Citation
University of Colorado Bluffs housing, Boulder

Material Information

Title:
University of Colorado Bluffs housing, Boulder thesis preparation
Creator:
Gloss, Jerry
Publication Date:
Language:
English
Physical Description:
98 unnumbered leaves : illustrations (1 color), maps (some folded), photograph, plans (some folded) ; 22 x 28 cm

Subjects

Subjects / Keywords:
Student housing -- Colorado -- Boulder ( lcsh )
Student housing ( fast )
Colorado -- Boulder ( fast )
Genre:
bibliography ( marcgt )
theses ( marcgt )
non-fiction ( marcgt )

Notes

Bibliography:
Includes bibliographical references (leaves 89-90).
General Note:
Submitted in partial fulfillment of the requirements for a Master's degree in Architecture, College of Design and Planning.
Statement of Responsibility:
Jerry Gloss.

Record Information

Source Institution:
University of Colorado Denver
Holding Location:
Auraria Library
Rights Management:
All applicable rights reserved by the source institution and holding location.
Resource Identifier:
08683774 ( OCLC )
ocm08683774
Classification:
LD1190.A72 1980 .G56 ( lcc )

Full Text




TABLE OF CONTENTS
I. Program
II. Site Analysis
III. Site Development
IV. Functional Relationships
V. 'Plates and Photographs
VI. Code Reviews
VII. Design Standards and Sketches
VIII. Meeti ngs
IX. Thesis CPM
X. Biblography


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I. Program
A. Introduction and Summary (Abstract)
The purpose of this program is to substantiate the need and provide a plan for construction of 100 to 135 University rental apartment units on a site of approximately 4.0 buildable acres adjacent to Boulder Creek along the "Bluffs" on the northern edge of the campus, (actual site including flood plain is approximately 9.0 acres)
This plan supersedes and replaces that previously prepared for development of rental apartments designed specifically for retired University faculty and staff. Due to cost and financing problems, resulting relatively heigh projected rents in relation to the retirement market, at least over the short run, and less than definitively positive results from an interest survey conducted in the fall of 1979, the Retirement Executive Committee has recommended that the Retirement Plan be withdrawn. However, due to strong evidence of a more broadly based need for additional University housing of a type similar to that proposed in the Retirement Plan, it has been recommended that work continue on the basis of this new plan which will provide facilities that are needed by and will be useful to, a much broader segment of the University Community. The apartments to be developed in accordance with this plan will be designed so that they may be made available as needed and appropriate to all segments of the University Community. The units will be designed in such a way as to be able to accommodate single persons as well as couples and families of limited size.
As indicated above, the University has not abandoned its commitment to assist retirees, as appropriate and possible, to meet their housing needs, and will continue to pursue such assistance
in a variety of ways and through a variety of programs.
This program plan represents a continuation of the current program of expansion of University housing facilities, which included the following projects already approved by the Regents:
. Return of about 230 dormitory spaces in Willard Hall to use as single strdent housing, beginning in the fall of 1980.
. Construction of approximately 350 new dormitory spaces for single students at Kittredge, with initial occupancy scheduled for the fall of 1981.
The purpose of this additional expansion is to further the University's efforts to help alleviate-a serious shortage of rental housing in the private sector which is appropriate for members of the University Community and available at moderate rental rates. An increasing shortage of such housing has the potential to seriously impair the University's ability to recruit and retain qualified students, faculty, and staff, and to provide for the welfare of its many other constituencies, such as retirees, participants in special programs, and the like.
Current rental vacancy rates in the City are running between 1-2%, and due to a number of factors such as rapid population growth, scarce available land, and high development costs vis-a-vis new housing starts, this situation is not expected to substantially change in the foreseeable future.
Data available in the Housing Department show that the two projects previously mentioned plus


this project will not provide housing in excess of paid applications for University housing in the fall of 1979. Paid applications are only part of what is known to be the available market. The trend in applications is up, overall. The needs are such that it is intended that the facilities described in this plan be developed and placed into service with despatch. The present target for occupancy of the units is the winter of 1981-1982.
Due to anticipated high construction costs and continued inflation, this project will aggressively seek to identify and take advantage of such cost savings irv design, construction systems and methods, and materials as are consistent with the standards of the University regarding the comfort and safety of residents, permanence of design, a pleasing aesthetic transition between residential areas to the west and north, the University proper to the south, and low maintenance characteristics. These new facilities, if developed to the 135 unit maximum, will contain approximately 127,427 gross square feet at an estimated construction cost of $44.00 per square foot and as estimated total project cost of $7,381,800.00.
B. Background and Program Assumptions
Some of the more inportant University Housing policies and/or program assumptions on which this project is based are:
. No student should be deprived of the opportunity to attend the University due to a shortage of housing which is reasonably accessible to the campus and moderately priced.
. No student should be forced to live in substandard housing because of a shortage of
housing which meets zoning, building, health, and safety codes.
The University should not' have to meet extremes in student needs and preferences. However, it should provide a reasonable diversity of housing facilities and services.
The University has no interest in competing with the private sector for the vast majority of the student housing market, and will continue to pursue a policy of providing only such housing as it judges to be required to supplement that provided by the community. The University's primary interest in this regard is to act appropriately to ensure its accessibility to students and to promote their comfort and welfare as members of the University Community.
Although the University clearly places a priority on ensuring adequate housing for students, the principles which govern this commitment extend as well to other members of the University Community. Such persons include non-student participants in University programs and, in appropriate circumstances, University employees, especially those who are new to the community, for whom the securing or retention of appropriate housing at moderate rates can be very difficult.
While it is hoped that the private sector will, over time, provide a wider variety and supply of housing facilities and services than the University provides, it is expected that in the foreseeable future the trend toward tighter supply and fewer appropriate housing alternatives in the private


sector will continue. Thus, it should be expected that competition between students and other residents of the community will remain very keen, vacancy rates will remain extremely low, and prices will be subject to substantial escalation.
The Boulder Campus student population (headcount) will remain at approximately the current level.
The University will remain committed to providing housing for the vast majority of its freshman students.
Keeping in mind its desire not to compete with the private sector, the numbers of its various constituencies which the University houses in the future will be based more on trends relating to the supply, cost, and difficulty of obtaining adequate off-campus housing, plus the demand for University housing, than it will be on housing a certain percentage of those constituencies.
It is not anticipated that the private sector will significantly increase the relative supply of private rental housing which is available to students and other University constituencies in the foreseeable future unless there are significant changes in local zoning ordinances and the economics of constructing rental units. These are not anticipated.
C. Historical Perspective and Need
Historically, the University has disavowed any interest in competing with the private sector for the University related housing market, and it has pursued a policy of providing only such housing as it judged necessary to supplement
that provided by the community.
For many years the University has followed the gereral guideline of providing housing for about one-third of its single students and one-forth of its married students.
Since 1954, it has also provided a very limited number of facilities for the specific purpose of assisting new or short term University employees (visiting faculty or staff, limited term ap-pointements, etc.) in meeting their housing needs. Over the years the University has felt a special commitment to assist persons with housing needs who might be both part-time employees of the institution (T.A.'s, instructors, etc.) on limited income and students pursuing an advanced degree.
In addition to the above, the University has a long-standing interest in being landlord to its freshman students, insofar as space would permit, for purposes of orienting the freshman to campus and providing support services appropriate to the freshman year.
Starting with Sewall Hall in 1934, the University has constructed, and continues to operate today, residence hall lodging and dining facilities designed to accommodate some 5,265 single students, and apartment units for some 898 families of students, faculty, and staff. In recent years general demand for these facilities has increasingly exceeded supply, although there are variations in specific markets.
The last single student facilities to be constructed were those at Williams Village, which were completed in 1967. The most recent family housing addition is Newton Court, 292 apartment units, completed in the winter of 1974-75.
I .A.


The only housing to be built and operated with the University employee market specifically in mind are the 36 units, completed in 1954, north of Boulder Creek at 17th and Athens which are known as the Faculty/Staff apartments.
Current programs of expansion which have been approved in the fall or 1979, and are underway include the return of some 230 dormitory spaces in Willard Hall to single student housing use in the fall of 1980, and the construction of approximately 350 new dormitory spaces at Kittredge in a building scheduled to open in the fall of 1981. These programs will add approximatley 580 dormitory type spaces to single student capacity over the next two years.
Single student demand for residence halls space, in the form of paid applications at the start of the fall term, has exceeded supply for a number of years, and in each of the last two years by more than the additional 580 spaces which have been approved. The trend in University single student housing demand is up. (See Chart No. 1 below.)
Family housing demand for space (applications held) has also significantly exceeded supply at the start of the fall term during the past several years, although there is not an obvious trend upward.
(See Chart No. 2 below.) It should be noted that although family housing applications held do not show the definitive trend that is apparent in single student residence halls applications, their number in each of the past four years has exceeded the number of units (135) proposed to be built by this program.
Chart No. 1
Single Student Residence Halls Waiting Lists at Start of Fall Term*
Year Number on Waiting List
1976 215
1977 315
1978 643
1979 844**
* As represented by paid applications for whom space was not available at or near the beginning of the fall term.
** The date of this count was 7/1/79. Except for new freshmen, no further applications were accepted after this date in 1979, since it seemed clear that to do so would be unprofitable to all concerned.
Chart No. 2
Family Housing Waiting Lists at Start of Fall Term*
Year Students Facul ty/Staff__________Total
1976** 117 27 144
1977 481 . 41 322
1978 181 18 199
1979 244 45 289
* As represented by applications held for whom the Housing Department had not been able to offer space as of September 1, application report.
i'S


** In 1976, the date of the reported figures were October 1, rather than Septemberl.
Figures for September 1, are not available for that year.
Although no systematic data are available to confirm it, it is certain that the market for University housing was, in each instance described above, larger than the numbers of paid applicants shown on the waiting lists. In each instance, potential applicants were advised, sometimes over a period of several months prior to the start of the fall term, and based on our analysis of previous experience, that there was little hope that an application on their part would result in an offer of housing.
It is certain that some of these persons elected not to apply for University housing as:,a result of this advice.
Historically, the University has maintained data on and close contact with the off-campus situation, and has generally found that the supply of housing in the community has been adequate to take care of those University housing applicants who could not be accomodated. In recent years the supply of rental housing available in the community has diminished, relative to demand, and it is becoming increasingly more difficult for those who cannot obtain University housing to locate appropriate accommodations at moderate cost off campus.
D. The Current Situation and Perspective
As indicated in the previous section, the University is currently experiencing demand for housing which very significantly exceeds the available supply, and the private sector appears to be having serious difficulty in adequately serving the market which this demand represents.
The 1970, census reported a 1.4% vacancy loss locally in single family units, and a 4.3% loss in multi-family units. The City reported the following percentages in 1978: .6% for single
family units and a 2.0% for multi-family units.
The 1978, figures are indicative of a very tight housing market. Among the factors which have contributed to this situation are:
. Rapid population growth (1970, census indicated 66,870; January, 1979, City estimate was 83,082).
. Reduction in rate of construction of new housing, particularly rental facilities. After a surge of construction of rental units in the years just after 1970, the number of units being built especially in the areas near the campus, has fallen off considerably. (For example,
City permits for multi-family housing, including demolitions and conversions, was reported at 474 units between 1976-1979.) Since 1973, there have been no large rental projects built Boulder.
. Reduction of availability of existing supply of rental housing to the student market. This includes condominum conversions (2,300 have taken legal steps to convert in past two years, 1,100 of which have sold or are expected to sell), and conversion of housing previously offered to students to other uses (for example, two private residence halls with a combined capacity of about 700 have been converted since 1973; one to a retirement facility and one to a conference center).
In such a tight market, the more transient population, which includes students, is at a disadvantage, and
I


the variety of facilities and prices which tends to moderate the market is not present. Low vacancy rates and high prices also make it difficult for University constituencies other than students to locate adequate housing. This is particularly true for those who are new to the community or whose incomes make it difficult to compete in the local market. No change in the trend toward lower housing vacancy rates is predicted for the foreseeable future.
Both City and University data indicate that the majority of student family households have budgets that place them in the market for lower priced units. The average student renter household (excluding households where all members are unreal ted) income was reported, in a joint City/ University Housing Study, to be $8,500 in February 1979, and the typical rent (including utilities) to be about $305 per month ($3,660 per year), or about 43% of income. Low income households normally qualify for federal assistance if over 25% of income is spent for housing.
The following chart compares estimated 1979-80, student rental rates in the private sector (based on information from the University Off-Campus Listing Service and City projections) to rates approved by the University for the 1979-80, fiscal year.
Unit Rent Range/Month (No Meals)
Type Unit Private Sector (Estimate) Universi ty Residence Halls Univ. Family
Buffet or Efficiency Apt. $215-$247 $136-$192 $120
One Bedroom Apt. $247-$290 $212 $145-$170
Two Bedroom Apt. $323-$430 $324 $165-$216
University rates include all utilities; private sector arrangements vary. All University residence halls rates are for furnished units; private sector and University family housing arrangements vary. Otherwise, rate comparisons are intended to reflect comparable facilities and services.
It has been estimated by the University Housing Office that during the last year a significant number of student families and single students may have been inadequately housed based on the type or cost of the unit available to them, its location, condition, or zoning. We have no data from the private sector which would indicate that actions taken there will improve this situation.
Knowledgeable observers in business and local government do not expect trends toward reduced availability of rental units and escalating rental costs to abate in the foreseeable future. This, plus the strong demand for University housing referred to elsewhere in this document, is convincing evidence that the facilities proposed in this plan are needed and will be well utilized.
E. Program Plan Objectives and Major Considerations
The following should be considered major objectives in development of this additional housing:
. To provide a 1imited number and variety of one and two bedroom apartments which will be suitable for use by a broad cross section of the University Community, including single students, student families, other participants in the University programs, and employees.
. To provide comfortable living units at moderate rental rates.
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To include a minimal amount and variety of support spaces for social, recreational, and service activity.
To provide a physical environment in which tenants will be able to enjoy a substantial amount of quiet and privacy, but also one which will support development of a cohesive sense of community. Social and recreational, activity should be facilt itated, but not easily imposed on the residents as individuals or in groups.
To provide an environment both inside and outside, which will be accessible to all, and will permit tenants, from young children to the elderly, to pursue their normal daily activities in safety from both natural and man-made hazards.
General Planning Considerations
To design and construct facilities in such a way as to be conserving of natural resources, especially in terms of land use and energy conservation.
To design and orient living units insofar as possible to take advantage of the natural beauty of the site and available views.to be sensitive to the potential impact, visually, of this project on existing facilities in the area.
Orientation of buildings and walks should take into consideration the effects, both beneficial and negative, of the warming influence of the sun and the potential for ice and snow accumulation in the winter.
Financial constraints make it imperative that maximum efforts be made to effect economies
in design, use of materials, and construction.
Such efforts must, however, be consistent with the goal of constructing facilities which will have a long term useful life, and have low maintenance and operating cost characteristics.
. Winds in excess of 120 mph are not uncommon in this area, and their impact on tenants and structures must be minimized insofar as possible.
. An appropriate and tasteful transition,
both in terms of the aesthetics of design and materials used, between the residential areas adjacent to the site and the University proper.
. Access to alternative means of transportation including, but not limited to, public transportation, bicycles, and pedestrian movement.
. Access links should be optimizes between the existing University owned housing along Arapahoe and the University proper, between the proposed development and the University proper, between the proposed development and the retail/service areas of 28th Street and Arapahoe commercial intersection.
G. Facilities Requirements and General Consideration
. Consideration should be given to the possibility of individually metering utilities, especially electricity, to each apartment.
. It is expected that the units will be developed in such a way as to minimize the inpact on views offered from existing buildings and should


maintain proper distance from, Folsom Stadium considering noise and other negative factors created by the facility during use.1
Proper bicycle and pedestrian links should be designed to penetrate the existing wall of buildings presented along the northern edge of campus (Sewell Hall, Women's Gym, Recreation Center, Men's Gym and the Stadium facility).
At present the only non-building use/area which could offer such a penetration is the outdoor tennis facility adjacent to the east side of the recreation center. If an alternative location of proximity can be achieved then relocation is agreeable.
The utility systems which will provide service to the units (including but not limited to plumbing, electricity, heating, & cooling) shall be designed in such a manner as to allow individual metering and services. Utility systems will be designed to be conservative of energy sources. Solar energy, while acknowledged to be difficult to obtain on a north sloping site, should be studied and hopefully incorporated into the project.
It should be the attempt to make the entire project accessible to the handicapped and elderly. It is within the cost peremeters to minimize elevatoring or other such alternatives. It is acknowledged that the site topography may require some flexability of this consideration.
The flood way and plain (as notes on included documents) reduces the buildable area of the site. Flood regulations as established by the City of Boulder shall govern the use of the site. It is noted that no part of the project proper (meaning limits units or building structures)
may be built within the flood way/plain area and that proper elevations be achieved to protect the units from flood dangers. Structural systems shall address flood clearance and proper bearing considering soil 1iquidfication, etc. SEE:induced flood information.
Groupings of apartments within the buildings should provide a limited variety of design prototypes. Substantial repetition should be sought, to promote uniformity of structural, mechanical, and electrical systems, minimize initial construction costs, and reduce complications in maintenance and operating costs. It is also highly desirable to maintain approximately the same square footage throughout in same type units (i.e., 1 bedrooms;
2 bedroom). Stacking of like units is desirable, and the living area of one unit should not occur over the sleeping area of another.
. Fire protection and safety should be given high priority throughout the project. Each apartment should be Equipped with a smoke detector.
. Security will be inportant, and extra attention to entrance locations, and physical control of access will be required. All door and window hardware, must be specified for maximum security. Deadbolt locks are required at apartment entrances.
. Trim, paneling, frames, and bases should be designed to minimize masking for repainting. Floors, walls, ceilings, and cabinetwork should all be designed to minimize damage from hard use and recurring maintenance costs. Paint texturing that could interfere with
1-9


cleaning is unacceptable. Walls must be designed with hard use in mind.
Interior stairs should be designed to provide ease of movement of people and furniture.
Non-skid treads without excessive nosings should be provided. Railings must be bolted through the walls.
Gutter, downspouts, and splash boxes are required on each building. Roofs must slope to drains.
A light shall be placed at each unit entrance. Corridors must have adequate illimination and all stairways must be will lighted. Ample weatherproof exterior outlets on each building near grade are to be provided.
Windows should be designed to with stand 120mph winds and must be tight and double glazed to protect against heat loss and to prevent dust from filtering through. Safety glass should be used. Child safety should be considered in all window design, and casements should not be used.
Provide key operated, freeze-proof outlets around each building for hand watering of lawn and shrubs and clearing sidewalks.
Crawl space access covers must be locked in place so that they cannot be removed by children.
Provide maximum access to plumbing in all areas. Access must be securable.
Access to electrical and telephone panels must be securable.
Provide conduit for all living units, social/recreational, and office space wire for telephone and TV master antenna.
Unit entrances must be kept simple and durable with hard surface non-skid floors where weather is brought into the unit.
Unit airlocks will be required.
Floor treatments. Inside units, consider life cycle costs, aesthetics, acoustics, and maintenance. Vinyl asbestos tile flooring of industrial quality carpeting are two possibilities.
Ceiling treatments should consider acoustical properties that coordinate well with floor treatment to achieve satisfactory sound attenuation. Soft acoustical tile ceilings have proved unable to withstand the normal wear and tear of student housing use.
Living Units
Provide 100 to 135 units with a ratio of 56% 1 bedroom and 44% 2 bedroom.
Sound insulation from noises external to the individual family unit should be maximized, and within the unit provide as much separation between living and sleeping areas as possible. Every effort must be made to inhibit the transmission of sound between living units, and from common areas to living units, through walls and floors.
Kitchen-Provide ample cupboard and storage space at least equal to FHA minimum property standards, a double stainless
HO


