Attachment A - Applicants Plan Set and Written Statement

Regular Meeting, May 7, 2026 · item 5D: Consideration of a Site Review for a Height Modification Only for an addition to an existing detached dwelling unit at 1039 Mapleton Ave · 42 pages

This is the text extracted from the file, without its layout, tables, or images. Use the original for anything that matters.

5416.8' 5419.2'

5422.3'

5418.3'

5424.2'

5413.7'

5414.8'

5417.5'

tio Se nt hro ex e Co ug hib lo hF it - rad arm "E o I lev LC er' ati La sD on nd itc Cr S h os urv s S ey ec ing tio nE xh ibi

5426.3'

5415.9'

5422.6'

5424.0'

5425.3'

5420.8'

60'(R&M)

25 .0

LOT 10

28'-1 1/2"

LOT 9

5413.5'

A PART OF LOT 8

RMX-1

LOT 11

12'-5"

5427.1'

59 °50 '48 "W

5426.7'

69 .5

5413.9'

35'(R&M)

5427.1'

Se c

5427.2'

720.938.2336

watt-arch.com

5412.7'

5415.1' 5421.8'

ARCHITECTURE

159.13'(M) 159.19'(R) N 89°56'57" E

8'-0" wide gate (location TBD)

Existing concrete bridge

Replace existing cedar fence w/new

25'-0" rear yard setback Existing OHU

Existing single story wood frame accessory building to be removed

7'(

5426.6'

5414.2'

28'-0"

5426.8'

RL-1

5426.7'

Existing OHU 5415.2'

5426.6'

79'-8"

Relocate existing OHU to garage low point of proposed addition within 25'-0"

low point of proposed garage within 25'-0" natural grade = 5426.6' Proposed stone retaining wall

5429.3'

Proposed deck

5428.2'

normalized grade elevation = 5423.9'

N 00°15'22" W 136.38'(M)

Replace existing cedar fence w/new

5416.2'

.0 Ditch easement

5417.2'

Replace existing cedar fence w/new Proposed one car garage (zero lot line) 5430.5'

5418.6'

NORTH

2 5427.3'

5420.1'

Center line of Farmer's Ditch

5433.6'

5421.9' 5425.2'

Replace existing cedar fence w/new

5434.8'

Proposed addition shown shaded thus

10'-9"

5419.0'

5427.5'

5433.3'

5435.8' 5436.0'

5436.9'

5423.0'

Ditch easement

Location of Bulk Plan analysis for Addition (5437.0') 5433.9'

5426.1'

12'-0"

5'-0" side yard setback

Replace existing driveway with permeable pavers

5428.2'

5438.0'

5437.6'

54 30

10'-0" side yard setback

47'-0"

Proposed metal fence w/gate

Existing gas meter 5435.3'

Existing house shown shaded thus

5439.1'

5429.6'

Proposed stone retaining wall with metal fence atop

Proposed location for gas meter Front porch shown shaded thus 21'-0"

5430.6' GM

5439.9'

From ISP prepared by Colorado ILC, dated 2.22.24:

Stone pillar, typ.

5440.5'

5437.3' 5439.4'

15'-11"

Edge of existing driveway

5439.2'

1039 Mapleton Avenue Boulder Colorado

Sylvia and Charles Dauber Residence

Location of Bulk Plane analysis for Garage (5432.8')

5432.3'

S 00°15'22" E 158.22'(M) 157.8'(R)

SCALE: 1"=30'- 0"

extend existing drive as required

Zoning Diagram

5430.9'

Main Level FFEL = 5441.50' Basement FFEL = 5433.46' Roof Ridge Height = 5465.77' Cupola High Point: 5469.27'

.9 4" W 99 S 82°23'0

5441.6'

5'(M) 100

'(R)

Repair existing sidewalk as required to acheive level transitions between pavers Existing sidewalk

Site Plan Review - Height Modification

5441.4'

WM GM

8'-0" ac hment porch encro

Existing curb cut

UE ON AVEN MAPLET R.O.W. 60' Remove existing path to street New flagstone path to street

Site Plan Lot Size = 17,386 SF

SCALE: 1"=10'- 0"

25'-0" etback front yard s

Existing water meter

NORTH

1.25.26

A1.0 File: A1.0 1039 Mapleton SPR C

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54 15 .0

Se c

ARCHITECTURE

T A

T 25

t" tio Se nt hro ex e Co ug hib lo hF it - rad arm "E o I lev LC er' ati La sD on nd itc Cr S h os urv s S ey ec ing tio nE xh ibi

54 low point of proposed addition within 25'-0" normalized grade elevation = 5423.9'

54 20

natural grade = 5426.6'

54 Proposed deck shaded thus

low point of proposed garage within 25'-0"

.0 Location of ditch (top of bank to top of bank per Colorado ILC Farmers Ditch Elevation Cross-Section Exhibit, dated 9.25.25)

25'-

Proposed Garage

Proposed addition shown shaded thus

54 30 .0

Existing house shown shaded thus

1039 Mapleton Avenue Boulder Colorado

Center line of Farmer's Ditch

Sylvia and Charles Dauber Residence

Existing front porch shown shaded thus

54 35

Site Plan Review - Height Modification

1.25.26

UE ON AVEN MAPLET R.O.W. 60' NORTH

Low Point Exhibit - Proposed Deck / Proposed Garage

SCALE: 1"=10'- 0"

A1.0a File: A1.0 1039 Mapleton SPR C

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54 15 .0

Se c

ARCHITECTURE

T A

T 25

t" tio Se nt hro ex e Co ug hib lo hF it - rad arm "E o I lev LC er' ati La sD on nd itc Cr S h os urv s S ey ec ing tio nE xh ibi

54 low point of proposed addition within 25'-0" normalized grade elevation = 5423.9'

54 20

normalized grade elevation = @5423.6'

Existing deck shaded thus

low point of existing deck within 25'-0"

.0 Location of ditch (top of bank to top of bank per Colorado ILC Farmers Ditch Elevation Cross-Section Exhibit, dated 9.25.25)

25'-

Proposed deck shaded thus

25'-0

Proposed addition shown shaded thus

54 30 .0

Existing house shown shaded thus

1039 Mapleton Avenue Boulder Colorado

Center line of Farmer's Ditch

Sylvia and Charles Dauber Residence

Existing front porch shown shaded thus

54 35

Site Plan Review - Height Modification

1.25.26

UE ON AVEN MAPLET R.O.W. 60' NORTH

Low Point Exhibit - Existing Deck / Proposed Deck

SCALE: 1"=10'- 0"

A1.0b File: A1.0 1039 Mapleton SPR C

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5418.3'

5417.5'

60'(R&M)

LOT 11

5427.1'

A PART OF LOT 8

LOT 9

LOT 10

5413.5'

No shadow cast by existing accessory building as it is less than 25'-0" tall

15 .0

RMX-1

720.938.2336

watt-arch.com 5422.3'

5414.8'

5413.7'

