows the offset of the building with the east (garage end) clad in stucco and the west
side (rear residential) painted wood shingle.
The stucco side of the building includes a wood door with divided lites, a central vertically-oriented six-over-
one double hung window, and pair of six-over-one double hung windows (window and door details not
provided). The stucco proposed would match the color of the historic house (off-white); the windows and
window trim would be painted black (sash) and blue-grey (trim) to match the historic house.
The shingle side of the building includes a full lite (divided) entry door under a shed roof and two vertically
oriented six-over-one double hung windows. These two windows are the same proportion but slightly smaller
than the other vertical windows on the proposed new building. Shingle is proposed to be painted gray/black.
Figure 19. North elevation of proposed accessory building facing the existing historic building. Proposed stucco
at garage end and shed roof entry and shingle walls at residential end and windows and doors shown.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 15 of 44
Figure 20. Model of proposed bird’s eye view (without trees) looking southeast onto property.
West Elevation (facing public trail)
The west elevation of the proposed new building is visible from the public trail to the west. The west
elevation shows the gable offsets and an additional nested gable on the north side. This approx. 2 ft. gable
roof projection (reflective of the rectangular projecting bay at the east elevation of the historic house) acts
as the transition between the shingle cladding and stucco on the wall to the south. The projection includes a
pair of vertically oriented six-over-one double hung windows.
The stucco portion of the house includes full lite double French doors. There’s an adjacent vertically oriented
six-over-one double hung window.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 16 of 44
Figure 21. West elevation of proposed accessory building showing the proposed shingle to stucco transition and
shed roof entry, windows and doors.
Figure 22. Model of proposed bird’s eye view (without trees) looking northeast onto property.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 17 of 44
South Elevation
The south elevation of the proposed new building is visible across property lines from the intersection of
Grandview Avenue and 15th Street. The south elevation is predominately stucco with the transition between
shingle and stucco visible at the west elevation projection.
The west end of the building includes a trio of fixed pane clerestory windows. Additionally, the building
includes wide spaced vertically oriented six-over-one double hung windows in a pair near the center of the
elevation and a single window near the east end.
This elevation is proposed to include solar panels on the roof (details not provided).
Figure 23. South elevation of proposed accessory building showing the proposed shingle to stucco transition,
windows, and proposed location of solar panels on the roof.
Figure 24. Model of proposed bird’s eye view (without trees) looking from the approx. location of the University
of Colorado Institute of Behavioral Science building northwest onto property.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 18 of 44
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 lot. As proposed, it does not obscure historic
resources within the Historic District. 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.
(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.
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 19 of 44
Information specific to economic feasibly of alternatives 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 the 2010 ADA Standards for Accessible Design. . These regulations help ensure that any alterations
needed to meet the energy requirements and accessibility rules will not detract from the historic character
of the site. The proposed placement of PV Solar Panels on the south-facing roof of the accessory building in a
location with no visibility from the Historic District or Hillside Road is appropriate.
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 detached accessory structure at 1590 Hillside Rd. appropriate due to the
following factors:
• The proposed new building is set back from Hillside Road and will not obscure views of historic
buildings (including 1590 Hillside Rd.) from within the Hillside Historic District.
• The traditional pattern in the district is for buildings to be prominently visible from the north (Boulder
Creek and Arapahoe Ave.) The original design “took advantage of the natural landscape and views
above Boulder Creek by employing elaborate terracing”20 and the “circling drives, lots, and terraces of
the subdivision were as important to the character of the neighborhood as was the careful siting of
the houses.”21 The location of the proposed accessory building to the south of the existing building is
not detrimental to this existing pattern. It will be visible (in winter) from the north, but does not
obscure the view of building within the historic district from this direction.
• The design of the new accessory building 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.
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:
20 “National Register of Historic Places Registration Form: determination of eligibility for Grandview Terrace.” 2002. National Park Service.
21 City of Boulder website: https://bouldercolorado.gov/sites/default/files/2020-12/hillsideoverview.pdf
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 20 of 44
• While the divided lites and the wood window trim proposed are replicative of the historic house,
simpler one-over-one windows and simple punched openings may be more appropriate to make the
accessory building simpler than the historic house.