steel sink with disposal, and plastic laminated counters. Provide space for a 18 cu.ft. refrigerator and a 30 inch, 4 burner electric range.
If possible, a window in the kitchen over the sink is desirable. Provide maximum kitchen illumination without shadows on normal work surfaces. Kitchen floors will be hard surface.
Bedrooms-Windows, doors, and closets must be oriented to accommodate the following furniture, allow circulation space, and provide miximum closet area practical:
. Bedroom (one bedroom unit): Queen sized double bed or 1% sets of extra long twin sized bunk beds; three small chests of drawers, two night tables, one desk, and one desk chair.
. Bedroom Number 1 (two bedroom unit): Queen sized double bed or two extra long twin beds; two chests of drawers, two night tables, one desk, and one desk chair.
Bedroom Number 2 (two bedroom unit): Two extra long twin beds, two chests of drawers (3 drawer), two night tables, one desk, and one desk chair.
. Bedroom design should consider the fact that two unrelated single students may be occupying the room.
Bathroom- Provide a 21 inch wash basin in a 30 inch vanity, floor mounted water closet, and standard tub with shower. Provide ceramic tub-shower enclosure. A mirrored medicine chest with light and outlet is required, and safety outlet door hardware should be provided. Window or mechanical ventilation is required, with fan switch separate from light. Modifications of the
above will be required for handicapped units. Consider separation of lavatory from water closet/shower area. Bathroom floor will be hard surfaced.
Storage and Closets-Maximize unit closet and storage space wherever possible. Provide entry closet and broom space.
Laundry-Provide washer and dryer space with water and power outlets. Such space will have an alternate use as' storage.
TV Antenna System-Provide antenna outlets in each living room and master bedroom.
Placement of doors and windows and organization of internal space should maximize flexibility for placement of furniture and location of a study area in either living or sleeping space.
Adequate facilities to accommodate the handicapped will be required (at least five units of each type completely designed for handicapped).
Certain characteristics which are designed with the handicapped in mind should be utilized throughout the project a minimal cost. Such things include appropriate door widths, location of light switches, etc.
Visual surveillance of the exterior surroundings must be available from within the unit. All exterior unit doors must be equipped with high security hardware and locks. True deadbolt locks will be specified.
Exterior storage space will be provided for each unit with location to be determined in the unit design.
Ill


A combined living dining space is preferred for all units. A counter and pass through serving access between kitchen and dining area is suggested. (Keep in mind the desirability of visual separation of kitchen from living area.)
A ceiling light shall be provided in the dining area, other room lighting should be adequate for study as well as general purpose illumination.
Fextures mist be sturdy, durable, and easily maintained.
Ample electrical outlets and power will be required to accommodate a variety of uses, including: stereos, TV sets, radios, typewriters, lights, clocks, etc. All apartments will be wired for telephone installation, two per unit.
Unit heat should be individually controlled. Heat system should be designed so as to provide eveness of temperature throughout the unit, and minimum of fluctuation. It is important that tenants have effective control of heat levels within their units.
I. Supporting Facilities
Mail boxes-Locate a bank of front load mail boxes
and parcel boxes in a protected area convenient to the
units.
. Mail Box Requirements:
Must operate with apartment key.
Must be large enough to hold small packages and newspapers.
One box per apartment.
. Parcel Box Requirements:
Must be keyed separately with master key for mailman.
Require approximately one per seven apartment units.
Tenant Storage-Provide one storage compartment for each apartment approximately 25 square feet by 8'feet high exterior access as part of the unit.accessible only to tenants with keys. Must be secure construction similar to or better than standard drywall, with secure door and lock.
Laundry Rooms-Provide two roems of about 200 square feet each to accommodate central washer/ dryer service on a ratio of one washer and one dryer to each 30units. It is desirable that these spaces be located and oriented so that they can become conversation centers for tenants. One deep sink should be provided in each room, plus space for tables for sorting and folding, and ironing board, and a small sitting area. Proper plumbing and power must be provided, including adequate floor drains with sloped concrete floors. Dryers should be individually vented to the outside. A toilet room with one water closet and lavatory should be located at each laundry room.
Vending Rooms-It is desirable that a small vending area or room be located as part of or adjacent to the laundry area to vend beverages and snacks. Water and drain, plus electrical power are required. Both laundry and vending roons should be located so as to be unobtrusive, but must also be located and designed so that proper security purposes when not in use.
Custodial Rooms-Provide one lockable custodial rooms of approximately 35 square feet on appropri intervals or levels. Include a service sink and shelves for light housekeeping supplies and equipment. In addition provide an additiopal custodial roon of about 60 square feet should be provided for inventory of supplies and
equipment, and to serve as a break and locker


room for custodial staff. Locate in a central location of the project.
Storage for Furniture and Equipment, Light Maintenance-A room for storage of furniture and minor repairs should be provided in each building near elevators and convenient to service access.
Linen Room-A room near service access and of central location provided to store linen inventory in each building. 200 feet total.
Elevators-They must be adequate for use by the handicapped, and sufficient in size to accommodate a stretcher and/or hospital bed as well as furniture. Elecator controls and interior surfaces must be designed to be as vandal-resistant and tamperproof as possible.
Recreation Space-A total of 1200 square feet (one foom or two 0 600 square feet) for use by tenants for recreation. Pingpong, card games, pool, etc. are possilbe uses. It must be enclosed and securable.
Social Lounges-Approximately 2,000 square feet should be provided for social activity rooms,
This may be in one large room or in smaller lounges. Ability to close and secure rooms must be provided.
A small office, perhaps in combination with the mail distribution room, must be provided for cl erica!/receptionist service.
One larger office should be provided for management staff and office supplies/records storage.
Guest Rooms-Provide two rooms of approximately 300 square feet. Each with private bath, as a guest faci1i ty.
Dining Area-There should be one room of approximately 1,500 square feet to be used as a snack or eating area. A small holding/food warming kitchenette should be proximate to this room. This room is not absolutely required, but should be provided if budget permits. Major food production will not be required in these facilities.


J. Space Summary @ 135 Unit Maximum Development
One Two
Living Units Bedroom Bedroom
Living/Dining 215 250
Kitchen 60 65
Bedroom No. 1 (including closet) 170 160
Bedroom No. 2 (including closet) N/A 160
Full Bath 50 50
Storage Within Unit 20 30
Laundry Space 20 20
Total Net Square Feet/Unit Type 535 735
1 Bedroom- 75 at 535 = 40,125 sq.ft 2 Bedroom- 60 at 735 = 44,100 sq.ft
Note: Provide a ratio of 56% 1 bedroom if less than 135 units are ultimately developed.
Total Net Square Feet-Living Units,(@ 135 unit max. development) 84,225 sq.ft.
. Support Facilities
Tenant Storage (135 x 25) 3,375 Laundry Rooms (2 at 200) 400 Vending Rooms (2 at 100) 200 Custodial Rooms (10 at 35; 2 at 60) 470 Furniture Storage and Maintenance (2 at 400) 800 Linen Rooms (2 at 100) 200 Recreation Rooms ( 2 at 600) 1,200 Social Lounges (2 at 1,000) 2,000 Offices for Records, Mail, Etc. (2 at 300) 600 Guest Rooms (2 at 300) 600 Meeting/Dining Room (1 at 1,500) 1,500
Total Net Square Feet-Support Facilities Total Project Net Square Feet Project Space Summary
95,570 Net Square Feet/.75 Building Efficiency Ratio = Total Gross Project Square Feet
11,345 sq.ft.
95,570 sq.ft.
127,427 sq.ft.
1-1 +


K. Staff
The Housing Department will assign staff to the operation of these facilities consistent with departmental organization and the needs of the clientele. It is anticipated that a manager and one clerk may be required, as will costodial, maintenance, and grounds care personnel. In some instances performance of these services may be on a shared basis with other housing areas.
One apartment should be indentified as appropriate for live-in student supervisory staff in each building. One unit should also be identified as appropriate for a resident manager.
L. Equipment and Furnishings
The project consturction budget will include draperies and all floor treatment, including carpeting as appropriate.
Movable equipment to be provided as part of the original project will include a refrigerator and range for each unit and the eating area kitchenette; appropriate lounge and office furniture; and complete furnishings for half of the apratments.
M. Site Requirements
Parking-Plans should be coordinated with existing aprking lots and access drives/roads. Identification of parking in a ratio of 1.5 spaces per apartment unit should be planned a part of the project. Locate within reasonable walking distance of the facilities. Pedestrian and auto traffic should be carefully studied to avoid conflict. Access to and from the site should be coordinated with the City. Appropriate storm drainage must be provided. New roadways may be required to provide appropriate emergency
access, moving vehicle access (public ownership as a possible eventuality).
Trash Stations-Each building will require dumpsters at a service entrance which is easily accessible from the building and designed appropriately for University trash pick-up. Dumpsters should be appropriately screened from the surrounding ares. Tenant access to this area will be required and care should be taken to provide an appropriate route through the building.
Service Entrance/Dock-Service and delivery vehicles will require access at appropriate buildings. Access must be available to roll carts directly from truck beds onto a dock at floor level.
Both trash dumpsters and service entrances must be located so as to provide ability of service vehicles to access and leave the area without interfering with other vehicular or pedestrian traffic.
Wind-Very high winds from the west are common during the winter months. Precautions should be taken with the orientation of the buildings, selection of materials, and design fratures.
Doors and windows should open so that the wind will not blow them off, roofs should be carefully designed, and anything that protrudes must be rigidly secured.
Landscaping-Avoid platforming buildings and mounds which are difficult to maintain.
Screen parking areas, but avoid planting which could obstruct view of children who may run into street or parking lots. Provide quality landscaped design of grassed open area, plants, materials, trees, and shrubs comparable to


other University facilities.
Provide underground sprinkling system in all grassed areas and bubblers to facilitate watering of plants and shrubs. Provide hose bibs for hand watering and protect all outlets and controls against tampering.
Walks-Walks should generally follow the natural and most direct flow of pedestrian traffic and feed into main pedestrian arteries connecting site facilities with shopping, the University, and adjacent university housing. Walkways should be designed for tractor snow removal, and generally kept to a minimym of 7 foot width. The following are desirable features;
. All walks should be concrete.
. Radius intersections are required-walks should be designed for proper drainage.
. Steps are to be avoided and slopes should meet handicapped standards.
. A curb, wall, or earth bank is acceptable only on one side of a walk.
. Walks should be approximately two inches above grade to avoid scalping lawn surface.
. Exposed aggregate walks are unacceptable, but walks should be finished so as to avoid becoming slippery when wet. Avoid any characteristics which maght cause users to trip.
. All walks must be well lighted. Where necessary for fire protection walks must be of a thickness ancand width sufficient to support fire equipment. Seek guidance from Fire Marshal. Walk steepness should be minimized.
Streets/Building Access-Streets internal to the site are discouraged, except as necessary for building access. Circulation should be peripheral, and traffic through the site should be prohibited. Streets are not to have on street parking, and will generally be 25 feet in width unless special needs dictate greater width at particular points. Consturction will be asphalt with concrete curbs and gutters, and speed bumps to slow traffic should be installed as necessary.
Provide proper drainage for storm water.
Street configuration should allow access by moving vans to appropriate service entrance for unloading and loading of tenant furniture, etc. Blind corners or obstruction which may prevent pedestrians from being seen shall be avoided. Tenants should not have to cross streets to reach recreation areas which are/ will be located near the site.
Bicycle/Motorcycle Parking-Plan bicycle parking areas adjacent to each building. Space should be provided for at least one bicycle per apartment, in metal racks secured to drained concrete pads. Motorcycle parking areas should be designated for a limited number of vehicles in auto' lots. Separation from auto spaces must be provided via curbing or some other means.
Flood Plain-The site is in the Boulder Creek flood plain way. Site modification will be required and construction must conform to requirements of the City Flood Protection Ordinance.
Recreation-No outside recreation areas are planned as part of this project. However, siting of appropriate play areas for children and/or college students should be tentatively identified in order to coordinate these areas with building orientations and other site


facilities. Planning should incorporate use of existing university facilities and use of floodway area as appropriate use as playing fields built without obstructions.
Outside Lighting-Illumination of streets, auto and bicycle parking areas, sidewalks, buildings (especi? ally entrance areas), and trash stations is required. Fixtures should be inaccessible and tamperproof.
Lights should be automatically timed or light triggered and of a type requiring infrequent replacement.
Ground drainage must be markedly away from buildings. Heat tapes in gutters and downspouts should be provided as needed to prevent ice and snow build-up.
N. Other Requirements
. The campus Office of Energy Conservation within the Department of Physical Plant has developed guidelines for construction based upon certain applicable codes and standards and on experience with previous projects. Their advice and consultation will be solicited with respect to this project.
. As a recipient of federal funds, the University's facilities must be fully accessible to the physically disabled users, including, in this case, students or other occupants, administrators, staff, and visitors. This does not mean to say that every room in every part of the facility must be accessible, but that each type of space within the facility must be made available on a non-discriminatory basis. This is a requirement under Section 504 of the Rehabilitation Act of 1973, and cannot be waived for any reason. ANSI 117.1-1961 (R 1971), will apply.
Consultation will be available to the designer and builder to aid in compliance.
During construction, the safety and freedom of movement of persons passing the site must be considered. The new construction area must be completely fenced off and present services to buildings must not be disrupted.
The Campus Office of Environmental Health and Safety will be consulted on many design decisions. It is important that conditions are met which maximize the health and safety of those who will use the facility.
i-n


0. Guideline Budget
Professional Services
Program Planning Architectural, Engineering, and Other Support Services
Total Professional Services
Administrative Expense
Interest During Construction, Legal, and Other Miscellaneous Expense
Total Administrative Expense
Land Acquisition
Construction
Buildings- 127,427 Gross Square Feet at $44.00/Square Foot Sitework, Landscaping, and Utilities Contingency
Total Construction Cost
(not including flood way improvements)
Movable Equipment
Furniture, Drapes, and Appliances
Total Movable Equipment
Total Project Cost
-0-
490,000
$ 490,000
208,000 $ 208,000 -0-
5,606,788 70,000 375,000 $6,223,800
460,000 $ 460,000 $7,381,800
MS




II. Site Analysis
The site consists of approximately 9 acres north of the student recreation center along the Boulder Creek.of the site approximately four acreas are to be considered buildable in consideration to the flood plain and flood way restraints.
A. Existing Building Inventory (plate l-existing buildings) Along the north site boundry: At the western most part of the site is Sewall Hall, a dormatory built in the late 1920's as part of the original western campus, and representitive of the traditional campus architecture of clay tile and sandstone.
Clare Small Gym, built after Sewall represents the same architecture but with less sharpness and execution. The Student Recreation Center, built in the early 1970's, is representative of a more modern design approach using like materials with complementary forms fo wood framed concrete.
Finally, 8 tennis courts adjacent to the east siide of the recreation center and Folsom Stadium anchor the north property,1ine.
On the site exists 2 pedestrian buidges over the Boulder Creek providing linkage from the north side of the Creek to the Bluff side and University on the south. Two service buildings, one story and wood clad, currently exist at the northwest corner of the site. From the larger cones an overhead steam pipe which terminates at Clare Small Gym (see utilities) which has a steel superstructure support system.
An ice rink, in need of repair, is located at the western portion of the site. The rink is fenced, ahs lighting fixtures and has a large fireplace dug into the hillside.
B. Slope of site (plate 2-topography;plats 3-site slope) The site slopes steeply to the north. The area south of the ice rink is 45% or more and would require construction techniques such as retaining walls and grading to build
on. This is the severest portion of the site.
North of the Strdent Recreation Center to the east to site is less than 20% to as much as 33%. This area is of constand slope with the best "feel"of the site.
C. Flood Input (Plate 4-flood unput; plate 5-City of Boulder Flood Data Map; Flood Ordinance 4375, See code reviews.) The plates and ordinance designates flood batum from which a minimum finished floor elevation must be that elecation plus one foot. No part of the development proper may be built within the flood way limit-See Ordinance 4375. (Information from U.S. Army Corp of Engineers, Continental Engineers Inc. of (-'Denver and the City of Boulder).
D. Existing Land use and zoning (plate 6-existing land use) All areas adjacent to the site as under University ownership except for a portion of land along the creek to the west of the site which is privately owned residential units. This area will receive the greatest impact upon the development of the site. To the north are University housing units as will as to
the north east where the Newton Court married housing complex is located.
E. Vicinity Nodes (plate 7-vicinity nodes)
Retail node- within 15 mininutes, by walking,
is the retail/entertainment node centered around 28th Street and Arapahoe. In 4 centers are located 4 major department
>?. i


stores, 2 food stores, 8 theaters, numerous restaurants, and most of all required service outlets (auto, hardware, personal needs, etc.). Municipal Node- City of Boulder offices, Public Service Co. of Colorado, City library and Central Park are within 20 minutes by foot.
Mall Node- The downtown center of the Pearl Street Mall offering restaurants, retail outlets, entertainment, movies and churches is within 20 minutes by foot.
University Hill Node- Supporting a mojority of
off campus housing for University students, the Hill offers numerous supply, retail, and restaurant outlets.
All these nodes are easily accessable by bus routes along Broadway and Arapahoe (see transportation).
F. Micro Climate (plate 8-micro climate;plate 9-solar section; plate 10-Meteorological data)
The micro-climate plate shows the impact of the sun on the site. From the analysis development of the site immediately north of the tennis courts to its maximum is important. This portion of the site has to best solar access available. The site north of the recreation center (see plate 10) must be developed in such a way as to "catch" the sun.
G. Vegitation (plate 11-major vegitation) Plate 11 shows mature growth tree groves. Much of the site is overgrown with native grasses, brush, and scrub vegitation. Though not of particular beauty this growth protects the steep site against erosion. The tree groves provide extensive screening of the site from adjacent areas. Protection of these trees is imparitive.
H. Views of Site (plate 12-view of site)
Three sight corridors exist which offer views of the site, (see plate 13).
Corridor 1-From Arapahoe, looking south allows a constricted view of the west portion of the site and Clare Small Gym.
Corridor 2-From Arapahoe looking south west through Newton Court. The playfields offer the most open view of the site. Corridor 3-From Folsom through Newton Court allows the longest (time duration) view of the site.
During the spring to fall months the trees of the site offer a visual barrior of the site with small openings. During late fall and winter the site is the most "exposed" and will be of the greatest impact to its surroundings.
I. Views from Site (plate 13-views from site) From the higher areas of the site a panorama to the west and north west opens above the trees to the north ranges and foothills as will as the downtown. From all points of
the site the creek and the tree groves are visible. Views from the north face of the k Recreation Center must be maintained.
J. Existing Utilities (plate 14-existing utilities) Sewer, storm sewer and steam lines are located at the west portion of the site. Existing storm sewer pipes, now daylighted onto the site will require relocation.
K. Vehicular Site Access (plate 15-vehicular site access) The only vehicular access onto the site proper is from the service drive north of the stadium. (#3) If vehicular access is
to be achieved in the design it will be from the following access points:
#1. From the north side of Sewall Hall by extending University Ave. An extensive


retaining wall system and grading would be required.
#2. By extending 19th Ave. accross the creek requiring a new bridge meeting City flood ordinance standards and review.
#3. By renovating, widening and improving the service drive north of the stadium.
#4. By improving and paving the drive and parking area south of Newton Court and construct!'rig a bridge meeting City folld ordinance standards and review accross the creek.
L. Transportation (plate 16-transportation site plan) Bicycle paths-currently abundant and heavily used on campus through none link to the site directly.
Pedestrian Paths-Heavily used paths across the site using the two bridges exist at either end of the site. An informal foot path along the creek is also wel1 traveled.
Parking- Limited student parking is permitted by permit between the site and Newton Court. Permit parking is also allowed at the tirminus of 19th Street.
Bus Routes-Bus stops are located along Arapahoe Road (east-west) and Broadway (north-south) providing excellent access throughout Boulder and to Denver.




