THESIS SPRING 1986
Table of Contents
Project Description.............................. 1
Thesis Statement................................. 2
Project Context.................................. 3
local Economy.................................... 11
Solar Access..................................... 13
General Site Notes............................... 19
Building Image................................... 28
Square Foot Allowances........................... 30
Adjacency Matrix................................. 36
Schematic Design Drawings........................ 41
Presentation Drawings............................ 53
Covenants & Codes................................ 65
An architectural thesis presented tc the College of Design and Hanning, University of Colorado at Denver in partial fulfillment of the requirements for the degre of Master's of Architecture.
Jon Robert Chambers Spring Semester 1986
The thesis of Jon Chambers is approved
University of Colorado at Denver May 7, 1986
PROJECT DESCRIPT' I ON:
1 am designing an office building for a computer firm specializing in systems and software development, and data processing in Boulder, Colorado.
Since its inception almost 4 years ago, E.I. Corporation has leased office space, space that has always proved inadequate in terms of square footage, and communication and coordination among departments.
Having moved three times since the early 1980s, E.I. is considering constructing a corporate headquarters designed to accommodate its international clientele, its present work space needs end future expansions.
Present company activities are such that major areas of the building are used 24 hours a day, seven days a week. Employees are under a good deal of pressure to produce exact and detailed work. They're subject to CRT fatigue and stress directly related to highly technical, impersonal work.
SCOPE AND LIMITS OF PROJECT:
This project will contain approximately 20,00C sq. ft. of usable space and provide for expansion -- the company has more than doubled in size in two years.
The hierarchy of an organization should be reflected in the physical appearance of its building. Democratic organization is expressed by an open entry and an inviting interior. People feel comfortable in formal or casual dress.
E.I. Corporation is an organization that has horizontal lines of authority. Owners want all the employees to feel equal and free to express their opinions. The company head works often -- though not always -- as a colleague and objects to the notion of the "inaccessible diety upstairs." The employees are encouraged to work as a team to make the company more profitable and to attain better, higher-paying positions for themselves.
Traditionally the corner office belongs to the highest ranking employee. Offices with windows go to the next lower level of employees and so on. Lower echelon employees are often left to windowless offices. A democratic design should allow all employees equal access to individual outside views, to control of office temj>erature through opening and closing windows, and to the benefits of natural lighting.
Defined space must be provided for each employee. Boundaries must clearly delineate a personal, contained space. "Ambiguous
spaces where size, shape, extent, and purposes are not clear produce feelings of insecurity and even panic among those unfamiliar with them.'1
0*052 t US Wt Direct !*4
The City of Boulder is located along Colorado's Front Range at the base of the Rocky Mountains. It lies in a three-sided bowl, with the dramatic backdrop of the foothills to the west, Shanahan Radge to the south and Davidson Mesa to the east.
Boulder is located about 25 miles northwest of Denver.
(see map p.3 ) This proximity to Denver ennables its residents to participate in the economic and cultural activities of a 1 large metropolitan region while retaining the advantages of a smaller community. Boulder is the seat of Boulder County, the center of civic and court administration and the center of legal, financial and banking professions.
The primary landmarks of Boulder are the striking mountain backdrop to the west, the University of Colorado and the downtown pedestrian 1-earl Street Mall. The secondary landmarks are the University Hill area and the Crossroads Mall area, (see map p. +)
BOULDER I AST. 1 RESENT AND FUTURE
On Oct. 17, 1858 Boulder, Colorado was born. Seventeen prospectors from Nebraska arrived and settled at the mouth of Boulder Canyon. The next year gold was discovered and Boulder grew from a few people to a population of 2,000. Boulder took advantage of the surrounding mining activities and became a supply town company was organized on Eeb. 10, 1859, with Mr.
A.A. Brookfield as presiding president. He plotted the Boulder valley and began selling the polotted lots for $1,000 each.
The City of Boulder finally incorporated on Nov. 4, 1871 and with the addition of the railroad and university in 1874, Boulder experienced a boom in population. In 1878, Boulder was reincorporated on a larger scale and a mayor and an alterman were added. By 1880 Boulders population had grown to 5,000. Between 1890 and 1895 78 subdivisions were plotted and Boulder continued to grow.
In the early 1900s the civic leaders realized Boulder was unique and took control of Boulder's growth, which laid much of the foundation for future development. They resisted the national trend of building university campuses in a collegiate gothic style and used a rural Italian Renaissance style instead, which is a better match for the mountain backdrop. They commissioned Frederick Law Olmstead, architect of New York's Central Lark, to develop a master plan for the city parks.
Olmstead also suggested that for Boulder "nature should appear to be in full command and one of the essentials is a certain amount of clear, open space not obstructed by trees, ref. jj 1
buildings, or anything rising much above the surface."
Olmsteads suggestion has almost been followed to the letter.
In 1958 the city adopted "the blue line," which prohibits water service above the 5750-foot mark on the foothills. This prevented building along Boulders mountain backdrop. Also, a "green belt" or open space program has been developed which preserves 30 percent of the Boulder Valley as open space for future generations. Another 2 percent of the Boulder Valley has been devoted to public parks. Consequently, open space has become a major planning issue in the City and County of Boulder.
In 1971, Boulder passed a zoning ordinance restricting the height of all new structures to 35 feet, with 55 feet as the absolute maximum by variance only. Then in 1976, the city adopted a "slow growth" plan, that limits residential growth to 2 percent annually. Both of these ordinances are designed to protect Boulder from the "boom town" effect, which residents feel could destroy the character and style of their town.
The transportation element of the Boulder Valley Comprehensiv llan considers bicycles a mode of transportation on an equal footing with the auto, public transit and pedestrian. The "existing" routes consist of a reserved lane within the street right-of-way. "Possible" routes are those roadways used regularly by bicycle travelers, yet not equipped with a separate bicycle 1 ane.
"Proposed" routes are paths that could be developed at a future date.
The City of Boulder has one of the largest populations of bicyclists in the country. Consequently Boulder has developed quite an extensive network of bicycle paths throughout the city, ennabling the bicycling commuter to get around town quickly and safely.
CPI DENVER/BOULDER SMSA AND USA
Annual ovaroga, oil urban comumsra*
TOTAL SALES TAX REVENUE
IN THE CITY OF BOULDER*
Sours*: City of SouIOot FV>one Daportmant
PRICE M 100CT*
AVERAGE SALE PRICE OF HOMES IN THE CITY OF BOULDER
SALE PRICE DOLLARS
Sour.: Mmor.TJ. Bouidor Houaing Mortal 1 *75-1882- City of Booldar. Dv. of Raaaorch and Evaluation. Sopt 1882.
1*80 WE STRUCT1FE OF THE CITY Of BOULDER*
AGE GROUPS 0-14 15-29 30-34 35-44 45-64 65 TOTAL
N 1970 of Totel 15,597 27.785 4,120 6,550 8,530 4.2B7 66,869
Population 23.3 41.5 6.2 9.8 12.8 6.4 loot
n 1980 X of Totel 10,329 36,654 7,237 7,774 9,266 5,423 76.6B3
Population 13.5 47.8 9.4 10.1 12.1 7.1 1001
1970-1980 X Change -33.78 31.92 75.66 18.69 e.(3 26.50 14.66
* Soiree; 1980 Centui at reported in Research Pertpectivei. January 19B3.