• 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 March 6, 2024, and the evidence provided to the Board at its
March 6, 2024 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 subject property within the historic district;
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 subject property within the historic district, 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: Historic Building Inventory Form
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 21 of 44
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
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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).
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KIM CATTAU 303.223.4295 KIM@SLOPEARCHITECTURE.COM
3012 STERLING CIR, SUITE 250 BOULDER CO 80301
KERSTIN LIEFF 303.726.0304 KERSTIN.LIEFF@GMAIL.COM
1590 HILLSIDE BOULDER CO 80302
Digitally signed by Kimberly Cattau
Date: 2023.12.29 14:02:19 -07'00'2023.12.29
1590 HILLSIDE DR, BOULDER CO 80302
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PROPOSED NEW ACCESSORY ONE-STORY STRUCTURE TO CONTAIN 707SF GARAGE TO SERVE EXISTING PRINCIPAL RESIDENCE AND 801 SF MARKET-RATE ACCESSORY DWELLING UNIT.
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Attachment A - Application Materials
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 22 of 44
Page Ϯ of Ϯ Updated EŽǀĞŵďĞƌ202Ϯ Plan ning & D evelopm ent Servi ces | 1ϭϬϬƌĂƉĂŚŽĞǀĞ͘
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-_
;+9:/549)'4(+*/8+):+*:547;/8+5;2*+8_
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)
TBD, TO BE BASED ON ENERGY
CODE / ERI REQUIREMENTS
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1144 1508 2652 6362
1494 1508 3002 7953
Attachment A - Application Materials
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 23 of 44
GENERAL•New work shall not destroy historic materials that characterizethe property.•New work shall be differentiated from the old, and shall becompatible with the massing, size, scale, and architecturalfeatures.•Changes that create a false sense of historical development,such as adding conjectural features or architectural elementsfrom other buildings, shall not be undertaken.HILLSIDE HISTORIC DISTRICT•Primary style in Hillside neighborhood: Tudor Revivala.Textured exterior, brick stone or stuccob.Steeply pitched roofc.Mullioned casementsd.Half-timbering on upper story•1590 is Contributing as it was built during the period of historicsignificance (1902)SPECIFIC FEATURES FOR ADDITIONS / NEW CONSTRUCTION•Driveway-flagstone or brick wheel strips preferred over asphaltor concrete•Roof decks-second story roof decks or balconies are notappropriate for free-standing accessory buildings and garages•Porches-compatible with the architecture of the building, withtraditional scale and proportions and updated design details•Dormers-compatible with existing dormers on the structureand the main roof form•Finish materials•compatible with, but not seek to replicate, original finishmaterials•Similar in scale, proportion, texture and finish to thoseused historically•Authentic materials -avoid materials made to look likeothers•Windows / Doors•Reflect window patterns and proportions of existingstructure, similar materials•Similar balance of solid to void•Similar symmetry or asymmetry as relevant•Trimmed with materials similar to traditional windows /doors•Doors should reflect proportions of doors in existingstructure or district•Roof•Maintain dominant roofline and orientation•Rooflines on additions should be lower than original•Existing roof form, pitch, eave depth and materialsshould be used for all additionsSUMMARY NOTES -HISTORIC GUIDELINESADDITIONS TO HISTORIC STRUCTURESAdditions should be compatible with, but discernible from, the historic architecture. Additions should be compatible with the historic architecture but clearly recognizable as new construction.