III. Site Development Guidelines
Site development parameters based on site analysis and design program.
A. The design should incorporate the existing ice rink and fireplace retreat existing on the site into the overall master plan of the project.
B. Vehicular access to the site will be limited to emergency vehicles, moving/maintenance vehicles and similar traffic. Parking nor drives will be developed on the slopes.
C. It is important to maintain the soil cohesiveness of the slop£ by use of constructed means or by natural
* means of existing vegitation which controls erosion.
The natural balance of the site is delicate and its upkeep must be a major concern of the final design.
D. It is encouraged to develop, to its maximum,
the east portion of the site north of the tennis courts and recreation center taking advantage of its lesser slopes and solar access.
E. No<> part of the development proper-that is living and support facilities shall be built
in the 100 year flood plain. Any such development such as recreation or parking will be built within the City of Boulder guidelines and will seek the least amount of disturbance.
F. The impact of this development, particularly visual, must be considered with respect to the private residential area to the west, to the University building along the south of the site
and to the Univresity Housing which bounds the site to the north. The relationship of this project should be consistant with materials now used on the University and represent cohesion to University architecture.
G. Linkages; from existing University Housing to the University proper, the bikeway from the west of 17th Street and Folsom and, from the University proper to the developing Crossroads Project should be defined and constructed by the the project.
H. A wall has essential been constructed along
the south edge of the site allowing only constricted passage from the site to the site of the tennis courts as long as the courts can be relocated and still be adjacent to the recreation center.
It is advised that such a relocation be minimized. Additionally, the practice court and rebound wall may be relocated.
I. Major vegitation growth will be incorporated into the project master plan and design.
J. Utilities must be incorporated into the University utility system.
K. Emergency access will be provided through the University walk system and from the service access behind the stadium.
L. Construction north of the stadium may occur with proper response to the possible noise origination from the stadium during use, privacy and creating a "territory" defining
stadium and its support areas from the project itself.
31


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Fig. 1-3 The housing design issues. Low-rise housing, being a closer approximation of the single family house, accommodates the issues better than high-rise.
t ability: to provide for individual privacy in Iwellmgs, for alternative views, and for cross ventilation.
Responsiveness to Context: to acknowledge rid respect existing scale, light, views, etc
d to these the potential for displaying the ty of the household and a convenient : is to the automobile (Fig. 1-3).
i ents of the House
the single family detached house, the
tin of the dwelling is well defined (Fig. 1-4). lers are easily recognized and must pass ough a series of spaces, progressing from the r* public (street) to the most private : bule). This transition continues even within uwelling unit, beginning with the defined rv (public) and ending with the sleeping i (private). The spaces which accommodate i -eries of transitions also accommodate a set psychic needs. The identity of the household > trayed in these spaces by architectural i s ranging from the type of landscaping d the care lavished upon it) to the design and t 'hshments of the semienclosed spaces.
; semiprivate spaces serve either as a rje or, just the opposite, a box seat from
STATE OF THE ART HOUSING

SENSE OF COMMUNITY
CHILD
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LIVABILITY
RESPONSIVENESS TO CONTEXT
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ORGANIZING ISSUES
LOW RISE HIGH DENSITY HOUSING

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Meteorological Data For The Current Year
cr.vi*. cm cm oo ft ;iom
Temperature *F
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31.1 II 9 29 3 ftlft 2 2 1 3
60.7 31 2 > >8 71 137 11 O.Jft
t..j .> 30 ,J 0 lift 1 Cl
74.3 4 1 7 31 11 297 2.96
70.7 , 53 1ft *9 78 1* 112 1 .09
6ft . 1 9 > 0 1 8 18 9 J o.io
9*.3 3 26 2 5 1 1 >38 0 0.48
*0.1 75 9 > 70 7*7 0 0.37
33.1' 67 11 0 9 910 0 0.C>
j JUV. I JAN
51.1 I f 1 P 6 1 9 Ilft9 799 1 10.14
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10-11 60 32
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63 33
64 33
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temperature* *7 Normal f)-yre day. Rave 86 *F Praclpltallon In Inch**. Helatiye j KiimM ly | t. * Wind i 6*. o' Ua** 1 A ft,
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lal *! 4) 43 41 49 " 43 lt 17 17 29 13 7. 28 42 ft) 4* 4) *7 17 T p| 17 9
J 4).9 mt- 79.9 71 *1936 -19 1 9ft) 1081 0 0.61 1.44 194| 0.01 1962 21.7 1*48 12.4 196J ft) 47* 6) 7.2 5 N, P7ft 72 3 3 lo 10 11 2 o' 1 0 a 5j ' )* D
46.1 >2.4 7ft 1*63 -*o 1 9 6 902 0 0.67 1 .66 1.01 11.3 I960 9.3 ft 6 4 ) 1, 6* V 4 3 49 Fit. P33I 'I' 5 u * 2 0 * I 1
90.1 23.1 >7.0 34 1971 -11 194) 148 0 1.21 I .69 19*4 0.1) 1.48 19*9 29.2 1.61 16.2 1931 61 *1 40 ft) lo. 1 3 93 fix 1932 6,0 10 11 r a 1 4 ir 1 0.
4 61.0 31.9 47.3 > mi - 2 \973 373 0 1 3 4.17 3.29 10.1 19)3 17.* 1937 ft 9 18 13, 59 10.4 3 36 he, I960 6. 1 10 1 * ) 1 1 0 i>! 11 1.2
A 7 0,3 4 *.6 >7,0 96 19*7 12 1954 mi 0 2.64 7.31 19)7 0.06 1974 3.33 177) 1 ft 1930 10,7 1930 70 3 B *6 60 9.6 3 42 S*. 1964 631 ft,2 6 12 11, 10 ; ft, l ft 0, ii 0 **. l
J 40.1 * ft6.0 104 19)6 30 1991 80 110 1.99 4.69 1967 0,10 1940 3.1ft 1970 0.* 1911 0.3 1931 71 37 16 60 9.2 S AT j Si 1936 71 | 3,0 9 1* 9 01 lo ft 3 0i 0 0, ft l
J Jl*t .... 73.0 104 119 J9 A > 197, 0 241 1.16 ft.ftl 1963 0.17 19)9 1 .47 1963 O.Oj 0.0 70 36 je 1 . 1.3 S 86 3ftj 196* 71 1 3.0 ft 16, 9 J it! ft P 0- ol o '.!
4 3.8 37.4 71 .6 101 19ft 41 1 9ft4 0 106 1.29 4.47 1991 1.43 19*1 0.0 0.0 6 91 ) ft 33! ) 8.2 5 42 *; 19 7J, 72 1 lo 1* 1 0 C 0
1 77.T 47.1 i.. 97 P60 20 197, no 3ft 1.1) 4.67 1961 1944 2.44 21.3 | 1936 19.4 19*6 70 39 96 61 8.2 47, N* p33 4,4 . D ft ' > 1 2 0 l' 0 3
0 66.1 17.21 92.0 M 19*7 1 1949 40| 3 1.1) 4.17 1969 0,03 1,71 1947 31.2 ! 1569 12.4 P69 64 *5 ) 9 391 1 .2 > 43 Nft 1931 7J| 4,4 1 13 10 8 3 1 11 1 0 0
1 31, 23.4 39.4 it .. .. 7 ft I 0 0.7ft 2.77 1.29 >. ' 1944 19.3 1944 69 44 4? 66 ..7 3 48 ft 1902| 66 3,1 1 ll 10 3 2 1 l 0 2 2 3 *3.3
0 66.2 .... 32.6 nii.n -! 1972 loo. 0 0.4) 1.84 1971 0.01 1.7 T 1.38 ,1.7. 30.8 1973 11.6 197* 69 1 M 30 6* | 9.0 91 N1 193 1 68 3.1 U 10 10 3 1 2 | O' 1 0 4 2* >*. 1
Tl 64,0 14.2 30.1 jjut 104 119 J 9 ' ->0 A E ft 19 *6 6016 673 13.31 1 r.n HA* 1937 1 T 178 1944 1.13 HA V | 197 J NOV | 19,4 SF> 1 193ft ! | 40j 40, 61 1 > l 16 JUL 1 | 70| 3,3| 11J I | 132, 111, 1 II i; ! 10, >2 11 162 9 Ml.ft
ind iiitrcm'jB alrovn art from p.I.Uiiij ..nd comparable enpoaurea. Annual cut rtmfi hivo ben meftnd-d at other Mllna In the locality 'ollown II i')).! ( t*m| nrature 10S in Au'jumI i H 7 B i maalm-im monthly precipitation 8.37 In May 1 8 7 6 r minimum monthly pr*rcipl tat ton 9.09 in tact-ember 1851 i men Imum precipitation In 24 lioura 6.S3 In May I87ftj mnulmum monthly anowfall 37.4 in t>*cem-tnr 1913i mavlmum snowfall in 24 hour* 23.0 in April IBISi fastest mil* of wind 65 from Wnst In May 1533.
() length of rtCO'd, /ear*, tlirninft the current /ear unless otherwise "oted, b.srd on Januar/ data.
(b) 73' and r trove at Al#**an Hatloni.
Imi than on* half.
T tract.
bOUMAlS Based on record for the 1041-1970 period.
DAfl Of AA iJUPIMf 1 i.n most recent In ca*e* of multipit
uciurrence.
PorvAlllMG WIND DlBECtlOH Accord throunh mi.
Ja- VINO DIRtCTION humeral* Indlcite ten* of drnreet clockwise 'l''" from true north. 00 Indicate* calm.
FASUST Milt WIND Speed Is fattest observed l-mlnutt value when the direction ll In ten* of deqreea.
5'\o


C,.|-7


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U.B.O.7^ SLOCa CODE
BoULt=Er? ZoM!h<3 CODE
EOUUoSfS pUOOD CODS


V[. Code Review
. PROJECT: \\\\a&B
. LOCATION: (Mumity OF Co\OVW) £ fyvIJ&Z frmfljc,
. APPLICABLE ZONING ORDINANCE: ^ZH\\N*b 0rdlMmCJU
. APPLICABLE BUILDING CODE: tMlfom t^iU0)0?
. ZONING CLASSIFICATION: , \PO^
. BUILDING HEIGHT LIMIT: *>*> COOe yUlfJJJ
. BUILDING SET BACKS: ^ \t) ^6% C&t\&\\£>W&o wM rf5r^e<^i
-fe ppH-ov <3= -Hiis iite. is l^u/ideo!
ify |m\£>
. 0PF STREET PARKING REQUIREMENTS: L<5 *X)dyO& /unit k?V pY00\MAM ...
\>c?dfiACs*. N/A IM
FIRE ZONE DESIGNATION:
OCCUPANCY CLASSIFICATION: /VI
CONSTRUCTION TYPE:
EXTERIOR WALL FIRE RATINGS:
EXTERI0R WALL OPENINGS LIMITATIONS:
FLOORS FIRE RATING:
ROOF FIRE RATING:
PARTITIONS FIRE RATING:
STRUCTURAL FRAME FIRE RATING:
MAXIMUM FLOOR AREA SPRINKLERS & UNSPRINKLERS:
O04&.,
tvpeh i
2 HK.
3HK < *£*, \
N<9NE IN "2> /
4NE Vh^. /
TYPE. TL £NE ^
(4e0wtc.^ ^)
-A OJB'Wl*-
TlfEll ^NE Houi^
(4 eyries., d5')
3/4 h<. w/mJi e. ft.

\A
e£E 3^-2.
V
. MAXIMUM HEIGHT SPRINKLERS & UNSPRINKLERS:


NUMBER OF EXITS REQUIRED: NUMBER OF STAIRS REQUIRED: DOOR WIDTH REQUIREMENTS:
EficM *\ee^Mo, roov* toE & l&Sft c^t qmxoU>|p
A"H4M pr,rmn< *'*0-
- 3^"a;ik?g ; 4?'-£ "Ki^ 6m!/W ) fsp. poW^ * =>££ 33^>2 5>
STAIR. WIDTH REQUIREMENTS: STAIR LANDING REQUIREMENTS: CORRIDOR WIDTH REQUIREMENTS: TRAVEL DISTANCE LIMITS:
DEAD END CORRIDORS LIMITS:
44" £
frheMMn. IA onre^viVv ^ -firaAMl aual -fo ojiw-H/ o\f efaj* Wren'S fw f4 "(3^4 &
Wsprwfctera*\ ^<2^ zoo'cpnAP\&&o /
l
*10
DOOR SWING REQUIREMENTS: 23^ &
STAIR AND BALCONY RAIL REQUIREMENTS: 4^ 4t.(,nO
RISER/TREAD LIMITS; ) ,5l55<:
RAMP REQUIREMENTS: VmwicAf I 1*2. -UJVf^ eS MWt- lrl&5 .
VERTICAL OPENINGS LIMITS AND FIRE RATINGS: cMtML\ H-A
EXIT LIGHTING REQUIREMENTS: (M pM'lC
EMERGENCY LIGHTING REQUIREMENTS: '
CEILING HEIGHT MINIMUMS: f bM* V\aU t \c\\OmZ .
MEZZANINE RESTRICTIONS: Kl/A
LIGHT ANn VFNTIIATION RFOIITRFMFNTS ' W1MWTO ^ K>W>Ha^!E TO9W >f0 flliLiU OPT^Tw
LIGHT AND VENTILATION REQUIREMENTS. , r^w\S 4 h^UE vu+UY^G 0R Wbucsv\ .
ROOF ACCESS REQUIREMENTS: H VA^6V\. .
SKYLIGHT REQUIRMENTS: $2.^7


. SPRINKLER/STANDPIPE REQUIREMENTS: frifilGB ^ fi nnR ad pa . yonu4+ wiMiwuV* cf ^ i <5lW#< rooms tHQL\p\
M)t l<2-6S> +Vm 70c^im&v^isy\ 7
. HANDICAPPED ACCESS: <2/ fa W (JVLl-h -* froUIDB £NE tfftH
\w MOUM. fa £>NC-,^(uS <9AJ£ pV i tu5V\^t ICO UV\|is>
^ct^svi -VY^c^sf
,£Eff VfOmM
N^IPS
G-3


(d)
Building Area The maximum horizontal area within the outer perimeter of the building walls, dividers or columns at ground level or above, whichever is the greater area, including exterior stairways, and inner courts where any horizontal dimension is less than twenty (20) feet but excluding uncovered decks, porches, patios, terraces and steps of less than four (4) feet in height, and the outer four (4) feet of completely open, uncovered, cantilevered balconies that have a minimum of eight (8) feet vertical clearance below.
(e) Building Coverage That area or portion of a lot which is occupied or covered by all buildings on that lot. Area included as "coverage" shall be that area defined herein as "building area".
(f) Building, Detached Any building or structure separated from another building on the same lot by at least ten (10) feet.
(g) Building, Enclosed A building separated on all sides from adjacent open space or other buildings by fixed exterior walls or party walls, with openings only for windows and doors, and covered by a permanent roof.
(h) Building Height The vertical distance measured from the lowest point of the natural grade on the lot within twenty-five (25) feet of the tallest side of the building to the uppermost point of the roof of the building; provided, however, that if the lot upon which a building is to be built has a slope of greater than twenty (20) degrees, building height shall be defined as the vertical distance measured frcm the average existing grade within the building setback envelope to the uppermost point of the roof of the building.
Building, Principal One building housing the principal (Primary or most important) uses permitted for the lot upon which it is located.
Building Setback The minimum distance in linear feet measured on a horizontal plane between the outer perimeter of a building or structure (as described in the definition of "Building Area") and each of its lot lines, (however, balconies may not project into an interior side yard). A maximum of thirty (30) inches of roof may project into a required yard where it does not conflict with Building Codes.
-64-
Amended 2/20/73 Amended 5/07/74 Amended 2/20/76


PROPERTY LINE!