ARCHITECTURE

5416.8' 5419.2'

5424.2'

5426.3'

5415.9'

5422.6'

5424.0'

5425.3'

5420.8'

5412.7'

5415.1' 5421.8'

5427.2' 5427.1'

5413.9'

5426.7'

5426.6' 5414.2'

5426.8'

RL-1

5426.7' 5415.2'

5426.6'

25'-0" high solar fence in RMX-1 zone

Elevation of shadow line "g" at PL = 5430.3'

5429.3'

Elevation of shadow line "e" at PL = 5429.2'

5429.3'

5428.2'

5416.2'

5417.2'

.0 5430.5'

5430.5'

5418.6'

NORTH

2 5420.1'

5432.3'

Elevation of shadow line "b" at PL = 5433.4'

5433.6'

5421.9'

5434.8'

Garage

Garage 5419.0'

NORTH

Garage Solar Shadow Study

SCALE: 1"=10'- 0"

5436.0'

5436.9'

Solar Access Area I

5438.0'

k2 l

5423.0'

5426.1'

5428.2'

30 .0 5429.6'

5439.1'

Relative Height of Building Element

Length of Shadow

Elevation at Grade at Property Line

Elevation of Building Element

Roof Element

5430.6'

10am

12'-0" high solar fence (West PL)

Noon

2pm

10am

Noon

2pm

10am

12'-0" high solar fence

5459.5'

5434.9'

24.6'

33.4'

12'-0" high solar fence

5459.5'

5433.4'

26.1'

37.4'

12'-0" high solar fence

5459.5'

5431.1'

28.4'

43.4'

Noon

2pm

12'-0" high solar fence

5465.1'

5430.0'

35.1'

61.2'

12'-0" high solar fence

5465.1'

5429.2'

35.9'

63.3'

12'-0" high solar fence

5459.3'

5431.3'

28.0'

42.4'

12'-0" high solar fence

5459.3'

5430.3'

29.0'

45.0'

25'-0" high solar fence (East PL)

5465.1'

5428.5'

12'-0" high solar fence

5461.8'

5426.6'

25'-0" high solar fence

5459.3'

5412.8'

46.5'

57.0'

25'-0" high solar fence

5459.3'

5413.1'

46.2'

56.2'

25'-0" high solar fence

5461.8'

5413.8'

48.0'

60.1'

25'-0" high solar fence

5459.3'

5414.0'

45.3'

53.8'

25'-0" high solar fence

5450.0'

5413.6'

36.4'

30.2'

25'-0" high solar fence

5450.0'

5415.0'

35.0'

26.5'

12'-0" high solar fence

5444.1'

5429.9'

5412.7'

36.6'

52.4'

35.2'

14.2'

65.2'

5439.9'

5440.5'

12'-0" high solar fence in RL-1 zone

1039 Mapleton Avenue Boulder Colorado

SCALE: 1"=30'- 0"

Sylvia and Charles Dauber Residence

Zoning Diagram

.0 5430.9'

5441.6'

72.6'

Site Plan Review - Height Modification

61.5'

5441.4'

5.8'

12'-0" high solar fence

5446.5'

5431.2'

15.3'

8.7'

12'-0" high solar fence

5444.1'

5432.8'

11.3'

1.25.26

UE ON AVEN MAPLET R.O.W. 60' NORTH

Solar Shadow Study Solar Access Area I and Solar Access Area II

SCALE: 1"=10'- 0"

A1.1 File: A1.0 1039 Mapleton SPR C

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ARCHITECTURE

T T A 25

54 .0

54 15 .0

54 20

54 30

.0 30

29 28

T.O.W. 5430.0'

Proposed stone retaining wall

27 31

T.O.W. 5428.5'

T.O.W. 5430.0'

T.O.W. 5431.5' Existing contour

28 29

Proposed contour T.O.W. 5433.0'

35 .0

31 32 T.O.W. 5434.5'

Proposed stone retaining wall w/metal fence atop

1039 Mapleton Avenue Boulder Colorado

Sylvia and Charles Dauber Residence

Center line of Farmer's Ditch

54 30 .0

T.O.W. 5435.3'

1'-4"

T.O.W. 5436.1'

Proposed stone retaining wall w/metal fence atop

Site Plan Review - Height Modification

UE ON AVEN MAPLET R.O.W. 60'

1.25.26

NORTH

Grading Plan With Retaining Walls

SCALE: 1"=10'- 0"

A1.2 File: A1.0 1039 Mapleton SPR C

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ARCHITECTURE

T T A 2668

1 A3.0

4866

W/D

Laundry

Shed

Living

Bath

Closet

2420

26 64

4068

2 A3.0

3046

2 A3.0

Bedroom

Dauber Residence

Storage

Crawl space

1039 Mapleton Ave Boulder Colorado

Mechanical

AS BUILT

1 A3.0

Existing Basement Floor Plan 0'

Scale: 1/4" = 1' - 0"

1.25.26

A2.0 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W

1 A3.0

Deck

99' - 3"

3046 2468

2050

Pantry

Powder 20 66

2066

Mudroom

REF

Office Kitchen 100' - 0"

100' - 0"

2668

99' - 10" 2868

DN 11R

99' - 5 1/2"

Dining

Salon

2 A3.0

3066

2 A3.0

8'-0" B.O. BEAM 20

Closet

99' - 7"

Covered Porch

1039 Mapleton Ave Boulder Colorado

Dauber Residence

100' - 0"

2870

FIREPLACE

Entry

Living Room

AS BUILT

1 A3.0

Existing First Floor Plan 0'

Scale: 1/4" = 1' - 0"

1.25.26

A2.1 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W

1 A3.0

Bedroom #3 111' - 4 3/4"

Closet 20

24 64

Bath 20 60

Closet

CL.

Hall

Closet 20

2 A3.0

Bedroom #2

Bedroom #1

110' - 9"

105' - 8 1/4"

Study

1039 Mapleton Ave Boulder Colorado

W.I.C.

Dauber Residence

DN 17R

AS BUILT

1 A3.0

Existing Second Floor Plan 0'

Scale: 1/4" = 1' - 0"

1.25.26

A2.2 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W

1 A3.0

1039 Mapleton Ave Boulder Colorado

Dauber Residence

2 A3.0

AS BUILT

1 A3.0

Existing Roof Plan 0'

Scale: 1/4" = 1' - 0"

1.25.26

A2.3 File: A2.0 1039 Mapleton C

2024 WATT Architecture

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watt-arch.com Grade 5431.0'

ARCHITECTURE

New concrete retaining wall

Proposed deck above

Addition = 83 SF, shown shaded Rebuild area of enclosed porch (22 SF)

Patio Remove existing enclosed porch (83 SF) Grade 5431.0'

Storage

Bath #2

Exercise Room

Storage Open to under stair

Sub.Fl. = 90'-1 1/4" 5431.5'

W/D

Bedroom #4

Bedroom #3

Floor in crawl space to remain

1039 Mapleton Ave Boulder Colorado

Dauber Residence

Mechanical

Storage

Non-Habitable crawl space = 87 SF

Wall Type Key:

New 2x6 wall

Area Key:

Proposed Addition

Basement Notes: 1. Excavate entire basement to new elevation except Crawl Space. 2. Existing interior masonry walls shown removed. Structural Engineering may require some remain. TBD.

