HomeMy WebLinkAboutItem 5B 2040 14th St LB Memo 07.10.24MEMORANDUM TO THE LANDMARKS BOARD
July 10, 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
Meron Shiferaw, Historic Preservation Intern
AGENDA ITEM
Public hearing and consideration of a Landmark Alteration Certificate application to construct an approx. 2,000 sq.
ft. third floor addition and roof deck at 2040 14th St. (HIS2024-00085) in the Downtown Historic District, pursuant
to Section 9-11-18 of the Boulder Revised Code 1981 and under the procedures prescribed by chapter 1-3, “Quasi-
Judicial Hearings,” B.R.C. 1981. Owner: 2040 BOULDER LLC, registered agent Aaron Grant / Applicant: Najeeba
Zoda and Andy Olree, Design Edge Architecture.
EXECUTIVE SUMMARY
•In November 2023, the applicant submitted a Pre-Application (PAR2023-00029) for the addition of a third
floor residential unit. Development Review staff requested additional review of the requested parking
reduction, height modification and a variance to the setbacks for the elevator and stair towers on the east
and west ends of the building (LUR2024-00009). No significant permitting or zoning code issues were
identified with either application (see Attachment A – Application Materials.)
•On April 25, 2024, the applicant submitted a Landmark Alteration Certificate (LAC) application to
construct an approx. 2,000 sq. ft. third floor addition with an approx. 1,300 sq. ft. roof deck, at 2040 14th
St.
•On May 8, the proposal was reviewed by the Landmarks Design Review Committee (Castellano, Decker,
Brandt). To ensure the new construction does not detract from the adjacent historic structure or the
visual continuity of the historic district, the Landmarks Design Review Committee referred the application
to the Landmarks Board for review in a public hearing.
Item 5B - 2040 14th Street Memo Page 1 of 53
•Staff considers the building to be non-contributing to the Downtown Historic District. Factors include its
1966 date of construction (outside the district’s 1860-1930 period of significance) and the extent of
alterations to the building, including the construction of the decorative parapet in 2006, that would
preclude it from being a “Newer Significant” building.
•The criteria for the board’s review is whether the proposed work meets the standards for issuance of a
Landmark Alteration Certificate in 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, and is substantially consistent with
the Downtown Historic District Design Guidelines and the General Design Guidelines.
•This memo provides a description of the property and proposed project, identification of key design
guidelines, and staff analysis of the proposal, including its Site and Setting, Mass and Scale, Key Building
Elements and Materials and Details.
•Staff recommends the Landmarks Board conditionally approve the application.
•Recommended motion language, conditions of approval and findings are at the end of the memo (link)
PUBLIC COMMENT
To date, staff has received no public comment regarding this application.
STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18, B.R.C., 1981
The Historic Preservation Ordinance sets forth the standards the Landmarks Board must apply when reviewing a
request for a Landmark Alteration Certificate (LAC).
(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?
2.Does the proposed application adversely affect the special character or special historic, architectural,
or aesthetic interest or value of the landmark property?
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?
(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.
In addition, the Landmarks Board has adopted the Downtown Historic District Design Guidelines and the General
Design Guidelines for Boulder’s Historic Districts and Individual Landmarks to help interpret the ordinance. It is
Item 5B - 2040 14th Street Memo Page 2 of 53
important to emphasize that design guidelines are intended to be used as an aid to appropriate design, and not as
a checklist of items for compliance.
PROPERTY DESCRIPTION
Figure 1. Left: Map of central Boulder showing location of 2040 14th St. (flagged). Right: Location of 2040 14th St.
(property flagged and outlined with a dashed line) on the southeast corner of 14th and Spruce streets in the Downtown
Historic District. An alley runs along the eastern edge of the property. The Boulder Theatre (2032 14th St.) abuts the
building to the south. Individual landmarks are identified by solid orange shading.
Item 5B - 2040 14th Street Memo Page 3 of 53
Figure 2. Map of the Downtown Historic District showing location of 2040 14th St. (flagged) within the boundaries of the
district (solid line). The individually landmarked buildings within the district are identified with a cross-hatch pattern. The
buildings that contribute to the historic character of the district are shaded dark blue.1
• The property is located on the southeast corner of 14th and Walnut streets, within the boundaries of the
Downtown Historic District. The property is bordered by an alley to the east and the Boulder Theatre to
the south. The footprint of the two-story building encompasses the lot.
• The Downtown Historic District was added to the National Register in 1980 and designated a local historic
district in 1999 with a period of significance from 1860 to 1930.2 Guidance from the Downtown Urban
Design Guidelines includes the following:
Development in the Downtown Historic District must be especially sensitive to issues of
compatibility. The economic success of the area is in many ways dependent on maintaining the
historic character and quality that sets it apart from other shopping areas. For this reason, the
preservation, restoration, and appropriate rehabilitation of older buildings in this district is of
great importance. The urban design objectives [in part] for the Downtown Historic District are to:
Preserve the integrity of the historic architectural features of individual buildings.
Ensure the alterations and new construction strengthen and maintain the historic integrity
of individual buildings and of the district at large.
Encourage new development that will respect and enhance the visual character.
• Although 2040 14th St. itself is not identified as a contributing building, it is located on a very prominent
corner that includes multiple individual landmarks:
o Boulder Theatre, an individual landmark (2032 14th St., constructed in 1920 and designated in
1980 under Ordinance 4483).
o The Boulder County Courthouse (1325 Pearl St., constructed in 1935 and a contributing property
to the district. The Courthouse was listed on the National Register of Historic Places in 2018 3).
o There are three individual landmarks facing the property from across Spruce Street (to the north):
the First United Methodist Church of Boulder (1421 Spruce St.), the Nelson Terrace (1345 Spruce
St.), and the Rachofsky-Faus House (1443 Spruce St.)
1 Downtown Urban Design Guidelines. https://documents.bouldercolorado.gov/WebLink/DocView.aspx?id=175300&dbid=0&repo=LF8PROD2
2 Downtown Urban Design Guidelines. https://documents.bouldercolorado.gov/WebLink/DocView.aspx?id=175300&dbid=0&repo=LF8PROD2
3 Hooper, Lydia. “Why Boulder County Courthouse is recognized for its role in LGBTQ history.” Oct. 24, 2018. History Colorado.
https://www.historycolorado.org/story/colorado-voices/2018/10/24/why-boulder-county-courthouse-recognized-its-role-lgbtq-history
Item 5B - 2040 14th Street Memo Page 4 of 53
Building Description
Figure 3. Top: Historic view of northwest corner of building in 1966 during construction.4 Below: Current view from same
angle, 2024 showing the current building with parapet modifications. Boulder Theatre is on the right side of the image.
• The two-story masonry building was constructed in the International Style with University of Colorado-
style (Lyons red sandstone) stone façade, a flat roof, and ribbon windows emphasized by panels below.
• The building was developed in 1966 by Boulder attorney James G. Martin, together with Reginald Howard,
real estate broker. It was constructed by Faith Contracting Co.5 The architect is not known.
4 “Photo 3 - View looking northeast across the intersection of Spruce and 14th Streets with the First Methodist Church on the northeast corner at 1401
Spruce Street. Photo dates after 1966 construction of the building at 2040 14th Street (southwest corner).” 1966. Call no. 497-3-64. Carnegie Library for
Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A80344
5 “New Downtown Building” July 14, 1966. Boulder Daily Camera.
Item 5B - 2040 14th Street Memo Page 5 of 53
Figure 4. Architect’s drawing of the “St. Paul Building” in 1966 before construction showing the corner of Spruce and 14th
Streets and the proposed ribbon windows, paneling and cornice.6
Figure 5. Left: View of building at 2040 14th St. in 1981 7 when it housed the First American Title Company offices and
before the decorative parapet was added and the painted paneling was replaced with concrete. Right: Current view from
same angle, 2024 showing the current building with parapet and panel modifications. Provided by applicant.