•Distinguish an addition from the historic structure, but maintainvisual continuity between the two. One common method is tostep the addition back and/or set it in slightly from the historicstructure. •Do not directly copy historic elements. Instead, interprethistoric elements in simpler ways in the addition.•Additions should besimpler in detailthan the original structure.•The architectural style of additions should not imitate thehistoric style but must be compatiblewith it. Contemporarystyle additions are possible, but require the utmost attention tothese guidelines to be successful.•Additions should never overwhelm historic structures or thesite, in mass, scale or detailing.•An addition should be subordinateto the historic building,limited in size and scale so that it does not diminish or visuallyoverpower the building.•Design an addition to be compatible with the historic building inmass, scale, materials and color. For elevations visible frompublic streets, the relationship of solids to voids in the exteriorwalls should also be compatible.•Preserve the vertical and horizontal proportionof a building'smass.NEW ACCESSORY BUILDINGSNew 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. •New garages for single-family residences should generally beone story tall and shelter not more than two cars.•Roof form and pitch should be complimentary to the primarystructure.•Dormers -if consistent with the architectural style andappropriately sized and located, maybe appropriate.•Garage doors -consistent with historic scale and materials oftraditional accessory structures.•Carports are inappropriate•Details creating a false historical appearance are inappropriate** See "General Design Guidelines for Boulder's Historic Districts and Individual Landmarks" published by City of Boulder Landmarks Board for complete guidelines and informationTHE LIEFF RESIDENCE1590 HILLSIDE RDBOULDER, CO 803022023.12.29GENERAL INFORMATION - HISTORIC AND ZONINGAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 24 of 44
EXISTING HOMENEW GARAGEPROPERTY LINEPRINICPAL SETBACK LINEACCESSORY SETBACK LINE3' - 0"5' - 0"PROPERTY LINEPRINCIPAL SETBACK LINEACCESSORY SETBACK LINE55' - 0"20' - 0"NEW ADUDRIVEWAYHILLSIDE ROADADU PATIOADU ENTRYACCY. SIDE SETBACK3' - 0"GARAGE ENTRYPROPOSED LOCATION FOR FUTURE SOLAR PANELS (IF REQUIRED BY ENERGY CODE)EXISTING PATIOSPROPOSED BUILDING FOOTPRINTPRINCIPAL SIDE SETBACK5' - 0"10.1'18.5'NON-PERMANENT SHED ON TRAILER BASEDATE:PROJECT NUMBER:COPYRIGHT: 2023 SLOPE ARCHITECTURE, LLC ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION303.223.4295slopearchitecture.com2/1/2024 4:26:31 PMSD 2.0SITE PLAN23.1702024.02.01THE LIEFF RESIDENCEKERSTIN LIEFF1590 HILLSIDE RDBOULDER, CO 803021" = 10'-0"2SITE DEVELOPMENT PLAN - Garage / ADURevision ScheduleNo. Date Description1 2023.10.30 PRE-APPLICATION2 2023.12.29 LAC APPLICATION3 2024.02.01 LAC APPLICATIONUPDATESAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 25 of 44
Attachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 26 of 44
THE LIEFF RESIDENCE1590 HILLSIDE RDBOULDER, CO 803022024.02.01EXISTING BUILDING PHOTOSNON-PERMANENT SHED ON TRAILER BASEAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 27 of 44
THE LIEFF RESIDENCE1590 HILLSIDE RDBOULDER, CO 803022023.12.29NEIGHBORING BUILDING PHOTOS1600 HILLSIDE RD1707 HILLSIDE RD1601 HILLSIDE RD1605 HILLSIDE RD1610 HILLSIDE RDAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 28 of 44