Site Plan Review - Height Modification

Crawl Space

New 2x4 wall New 2x3 wall Existing exterior wall

Non-Habitable space

Existing conc. wall New conc. wall

1.25.26

New stone Wall to be removed

Proposed Basement Floor Scale: Plan1/4" = 1' - 0"

A2.0 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W Proposed deck Grade 5431.0'

Remove existing deck and stairs

Garage

Addition = 83 SF, shown shaded Rebuild area of enclosed porch (22 SF)

T.O.Slab 5436.0'

Remove existing enclosed porch (83 SF) Existing Norway Maple T.O.Pavers 5436.0'

99'-6" 5441.0'

Extend existing driveway as req., see A1.0 Ex. Grade 5435.8'

Kitchen

ind. cooktop coat cabinet

Mudroom 100'-0" 5441.5'

2868

art wall

Powder

Dauber Residence

Replace existing concrete stairs with wood treads and risers.

Dining

Closet

100'-0" 5441.5'

Entry

2870

Living

1039 Mapleton Ave Boulder Colorado

99'-5 1/2"

Covered Porch Wall Type Key:

Area Key:

New 2x6 wall

Proposed Addition

Site Plan Review - Height Modification

99'-7"

New 2x4 wall New 2x3 wall Existing exterior wall

Non-Habitable space

Existing conc. wall New conc. wall New stone Wall to be removed

1.25.26

New railings, ptd. to match house, each side of stair Replace existing wood treads and risers with new

Proposed First Floor Plan Scale: 1/4" = 1' - 0"

A2.1 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W Proposed deck below

Addition = 100 SF, shown shaded

Porch roof

Primary Bedroom Primary Bath Non-habitable space = 21 SF

Non-habitable space = 13 SF

W.I.C.

linen

Addition = 24 SF, shown shaded

Bedroom #2

Non-habitable space = 7 SF

Bedroom #1

110' - 9"

105' - 8 1/4"

Non-habitable space = 6 SF W/D

1039 Mapleton Ave Boulder Colorado

Dauber Residence

Hall

Bathroom #1

Study Non-habitable space = 37 SF

W.I.C. Non-habitable space = 24 SF Wall Type Key:

Area Key:

New 2x6 wall

Proposed Addition

Site Plan Review - Height Modification

New 2x4 wall New 2x3 wall Existing exterior wall

Non-Habitable space

Existing conc. wall New conc. wall

1.25.26

New stone Wall to be removed

Proposed Second Floor Plan Scale: 1/4" = 1' - 0"

A2.2 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W Proposed deck below

Dormer

New roof over deck

New second floor roof shown thus

Dormer

Roof hipped to the west Existing roof shown thus

1039 Mapleton Ave Boulder Colorado

Dauber Residence

Proposed dormer

Site Plan Review - Height Modification

1.25.26

Proposed Roof Plan

Scale: 1/4" = 1' - 0"

A2.3 File: A2.0 1039 Mapleton C

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ARCHITECTURE

T T A W Primary Bedroom

9'-4"

ind. cooktop

Primary Bath

Non-habitable space = 21 SF W.I.C.

linen

2868

Non-habitable space = 13 SF

W/D

Mechanical Room = 54 SF

Addition = 24 SF, shown shaded Bedroom #2 Hall

Bathroom #1

Non-habitable space = 7 SF

"B" - exposed perimeter 3'-0" below bottom of joist

Bedroom #1 20 46 110' - 9"

105' - 8 1/4"

Existing Non-Habitable crawl space = 87 SF

2870

W/D

Point underneath existing porch where grade is 3'-0" below bottom of floor joists

Crawl Space A

Study

Non-habitable space = 37 SF W.I.C.

Non-habitable space = 24 SF

"A" - perimeter grade above 3'-0" below bottom of joist

Second Floor Plan

Scale: 1/8" = 1' - 0"

Dauber Residence

First Floor Plan

Scale: 1/8" = 1' - 0"

Basement FAR Calculation

FAR:

Perimeter = 204'-0" (total = 68'-0" (A) + 136'-0" (B)) Window well exposure = 0'-0" Perimeter exposure greater than 3'-0" ("B") = 136'-0" Total Perimeter Exposure = 136'-0"

Basement 1st Floor Second floor Garage

879 SF 1315 SF (1373 SF - 58 SF Stairwell) 1028 SF (1167 SF - 108 SF Unihabitable space - 31 SF Stairwell) 200 SF

SF of Basement = 1474 SF (total) - 54 SF Mech. Room - 87 SF Crawl Space = 1333 SF

Total

SF of Basement contributing to FAR: 136'-0" / 204'-0" = 66%

Max FAR:

FAR = 1333 SF x .66 = 879 SF

1039 Mapleton Ave Boulder Colorado

Basement Plan

Building Coverage:

3422 SF

Front Porch Rear Porch Mudroom Porch Basement First/Second floor Garage

0 SF (172 SF - 300 SF exempt) 175 SF ( 425 SF - 100 SF Basement BC -150 SF exempt) 42 SF 1474 SF 0 SF 200 SF

5001 SF (17,386 SF x 0.122 + 2880 = 5001 SF)

Total

1891 SF

Max BC:

3907 SF (17,386 SF x 0.116 + 1890 = 3907 SF)

Site Plan Review - Height Modification

Floor Area Ratio and Building Coverage Calculations 1.25.26

A2.4 File: A2.0 1039 Mapleton C

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Level 2 U.O.C. 118'-8"

Max. Height (35'-0") 5458.6'

Level 2 FF 110'-9"

Existing South Elevation

Level 1 U.O.C. 109'-11 3/4"

0' I

ARCHITECTURE

watt-arch.com

Roof 124'-6 1/4"

720.938.2336

Roof 127'-9" (5469.3')

Scale: 1/4" = 1' - 0"

M 2

Level 1 FF 100'-0" (5441.5)

Basement U.O.C. 99'-0 3/4"

Basement 92'-1 1/4"

Low Pt. 25'-0" Away 5423.6' T.O. Ex. Roof 127'-9" (5469.3') Remove existing metal flue T.O. Ex. Roof 124'-6 1/4" (5465.8') T.O. Prop. Roof 123'-7 1/2" (5465.1')

East elevation of proposed dormer Dormer addition beyond

Existing frieze detailing to remain

Proposed South Elevation

Replace existing door w/new

T.O. Ex. Fin. Floor 110'-9" B.O. Ex. Fin. Ceiling 109'-11 3/4"

All existing columns, frieze, and scrollwork to remain

Replace existing column with taller column to match Replace existing concrete stairs with wood treads and risers

Existing balustrade to remain

1039 Mapleton Ave Boulder Colorado

Max. Height (35'-0") 5458.9'

Dauber Residence

B.O. Ex. Fin. Ceiling 118'-8"

Garage beyond Reuse stone from north elevation of house

Metal fence

2" thick stone cap

Stone pillar w/cap

T.O. Ex. Fin. Floor 100'-0" (5441.5')

New railings, ptd. to match house, each side of stair

Replace existing wood stairs with new

Replace existing door w/new Full cut off downlight each exterior door, typ.