EMPLOYMENT BY INDUSTRY 1970 AND I960
Agriculture 1980 and 1970 Mining Change 2,6UU 1,217 1,327
1980 Construction 1970 Change 6,595 2,923 3,672
- 1980 Manufacturing 1970 Change 21,653 11,025 10,628
Transportation 1980 Communication 1970 Change 5,136 2,669 2, U67
Wholesale 1980 Trade 1970 Change U, 080 1,242 2,838
1980 Reta i1 Trade 1970 Change 16,503 8,251* 8,2U9
Finance 1980 Insurance and 1970 Real Estate Change 5,351 2,169 3,182
1980 Services 1970 Change 32,250 19,807 12,44*43
Public 1980 Administration 1970 Change *4,950 3,076 1,8714
Total 1980 1970 99,162* 52,1482
Change 1970-80 Number Percent *46,680 88.9
The city of Boulder has enacted an ordinance to protect the potential for the use of solar energy. The ordinance guarantees access to sunlight for property owners. This is done by assuring that new buildings will not shade existing buildings. _ is located within Solar
Access Area II.
The degree of solar access protection is defined by 25' hypothetical "solar fence" on the property lines of the protected buildings. The ordinance is designed to protect access from 10 A.M. to 2 P.M. on December 21st. Under most circumstances, new' structures will not be allowed to shade adjacent lots to a greater extent than the applicable solar fence.
Reference # 4
Solar Shadow Analysis Table for Level Grades
Solar Access Area t Solar Access Area FI
BJdg Length of Shadow E9dg Length of Shadow
Ht 10 am Noon 2 pm Hi 10 am Noon 2 pm
1J 2.6' 20 2.6' 26' * 2 6' 20 26'
14' S3- 4.0 5.J 27 5.T 40 5 J
15- 7.9 6
16' 10.6' 80 106' 29 10 6' 80 10.6'
ir 13.7 100 13 7 (30V 13 7 10.0 137
10 159 12(T 159 31' 15 9 120 159
19 18.5' 140- 18.5* 37 18 5* 14 0 185'
2tr 21.7 i6ir 21.7 37 21.7 160 21.7
21' 230 18 O' 23 S' 34' 23 0 18 0 230
27 26 5' 200 265' 35' 26 5' 200 26 5'
2T 29.1' 220 29 r 36' 29 r 220 29. r
24' 31.0 24.0 31 r 37 31 O 24 0 310
25' 34 4' 260 34 4' 30 34 4' 260 34 4'
26' 37.0 280 37.0 39 370 280 37.0
27 39.7 300 39.7 40 39 7 300 397
28" 42.9 32.0 42. T 41' 42 T 320 42.3*
29- 45 O' 33 9" 450 47 450 339 450
30 47.6' 35.9- 47.6' 47 47 6' 359 47.6'
31' 50 S 37.9- 50 J 44' 50.T 379 50 J
37 52.9 39 9- 529 45' 529 399 529
3J 55 6' 41.9- 556' 46' . 55 6' 41 9 55 6'
34' 587 430 587 47 587 43.9 587
35' 60.9" 45.9- 609 40 609 459 609
49 63.5' 47.9 63.5'
50 667 499 66.7
51' 68 0 519 680
57 71.5' 539 715'
5J 74 1' 559 74. r
54' 767 57.9 76.7
55' 79.4 599 79.4'
Locat ion: Longitude: Latitude: Altitude:
Boulder, Colorado 105 16 West 40 North 5,420 Feet
The climate of Boulder, Colorado is mild, sunny and semi-arid; extremely cold or hot weather is of short duration. The features of low relative humidity, abundant sunshine, light rainfall, and moderate to high winds are accompanied by a marked difference between summer and winter temperatures. In winter, cold spells move across the area usually from the north and northwest and can be quite violent. Summer temperatures can reach to over 90F, but these temperatures are accompanied by low humidity and cool nights which allow for comfort.
SUN PATH CHART
cTLlMATEe op 7HB e7ATE
Jam PE& PU^C Arp KA| JUIH JUL ALi^ eEp CC~\ KTV VtC.
NÂ§ A tfj ~1- m O r; t ' 0 >>* T Â£ to 3 a) 8 r- \5 O i V.J .1 r*-/ a 1
> <0 CO (0 vS* tfl i> r1 cO cr 0 cr in tO oi vi) in if) I'O T. c0 '3 if) i0 ji (0
^t- C\3 H co 0 N CO <0 vO rO (0 if) r -r 4~ lO (0 0 \S
Â£AvPiA.po|H (bju/p^. ep) $ 0 <0 cr s r- tr vS 0 r I> K) cr bi u 0 N 1 0 (V) i0 1144 r <0 tV3 > \S
FP-OM : THB fAv'S^olVE &N5f^Y
SUHeHIHg. pp-e./da-y) R tr \0 0. c0 co Â£ d) $ $ c0 c0 cr Â£> r* cr cr
pf^OM : TRÂ£B 6i?Uf. HBAplHSj PÂ£e>!
eMOi^JjeUBBY-('PcH^) MEAN 0 00 0 cr 0 CO P 0 0 cr id r- vS 0
FP^M : CUIMA7^.e Op eTATf^c?
I. pO- e-BUA-TiVE. HUM I C> Iff PP-^OiplTAT'O^-4 C^MrU^B^- ,A66M.
TABLE 1 CLIMATIC : DATA < DEG C )
MONTH MAX MIN RANGE
JAN 7.7 -5.9 13.6
FEB 9.1 -4.4 13.5
MAR .11.3 -2.8 14.1
APR 16.8 1.6 15.1
MAY nn 7.6 14.5
JUN 27.7 12.4 15.3
JUL. 31 15.7 15.3 DEG. C
AUG 30.1 14.8 15.2 MAX =
SEP 25.6 9.8 15.7 MIN =
OCT 19.9 4.6 15.2 AMT =
NOV 1 !2 2 -1.7 13.8 AMR =
DEC 8.5 -4.9 13.3
HIGH = 31 LOU = -5.9
AMT = 12.5 AMR = 36.9
= Degree Celsius.
Max i mum.
Annual Mean Temperature. Annual Mean Range.
TABLE 2 CLIMATIC : DATA ( RH. F'RECIP UIND )
MONTH MAX MIN AVE G RAIN UP US
JAN 62 43 52.5 3 .63 NU u
FEB 67 43 55 3 .81 NU u
MAR 69 41 55 3 1.34 NU u
APR 69 34 51.5 3 2.11 NU su
MAY 70 37 53.5 3 3.21 U su
JUN 72 37 54.5 3 2.11 U su
JUL 71 34 52.5 3 1.82 U su
AUG 69 34 51.5 3 1.58 U su
SEP 71 36 53.5 3 1.66 U su
OCT 65 36 50.5 3 1.2 NU u
NOV 69 45 57 3 1.04 NU u
DEC 66 45 55.5 3 .68 NU u
AVE = Average.
G = Humidity Group. RAIN = Rain-f al 1 .
WF' = Prevailing Wind. WS = Secondary Wind.
TABLE 3 DIAGNOSIS
< DAY- > < 1 MIGHT >STRESS
NAX UP LOU MIN UP LOW D N
JAN 7.6 26 19 -6 19 C C
FEB 9.1 26 19 -4.5 19 C C
MAR 11.3 26 19 -2.8 19 C C
APR 16.7 26 19 1.6 19 c C
NAY 22 2 26 19 7.5 19 0 C
JUN 27.7 26 19 12.3 19 H 0
JUL 31 26 19 15.6 19 H 0
AUG 30.1 26 19 14.8 19 H 0
SEP 25.6 26 19 9.8 19 0 c
OCT 19.8 26 19 4.5 19 0 c
NOV 12.1 26 19 -1.8 19 C c
DEC 8.5 26 19 -5 19 C c
UP = Upper comfort level.
LOW = Lower comfort level.
D = Day stress. C = Cold.
N = Night stress. H = Hot.