Integrity
The building is an example of the distinctive variation to the International Style common in Boulder and is seen in
other buildings within the city (identifiable use of Lyons red sandstone alongside a flat roof and ribbon windows).
While it retains a moderate level of integrity to its original design, including its two-story, flat-roof form, and
materiality, the design was altered by the construction of the parapet in 2006 (Landmark Alteration Certificate to
“remodel non-contributing building in the Downtown Historic District” issued as HIS2006-00220.)
6 “New Downtown Building” July 14, 1966. Boulder Daily Camera.
7 “Photo 8 - The First American Title Company at 2040 14th Street.” September 1981. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A69088
Item 5B - 2040 14th Street Memo Page 6 of 53
Additionally, the windows and doors have been replaced, changing the window design in the lower level (the
upper level retains the original pattern of muntins). Panels below the windows have been removed on the first
floor and reduced in height on the second level.
PROJECT DESCRIPTION AND STAFF ANALYSIS
The following section provides analysis of key site and setting characteristics including setback, orientation,
spacing and distance between adjacent buildings; height, form, massing, size and scale and overall proportion of
the proposed; key building elements including dormers, windows and doors; and materials and details including
scale, proportion, texture, type and finish.
Site and Setting
Figure 6. Exiting site plan of building showing coverage on lot. No changes are proposed to the site plan as part of this
application.
• There are no proposed changes to setback, orientation, spacing or distance between adjacent buildings.
• Two mature trees in the Right-of-Way have been identified by the City Forester as needing to be removed
due to their condition and will be replaced per LUR2024-00009 (see Attachment A - Application
Materials).
Item 5B - 2040 14th Street Memo Page 7 of 53
Mass and Scale
Figure 7. Top: Existing view of building at 2040 14th St. from the northwest corner of Spruce and 14th streets looking
southeast. Below: Applicant rendering of 2040 14th St from approx. the same location with addition to the building showing
the rooftop deck awning and elevator tower.
Figure 8. Left: Existing view of building at 2040 14th St. from 14th Street looking east. The Boulder Theater is on the right side
of the image. Right: Applicant rendering of 2040 14th St from approx. the same location showing the proposed addition to
the building, the rooftop deck awning and elevator tower. Provided by applicant.
Item 5B - 2040 14th Street Memo Page 8 of 53
Figure 9. Elevation view of west elevation of building at 2040 14th St. The Boulder Theater is on the right side of the image.
The elevation shows the proposed elevator tower (solid orange outline), residential addition (dashed orange outline) and
roof overhang (dotted orange outline).
• The proposal is to add a third story flat-roof addition that includes an elevator tower at the façade. The
proposal, as seen from 14th Street (west elevation), includes the following:
o Elevator tower at south side of west elevation (identified by a solid orange outline in Figure 9) is
set back approx. 12 ft from the roof parapet facing 14th Street. The tower is proposed to be one-
story tall and approx. 16 ft. wide. The elevator overrun is located at the southwest corner and is
proposed to rise approx. 16 ft. above the height of the existing parapet wall.
o The main massing of the proposed one-story addition (identified by a dashed orange outline in
Figure 9) is set back approx. 36 ft from the roof parapet facing 14th Street. It is 12 ft wide at this
elevation.
o A cantilevered awning projects 17 ft. from the proposed addition. It is set behind the elevator
tower with a 19 ft set back from the parapet. The awning wraps the northwest corner of the
addition and projects approx. 5 ft. 6 inch. from the north side of the addition.
Item 5B - 2040 14th Street Memo Page 9 of 53
Figure 10. Top: Existing view of north elevation of building at 2040 14th St. from Spruce Street looking southwest. Below:
Applicant rendering of 2040 14th St from approx. the same location showing the proposed addition to the building, rooftop
deck with railing and the third floor addition behind. Provided by applicant.
Figure 11. Elevation view of north elevation of building at 2040 14th St. The elevation shows the proposed elevator tower
(solid orange outline), addition (dashed orange outline) and roof overhang (dotted orange outline).
• The proposal, as seen from Spruce Street (north elevation), includes the following:
o Elevator tower at west side of north elevation (identified by a solid orange outline in Figure 11) is
set back approx. 33 ft from the roof parapet facing Spruce Street.
Item 5B - 2040 14th Street Memo Page 10 of 53
o The proposed one-story addition (identified by a dashed orange outline in Figure 11) is set back
approx. 21 ft from the roof parapet facing Spruce Street. It is approx. 76 ft wide at this elevation
and spans about half of the width of the existing building.
o The cantilevered awning is set 15 ft. back from the parapet facing Spruce Street and spans the
width of the proposed addition, plus about 17 ft at the west end.
o A rear tower that contains egress stairs is located at the southeast corner of the building.
• Key design guidelines include:
o Downtown Historic District Guideline 1.3.D: Consider the proportioning of the height and mass to
the building footprint. In general, buildings should appear similar in height, mass, and scale to
other buildings in the historic area to maintain the historic district’s visual integrity and unique
character. At the same time, it is important to maintain a variety of heights. While the actual
heights of buildings are of concern, the perceived heights of buildings are equally important. One,
two and three story buildings make up the primary architectural fabric of the Downtown, with
taller buildings located at key intersections:
Relate the height of buildings to neighboring structures at the sidewalk edge. For new
structures that are significantly taller than adjacent buildings, upper floors should be set-
back a minimum of 15’ from the front façade to reduce the perceived height.
o General Design Guideline 5.0.2 It is not appropriate to construct an addition that will detract from
the overall historic character of the district by overwhelming existing buildings in mass and scale.
o General Design Guideline 3.2 Roof decks are deck areas above the first floor that are contained
completely or partially in a roof mass… Second story roof decks or balconies are characteristic of
only a few architectural styles found in Boulder. They may be compatible additions, however, if
located on the rear and if they are integrated into the primary structure. Second story roof decks
or balconies are not appropriate for free-standing accessory buildings and garages. Any decks or
balconies above the second story are inappropriate unless based on historic precedent.
• Staff considers that the height and mass of the proposed addition is appropriate to the existing building
footprint as the main mass (not including the elevator tower) is set back 15 ft. from both street-facing
façades (14th Street and Spruce Street), reducing its visual prominence. The proposed addition does not
make the existing building dominant in height, mass, or scale to neighboring buildings.
• The elevator tower, set back only 12 ft. from 14th Street, is more visually prominent, but staff considers it
subordinate to the adjacent Boulder Theatre and therefore would not detract from the overall historic
character of the district.
• In addition, staff considers that the addition is reversible.
• While roof decks are discouraged in the General Design Guidelines (in that roof decks “above the second
story are inappropriate”), staff considers that as it is minimally visible, and located in a downtown
context, it is appropriate.
Item 5B - 2040 14th Street Memo Page 11 of 53
Key Building Elements
This section analyzes key building elements, including windows and doors.
Figure 12. Proposed west elevation (14th Street) showing the “transparency” of addition with proposed windows and doors.
Figure 13. Proposed north elevation (Spruce Street) showing the “transparency” of addition with proposed windows and
doors. This elevation shows mostly full height windows and doors with the exception of two horizontal sliding windows near
the east end of the proposed.
Figure 14. Left: Proposed north elevation (Spruce Street) showing the proposed painted steel guardrail alternating with
raised metal planters. Right: Rendering of the proposed railing and planters at the northwest corner of the proposed
addition.
• The proposed design is contemporary, with large areas of full height windows and glass doors with
minimal frames.
