5B - Landmark Alteration Certificate for 800 Pearl St. (HIS2009-00092)
MEMORANDUM
June 31a, 2009
To: Landmarks Board
From: Susan Richstone, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Subject: Public hearing and consideration of a Landmark Alteration
Certificate to remove 3,350 sq. ft. of the existing 6,450 sq. ft.
building and rehabilitate the W.J. Chamberlain Sampling Works
building 800 Pearl Street (pending landmark property), per Section
9-11-18 of the Boulder Revised Code. (HIS2009-00092)
Statistics:
1. Site: 800 Pearl Street
2. Zoning: BMS (Business - Main Street)
3. Owner/Applicant Pearl Street Properties, LLC
4. Site Area: 14,100 sq. ft.
5. Existing Bldg: Approximately 6,450 sq. ft.
6. Proposed Demolition Approximately 3,350 sq. ft.
Staff Recommendation:
Staff recommends that the Landmarks Board make the following motion:
The Landmark Board approves the proposal for the demolition, and
rehabilitation at 800 Pearl Street (as shown on drawings dated May 7th, 2009), in
that it meets the standards set forth in Chapter 9-11-18 (a)(b,1-4), B.R.C. 1981, is
consistent with the General Design Guidelines, subject to the conditions below, and
adopts this memorandum as findings of the board.
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CONDITIONS OF APPROVAL
i
1. The applicant shall be responsible for ensuring that the development shall
be constructed in compliance with all approved plans on file in the City of
Boulder Planning Department, except as modified by these conditions of
approval.
2. Prior to a building permit application, the Applicant shall submit, subject
to the final review and approval of the Landmarks design review
committee final architectural plans showing details regarding stucco color
and finish, proposed new door and window details, details regarding the
design of the new south wall. The applicant shall demonstrate that the
design details are in compliance with the intent of this approval and the
General Design Guidelines.
This recommendation is based upon staff's opinion that with the conditions
listed above, the proposed construction will be generally consistent with the
conditions as specified in Section 9-11-18(a)&(b)(1-4) B.R.C., and the General
Design Guidelines.
Summary:
• On November 5111, 2008 an application to demolish 3,800 sq. ft. of the
"Lolitas" building and construct 8,700 sq. ft. of addition was withdrawn
by the applicant to allow time for redesign of the project to avoid
demolition and possibly landmark the property.
• Staff has met with the applicant on a number of occasions to discuss the
redevelopment of the site with view to a portion of the property being
landmarked.
• The building at 800 Pearl Street was constructed in 1876 for Nathaniel P.
Hill as a sampling works for ore from mines in the mountains west of
Boulder. Though the building has been altered a number of times over the
years, its basic form remains intact.
• Because there is a pending local landmark application for a portion of a
property, the demolition, rehabilitation, and addition are being reviewed
as a landmark alteration certificate per 9-11-18 of the Boulder Revised
Code.
• The proposal calls for the removal of approximately 2,547 sq. ft. (52%) of
the existing building. 24% of the area proposed for demolition was
constructed prior to WW-II, constituting the historic Chamberlain Assayer
Building.
• The proposed landmark boundary includes approximately 4,100 sq. ft. of
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the 14,100 sq. ft. lot; all exterior changes within the proposed boundary are
subject to a landmark alteration certificate.
• Staff recommends that the Landmarks Board approve the proposal for the
removal of a portion of the building and the rehabilitation of the
remaining 1876 section of the edifice in that it meets the standards in
Chapter 9-11-18 (a)(b, 1-4), B.R.C. 1981, and is consistent with the General
Design Guidelines.
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Figure 1.
800 Pearl Street northwest corner, 2007
Property Description:
The 14,100 square foot lot is located on the southeast corner of 8t" Street and Pearl
Street and contains a stuccoed brick building featuring a wide, low-pitch, front-
gabled roof, with a one-story flat roof addition at the rear (south) elevation.
Though the building has been altered a number of times over the years, the basic
form of 1876 building remains intact. Exterior changes include the removal of
tower sometime after 1930, the application of cementitious stucco to the exterior
walls sometime between 1935 and 1943, and the replacement of the six-over-six
double-hung windows and relocation of the entrance on the north elevation
sometime between 1943 and 1965. A second-story window has been closed, the
void covered with a sign. A still extant flat roof addition at the south side of the
building appears in a c.1930 photograph (see figure 7.) and was significantly
altered during the c.1950 remodel and addition. This property was surveyed in
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1988 by the Colorado Historical Society. (See Attachment A: Historic Building
Inventory Record).
The proposed landmark boundary includes 4,100 sq. ft. of the 14,100 sq. ft. lot; all
exterior changes within the proposed boundary are subject to a landmark
alteration certificate.
