Yet another in a series of quick reviews of the City of Boulder’s new Compatible Development regulations due to go in effect January 4th – in this version we take a look at the intersection of these new rules laying over the demolition/historic preservation rules.
The City requires a separate historical preservation review for buildings that are over 50 years old and undergoing significant demolition. To avoid this regulation and possible landmark designation (which greater restricts the ability to due many types of renovations and additions), the city requires that the project retain at least 50% of the existing roof and all of the walls and adjacent roof for walls that face public streets. So, what does this mean for a simple Martin Acres ranch, a typical American suburb of the 1950s?
Most houses in Martin Acres were built in the late 1950s and are now liable for review under this demolition rule. To avoid this rule and comply with the solar ordinance and the new Compatible Development regulations, I give you this:
This pig of an addition is probably the easiest, simplest structure you can build and avoid the demolition rules while still abiding by the solar ordinance and Compatible Development Regulations. The righthand side of the addition is slipped off the walls of the existing house to meet the bulk plane rules, the pitch of the roof is the maximum that be built within the Solar Ordinance. (A flat roof, by the way, would not allow sufficient head room on the second story.)
The original intent of the Compatible Development regulations was to establish a set of parameters to weed out large, ungainly additions. It is clear from the example above that you can not regulate something as slippery as “compatibility”.
After hearing countless hours of arguments for these new regulations the overwhelming impression was that many people in Boulder simply felt like a lot of the recent new houses and additions were just plain ugly. Compatible Development rules were to eliminate these monstrosities, but such ogres come is all shapes and sizes. I would not wish for a hopelessly subjective, project-specific architectural review like one encounters in suburban Home Owners Associations. However, I also think that these regulations will not do what they were crafted to do – it seems that “ugly” is easy.
And, beyond the strictures of the Compatible Development regulations, should we have in law a provision that all buildings older than 50 years be reviewed for their historical/architectural significance? Clearly this will eventually include every building in the city, unless someone makes a point of tearing down every building when it reaches 49 years old (An architectural Logan’s Run if you will.) I am a strong advocate for retaining older buildings, both from an architectural and sustainable perspective. However, when the most common ranchburger builder-suburb falls within those reviews, it is only time that will keep us for fighting to save the McMansions of the 1990s.