• The railing surrounding the roof-top deck includes alternating areas of solid metal planter boxes that
screen the mass of the addition.
Item 5B - 2040 14th Street Memo Page 12 of 53
• Key guidelines include:
o Downtown Historic District Guideline 1.3.A: Incorporate traditional building elements in new
design and construction. Careful integration of traditional facade features reinforce patterns and
visual alignments that contribute to the overall character of the district. These features may be
interpreted in new and contemporary ways.
o General Design Guideline 5.0.3 Alterations to non-contributing buildings built in a recognizable
architectural style should preserve and respect that style.
o General Design Guideline 6.5.1 Design the spacing, placement, scale, orientation, proportion, and
size of window and door openings in new structures to be compatible with the surrounding
buildings that contribute to the historic district, while reflecting the underlying design of the new
building.
o Add guideline on solid-to-void ratio.
• The building, while non-contributing, is designated in a recognizable, mid-century modern style, that the
design guidelines encourage preserving and respecting. Staff considers that the balance of the “solid”
massing of the addition and elevator tower is balanced by the “void” of the large areas of glass and
cantilever, in a design that respects the style of the existing building.
Materials and Details
The following section analyzes the proposed materials and details including their scale, proportion, texture, type
and finish.
Figure 15. Enlargement of proposed materiality showing the proposed fiber cement siding and trim, metal window and
door frames, metal roof, and fiber cement parapet.
Item 5B - 2040 14th Street Memo Page 13 of 53
Figure 16. Enlargement of proposed materiality showing the proposed fiber cement siding and trim, metal window and
door frames, metal roof, and fiber cement parapet.
• The materials proposed are predominantly fiber cement (siding, parapet, trim) and metal (roof, planter
boxes and railing, windows and doors). The siding at the elevator over-run is proposed to be metal, set
horizontally. The wood-look fiber cement siding is proposed to be installed vertically with horizontal trim.
Proposed colors include light gray (siding and trim), black (roof, planter boxes, railing, windows and
doors), beige (parapet) and black and beige (siding at elevator overrun)
• Key guidelines include:
o Downtown Historic District Guideline 1.4.A: The use of traditional, durable materials as the
primary building material is encouraged to reflect the historic building construction and
development pattern within the district. Choose accent materials similar in texture and scale to
others in the district.
o Downtown Historic District Guideline 1.4.D (1) and (2): Select building colors appropriate to the
area’s historic character.
Select a color scheme that will visually link the building to its past as well as to others in
the area. Consider colors that are compatible with the building’s predominant materials,
or do an analysis of colors pre-existing on the building and use one of the colors found.
Develop a comprehensive color scheme. Consider the building as a whole as well as the
details that need emphasis. Softer muted colors establish a uniform background. Establish
a hierarchy for the color palette with one color on similar elements such as window
frames. Reserve brighter colors for small special accents to emphasize entry ways and to
highlight special structural ornamentation.
o Downtown Historic District Guideline 1.4.G: Exterior building lighting should be designed to
enhance the overall architecture of the building. Security lighting should be designed for safety , as
well as night-time appearance.
Item 5B - 2040 14th Street Memo Page 14 of 53
o General Design Guideline 3.6.2: New finish materials should be compatible with, but not seek to
replicate, original finish materials.
Use materials that are similar in scale, proportion, texture and finish to those used
historically.
Use authentic materials - materials made to look like other materials, such as concrete
that is scored to look like brick, are not appropriate.
• The materials on the existing building include red sandstone, beige stucco panels and cornice, and white
metal windows.
• The location adjacent to the Boulder Theatre draws the eye upwards, toward the decorative façade of the
theater, and care should be taken to ensure the detailing of the proposed addition reflects that.
• The proposed siding provides a verticality to the addition that balances the strong horizontal elements of
the cantilever. However, it introduces a new material (vertical siding) that is not traditionally found in the
historic district.
• The use of composite or imitation “wood” products are identified in the Downtown Guidelines as
generally inappropriate. The General Design Guidelines encourage the use of authentic materials
(materials made to look like other materials … are not appropriate). Staff considers that the use of
stamped fiber cement siding at a location visible from the public right-of way inappropriate to the
character of the district.
• Other roof-top additions in the Downtown Historic District (e.g. 1102 Pearl Street, 1911 11th Street) utilize
metal siding to reflect their contemporary construction, and visually blend into the historic district. Real
wood (stained) is used as an accent material on the underside of the cantilever.
• Staff considers that durable materials not made to look like other materials, such as metal or stucco,
would be appropriate. Staff considers that in general the proposed color palette establishes a uniform
background, with black accents in the planters, railings, some siding, window and door frames and roof.
• Exterior building lighting is not included on the proposal but should be reviewed to ensure that the night-
time appearance of the addition does not detract from the appearance of the adjacent theater.
SUMMARY OF STAFF ANALYSIS
Staff considers:
• The proposed work will not damage or destroy the architectural features of the historic district, as the
building is considered to be non-contributing.
• The proposed addition will not adversely affect the special historic character of the district, as it is setback
from the façade of the building and will not visually overwhelm the subject property or surrounding
historic buildings.
• Additionally, the design of the addition is complementary of the existing mid-century modern building.
Item 5B - 2040 14th Street Memo Page 15 of 53
• The architectural style of the proposed addition compatible with the character of the non-contributing
building. If stated conditions are met to eliminate the siding stamped to imitate wood , imitation wood,
staff considers the texture, color, arrangement of color, and materials used on existing and proposed
structures compatible with the character of the subject property and the district.
• Information specific to economic feasibly of alternatives, incorporation of energy-efficient design and
enhanced access for the disabled was not submitted with the application. The proposal is generally
consistent with the design guidelines, in that it is set back from the street-facing façade, minimally visible,
does not detract from the overall historic character of the district, and is reversible.
RECOMMENDED MOTION – CONDITIONALLY APPROVE APPLICATION
I move that the Landmarks Board adopt the staff memorandum dated July 10, 2024, as the findings of the board
and conditionally approve a Landmark Alteration Certificate to construct an approx. 2,000 sq. ft. third floor
addition and roof deck at 2040 14th St. (HIS2024-00085) a non-contributing building in the Downtown Historic
District, as shown on plans dated Jan. 18, 2024, 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 Downtown
Historic District Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks, 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, the Downtown Historic District Design Guidelines, and the intent of
this approval:
a) Revise siding material to a durable material traditionally found in the historic district, such as metal or
stucco.
b) Provide details of exterior building lighting and analysis of visual impact of addition to ensure that the
night-time appearance does not detract from the appearance of the adjacent theater.
FINDINGS
Staff recommends the Landmarks Board adopt the following findings:
The Landmarks Board finds that the project will meet the standards for issuance of a Landmark Alteration
Certificate set forth in Section 9-11-18, “Standards for Landmark Alteration Certificate Applications,” B.R.C. 1981.
In reaching this conclusion, the Board considers the information in the staff memorandum dated July 10, 2024,
and the evidence provided to the Board at its July 10, 2024 meeting. Specifically, the Board finds, if the stated
conditions are met, that:
1. The proposed work will not damage or destroy the exterior architectural features of the historic district;
Item 5B - 2040 14th Street Memo Page 16 of 53
2. The proposed work will not adversely affect the special character or special historic, architectural, or
aesthetic interest of the landmark property, as it is generally consistent with the Downtown Historic
District Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual
Landmarks and Section 9-11-18(b)(3) B.R.C. 1981; and
3. The architectural style, arrangement, texture, color, and arrangement of color and materials proposed are
compatible with the character of the historic district.