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West Pearl Historic District
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Figure 2. Location Snap
Demolition:
The application calls for the removal of approximately 3,347 sq. ft. (48%) of the
existing 6, 400 sq. ft. building. Roughly 2,550 sq. ft. (or 40%a of the existing
building) proposed for demolition is flat roofed, constructed of concrete block
and built or significantly altered after WW-II. The remaining 800 sq. ft. (or 12% of
the existing building) features the gable roof and brick wall construction and
appears to date from the original 1876 construction (see figures 3 & 4).
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Figure 3. Site Plan showing portion of building proposed for demolition
Figure 4. 8`k' Street elevation - hatched line
showing areas of building proposed for demolition
Rehabilitation/Reconstruction:
The proposal calls for the rehabilitation of the building and the reconstruction of
a number of lost exterior features.
On the north (front) elevation of the building, plans show the storefront to be
remain much as it presently is with contemporary storefront windows, a side
entrance, and re-stuccoing of the exterior finish. In addition, plans call for the
gable end double-hung (see figure 5 & 6). In this scheme a six over six, double-
hung window is to be installed in an existing opening in the gable per the c.1900
photograph of the building (see figure 7). The proposal also calls for a door to be
inserted in roughly the same location as the door shown at the east end of the
north elevation in the c.1895 photograph.
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Figure 5. Existing North elevation of 800 Pearl Street
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Figure 6. Proposed north elevation of 800 Pearl Street
On the west (8th Street) face, plans show for the fenestration to recreate the
pattern of windows and doors on that face of the building as shown in the c. 1900
photograph (see figures 7 & S). At the north end of the west face of the building,
plans show the installation of a six over six, double hung sash in an existing
opening (see figure 9). All other openings on this elevation are shown to remain
enclosed as is currently the condition. Finally, plans show a new, reconstructed
wall at the south (rear) side of the building to feature a gable end window
mirroring that on the north gable, and a centrally located two leaf door flanked
by smaller divided light casement windows. The roof of the rehabilitated is
shown to be covered with a metal roof (colour and profile unspecified).
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Figure 7. c. 1900 photograph showing north and Nicest elevation of building
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Figure 8. Proposed reconstruction of west face of building
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Figure 9. Proposed treatment of east face of building
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Figure 10. Proposed construction of east face of building
Adjacent new construction:
Outside of the proposed 4,100 sq. ft. landmark boundary, plans are for the
construction of a three-story, free standing building. The site plan shows the
building to be set between 14 and 20 feet east of Lolita's east wall; the north wall
of the building being set back approximately four feet from the plane of the
historic building's north wall (see Figure 9).
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Figure 9. Site plan showing proposed new
construction in relation to proposed landmark
While detailed elevations were not included with the application, the height of
the new construction will likely be close to 36', the maximum allowed in the
Business-Main Street zone district. The north elevation indicates the building will
be two-stories on Pearl Street and designed in a neo-traditional manner
characteristic of historic buildings in the downtown area (see Figure 13). As the
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building steps up to three-stories at the south, the design is decidedly more
contemporary in inspiration.
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Figure 10. Aerial rendering of 800 Pearl Street from northwest
Showing Lolita's and proposed adjacent new construction
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Vit ii re 11. Rendering of development from the north
Criteria for the Board's Decision:
Subsection 9-11-18(b1-3)(c), B.R.C. 1981, sets forth conditions an application must
meet in order for the Landmarks Board to issue a Landmark Alteration
Certificate.
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(b) Neither the landmarks board nor the city council shall approve a landmark alteration
certificate unless it meets the following conditions:
(1) The proposed work preserves, enhances, or restores and does not damage
or destroy the exterior architectural features of the landmark;
(2) The proposed work does not adversely affect the special character or special
historic, architectural, or aesthetic interest or value of the landmark;
(3) The architectural style, arrangement, texture, color, arrangement of color,
and materials used on existing and proposed structures are compatible
with the character of the existing landmark and its site;
(4) With respect to a proposal to demolish a building in an historic district,
the proposed new construction to replace the building meets the
requirements of paragraphs (b)(2) and (3) above.
(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.
Analysis: .
1. Does the proposed application preserve, enhance, or restore, and not damage or
destroy significant exterior architectural features of the landmark or the subject
property within an historic district?
Staff finds the proposed demolition of the southern 16', 8' feet (or 24%) of the
1876 building will not damage or destroy the exterior features of the landmark as
a who The removal of this rear and significantly altered portion of the historic
i. ilding-and tre demolition of the post WW-II additions will not damage
significant architectural features of the building and will maintain the strong
horizontality of the gable form when viewed from the west and northwest. Staff
also considers the exterior rehabilitation and reconstruction of lost features will
restore the west elevation of the historic building to the c.1900 period, while
generally maintaining the east and west faces of the building as currently
configured.
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the landmark?
Staff finds that the proposed application will not adversely affect the special
character of the landmark. The retention of the characteristic horizontal gable
roof and wall forms and restoration of the west wall to the c.1900 period will
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preserve this distinctive building as a familiar visual feature of the west Pearl
area of Boulder.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
taterials used on existing and proposed structures compatible with the character of the
historic district?