Replace existing diagonal lattice with frame and panel ptd.

6'-3"

11 3/4"

Bottom of ceiling to grade

Site Plan Review - Height Modification

B.O. Ex. Fin. Ceiling 99'-0 3/4"

T.O. Ex. Fin. Floor 92'-1 1/4" T.O. Prop. Fin. Floor 90'-1 1/4"

37 36 35 34 31 33 32 31

1.25.26

A4.0 Existing grade (outside wall/fence)

Proposed grade (inside wall/fence)

Existing grade (outside wall/fence) File: A4.0 1039 Mapleton C

Low Pt. 25'-0" Away 5423.9'

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Max. Height (35'-0") 5458.6'

Level 2 U.O.C. 118'-8"

ARCHITECTURE

watt-arch.com

Roof 124'-6 1/4"

720.938.2336

Roof 127'-9" (5469.3')

Level 2 FF 110'-9" Level 1 U.O.C. 109'-11 3/4" F

Level 1 FF 100'-0"

Basement U.O.C. 99'-0 3/4"

Basement 92'-1 1/4"

Existing West Elevation 0'

Scale: 1/4" = 1' - 0"

Low Pt. 25'-0" Away 5423.6' T.O. Ex. Roof 127'-9" (5469.3') Dormer addition

Remove existing trapezoidal windows

Remove existing metal flue T.O. Ex. Roof 124'-6 1/4" (5465.8') T.O. Prop. Roof 123'-7 1/2" (5465.1')

New roof shingles to match existing

P ex.

Max. Height (35'-0") 5458.9'

T.O. Ex. Fin. Floor 110'-9" B.O. Ex. Fin. Ceiling 109'-11 3/4" F

1039 Mapleton Ave Boulder Colorado

Dauber Residence

B.O. Ex. Fin. Ceiling 118'-8"

T.O. Ex. Fin. Floor 100'-0" (5441.5') B

Replace existing column with taller column to match Cover existing opening with wood panelling to match window profile, ptd. Replace existing concrete stairs with wood treads and risers

2'-0"

3'-0"

9'-4"

Bottom of ceiling to grade

Existing frieze detailing to remain

B.O. Ex. Fin. Ceiling 99'-0 3/4"

portion of existing crawl space to remain

Site Plan Review - Height Modification

T.O. Ex. Fin. Floor 92'-1 1/4"

Wood panelling, ptd.

T.O. Prop. Fin. Floor 90'-1 1/4"

Existing grade

1.25.26

Proposed grade

Proposed West Elevation 0'

Scale: 1/4" = 1' - 0"

A4.1 File: A4.0 1039 Mapleton

Low Pt. 25'-0" Away 5423.9'

2024 WATT Architecture

Max. Height (35'-0") 5458.6'

Level 2 U.O.C. 118'-8"

ARCHITECTURE

watt-arch.com

Roof 124'-6 1/4"

720.938.2336

Roof 127'-9" (5469.3')

Level 2 FF 110'-9" Level 1 U.O.C. 109'-11 3/4" NN

Level 1 FF 100'-0"

Basement U.O.C. 99'-0 3/4"

LL 8

Basement 92'-1 1/4"

Existing North Elevation 0'

Scale: 1/4" = 1' - 0"

Low Pt. 25'-0" Away 5423.6' T.O. Ex. Roof 127'-9" (5469.3')

Roof shingles to match existing

Sidewall shakes to match existing, ptd., typ.

T.O. Ex. Roof 124'-6 1/4" (5465.8') T.O. Prop. Roof 123'-7 1/2" (5465.1')

Dormer Line of proposed dormer beyond

Roof hipped to the west Fascia and soffet to match existing, ptd.

18'-7" dimension - face of dormer to PL

Max. Height (35'-0") 5458.9'

bu do

rm e

pla

45°

T.O. Ex. Fin. Floor 110'-9" B.O. Ex. Fin. Ceiling 109'-11 3/4"

Newels, ptd., typ.

Cut existing stone per plan

12'-0"

Balustrade, ptd.

1039 Mapleton Ave Boulder Colorado

Windows and doors to be painted to match existing

Dauber Residence

B.O. Ex. Fin. Ceiling 118'-8"

T.O. Ex. Fin. Floor 100'-0" (5441.5')

Site Plan Review - Height Modification

B.O. Ex. Fin. Ceiling 99'-0 3/4" Grade at PL 5437.0'

T.O. Ex. Fin. Floor 92'-1 1/4" T.O. Prop. Fin. Floor 90'-1 1/4"

1.25.26

Proposed Grade 89'-7 1/4"

Proposed North Elevation

Wood treads and risers Columns, ptd., typ.

Lap siding, 4" TTW, with sawtooth corners, ptd.

Frame and panel ptd.

Proposed grade

Existing grade

Remove existing window

0' Low Pt. 25'-0" Away 5423.9'

Scale: 1/4" = 1' - 0"

A4.2 File: A4.0 1039 Mapleton C

2024 WATT Architecture

Max. Height (35'-0") 5458.6'

Level 2 U.O.C. 118'-8"

ARCHITECTURE

watt-arch.com

Roof 124'-6 1/4"

720.938.2336

Roof 127'-9" (5469.3')

Level 2 FF 110'-9" Level 1 U.O.C. 109'-11 3/4" M

PP K

Level 1 FF 100'-0"

Basement U.O.C. 99'-0 3/4"

Basement 92'-1 1/4"

Existing East Elevation 0'

Scale: 1/4" = 1' - 0"

Low Pt. 25'-0" Away 5423.6' T.O. Ex. Roof 127'-9" (5469.3')

Dormer

T.O. Ex. Roof 124'-6 1/4" (5465.8')

Roof hipped to the west

T.O. Prop. Roof 123'-7 1/2" (5465.1')

Fascia and soffet to match existing, ptd.

Sidewall shakes to match existing, ptd., typ. B.O. Ex. Fin. Ceiling 118'-8"

New eyebrow roof Max. Height (35'-0") 5458.9'

New porch roof

T.O. Ex. Fin. Floor 110'-9"

Lap siding, 4" TTW, with sawtooth corners, ptd.

B.O. Ex. Fin. Ceiling 109'-11 3/4"

Balustrade, ptd.