ATTACHMENTS
Attachment A: Application Materials
Item 5B - 2040 14th Street Memo Page 17 of 53
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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16th Street
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PLAN
✔
✔
✔
Najeeba Zoda 303-260-7277x103 n.zoda@de-arch.com
482 S Broadway, Suite 100 Denver CO 80209
Aaron Grant 303-324-3320 aaron@grantrealestate.net
1040 S Gaylord STE 202 Denver CO 80209
Najeeba Zoda Digitally signed by Najeeba Zoda
DN: C=US, E=n.zoda@de-arch.com, O=Design Edge PC,
OU=100, CN=Najeeba Zoda
Reason: I agree to specified portions of this document
Date: 2024.04.12 16:15:40-06'00'
2040 14 th St, Boulder,CO 80302
✔
Addition of an approximately 2,100 sf residential unit and roof-top deck on the 3rd floor of an existing 2 story office building at 2040 14th Street, currently being repurposed into Co-Working space.
✔
Item 5B - 2040 14th Street Memo Page 18 of 53
June 3, 2024
06/03/24
Architecture
Interior Design
Planning
Construction
Management
Design Edge, P.C.
482 South Broadway
Suite 100
Denver, CO 80209
Tel: 303 260 7277
Fax: 303 260 7282
www.de-arch.com
Denver, CO
Colorado Springs, CO
City of Boulder
Planning & Development Services
Clare Brandt
1101 Arapahoe Ave
Boulder, Colorado 80302
303-441-1994
brandtc@bouldercolorado.gov
RE: 2040 14th Street – Landmark Review
Clare,
The attached photos and renderings are being provided as supplemental materials to our original
submittal. We have not made any changes to the design. We are including some additional rendering
angles for your use and perspective.
In addition, we researched other 3rd floor residences within the downtown historic district. We estimate
that there are approximately 18 structures with rooftop additions within the district. We could verify that
at least 5 of these are residences. Attached are 5 examples of third floor step back residences within the
district. We have included these to show that our proposed project fits well within the downtown
context. Note that some of these appear to actually be additions to landmark structures. Our project is
proposing a third-floor addition to a building that is not identified as a landmark structure.
I believe this submittal satisfies all of your requests. I hope this additional information is both useful and
informative to the review process. Please do not hesitate to contact us if you have further questions or
need more information, 303-260-7277.
Sincerely,
Andy Olree – Principal
Design Edge, P.C.
Item 5B - 2040 14th Street Memo Page 19 of 53
SPRUCE STREET
(80.0' PUBLIC RIGHT-OF-WAY)14TH STREET(80.0' PUBLIC RIGHT-OF-WAY)PROPERTYLINE 50.15'EXISTING CONCRETESIDEWALKEXISTING CONCRETE
SIDEWALK
PROPERTY LINE 140.65'
PROPERTY LINE 140.65'PROPERTYLINE 50.15'PUBLIC ALLEYADJACENT PROPERTY
LOT 5
BOULDER THEATRE
ADJACENT
BUILDING
EXISTING TWO STORY
OFFICE BUILDING
WITH PROPOSED 3RD
FLOOR RESIDENCE
REPLACE EXISTING 1"
WATER LINE WITH NEW
1.5" WATER LINE AT
SAME LOCATION
EXISTING 4" SANITARY
TO REMAIN
SAN
W
2040 14TH STREET
LOW POINT MEASURED
25'-0" FROM BUILDING
SECONDARY
ENTRANCE
AND EXIT
PRIMARY ENTRANCE
AND EXIT
15.0' 3rd FLOOR
SETBACK LINE
15.0' 3rd FLOORSETBACK LINE15.0' 3rd FLOORSETBACK LINEZERO SETBACK LINE ATGROUND FLOORZERO SETBACK LINE AT GROUND FLOOR
ZERO SETBACK LINE ATGROUND FLOOREXISTING CONCRETE
CURB AND GUTTER
EXISTING CONCRETE
CURB AND GUTTER
EXISTING STREET LIGHT
TO REMAIN
SANSANSANSANSANEXISTING PAINTED
PARKING STRIPING
EXISTING PAINTED
CROSSWALK STRIPING
EXISTING PAINTED
PARKING STRIPING
EXISTING PAINTED
CROSSWALK STRIPING
EXISTING PARKING
METER KIOSK
0.0' SETBACK AT INTERIOR
EXISTING TREE AND
TREE GRATE
EXISTING TREE
GRATE/OPENING
EXISTING TREE
GRATE/OPENING
EXISTING TREE
GRATE/OPENING
15'14'15'15'80'80'
EXISTING TREE AND
TREE GRATE
EXISTING TREE AND
TREE GRATE
14'14.5'NEW BIKE RACK
RE: LANDSCAPE PLAN
NEW BIKE RACK
RE: LANDSCAPE PLAN
VICINITY MAP:
1.SITE PLAN WITH UTILITIES SHEET 1 OF 9
2. BASEMENT AND MAIN FLOOR PLAN SHEET 2 OF 9
3. 2ND FLOOR AND EXISTING ROOF PLAN SHEET 3 OF 9
4. PROPOSED 3RD FLOOR & ROOF PLAN SHEET 4 OF 9
5. EXISTING BUILDING ELEVATIONS SHEET 5 OF 9
6. PROPOSED BUILDING ELEVATIONS SHEET 6 OF 9
7. TRANSPARENCY DIAGRAM SHEET 7 OF 9
8. COLORED RENDERINGS SHEET 8 OF 9
9. COLORED RENDERINGS SHEET 9 OF 9
SHEET INDEX:
SITE DATA:
ZONE DISTRICT DT-3 - DOWNTOWN 3 HISTORIC DISTRICT
PROPOSED USE MIXED - USE: 1 RESIDENTIAL UNIT ABOVE EXISTING OFFICE
GENERAL LOT INFORMATION SQ. FT.ACRES
ZONE LOT SIZE (GROSS PROJECT AREA)7,054 0.16
FLOOR AREA / FAR CALCULATIONS
MAX FLOOR AREA RATIO (FAR) = 7,054 x 2.2 =15,519 S.F.
OFFICE SQUARE FOOTAGE (AT MAIN LEVEL) = 6,749 S.F.
OFFICE SQUARE FOOTAGE (AT SECOND LEVEL) = 6,667 S.F.
TOTAL CALCULATED SQUARE FOOTAGE TOWARDS FAR = 13,416 S.F.
MAXIMUM RESIDENTIAL ADDITION ON 3RD FLOOR = 2,103 S.F.
PROPOSED MAXIMUM RESIDENTIAL ADDITION ON 3RD FLOOR = 2,103 (2,096 S.F. ILUUSTRATED)
TOTAL RESIDENTIAL UNITS One
OPEN SPACE
EXISTING BUILDING FOOTPRINT 7,021 SQUARE FEET = 99.5% LOT COVERAGE
OPEN SPACE AT GRADE = 33 SQUARE FEET = .05% LOT COVERAGE
REQUIRED OPEN SPACE (15% OF SITE) = 1,058 SQUARE FEET
PROPOSED ROOFTOP PATIO = 1,328 SQUARE FEET
BUILDING HEIGHT FEET STORIES
EXISTING BUILDING HEIGHT OF STRUCTURE TO PARAPET 29.7 FEET TWO STORIES
PROPOSED MAX BUILDING HEIGHT TO ROOF 38 FEET THREE STORIES
PROPOSED MAX. BUILDING HEIGHT OF STRUCTURE TO PARAPET 39.5 FEET (39.33 ILLUSTRATED)THREE STORIES
PROPOSED MAX. BUILDING HEIGHT AT ELEVATOR OVERRUN 46 FEET (44.25 ILLUSTRATED)THREE STORIES
BASE MAXIMUM BUILDING HEIGHT PER TABLE 9-7-1 38 FEET TWO STORIES
SETBACKS REQUIRED (MIN)PROPOSED
FRONT SETBACK (14TH STREET)0.0'0.0'
FRONT SETBACK AT 3RD FLOOR (14TH STREET)15.0'11.5'
SIDE STREET SETBACK (SPRUCE STREET)0.0'0.0'
SIDE STREET SETBACK AT 3RD FLOOR (SPRUCE STREET)15.0'20.5'
SIDE INTERIOR SETBACK (SOUTH BOULDER THEATRE)0.0'0.0'
REAR ALLEY SETBACK (EAST)0.0'0.0'
REAR ALLEY SETBACK AT 3RD FLOOR (EAST)15.0'0.0'
PARKING
NO PARKING IS PROVIDED ON SITE AND NO NEW PARKING ON SITE IS PROPOSED.