25' - 0"20' - 10"10' - 4 3/4"28' - 3 1/4"59' - 6"DWFR16' - 6"11' - 0"CLERESTORY WINDOWS ABOVE27' - 6"ADU FRONT ENTRYLIVINGDININGKITCHENBATHBEDROOM 2BEDROOM 1MECH.GARAGESD 2.32SD 2.33SD 2.34SD 2.31SD 2.32SD 2.33SD 2.34SD 2.317" / 12"7" / 12"7" / 12"7" / 12"7" / 12"1" / 12"DATE:PROJECT NUMBER:COPYRIGHT: 2023 SLOPE ARCHITECTURE, LLC ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION303.223.4295slopearchitecture.com12/29/2023 2:50:50 PMSD 2.2FLOOR PLANS23.1702023.12.29THE LIEFF RESIDENCEKERSTIN LIEFF1590 HILLSIDE RDBOULDER, CO 80302Revision ScheduleNo. Date Description2 2023.12.29 LAC APPLICATION1/4" = 1'-0"1GARAGE / ADU - MAIN LEVEL FLOOR PLANGARAGE / ADU - SF AREAADU 801 SFGARAGE 707 SF1/4" = 1'-0"2ROOF PLAN - GARAGE / ADUAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 29 of 44
New Main Level t.o. Subfloor1' -2 1/8"New Main Level t.o. Plate9' -3 1/4"T.O. Foundation0' -0"Garage t.o. Plate8' -1 1/8"Low Point w/in 25'-1' -7"Max Allowable Height18' -5"STUCCOWOOD SHAKE SIDINGCARRIAGE HOUSE DOORSNew Main Level t.o. Subfloor1' -2 1/8"New Main Level t.o. Plate9' -3 1/4"T.O. Foundation0' -0"Garage t.o. Plate8' -1 1/8"Low Point w/in 25'-1' -7"Max Allowable Height18' -5"STUCCOASPHALT SHINGLE ROOFWOOD SHAKE SIDINGPAINTED WOOD TRIMNew Main Level t.o. Subfloor1' -2 1/8"New Main Level t.o. Plate9' -3 1/4"T.O. Foundation0' -0"Garage t.o. Plate8' -1 1/8"MAX. PROPOSED HEIGHT19' - 11 3/8"Low Point w/in 25'-1' -7"Max Allowable Height18' -5"STUCCOWOOD SHAKE SIDINGNew Main Level t.o. Subfloor1' -2 1/8"New Main Level t.o. Plate9' -3 1/4"T.O. Foundation0' -0"Garage t.o. Plate8' -1 1/8"Low Point w/in 25'-1' -7"Max Allowable Height18' -5"20' - 0"STUCCOWOOD SHAKE SIDINGASPHALT SHINGLE ROOFPAINTED WOOD TRIMDATE:PROJECT NUMBER:COPYRIGHT: 2023 SLOPE ARCHITECTURE, LLC ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION303.223.4295slopearchitecture.com12/29/2023 2:50:54 PMSD 2.3ELEVATIONS23.1702023.12.29THE LIEFF RESIDENCEKERSTIN LIEFF1590 HILLSIDE RDBOULDER, CO 80302Revision ScheduleNo. Date Description1/4" = 1'-0"1ELEVATION - EAST1/4" = 1'-0"2ELEVATION - SOUTH1/4" = 1'-0"3ELEVATION - WEST1/4" = 1'-0"4ELEVATION - NORTHEXISTING MATERIALSPROPOSED MATERIALSEXISTING BLACK WINDOWSEXISTING BLUE-GREY TRIMEXISTING OFF-WHITE STUCCOEXISTING ROOF SHINGLESEXISTING STONEEXISTING OFF-WHITE SHAKE SIDINGEXISTING CARRIAGE HOUSE STYLE DOORSROOF SHINGLES(MATCH EXISTING)GRAY / BLACK SHAKE SIDING (ACCENT)STUCCO SIDING, SIMILAR TO PRIMARYBLUE-GREY TRIM (MATCH EXISTING)BLACK WINDOWS(MATCH EXISTING)CARRIAGE HOUSE DOORSSIMILAR STYLEAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 30 of 44
EXISTING HOUSE MAIN ENTRYPROPOSED LOCATION FOR FUTURE SOLAR PANELSGARAGEADUEXISTING HOUSE (NOT ALL WINDOWS REPRESENTED; SEE PHOTOGRAPHS)NON-PERMANENT SHED ON TRAILER BASENON-PERMANENT SHED ON TRAILER BASEADUGARAGEEXISTING HOUSE (NOT ALL WINDOWS SHOWN, SEE PHOTOGRAPHS)PROPOSED LOCATION FOR FUTURE SOLAR PANELSNON-PERMANENT SHED ON TRAILER BASEADU MAIN ENTRANCEGARAGEEXISTING HOUSENON-PERMANENT SHED ON TRAILER BASEDATE:PROJECT NUMBER:COPYRIGHT: 2023 SLOPE ARCHITECTURE, LLC ALL RIGHTS RESERVEDNOT FOR CONSTRUCTION303.223.4295slopearchitecture.com2/1/2024 4:26:34 PMSD 2.43D VIEWS23.1702024.02.01THE LIEFF RESIDENCEKERSTIN LIEFF1590 HILLSIDE RDBOULDER, CO 80302Revision ScheduleNo. Date Description2 2023.12.29 LAC APPLICATION3 2024.02.01 LAC APPLICATIONUPDATES13D VIEW FROM SOUTHEAST23D VIEW FROM NORTHWEST33D VIEW FROM SOUTHWEST43D VIEW FROM NORTHEASTADUGARAGEEXISTING HOUSE (NOT ALL WINDOWS REPRESENTED, SEE PHOTOGRAPHS)ADU MAIN ENTRYAttachment A - Application MaterialsItem 5A - 1590 Hillside Rd LB Memo 03.06.2024Page 31 of 44
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.