1039 Mapleton Ave Boulder Colorado

Dauber Residence

Windows and doors to be painted to match existing

New railings, ptd. to match house, each side of stair K

Replace existing wood stairs with full height/full width sandstone

3'-0"

T.O. Ex. Fin. Floor 100'-0" (5441.5')

B.O. Ex. Fin. Ceiling 99'-0 3/4"

Site Plan Review - Height Modification

Stone to match existing

T.O. Ex. Fin. Floor 92'-1 1/4" T.O. Prop. Fin. Floor 90'-1 1/4" Proposed Grade 89'-7 1/4"

Replace existing diagonal lattice with frame and panel ptd.

All existing columns, frieze, and scrollwork to remain Existing balustrade to remain

Proposed East Elevation 0'

Low Pt. 25'-0" Away 5423.9'

1.25.26 Proposed grade

Scale: 1/4" = 1' - 0"

Existing grade Garage beyond Frame and panel beyond, ptd.

A4.3 File: A4.0 1039 Mapleton C

2024 WATT Architecture

ra g

pla

720.938.2336

watt-arch.com bu

ARCHITECTURE

T T A W at

45°

Max. Height (Garage) 105'-1" (5446.6') T.O. Ridge 105'-0" (5446.5')

Max. Height (Garage) 105'-1" (5446.6') T.O. Ridge 105'-0" (5446.5') Fascia and soffet ptd. to match house Lintel, ptd. Carriage doors ptd. to match house

12'-0"

Windows and doors to be painted to match existing

T.O. Proposed Garage Slab 94'-1" (5435.6')

Wood lap siding, 4" TTW, with sawtooth corners, ptd.

Grade at PL 5435.5'

Grade at PL 5432.8'

Watertable, ptd.

Low Pt. 25'-0" Away (Garage) 85'-1" (5426.6')

South Elevation

North Elevation

Roof shingles to match existing

Wood lap siding, 4" TTW, with sawtooth corners, ptd.

Max. Height (Garage) 105'-1" (5446.6') T.O. Ridge 105'-0" (5446.5')

Wood lap siding, 4" TTW, with sawtooth corners, ptd.

Dauber Residence

Windows and doors to be painted to match existing

2'-6"

T.O. Proposed Garage Slab 94'-1" (5435.6')

Watertable, ptd.

Ex. Grade at PL 5432.8'

Watertable, ptd.

1039 Mapleton Ave Boulder Colorado

Max. Height (Garage) 105'-1" (5446.6') T.O. Ridge 105'-0" (5446.5')

Low Pt. 25'-0" Away (Garage) 85'-1" (5426.6')

East Elevation

West Elevation Site Plan Review - Height Modification

Proposed Garage Elevations 0'

Scale: 1/4" = 1' - 0"

1.25.26

A4.4 File: A4.0 1039 Mapleton C

2024 WATT Architecture

www.FlatironsInc.com

Land Surveying Services

Flatirons, Inc.

Dauber Residence / 1039 Mapleton / 10.01.25 / Material Palette

Existing House

Stone Veneer

Dark Grey Asphalt Roof Shingles

Grey Sidewall Shakes

Grey Scalloped Wood Siding Shingles

White Painted Wood Trim

White Metal Gutters and Fascia

White Painted Wood Detail

White Painted Windows and Doors

Stone Lintels and Sills

Materials for addition and garage to match existing.

Lap Siding, 4” TTW, with Sawtooth Corners

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 01

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 02

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 03

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 04

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 05

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 06

Dauber Residence / 1039 Mapleton / 1.22.26 / Exterior Renderings / View 07

City of Boulder Planning and Development Services 1739 Broadway, Third Floor, Boulder, Colorado 1.25.26

Site Plan Review for Height Modification – LUR2024-00028 1039 Mapleton Ave., Boulder, Colorado Written Statement

Dear Staff, Over the past months, we have been working with the owners of 1039 Mapleton Ave., Charles and Sylvia Dauber, and the Landmarks Design Review Committee to arrive at a design for the remodel and addition that meets the goals of all parties. With the issuance of the Landmark Alteration Certificate, we have accomplished this. Our current submittal drawings are consistent with those approved by the LDRC. During the process with the LDRC we learned the house, known as the Daniel/Burnham House, was built in the Queen Anne style in 1895-1896 with the cupola added and the dormers modified during the years 1904 1911 and the rear porch enclosed post 1948 with the rear deck added at an unknown date. We are currently in the TEC process for the Lot Line Elimination and have reached consensus with the Farmers Ditch Company and staff as to the ditch easement. A TEC application for the ditch easement will be submitted shortly. The current submittal drawings illustrate an addition primarily to the north per LDRC comments with a resulting FAR and building coverage similar to that submitted in our previous application. The physical height of the proposed addition is the same as submitted in our previous application. In addition, the low point as measured from the northeast corner of the proposed deck results in the same elevation as our previous application. As such, the addition and remodel of the second floor with the resulting proposed roof, and the proposed deck to the north will still require a height modification due to the topography of the site as the site drops quickly to the north and east as can be seen on the previously submitted Improvement Survey Plat dated 2.22.24 by Colorado ILC. When plotting the point twenty-five horizontal feet from the tallest side of the proposed addition per Boulder Revised Code 9-7-5, that point lies within the existing Farmers Ditch excavation located in the north backyard of the property. Please see attached drawings A1.0, A1.0a, and A1.0b dated 1.25.26 demonstrating proposed height calculations for both the house and garage.

2101 Pearl Street

Boulder

Colorado

80302

720.938.2336

watt-arch.com

The height to the hipped roof ridge of the existing house is 5465.8’. This does not include additional height of the existing cupola facing Mapleton Avenue. The height of the existing cupola is 5469.3’, an additional 3.5’ above the hipped roof’s ridge. With the low point of the existing house at 5423.6’ (measured from the northeast corner of the existing deck and using the normalized grade shown on Colorado ILC’s Farmer’s Ditch Cross Section Exhibit), the height of the existing house is 45.7’ to the top of the cupola. The low point 25’-0” away from the proposed addition is 5423.9’ (based on the normalized grade shown on Colorado ILC’s Farmer’s Ditch Cross Section Exhibit). The height of the ridge of the proposed roof is 5465.1’, resulting in a calculated height of 41.2’ or 6.2’ above the code allowed maximum of 35’-0”. The height of the proposed roof’s ridge is 4.2’ lower than the height of existing cupola. The proposed addition will comply with the Boulder Revised Code 9-9-17, Solar Access as shown on A1.1, dated 1.25.26. Our construction is anticipated to begin @ 4 months after the conclusion of the Site Review Process to allow time for design and permitting. Construction is anticipated to take @ 1 year. Thank you in advance for your consideration.