REQUESTED MODIFICATIONS TO LAND USE CODE
NORTH
1. BUILDING HEIGHT:
REQUEST VARIANCE TO THE MAXIMUM BUILDING HEIGHT OF 38 FEET TO ALLOW FOR A 43.33 FOOT HEIGHT ENCROACHMENT FOR
THE ELEVATOR APPURTENANCE PER 9-7-7 (a)(2) AND A PARAPET HEIGHT ENCROACHMENT OF 18" MAX. PER 9-7-7 (a)(5) THE
CURRENT BUILDING HEIGHT IS MEASURED APPROXIMATELY FOUR FEET BELOW THE EXISTING MAIN FLOOR FINISHED FLOOR
FROM THE LOWEST POINT 25 FEET OUT FROM THE NE BUILDING CORNER IN SPRUCE STREET .
2. PARKING:
REQUEST FOR 100% REDUCTION OF ON-SITE PARKING REQUIREMENT. THE EXISTING BUILDING HAS NO ON-SITE PARKING. THE
ADDITION OF ONE SINGLE FAMILY RESIDENCE ON THE THIRD FLOOR WOULD REQUIRE ONE PARKING SPACE. ONE PARKING
SPACE WILL BE PROVIDED IN THE ADJACENT PARKING GARAGE EAST ACROSS THE ALLEY. (SEE PARKING AGREEMENT)
3. OPEN SPACE:
15% OPEN SPACE REQUIRED BASED ON PROPOSED HEIGHT. THE EXISTING BUILDING FOOTPRINT OCCUPIES 99.5 % OF THE SITE.
OPEN SPACE TO BE PROVIDED IN ROOFTOP PATIO.
4. SETBACKS:
THE UPPER FLOOR SETBACK AROUND THE BUILDING IS 15 FEET ON ALL STREET AND ALLEY SIDES. VARIANCE TO ALLOW FOR
ELEVATOR AND STAIR ACCESS ENCLOSURES TO ENCROACH INTO THE SETBACKS TO ALLOW FOR EXTENSIONS OF EXISTING
ELEVATOR AND STAIR LOCATIONS.
INCLUSIONARY HOUSING
AFFORDABLE HOUSING
ONE RESIDENCE SHALL BE PROVIDED AT THIS PROJECT. THIS PROJECT WILL USE THE ALTERNATIVE MEANS OF
COMPLIANCE IDENTIFIED IN CHAPTER 13, SECTION 9-13-3 AND 9-13-10.
CASH-IN-LIEU CONTRIBUTION: DEVELOPERS MAY SATISFY PERMANENTLY AFFORDABLE HOUSING REQUIREMENTS BY
MAKING CASH CONTRIBUTIONS TO THE CITY'S AFFORDABLE HOUSING FUND. THE CASH-IN-LIEU CONTRIBUTION WILL
BE CALCULATED BY THE CITY MANAGER ANNUALLY. THE CITY MANAGER MAY CONSIDER THE NUMBER OF UNITS IN
THE DEVELOPMENT, THE SIZE AND TYPE OF UNITS WHICH CREATED THE OBLIGATION (INCLUDING SMALL ATTACHED
UNITS AND TOWNHOMES), THE AMOUNT THAT WOULD INCENTIVIZE ON-SITE CONSTRUCTION OF AFFORDABLE UNITS,
AND THE AFFORDABILITY GAP BETWEEN MARKET AND AFFORDABLE HOME PRICES WHEN DETERMINING THE
CASH-IN-LIEU CALCULATION.
1
Site Plan with
Utilities
WALNUT ST
WALNUT ST
PEARL ST
PEARL ST
PEARL ST
SPRUCE S
T
SPRUCE ST
PINE ST
PINE ST
PINE ST
LAWRY LN
LAWRY LN 15 TH
ST15 TH
ST14 TH
ST14 TH
ST14 TH
ST16 TH
ST16 TH
ST
PROJEC
T
S
I
T
E
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
SHEET NO.
Item 5B - 2040 14th Street Memo Page 20 of 53
14th StreetSpruce Street
Alley14th StreetSpruce Street
Alley2
Basement and
Main Floor Plan 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 21 of 53
(R)(S)
(R)(S)14th StreetSpruce Street
Alley14th StreetSpruce Street
Alley3
2nd Floor and
Existing Roof Plan 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 22 of 53
MAXIMUM FLOOR AREA ROOFTOP RESIDENCE = 2,103 SF.
Adjacent Building
(R)(S)
(R)(S)
Rooftop Patio = 1328 SF.
Elevator
(2096 Square Foot Illustrated)14th StreetSpruce Street
AlleyWIC
8'-5"x5'-2"
Kitchen
19'-2"x10'-0"
Office
9'-2"x9'-7"
Elevator Lobby
6'-3"x6'-2"
Pantry
3'-2"x7'-4"
Laundry
5'-5"x9'-7"
Bedroom Two
14'-6"x9'-7"
WIC
4'-7"x5'-5"
Bath Two
5'-0"x9'-7"
Bath Three
5'-0"x9'-7"
Built-in
Primary Bedroom
13'-6"x13''-2"
Utility
5'-3"x5'-2"
Bedroom Three
10'-6"x13-2"
Powder
5'-4"x5'-6"LinenLiving Area
19'-1"x17'-2"
Built-in
Rooftop Patio Area
14th StreetSpruce Street
AlleyPrimary Bedroom
14'-0"x8''-4"CoatsRooftop Patio Area
Rooftop Residence
2096 Square Feet
4
Proposed 3rd
Floor & Roof Plan 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 23 of 53
5
Existing Building
Elevations 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 24 of 53
6
Proposed Building
Elevations 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 25 of 53
Transparency
Diagram 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
7
Item 5B - 2040 14th Street Memo Page 26 of 53
8
Colored Renderings 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 27 of 53
9
Colored Renderings 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 9Historic PreservationLandmark SubmittalD E S I G N
architecture
EDGE
interior design
Item 5B - 2040 14th Street Memo Page 28 of 53
NICHIHA VERTICAL WOOD
LOOKING SIDING
MATERIAL: FIBER CEMENT
COLOR: LIGHT GRAY
PAINTED ROOF
MATERIAL: METAL
COLOR: BLACK
PAINTED PLANTER
MATERIAL: METAL
COLOR: BLACK
PARAPET
MATERIAL:FIBER CEMENT
COLOR: BEIGE
TRIM BOARD
MATERIAL: FIBER CEMENT
COLOR: LIGHT GRAY
PAINTED WINDOW FRAME
MATERIAL: METAL
COLOR: BLACK
HORIZONTA SIDING
MATERIAL: METAL
COLOR: BLACK & BEIGE
EXISTING STUCCO
AT EXISTING BUILDING
COLOR: BEIGE
EXISTING STONE CLADDING
AT EXISTING BUILDING
COLOR: RED
EXISTING PAINTED METAL
WINDOW FRAME AT EXISTING
BUILDING
COLOR: WHITE
EXISTING STUCCO
AT EXISTING BUILDING
COLOR: BEIGE
- MATERIAL BOARD -
04/12/24