TABLE 4 INDICATORS
MONTH HI H2 H3 A1 A2 A3
JAN 0 0 0 1 0 1
FEB 0 0 0 1 0 1
MAR 0 0 0 1 0 1
APR 0 0 0 1 0 1
MAY 0 0 0 1 0 0
JUN 0 0 0 1 0 0
JUL 0 0 0 1 0 0
AUG 0 0 0 1 0 0
SEP 0 0 0 1 0 0
OCT 0 0 0 1 0 0
NOV 0 0 0 1 0 1
DEC 0 0 0 1 0 1
TOTAL 0 0 0 12 0 6
HI..3 = Humid groupings. A1..3 = Arid groupings.
The physical basis for my design relies on the following information:
MOUNTAIN VIEW TC THE WEST
BOULDER CREEK ON WEST EDGE OF SITE AND CONCRETE COME ANY TO THE SOUTH WEST
OFFICE BUILDING TO THE SOUTH ON FLATIRON I ARK WAY
OFFICE BUILDINGS AND LOWER ILANT STACKS TO THE SOUTH EAST
CENTRAL AVHNUE AND OFFICE BUILDINGS TO THE EAST
Nov. 29, 1985
Energy Images is a young, fast-growing high technology company. The company was founded in 1981 and has maintained an average growth rate of approximately 150% annually. E.I. currently employs 54 people and recognized
revenues of more than S3 million in 1985.
The company is involved in the development and practical application of optical scanning technology. E.I. was the first company to successfully utilize this technology to digitize documents for the oil and gas industry. Currently the company is broadening its market to many other industries.
The success of E.I. is primarily due to its employees. The company is comprised of a group of very enthusiastic, well ? educated, and highly motivated people. The ages range from 21 to 37 with the average age around 28. The level of commitment which the employees display has allowed the company to achieve many goals which would have not been possible otherwise. E.I.'s success has in turn allowed employees the opportunity to assume greater responsibilities and advancements than would typically be available at other companies.
The building needs to be open and inviting, expressing the democratic hierarchy of the organization.
People should feel comfortable to walk in dressed in business suits or casual clothes.
Clients include vice presidents, geologists and technicians from a wide variety of companies. These include large oil corporations, oil service companies, petroleum information firms, and small consulting companies.
According to Rich Tocher of Chen & Associates, the soil on the site consists of 10 to 15 feet of sand and gravel overlying clay stone bedrock. This would indicate spread footing unless there is a problem with flood plan deposits.
In that case excavation and compacted fill would be necessary.
The ground water on the site is 10 to 15 feet below grade.
1KCGKAM & SI-ACE DESCRIITICh
lacking: 26,000 sq.ft.
-space for 74 employee and customer cars -could be separate areas
-location: close to main and secondary entries
: definitly not close to warehouse loading dock
Entry //1: 9C0 sq.ft.
-square footage includes lobby and reception area -the space needs to be inviting and comfortable -the lobby wants to convey a high tech, growth image -clients will arrive individually or in groups clients : vice presidents,geologists,and technicians from large oil corporations down to small consulting firms
-location: close to conference rooms and marketing dept.
Entry if 2:
-wide entrance for employees open 24 hours a day Conference Room (Slide) : 1000 sq.ft.
-20 to 30 clients view a slide show which introduces the produc -employee stategy meetings
-may-be a movable partition separates the two conf. rms.
-make the space as flexible as possible without sacrificing privacy
-location: close to lobby marketing dept, and coffee bar : definitly not close to computer room
Conference Room (Demonstration): 1000 sq.ft.
-20 to 30 clients view a product demonstration -the display information from keyboard operation should be visible on a large screen -this room is also used for client tutorials -location: close to lobby marketing dept, and coffee bar : definitly not close to computer room
Systems Head: 140 sq.ft.
-typical administrative office
-one head shares a secretary just outside the office -location: close to Mickey's office systems dept. R&D dept, and configuration room
Systems Department: 1000 sq.ft.
-6 technicians half typically out on field maintenance -they configure and deconfigure computer systems -also they are responsible for system support and instalation customer training and solving cusomer problems-'
-6 partitioned areas are recommended for this space -location: close to configuration room!,systems head purchasing and R&D head
Configuration Room : 1200 sq.ft.
-4 people assemble, test and maintain components and complete computer systems
-this equipment room needs open area to wheel in large components on pallets
-room needs extra cooling and flexible power source -location: close to systems depti warehouse and shipping
Computer Room : 800 sq.ft.
-2 rows of large main frame computers used for everyday operation
-location: close to production dept., R&D dept. and configuration room
-typical administrative office -location: close to finance dept. shipping and warehouse
Mickey:1 s Office: 300 sq.ft.
-receives and meets with clients
-generates excessive paper from research and development work -maybe rotating credenza -2 areas -- formal & work
-location -- close to dept, heads, definitely not close to lobby
Finance/Accounting head 140 sq. ft.
-1 head and assistant -typical administrative office
-location: close to admin, dept., purchasing, Mickey's office, marketing dept., & dept, heads
Finance/Accounting Dept. 800 sq. ft.
-maybe includes purchasing office and assistant -2-3 clerical people
-file cabinets, 2-3 computer terminals -location: close to purchasing
Marketing Dept. 500 sq. ft.
-assemble product promotion literature
-sales staff meetings
-maybe multiple use conference rooms
-location: close to marketing head, conf. rooms, lobby & production head
Marketing head 140 sq. ft.
-meet with clients and product sales people -typical administrative office
-3ocation: close to marketing dept., Mickey's office and conference rooms
Production head 140 sq. ft.
-1 head, 1 asst, in production dept.
-responsible for planning, organizing, budgeting, hiring for production dept.
-basic administrative office, desk, credenza, personal computer
-location: close to production dept., Mickey's office, and dept, heads
Production Dept. 3000 sq. ft.
-6 people in large area with two large overlay tables
-2-3 work tables, typically 3'x6' each
-2 optical scanners, 3 computer terminals
-9 edit rooms, usually 8'x1G' (3'x6' table, dig. pad, monitor, terminal)
-location: close to production head, computer room and shipping
Research & Development head 140 sq. ft.
-1 electrical engineer
-typical administrative office
-location: close to R&D dept, and dept, heads
R&D Dept. 20004 sq. ft.
-12-15 people, work with product information, circuit boards, main frames -generous work tables &. storage areas -2-3 iroject managers each with office -partitioned space for engineers
-location: close to configuration room, computer room & systems head
-access to equipment room with scanners, displays, computers
Shipping 600 sq. ft.
-temporary product storage prior to shipping -access to loading dock
-location: close to config. room, production dept., purchasing & warehouse
warehouse 2000 sq. ft.
-storage of components before assembly -storage of systems after assembly -access to loading dock
-location: close to configuration room, production dept, definitely not close to parking area
loading Dock 100 sq. ft.
-covered area for large trucks to load & unload -location: close to warehouse & shipping, not parking
Kitchen 100 sq. ft.
-coffee & snack preparation for employees
-location: accessible to all departments
Bathrooms 300 sq. ft.
-employees, clients -day & night access
Conference (slide) 1,000
Conference (demo) 1,000
Systems Sales 400
Mickey's Office 300
Marketing Office 400
Production Office 400
Research & Development Office 400
Administration Office 400
Marketing Dept. 500
Production Dept. 1,200
R & D Dept. 1,200
Admin. Dept. 800
Configuration Room 1,200
Computer Room 800
Systems Dept. 1,000
10% Total net circulation 15,600 1,560
Total gross 17,160 !
CONFERENCE (SLIDE) CONFERENCE (DEMO)
MICKEY'S OFFICE MARKETING OFFICE
R Â£ D OFFICE
MARKETING DEPT. PRODUCTION DEPT.
R & D DEPT.
Very lmiortant Important Hot Important Absolutely Hot
1 to 4
5 1 ~
'CCFT J230 4* COMFO, itn. 800 4*
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SOUTH BOULDER CREEK
FLATIRON INDUSTRIAL PARK
AXONOMETRIC STRUCTURAL CUT AWAY
utr i -r
SOUTH SECTION THROUGH GALLERY
The work place can be an exciting and active environment. The industrial office park has not historically housed such environments but that is changing.