Little detail is provided as to materials proposed for refinished stucco, roof, and
new doors and windows. These details may be provided for review and
approval by the Landmarks design review committee.
4. With respect to a proposal to demolish a building in an historic district, the
proposed new construction to replace the building meets the requirements of
paragraphs (b)(2) and (3) above.
Not applicable.
c. The Landmarks Board is required to consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in
determining whether to approve a Landmark Alteration Certificate.
Plans call for the construction of universal access features to the building. No
information on the economic feasibility of alternatives was submitted.
Design Guidelines
The Board has also adopted the General Design Guidelines to help interpret the
historic preservation ordinance. The following is an analysis of the proposed
new construction with respect to relevant guidelines. Design guidelines are
intended to be used only as an aid to appropriate design and are not intended as
a checklist of items for compliance.
GENERAL DESIGN GUIDELINES FOR ALTERATIONS TO LANDMARK
BUILDINGS
ALTERATIONS TO CONTRIBUTING BUILDINGS, 3.0:
3.1 Roofs
The roof is one of the primary character-defining features of a historic building, and the repetition of
similar roof types creates part of the visual consistency that defines a historic area. Alterations or
additions to roofs must be given careful consideration to ensure that they do not compromise the
integrity of the historic structure. Typical roof shapes are gabled or hipped. Shed roofs sometimes
occur on historic additions and accessory buildings.
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Meets Guideline?
Maintain the roof form, slope, Proposed removal of rear Yes
height and orientation to the additions and portion of historic
street. building generally preserves the
profile and slope of roof as well
as its orientation to the street.
3.6 Exterior Materials - Masonry
Guidelines
1 Original historic finish materials should Proposal calls for walls to be re- Maybe
be preserved and repaired - when stuccoed to match existing.
repairing masonry use appropriate Physical investigation has
techniques and mortar. revealed that original masonry
behind stucco is in poor
condition and removal of the
Portland based stucco would
likely result in significant
damage to the brick. Detail
regarding new stucco finish and
colour should be submitted to
the Ldre for review and
approval
3.7 Windows - - - - - -
-
Windoitis, the elements that surround them, and their relationship to one another are one of the most
important character-defining elements ofp historic structure and should be preserved. Improper or
i insensitive treatment of the windows 'on a historic structure can seriously detract from its architectural
character. Windows on facades visible from public streets, particularly the front fagade, are especially
important.
Guideline Meets
Guideline
l Retain and preserve existing historic With the exception of three c.1950s Maybe
windows including their functional steel casement windows at the north
decorative features In some cases, it end of the west elevation, all
might be appropriate to use window windows on the building are
elements front the side or rear
elevations to repair those on the front. contemporary. Replication of
windows based on c.1900 photo a
west face, north gable, and north end
of east face generally appropriate.
Details should be provided to the
Ldre for review and approval.
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Preserve original window locations; do Windows are to remain or new Yes
2 not move windows from their historic
windows installed based upon c.1900
placement. photograph.
Existing historic window openings Replication of windows based on Yes
10 should be reserved and should not be
preserved c.1900 photo a west face, north gable,
made larger or smaller to accommodate and north end of east face generally
a differently sized window appropriate. Shadows of historic
window openings will be maintained
on east face of building.
.14 All replacement windows must match With the exception of three c.1950s Yes
the historic feature as closely as steel casement windows at the north
possible. end of the west elevation, all
windows on the building are
contemporary. Replication of
windows based on c.1900 photo a
west face, north gable, and north end
of east face generally appropriate.
Details should be provided to the
Ldre for review and approval.
3.8 Doors
Front doors and primaw entrances are among the roost 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.
Guideline Meets
Guideline
2 Retain and preserve the functional, Existing (non-historic) storefront and
proportional and decorative features of entrance to be maintained. NIA
a primary entrance. =These features.
include the door and its frame, sill,
head, jamb, moldings, and any
flanking windows.
10 Doors in additions and new buildings More information needs to be Maybe
should reflect door patterns and provided regarding proposed doors
proportions of the existing for on addition.
elevations visible form public streets,
relationship of voids to solid should
also be compatible.
4.0 Protection of Historic Buildings and Sites Meets Guidelines?
.1 Construct new additions so that there is Proposed addition of new rear wall Yes
the least possible loss of historic fabric will not result in significant loss of
and so the character-defining features of character defining features.
the buildings are not destroyed.
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.2 New additions should be constructed so Removal of 800 sq. ft. portion of Yes
that they may be removed in the future 1876 portion of building is
without damaging the historic building. irreversible. However, its removal
will not result in a loss of intact
character defining features.
It is not appropriate to construct an In mass, scale, and location Maybe
3 addition that will detract from the proposed new south wail will not
overall historic character of the detract from historic character of
building. historic building. However,
fenestration might be refined in
more contemporary manner -
review details at Ldre.