Cd 5
PROPERTY LINE


PROPERTY LINE
(o'C*
PROPERTY LINE


PROPERTY UNE
G>1
PROPERTY UNE


(
* .
ORDINANCE NO. A3?3
FINANCE REPEALING AND REENACTING ARTICLE XII, "FLOODPLAIN RE-: AT IONS*. OF CHAPTER 37, ZONING'*, OF THE REVISED CODE OF THE J
11TY OF 20ULDER, 1965. AS AMENDED; THE REENACTED ARTICLE CONTAIN-! ; CHANCES THAT COKPLT WITH FEDERAL REQUIREMENTS FOR ELIGIBILITY
3? FLOODPLAIN LANDOWNERS TO RECEIVE FINANCING FROM FEDERALLY-INSURED
i
L DING INSTITUTIONS, INCLUDING THE ADOPTION OP NEW FLOODPLAIN HAPS,
AtW FLOOD'.ROOFINC GUIDELINES, AND NEW FLOODWAT RECONSTRUCTION AND F ARCEMENT CRITERIA; SETTING FORTH DETAILS IN RELATION THERETO; AND,
I : LA RING AN ZKERCENCY THEREFORE. '' j
WHEREAS, cha Federal Xnauranen Administration boa pr- , ,
!
i -ibrd certain changes that nu tea; and . , 1
WHEREAS, the continued failure of that Clty'a floodplain "quiet ion* to conform to federal guldnllnen will roault in thn tor-
I
nation of the availability of federelly-inaured financing for '
flnonplnln properties; and, |
. i
WHEREAS, the Fcdcrnl Insurance Admin la era C Ion haa impoeod '
I
a July, 1978, dcndjlne upon the City for bringing lta floodplain relation* into conformance with federal guidelines; and"
WHEREAS, the United Statea Army Corps of Engined s. has
*
racently completed a general ravislon to ltt floodplain mnpa of tha ty area, whereby the effecta of a one hundred year flood are more clearly ascertainable;
NOW,'THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE v.iTY OF 80ULDER, COLORADO, THATi J
I
Section 1. Article 12, "Floodplain Regulationa1', of j
aptsr 37, "Zoning", of tha Raviaad Coda of tha City of hruldar, 1963,
i
i
i
aa amended, la hereby repealed and reenacted to road follovai a. Soction 37-1201 i* changed aa follnvai See, 37-1201, Purposa,
This article regulating certain areaa aubtact to flooding is adopted to promote the public health, aaloty and welfarei
(a) By reducing the hazard of floode to life and property through!
(1) Prohibiting certain uses which sr* dangerous to lifo or property in rime of flood;
<2) Restricting usea which would ba hazardous to the public health and aafety in time of flood;
* (3) Requiring, on uses allowed, that structures bn crecerd to prevent their being washed sway as well as protuctlng auch strucQorcs Los aeverc damage.
(b) By protecting those intending*t* WHO MAY occupy the-fIoedp1n|n AREAS OF SPECIAL FLOOD ItA/.AIUi through:
(1) Regulating thn manner In vhlrh structures AND DEVELOPMENTS dc-algned for human occupancy may be constructed AND DEVELOPED so as to prevent danger to hnmnn llfo within AND AROUND euch atructurea;
(2) Regulating the method of construction of voter aupply and sanitation systems so as to prevent disease, contamination and unsanitary condition!;
(3) Requiring recording of the within regulation.! and map! delineating areaa subject t-o auch regulations no ns to protect individuals from purchasing land! for purposes which are not auitablc,
(o) To protect the public from the burden of extraordinary financial expenditures for flood control and relief by regulating ali uses within eertn'lm arena subject to flood lag ^SPECIAL /FLOOD HAZARD io aj to produce a method of construction and a pattern of .development which will reduce the probability of dnruge to property and loss of life or injury to the inhabitant* OCCUPANTS of th SPECIAL flood hazard a ros a ,
$OUIJO)~R f=U3C£>
/ o>
2.


(d) To protect the natural area* required
to convey flood flows and retain alow flow characterlatlcs.
(e) Tn-regalate-nnd-eentrol-the-area-guh-
j "ft to- fi ood- pa ruJ in g- to- that- it-de-vrlopes-lH-a-nanner-eonslstrnt-wtth
rea3aneble-floodplat.n-mAnnp,ementT
(f) fU)i T.n- protect nnd preserve the vinter-
cnrrylng A HO WATER-RETENTION charneter-liitlcs and capacities of all wacer-cour a ee tne lud tng-gul ehen-j a lovy.ha and'-artiffe ini-water-channels used for conveying AND RETAINING fioodwnters.
Section 37-1702 is modified and expanded as follow*!
Sec. 37-1102. Definitions.
AREA or SPEC!At, FLOOD HAZARD KEANS LAND !N THE FLOOD ElAlV 5tltljKCli To"A ONtiTRKCENT OR CREATER CII-NCE OK FLOODING IN ANY GIVEN YEAR.
Glwinnei-mcans-a-nntHrnl-or-arHfielal-low-Iylng
Innil-nrrs-nf-pererptible-rKtent-wIth-drflnlye-bed siwl-lianhs-rn-rnnf Iny-nnd-enndiirt-cnntlminnnly-nr prrInd i rn H y~ f1nwi ng-w t rr-o r-whleh-nrdlnarl ly* roniinrs-srnndfnr.-wntrr-nnrh-na-ii-lnhet
Cnrit I net nr of -pnh 1 le-TncJ U ties D_T RECTO R_0V PUBLIC WORKS/I'HI'.I.i G ttrr ll.lTf K}T"miMiiH tile proneni ell fee UIT1CIAI. So DESIGNATED In the organ Ir.ut ton of llio rlry n r a (. I a r o f 1 lee ANO FUTURE OFFICIALS WITH SIMILAR KF.SPONS I UlLIT IES should such 0 pr tgif t ion Inter ho changed; further., It Includes all nor-Mtiinel fei;|>oiiii lble to the SUCH pernon in-ehrgo-of
rwrh-nff ire.
hEVEI.OI'HENT RUNS ANY MAN-MADE CHANCE TO IMPROVED
tdC HNitfl koVeh REAL ESTATE, INCLUDING BUT NOT LIMITED TO mm.DINGS OR OTHER STRUCTURES, MININC, D1 EDCIHC, KILLING, GRADING. PAVING, EXCAVATION OR DRILLING OIM, RAT IONS LOCATED WITHIN THE AREA OR .SPECIAL FLOOD HAZARD.
Mood means water A CONDITION OP INUNDATION from s t Ivrrj-a trearn, wjtercournc, Iake-or-other-hmly-n( aland in y(-water that temporarily overflow* the liuundnrles within which Lt is ordinarily confined,
OR FROM THE HAP ID ACCUKUUT ION OK RUNOIT OK SURFACE WATER CAUSED BY HEAVY PAIN.
F1 nodpi a In means a-r1verr-atrearny-watereaurrty-laRe
nr a y hr r*-~kndy o f a t anil 1 ng-va t er y a I ong wi c h t he lelar tvrly-flat-or-lnw-land arena which are inundated hy n one hundred year flood, Thla-term-fasynonymous wi th f lsod-fr|jid a tory-arra y*'
Flood storage areas mein* those portierr.* of the
nno'dpTsTiTAi serve-a s-1 empnrary- iitornge- areas- f ar- f 1 e ad wa t er s and-lhat-1te-Iandwnrd-ef ARE HOT IN the floodway area; sneh-ereas AND tend to reduce downstream flood peaks DEPTHS,
Floodway area means that portion of AREAS OF SPECIAL FLOOii HAZARD the-fleadplaln-oe-f loed-fe-g (tint ory-area required for the passage or conveyance of the one hundred year flood IN WHICH waters will flow At significant depths OR with ilgnlficant vclocitle*. With the exception of watercourses whose particular characteristics make the following criteria impractical or Inappropriate In terms of the purposes of these regulations, "lgnffleant depths OR wLth slp.nl-flcant velocities" shall be Interpreted to moan flown at two (2) feet of depth or greater, or flown at Uwn (2) feet per second (f.p.s.) of velocity or |;rcater, or encroachment ol' the fIoml-starngr-area FLOODriAIN to a point where the ONE HUNDRED YEAR flood profile will be mined by not more than five-tenths (0,5) of a font, cons Murat Ion hetng given to a r-e.m enable expectation of blockage at bridges nnd other euB!rnc(lon OBSTRUCTIONS by floodborne debris.
Flood profile means enginerying-ronrtnstona, hit ay rf-'an t h it jnn -MatMrirnl-faeln-and/nr-grnrrnMy nee rpfc rd-eng I nrer1 ng- principle a i-reprr 3 eniril-nn-n p.r aph* or-n t he r- med 1 nm- a hew l np,- the r e I a c I nnnh I p f thr-watrr-nnrlaer-elevntlnn-nr-n-flnnd-l*l'hy-i amN-miyround I ng-n-ehnnnr I t A GRAPH SHOWING I NF. ELEVATIONS OK THE KLOOU WATER SURFACE AND THE ELEVATIONS OF THE UNDERLYING 1AN0 AS A FUNCTION OK DISTANCE ALONG A TATIl OF FLOW,
Kloodprooftog fKloedpruafy-Flnedpreefed) menns A
comirinatlon of provlnTuno, changes, or adjustments to structures and OR avovoablc objects leentrd-cn propertlen-primarlIy for the PURPOSE OK rcductton or olInilnntlon of THE POTENTIAL FOR flood damage?
nnd-thr-waphlng-nway-rf-lhf*pni"e-i(,>rlr>1*a-f|ry>d,
Flood protection elevation means on elevation two (2) feet above the c erd pr**f t I e
yntley-fslstlag-essilltless? F.LF.VATION OK THE WATER
SURFACE OK A ONE HUNDRF.O YEAR FLOOD.
MOBILE HOME MEANS A STRUCTURE THAT IS TRAJCSPORTABi.E In'one oUTiorf. SECTIONS, BUILT on a PERMANENT CHASSIS. AND DESIGNED TO BE USED WITH CR WITHOUT A PERMANENT FOUNDATION WHEN CONNECTED TO THE REQUIRED UTILITIES. IT DOF.S NOT INCLUDE RECREATIONAL VEHICLES OR TRAVEL TRAILERS.


Hoveabla ob)cc~i neina items euch A* trailer*,
.'iOCor-.oLiTc*. mobile borne*. C anil, TRASH DUMPSTERS, lumber or ocher material* not in* chored to the ground which are subjapt Co being transported by water.
NEW CONSTRUCTION MEANS STRUCTURES FOR WHICH TITT^STaRT OK CONSTRUCTION" OCCURRED ON OR AFTER JULY 12, 1973.
One hundred year flood mean* i flood vMeh-haa vTrf^ofncy-ist -occurrence-Af-ono-hundred-flOO) years-deeermirved- f rom-an-ana lyAta-of-fleodA-nn A-pArticMlar-watereourac-flad-otHcr-watereourae* iA-ene-aame-general-regiont-ehere-ia-approxl-maeely HAVING a one per cent chance of lea aecerrlng-or-lea being EQUALLF.D OR exceeded in any given year. "
Permenent-a erne ttire-meana-a -a tru bu t~I C n f such- materiala-and-ln-nur. h-a-way-ehae ie-wnnld-r ammn n I y-We-exprcted-ta- 1 a a e a nd-r ema l n
iiacful-for-A-AnbaeAntiAi-peried-nf-e imcr
START OI- CONSTRUCTION MEANS THF. INITIAL PIACEMENT {rI 1..11 L\nI.J;f Ci)M\ 1>UKHTS OK A STRUCTURE OTHER THAN A MOIU1.E HOME ON A SITE, SUCH AS THE POUIUNG OF SI A IIS Oil FOOTINGS OR ANY WORK BEYOND TIIF. STACK OF EXCAVATION. PERMANENT CONSTRUCTION DOES NOT 1N-Cl.unr. UNO PREPARATION, SUCH AS CI.F.AIUNC, GRADING, AND E1 LI.IIIC, NOR DOES IT INCLUDE THE INSTALUT1 ON OE STREETS AND/OR WALKWAYS; NOR DOES IT INCi.UDE EXCAVATION FOR A RASKNKNT, FOOTINCS, PIERS ng FOUNDATIONS OR THE KUF.CTIOM OF TEMPORARY FORMS;
NOR DOES IT INCLUDE THE INSTALUT1 ON ON THE PROPERTY or ACCESSORY RIIII.DINCS. SUCH AS OARAGES Oil SHEDS NOT OCCUPIED AS DWELLING UNITS OR NOT AS PART OF THE MAIN STRUCTURE. FOR A STRUCTURE OTHER THAN A HQDILE NOME W11II0UT A RASEMENT OR POURED FOOTINCS, THE "START OF CONSTRUCTION" CONSISTS OF THE INITIATION OF FRAU INC OR ASSEMBLY OF THE STRUCTURE OR ANY PART THEREOF ON ITS PILIt.'C OR FOUNDATION. FOR MOBILE HOMES NOT WITHIN A MOBILE HOME PARK OR MORILK HOME SUBDIVISION. "START OF CONSTRUCTION" MEANS THE AFFIXINC OF THE MOI1ILE HOME TO ITS PERMANENT SITE. FOR MOBILE IIOMCS WITHIN MOBILE HOME PARKS OR MOBILE HOME SUBDIVISIONS. "START OF CONSTRUCTION" IS THE DATE ON WHICH THE CONSTRUCTION OF FACILITIES FOR SERVICINC THE SITE ON WHICH THE MOBILE HOME IS TO BE AFFIXED (INCLUD1NC, AT A MINIMUM. THE CONSTRUCTION OF STREETS. EITHER FINAL SITE CRADINC OR THE POURING OF CONCRETE PADS. AND INSTALLATION UF UTILITIES) IS COMPLETED.
l
SUBSTANTIAL IMPROVEMENT M^ANS ANT REPAIR. RECON-
STnuciTd}i. Or rnTuiovLRTtrr or a structure, the COST OF WHICH EQUALS OR EXCEEDS 50 PERCENT 0? THE MARKET VALUE OF THE STRUCTURE EITHERi
(1) BEFORE THE IMPROVEMENT OR REPAIR IS STARTF.D, OR
(2) IF THE STRUCTURE HAS BEEN DAMACED AND IS BEINC RESTORED. BEFORE THE DAMACE OCCURRED. FOR THE PURPOSES OF THIS DEFINITION "SUBSTANTIAL IMPROVEMENT" IS CONSIDERED TO OCCUR WHEN THE FIRST ALTERATION OF ANY WALL. CF.tUNC, FLOOR, OR OTHER STRUCTURAL PART OF THF. BUILDING COMMENCES. WHETHER OR NOT THAT ALTERATION AFFECTS TIIF. EXTERNAL DIMENSIONS OF TIIF. STRUCTURE.
THE TERM DOES HOT, HOWEVER, INCLUDE F.ITHF.Rt
(1) ANY PROJECT FOR IMPROVEMENT OF A STRUCTURE TO COMPLY WITH EXISTING STATE OR LOCAL HEALTH. SANITARY, OR SAFETY CODE" SPECIFICATIONS WHICH ARE SOLELY NECESSARY TO ASSURE SAFE LIVING CONDITIONS, OR
(2) ANY ALTERATION OF A STRUCTURE LISTED ON THE NATIONAL REGISTER OF HISTORIC PUCES OR A STATE INVENTORY OF HISTORIC PUCES.
Temper a ry- a erne tnr e-menn*-A-trneeura-vKich-i Ixtilt-of-nucIs-mnterlalo-And-ln-oneK-A-wAy-tRAt ie-wonld-e nmmnnIy-Be-cxprcerd-en-have-a-relaelvely-Ahnre-Mcfiil-llfri-nr-la-bollt*for n-purpnse-thne-wnild-e ommonly-b e-experted-to Be-relatively-ahore-trrm.
Wntcrcournc mean* a stream, creek, pond, natural or artificial d opr eii Ion, lough, gulch, arroyo, reservoir, or InV.c In, or Into, which storm runoff and floodwnter flow* either rcgulArly or infrequently. This Include* eatablisRcd drninago wnyn, natural ns well as man-made, for carrying urban atorm runoff.
Section 37-1205 Is modified a* follow*;
Soc. 37-1203. Flood regulatory area.
(a) Areas Included. The-(lead-rego!ntery-area Is e"he c ha nneT-al png-wit h- Ihese-areas-nf
lnndA((on-And-praJeeted-wAter-fleratlon
on-all-Aldes-of-watereourses-arising-fr"
a-pne-hrtndrfd-{lPO)-year-na<,d-bafd-nperv
a pproved f 1 ood p r e f l I e a -r RnrH-arca is aubdivided-Into THE REGULATORY EEFECT Or THIS ARTICLE SHALL EXTEND ONLY TO AREAS OE SPECIAL FLOOD HAZARD, THE BOUNDARIES OF THE AREAS OF SPECIAL FLOOD MA7.ARD ARE SHOWN ON THE FLOOD 1NSURANCC PATE MAP PREPARED BY THE FEDERAL INSURANCE ADK2NI-
L


STRATION AS PART OF THE ENGINEERING REPORT ENTITLED "FLOOD INSURANCE STUDY
CITY OF BOULDER, COLORADO". DATED JANUARY, 19 78 THE AREA OF SPECIAL FLOOD KA7.ARD IS COMPOSED OF the flood-vay district (which includoa the-entlre ALL floodway areas) and Che flood storage district (which includes oil flood storage arras). The extent of both the floodway district and-the-Clood-storage distriee-shall-be-aet-forth-nnd-de-lineated-wpor\-offlelal-mapa-whleh-oball be-approved-by-mation-of-the-elty-eruneilT THe-city-eoMneH-shall-aatisfy-itself-thaS the-studlear-reaultlng-ln-the-flood-pro-files7-the-extent-ef-the-one-hndretl-(100) yenr-fLood-and-the-dellneatlon-of-eaeh-of aald-distrlctST-hove-been-eondaeted-by propTe-eompetral-ln-the-fleld-of-open eb*nnel-bydraingy-and-that-tbe-lr. forme lien and-eonelMalnns-ntated-thereln-are-aeeMrare r\d-thal-the-Map{s)-hna--(hnve)-rceelved-approval-of-tbe-Colorado-Water-Conservation Hoardr--An-advisory-report-and reenmmr nda-tien-by-the-plannlng-board-ahnll-be-required prlor-to-aellon-hy-the-elty-eoHnellj-hut-the rity-eoanell-nhall-alwnya-retnln-the-dis-eretloa-to-dlsnpprove-any-map-or-eny-amend-went-proposed-thereto-or-to-repeal-Wy-motlon any-effleial-map^-lneluriing-amcndments-there-t07-whleh-has-preyloHsly-been-aptoved-or adopted. IS SHOWN ON THE UNITED'STATES ARMY CORPS OF ENCINEERS FLOODPLAIN MAPS FOR THE BOULDER CREEK VALLEY AREA. WHICH DISTRICT IS LOCATED ALONC THE MAUISTEH OF BOULDER CREEK ONLY. UNTIL DELINEATED ON MAPS, THE FLOODWAY CRITERIA U1LL l)F. USED ON ALL OTHER WATERCOURSES.
THE "FLOOD INSURANCE STUDY--CITY OF
BOULDER. COLORADO", THE FLOOD INSURANCE KATE MAP AND THE 1977 U.S. ARMY CORPS OF ENCINEERS MAPS ARE HEREBY ADOPTED BY REFERENCE. THEY ARE THE OFFICIAL DOCUMENTS DESCRIBING THE AREA OF SPECIAL FLOOD HAZARD. When-any-saeh
rap-hss-been-so-approved-hy-the-elty-coanell,
It-s'nell-be-nn-offieiel-Mnp-of-lhe-flood-re-
gu1 atery-a re a, the f'loodway district and the flood storage district, and it THEY shall be kept on flic with Che director of finance and record, ex officio city clerk. A ttue copy thereof shall be maintained by the officers responsible for the administration of this article. SAID OFFICIAL DOCUMENTS SHALL SUPER CEDE ANY OFFICIAL MAPS PREVIOUSLY ADOPTED BY THE CITY COUNCIL PURSUANT TO THIS ARTICLE.
(s -The
pTa an [ ng-lioa r iPlnd -t h"e- rlty-tnnncl 1 sha 11
eaeh-hold-a-publle-hearlne-prior-to
adoptfng-nn-offlelal-map-ter-any-fleod-r*-.
g*ilarory-arem--A-eopy-of-the-praposed-
map()-shall-be-en-(tle-in-ehe-offiee-#f
the-direetor-ef-finanee-end-reeerd-sad
avallable-for-lnspectlon-at-lrast-twenty-
(20)-dnya-before-eaeh-of-the-sebfduled
hesrlngST-'AnytHlng-te-the-eontrary-not-
wlthetanding-ln-this-ehapter-eoatslnedT
notlee-of-sueh-publle-hesrlng-ehell-Ve
g general-eireulation-wlthin-the-eltyT -Thi
notlee-shsll-be-pnbllshed-twieer-onee,
leaa-than-twenty-(?0)7-kt-Kore-than
flfteen- Srhe-hearlrig7-and-onee7-leso-than-fifteen
(l5)-hi*. mnre-than-trn-{lO)-days-prlor*t*
the-date-of-the-hearnp,T--The-nnl(ee-shall
indicate-tbe-wntereeurse-fnvnlvrd-end
shall-state-grnerally-the-loaris-vhieh-are
proposed-to-be-inelded-withln-the-fleod-
regIatory-areaT--The-nntiee-shall-state
that-the-prnpo3ed-map(s)-ls-(are)'-on-file
In-tbe-effiee-nf-thr-diraeter-of-finanre
and-record-nnd-avsllnble-for-lnspeetlon-by
eny-inlrreated-party.
{) (B) Chanp.es in official teap(t). In the event nc any time there ls a proposed change In or amendment to an official map, other Chan a change requested by a property owner pursuant to subsections (d)
(C) nr (e) (D) of this section, the ennrdfnatnr-of-pblfe-faeil(tfes DIRECTOR .. OF TUBLIC WORKS/PUDLIC UTILITIES shall certify the name to the planning board.
The planning boord SHALL HOLD A PUSL1C HEARING RF.CARDI NC THE PROPOSED CHANCE TO THE OFFICIAL MAP(S). NOTICE OF SCCK PUBLIC HEAKIHC SHALL Bn CIVF.N BY PUBLICATION IN A NEWSPAPER OF CENTRAL CIRCULATION WITHIN THE CITY. THE NOTICE SHALL BE PUBLISHED ONCE.
AT LEAST TEN (10) DAYS PRIOR TO THE DATE OF THE HEARINC. THE NOTICE SHALL INDICATE THE WATERCOURSE(S) INVOLVED AND SHALL STATE GENERALLY THE LANDS WHICH ARE AFFECTED BT THE PROPOSED CHANCE. THE NOTICE SHALL STATE THAT MAPS SHOW'INC THE PROPOSED CHANCE ARE ON FILE IN THE OPFICE OF THE DIRECTOR OP FINANCc AND RECORD AND AVAILABLE FOR INSPECTION BY ANY INTERESTED PARTY. After holdJog-a-SAID
hearing in-neeerdnnee-wlth--ectlen-J'-1283(b)
THE PLANNING BOARD shall forward its recommendation to the city council. The city council shall HOLD A TUBLIC HEAntNC AND act upon such THE recommendation OF THE PLANEINC BOARD in accordance with the PROCEDURAL provisions of THIS SUBSECTION, sett(on-i203(a) ond fb)r
/VII