E. I. Corporations' new headquarters are strongly related to their beginnings and their employees. Their beginnings are directly related to the oil drilling industry which is expressed by the exposed structure on their building. The democratic hierarchy of their organization is expressed by the way the departments are arranged and by the structure uniformly wrapping around everyone in the building. Everyone has a great sense of arrival, they are reminded that this is an energetic active place. There is a sense of procession through the gallery to each individual work station. Finally, when seated at their spot everyone has the contorting feeling of knowing whether it is raining outside.
Dietsch, K. Deborah, Computer Kibbutz, Architectural Record, March 1986, pp. 95-111.
Mudd, Seely G., Chemistry Building at Vassar College, terry, Dean, Rogers & tartners, New York.
Rogers, Richard, 1A Technology Facility, Hightstown, N.J., with Kelbaugh & lee of Princeton, N.J., 1 regressive Architecture, August, 1985, p. 72.
Stirling, James, Arthur M. Sackler Museum, Harvard University, Cambridge Massachusetts, with Michael Wilford and Assoc.
Venturi, Robert, Learning From Las Vegas, Denise Scott Brown and Steven Izenour, MIT Press, Cambridge Massachusetts & London England, 1972.
vv'eincek, Earl J., Thesis document, Spring 1984.
3LP building code checklist, compliments of Barbara Christian via Paul Heath
Architects' Working Details, The Architectural Iress, London
1971 , Vol. 12, P
IBID, Vol. U, p . 43.
IBID, Vol. 15, 1 . 111
Clark, David, Arguments in Favor cf Sharpshooting, The Timber Iress, Portland, Oregon, 1984.
Horbostel, Caleb, Bennet, Elmer A., Architectural Detailing, Reinhold Publishing Corp., New York, 1952.
Modern Architectural Detailing, Van Nostrand Reinhold Company, London, 1972, Vol. 5.
Porter, Tom, Architectural Color, The Architectural Press, London 1982.
Venturi, Robert, Learning From Las Vegas, Denise Scott Brown and Steven Izenour, MIT Press, Cambridge Massachusetts & London, England, 1972.
(b) Developing Districts:
ZONING REQUIREMENTS LRD MR D HR D TDD CB-D RB-L) ID 1600 PID
1. Minimum Useable Open Space per Dwellinj Unit (sq ft.P11 : 6000 3000 1200 1200 1200 1200 n/a
2. Minimum Number of Off-Street Parking Spaces per Dwelling Uni^a* for detached dwelling units, 1.5 parking spaces for attached dwelling units, 1 bedroom requires 1 spaced 2 bedrooms require 1.5 spaces; 3 bedrooms require 2 spaces; and 4 or more bedrooms require 3 spaces n/a
3. Minimum Number of Off-Street Parking Spaces per Square Feet of Floor Area for Non-residential Uses and their Accessory 1:300 1:300 1:300 1:300 1:300 1:300 1:400 1:600
4 Minimum Front Yard Landscaped Setback from a Street for all Principal Buildings and Uses (ft.) 20 20 20 20 20 20 20 40
5. Minimum Front Yard Setback for all Accessory Buildings and Uses (ft.) 55 55 55 55 55 55 55 55
6. Minimum Side Yard Landscaped Setbock from a Street for all Buildings and Uses 1 foot for every 2 feet of 20 20 20 building height, but no less than 10 feet 1 foot 40 for every 2 feet of building height, but no less than 10 feet
7. Minimum Sick: Yard Setback from an Interior Lot Line for all Principal Buildings and Uses (ft.) l foot for every 2 feet of building 20 if any side height yard is provided^ ^d) 60 total, 40 if more than one line, with no loss than 15 per side. If one interior line. 45 feet.
H Minimum S-tlmck fnun an Interior Side I/it Line or Rear I/it Lira- for all Accessory Buildings and Uses ill.) 5. if an) side or rear yard is provided^1 3, if any side <>r rear yard is provided*d' 1 20 20 20 ! 1 i 55
9. Minimum Rear Yard Setback for all Prin cipal Uses (11.) 20 20 20 45 45 45 45 40 !
NOTE fonlrviiHs *:i> through ij) an* found following Subjection 9 34c, B K.C 1981
b) Developing Districts (coni.)
ZONING REQUIREMENTS LRD MR D HR U TBD CB-D RBD ID PID
10. Minimum Front and Side Yard Setbacks from Major RnadsU.1 a. Freeway
b. Major arterial streets of 6 lanes 90 ft. from tlie centerline of highway or 25 ft. from the lot line adjoining right of way. whichever Ls greater
c. Major arterial streets of 4 lanes 78 ft. from the centerline of highway or 25 ft. from the lot line adjoining the right of way, whichever is greater
d. Major arterial or collector streets 65.5 ft. from the street centerline or 25 ft. from the lot line ad joining the right of way, whichever is greater
e. Mtyor streets at intersection within 300 ft. of major arterial or other mayor streets 74 ft. from the street centerline or 25 ft. from the lot line adjoining the right of way, whichever is greater
11. Maximum Height for all Principal Uses (ft.MH 35 35 35 35 35 35 35 35
12. Maximum Height for all Accessory Uses (ft )18 18 18 18 18 18 25 18
NOTE. firtnoU* in! through Ijl nrv found following Su tweet ion 9-3 Jrl, B K.C. 19HI
DECLARATION OF PROTECTIVE COVENANTS
FOR THE FLATIRON INDUSTRIAL PARK
FILING NUMBER FOUR
TABLE OF CONTENTS
1. GENERAL PURPOSES: ............................................. 3
2. ARCHITECTURAL APPROVAL: ....................................... 3
2.1 a Approval of Plans..................................... 3
2.2 b. Presumptive Approval................................... 4
2.3 c. Non-1 ia b i 1 i L y.................................. 4
2.4 d. FIPCO may at any time resign its duties .............. 4
3. BUILDING SPECIFICATIONS: ...................................... 5
3.1 a. Materials............................................. 5
3.2 b . Paint................................................. 6
3.3 c. Electrical and Mechanical............................. 6
3.4 d. Building Elevation.................................... 6
3.5 e. Utilities............................................. 6
3.6 f. Continuity of Construction............................ 6
3.7 g. Loading Platforms .................................... 7
3.8 h. Signs................................................. 7
3.9 i. Whenever approval of FIPCO is required ............... 7
4. SITE SPECIFICATIONS: .......................................... 7
4.1 a. Setback............................................... 7
4.2 b. Parking............................................... 8
4.3 c. Storage Areas.........................................' 8
4.4 d. Fences................................................ 8
4.5 e. Temporary Structures.................................. 8
4.6 f. Landscaping........................................... 8
4.7 g. Drainage Easements.................................... 9
4.8 h. Appearance........................................... 10
4.9 i. Each Owner of a lot ................................. 10
5. NUISANCE: .................................................... 11
6. SPECIFICALLY UNACCEPTABLE USES: .............................. 11
7. RIGHT TO CROSS OTHER SITES: .................................. 11
9 ............................................................... 12
10 .............................................................. 12
This declaration is made this 1st day of August, 1980, by Flatiron Industrial Park Co., a Colorado partnership (hereinafter called "FIPCO").
WHEREAS, FIPCO is the owner of all that certain real property (hereinafter called the "Park"), which is situated in the City of Boulder County of Boulder, State of Colorado, and more particularly described on Exhibit A (reduced copy of Plat), which is attached hereto and incorporated herein by reference, which real property is more commonly known as a subdivision named Flatiron Industrial Park Filing No. 4;
WHEREAS, FIPCO desires and intends to develop the Park as a Landscaped Industrial Center, and to impose thereon mutually beneficial restrictions under a general plan of improvement for the benefit of all of the Park, the improvements thereon and the future owners thereof.