4.2 Distinction from Historic Buildings
All additions should be discernible from the historic structure. When the original design is duplicated
the historic evolution of the building becomes unclear. Instead, additions should be compatible with
the historic architecture but clearly recognizable as new construction.
1 Distinguish an addition from the Fenestration on proposed new south Maybe
historic structure, but maintain visual wall might be refined to be more continuity between the two. One contemporary in manner - review
common method is to step the addition details at Ldre.
back andlor set it in slightly from the
historic structure. Every project is
different and successful designs may
incorporate a variety of approaches.
2 Do not.directly copy historic elements. Historic elements on proposed new Maybe
Instead, interpret historic elements in south wall, perhaps, too direct
simpler ways in the addition. interpretation of historic sections of
building - review details at Ldre.
3 Additions should be simpler in Proposed new south wall is simple Maybe
detail than the original structure. in form - detailing may be An addition that exhibits a more simplified (see above)- review
ornate style or implies an details at Ldre.
earlier period of architecture than that
o the original is inappropriate.
4 The architectural style of additions Fenestration on south wall might be Maybe
should not imitate the historic style but refined to be more contemporary in must be compatible with it. manner - review details at Ldre.
Contemporary style additions are
possible, but require the utmost
attention to these guidelines to be
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successful. The use of two distinct
historic styles, such as adding Tudor-
style half-timbering to a Classic
Cottage, is inappropriate.
43 Compatibility with Historic Buildings
Introducing new construction that contrasts sharply with an existing historic structure or sine
detracts from the visual continuity that marks our historic districts. While additions should be
distinguishable from the historic structure, they must not contrast so sharply as to detract from the
original building and/or the site. Additions should never overwhelm historic structures or the site, in
mass, scale or detailing.
1 An addition should be subordinate to Proposed south wall is subordinate Yes
the historic building, limited in size in size and scale.
and scale so that it does not diminish or
visually overpower the building,
Z Design an addition to be compatible Proposed south wall is subordinate Yes
with the historic building in mass, scale, in mass and scale - provide details
materials and color. For elevations of finish and colour to Ldre for
visible from public streets, the review and approval.
relationship of solids to voids in the
exterior walls should also be compatible.
4 Reflect the original symmetry or Proposed rear wall reflects Yes
asymmetry of the historic building. symmetry of historic building.
5 Preserve the vertical and horizontal Horizontal proportion of the historic Yes
proportion of a building's mass. building is not significantly
impacted by removal of. 16', 8" - rear
wall subordinate to side walls.
4.4 Compatibility with Historic Site chid Setting
1 Design new additions so that the No character-defining landscaping N/A
overall character of the site, site features on the property.
topography, character-defining site
features and trees are retained.
2 Locate new additions on an Addition of south wall on most Yes
inconspicuous elevation of the historic inconspicuous face of building,
building, generally the rear one.
Locating an addition to the front of a
structure is inappropriate because it
obscures the historic facade of a
building.
3 Respect the established orientation of Proposed addition of south wall yes
the original building and typical conforms with the historic building
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alignments in the area. and buildings in the area.
4 Preserve a backyard area between the Commercial context, not applicable N/A
house and the garage, maintaining the
general proportion of built mass to
open space found within the area. See
Guideline 2.1.1.
4.5 Key Building Elements
Roofs, porches, dornlers, windows and doors are some of the most important character-defining
elements of any building. As such, they require extra attention to assure that they compliment the
historic architecture. In addition to the guidelines below, refer also to Section 3.0 Alterations for
related suggestions.
1 Maintain the dominant roofline and Maintains dominant roof form to the Yes
orientation of the roof form to the street.
street.
2 Rooflines on additions should be lower Roofline not affected by proposed Yes
than and secondary to the roofline of the south wall.
original building.
S The existing roof form, pitch, eave Gable form maintained with Yes
depth, and materials should be used for proposed south wall.
all additions.
5 Maintain the proportion, general style, Fenestration on south wall might be Maybe
and symmetry or asymmetry of the refined to be more contemporary in
existing window patterns. manner - review details at Ldre
6 Use window shapes that are found on Window, and door locations, shapes Maybe
the historic structure. Do not introduce and designs on south wall generally odd-shaped windows such as octagonal, compatible, though fenestration on
triangular, or diamond-shaped south wall might be refined to be
more contemporary in manner -
review details at Ldre
8 Use materials and construction similar Application does not specify type of Maybe
to historic windows. Do not use snap- windows - review details at Ldre. in muntins.
Design Guideline Analysis Summary:
Staff considers that the demolition of the c.1950 concrete block addition is
appropriate as it is not an historic character defining feature of the property and
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that the southern 16', 8"' feet of the 1876 building may be removed as it is
significantly altered and its removal will not adversely affect the historic
character of the building. Staff also appreciates the effort the applicant has made
to rehabilitate the west elevation based upon the c.1901 historic photograph.