r
(C) Changes reflecting channel WATERCOURSE
improvcs-cnt x Wlurncvor A "change or n monel -,t,or,c ii requested by a property ownor by renson of channel WATERCOURSE improvements permitted under secclon 37 1207 and the request 'does not Involve any chonga in Che criteria on which the map is based, tho eeerdir.ator-sf-ptibtie-faellitiea DIRECTOR OF PUBLIC WORKS/PUBLIC UTILITIES shall review the request ar.d make a recomnendacion to the cicy council. The city council ahull hold a public hearing on chc request:, notico of which ahnll be published in a newspaper, of general circulation IN THE CITY at len3t ten (10) days before the hearing. If the city
council finds chat because of tho channel WATERCOURSE improvements Che boundary of tho floodway DISTRICT and or flood storaga district as mapped is no longer a correct application of chc mapping criteria, it shall atr.ent! tho official map to reflect tho channel WATERCOURSE improvements. Tho namo amendatory procedure aha 11 bo initiated by tho conrril.na-n.r-nf-piihUc-fnfMlties DIRECTOR OF PtllU.lC 'WOHKS/PUIU.IC UTILITIES promptly fol lowing tho completion of any bridge or channel Improvement undertaken by the city, the proponed amendment to cover ail properties affected by the Improvement.
(*) (D) Mannlng_dlKPute£. Whenever a property
owncr'Ol .-ipii t ea" lie location of a floodway DISTRICT HOUND,\RY or flood storage dlntrlot boundary on his property as shown on an official map, ho may file with tho coordins tor DiRf.CTOR o written request for a hearing thereon before the city council. Such hearing shall he held within thirty (30) days of receipt of the written request, with published notice to be given as in-coses REQUIRED under subsection (d) (C) hereof, The city council shall not amend or change the boundary lino at mapped unless it finds that in terms of the mapping criteria the mapped location of tho lines BOUNDARY is clearly incorrect.
{() (E) Record ing. A copy of the within provisions
shall be recorded in chc office of the county clerk and recorder. A copy of any official map, and changes in or amendments to the him,
shall also be recorded in the office of tho
county clerk and recorder.
Tho public may also obtain information regarding any changes or amendments which are proposed or in process by making inquiry ac the office of the coordinator--of -public fac t Err re j -Crty -of-Boulder -Colorado DIRECTOR OF PUBLIC WOHjiS/PUBLIC UTILITIES.
9-
d, Section 37-1204 ii modified as follouti
, Poc, 37-1204. Applicability and administration of regulations,
(*) The regulations at conttlned in thit
article shall apply to all landt within i the city in the respective district* as delineated on any official map. Where a lot or parcel of land lies partly within the floodway district or the flood storage district, tho part of such lot or parcel lying within tho said respective distrlct(e) shall meet all the standards and requirements of such district as hereinafter set forth. Where land outside the city la included uichln a floodusy , district or flood storage district as de-
lineated on any official map, these regulations shall apply to such land upon annexation thereof without further approval of the official map by the city council being roqulred. .
The regulations at contained in this artlclo nhall lie construed at being aupplemontary to the regulations lmpoted on the mime lotuls by any underlying Mining ordinance. In the event of conflict of one with tho other, the more ru-alrlcttvo of the regulations shall cuntrol.
(b) The coord(nator-ef-pub He-(a(1ir1ri
DIRECTOR OF PUBLIC WORKS/PUMLIC UTILITIES thalL be responsible for adnInister log tho within regulations anJ the provisions of. this article. THE AUIII NISTRAT i VE DUTIES AND RESPONSIBILITIES OF THE DIRCCTOR SHALL INCLUDE, BUT HOT BE LIMITED TOi
(1) PERMIT APPLICATION REVIEW:
1. DETERMINE THAT THE REQUIREMENTS OF THIS ARTICLE HAVE BEEN SATISFIED PRIOR TO THE ISSUANCE OF ANT PERMIT FOR DEVELOPMENT IN AN AREA OF SPECIAL FLOOD HAZARD.
u. DETERMINE THAT ALL NECESSARY PERMITS HAVE BEEN OBTAISEO FROM THOSE FEDERAL, STATE OR LOCAL GOVERNMENTAL AGENCIES FROM WHICH APPROVAL IS REQUIRED PRIOR TO THE ISSUANCE OF ANY PERMIT FOR DEVELOPMENT IN AM AREA OF SPECIAL FLOOD HAZARD.
-10-
/u.K?


til, DETERMINE THAT THE TROPONED DEVELOPMENT WILL NOT ADVERSELY AFFECT THE FLOOD CARRYING CAPACITY Of THE AREA OF SPECIAL FLOOD HAZARD, PRIOR TO THE ISSUANCE OP ANY PERMIT FOR DEVELOPMENT IN AN AREA OF SPECIAL FLOOD HAZARD. FOR PURPOSES OF THIS SECTION. "ADVERSELY AFFECT" MEANS THAT THE CUMULATIVE EFFECT OF THE PROPOSED DEVELOPMENT WHEN COMniNED WITH ALL OTHER EXISTING AND ANTICIPATED DEVELOPMENT WILL INCREASE THE WATER SURFACE ELEVATION OF THE ONE HUNDRED YEAR FLOOD MORE THAN 0.5 FOOT AT ANY POINT.
(2) USE OF OTHER ONE HUNDRED YEAR FLOOD DATAl
WHEN ONE HUNDRED YEAR FLOOD ELEVATION DATA IS NOT AVAILARLE IN THE INFORMATION DESCRIBED IN SECTION 1203(a), THE DIRECTOR OF PUBLIC WORKS/PUDL1C UTILITIES SHALL OBTAIN, REVIEW, AND UTILIZE ANY ONF. HUNDRED YEAR FLOOD ELEVATION DATA AVAILABLE FROM FEDERAL, STATE OR OTHER SOURCES NECESSARY TO EFFECTIVELY ADMINISTER THE PROVISIONS OK THIS ARTICLE.
(3) OBTAINING AND MAINTENANCE OF INFORMATIONi
1. OBTAIN AND RECORD THE ACTUAL ELEVATION (IN RELATION TO MEAN SEA LEVEL)
OF THE LOWEST HABITABLE FLO"R (INCLUD- INC BASEMENT) OF ALL NEW OR SUBSTANTIALLY IMPROVED STRUCTURES IN THE AREA OF SPECIAL FLOOD HAZARD.
it. FOR ALL NEW OR SUBSTANTIALLY IMPROVED FLOODPKOOFED STRUCTURES:
- VERIFY AND RECORD THE ACTUAL ELEVATION (IN RELATION -TO MEAN SEA LEVEL), AND
- MAINTAIN THE FLOODPROOFINC CERTIFICATIONS REQUIRED IN SECTION J7-1209
lit, MAINTAIN FOR PUBLIC INSPECTION ALL RECORDS PERTAIN INC TO THE PROVISIONS OF THIS ARTICLE.
(U) NOTIFICATION CONCERNING ALTERATION OF
uAmiWtScrr
1. NOTIFY ADJACENT COMMUNITIES AND THE COLORADO WATER CONSERVATION BOARD PRIOR TO ANY ALTERATION OR RELOCATION OF A WATERCOURSE. AND SUBMIT EVIDENCE OF SUCH NOTIFICATION TO THE FEDERAL INSURANCE ADMINISTRATION.
it. REQUIRE THAT MAINTENANCE IS PROVIDED WITHIN THE ALTERED OR RELOCATED PORTION OF SAID WATERCOURSE SO THAT THE FLOOD CARRYING CAPACITY IS NOT DIMINISHED.
(5) INTERPRETATION OP OFFICIAL MAP
UTilTtiSAiTrLS':"'
MAKE NECESSARY INTERPRETATIONS REGARDING THE EXACT LOCATION OF THE BOUNDARIES OF THE AREAS OF SPECIAL FLOOD HAZARDS, THE FLOODWAY DISTRICT AND THE FLOOD STOPACC DISTRICT (FOR EXAMPLE. WHERE THERE APPEARS TO BE A CONFLICT BETWEEN A MAPPED BOUNDARY AND ACTUAL FIELD CONDITIONS). THE PERSON CONTESTING THE LOCATION OF THE BOUNDARY SHALL BE CIVEH A REASONABLE OPPORTUNITY TO APPEAL THE DIRECTOR'S INTERPRETATION AS PROVIDED III SECTION 1203(d).
Section 37-1205 t modified o followt:
Sec. 37-1205. Existing structures and uses.
The use of any structure or land vlthln a-flead-ra
gulatnry AN nren OF SPECIAL FLOOD HAZARD vhlch vjt lawful before Iho application of these rsjulatlons or any amendment thereto but which does not. confej-to tha provisions of these regulations may be continued subject to the following conditions!
(a) EXPANSION OF STRUCTURE OR USE.
No such structure or use shall be expanded enlarged unless the expansion or fnlargenen Itacll compiles with Che provisions of thes regulations for new cons t rut t in-. 'here VN a structure hits been damaged to rn extent 7' WHICH THE COST OF REPAIR OR REPLACEMENT DOF: not exceeding EXCEED elghry-(S9> riFTY (50) per cent of Its market value before the damage OCCURRED restoration to Its tire Immediately before the damage OCCURRED shal only require that the portion reconstructed be floodproofed In accordance with section 37-1209 and shall not otherwise be considered an expansion or enlargement. Restoration OR REPLACEMENT of o structure damaged to an extent exceeding eighty-(RP) FIFTY (30) per cent of Its market value before the damage OCCURRED shall be considers an expansion or enlargement: however, where the structure go damaged is o dwelling located within the flocdvv.y DISTRICT, and therefore cannot under these regulation, be
Or &


reconstructed, the city shall upon written request of the property owner made within u. ninety (00) days after the destruction
DATE THAT THE DAMAGE OCCURRED, CONTRACT TO purchase tha land upon which the dwelling was loented at Its fair market value aa of the time-ef-the-dcscroctIon DATE THAT THE DAflACE OCCURRED.
(b) SUBSTANTIAL IMPROVEMENT TO STRUCTURE OR USE.
Substantial improvement, a herein defined IN SECTION 37-1202 to any structure or.uoa must result In its permanent change to a structure or use conforming to these regulations. Tor-pnrpeneB-of-thin-aectlon,
- substantial-improvement'--means-any-repalr, reeonstruetinn--or-improvenent-ot-a-atrun tarer-the-eost-of-whlcH-equala-or-exceeds f(fty-ibO)-per-eent-of-ehe-marhet-vnlue-of of-tne-neroc ^r.re-^ither-'(A)-hefnre-the-^m-provrncne-4s-ftcnrced--or-^R)-^f-tha-ntr^l^-
mre-has-been-damaged-and-4a-belng-rrntoredr
before-ebe-darr.agc.-occir,ed-i--EnbntAnHnl
improvement-is-stnrted-when-the-flrst-al-
teration-of-any-otructtiral-pare-of-the
bn11d 4 ng-e n.mme ne ea t--Providcdf-suhatanti*l
Improvement-does-not-4nelude-any-rrpnlr,
recnnstriiction-or-improvement-of-n-deaignatrd
landmark-or-a-structure-llef. ed-on-the-nationaV
rrglster-of-historie-plaeea,
(c) DISCONTINUANCE OK USE.
If any-sueh NONCONFORMINC use is discontinued for twelve (12) consecutive months, any future usa of the building or premises shall conform to these regulations, However, In the event that no uso of an existing structure would conform to thcnc regulations, the previous use or a similar use of the.aeructura may be reouroed if the structure Is first floodproofcd In. accordance with acctlon 37-1209.
(d) STORAGE PE MATER7AES.
The storage or processing of materials that arc buoyant, flammable, potaonous, explosive or In times of flooding could be harmful, detrimental or Injurious to human, animal or plant life shall be OCCUR at or above tho flood protection elcvocton for the THAT particular area, or HE protccccd by floodproofing measures.
() PUGEIC NUISANCES.
, Uses or adjuncts thereof which are public nuisances shall rvoc be parulctsul Co conClnue,
11-
No expansion or enlargement of sn existing structure or use shall be undertaken except upon application made and processed in accordance with the requirements of sections 37-1207 or 37-1203, whichever is applicable. In case of conflict b-tween the requirements of this section and the general provisions for nonconforming uses, buildings and lots contained in this chapter, tha requirements of this section shall control. In cases where this section requires consideration of the market value of a structure and proposed improvements, and the coordinator of public facilities docs not accept as rensonsblo the values oubmlttcd by the applicant, the value shall be determined by an appraiser acceptable to the applicant and the eoorAinntor-of-pub1le facilities DIRECTOR OF PUBLIC W0RKS/PUBL1C UTILITIES (THE COST FOR WHICH SHALE BE BORNE BY'
THE CITY), If they arc unable to agree on an appraiser, each shall select an appraiser (THE COSTS FOR WHICH ARE TO BF. BORNE BY THE RESPECTIVE SELECTORS), the two (2) appraisers shall select a third appraiser (THE COST FOR WHICH IS TO BE HORNE EQUALLY BY THE CITY AND THE APPLICANT), and the value shall be determined as the average of tho three (3) appraisals.
f, Section 37-1206 i modified as follows!
fine, 37-J206. Permitted uses in floodway dlstrlct--Standards and conditions of use.
Tha following open uses sbalt-be-pernltted ARE
ALLOWED within the floodway district to the extent that they are not prohibited by an underlying goning ordinance and provided they do noc require any structure, fill, storage of materials or equipment, or change in a channel of a watercourse:
(a) Agricultural uses such as general farmLng, gracing of horses and livestock, truck farming, forestry, sod farming, vlld crop harvesting and the raising of plants, flowers and nursery stock;
(b) Residential unes such as lawns, gardens, driveways, and play areas;
(a) Industrial-commercial types of use such as
loading areas; railroad rights-of-way not Including freight yards or switching, storage or Industrial sidings; slrporc landing strips;
(d) Recreational uses such as swimming pools,
golf courses, golf driving ranges, open air tha'iCera. parks, picnic grounds, camp sites, horseback riding and hiking area;
i 4 -
/4


(a) Wildlife end naturo preserves, garao farms and flh hntchorlea;
v
(f) Open pic mining for the removal of topsoil, sand, gravel, or other minerals;
(g) Utility transmission lines, pipelines, vater
monitoring devices and roadways (not Including brldgos).
Section 37-1207 Is modified as follows;
Sec. 37-1207, Permits for other uses--Floodvay district.
(*) In the floodway district, In order to accomplish more than nominal filling, or to build a solid fence or wall, or to store materials or moveable objects, or to build a permnnent-or-tempornry structure, or to construct a parking lot, or to build a bridge, dam or Irrigation structure, or to make any change in a channel , WATERCOURSE, or to construct public utility
facilities Including electrical substations, static transformer stations, gas regulator motions and telephone exchange facilities, or to make n use of land other than that which is permitted under the provisions of sections 37-1205 and 37-1200 (but such an applied for use must conform to the provisions of an underlying zoning ordinance) on application therefor shall be submitted to the enordlnatnr-of-pub 11o facilities DIRECTOR OF PUBLIC UOHKS/PUPLIC UTILITIES and processed according to the standards, provisions and procedures as contained In this nection.
(b) The applicant may also be required to furnish such additional Information and details ns lo deemed necessary by the coordInator-of-pnb11e facilities DIRECTOR OF PUBLIC WOKKS/PUDLIC UTILITIES for evaluation rclatlng'to the effect of the proposal upon the floodway areas DISTRICT and flood storage areas DISTRICT which can include, but are not limited to, the following:
(1) A typlcsl valley dross-section showing the channel floodplain surrounding the channel WATERCOURSE, a croon-section of the area to be occupied by th" proposed development, and high water Information.
(2) Plan (surface view) showing elevations or contours of the ground; portlnenc structure, fill or storage elevation; size, location snd spatial arrangement of all proposed and existing structures on the site; location and elevations of ctrccts, water oupply, sanitary Cocllltioo, and soil typos.
(3) Profile shoving the slop* of the bottom of the channel or thalweg of the watercourse.
(ft) Specifications for building cen- otructlon snd materials, filling, dredging, grading, channel Improvement or changes, storage of materials, water supply and sanitary facilities.
(c) The eoordlnator-of-pshlle-fselllt1es-wl11
DIRECTOR OF PUBLIC V0RKS/PUBL1C UTILITIES SHALL,when reviewing on oppltcotlon for permit, Judge the same as to vhethcr or not it meets the purposes of this article as set forth In section 37-1201 by considering, by way of illustration but not llmlcot.'on, the following:
(1) The effects upon the efficiency or capacity of the floodway arcs DISTRICT;
(2) The effects upon lends upstream, dovm-otreora and in the ltrrr.cd late vicinity;
(3) The effects upon the OUE IIUUDRr.D YEAR flood profile and-flond-helghtjr
* (A) The effects upon the flood storage district and lands beyond the flood storage district;
(5) The effects upon any tributaries to th main strrom, drainage ditches or any other drainage facilities or systems;
(G) Whether additional public expend Ituree for flood protection or prevention will be necessitated:
(7) Whether the applicant would obtain an undue advantage compared to Inter applicants who might request a perolt;
(3) Whether the proposed use Is for human occupancy ;
(9) The potential danger to persons upstream, downstream and In the i.-m-ediat
vicinity:
(10) Whether any proposed changes in a
channel WATERCOURSE vould have an adverse environmental effect on the WATERCOURSE. Including the ztre.imbanke and sCrcamoldo trooa and vegetation.
0> If?