Buildings within the historic district are traditionally
widely spaced, with diverse orientation and large
setbacks. Accessory buildings are not commonly
found as the The original 1907 plat “forbade the
erection of any buildings other than dwellings”.
The proposed new accessory building is set back
from Hillside Road approx. 55 ft. and will not
obscure views of the house from Hillside Road.
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.
Traditional pattern in the district is for buildings to
be prominently visible from the north (Boulder
Creek and Arapahoe Ave) and the “circling drives,
lots, and terraces of the subdivision were as
important to the character of the neighborhood as
was the careful siting of the houses.” The location
of the proposed accessory building to the south of
the existing building is not detrimental to this
existing pattern. It will be visible (in winter) from
the north, but does not obscure the view of a
historic building from this direction.
Yes
.3 Orient the primary building entrance to the street. The garage doors will be oriented to Hillside Road
and the existing driveway. Entry doors are
proposed for the north elevation, facing the
historic building and will not be visible from a
public right of way.
Yes
.4 Preserve the original location of the main entry and
walk.
No changes are proposed to the “front” porch
entry of the historic house. Yes
.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.
N/A
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 north side 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 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 32 of 44
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 are not proposed to be
modified.
Yes
2.4 PARKING AND DRIVEWAYS
Historically, private parking was limited to the rear of the lot with access from the alley. There are instances where curb cuts have
been added in the front yards, but these are generally later alterations and do not represent traditional parking patterns.
GUIDELINES: ANALYSIS: CONFORMS
.1 Maintain the traditional pattern of parking at the
rear of the lot.
Parking location will not change. Yes
.2 Access to parking should be from the alleys
whenever possible.
No changes proposed to existing access. Yes
.3 Parking in the front yard is inappropriate. The historic district includes non-traditinal lots that
were designed to take advantage of the hillside
topography. Although the historic building has an
entry porch on the south elevation and apears to
face 15th Street and Grandview Avenue, research
indicates that the south side of the property
historically abutted the railway right-of-way (until
c. 1950). This was not traditionally used as a front
yard even though it is in front of the south entry.
Yes
.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.
No new curb cuts proposed.
Yes
.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 is gravel. No changes shown on
plans.
Review details at LDRC
if different materiality
is proposed.
.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.
Existing driveway is gravel. No changes shown on
plans. Review details at LDRC
if different materiality
is proposed.
Attachment B - Design Guidelines Analysis
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 33 of 44
3.7 WINDOWS, STORM WINDOWS, AND SHUTTERS
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.
Windows generally reflect the window patterns and
proportions of the existing structure with six-over-
one double hung windows on most elevations. A trio
of fixed pane clerestory windows are shown on the
south elevation. The Relationship of solids to voids
on elevations visible from public rights-of-way are
compatible with the 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 and painted to match
existing doors on historic structure. Other details not
provided.
Review full details
.17 Openings should indicate floor levels, and generally
should not occur between floors.
Window openings indicate floor levels. Yes
.18 Symmetry or asymmetry of openings should be
maintained.