Retaining the existing storefront and infilling the gable window with a six over
six window as shown in the historic photograph is consistent with this approach
and is consistent with the National Park Service's Secretary of the Interior's
Standards for the Treatment of Historic Properties (upon which Boulder's design
guidelines are based), which advises that reconstructions should:
be based upon the accurate duplication of historic features and
elements substantiated by documentary or physical evidence rather than
on conjectural designs or the availability of different features. A
reconstructed property will re-create the appearance of the non-surviving
historic property in materials, design, color, and texture. A reconstruction
will be clearly identified as a contemporary re-creation".
Staff considers that details of fenestration changes on the east, west, and north,
and proposed new south wall should be reviewed and approved by the
Landmarks design review committee to ensure consistency with the historic
preservation ordinance and the General Design Guidelines.
In terms of the new free-standing construction (which is shown to be out of the
proposed landmark boundary), staff does find that it would not adversely affect
and, overall, is sensitive to the historic building.
Staff appreciates the amount of work put into the project and that the result is a
redevelopment that is generally consistent with the historic preservation
ordinance, the General Design Guidelines, and the Secretary of the Interior's
Standards for Reconstruction. Staff encourages that the applicant take advantage of
state and, possibly, federal historic preservation tax incentives.
Findings:
As outlined in the staff recommendation, the proposed demolition and
rehabilitation at 800 Pearl Street will be consistent with the purposes and
standards of the I-Iistoric Preservation Ordinance in that:
1. The demolition of the south 16', 8" feet of the 1876 building and
1950s additions to the building will not damage or destroy and will
preserve the important historic form and features of the building.
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2. The proposed rehabilitation and reconstruction of exterior features
will preserve or restore portions of the building to the turn-of-the-
twentieth century period.
3. The request is generally consistent with the Historic Preservation
Ordinance, Section 3 of the General Design Guidelines, and does meet
the Secretary of the Interior's Standards for Rehabilitation and
Reconstruction.
Attachments:
A: Historic Building Inventory Form
B: Application, Photographs, and Plans
AGENDA ITEM #5B PAGE C
S:\PLAN\data\longrang\HISVALTCBRTS\Landmarks\Pearl.800\6.3.09 documents\06.03.09 memo.doc
Attachment A
COLORADO HISTORICAL SOCIETY NOT FOR FIELD USE
Office of Archaeology and Historic Preservation ELIGIBLE
1300 Broadway, Denver, Colorado -ELIGIBLE NOT ELIG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF BOULDER, COLORADO Boulder County CERTIFIED REHAB
DATE
PROJECT NAME: BOULDER HISTORIC PLACES State ID#: 5BL2339
*Building Name: LOLITA'S MARKET
*Building Address: 800 PEARL STREET BOULDER, COLORADO 80302
Building Owner: THE MOUNTAINS DOWNTOWN
Owner Address: 2336 CANYON, SUITE 1.01 BOULDER, COLORADO 80302
USGS Quad: BOULDER Quad Year: 1966 (REV.1979)
Legal: Tnsp IN Range 71W Section 25 1/4, 1/4
*Historic Name: BOSTON & COLO. SAMPLING WORKS
District Name: NOT APPLICABLE
Block: 63 Lot: 65 Addition: BOULDER WEST
Year of Addition: 1874
ilm-Roll By: ROGER WHITACRE Film Number: BL--16
"umber of Negatives: 26 Negative Location: BOULDER
"Construction Date: ESTIMATE: PRE-1890
Source: ASSESSOR/SANBORN INSURANCE MAPS
Present Use: GROCERY STORE Historic Use:` SAMPLING WORKS
Condition: GOOD Extent of Alterations: MAJOR
Description: NEW DISPLAY WINDOWS; STUCCO.
ORIGINAL If Moved, Date(s):
Style: VERNACULAR MASONRY Stories: 1
Materials: BRICK Square Footage: 6439
Field Assessment: NOT ELIGIBLE District Potential: NO
Local Landmark Designation?: NO Name: Date:
Associated Buildings?: NO Type:
If Inventoried, List Id Numbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN Source:
Original Owner: UNKNOWN Source:
800 Pearl Street Page 2
Flan Shape: . . . . . . . . . .
• • • • • • • • • •
• • • • • • • • • •
Theme(s):
The Urban Frontier (1860-1920).
Architectural Description:
Wide, low-pitched, front-gabled commercial building. Stuccoed.
Recessed entrance with a ribbon of display windows. Corrugated metal roof.
Construction History:
Historical Background:
Early Sanborn maps indicate that this building is located on the site
of the Boston and Colorado Sampling Works, which by 1895 had become the
W.J. Chamberlain and Company Sampling. Works. This building is located on
the same site, and is of the same shape and size, as the crusher building
,f the sampling works. The company's assay office was located next door,
A the 1895 Sanborn Map shows that a side track from the railroad ran
'irectly to the sampling works.