George Watt Architect LEED AP

Revised Documents Submitted: • • • • • • • •

Revised Architectural Drawings: ArchPln_1039 Mapleton_1.25.26 Revised As Built and Proposed Streetscape: Misc #1_1039 Mapleton_1.25.26 Revised Renderings: Misc #5_1039 Mapleton_10.1.25 Structures within 100 feet of 1039 Mapleton Avenue: Misc #6_1039 Mapleton Avenue_1.25.26 Landmark Alteration Certificate: Misc #7_1039 Mapleton_10.1.25 Ditch Easement Documents: Survey_1039 Mapleton_1.25.26 Response to Comments: RespComm_1039 Mapleton_1.25.26 Written Statement: WrtnStmnt_1039 Mapleton_1.25.26

City of Boulder Planning and Development Services 1739 Broadway, Third Floor, Boulder, Colorado 5.1.24 Revised 4.1.25

Site Review Response to Criteria - 1039 Mapleton Ave., Boulder, Colorado Our responses are in blue. Revised responses in blue bold.

CRITERIA FOR REVIEW Submit a response to each criterion with the application. No site review application shall be approved unless the approving agency finds that the project is consistent with the following criteria: (1) Boulder Valley Comprehensive Plan (BVCP) criteria: (A) BVCP Land Use Map and Policies: The proposed project is consistent with the BVCP land use map and, on balance, with the goals and policies of the BVCP particularly those that address the built environment. In applying this, the approving authority shall consistently interpret and apply this criterion and consider whether a particular goal or policy is intended to be applied to individual development projects or is to guide city policy decisions, such as regulatory actions. The BVCP does not prioritize goals and policies, and no project must satisfy one particular goal or policy or all of them. The land use and proposed project is consistent with the BVCP land use map. (B) Subcommunity and Area Plans or Design Guidelines: If the project is subject to an adopted subcommunity or area plan or adopted design guidelines, the project is consistent with the applicable plan and guidelines. The proposed project is not subject to an adopted plan or guidelines. (C) Reducing Greenhouse Gas Emissions: Any new commercial building greater than 30,000 square feet in floor area and any 30,000 square feet or greater addition to a commercial building shall either have a net site energy usage index (EUI) of zero or is designed to achieve a net site EUI that is 10 percent lower than required under the City of Boulder Energy Conservation Code. It shall be a condition of approval that the applicant demonstrate compliance with this criterion at time of building permit. For the purpose of this requirement, "commercial building" shall have the meaning defined in the City of Boulder Energy Conservation Code. The proposed project is a residential project. (D) Urban Edge Design: If the project is located within the urbanizing areas along the boundaries between Area I and Area II or III of the BVCP, the building and site design provide for a welldefined urban edge, and, if, in addition, the project is located on a major street shown in Appendix A of this title, the buildings and site design establish a sense of entry and arrival to the city by creating a defined urban edge through site and building design elements visible upon entry to the city. The proposed project is not on an urban edge. (E)

Historic or Cultural Resources: If present, the project protects significant historic and cultural resources. The approving authority may require application and good faith pursuit of local landmark designation. The project is within the Mapleton Hill Historic District. We have been in touch with Landmarks staff concerning our Site Review application. Upon conclusion of the Site Review process, we will submit for a Landmarks Alteration Certificate. A LAC will be submitted concurrently with the response to comments.

(F)

Housing Diversity and Bedroom Unit Types: Except in the RR, RE and RL-1 zoning districts, projects that are more than 50 percent residential by measure of floor area, not counting enclosed parking areas, meet the following housing and bedroom unit type requirements in Subsections (i) through (vi). For the purposes of this subparagraph, qualifying housing type shall mean duplexes, attached dwelling units, townhouses, live-work units, or efficiency living units, and bedroom type shall mean studios, one-bedroom units, two-bedroom units, or threebedroom units. (i)

Projects five acres or less shall include at least one qualifying housing type. In projects with efficiency living units, at least one additional qualifying housing type shall be provided consistent with the requirements of this paragraph; NA

(ii)

Projects greater than five acres shall include at least two qualifying housing types; NA

(iii)

Projects ten acres or more shall include at least three qualifying housing types; NA Projects greater than five acres shall include at least five dwelling units of each required qualifying housing type; NA

(iv) Projects with more than 20 attached dwelling units shall include at least two different bedroom types, and; NA (v)

If a project does not meet the requirements of Subsections (i) through (v) above, the applicant shall demonstrate that the project fulfills another at least equivalent community need related to housing policies identified in the BVCP. NA

(G) Environmental Preservation:

(2)

(i)

The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List and "Species of Special Concern in Boulder County" designated by Boulder County and their habitat. The project provides for protection of existing trees and surface water in the ditch.

(ii)

Where excavation occurs, the location and design of buildings conforms to the natural contours of the land with tiered floor plates, and the site design avoids over-engineered tabling of land. Slopes greater than 50 percent should be avoided and, to the extent practicable, any such areas shall be stabilized with vegetation. The proposed addition will sit on an existing level terrace. Minor earth work will be required downslope. A grading plan is included in the revised plan set to illustrate this.

Site Design Criteria: The project creates safe, convenient, and efficient connections for all modes of travel, promotes safe pedestrian, bicycle, and other modes of alternative travel with the goal of lowering motor vehicle miles traveled. Usable open space is arranged to be accessible; designed to be functional, encourage use, and enhance the attractiveness of the project; and meets the needs of the anticipated residents, occupants, tenants, and visitors to the project. Landscaping aesthetically enhances the project, minimizes use of water, is sustainable, and improves the quality of the environment. Operational elements are screened to mitigate negative visual impacts. In determining whether this is met, the approving agency will consider the following factors: (A) Access, Transportation, and Mobility: (i)

The project enables or provides vehicular and pedestrian connectivity between sites consistent with adopted connections plans relative to the transportation needs and impacts of the project, including but not limited to construction of new streets, bike lanes, on-street parking, sidewalks, multi-use paths, transit stops, streetscape planting strips, and dedication of public right-of-way or public access easements, as applicable considering the scope of the project. Where no adopted connections plan applies, the applicant shall, in good faith, and in coordination with the city manager, attempt to coordinate with adjacent property owners to establish, where practicable, reasonable and useful pedestrian connections or vehicular circulation connections, such as between parking lots on abutting properties, considering existing connections, infrastructure, and topography. The proposed project will not require any alteration to existing access, transportation, or mobility infrastructure.

(ii)

Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and infrastructure that support and encourage walking, biking, and other alternatives to the single-occupant vehicle. NA

(iii)

A transportation demand management (TDM) plan will be complied with including methods that result in a significant shift away from single-occupant vehicle use to alternate modes. NA

(iv) Streets, bikeways, pedestrian ways, trails, open space, buildings, and parking areas are designed and located to optimize safety of all modes and provide connectivity and functional permeability through the site. NA (v)

The design of vehicular circulation and parking areas make efficient use of the land and minimize the amount of pavement necessary to meet the circulation and parking needs of the project. No change to vehicular circulation or parking is proposed.

(vi) Where practicable and needed in the area and subject to coordination with the city manager, the project provides curbside parking or loading or both consistent with city policies on curbside management. NA (B) Open Space: (i)

Useable open space is arranged to be accessible and designed to encourage use by incorporating quality landscaping, a mixture of sun and shade, hardscape areas and green spaces for gathering. The majority of the open space will remain as is.