EDGED E S I G N
architecture interior design
2040 14TH STREET, BOULDER, CO 80202
Item 5B - 2040 14th Street Memo Page 29 of 53
PAINTED ROOF
MATERIAL: METAL
COLOR: BLACK
PAINTED PLANTER
MATERIAL: METAL
COLOR: BLACK
PARAPET
MATERIAL:FIBER CEMENT
COLOR: BEIGE
TRIM BOARD
MATERIAL: FIBER CEMENT
COLOR: LIGHT GRAY
PAINTED WINDOW FRAME
MATERIAL: METAL
COLOR: BLACK
EXISTING STONE CLADDING
AT EXISTING BUILDING
COLOR: RED
EXISTING STUCCO
AT EXISTING BUILDING
COLOR: BEIGE
- MATERIAL BOARD -
04/12/24
EDGED E S I G N
architecture interior design
2040 14TH STREET, BOULDER, CO 80202
DECKING
MATERIAL: WOOD
COLOR: BROWN
NICHIHA VERTICAL WOOD
LOOKING SIDING
MATERIAL: FIBER CEMENT
COLOR: LIGHT GRAY
Item 5B - 2040 14th Street Memo Page 30 of 53
CODE STATEMENTGOVERNING CODES2018 INTERNATIONAL BUILDING CODE AND AMENDMENTS2018 INTERNATIONAL ENERGY CONSERVATION CODE AND AMENDMENTS2018 INTERNATIONAL FIRE CODE AND AMENDMENTS2018 INTERNATIONAL MECHANICAL CODE AND AMENDMENTS2018 INTERNATIONAL PLUMBING CODE AND AMENDMENTS2018 INTERNATIONAL FUEL AND GAS CODE AND AMENDMENTS2020 NEC NATIONAL ELECTRICAL CODE2017 ICC/ANSI A117.1PROJECT DESCRIPTIONTHE PROJECT IS THE ADDITION OF A NEW SINGLE FAMILY APARTMENT STYLE RESIDENCEABOVE AN EXISTING OFFICE BUILDING. EXTENSIONS TO THE EXISTING ELEVATOR, STAIRCORE AND UTILITIES SHALL BE PROVIDED THROUGH THE EXISTING OFFICE BUILDING TOACCOMMODATE THE NEW RESIDENCE.CODE DATAOCCUPANCY CLASSIFICATION NEW R-3 OVER BUSINESS - B (OFFICE SPACE)CONSTRUCTION TYPEV B- SPRINKLEREDBUILDING HEIGHT REQUIREMENTS:NUMBER OF STORIESALLOWED PROVIDEDR-3 OCCUPANCY43B - OCCUPANCY 32BUILDING HEIGHT ALLOWED R-3 AND B = 60 FEETPROPOSED = 46 FEETEXITING REQUIREMENTS:NUMBER OF EXITS (1015):REQUIREDPROVIDEDAREA OF WORK: TWO (2) TWO (2)FIRE SEPARATION REQUIREMENTS:ONE HOUR BETWEEN R-2 AND BONE HOUR WITHIN 5 FEET OF PROPERTY LINEOCCUPANT LOAD (TABLE 1005):SQUARE FOOTAGE SQ. FT. PROPOSED ADDITION = 2,103 GSF EXISTING BUILDING = 20,747 GSF TOTAL BUILDING = 22,850 GSFBASIC ALLOWABLE ALLOWED PROVIDEDR-3 OCCUPANCYUNLIMITED 2,102 GSFBUSINESS OCCUPANCY27,000 GSF 20,747 GSFFACTORS:RESIDENTIAL AREA - 200 GROSS SF / OCCUPANTBUSINESS AREA - 150 GROSS SF / OCCUPANTSTORAGE, MECHANICAL = 300 GROSS SF / OCCUPANTOCCUPANT LOAD NEW RESIDENCE SQ. FT. FACTOR OCCUPANT LOAD3RD FLOOR RESIDENCE 2,102 GSF 200 11OCCUPANT LOAD EXISTING BUILDING SQ. FT. FACTOR OCCUPANT LOADBASEMENT- BUSINESS AREA 5,627 GSF 150 37BASEMENT- STORAGE / MECHANICAL 892 GSF 300 3BASEMENT TOTAL OCCUPANTS 40MAIN FLOOR- BUSINESS AREA 5,552 GSF 150 37MAIN FLOOR- STORAGE / MECHANICAL 948 GSF 300 3MAIN FLOOR TOTAL OCCUPANTS 40SECOND FLOOR- BUSINESS AREA 5794 GSF 150 39SECONDFLOOR- STORAGE / MECHANICAL 759 GSF 300 3SECOND FLOOR TOTAL OCCUPANTS 42TOTAL OCCUPANT LOAD: 133 OCCUPANTSFIRE SPRINKLER REQUIREMENTS:AUTOMATIC SPRINKLERS ARE REQUIRED AND PROVIDED PER NFPA 13 SYSTEM.EXISTING SPRINKLER HEADS SHALL BE MODIFIED AS REQUIRED AND EXISTING ALARMMODIFIED AS REQUIRED TO COORDINATE WITH MAIN BUILDING SYSTEMS.INTERNATIONAL ENERGY CONSERVATION CODE COMPLIANCE METHOD:PRESCRIPTIVENOTE:ALL NEW WALLS AT THE ROOFTOP ADDITION SHALL COMPLY WITH THE THERMALENVELOPE REQUIREMENTS OF THIS SECTION.THERMAL ENVELOPE INSULATION MINIMUM REQUIREMENTS SHALL ONLY APPLY TO NEWCONSTRUCTION: (TABLE C402.1.3)architectureD E S I G N 482 S. Broadway, Suite 100Telephone: (303) 260-7277Denver, CO 80209EDGEinterior designDATE: 4/12/24SHEET NO.2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialItem 5B - 2040 14th Street MemoPage 31 of 53
2040 14th Street Boulder, CO 3rd STORY STEP BACK EXAMPLES 80302 900 Pearl Street View from NW Corner on Pearl Street View from West side on 9th Street Item 5B - 2040 14th Street Memo Page 32 of 53
2040 14th Street Boulder, CO 3rd STORY STEP BACK EXAMPLES 80302 901 Pearl Street View from SW Corner on Pearl Street View from East approach on Pearl Street (Left) and view from West side on 9th Street (Right) Item 5B - 2040 14th Street Memo Page 33 of 53
2040 14th Street Boulder, CO 3rd STORY STEP BACK EXAMPLES 80302 1102 Pearl Street View from NW Corner on Pearl Street Ped Mall View from SW Corner on 11th Street Item 5B - 2040 14th Street Memo Page 34 of 53
2040 14th Street Boulder, CO 3rd STORY STEP BACK EXAMPLES 80302 1505 Pearl Street View from South side on Pearl Street View from West side on 15th Street Item 5B - 2040 14th Street Memo Page 35 of 53
2040 14th Street Boulder, CO 3rd STORY STEP BACK EXAMPLES 80302 1911 11th Street View from SE Corner on Walnut Street Same position, greater surrounding context Item 5B - 2040 14th Street Memo Page 36 of 53
Item 5B - 2040 14th Street Memo Page 37 of 53
Item 5B - 2040 14th Street Memo Page 38 of 53