Architectural Significance:
Represents the work of a master.
Possesses high artistic values.
X_ Represents a type,_period or method of construction.
Historical Significance:
Associated with significant persons.
_X_ Associated with significant events and/or patterns.
Contributes to an historic district.
Statement of Significance:
Although remodeled, this grocery store appears to have once been part
of the Boston and Colorado Sampling Works, which later became the W.J.
Chamberlain and Company Sampling Works. Both of these early sampling
operations were important to Boulder's economy, and are representative of
the city's mining history.
References:
Boulder County Assessor's Records
Sanborn Insurance Maps
i.rveyed by Whitacre/Simmons Affiliation: Front Range Research
Date: June 1988
Attachment B
City of Boulder Planning and Development Services
V000
~ LANDMARK ALTERATION CERTIFICATE APPLICATION
Date of application: boa Case number: HIS-~
Property address: Bd d )OWL ~ Historic District/Landmark name: /t! A
Applicant name: Relationship to project (e.g., architect, contractor): f
Phone: - S ~L & 2 2 Mobile phone: Fax: 3 `F -f4° I
Applicant's mailing address: 5 ~ N,~-4w lv~d✓v r 00 80 3
Street city State Zip
Property owner's name: 0 19c4va- G~ L Daytime phone: ° s ' g I ! 3
Property owner's address: le / ° S /1B 0/tl. . ZrOAJq m d Nr co 0 0 5-0 3
Street City State Zip
PROJECT DESCRIPTION: Please list all exterior alterations proposed for the property in the space provided below. Please
see the following pages for submittal requirements. All 4 pages must be included in the application.
fi,-4-f T- ✓ - JV,4rn r ~7~47,
INITIAL CODE REVIEW
The following applications require initial review and sign off by a project specialist or zoning administrator prior to
acceptance of a landmark alteration certificate application. Please mark all applicable boxes.
ONew detached construction (accessory structure, garage, new residence, shed, etc)
❑ Dormers ❑ Porches ❑ Fences ❑ All new additions
THIS SECTION IS FOR STAFF USE ONLY
Property Zoning:' SAALS Lot Size: L 3CL'~s`~" Required setbacks-FI OIVC)Ior- "l O Floodplain: ~-U
t
Prior Reviews (Use Review, PUD, etc) _j -ztyajrz c ~h41~- C
Other Applications which may be required based on proposed application:
Preliminary Comments:
Reviewed by: Date: &< C)lt
This section is a customer service review, and does not constitute a formal review of all applicable codes and regulations. Alf sections of the
Qoutder Revised Code must still be adhered to prior to performing any work.
Please submit this completed application, along with the required information outlined on the following pages to a project
specialist. Applications for the design review committee must be received on the Friday prior to your requested design
review meeting. If you have any questions, please call (303)441-1880 and ask to speak to a historic preservation planner.
We look forward to working with you on your project!
..-1- r: :1 & A r:. 12-1
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 2)
Shown below and on the facing page is a list of the most common types of alterations. Please check off the
type of work you are proposing and follow the application requirements listed to the right.
TYPE OF STAFF REVIEW
ALTERATION: City staff may review common types of applications, which involve minor alterations. This
(Please check all type of review can have a quick approval turn-around providing the applicant submits a
that apply) complete application form with documentation and the proposed alterations meet the
❑ Landscaping applicable design guidelines.
❑ Paint A complete_caplication submittal includes:
❑ Roofing ❑ This application: Completely filled out
❑ Fence (rear/ side yard only if ❑ Plans and elevations: All drawings should be to scale, with dimensions, and as
maximum 5' tall with minimum detailed and clear as possible, whether or not an architect or contractor is
1"spacing between pickets) involved. Both existing structure and proposed changes should be shown.
Fences: bring to-scale drawings showing dimensions and spacing between
❑ Restoration of Existing Features pickets.
DOWNTOWN ONLY. ❑ Photographs: Comprehensive color photos of the structure and of details that
relate directly to the requested alteration are required.
❑ Commercial awning
❑ Samples: Color chips of paint are required. Printed samples of roofing types are
❑ Commercial patios helpful.
❑ Commercial signs
TYPE OF DESIGN REVIEW COMMITTEE (LDRC)
ALTERATION: City staff and two designated members of the landmarks board review applications for alterations
(Please check all to buildings or special features and determine within 14 days after a complete application is filed
that apply) whether or not the proposed work would have a significant impact upon or be potentially
❑ Deck / porch detrimental to a landmark site or historic district. Large projects usually require more than one
Doors / windows meeting and may be referred by the Committee to the full Landmarks Board for review.