(D) If the #td-eoardinator DIRECTOR 1 satisfied that the purposes OF THIS ARTICLE havQ been fulfilled by the applied for use, he shall Issue the permit and may attach such conditions ii he deems nccesaary in furtherance of the purposes of this article, CONSISTENT WITH THE PROVISIONS OF SECTION 37-120'?. Pr
planning hoard for Its recommendation,
(d }--The- csr.it i t lane Ir.pr. a r d-hy- the aald-eo-ordlnetnr-mfty-includcr-by-illurttratInn hut-not-Hm itntinni-nnyi-or-n enmb Inn -e ten-ofr-thr-fellowingr
(l)--Madlf(ea 11on-n(-aawngo-and-o thee w a t c- 14 a p ae 1 !m 11111 e a t
{2)--Hodlfientlon-ef-wete7-Bttpply-fael-
1 1 f i en i -
<3)--The-plermene-or-Ieefltion-of-the
arrHcture-nn-the-nile-AO-thAt-lt affrrA-the-mlnlmtim-nhnfc rMetlan-t* the-f law-of-flood-watcro-by-re-gutringe
aT--THe-fltrueture-to-be-plaeed-wltH tne-longItudlns1-axla-pArailel to-the-direetlon-of-flow-of flood-WAteray-and-
br--The-ntrue cure-to-be-placed-ao thne-its-lnagltudinal-axia-ift plaecd-on-the-anme-llne-aa-thos*
of-odjnlnlng-BCrueturcar.
fA)--F\oodprooflng-meaaureS7
{S)--Thal-trueturc7-eapeelally-thoae
for-hums n-oecupnncyt-be-conatructod
upon-eaiosona-or-atanehlonsr-or
that-they-be-cenaerueted-on-flkl7
-17
{6>--Vher-f 11 llng-l -tft-ae. ,-that-lt
vUl-be-protected-agnlnst-eroAlen by-rlp-rapi-Alrong-vegelfttlve-eovee or-buIkheadIngi
^7)--ThaC-whct'o-tbe-ua-allaws-8toragB-or-proeesalng-ef-materlftls-thAt-are buoyanei-f l simsti l eT-plsenevj7*ex-ploslvei-or-ln-tlmea-of-flooding-
. eon Id-be-harmfuI7-detrimentl-nr-ln-
Jurlnu3-eo-hmAn7-nlal-or-plAn* llfer'the-saMe-Ahall-be'At-ar-Abovo a-polnt-evo-(?)-feet-nbnve-the-ono hundred-year-flood-elevation-for-tho partleular-nre7-
<8)--Operntlonal-eontrola*nd-th-perlod
of-eperAtlanT
(9)--Where-a-brldge-lt-lnvolved7-lt-ls-de-
Aignrd-and-eAnstrMcted-SA-ss-to-allox
thrpnAAAge-o(-fload-wAtern-or*p(lve-wny-And-dllntrgratc-ln-the-pnth-of a f Iftsitf
11Q)--That -rhnnnel-lmprovernts-be-dcAlgned
lnAnfAr-AA-pnftsihle-ro*preArrve-rhe-
nnturAl-n|ipeArner-oI-the-ehannol-nd
ovrrhflnk-srrn.
PROVIDED, FURTHER, THE DIRECTOR SHALL:
(1) PR01ITRIT ENCROACHMENTS, 1NCLUD1NC FILL,
NEW CONSTRUCTION, SUnSTAIfTIAL IMPROVEMENTS AND OTHER DEVELOPMENT UNLESS CERTIFICATION BY A REGISTERED PHOTLS' TA1 ECO INKER OR ARCIIITr.CT IS PROVIDED 0!
ST RAT 1NC THAT ENCROACHMENTS SHALL NOT E-SULT IN ANY INCREASE IN FLOOD t.CVEI.S DURIHC THE OCCURRENCE OF THE ONE IIUNDRD YEAR FLOOD DISCHARGE; AND.
(2) PROHIBIT THE PLACEMENT OF ANY DWELLING IK
THE FLOODWAY DISTRICT; AND,
(1) PROHIRIT THE PiACEMENT OF ANY MOBILE HOME IN THE FL00DUAY DISTRICT. EXCEPT IN AK EXISTINC MOBILE HOME PARX OR EX1ST1KC MOBILE HOME SUBDIVISION, AS TI1CSE TER2E ARE DEFINED IN SECTION 37-1209(1),
(E) If the aaId-eoordlnatar DIRECTOR Issues the
permit, such permit shall not be effective Jen thirty (30) days from the dace of such Issuance The ei'ordlnACer DIRECTOR shall promptly a f t*p Issuance of Che permit forward co the city council a report Including the relevant data efts the applied for use, his reasons for approving Che application and any condl t Ions vh Ich hay /. 1/


the applied for vino and the issuance of the
* permit shall bo given by one publication In a newspaper of general circulation in the City of-Boulder within ten (10) days after the issuance of the permit. The city council can, upon receipt of such report, and prior to the effective date of the permit, direct that the application be brought before the city council for a hearing do novo. The permit ahall then be considered ..evoked.
At auch a hearing, both the applicant and the coordinator DIRECTOR shall make a presentation to the city council. The city council shall Judge the application by the provisions and standards as in this section contained and if it determines that the permit iu to he issued* conditions, os set forth in subsection (d) hereof, may bo imposed upon the applicant.
(e) (F) If the'coordinator DIRECTOR denies the
applied for permit, the applicant shall have two (2) months from the date of ouch denial to appeal the adverse decision to the city council. Upon appeal, the city council shall hold n hearing and follow tho same guidelines no set forth in the provisions of SUBSECTIONS
(C) AND (d) above.
quired before final approval of any permitted use. The applicant shall submit n certificate by n registered professional engineer that tho proposal hns been completed in accordance with the approved plan and nil conditions have been satisfied. Tnc ioardlnster-of-publie-fsellltles DIRECTOR OF runLIC NORK.S/PUBLIC UTU.ITiES, within ten (10) days nftcr receipt thereof, shall verify the name and the final permit shall bo issued UION SAID VERIFICATION,
Section 37-1208 is modified ns follows:
Sec, 37-1208, Permitted usen--Flood nto-age dintrict--
Standards and conditions of use,
(a) Nonconforming uses shall be allowed IN THE FLOOD STORACE DISTRICT ns hereinabove set forth In the first pnrogroph of section 37-903 37-1205.
* (b) Open Uses shall be allowed IN THE FLOOD STORACE
DISTRICT ao hereinabove set forth in section 37-908- 37-1206.
(c) FIoodproofing must be accomplished if moveabl objects ore to be stored IN THE FLUOD STORAGE DISTRICT; however, nutomobilcn may be pnrkod or located IN THE FLOOD STORACE DISTRICT without tho noconiity for floodproofir.g,
(d) Storsgs or processing of materials that m buoyant, flammable, poisonous, explosive oi in times of flooding could bs detrimental or injurious to human, onlmsl or plant life shall be at or above a~peint* two-(7)-feet ebove-the-one-hundred-year-Hoad the FLOOD PROTr.CTlON elevation for the-THAT partlcult area, or Lf not, appropriate flood proofing shall be accomplished,
(a) All other inti ii allowed by the underlying zoning within the flood storage district chnll be permitted ns long a* the condition here in'ntlow set forth IN SECTION 37 -1 209 ar satisfied. Before a building permit for a building or otructure, including acceisory buildings and fences, is Issued, tho rnnlng flilmlnlstratore-coardlnotor-oF-puhlle-ferlll DIRECTOR OF PUBLIC L'ORKS/rUBLlC UTILITIES ohnll review the plans to see ihnt the following ABOVE-STATED PROVISIONS are utlsl
{l)--All-ntiilty-Hne-shall-be-deslgnfd-te
vlthstand-flood-eendltlenif
(2) --Every-8trurt>ire-ehll-'oe-for, stmeted?
errered-and-plaerd-upan-thr-land-er-ln* o o-1ha t 11 s- lnng i id i ns 1-a als r-where ve r poaoibleT-lo-parnHel-to-the-dlrertlon-flnod-vafrrs-and-ls-on-the-ssnr.liar-so thosr-of-ndjnlning-street *ires*--The*lm in-this-SMbocetlon-srt-forth-ls-to-have khe-strnetnre-prearnt-themlniiMin-resis fanee-to-ehe-flev-of-flnod-voteroi
(3) --V7brn-any-part-af-a-dwrning-wnlx-ts-te-l
loctfd-belnw-the-flood-protectlen-rlrv<
tiont-the-lewest-peint-of-all-np-nlngj, Including-thnnr-fnr-dnorsT-wirdews-or-other-sreas-wkff fvetfr-migKffatfr;-"ai hr-st-nr-above-lhe-anld-lload-protectInn rlevotion-or-fleedprrnfpdr--7he-fnotlnj8 and fnunda t inn Ha 1 1 be 11 "Odprnef cd -Xeehanieil-and-eleeirieft l-rr,ut--ent-o*seh
an-fernnecoe-fuse-bencr-and-ot^er-itrmn-
te-rerve-the-sfoeture-shall-be-fleed-
prorfed-or-be-nn-n-pianc-h\gher-thn-the flnod-preteetion-eievot ion;
(4) --G;ructrrejT-ether-;han-dvel'tin;-enits-on
thnsc-vhlch-will-be-lnha'oitede-shall-br-
flnedproofed-oe-as-te-preYent-thelr-beje.
vshe d- away-in-time-of-lloedt--8weiling rinitn-ohnli-be-fioedpreoted-ao-as-tc-pro teee-thc-lnhnhitants-nnd-prevrnt-eneh-8nlt-fros'-being-wdhcd-wey-n-tl*e-ef f leod i
(o-Kl


-rin -ran ter.i- or -an i* a tantlal-ad versa afCeet-will-renolt-eo-Chc-floodway-ftj-to-any-trlhutarieo-of-the-mnin w,'. er enorse-nr-any-ocbcr-establ tahedi dvainagc-raaiiisy-or-nyatem-by-the la:caded-esc-or-work-which-has-to-be
i a h e d -t 8-aa'ac- such-u a e r
Tf the above APPLICABLE sesndarda are mcti and the piers ncec all the other applicable laws, the hi; i id ing pevrale shall issue and the conoti jetion shall comply In all respects with Che plans ns finally approved. If the eoonllnncor-nf-pah 1 le facilities DIRECTOR OP PUBLIC WORKS/PUBLIC UTILITIES Is of the opinion that the ntandnrdu Have not been aatlafied, the permit shall be dentod.
Within two (2) months after the data of denial, the applicant shall have the rip,he to appeal the AN adverse drr1cI on to Che hoard of appeals (that board heretofore escahllahod under Che building code of the city). T'ae applicant shnll have tho burden to establish by clear and convincing evidence that the acar.dards In fact have been satisfied.
The appl'oant may at any time apply for a permlf. under .-!>< provisions ol section 32-907 37- 1 ?Ui here lnahnve arc forth.
1. Section 37-1200 is hrreby deleted in its entirety and
replaced by tHe following;
Section 3/-1209. Provisions for Flood Hazard R-ductIon.
IN ALL AREAS OF SPECIAL FLOOD HAZARD THE FOLLOWING
STANDARDS SHALL APPLY;
(A) ANCHOR IHG. ALL NEW CONSTRUCTION, SUBSTANTIAL
I Ui'UnVldif.UTS AND MOBILE HOMES SMALL UR AMCIHIRE.D TO PREVENT FLOTATION, COLLAPSE OR LATERAL MOVEMENT OF THE STRUCTURE. Al.l. MOMLK HOMES SHALL UK ANCHORED )1Y PUOVID1NC OVER-THK-Tor AND FRAME TIES TO GROUND ANCHORS. SPECIFIC FLOW I REMENTS FOR MOlULK HOMES SHALL INCLUDE THE I OLI.OWINC ;
(1) OVER-THE-TOP TIES AT F.ACIt OF THE FOUR
CORNERS OF MOBILE HOMES. WITH TWO ADDITIONAL TIES PF.R SIDE AT INTERMEDIATE LOCATIONS, EXCEPT THAT MOBILE HOMES LESS THAN >0 FEET LONGNEED ONLY ONE ADDITIONAL TIE PER SIDE; AND.
(2) FRAME TIES AT EACH CORNER OF MOBILE HOMES WITH FIVE ADDITIONAL TIES PER SIDE AT IHTKKMF.DIATE POINTS. EXCEPT
-21-
T1IAT HOMES LESS THAN 50 FEF 3110 .
NEED ONLY FOUR ADDITIONAL 1 PER SIDEi AND,
(3) THAT ALL COMPONENTS OF A Mu^.uE
NOME ANCHORING SYSTEM RE CAPARLE *
OF CARRYING A FORCE OF A.800 POUNDS; AND,
(It) THAT ANY ADDITIONS TO A MOBILE HOKE*
HE SIMILARLY ANCHORED,
(B) CONSTRUCTION MATERIALS AND METHODS. ALL
N K ircffN si iTucTTo tr AH 51HJ1 i SiWiTATTl h p r o v e -MF.NTS SHALL RE CONSTRUCTED WITH MATERIALS AND UTILITY EQUIPMENT RESISTANT TO FLOOD DAMAGE, AND THE SAME SHALL RE CONSTRUCTED USING METHODS AHD PRACTICES THAT MINIMIZE FLOOD DAMACE.
(C) UTILITIES.
(1) ALL NEW AND REPLACEMENT WATER SUPPLY SYSTEMS SHALL RE DF.SICNEU TO MINIMIZE OR ELIMINATE INFILTRATION OF FIX30D WATERS INTO THE SYSTEM.
(2) NEW AND REPLACEMENT SANITARY SEWAGE SYSTEMS SHALL BE DESIGNED TO MINIMIZE OR ELIMINATE INFIt.I HAT 10H OF FLOOD WATERS INTO THE SYSTEMS, AND MS-CIIARCE FROM THE SYSTEMS INTO FLOOD WAVERS, BY MEANS OF CUTOFF VALVES OR THE ELIMINATION OF GRAVITY DRAINS BELOW THE FLOOD PROTECTION ELEVATION.
(3) ON-SITE WASTE DISPOSAL SYSTEMS SHALL BE LOCATED IN A MANNER DESIGNED 10 AVOID IMPAIRMENT TO THEM OR CONTAMINATION FROM THEM DURING FLOODING.
(A) ELECTRICAL EQUIPMENT, HEATING UNITS
AND OTHER SERVICE FACILITIES SHALL BE FLOOD PROOFED OR BE LOCATED ON A PLANE AT OR ABOVE THE FLOOD PROTECTION ELEVATION FOR THAT PARTICULAR AREA.
(5) OTHER ANO ADDITIONAL PRECAUTIONS AND MEASURES KAY RE REQUIRED IN ACCORDANCE WITH THE CITY OF ROUt.UER DRA INACE MANUAL ON FILE IN THE OFFICE OF THE DIRECTOR OF PUBLIC W0RKS/PUBUC UTILITIES.
(D) ALIGNMENT OF STRUCTURES. WHERE PRACTICAL IN
okTier'to"FTinTmize the Obstruction to fi.uw
CAUSED BY BUILDINGS IT SHALL I.F. REQUIRED THAT STRUCTURES BE PLACED WITH THEIR LONGITUDINAL AXIS PARALLEL TO THE PREDICTED
-72-
Cp I %