NOW, THEREFORE, pursuant to a general plan of improvement for the Park, FIPCO hereby declares that all of the property in the Park is and shall be held, conveyed, hypothecated, encumbered, leased, rented, used, occupied and improved subject to the covenants, conditions, restrictions and limitations hereinafter set forth, all of which are declared to be in furtherance of a plan for the subdivision, improvement, and the lease or sale of Sites in the Park, and are established for the purpose of enhancing the value, desirabilty, and attractiveness of said property and every part thereof. All of said covenants, conditions, restrictions, and limitations shall run with said real property and every part thereof shall bind all parties having or acquiring any right, title or interest in said real property or any part thereof, shall be for the benefit of each owner of any portion of said property, or any interest therein, and shall inure to the benefit of and bind each successor in interest of the owners thereof.
a. "Site" or "Sites"
means a contiguous area of land in the same record ownership whether or not shown as one parcel on the Map, or as a combination of parcels or portions thereof.
means the principal structure or structures on any Site, including all projections or extensions thereof, and all garages, outside platforms, outbuildings, docks, canopies, porches and the like.
means all improvements on a Site, including, without limitation, buildings, loading areas, trackage, parking areas, pavement, poles, fences, signs, walks, driveways, paths, aerial antennae,
and landscaping. d_. "Mortgage "
As used herein, the term "mortgage" shall be deemed to include a deed of trust, and the term "mortgagee" shall be deemed to include the trustee and/or the beneficiary of a deed of trust, as the context may require.
means any person, firm or corporation, including FIPCO, holding legal title to a Site as shown by the Official Records of the County of Boulder, and any tenant or other occupant of a Site; provided, however, that a mortgagee holding a recorded security interest in a Site shall not be deemed an Owner.
means the real property described in Exhibit A hereto.
1 GENERAL PURPOSES:
FIPCO hereby declares the purpose of this Declaration to be to ensure establishment of a general plan for the development and use of the Park, to protect the Owner of each Site against such improper development or use of other Sites as would depreciate the value of such Owner's Site, to prevent the construction of Buildings or other improvements having a design or mode of construction which is unsuitable to or unharmonious with said general plan, and, generally, to provide for a landscaped industrial park of high quality.
2. ARCHITECTURAL APPROVAL:
2_._1_ a_. Approval of Plans.
No Improvements (as herein defined, including landscaping) shall be constructed or substantially altered on any Site unless FIPCO shall first have issued its written approval of plans and specifications therefor, which plans and specifications shall clearly show, to scale, at least the following: a site plan (plot layout); all exterior elevations, exterior mechanical apparatus and proposed screening thereof; specification for exterior materials to be used (including the color of such materials); structural design; signs; floor plans; and details of landscaping, fencing and screening, or any proposed alteration thereof. At least thirty (30) days prior to commencement of any work
contemplated in any plans and specifications, such plans and specifications shall be submitted by the Owner of the Site or by such Owner's authorized agent, accompanied by a written request, executed by the Owner of the Site, for FIPCO approval. Any significant changes in the plans and specifications first submitted shall likewise be submitted. FIPCO shall base its approval (or disapproval) on considerations which shall include, among other things: compliance of the plans and specifications with all express requirements of these covenants; the adequacy of Site dimensions; the adequacy of structural design; whether the proposed design is of reasonable aesthetic appeal; the effect of the proposed Improvements and their location and use on the development or maintenance of Improvements on neighboring Sites; the proposed operations and uses; the effect upon neighboring Sites of the topography, grade and finished ground elevation proposed for the Site; coordination of landscaping and aesthetic appeal within the Site or with neighboring Sites; facing of the main elevation with respect to nearby streets; style and design of signs; the extent to which the design of all proposed elevations is integrated.
2_.2_ _b. Presumptive Approval.
If FIPCO fails to give notice of approval or disapproval of plans and specifications submitted to it within thirty (30) days after receiving same, it shall be conclusively presumed that FIPCO has approved such plans and specifications, subject, however, to all the restrictions set forth in this Declaration. Any Building which has been completed prior to commencement of suit to enforce the within convenants and recording of lispendens giving notice of said suit, shall be conclusively deemed to comply with the requirements of the within convenants.
2.3_ Â£. Non-liability .
Neither FIPCO, its partners, nor any employees thereof shall be responsible to the record Owner or to any other person, firm or corporation for the structural design or architectural validity of all or any portion of any plans and specifications submitted to FIPCO, and neither FIPCO, its partners nor any employee therof shall be liable to any Owner or any person having any interest in a Site for any act or failure to act on any application submitted to FIPCO. Each Owner agrees, by accepting title or any interest in any Site, that FIPCO, its partners, and each employee thereof shall be immune from suit or liability in accordance with the foregoing .
2_. 4_ d_. FIPCO may at any time resign its duties
under paragraphs 2a or 2b hereof, and designate an architectural control committee to perform its duties under those paragraphs.
Resignation and appointment shall be accomplished by mailing written notice thereof to each Owner in fee of a Site in the Park. The committee shall be composed of three persons and shall make decisions by majority vote. The committee shall have the same rights, duties, and immunities as are granted to FIPCO under this Section 2. In the event of the death, incapacity or resignation of a committee member, FIPCO shall appoint a successor.
In the event that FIPCO is no longer in existence, and no architectural control committee has been appointed, or there is a vacancy in the committee, then the membership of the committee shall be filled by an election held by the fee Owners of the Sites in the Park, and those lots located within Flatiron Industrial Park Filing No. One, Flatiron Industrial Park Filing No. Two, Flatiron Industrial Park Filing No. Three, and Lots 3 and 4 of Flatiron Industrial Park Filing West. Any fee Owner may call the election by mailing written notice of the time and place of the election to each other fee Owner at least twenty (20) days in advance of the time set. The place of the election shall be in Boulder County, Colorado, and both time and place shall be reasonable. At the election, there shall be one vote for each Site in the Park. Each member to be elected shall be elected separately, and a majority of the votes cast shall be required for election. Whenever mailing of notice is required by the covenants, the mailing shall be deemed sufficient if addressed to the particular Owner at the address of the Owner shown by the records of the Boulder County Treasurer or Assessor or any other county official. FIPCO or the architectural control committee may charge a reasonable fee for examining plans and specifications.
3. BUILDING SPECIFICATIONS:
All buildings and Improvements shall be constructed and maintained by the Owner in accordance with the following standards, unless an exception is approved in writing by FIPCO.
3.1 a. Materials.
All Buildings erected on any building Site shall have either concrete, stone, or brick exterior walls. Acceptable concrete wall materials shall include concrete block, prestressed concrete, pre-cast concrete panels, and poured-in-place or tilt-up concrete components. However, glass/or wood may be used for up to twenty-five percent (25%) of the wall surface area. (Doors, windows and trim shall not be considered as a part of the exterior walls.) Concrete twin tee wall components shall not be acceptable .
3.2 b. Paint .
Exterior walls shall be painted or otherwise finshed in a manner acceptable to FIPCO. After initial painting color is approved and applied, the exterior wall paint colors may not be changed without written approval of FIPCO. Colors and finishes shall harmonize with the natural surroundings. Exterior trim and sashes of windows and doors must either be of a natural "earth tone" color or painted to match the surrounding exterior walls.
3.3 c Elec trical and Mechanical.
All electrical and mechanical apparatus, equipment fixtures (other than lighting fixtures), conduits, ducts, flues, utility meters, downspouts, vents and pipes located on the exterior of any Building shall be concealed from view from streets and the ground level of Buildings on other Sites and shall be architecturally treated in a manner acceptable to FIPCO. All roof apparatus shall be screened by roof screening or a parapet that shall be a minimum of two' inches higher than the apparatus itself. Such screens must have approval by FIPCO.