❑ Dormers / skylights The following documentation is required to initiate review by the Design Review Committee:
Additions 13 This application: Completely filled out
E3 Fence (front yard or 13 Photographs. Photos of existing building and surrounding context
rear/ side yard if over ❑ Drawings: All drawings should be to scale, with dimensions, and as detailed and clear
5' tall or less than 1" as possible, whether or not an architect or contractor is involved. Both existing structure
spacing between pickets) and proposed changes should be shown. Examples are available if needed.
❑ New garage / accessory The following documentation is required for final review and approval:
building (340 sq. ft. and ❑ Scaled site plans: including existing and proposed site plans
under) ❑ Elevations: usually 114" = 1' scale including existing and proposed elevations
❑ Other ❑ Materials: Specific materials used should be noted on plans. Samples may be requested.
❑ Colors: paint/stain color chips
❑ Photographs: photos of existing building from all sides and existing context
❑ Manufacturers/catalogue "tear" sheets
❑ Fences: bring to-scale drawings showing dimensions and spacing between rails.
❑ Details
The following may be requested prior to final approval:
❑ Building sections []Methods of restoration []Study model or 3-D simulated model
TIP: For large or complex projects you are encouraged to contact a Historic Preservation Planner early in your project before
detailed drawings are completed.
All completed applications for LDRC review must be turned in by noon on the Friday prior to the requested meeting. Please note
that your requested DRC meeting may not be available due to scheduling. The Committee meets at 9:00 a.m. every Wednesday
(except holidays) at the P&DS Services Center on the V floor of the Park Central building, 1739 Broadway. Please call and ask for
a Historic Preservation Planner if you have questions with any of the above alterations or submittal requirements. ^7
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 3)
LANDMARKS BOARD (LB)
TYPE OF New free-standing construction greater than 340 square feet, or the demolition or moving of
ALTERATION: structures requires review by the entire Landmarks Board. A public hearing is required in order to
(Please check all issue an alteration certificate under these circumstances. The full board meets once a month,
that apply) usually on the first Wednesday. Submittal deadlines are listed on the following page. All
applications must be submitted to a project specialist by 4:00 pm 20 days prior to the hearing.
E3 New free-standing Public hearings must be held within 60 days after a completed application is received. All public
construction hearings for landmark alteration certificates are conducted as quasi-judicial proceedings. After a
(over 340 sq. ft.) public hearing, a Notice of Disposition is served to City Council regarding the recommendation of
the Landmarks Board. The City Council has 14 days to call up a decision to approve a landmark
alteration certificate application made by the Landmarks Board. If the Landmarks Board votes to
Demolition deny a landmark alteration certificate application, the City Council has 30 days in which to call up
(includes primary the decision.
and/or accessory buildings) A complete application submittal includes the same as that required for the Design Review
Committee as listed on the proceeding page plus the following items:
E] Application called 19/
up from DRC Previous Page requirements (Listed under LDRC)
El" Written project description
Qr 10 folded copies of project drawings, showing existing and proposed conditions (preferably
24"x36") plans, including:
■ Scaled site plan (existing and proposed)
■ Scaled elevations for all sides of the building (existing and proposed) at
1/4" or 1/8" scale.
■ Sketches, as needed
C~ 10 copies of any color renderings or photographs, color samples, etc. (preferably no
greater than 11 "x17")
ET/1 reduced (8 1/2"x 111 copy of all materials submitted
At the request of staff or the board, the following may alsooe required as part of your application:
13 Building sections LlMethods of restoration LdStudy model or 3-D simulated model
TIP: Projects which are required to be reviewed by the full board should be presented to staff early in your project before
detailed drawings are initiated. Please contact us prior to submitting an application as these projects and reviews are usually
complex. We encourage you to complete the initial code review section on page 1 of this application prior to contacting us.
Call (303) 441-1880 and ask to speak with a Historic Preservation Planner.
agree to pr the work described' herein, in accordance with the plans and/or specifications submitted and with
all provision he Historic Preservation Code, Building Code, Zoning Ordinance and Health Regulations of the City
of Boulder s umerated in the Boulder Revised Code, 1981.
1414 y tooq
Signature Y~klv er ar`au horized agent for owner Date
Contact Us:
Planning & Development Services - Historic Preservation Program
1739 Broadway, 3' Floor
Boulder, CO 80302
(303) 441-1880
Http://www.boulderhistoricpreservation.net y
LANDMARK ALTERATION CERTIFICATE APPLICATION (Page 4)
FOR STAFF USE ONLY
Date completed application received by Planning and Development Services
Date of initial DRC meeting
Date(s) of follow-up DRC meetings
Date of Full Board Hearing
Date Application Approved/Denied
Date of Building Permit Review
Date Case Closed
Date case sent to imaging
2009 Landmarks Board Meeting Dates and Application Submittal Deadlines
Landmarks Board meetings are generally held the first Wednesday of each month at 6 p.m. in the Municipal Building, Council
Chambers Room, located at 1777 Broadway. Landmark Alteration Certificate applications scheduled for a public hearing before
the full Landmarks Board are due by 4:00 pm 27 days before the meeting date. All applications must be submitted through a
project specialist.