DIRECTION Or FLOW OF FLOOD WATERS OR THAT STRUCTURES BE PLACED SO THAT THEIR LONCITUDINAL AXES ARE PLACED ON LINES PARALLEL TO THOSE OF ADJOINING STRUCTURES.
(E) SUBDIVISION PROPOSALS.
(1) ALL SUBDIVISION PROPOSALS SHALL BE CONSISTENT WITH THE NEED TO MINIMIZE FLOOD DAMACE;
(2) ALL SUBDIVISION PROPOSALS SHALL HAVE PUBLIC UTILITIES AND FACILITIES SUCH AS SEWER. CAS.ELECTRICAL. AND WATER SYSTEMS LOCATED AND CONSTRUCTED TO MINIMIZE FLOOD DAMACE;
(3) ALL SUBDIVISION PROPOSALS SHALL HAVE ADEQUATE DRAINAGE PROVIDED TO REDUCE EXPOSURE TO FLOOD DAMACE; AND,
(4) ONE HUNDRED YEAR FLOOD ELEVATION DATA SHALL BE PROVIDED BY THE DEVELOPER, IF NOT AVAILABLE FROM ALTERNATIVE SOURCES, FOR SUBDIVISION PROPOSALS AND OTHER PROPOSED DEVELOPMENTS WHICH CONTAIN AT LEAST 50 LOTS OR *5 ACRES.
(F) FLOOD PROTECTION ELEVATION REQUIREMENTS
(1) RESIDENTIAL CONSTRUCTION. NEW CONSTRUCTION AMD SUBSTANTIAL improvement OF ANY RESIDENTIAL STRUCTURE SHALL HAVE THE LOWEST FLOOR, INCLUDING BASEMENTS. ELEVATED TO THE FLOOD PROTECTION ELEVATION.
(2) N PRESIDENTIAL CONSTRUCTION. NEW CONSTRUCTION ai;d~5uii.stani ial improvement
OF ANY COMMERCIAL, INDUSTRIAL OR OTHER NONHF.S I DENT IAL STRUCTURE SHALL EITHER HAVE TIIF. LOWEST FLOOR, INCLUDING BASEMENT, ELEVATED TO THE LEVEL OF THE FLOOD PROTECTION ELEVATION OR. TOGETHER WITH ATTENDANT UTILITY AND SANITARY FACILITIES, SHALL;
(l) BE FLOODPROOFED SO THAT'BELOV THE FLOOD PROTECTION ELEVATION THE STRUCTURE IS WATERTIGHT WITH WALLS SUBSTANTIALLY IMPERMEABLE TO THE PASSACE OF WATER; AND
(11) HAVE STRUCTURAL COMPONENTS CAPABLE OF RESISTING HYDROSTATIC AND HYDRO- DYNAMIC LOADS AND EFFECTS OF BUOY-
ANCY; AND
(111) BE CERTIFIED BY A REGISTERED PROFESSIONAL F.N'CINTER OR REGISTERED ARCHITECT TO COMPLY WITH TIT STANDARDS OF THIS SECTION. CERTIFICATION SHALL
BE PROVIDED AS PRESCRIBED IN SUBSECTION 37-1204(b).
O) MOBILE HOMES. FOR NEW MOBILE HOKE PAfuES AMlTHObILE HOME SUBDIVISIONS
FOR EXPANSIONS TO EXISTING MOBILE HOME PARKS AND MOBILE HOME SUBDIVISIONS; FOR EXlST INC MOBILE HOME PARKS AND MOBILE HOME SUBDIVISIONS WHERE TIT VALUE OF THE REPAIR, RECONSTRUCTION OR IMPROVEMENT OF THE STREETS. UTILITIES AND PADS EQUALS OR EXCEEDS 50 PERCENT OF THE VALUE OF THE STREETS, UTILITIES AND PADS BEFORE TIT REPAIR, RECONSTRUCTION OR IMPROVEMENT HAS COMMENCED; AND FOR MOBILE HOMES NOT PLACED IN A MOBILE HOKE PARK OR MOBILE HOME SUBDIVISION, IT SHALL BE REQUIRED THAT; .
(i) STANDS OR LOTS ARE ELEVATED ON CCV PACTED PILL OR ON PILINGS SO THAT THE LOWEST FLOOR OF TIT MOBILE HOP WILL BE AT OR ABOVE TIT FLOOD PROTECTION ELEVATION; AND
(li) ADEOUATE SURFACE DRAINAGE IS PROVIDED; AND,
(ill) IN THE INSTANCE OF ELEVATION ON PILINCS, THAT:
- LOTS ARE LAACE ENOUCH TO PERMIT STEFS,
- PILING FOUNDATIONS ARE PLACED IN STABLE SOIL NO MORE THAN TEN* FEE APART, AND
REINFORCEMENT FT L THE
PROVIDED POR
USED HEREIN CELS) OF LA LOTS FOR REN" FACILITY MINIMUM.
'T OR SAt
, I NGN* MORE THAN SIX FEET ADQVX
; GROUND L EVEL.
OR MOBILE HOKE SU3DIVIS ton".
Hi A PARCF. L (OR CONTIGUC V o r A r,
INTO TWO OR MO .sX ,v.c r* i y
FOR WHICH 7X£ CONSTRUCT :on or
:nc the eo 7 (IN CwvD INC . AT A
*ion or UT IL17 4 f? £ 17 H r. R ns A
IURINC OF CONCR o7£ ?Al. A N 0 7
CONSTRUCTION OF STREETS) IS COMPLETED ON OR AFTER JULY 12. 1973.
ALL MOBILE HOME FAP.XS AND SUBDIVISIONS THAT ARE NOT NEW PARKS OR SUBDIVISIONS ARE "EXISTING*' MOBILE HOM. PARKS OR SUBDIVISIONS.


"EXPANSION TO AN EX15TTNC MOBILE HOME PARK OR MOBILE HOME SUBDIVISION"MEANS THE PREPAKATfON OP ADDITIONAL SITES BY THE CONSTRUCTION OF FACILITIES FOR SERVTCINC THE LOTS ON WHICH THE KOaiLE HOMES ARE TO DE AFFIXED (INCLUDIUC THE INSTALLATION OF UTILITIES, EITHER FINAL SITE CRADINC OR POURING OF CONCRETE PADS, OR THE CONSTRUCTION OF STREETS),
Section 37*1210 Is modified ss fo\lowst
Sec. 37-1210. Enforcement and penalties,
(a) Any person, partnership, corporation, association, or other entity found guilty of violating any of the provisions of this article shall bo subject to a ftne up to threo hundred dollars ($300.00) or Imprisonment for period not to exceed ninety (90) dnvs or both. Each day during which such violation exists shall constitute a separate offense,
(b) Every structure, building, fill or development placed or maintained within any fload-regulatory area OF SPECIAL FLOOD HV/.ARD contrary to the terms of this article lu deemed by tho city council to be a pbullc uultinnco and tho onmo may be enjoined and abated by nuLt or action Instituted In the Boulder County Dlacrlct
Court by the city or by any citizen of Boulder lndivldua11y.
Section 37-1211 Is modified as follows!
Sec. 37-1211. Nonliability of city.
The degree of flood protection provided by tbo terms of this article is, after conn lder Inp, numerous relevant factors, considered reasonable for regulncory purposes. Floods of greater magnitude may occur and flood heights may be increased as a reaplt of natural or ii.an-madc causes. Further, provisions c* chin article do not Imply that areas outside Che flood regulatory area OF SPECLYL FLOOD HAZARD boundaries or land uses permitted within Che fI and-rrgu1 atory area OF SPECIAL FLOOD HAZARD are tree from flooding or flood damage a.
The A grant or approval by the city under the regulations as herein concnlned shall not constitute a re- presentation, guarantee or warranty of any kind or nature by the city, or by any officer, board member, or employee therof. of che practicability or safety of any structure, building, or ocher proposed usoi and shall create no liability upon or cauoo ot action agnlncc such public body, officer, board member, or employeo of the city for any damngos. froai flood or othorwiuo, chat may roaulc from'suen uso.
-23-
L. Section 37-1212 1* hereby deleted In it* entirety.
Section 2. If any pert or pert* of thie ordinance ark for any reeion held to be Invalid, uch ehall not effect the validity of the remaining portion* of thac ordinance.
.Section 3. The City Council find* that!
a. It 1* Imporatlve that the City'* floodplain regulation program be conlCcnt with federal guidelines for same.
b. The City's present floodplain regulation program
has been declared to be In noncompl lance with federal guidelines tor samo.
c. The Federal Insurance Adralnlicratton ha* Imposed a July 1 7 1978 deadline upon the-City for tho revision of Its floodplain regulations to bring them into compliance with federal guidelines.
d. Tho City** failure to most onld deadline will result In tho termination of federa l ly Insured financing for properties located within areas of speclul flood iinmrd.
Therefore, bated on the above, tha City Council find* jnd 1* of tho opinion that an emergnney exlata, that this ordinance la turned lately necessary for tho protection of the public health, aaft and welfare, and the provisions of the within ehall take full force and effect upon Introduction and adoption of the within a* an emergency measure.
INTRODUCED, READ. PASSED AND ADOPTED AS AN EMERCENCY MEASURE. AND ORDERED PUBLISHED IN FULL, thia JHthday of July. 1978.




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84
Land Use Intensity Standards
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PER ACRE * PER ACRE* PER ACRE* PER ACRE* PER ACRE PER ACRE * IOB9 SQ.FT LIVINC
LAND-USE INTENSITY STANDARDS
SECTION A B FIGURE I.
Undesirable conditions are created by streets parallel with contours.
STREET LAYOUT ON SLOPES
SECTION C D FIGURE 2.
Streets built at right angles to contours are of excessive grade; costly retaining walls required.
SECTION E F FIGURE 3.
Where grades are steep, streets should be built diagonally across contours.
Grossman and Greenan, Landscape Architects; Washington, D. C


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IME NSiONS
*s. general. Minimum room sizes and or number of occu;-ams permitted in rooms are generally governed by Stale or Local Codes and or lending agency standards pace use, function, esthetics, number of occupants, economics, furniture arrangement and traffic flow should be given primary consideration in sizing rooms, room dimension is generally 7'0".
TIAL OCCUPAMCIES RESIDENTIAL OCCUPANCY Minimum Residential Room Size tttt
mt chart summarizes the requirements of the various model DESCRIPTION UBC NBC BBC SBC
residential occupancies: Living Room 120 sq. ft. Habitable Habilable Habitable
Living and Cooking 150 sq. ft. Rooms Rooms Rooms
Living and Sleeping 150 sq. ft. 70 sq. ft. 400 cu. ft. 125 sq. ft.
Bedroom 90 sq. ft.t Per Per
Efficiency or Bachelor Apartment 220 sq. ft.tt Person Person
Kitchen 50 sq. ft. 60 sq. ft. ttt
Kitchen and Dining 90 sq. ft.
t Add 50 sq. ft. for each occupant over 2. ft Add 100 sq. ft. for each occupant over 2. ttt Kitchen without bedroom 50 sq. ft. tttt UBC = Uniform Building Code.
NBC = National Building Code.
BBC = Basic Building Code.
SBC = Southern Building Code.
LOBBY PRELIMINARY ASSUMPTION
s should be determined by the anticipated use and number DESCRIPTION WIDTH OR AREA
its. The adjacent chart may guide preliminary assumptions: Elevator one side 6'0" minimum width 9'0" ample
Elevator two side 10'0" minimum width 12'0" ample
Theater Foyer 3 sq. ft. per person
Wailing Room 1 1/2 sq. ft. per person
RS CORRIDOR | PRELIMINARY ASSUMPTION
ors are primary means of emergency egress from buildings. DESCRIPTION | CORRIDOR WIDTH
_ocal Codes have established minimum width. Normal circu-ites greater widths. Traffic load, door swings, length of cor-ype of illumination should be considered in determining cor-i. The adjacent chart may guide preliminary assumptions:
Residential:
Office Buildings School Buildings Hospital
Bedroom Hall ! 3-0" to in f q
Service Hall 3'0" minimum
Dormitories 5'0" to f o
5'0" to 0 1
| 8-0" to 12'0"
I 8'0" minimum non ambulatory
i'S
ay width is generally determined by code minimum. Some the same minimum width requirement for stairs and corridors, lire stair minimums greater than corridor minimums, while corridor minimums greater than stair minimums. Be sure to iocal code authorities having jurisdiction.
OCCUPANCIES VARIOUS OCCUPANCIES Required Square Feet Per Person tttt
room size assumption may be determined by the number of DESCRIPTION UBC NBC BBC SBC
The adjacent chart summarizes the requirements of the vari- Assembly Areas: Fixed Seats 7 6 6 6
codes for various occupancies: Movable Seats 15 15 15 15
Educational: - 40 40
Classrooms 20 _ - 40
Shops 50 _ _ 100
Institutional - 150 150 125
Mercantile: Ground floor 30 30 30 30
Basement 20 30 30 30
Upper floor 50 60 60 60
Office 100 100 100 100
(EIGHTS
eights are governed by code. Generally accepted residential it is 8'0'*, however many codes permit 76 ceiling 3bitable rooms and 7'0" in corridors. Room function i. or bedroom), width, type of illumination, type of structure, num requirements, duct and pipe ways should be given pri-Jeration in determining ceiling heights. The adjacent chart preliminary assumptions:
SPACE WIDTH i PRELIMINARY ASSUMPTION
_______________I CEILING HEIGHT_________
7'to 10' | 7-6" to 9'0"
10'to 16' i8'-0"to 9'6"
16'lo 24' ! 8'6" to 10'0"
pier, F AIA. Aiiison. Ribie. Robinson & Ziegler; Los Angeles. California
i


gn eric Me of ss 9
' lONJS
EGRESS ar-ople with reasonable safety tc a place of re l* at ground level and are composed of three nts. The terminology of each component is
SS is that portion of a means of egress which rxit entrance.
; that portion of a means of egress which is om the area of the building from which escape ie, by walls, ceilings and doors or other means fire resistance.
SCHARGE is that portion of a means of egress termination of the exit and a place of refuge
l DE6IGN CRITERIA MOTE
) indicated hereinafter are generally accepted the United States but should be checked jiremenis of specific code accepted by local taving jurisdiction.
TINGS
are expressed as an approved time of exposure related damage. Ratings are determined by ts upon various construction assemblies con-approved laboratories. One hour fire-rated rnd ceiling construction is required for protec-s in buildings three stories or less in height; two jction, for those four stories or more.
MEASUREMENT
measure its is a cer->nt of width, nches, which termined as ?" shoulder nan.
OF EXITS
equipments of means of egress are proper deduction and method of compartmentation. ally, every building and space within must have unimum number of exits depending upon the occupants and the nature of its use.
>N OF EXITS
d be located as remote from each other as wever, their exact placement is generally left to on of iocal authorities so as to permit some oesign. Exits must be placed so that they do ieaoended passageways, unless it can be demon-sc doing, a hazard is noi created.
$
fcnhouse. AIA Washington. D. C.
DESIGN CRITERIA icOnT'DI TRAVEL DISTANCE
The appropilateness and maximum capacity per unit and the maximum distance one must travel 10 reach an exit may vary depending on the use of the building, the fire hazard and physical ability and alertness of its occupants to proceed with reasonable safely to a place of refuge outside the building at ground level. Travel distance is cal culated differently depending on the use of the space.
POINT
ASSEMBLY OCCUPANCY. NO FIXED SEATING
APARTMENT OCCUPANCY
Measures travel distance from door that leads from space to exit.
OFFICE OCCUPANCY
The allowable travel distance is usually greater, though measured from the most remote place in any office area.
ALTERATIONS
Non-conforming structures are usually given special consideration to encourage improvement in required means of egress, construction assemblies and flamespread ratings. Variances may be permitted for surface coverings, in opening sizes and arrangement of exits depending on the type of occupancy, degree to which the Owner may be handicapped by strict interpretation of the local code, and the desire of local authorities to accept something that can be demonstrated as a considerable improvement.
DESIGN CRITERIA < cont d )
CUMULATIVE REQUIREMENTS FOR MULTIS1 ORYE D BUILDINGS
Though some codes require that the cumulative total be considered and that the width of an exit at any one floor reflect the increased load from floors above, generally for multistoried single occupancy buildings in most cities, exit requirements are not cumulative.
COMMON MEANS OF EGRESS Common means of egress are generally adequate for different types of occupancies used simultaneously by different groups of people in the same building if they are designed to accommodate both groups at the same time. If the same people use different occupancies at different times, exit units for each aren't cumulative.
CORRIDOR
* Used at different times by same people who use classrooms. If different people, increase corridor, exit doors.
UNOBSTRUCTED PATH OF TRAVEL
An unobstructed path free from any projections in the path of travel must be maintained to all exits. Good general illumination and judicious use of color and materials also helps to produce a safe means of egress.
EMERGENCY WHITE LIGHT ON SEPARATE


8
Stair Dimensions
DEPENDS -ON DESIGN OF RAILING TURN
3 ^2 >
RETURN EN[ TO WALL lUBC) --
I" OVERHANG DESIRABLE, REQUIRED BV NFPA IF T IS NOT MORE THAN IO"
ALL CODES PROHIBIT USABLE ENCLOSED SPACE AND ANY USE OF OPEN SPACE UNDER STAIR IN ANY REQUIRED EXIT ENCLOSURE .
SECTION
ENCLOSED STAIR DIMENSIONS
TO DETERMINE REQUIRED WIDTH "A"
Determine occupancy load from tables of allowed area per person for various occupancies for floor under consideration. (UBC requires adding occupancy load from floor under consideration + 50% of occupancy load from floor next above + 25% of occupancy load from second floor above.)
One unit of width = 22"
NUMBER OF PERSONS PER UNIT OF WIDTH FOR VARIOUS TYPES OF OCCUPANCY
iL
STRAIGHT RUN LANDING B = A UP TO A'- O" (UBC.NBFU) B = A A" MIN. (NFPA)
R = 2 A MIN.(UBC)
R = 25'- O" MIN.(NFPA)
CURVED STAIRS
Winders and curved stairs are permitted by most codes for residences and for monumental stairs between 2 floors if not required exit stairways, T is req'd tread, and M = 6".
UBC permits curved stair as required stair if inside radius is 2 times width and M is 10''.
NFPA permits curved stair if requirements are met including enclosures, min. tread width, and inside radius is at least 25'0". Many other codes prohibit use as required stairs.
opening OUTSIDE I SQ. FT. (BB /2 OF WAL (UBC) FLOC TO CEILIN' (NBFU) .
L-GUARD A'-C HIGH
STEP PERMITTED BY NFPA, BBC, WHERE ICE & SNOW ARE A PROBLEM; NOT PERMITTED BY NBFU, UBC.
OPEN AIR VE BULE OR BAL CONY TO OP TO PUBLIC V OR COURT A-LEAST IO Wl a 200 SQ. F (BBC) OR 20 WIDE a IOOC FT. (NFPA) Ol WIDE a IOO FT. (NBFU), C AIR ON AN A CESSIBLE FA OF BUILDING (UBC).
-GUARD A'-C HIGH
STEP-SEE NOTE ABOVl
n
OPEN AIR VESTIBULE & BALCONV
EQUAL SPACES
__UP TO 66" (NBFU, BBC) .
UP TO 88" (UBC, NFPA)
------+------------+---
IN EXCESS OF 88" (ALL CODES)
NFPA NBFU BBC
PLACES OF ASSEMBLY IOO 60 60
EDUCATIONAL, MERCANTILE. OFFICE. INDUSTRIAL 60 60 50
RESIDENTIAL A5 30 25
INSTITUTIONAL 22 30 25
INTERMEDIATE RAILS FOR WIDE STAIRS
TREAD AND RISER
CODES MIN. "T" MAX. "R"
NFPA, UBC IO" 7'/2" I
BBC 9'/2" 7 */2 " V
NBFU 9'/2 7 V 1
J
UBC "A" in FT. = no. of persons divided by 50. MINIMUM WIDTHS;
All codes set 44" as the minimum except for residential or light occupancy, service access, or private use, usually 36" for less than 50 persons. (NBFU says 42" for less than 40 persons; BBC says 36" for 40 or less below grade or 75 above.) note .
Widest "A", determined as above, must extend to discharge at ground level.
Variations for residential and existing buildings. Maximum variation in "R" for any run is 3/1 6"
SEE STAIR CHART DESIGN.
NOTE :
The minimum number of risers in any run of stairs is 3 (NFPA).
SMOKEPROOF ENCLOSURES (FIRE TOWERS, SMOKEPROOF TOWERS, ETC. )
One required for buildings of more than 6 : (NBFU and BBC) or 5 stories (UBC).
Some local codes have deleted the requireme smokeproof enclosures.
CONSTRUCTION REQUIREMENTS
Requirements of the codes cited vary, but ty stairs and stair enclosures for buildings of 4 01 stories are required to be of 2 hour incombustib struction, 3 stories and less, 1 hour.
Smokeproof enclosures and stairs therein must I hour construction.
These requirements are relaxed in varying we residential occupancies.
BUILDING CODES CITED
NFPANational Fire Protection Association NBFUNational Board of Fire Underwriter* American Insurance Association BBC-Basic Building Code, Building Officials ( ence of America
UBCUniform Building Code, International ( ence of Building Officials
THE BUILDING CODE IN FORCE in any jurisdiction should always be consultec termine exact requirements, as it governs in all of conflict.
Foster C. Parriott; James M. Hunter & Associates; Boulder, Colorado