_3.it ll* Building Elevation.
Minimum first floor elevations for all Buildings in the Park shall be subject to approval by FIPCO dependent upon location with the Park. Basements, pipe chases, sumps or other such construction below this elevation shall be floodproofed in a manner approved by FIPCO.
3.5 e. Utilities.
All on-site electrical, telephone, and other utility lines shall be underground, and shall not be exposed on the exterior of any Building or improvement, except as specifically authorized in writing by FIPCO.
3_._6 f_. Continuity of Construction .
All structures commenced in the Park shall be prosecuted diligently to completion and shall be completed within twelve (12) months of commencement unless exception is granted in writ-
ing by FIPCO.
3.*Z Â£. Loading Platforms
All loading platforms and areas facing streets must be screened in a manner approved by FIPCO.
3.Â£3 h_. Signs .
Any Owner of any Building shall submit to FIPCO, or its designee, all plans for signs to be erected, substituted, changed or modified on the premises, including details of design, materials, locations, size, heights, color and lighting. No sign shall be erected, substituted, changed or modified on the premises without the prior written approval of plans and specifications therefor given by FIPCO, or its designee.
_3.9_ i^. Whenever approval of FIPCO is required
under this Section 3, such approval shall be applied for and granted in the manner established by Section 2, relating to plans and specifications and items requiring approval under Section 3 shall be included in specifications submitted under Section 2.
4. SITE SPECIFICATIONS:
All Site Improvements shall be constructed and maintained by the Owner in accordance with the following standards unless an exception is made by FIPCO.
4.1 a Setback.
Minimum setback requirements from the street right-of-way line for all Buildings shall be twenty (20) feet. Said twenty feet shall be landscaped and maintained in accordance with a plan submitted to and approved by FIPCO. Access and egress driveways will be allowed within the 20-foot setback strip. Minimum setback from an interior lot line for all principal Buildings shall be forty (40) feet to the side and forty-five (45) feet to the rear. Minimum setback for all accessory Buildings and uses shall be fifty-five (55) feet to the front and twenty (20) feet to the side and rear from the interior lot line.
Any Owner of any building Site shall provide on the premises off-street automobile parking facilities based on one 200 square-foot space for each 400 square feet of building floor area. All off-street parking and access drives and all loading areas shall be hard surfaced and properly graded to ensure proper drainage.
4_. 3^ c_. Storage Areas .
Storage areas on any building Site for equipment, raw materials, semi-finished or finished products shall be so shielded by a fence, shrubs, hedges or other foliage as to effectively screen the view of such storage area from the street throughout the year .
4.4 d. Fences.
No fence, wall, hedge, shrub, plant or tree which obstructs sight lines at elevations more than two (2) feet above the roadway shall be placed or permitted to remain on any building Site within the triangular area formed by lot boundaries adjacent to streets and a line connecting them at points twenty-five (25) feet from the intersection of those lot boundaries.
4_._5 e^. Temporary Structures.
No temporary structure, excavation, basement, trailer or tent shall be constructed or be permitted to remain in the subdivision, except as may be reasonably necessary during construction or specifically authorized in writing by FIPCO.
4^.6^ _f Landscaping .
FIPCO, or its responsible assignee, shall landscape and maintain not more than two islands in Central Avenue at the entrances to the Park from 55th Street or other major street. FIPCO, or its responsible assignee, shall bill each Owner in fee of a Site and each Owner in fee of a Site shall promptly pay FIPCO an equal share of the reasonable annual cost of maintenance of such islands.
Each Owner shall maintain the landscaping on its Site and
all plantings thereon in good health and appearance and replace dead or diseased specimens without substantial alteration, (unless plans showing the substantial alteration are submitted as provided in paragraph 2b) and shall repair any damages thereto occurring by reason of any cause whatsoever. If an Owner fails so to do, FIPCO, upon twenty (20) days written notice to such Owner, shall have the right to enter such Site, by itself or by agents, and at such Owner's expense to do any maintenance, repairs or restoration which may be reasonably necessary. FIPCO shall charge such expense to the Owner and the Owner shall pay such charge forthwith. The Owner shall, in addition to such charge, pay all costs and expenses, including reasonable attorney's fees, incurred by FIPCO in any legal proceeding brought to enforce its rights under this paragraph 4f.
Any Owner of a Site in fee may bring legal action to compel any Owner to comply with his obligations under this paragraph 4f unless FIPCO has exercised its right to perform such obligations and obtain reimbursement from the Owner.
Any Owner, tenant or occupant of any building Site agrees that the area between the building lines as herein defined and the street property lines- shall be used only for either open landscaped and green areas, automobile parking areas (but not truck parking areas), utility easements, service access to the Building, or service access to a parking lot. Landscaped areas shall be done attractively with live lawn, trees, shrubs and similar treatment, unless written exception is made by FIPCO.
4_.J7 Â£. Drainage Easements.
Each Owner shall maintain any drainage easements on its Site as indicated on the recorded plat without substantial alteration of the design as prepared and constructed for FIPCO by others, and shall promptly repair any damage thereto occurring by reason of any cause whatsoever. If any Owner fails so to do, FIPCO, upon twenty (20) days written notice to such Owner, shall have the right to enter such Site, by itself or by agents, and at such Owner's expense to do any maintenance repairs or restoration which may be necessary. FIPCO shall charge such expense to the Owner and the Owner shall pay such charge forthwith. The Owner shall, in addition to such charge, pay all costs and expenses, including reasonable attorney's fees, incurred by FIPCO in any legal proceeding brought to enforce its rights under this paragraph 4g.
Any Owner of a Site in fee may bring legal action to compel any Owner to comply with his obligations under this paragraph 4g unless FIPCO has exercised its right to perform such obligations and obtain reimbursement from the Owner.
k_.8_ h^. Appearance.
Each Owner, tenant or occupant of any building Site shall keep said building Site and the Buildings, Improvements and appurtenances thereon in a safe, clean, neat, wholesome condition, and shall comply in ail respects with all governmental statutes, ordinances, regulations, health and police and fire requirements. Each such Owner, tenant or occupant shall remove, at its own expense, any rubbish or trash of any character which may accumulate on its building Site and shall keep unlandscaped areas maintained in a neat and sightly manner. Rubbish, trash, garbage or other waste shall be kept only in sanitary containers. All trash containers are to be concealed from view from streets, and treated in a manner acceptable to FIPCO. All equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition. Rubbish and trash shall not be disposed of on the premises by burning in open fires. Trucks shall not be parked between that part of a building which fronts on a street and the street, except while loading or unloading is in progress.
b_.9_ i^. Each Owner of a_ lot
(as shown on the recorded plat of the Park) shall pay on account of each lot owned, an annual "litter disposal" fee to FIPCO. The annual litter disposal fee paid to FIPCO by each Owner for each lot shall be $100.00 for each calendar year during which these covenants are in effect, through 1987; and $175.00 for each such year thereafter. Payment for each year shall be due February 1st of that year. In the event of non-payment, FIPCO may bring suit to collect, and FIPCO will, in addition to the fee, be entitled to recover all its costs and expenses, including reasonable
attorney's fees. FIPCO shall expend the fee for picking up and disposing of litter and rubbish from the streets, entrance islands, and drainage easements within the Park. FIPCO may, but
shall not be required to, expend amounts in excess of the annual fee for such services. FIPCO's obligation to expend the annual fee is not intended as a substitute for regular trash hauling and clean-up procedures by Owners; nor shall the existence of FIPCO's obligation, or any failure of FIPCO to perform same, relieve any Owner from any other obligation under these covenants; specifically, but not as a limitation, each Owner shall remain fully
bound by the terms of paragraphs 4g and 4h, and Section 5. In the event that FIPCO ceases to exist it may assign its obligations and right to collect hereunder in writing, to the architectural control committee, or terminate such obligations and the right to collect the annual fee. The obligation of an Owner to pay the annual fee shall be only a personal obligation of the Owner, and shall not constitute a lien against any site in the Park unless the obligation is reduced to judgments and a transcript or other evidence thereof is recorded as provided by law, in which event the lien of the judgement shall have such priority as is provided by law with respect to judgement rendered upon personal obligations. No successor Owner who purchases for value shall be repon-sible for unpaid obligations of a prior Owner with respect to the
annual f ee.