Item 5B - 2040 14th Street Memo Page 39 of 53
Item 5B - 2040 14th Street Memo Page 40 of 53
Item 5B - 2040 14th Street Memo Page 41 of 53
Item 5B - 2040 14th Street Memo Page 42 of 53
SPRUCE STREET
(80.0' PUBLIC RIGHT-OF-WAY)14TH STREET(80.0' PUBLIC RIGHT-OF-WAY)PROPERTYLINE 50.15'EXISTING CONCRETESIDEWALKEXISTING CONCRETE
SIDEWALK
PROPERTY LINE 140.65'
PROPERTY LINE 140.65'PROPERTYLINE 50.15'PUBLIC ALLEYADJACENT PROPERTY
LOT 5
BOULDER THEATRE
ADJACENT
BUILDING
EXISTING TWO STORY
OFFICE BUILDING
WITH PROPOSED 3RD
FLOOR RESIDENCE
REPLACE EXISTING 1"
WATER LINE WITH NEW
1.5" WATER LINE AT
SAME LOCATION
EXISTING 4" SANITARY
TO REMAIN
SAN
W
2040 14TH STREET
LOW POINT MEASURED
25'-0" FROM BUILDING
SECONDARY
ENTRANCE
AND EXIT
PRIMARY ENTRANCE
AND EXIT
15.0' 3rd FLOOR
SETBACK LINE
15.0' 3rd FLOORSETBACK LINE15.0' 3rd FLOORSETBACK LINEZERO SETBACK LINE ATGROUND FLOORZERO SETBACK LINE AT GROUND FLOOR
ZERO SETBACK LINE ATGROUND FLOOREXISTING CONCRETE
CURB AND GUTTER
EXISTING CONCRETE
CURB AND GUTTER
EXISTING STREET LIGHT
TO REMAIN
SANSANSANSANSANEXISTING PAINTED
PARKING STRIPING
EXISTING PAINTED
CROSSWALK STRIPING
EXISTING PAINTED
PARKING STRIPING
EXISTING PAINTED
CROSSWALK STRIPING
EXISTING PARKING
METER KIOSK
0.0' SETBACK AT INTERIOR
EXISTING TREE AND
TREE GRATE
EXISTING TREE
GRATE/OPENING
EXISTING TREE
GRATE/OPENING
EXISTING TREE
GRATE/OPENING
15'14'15'15'80'80'
EXISTING TREE AND
TREE GRATE
EXISTING TREE AND
TREE GRATE
14'14.5'NEW BIKE RACK
RE: LANDSCAPE PLAN
NEW BIKE RACK
RE: LANDSCAPE PLAN 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
VICINITY MAP:
1.SITE PLAN WITH UTILITIES SHEET 1 OF 11
2. LANDSCAPE PLAN SHEET 2 OF 11
3. LANDSCAPE DETAILS SHEET 3 OF 11
4. BASEMENT AND MAIN FLOOR PLAN SHEET 4 OF 11
5. 2ND FLOOR AND EXISTING ROOF PLAN SHEET 5 OF 11
6. PROPOSED 3RD FLOOR & ROOF PLAN SHEET 6 OF 11
7. EXISTING BUILDING ELEVATIONS SHEET 7 OF 11
8. PROPOSED BUILDING ELEVATIONS SHEET 8 OF 11
9. PROPOSED BUILDING ELEVATIONS SHEET 9 OF 11
10. COLORED RENDERINGS SHEET 10 OF 11
11. COLORED RENDERINGS SHEET 11 OF 11
SHEET INDEX:
SITE DATA:
ZONE DISTRICT DT-3 - DOWNTOWN 3 HISTORIC DISTRICT
PROPOSED USE MIXED - USE: 1 RESIDENTIAL UNIT ABOVE EXISTING OFFICE
GENERAL LOT INFORMATION SQ. FT.ACRES
ZONE LOT SIZE (GROSS PROJECT AREA)7,054 0.16
FLOOR AREA / FAR CALCULATIONS
MAX FLOOR AREA RATIO (FAR) = 7,054 x 2.2 =15,519 S.F.
OFFICE SQUARE FOOTAGE (AT MAIN LEVEL) = 6,749 S.F.
OFFICE SQUARE FOOTAGE (AT SECOND LEVEL) = 6,667 S.F.
TOTAL CALCULATED SQUARE FOOTAGE TOWARDS FAR = 13,416 S.F.
MAXIMUM RESIDENTIAL ADDITION ON 3RD FLOOR = 2,103 S.F.
PROPOSED MAXIMUM RESIDENTIAL ADDITION ON 3RD FLOOR = 2,103 (2,096 S.F. ILUUSTRATED)
TOTAL RESIDENTIAL UNITS One
OPEN SPACE
EXISTING BUILDING FOOTPRINT 7,021 SQUARE FEET = 99.5% LOT COVERAGE
OPEN SPACE AT GRADE = 33 SQUARE FEET = .05% LOT COVERAGE
REQUIRED OPEN SPACE (15% OF SITE) = 1,058 SQUARE FEET
PROPOSED ROOFTOP PATIO = 1,328 SQUARE FEET
BUILDING HEIGHT FEET STORIES
EXISTING BUILDING HEIGHT OF STRUCTURE TO PARAPET 29.7 FEET TWO STORIES
PROPOSED MAX BUILDING HEIGHT TO ROOF 38 FEET THREE STORIES
PROPOSED MAX. BUILDING HEIGHT OF STRUCTURE TO PARAPET 39.5 FEET (39.33 ILLUSTRATED)THREE STORIES
PROPOSED MAX. BUILDING HEIGHT AT ELEVATOR OVERRUN 46 FEET (44.25 ILLUSTRATED)THREE STORIES
BASE MAXIMUM BUILDING HEIGHT PER TABLE 9-7-1 38 FEET TWO STORIES
SETBACKS REQUIRED (MIN)PROPOSED
FRONT SETBACK (14TH STREET)0.0'0.0'
FRONT SETBACK AT 3RD FLOOR (14TH STREET)15.0'11.5'
SIDE STREET SETBACK (SPRUCE STREET)0.0'0.0'
SIDE STREET SETBACK AT 3RD FLOOR (SPRUCE STREET)15.0'20.5'
SIDE INTERIOR SETBACK (SOUTH BOULDER THEATRE)0.0'0.0'
REAR ALLEY SETBACK (EAST)0.0'0.0'
REAR ALLEY SETBACK AT 3RD FLOOR (EAST)15.0'0.0'
PARKING
NO PARKING IS PROVIDED ON SITE AND NO NEW PARKING ON SITE IS PROPOSED.
REQUESTED MODIFICATIONS TO LAND USE CODE
NORTH
1. BUILDING HEIGHT:
REQUEST VARIANCE TO THE MAXIMUM BUILDING HEIGHT OF 38 FEET TO ALLOW FOR A 43.33 FOOT HEIGHT ENCROACHMENT FOR
THE ELEVATOR APPURTENANCE PER 9-7-7 (a)(2) AND A PARAPET HEIGHT ENCROACHMENT OF 18" MAX. PER 9-7-7 (a)(5) THE
CURRENT BUILDING HEIGHT IS MEASURED APPROXIMATELY FOUR FEET BELOW THE EXISTING MAIN FLOOR FINISHED FLOOR
FROM THE LOWEST POINT 25 FEET OUT FROM THE NE BUILDING CORNER IN SPRUCE STREET .
2. PARKING:
REQUEST FOR 100% REDUCTION OF ON-SITE PARKING REQUIREMENT. THE EXISTING BUILDING HAS NO ON-SITE PARKING. THE
ADDITION OF ONE SINGLE FAMILY RESIDENCE ON THE THIRD FLOOR WOULD REQUIRE ONE PARKING SPACE. ONE PARKING
SPACE WILL BE PROVIDED IN THE ADJACENT PARKING GARAGE EAST ACROSS THE ALLEY. (SEE PARKING AGREEMENT)
3. OPEN SPACE:
15% OPEN SPACE REQUIRED BASED ON PROPOSED HEIGHT. THE EXISTING BUILDING FOOTPRINT OCCUPIES 99.5 % OF THE SITE.