Window openings generally match the symmetry and
rhythm 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.
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 doors are at the north elevation facing the
historic house with no public visibility and the west
elevation with minimal visibility. They reflect the
proportions and style of doors in the historic
structure.
Yes
.11 Doors should be trimmed with materials similar in
scale, proportion, finish, and character to those
used traditionally.
Doors proposed are wood and painted to match
existing doors on historic structure. Other details not
provided.
Review full details
Attachment B - Design Guidelines Analysis
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 34 of 44
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 along the property line shared with
the Regents of the University of Colorado to the south. The
Institute of Behavioural Science Building faces the historic house
at 1590 Hillside. While the introduction of a new accessory
building at this location obstructs the view of the historic
property from the public right of way at 15th Street and
Grandview Avenue, and a public sidewalk through an existing
Utilities Easement to the west, the view across this other
property is outside of the historic district and does not detract
from the overall historic character of the district.
Additionally, due to the topography of the site, the proposed
new accessory building will be partially visible from the Boulder
Creek path and Arapahoe Avenue to the north. This also does
not detract from the overall historic character of the district and
the view of historic buildings is not obscured.
No mature trees are proposed for removal.
Yes
.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.
The porch entry of the historic house faces south and across
property lines to the University of Colorado’s Institute of
Behavioural Science building. Although this could be interpreted
as the “front” of the lot, access to the building has historically
been Hillside Road. There is no access to the house from 15th
Street or Grandview Avenue. Due to the the unique nature of
the house and the lot, the location identified for the new
building is appropriate and respects the traditional relationship
of the primary structure and the site.
Yes
.3 Maintain adequate spacing between
accessory buildings so alleys do not evolve
into tunnel-like passageways.
N/A
N/A
.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 large size of the property, the amount of
built mass to open space is 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 12:7
pitch of the gable roof, nested gables, window proportions and
materiality. Due to the topography of the area, the new
proposed building may appear dominant to the historic building
in terms of size and massing from locations outside of the
district. From Hillside Road, however, the proposed accessory
building would be subordinate in size and mass as it is a one
story building compared to the historic building, which is two
story at this elevation.
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.
Proposed accessory building is one story tall and will shelter two
cars.
Yes
.7 Roof form and pitch should be
complimentary to the primary structure.
The 12:7 pitch of the main and nested gables is complimentary
to the historic building, which has the same 12:7 pitch roof and
nested gables.
Yes
Materials and Detailing
Attachment B - Design Guidelines Analysis
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 35 of 44
.8 Accessory structures should be simpler in
design and detail than the primary
building.
The proposed new building is predominately stucco with shingle
accents on the north and west elevations. The entry porch is a
simple shed roof. Generally, the building is 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. The shingle and
battered columns proposed are reflective of the detailing at the
historic house porch. Roof material proposed will also match
the type and color of the historic house.
Yes
.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. The divided lites and the wood
window trim proposed are replicative of the historic house.
Simpler one-over-one windows and simple punched openings
may be more appropriate to make the accessory building
simpler than the historic house.
Maybe.
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.
N/A
N/A
.12 Garage doors should be consistent with the
historic scale and materials of traditional
accessory structures. Wood is the most
appropriate material, and two smaller
doors may be more appropriate than one
large door.
The double overhead garage door is designed to appear as a
pair of single car garage or carriage doors.
Maybe.
Resolve at LDRC
.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.
Generally, the building is simpler in design and detail. Simpler
one-over-one windows and simple punched openings may be
more appropriate to make the accessory building simpler than
the historic house.
Maybe.
Resolve at LDRC
.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?
.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
Attachment B - Design Guidelines Analysis
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 36 of 44
.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 proposed on the south-facing
roof of the new accessory building. The south-facing roof is the
appropriate location as the proposed panels will not impact the
historic district even though they will be visible from a public
right.
Yes
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
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
Attachment B - Design Guidelines Analysis
Item 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 37 of 44
.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 5A - 1590 Hillside Rd LB Memo 03.06.2024 Page 38 of 44