No noxious or offensive trades, services or activities shall be conducted on any building Site nor shall anything be done thereon which may be or become an annoyance or nuisance to the Owner, tenant or occupant of other building Sites within the Flatiron Industrial Park by reason of unsightliness or the excessive emission of fumes, odors, glare, vibration, gases, radiation, dust, liquid waste, smoke or noise.
6. SPECIFICALLY UNACCEPTABLE USES:
No building Site nor any part thereof shall at any time be used for any of the following purposes:
a. Dump or landfill.
b. Public incinerator.
c. Pet Store or Veterinary Hospital or Kennel or building place for animals.
d. Sewage Disposal Plant.
e. Riding Academy.
f. Rodeo .
g. Junk Yard.
h. Feed Lot or other use involving keeping of live animals.
i. So-called "mini-storage" or "mini-warehouses".
7. RIGHT TO CROSS OTHER SITES:
The various Owners of Sites in the Park and their assigns, shall have the right to cross each Site in the Park in the designated setback areas between the building lines and the property lines with equipment and personnel if such crossing is reasonably necessary for the repair or construction of any utility service or drainage facility. (The preceding sentence shall not give any right to place permanent utility pipe or lines or drainage facilities in any area not designated as an easement for such on the recorded plat of the Park or herein.) The right to cross shall include the right to remove fences and landscaping. However, any person or entity exercising any of the foregoing rights shall be obligated promptly to restore the premises to a condition reasonably approximating that prior to the crossing, after the work requiring the crossing has been completed. The term "utility" as used in the preceding paragraph shall encompass all types of utilities, including, but not as a limitation,
water, sewer, electricity, gas and telephone service.
Each site shall be subject to, and have the right to use, an easement for storm and surface water drainage as shown on attached Exhibit A. No Owner shall change the elevation or contours of the land within the easement, nor construct therein any structure or improvement which will cause or be likely to cause interference with the flow of water through the easement. However, any Owner may pave the portion of the easement which lies within that Owner's site, so long as the paving does not change the elevation or contours of the land within the easement.
Each of the foregoing convenants, conditions and restrictions shall run with the land hereby conveyed, and a breach of any one of them and continuance thereof, may, at the option of FIPCO, its successors or assigns, be enjoined, abated or remedied by appropriate proceedings, in addition to any other remedy at law or in equity. It is understood, however, that the breach of any of the foregoing covenants, conditions, and restrictions shall not defeat or render invalid the lien of any mortgage or deed of
trust on the premises made in good faith and for value; provided, however, (i) that any breach or continuance thereof may be enjoined, abated or remedied by the proper proceedings as aforesaid; and (ii) that each and all of the foregoing covenants, conditions and restrictions shall at all times remain in full force and effect against said premises or any part thereof,
notwithstanding any foreclosure of any such mortgage or deed of trust. No assent, expressed or implied, to any breach of any one or more of the within covenants or agreements hereof shall be deemed to be taken to be a waiver of any succeeding or other
breach. In the event that FIPCO brings suit to remedy a breach
hereof, and prevails in the suit, the party or parties committing the breach shall pay FIPCO's attorney's fees incurred in connection with the breach.
If any provisions of these covenants are held invalid in any judicial proceeding, such invalidity shall not affect the other provisions of these convenants, all of which shall remain in full force and effect as herein set forth.
FIPCO may by its signed written instrument waive or
release any provision of the within protective covenants as they pertain to any part or all of the Park, which waiver or release shall be effective as to all parties otherwise entitled to enforce the within protective covenants. Neither FIPCO, its partners, nor any employee thereof shall incur any liability whatsoever to any Owner or other party aggrieved or injured on account of such release or waiver. In return for such waiver or release, FIPCO may impose on the Site involved such additional or altered convenants as the Owner in fee of the Site involved may agree to. Each Owner agrees by accepting title or any interest in any Site that FIPCO, its partners and each employee therof shall be immune from suit or liability in accordance with the foregoing .
These protective covenants and any amendments thereto shall remain in effect until January 1, 2000, after which time they may be revoked in whole or in part by the recording in the Boulder County records of an instrument signed by the then Owners in fee of a majority of the Sites in the Park, setting forth and agreeing to such revocation. Absent such revocation, these covenants and amendments shall continue in full force and effect.
IN WITNESS WHEREOF, FIPCO has caused these covenants to be executed the day and year first above written by its duly authorized and empowered partners.
FLATIRON INDUSTRIAL PARK CO., A Colorado Partnership
STATE OF COLORADO )
COUNTY OF BOULDER )
The foregoing instrument was acknowledged before me this day of _________, 1980, by
jfr,_ and la*s**i ^ ____________ as
partners of Flatrron Industrial Park Co., a Colorado Partnership .
.' c 7 **. '*,
, \>Y Witness my hand and official seal.
\ A'/ Cyi.:uiijn C/.r'niS Aujust 12, T/c4
j y commission expires: __________________________~
>4 0- ; >* r
- -nVV O *.. ...
FLATIRuN IIMuUaT IAL -A K
FILING NO. a
A SUBDIVISION OF PART OF THE NW 1/4 OF SECTION 27, TIN, R. 70 W.
OF THE 6tti PM, IN THE CITY OF BOULDER, COLORADO
U-4FICH C1T* UJtt
cm Kttrwt J SCk 4m
n>n m cm. \
> Nut r-w
4.10 snvpuaaamiu mrowono*
4.10.3 sup anuaG coctk chc:p.ist
Jon Chambers Thesis
Proj ect Name Location Boulder, Colorado
Applicable Code Name Boulder Building Code, 1982_______________
Code Check by Jon Chambers-______________________ Date 12-6-85
Occupancy Classification Group B, Div, 2
Principal Occupancy ______________
3. Occupancy Separation required
B1 to B2. .
4. Construction Type
Hours Table 5B Hours
_Hour s _Hours Hours
Rev. March 1983
4.10 SUFPLBMBl/rAJUr INFORMATION (Cont'd)
0.3 SUP BOTUDENG OODB CHECKLIST (Coat'd)
Maximum allowable Basic Floor Area: nnl i m i +.p.H
If adjacent to open area on
5%, 2i%i 3%%/ft. by which minimum
two or acre sides: width exceeds 20 ft.
200% of area permitted i'or If over one story: Qne-story.
areaunlimited-!! surrounaea If sprinklered;by, 20 ft of open space -
Maximum allowable height:
(II 65ft') (II- 4ft)
Table $D '* Table 5D
Fire Resistance of exterior wall (See Occupancy Type and Construction Type)
Openings in exterior walls: (See Occupancy Type and Construction Type)
Not permitted less than 5 ft from . 1706-b
__ adjacent bl or. cl of street or alley__________ _________
setback-requiring,protection of openings________Table 5A
in exterior walls = 20 ft.
Windows required in rooms: _________________________ ___________
Window area required: ____________________________ ___________
Enclosed or semi-enclosed courts ~ size required ___ ___________
4.10 sopst-MnmLRi Dtroraunoi (Coat'd)
4.10.3 gTJ wmxPraG COOX CHBCPJST: (Cont'd)
r 7 ff
11. Minim ixn ceiling height in room*: .
Minimum floor ere* of room*: n0 room less than 70 1207B
Sq. IX. Fire resistive requirements:
Exterior bearing walls 4 Hours Table 1JA
Interior bearing walls 3 Hours 1!