(ii)

The open space will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property. In mixed-use projects, the open space provides for a balance of private and common areas for the residential uses and includes common open space that is available for use by residents of the residential uses and their visitors and by tenants, occupants, customers, and visitors of the non-residential uses. The open space will meet the needs of the residents. Upon construction of the addition, the property will still have ample open space for recreation, exterior patios, gardens, etc. With a building coverage of 2,487 SF (actual, no exemptions for porches. (max allowed is 3,906 SF)) upon construction of the addition, the property will still have 14,899 SF of open space.

(iii)

If the project includes more than 50 dwelling units, including the addition of units that causes a project to exceed this threshold, and is more than one mile walking distance to a public park with any of the amenities described herein, at least 30 percent of the required outdoor open space is designed for active recreational purposes. NA

(iv) On-site open space is linked to adjacent public spaces, multi-use paths, city parks, or public open space if consistent with Department of Open Space and Mountain Parks or Department of Parks and Recreation plans and planning for the area, as applicable. NA (C) Landscaping and Screening: (i)

The project exceeds the minimum landscaping requirements of Section 9-9-12, "Landscaping and Screening Standards," B.R.C. 1981, by at least fifteen percent in terms of planting quantities, includes a commensurate area to accommodate the additional plantings, and, where practical, preserves healthy long-lived trees. The project will exceed the minimum landscaping requirements of Section 9-9-12, "Landscaping and Screening Standards," B.R.C. 1981, by at least fifteen percent. Additional trees are to be planted to the east of the addition to screen the addition from view. See A1.0.

(ii)

The landscaping design includes a variety of plants providing a variety of colors and contrasts in terms of texture and seasonality and high-quality hard surface materials, such as stone, flagstone, porous pavers, and decorative concrete. The design will achieve this goal by using sandstone to match for exterior patios that tie into the columns on the addition using the same sandstone color and texture as the original house. The landscape to the east of the addition will also include a variety of native plantings and gardens taking full advantage of the southern exposure of the property.

(iii)

The landscaping design conserves water through use of native and adaptive plants, reduction of exotic plant materials, and landscaping within stormwater detention facilities to create bioswales or rain gardens, or other similar design strategies. The design will achieve this goal through the use of native and xeric plantings, minimizing turf areas, and an irrigation system designed to meet the needs of the landscape design. No stormwater facilities are required on this site.

(iv) Operational elements, such as electrical transformers, trash storage and recycling areas, parking, and vehicular circulation, are screened from the public realm through design elements, such as landscaping, fencing, or placement of structures, to mitigate negative visual impacts. NA.

(3)

Building Siting and Design Criteria: Building siting and design are consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, are compatible with the character of the area or improves upon that character, consistent with the intent specified in this paragraph. Buildings are positioned and oriented towards the public realm to promote a safe and vibrant pedestrian experience including welcoming, well-defined entries and facades. Building exteriors are designed with a long-lasting appearance and high-quality materials. Building design is simple and to a human scale, it creates visual interest and a vibrant pedestrian experience. Building roof design contributes to a city skyline that has a variety of roof forms and heights. In determining whether this is met, the approving agency will consider the following factors: (A) Building Siting and Public Realm Interface: (i)

New buildings and, to the extent practicable, additions to existing buildings are positioned towards the street, respecting the existing conditions or the context anticipated by adopted plans or guidelines. In urban contexts, buildings are positioned close to the property line and sidewalk along a street; whereas, in lower intensity contexts, a greater landscaped setback may be provided to match the surrounding context. The proposed addition will be to the north of the existing house consistent with Mapleton Hill Historic

District Design Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks that require preservation of the front of the house facing Mapleton Ave. (ii)

Wherever practical considering the scope of the project, parking areas are located behind buildings or set back further from the streetscape than the building façade. No change to the parking areas are proposed. The existing curb cut will remain and will provide access to a one story garage that is setback from the front of the house. See A1.0.

(iii)

Along the public realm, building entries are emphasized by windows and architectural features that include one or more of the following: increased level of detail, protruding or recessed elements, columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices, eaves, increased window glazing, or changes in building materials or color. No change to the building entry is proposed.

(iv) Defined entries connect the building to the public realm. Unless inconsistent with the context and building's use, along the public realm, one defined entry is provided every 50 feet. Buildings designed for residential or industrial uses may have fewer defined entries. No change to the building entry is proposed. (v)

If the project is adjacent to a zoning district of lower intensity in terms of allowable use, density, massing, or scale, the project is designed with an appropriate transition to the adjacent properties considering adopted subcommunity and area plans or design guidelines applicable to the site, and, if none apply, the existing development pattern. Appropriate transitions may be created through design elements such as building siting and design or open space siting and design. NA

(vi) The building's siting and relationship to the public realm is consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, is compatible with the character of the area or improves upon that character, consistent with the intent of Paragraph (3), Building Design Criteria. The proposed addition will be to the north of the existing house consistent with Mapleton Hill Historic District Design Guidelines

and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks that require preservation of the front of the house facing Mapleton Ave. The addition is lower in actual height than the existing house, reducing the visual impact of the addition and making the mass of the addition subservient to the original house, consistent with the Guidelines. The exterior material palette for the addition uses the materials of rusticated stone, wood shingle, and wood windows matching the existing house.

(B) Building Design: (i)

Larger floor plate buildings and projects with multiple buildings have a variety of forms and heights. NA

(ii)

To the extent practical considering their function, mechanical appurtenances are located

within or concealed by the building. If they cannot be located within or concealed by the building, their visibility from the public realm and adjacent properties is minimized. NA (iii)

On each floor of the building, windows create visual interest, transparency, and a sense of connection to the public realm. In urban, pedestrian main street-built environments, it is a best practice to design at least 60 percent of each ground floor façade facing the street as window area. Otherwise, it is a best practice to design at least 20 percent of the wall on each floor of a building as window area. Blank walls along the most visible portions of the building are avoided. NA

(iv) Simple detailing is incorporated into the façades to create visual interest, without making the façade overly complicated. This detailing may include cornices, belt courses, reveals, alternating brick or stone patterns, expression line offsets, window lintels and sills, and offsets in window glass from surrounding materials. Detailing will be consistent with the existing house and the Mapleton Hill Historic District Design Guidelines and the General Design

Guidelines for Boulder’s Historic Districts and Individual Landmarks. New windows, exterior trim (fascia, frieze, soffet, rope trim at windows and doors, etc. ) and railings will either match in detailing or complement the detailing of the original house.

(v)

Balconies on buildings with attached dwelling units are integrated into the form of the building in that exterior walls partially enclose the balcony. Balcony platform undersides are finished. NA

(vi) The building's design, including but not limited to use of materials, color, roof forms, and style, is consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, is compatible with the character of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. The proposed addition’s design will be consistent with Mapleton Hill Historic District

Design Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks through the use of similar geometry for the massing of the addition, similar roof forms, windows and doors to match existing, and colors of all exterior materials to match existing.