Board Meeting Submittal Deadline
February 4 Jonuary8
March 4 February 5
April 1 March 5
May 6 April 9
June 3 May 7
July 1 June 4
August 5 July 9
September 2 August 6
October 7 September 10
November 4 October 5
December 2 November 5
Danica Powell
Pearl Street Properties
6105 Monarch
Longmont, CO 80503
800 PEARL
May 7, 2009
James Hewat and Chris Meschuk
Planning and Development Services
1739 Broadway, Third Floor
Boulder, CO 80306
RE: 800 Pearl Street, Lolitas
Landmark Designation and Landmark Alteration Certificate
Dear Landmarks Staff and Landmarks Board:
We are pleased to submit the revised plans for Lolitas and the proposed redevelopment of the 800
Pearl Street. As you know, we have been working on this project with Staff and the Board for almost
two years and feel in that time the plans for 800 Pearl have gone through an incredible and exciting
evolution. The design for 800 Pearl and the designation and preservation of Lolitas are an example of
an excellent collaboration between the owner, Staff, and the Landmarks Board. We have voluntarily
made this application For landmarking of this historic resource and will be proud to share the sites unique
history through the rehabilitation of Lolitas and the redevelopment of 800 Pearl. The attached plans
represent an elegant design solution for a challenging and unique site.
Balanced and Respectful Solution
The buildings at 800 Pearl Street have undergone extreme alterations and change, beginning in 1890
(just 14 years after being built) and continuing through the years. The existing structures on the site are
very different from the original Sampling Works building, and the context of West Pearl has significantly
changed from the days of large, separated industrial buildings that dominated this end of town. The
proposed landmark designation, landmark boundary, and rehabilitation efforts for the building serve to
protect, enhance and commemorate the historical use, architecture and heritage of the site. The proposed
redevelopment on the remainder of the site respects this historical resource without crowding or
overshadowing, and provides a contemporary backdrop for the unique architectural style of the historical
building. Our proposal reflects a thoughtful, balanced solution for an incredibly complex, unique and
interesting part of Boulder.
Highlights of the Proposal
We have carefully listened to the Landmark Board, Staff, neighbors, and the customers of Lolitas
throughout this process. The changes to the landmark proposal and design address the questions and
concerns that the Landmarks Board and Staff had in our last hearing in November 2008. Highlights of
the proposal include:
5/7/09
Page 2
• Extended length of gabled building to be preserved to ensure the form of building is very prominent
and the experience is similar to historical perspective - preservation of 80% of the contributing
structure
• Commitment to restore the fenestration back to their original configuration
• Establishment of a protective buffer around the historic building
• Thoughtful redevelopment of the site that gives breathing room to the historic resource and establishes
architectural harmony while integrating the historical architecture into the activity and experience on the
site
• Commitment to installation of an educational, interpretative area along Pearl Street to encourage
understanding and experience of the mining and sampling works history of the site
• Commitment to replacement of roof with historically appropriate materials
• Integration of the original design elements into the project identity - making reference to the original
Chamberlain logos
• Renovation of Lolitas grocery to allow for timely equipment upgrades, energy efficiency improvements,
handicapped accessibility, and to enhance indoor/outdoor activity between the market and the public
areas surrounding it (Pearl Street and the open spaces)
• Contemporary and respectful design for the site that celebrates both the history and the future of
Boulder
We are very excited about sharing the vision for 800 Pearl Street with you on June 3rd. The longtime
owners of Lolitas plan to live in two of the future units of this project - which will ensure that this story
will continue to be told well into the future. We look forward to discussing these options with you and
moving forward with this project.
Sincerely,
Pearl Street Properties
Danica Powell
8 0 0 P e a r l S t r e e t
L a n d m a r k s S u b m i t t a l
u
800 PEARL
TABLE OF CONTENTS
Y r{t ` _ r Street level view 1
Aerial context view 2
Existing site plan 3
Proposed site plan 4
' ~ j - - :h ti y~ I ~ ROOF plan S
Photos of existing building 6
1v Photos of existing building 7
I~66 ? f r .n ` I 1 Lolita's proposed west elevation 8
4.. Lolita's proposed south and north elevation 9
J4~ .ry -
Lolita's proposed cast elevation 10
Proposed west elevation 11
l`
- - Proposed north elevation 12
Proposed south elevation 13
View from southwest 14
View from across Pearl Street 15
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TABLE OF CONTENTS
Street level view 1
' Aerial context view 2
Existing site plan 3
4 pg1 _ Proposed site plan 4
Roof plan 5
Photos of existing building 6
Photos of existing building 7
Lolita's proposed west elevation 8
Lolita s proposed south and north elevation 9
Lolita's proposed east elevation 10
Proposed west elevation 11
Proposed north elevation 12
Proposed south elevation 13
View from southwest 14
View from across Pearl Street 15
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