Exterior non-bearing walls 4 Hours 1!
Structural frame 3 Hours ?l
Permanent partitions 1 Hours V
Vertical openings 2 Hours ?!
Floors 2 Hours !!
Roofs (section 1806) - 2 Hours t
Exterior doors.unless less than 20 .s' bach Hours 1803b'
Exterior windows ^/4 if less than 20'.. s ' back Hours -1803b
Inner court walls see ext* opening req e Hours 1803b
Mezzanine floors (area allowed) - T-" 1 Hours 171 5t.1 6
no mezzanine floor shall Cover more Roof coverings class a or b fs, 118061 than 1/3.area of room 1 a ours 79D7 S
Boiler room enclosure Hours 1716
Framework steel concrete or_masonry ^ Hours 1802
Stairs r_?inf. cone, or structural steel 2 Hours 1805
Floors non-combustible fire_ - 2 Hours 1804
nev. March 1983
SUFVTJDaaiTUUr DCPOSMATXCM (Coat'd)
4.10.3 5U> HPrroac cdot orwrr.TST: (cont'd)
where every part of roof structure is 25' above floor, and combut. material protected by sprinkler or resistive
part* ^ hj^Tunon combus b1bis 9 iirs rs siytive 1 Hours 15. Celts:
Occupancy load basis (squara faat par occupant) Occupancy Ty-pa (Use) Basis_____________Actual Load
Floor Area SF/Occupant
Number of exits required:2 or more exits req'd. when occ. load exceeds:
"tefSI fS'ft shall be at least
the total occupant load divided by 50, and divided equally among separate exits, and including a percentage of the occupant loads of adjacent floors
Exit separation arrangenent:
Exits will be accessible in at least 2 different directions. Minimum travel distance between fire exit doors shall ber
4.10 suppuDcnmAT raroHMAncw (cont'd)
4.10.3 n-J HDTT-nTTC CDO OTBCTI.IST: (Cont'd)
Maximus Allowable travel distance to exit 150* ,3320c
With sprinklers 200* "33 2 Op
Allowable exit sequence: Exits from a room may open into an adjoining oj* intervening room or area, providing the adjacent \ room is accessory to the area served and provides \ a direct means of egree to an exit. 3320a 33u2m l
Exit doors: ) s
Minimum width allowed 3 ft. 3303d
Maximus leaf width allowed 4 ft. 3303e
Width required for No. of occupants (See minimum width of exits previous page) _2-302j
Minimi* allowable width 44 in. (3'-8) 3-3-04 b
Required to have exit at each end of corridor? yes when 2 exits are req'd. except for dead-end allowance. _HPle
Dead end corridors allowed? yes Maximus length 20' 3-304 f
Rev. March 1983
4.10.3 SL acnXDIBC OOCT CHg3XI3T (Contd)
Wall fira resistance required 1 hour________________ 3304 g
Doors and frames fire resistance required: 45 min. 3304 f
Minimum width 44 in. (3' -8)For occ. load of +50 3305 b
36 in. For occ. load of 50 3305 b
For occ. load of
Maximum riser allowed 7.5 in. 3305 c
Minimum tread allowed 10 in. 3305 c
Are winders allowed? No
Minimim size Dimension measured in direction of_____ 3305 g
travel = width of stairway but not exceeding 5'-0 w/straight run Maximum size required 5'-0 w/straight run___________ 3305_________
Maximum vertical distance between landings 12 '-6 3305 g
Minimum vertical distance between landings _________ _____________
Required height of rails (2'-6 to 2'-10) 30-34" above 3305 i
Required at each side? Yes 3305 i
Intermediate rails required at stairs 83" wide Yes 3305 i
Maximum width between int. rails Equal spacing______ 3305 i
Exceptions applicable ___________________________ ________________
4.10 saPVtETAJCr Esrowono* (Coat'd)
4.10.3 3L9 HQTTJ>nC CPCT CffTBTTT.ISTi (Cont'd)
Heiqht above nosinq 30-34" 3305 i
Balusters required? 42" hieh 1714
UBC = 6" max. Intermediate rail required? Yes 9" max. 1714
V Maximan post spacing allowed
Handrails return to wall at ends? ves 3305 i
Handrails extend beyond stair fc" leas'" one band- 33Q5 i,
rail at both top & bottom) Stair to roof required? Yes, if in bldc.s 4+ stories. 3305 n
one stairway shall extend to roof with hinged door. Stair to basement restrictions Provide barrier to 3305 h
prevent persons from 2oine to basement.
Stair access to roof required? Yes, see above.
Access to roof required? Yes, to mechanical 5213 c
Stair enclosure required? Yes Hours 2 3308 b
Exceptions Enclosure shall not be required for a 3308 a
stairway, ramp or escalator serving only one adjacent
floor and not connected w/corridors or stairways serving other floors.
Horizontal exit requirements (if applicable)___________
Maximun slope to use as exit ______1:12______________ 3306 c
Handrails required On at least one side min. 3,2" 3306 e
high measured from surface of ramp.
Extend 1 ft. beyond top and bottom of ramp.
Rev. March 1983
SnifUXBRUZ ggQBWATIOW (Coot* d)
,.10.3 SU BPTLDDSC QCQg CXECXLXST (Coat'd)
Exit sign* required? Yes, at every req'd, exit door 3312
w/occ. load of +30
All unenclosed floor, roof openings, open Where required7and glazed sides of stairs, ramps and 1714
landings, balconies, etc.
Height required ________42" (3'-6)___________________ 1714
Balusters or intermediate rails required____ o.c. max.
Area limitations 33-1/3% of the area supporting roof 3301 b
Height limitations None in Type I construction_________ 3601 a
Use only for shelter of mechanical equip.
Use limitations or vertical shaft openings.____________ 3601 c
Construction requirements Shall have walls, floor and 3601 d
a roof constructed as the main part of bldg, unless
penth. walls are +5'-0 from H. may be of 1 hour construction.
3. Parapet walls:
Where requiredAll exterior walls (See exceptions)______ 1710 a
Height30" above where roof surface and wall intersect. 1710 b 3. Fire extinguishing systems:
SprinJders required When floor area exceeds 1,500 sq. 3803 a
ft. (See Section for details.) _____ _______
Dry standpipes required Location
R*vised March 1983
4.io gjTPUQBfPLgr nsrosoanom (cont'd)
4.1Q.3 SLg BJTLDTSG OOP* CHJOX13Tt (Cont'd)
Number outlets required______________
Siamese connections required_________
Wet standpipes required In bldgs. +4 stories____________ ______
Number required (hose run) One or more. 4" s.pipes _____
for =4 stories (100 ft. max, distance to any point in bldg.)
Location In a public corridor w/in 10' fo the opening _______
of a req'd. stairway on all floor levels.____________
Fire extinguishers required At each standpipe location. _______
20. Toilet roan requirements: Code utilized? _____
Fixture count requirements: _____
Drinking fountain requirements_________________________
4.10.3 sup atraorsc
Walls Hard, smooth, non-absorbent surfaces____________
gloor^iard, smooth, non-absorbent surfaces____________
Compartments 30" wide x (w.c. + 24'*) long = 14 sq. ft. Handicapped requirements Also see handicap ordinances
509 b 5A
509 b 5A
509 b 5B
Separation Min. 4*-0 between units_____________________ 600 5a
Maximum size 100 sq. ft. 600 5a
Maximum aggregate area in room25% oif room area sheltered 600 5a
Curb height 9" above roof plane._______________________ __________
2. Elevators and escalators:
Maximum number in each shaft___________________________ __________
Ventilate penthouse?___________________________________ __________
Machine roam wall construction