Building facades are composed of high-quality, durable, human-scaled materials. Highquality materials include brick, stone, polished concrete masonry units, wood, architectural high pressure laminate panels, cementitious or composite siding, architectural metal panels, or any combination of these materials. Split-faced concrete masonry units, stucco, vinyl siding, EIFS, and unfinished or untreated wood are not considered durable, high-quality materials, but may be used on a limited basis and not on facades facing the public realm. High quality materials are focused on the ground floor facades on all sides of a building and on all floors of facades facing the public realm, and, overall, comprise the vast majority of all building facades. The proposed addition’s design, materiality, and detailing will be consistent with Mapleton Hill Historic District Design

Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks through the use of stone and wood shingles to match the existing house on all four elevations, not just those facing the public realm. (ii)

Monolithic roofing membranes, like Thermoplastic Polyolefin, are not used on roof surfaces that are visible from the street level. NA

(iii)

The number of building material types is limited, and the building materials are applied to complement the building form and function. The organization of the building materials logically expresses primary building features, such as the spatial layout, building entries, private and common spaces, anchor corners, stairwells, and elevators. The proposed addition’s design, materiality, and detailing will be consistent with Mapleton Hill Historic

District Design Guidelines and the General Design Guidelines for Boulder’s Historic Districts and Individual Landmarks through the use of similar geometry for the massing of the addition with materials to match existing (stone on the lower floors and shingles on the upper) windows and doors to match existing, and colors of all exterior materials to match existing. (iv) Building cladding materials turn convex corners and continue to the inset wall. This criterion does not apply to changes that occur at an interior corner nor to detailing elements, such as cornices, belt courses, reveals, offsets in expression lines, lintels, and windowsills. Building cladding materials do not change in-plane unless there is at least a 12-inch wall offset. NA (v)

Any newly constructed building that includes residential units and is located within 200 feet of a railroad, freeway, or expressway is designed to achieve an interior day-night average noise level of no more than forty-five decibels. Noise shall be measured in a manner that is consistent with the federal Housing and Urban Development's standards in Sections 24 CFR §§ 51.100 to 51.106 for the "measure of external noise environments," or similar standard adopted by the city manager in the event that such rule is repealed. The applicant shall provide written certification prior to the issuance of a certificate of occupancy that the sound abatement and attenuation measures were incorporated in the construction and site design as recommended by a professional engineer. NA

(4) ADDITIONAL CRITERIA FOR BUILDINGS REQUIRING HEIGHT MODIFICATION OR EXCEEDING THE MAXIMUM FLOOR AREA RATIO: Any building exceeding the by-right or conditional zoning district height as permitted by Section 9-214(b)(1)(E), B.R.C. 1981, and any building exceeding the by-right floor area limits as permitted by Section 9-2-14(h)(6)(B), B.R.C. 1981, shall meet the following requirements: (A) Building Form and Massing: The building's form and massing are consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, are compatible with the character of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. The building's form, massing and length are designed to a human scale and to create visual permeability into and through sites. In determining whether this is met, the approving authority will consider the following factors: (i)

The building does not exceed 200 feet in length along any public right-of-way. NA

(ii)

All building facades exceeding 120 feet in length along a public street, excluding alleys, are designed to appear as at least two distinct buildings. To achieve this, façade segments vary in at least two of the following design elements: NA a.

Type of dominant material or color, scale, or orientation

Facade recessions and projections; b.

Location of entrance and window placements;

Roof forms; and

Building height.

(B) Building and Site Design Requirements for Height Modifications: (i)

Buildings requiring a height modification shall meet the following requirements: a.

Height Modification Other than Height Bonus: For buildings no taller than three stories and subject to a height modification pursuant to Subparagraph 9-214(b)(1)(E)(i) through (vii), the building's height, mass, and scale is compatible with the character of the surrounding area. The height modification for the addition will not result in a height greater than the existing roof ridge line, a height 3’-6” lower than the existing height of the cupola facing Mapleton Avenue.

Height Bonus: For buildings taller than three stories subject to a height modification pursuant to Subparagraph 9-2-14(b)(1)(E)(viii), B.R.C. 1981: NA 1.

Guidelines or Plan: The building's height is consistent with the building heights anticipated in adopted design guidelines or subcommunity or area plans for the area; or

No Guidelines or Plan: If no such guidelines or plans are adopted for the area or if they do not specify anticipated heights for buildings, the building height is compatible with the height of buildings in the surrounding area or the building is located (1) near a multi-modal corridor with transit service or (2) near an area of redevelopment where a higher intensity of use and similar building height is anticipated; and

Additional Requirements for a Height Bonus - Views: The project preserves and takes advantage of prominent mountain views from public spaces and from common areas within the project. In determining whether this is met, the approving authority will consider the following factors:

If there are prominent mountain views from the site, usable open spaces on the site or elevated common areas on the building are located and designed to allow users of the site access to such views;

ii.

If the proposed building is located adjacent to a city managed public park, plaza, or open space, buildings are sited or designed in a manner that avoids or minimizes blocking of prominent public views of the mountains from these spaces;

Additional Requirements for a Height Bonus - Open Space: i.

If the project site is greater than one acre in size, an inviting gradelevel outdoor garden or landscaped courtyard is provided, designed as a gathering space for the building users. The following are considered elements of successful design for such a space, as practicable considering site conditions and location;

ii.

The width of the space is no less than the height of building walls enclosing the space;

iii.

Seating and other design elements are integrated with the circulation pattern of the project;

iv.

The space has southern exposure and sunlight;

Hard surface areas are paved with unit pavers, such as bricks, quarry tiles, or porous pavers, or poured-in-place materials. If poured-in-place materials are used, they are of decorative color or textures;

vi.

Amenities, such as seating, tables, grills, planting, shade, horseshoe pits, playground equipment, and lighting are incorporated into the space;

vii.

The space is visible from an adjoining public sidewalk; and

viii. At least one tree is planted per 500 square feet of space. The trees are planted in the ground or, if over parking garages, in tree vaults.

City of Boulder Planning and Development Services 1739 Broadway, Third Floor, Boulder, Colorado 10.1.25 Revised 1.25.26 (Revisions in italics)

Site Plan Review for Height Modification – LUR2024-00028 1039 Mapleton Ave., Boulder, Colorado

Structures within 100 feet of 1039 Mapleton Avenue There is one structure within 100 feet of 1039 Mapleton Avenue, the neighboring house to the west, 1035 Mapleton Avenue (shown to the left of 1039 Mapleton Avenue in the photo). As can be seen from the new photo below, the elevation of the existing uppermost ridge of 1035 Mapleton Avenue closely matches the elevation of the existing cupola of 1039 Mapleton Avenue and lies @ 3’-0” above the uppermost hipped roof ridge of 1039 Mapleton Avenue.

2101 Pearl Street

Boulder

Colorado

80302

720.938.2336

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