OPEN SPACE TO BE PROVIDED IN ROOFTOP PATIO.
4. SETBACKS:
THE UPPER FLOOR SETBACK AROUND THE BUILDING IS 15 FEET ON ALL STREET AND ALLEY SIDES. VARIANCE TO ALLOW FOR
ELEVATOR AND STAIR ACCESS ENCLOSURES TO ENCROACH INTO THE SETBACKS TO ALLOW FOR EXTENSIONS OF EXISTING
ELEVATOR AND STAIR LOCATIONS.
INCLUSIONARY HOUSING
AFFORDABLE HOUSING
ONE RESIDENCE SHALL BE PROVIDED AT THIS PROJECT. THIS PROJECT WILL USE THE ALTERNATIVE MEANS OF
COMPLIANCE IDENTIFIED IN CHAPTER 13, SECTION 9-13-3 AND 9-13-10.
CASH-IN-LIEU CONTRIBUTION: DEVELOPERS MAY SATISFY PERMANENTLY AFFORDABLE HOUSING REQUIREMENTS BY
MAKING CASH CONTRIBUTIONS TO THE CITY'S AFFORDABLE HOUSING FUND. THE CASH-IN-LIEU CONTRIBUTION WILL
BE CALCULATED BY THE CITY MANAGER ANNUALLY. THE CITY MANAGER MAY CONSIDER THE NUMBER OF UNITS IN
THE DEVELOPMENT, THE SIZE AND TYPE OF UNITS WHICH CREATED THE OBLIGATION (INCLUDING SMALL ATTACHED
UNITS AND TOWNHOMES), THE AMOUNT THAT WOULD INCENTIVIZE ON-SITE CONSTRUCTION OF AFFORDABLE UNITS,
AND THE AFFORDABILITY GAP BETWEEN MARKET AND AFFORDABLE HOME PRICES WHEN DETERMINING THE
CASH-IN-LIEU CALCULATION.
1
Site Plan with
Utilities
WALNUT ST
WALNUT ST
PEARL ST
PEARL ST
PEARL ST
SPRUCE S
T
SPRUCE ST
PINE ST
PINE ST
PINE ST
LAWRY LN
LAWRY LN 15 TH
ST15 TH
ST14 TH
ST14 TH
ST14 TH
ST16 TH
ST16 TH
ST
PROJEC
T
S
I
T
EItem 5B - 2040 14th Street MemoPage 43 of 53
2040 14th St.– Tree Inventory ERC Project # 1670-2401
3
TOTAL LOT AREA
BUILDING AREA:6,749
TOTAL DRIVE & PARKING LOT:305
LANDSCAPE AREA / USABLE OPEN SPACE - existing zero lot line building
REQUIRED PROVIDED/COMMENTS
TOTAL NUMBER OF PARKING STALLS 1 parking available in adj. parking garage
TOTAL NUMBER BIKE RACKS:
2 bike /residential unit 2 long term 6 total = 4 short term (added to ROW) + 2 long term at top
of steps (re: Arch)
FROM ADJACENT STREET 6' buffer NA no onsite parking
Height & Opacity Landscape Material 42" ht.NA no onsite parking
Width 6' Buffer NA no onsite parking
Trees 1 tree/25 LF NA no onsite parking
STREETSCAPE:REQUIRED PROVIDED/COMMENTS
14th STREET 1 tree/40 LF, 50 LF = 1 tree req 1 existing +1 new trees provided
SPRUCE STREET 1 tree/40 LF, 140 LF = 4 tree req 4 NEW trees provided
MIMINUM PLANT SIZES:
Deciduous Trees 2" cal.5
Evergreen Trees 6' ht.0
Ornamental Trees 1.5" cal.0
Shrubs #5 container 40 1-gallon orn grasses
LANDSCAPE REQUIREMENTS: 04/05/24
1 tree & 5 shrubs/1500 sf =1328 sf roof deck = 5 shrubs
PARKING LOT SCREENING:
OVERALL SITE
7,054 sf
FROM ADJACENT PROPERTIES
Item 5B - 2040 14th Street Memo Page 44 of 53
KEY QTY SCIENTIFIC NAME COMMON NAME SIZE o.c.
SPACING
WATER
USAGE
AE 3 Ulmus x Accolade'Accolade Elm 2" clp.as shown LOW
SWO 2 Quercus bicolor Swamp White Oak 2" clp.as shown LOW
TOTAL:5
FRG 28 Calamagrostis x acutiflora `Karl Foerster`Foerster Feather Reed Grass 1 gallon 24" o.c.LOW
VMG 12 Miscanthus sinensis 'Variegated'Variegated Maiden Grass 24" o.c.LOW
PLANT LIST: 04/05/24
SHADE TREES:
ORNAMENTAL GRASSES:
11
Item 5B - 2040 14th Street Memo Page 45 of 53
14th StreetSpruce Street
Alley14th StreetSpruce Street
Alley 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
4
Basement and
Main Floor Plan
Item 5B - 2040 14th Street Memo Page 46 of 53
(R)(S)
(R)(S)14th StreetSpruce Street
Alley14th StreetSpruce Street
Alley 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
5
2nd Floor and
Existing Roof Plan
Item 5B - 2040 14th Street Memo Page 47 of 53
MAXIMUM FLOOR AREA ROOFTOP RESIDENCE = 2,103 SF.
Adjacent Building
(R)(S)
(R)(S)
Rooftop Patio = 1328 SF.
Elevator
(2096 Square Foot Illustrated)14th StreetSpruce Street
AlleyWIC
8'-5"x5'-2"
Kitchen
19'-2"x10'-0"
Office
9'-2"x9'-7"
Elevator Lobby
6'-3"x6'-2"
Pantry
3'-2"x7'-4"
Laundry
5'-5"x9'-7"
Bedroom Two
14'-6"x9'-7"
WIC
4'-7"x5'-5"
Bath Two
5'-0"x9'-7"
Bath Three
5'-0"x9'-7"
Built-in
Primary Bedroom
13'-6"x13''-2"
Utility
5'-3"x5'-2"
Bedroom Three
10'-6"x13-2"
Powder
5'-4"x5'-6"LinenLiving Area
19'-1"x17'-2"
Built-in
Rooftop Patio Area
14th StreetSpruce Street
AlleyPrimary Bedroom
14'-0"x8''-4"CoatsRooftop Patio Area
Rooftop Residence
2096 Square Feet 2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
6
Proposed 3rd
Floor & Roof Plan
Item 5B - 2040 14th Street Memo Page 48 of 53
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
7
Existing Building
Elevations
Item 5B - 2040 14th Street Memo Page 49 of 53
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
8
Proposed Building
Elevations
Item 5B - 2040 14th Street Memo Page 50 of 53
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
9
Proposed Building
Elevations
Item 5B - 2040 14th Street Memo Page 51 of 53
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
10
Colored Renderings
Item 5B - 2040 14th Street Memo Page 52 of 53
2040 14th Street, Boulder, CO, 802022040 14th Street ResidentialARCHITECT
LANDSCAPE ARCHITECT
482 S BROADWAY - SUITE 100
TELEPHONE: (303) 260-7277
DENVER, COLORADO 80209
SHEET NO.
SHEET TITLE
DRAWN BY MPG
CHECKED ACO
DATE January 18, 2024
REVISION DATE:
SHEET OF 11Site Review SubmittalD E S I G N
architecture
EDGE
interior design
Site Plan Revision 4/12/24
11
Colored Renderings
Item 5B - 2040 14th Street Memo Page 53 of 53