DEPTH
496
Criteria for Selection of Floor Framing Systems
TOP SURFACE SUITABLE TO RECIEVE FINISH FLOOR (with minimal use or mastic type underlaymenti
FLOOR SYSTEM MO. PHYSICAL PROPERTIES
STANDARD SIZ E WEIGHT | P S F. DEPTH OF SYSTEM 1 ELECTRICAL CONDUIT SPACE BOTTOM OK FOR FINISH SOUND T R A NS M
WOOD JOIST 1 6". 8". 10". 12" 5-8 6 7," 12 Between Joists No Poor
WOOD BEAM a PLANK / PLYWOOD 2 3". 4 Plank 1 /b" Plywood 6-16 10" 22" None Yes Poor
STRESSED SKIN PLYWOOD 3 3 7," -12 'ii" 4 7.5 3 7,"- 12 7)" Between Joists Yes Poor
STEEL JOIST 4 8" 24" 32 36 10 7" 26 7j" Between Joists No Poor
COMPOSITE FLOOR SLAB 5 45 75 3 7 2" 6 7 j" In Slab No Fair
CELLULAR STEEL FLOOR 6 1 7," -6" 40 50 4" 9" In Cells Yes Fair
UNIT MASONRY PLANK 7 4" 6". 8". 10" * 1 0 1 CO 0 6" 12" In Cells. T opping Yes Good
PRECAST CONCRETE PLANK 8 4". 6". 8" 10" 40- 75 5 12" In Cells, Topping Ves . Good
CONCRETE SLAB (ONE WAY) 9 50- 120 4" 10" In Slab No Good
CONCRETE SLAB (TWO WAY) 10 72- 120 6" 10" In Slab No Very Good
CONCRETE PAN JOIST 11 6". 8". 10", 12", 14" 40- 90 8" 17" In Slab No Good
CONCRETE WAFFLE SLAB 11A 6" 20" 73 104 8" 24" In Slab Yes Good
CONCRETE FLAT PLATE 12 75- 150 6" 12" In Slab Yes Very Good
CONCRETE FLAT SLAB 13 90- 170 10" 16" In Slab Yes Very Good
PRECAST CONCRETE DOUBLE TEE 14 6" 16" 50-70 8" 18" Topping No Good
PRESTRESSED CONCRETE SINGLE TEE 15 16"-36" 70- 90 18" 38" Topping No Good
COMPOSITE SLAB / BEAM 16 35- 70 3 7>"-6" In Slab No Good
* Refer 10 acoustical pages for specific data.
Fire rating possible with appropriate I ceiling.
Substitute 1 Vb" plywood for plank and underlayment if beams are 48" 2. o.c.
Top skin: 3/" underlayment plywood glued to stringers. Bottom skin: 3/b" plywood or check U.L. list for mat'ls. 3 required for fire rating.
.4 Ceiling required for fire rating
4
John V\ Rooertson. AlA. Robertson-Richards. Architects; Syracuse. New York


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NGS ARE INDICATED WHERE USUALLY REQUIRED
:tural properties FIRE RESISTANCE FOR LOCAL DATA
)AD 1 span; structural RANGE j FRAMES BAY SIZE CHARACTER j CREEP DEFLECTION PROTECTED BY HOURS NOTE COST t* SOURCE p s r.
ii id- i Wod Up to 18 ^ j Masonry None Yes Ceiling 1 Combust. 1.
X 10' 22' Wood Masonry Equal Span Yes Check Local Acceptance of Fire Resisting Treatments 2
9' 30' Wood. Steel Masonry None Yes Ceiling ' 1 Combust. 3.
Up to 40' Steel Masonry None No Ceiling 2 3 requirements for fire rating, refer to testing agency reports. 4.
6' 14- Sieel None No Spray-On Ceiling 3-4 5.
8' 16' Steel None No Spray-On Ceiling 3 4 6
Up to 32' Steel, Mas. Concrete None Yes Self 3-4 7.
Up to 36' Steel, Mas. Concrete None Yes Self 3-4 8.
Up to 25' Steel Concrete None Yes Concrete 1 4 9
10' 30' Steel Concrete LC1.33W* LO.51' Yes Concrete 2-4 10.
20' 32' Concrete None Yes Ceiling 2-4 11.
20' 50' Concrete L <1.33W* L <1.2L* Yes Ceiling May Be Req'd. 2-4 11 A.
15'- 25' Poured Cone, or Lift Slab L <1.33W L <1.2L* Yes Concrete 2-4 12.
15' 35' Concrete L <1.33W* L <1.2L* Yes Concrete 2-4 c o o 13.
15'-35' Concrete Masonry None Yes Concrete 2 c o 14.
25' 65' Concrete Masonry None Yes Concrete 2 u s 15.
) Up to 35 Steel None Yes Concrete 1 4 i o U- 16.
length. W = Width and L = Length of adjacent bay. < = Equal to or not greater than g term creep or deflection due to dead load or sustained live load.
>v
CONCRETE TOPPING
2"
obertson. A! A. Robertson-Richards. Architects; Syracuse, New York
2" CONCRETE TOPPING (3'/2" K/1ir\J 3000 P S l CONCRETE


)8 C, ______a fl. 'lec_______of_________f F......jng
TOP SURFACE SUITABLE TO RECEIVE INSULATION
PHYSICAL PROPERTIES
ROOF SYSTEMS MO. STD. THICKNIF SS j WE iGHT P S F. DEPTH OF SYST E M CONDUIT PIPE SPACE INSUL at INlG U" value INSUL U .1 K 2 7 __ U- 15 ROUND T RANSM. BOT. FOR
WOOD JOIST 1. A", 6". 8". 10. 12 5-8 4" To 12" Thru Joist .35 2 1 7." Poor No
WOOD PLANK 2. 2", 3". 4". 5" 4-8 2 To 5" None .24-.15 1 '/a" 1 "0" Poor Yes
STRESSED SKIM PaniEL 3. 3 '/". 8 7." 3-6 3 '/."To 8 None .35 2" 1 7." Poor Yes
STEEL JOIST/POURED GYP 4. 8" To 48 11-19 11 To 51" Bel ween Joists .2 i v." 7a" Fair No
STEEL JOIST / INSUL. DECK 5 2" To 3" 6-8 9 7a" To 51" Between Joists .2-.15 i v." '/ 7 0" Fair No
STEEL BEAM/PRECAST PLANK 6. 2 To 3" 14 8 To 15" None 45 2" l 7." Poor Yes
STEEL DECK / IIsjSUL OR FILL 7. 3 s/." To 7 7." 6-24 3 s/ To 7 7. " In Clg. .21 1 1 0 '/a "-0" Fair/Fill Poor/lnsul Yes
LONlG SPAN/ STEEL DECK 8 1 */j" To 7 7a" 2-10 8 1 V," To 7 V," In Clg. 67 2 '/a" 1 7a" Poor Yes
UNJIT MASONRY PLANKS 9. 4. 6. 8. 10 20-55 4 To 10" In Cells Exposed 4-.27 2" 1" Good Yes
PRECAST CONIC. PLANKS 10. 4, 6. 8. 10 40-75 4 To 10 In Cells Exposed .48-.35 2" 1 7." Good Yes
CONIC. SLAB (ONJE WAY) 11. 310 50-125 3 To 10" In Slab .70 2 '/a" 1 7a" Good No
CONIC. SLAB (TWO WAY) 12. 6-10 75-125 6 To 10 In Slab .70 2 '/a" 1 7a" Very Good No
CONIC. PAN JOIST 13. Std. Pans 6", 8, 10. 12". 14 39-76 8 To 17" In Slab i .70 2 '/a" 1 7a" Good No
CONIC. WAFFLE SLAB 14. Std. Pans 8 10. 12. 14" 73-104 11" To 17" In Slab 70 2 '/a" 1 /a" Good No
conic, flat slab 15. 6" To 12" 75-150 6" To 12" in Slab .56 2 '/a" 1 7a" Very Good No
PRECAST CONIC. DBL. TEE 16. 8 To 24 35-54 8 To 24" None .70 2 '/a" 1 7a" Good Yes
PRECAST CONIC. SlNlGLE TEE 17. 12" To 48" 65-84 12" To 48" None .70 2 '/a" 1 7a" Good Yes
COMPOSITE SLAB/BEAM 18. 3 7a" To 6" 35-70 3 /a" To 6" In Slab .70 2 '/a" 1 /a" Very Good No
WOOD TRUSS 19. '/a" 8-14 72" To 120" Between T russes .57 2 7. " 1 '/j" Poor No
OR '/2- PLYWOOD
COnjC BEAM II.
Top skin 3/e" plywood glued to stringers Bottom skin 3/n" plywood or check U.L. listing for mat'ls. required for fire rating.
CEILING IS REQ'D FOR FIRE RATING
I 3 a 14. 15.
3'- 4' I SPACIN
----1-----
T r 3" FOR 2 MR 4
john W Robenson. AIA. RobertsonRichards. Architects; Syracuse, New York


.ter
.ior. v,. Rou.
ran.
Sys----i
-.RE indicated where usually required
. PROPERTIES FIRE RESISTANCE LOCAL DATA
5 PAN UNOE STRUCTURAL FRAME IbaY SIZE (CREEP CHARACTER j DEFLECTION PROTE CT ED BY HOURS NOTE NO.
Up To 20' Wood Masonry None Yes None None 1.
10 To 14' Wood Masonry Equal Yes Check local acceptance of fire resisting treatments. 2
IT To 25* Wd., Stl.. Masonry 4'- 0" Module Yes See detail 1 Combust. 3.
Jp To 96' Sieel Masonry None No None None 4.
Jp To 96' Steel Masonry None No Ceiling 2 5.
5' To 25' Steel None Yes Ceiling 2 O a O 6.
Jp To 9' Steel None No Spray on Ceiling 2.3 > V c o> 7.
Jp To 33' Masonry Steel None No Spray on Ceiling 2 ro CD C. IO Cl O a> *a> cr> c ro a> O c 07 E 07 5 ST C 8.
Jp To 33' Stl., Mas.. Cone. None Yes Self 2 9.
5 To 50 Cone., Mas., Steel None Yes Self 2 10
Jp To 25' Steel Cone. None Yes Cone. V.-A 11.
0' To 30' O' To 34' Cone. L<1.33W LC1.5L't Yes Cone. 2-4 12.
Cone. None Yes Ceiling 2-4 13.
0' To 50' Cone. K1.33W L;i.2L* t Yes Ceiling 2-4 14.
5' To 30' Cone. K1.33W K1.2L't Yes Cone. 2-4 15-
5' To 75' Cone. Masonry None Yes Cone. 2 C7 D 16.
5' To 110' Cone. Masonry None Yes Cone. 2 C O u 17.
p To 35' Steel None Yes Ceiling Cone. 1-4 2 Q O U_ 18.
)' To 50' >ood i Masonry None Yes None None 19.
jth and L' = Length of adjacent bay.
-INI IE AM
UNIX MASONRY
ENCASED IN CONCRETE
IO
FOR 2HF FOR
%
NOT ENCASED
* e. >9-
$obertsor Richa'ds. Architects; Syracuse, New York
* Thickness of insulation with a K value of .27 which must be added to obtain the given value of "U".
** Refer to acoustical pages for specific data.
* * Long term creep or deflection due to dead
load or sustained live load.
T Topping desirable for smooth surface for adhering insulation & may be req'd. for fire rating.


ind
isn
ior d V
07
in I : P
RAT l\G 0* Orel nary "Pav ( onytruCtiOns" iS lilt following tables The tabu'd ted results represent e averages ol many tests by several laboratories g d^pnces White the values may differ slightly
from published data from a specie laboratory or rr.anu facturer they a tion with unique details or characteristics refer if possible lo actual laboratory test data and the qualifying descrip live details of the test specimen
D T R ANSMISSlON LOSS STUD FRAMED WALLS AMD PARTITIONS
ions of channels or similar sections to produce a space between opposite surfaces provide approx-
imately the same STC ratings Arrangements of channels or studs to produce completely independent (non connect
ICATIONS TO BASE CONSTRUCTION
:ation
STC RATING IMPROVEMENT
PLANS (NO SCALE)
:e skin weight
Doubling 1 Side = -+3 points Doubling 2 Sides = +5 points
<~W

NT ATTACHMENT OF E
To 1 Side = +6 points To 2 Sides = -r-10 points
>
<.
RED STUDS
+9 points
il
;
--1
D STUDS
-r8 points
?
H
MT DAMPING BOARD JNDER SURFACE SKINS
Surface adhesively applied according to specific procedures recommended by the Gypsum Board Manufacturer 10 points.
->
M

TION IN CAVITY
+5 points

ed) wythes provide approximately the same improvement in STC rating (10 points) as staggered studs.
Cumulative improvement of any combinations of these modifications is calculated thus: largest num ber + /: next largest '/2 next largest etc.
EXAMPLE:
Given a "Base Construction." such as '/?* Gypsum Board on wood studs = STC 33
Change to Staggered studs
(* T 0 points) = 10 points
Add
Absorpnon in cavity (+5 points)
V: x 5 points = 2 V> points
Add
One additional '/j" gypsum board to one side only (+3 points)
'/j x 3 points ________1 1 ? points
Total 14 points
Therefore. "Base Construction" increases from STC 33 to STC 47.
banie Vincent G Klinpand Associates; Philadelphia. Pennsylvania ryes Consulting E ngineer Downers Grove. Illinois


nn i
an
Dr t
)pe
ACCESS
Access from mam entrance Sidewalk through 11 it* entrance to tire elevator, and from the elevator to all of building planned for occupancy should be free of steps.
Exterior and interior thresholds should be flush, if not possible maximum height 1
Revolving doors not usable.
If double doors used one leaf must have 2'- 6' clear opening.
NOTE:
Avoid ramps if possible.
Ramp surface should be non-slip.
Ramp should be minimum 36" wide clear.
Door closers must be adjustable for both speed and effort.
DOORS a HARDWARE MOTE:
Provide 32 clear width when door is at 90.
3an door swings to open into larger spaces.
Auxilary door handle 7" from hinge edge as hown is recommended.
Door knob height and auxilary door handle leight maximum 36".
F ioor should be level on each side of door for distance of 5'-0" from door in direction it swings and 3'-0" from door in opposite direction it swings.
Hardware identification for blind integral or spoiled textured surfaces as shown above.
|frr.. Baluer Fox, AIA. Noakes Associates, Architects; Washington. D. C.
L
STAIRS
MOTE:
Individuals with restrictions in the knee, ankle, or hip, with artificial legs or leg braces cannot use steps noted as unacceptable, without great difficulty and hazard
Steps noted as acceptable can be used with minimum difficulty by the above mentioned individuals.


WK_ -hai
unc
the idi
ed
5
_ e F
dANDlCAPPED
apable of movement may be classified as ed lo wheelchairs, vith difficulty (braces or crutches). v see with difficulty, r hear poorly.
coordinated or subject to palsy, from age.
FICATION FOR BLIND
Ti identification-raised letters or numbers o 5'- 6 to side of door.
rdous openings-integral or applied textured in hardware.
e signalsto provide warning.
tg materials-direct and locate blind occupants
I-
THE WHEELCHAIR mote: :
All information shown here is predicated on requirements of a wheelchair and therefore will be adequate for any other means of ambulation.
IFICATION FOR DEAF
signals as warning.
2'_0" DRIVEWAY
>uld be clearly marked: "for use by the handicapped." >se to building entrance.
el behind parked cars.
kLK6 a CURB
5 0" wide sidewalk, adient not to exceed 1:20.
.pped curbs at intersections, lie dropped curbs on curves.
i^Fox, Al A; Noakes Associates, Architects; Washington, D. C. rv


6
Interior Facilities for me handicapped
MOTE:
If recessed unit in alcove, control and spout should project minimum of 2" beyond adjacent walls. Controls and spout at front of unit, and water should spout parallel to front face.
Provide hand only or hand foot control.
PUBLIC TELEPHONES MOTE:
Folding seal must be easily operable. Add to depth of booth, as required, for doors if they are necessary. C must not project into 3' 6 clearance.
ELEVATION ("X"AS GREAT AS POSSIBLE)

PUBLIC TOILETS
mote:
Provide one toilet stall for handicapped in all public toilet rooms. Stall to be one farthest from toilet room entrance.
Urinals may be floor or wall mounted with projection of 1' 6 from wall and lip at V 5 above floor. Urinal flush valve at max. of 4' 0" above floor.
SHOWER STALL
LAVATORIES
ELEVATION PLAN
FOLDING SHOWER SEAT MODEL NO UI I
SHOWER
WALL
V/
BAR
GRAB BAR
Wm Baltzer Fox, AIA; Noakes Associates. Architects. Washington, D. C.







i





VIII. Journal of Meetings
August 19, 1980- William Deno, University Planner
Initial discussion regarding University projects which could be considered for thesis work.
Williams Village East Project discussed in respect to its need but inappropriate site (distance from University proper) consideration suggested to produce a program based on Williams Village East proposal and using the Bluffs site north of the Recreation Center along the Boulder Creek.
September 17, 1980- University Planner
Review of programming, discussion of site and collection of information and background information. Gathering of information at Physical Office.
October 14, 1980- D.C. Holder, professor UCD, College of Environmental Design
Review of soil conditions, structural systems and flood design approaches. Caisson minimum depth 30' or deeper. Soil conditions to be considered stable.
November 3, 1980- Alan Taylor-Flood Director, City of Boulder
Review of program, site and preliminary design intentions.
1. Parking is permitted but total coverage "is frowned upon".
2. Bridges accross the creek must be built to City standards and involve great expense.
3. Efforts should be make to provide emergency access from both sides of the flood plain in case of flood.
4. Recreation is an excellant use of flood way lanes.
5. Use of batter wall @ flood pattern is a good way to protect the site.
November 3, 1980- William Deno, University Planner
Review of rewritten program for the Bluffs site. Major point; remember the fragility of site: erosion, vegitation, and the creek area itself.
In addition, numerous discussions have been held with Jere Eggleston, Architect concerning programing, design approaches, and structural systems.


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dmiOKbj <2£, iqftl +o
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March <2*2. | i ^ & l
£=fYvr& $ YTttn3/\ 23, I9& 1 £miK l rtttrch 2711961
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_X. Bi biography
American National Standard, (Specifications for making buildings and facilities accessible to, and usable by, the physically handicapped, American Standards Institute, Inc., New York, NY.
Becker, Franklin P., Design for Living, Center for Urban Development Research, Cornell University, Ithica, NY., 1974.
Behavioral Orileria for Design, HUD, Low Rise Housing for Older People (no date).
Boulder Regional Bicycle Access Map, Mountain Bicyclists' Association, Inc., 1200 Williams Street, Denver, Colorado, 1980.
Crowther, Richard L., Sun/Earth, Charles Scribner's Sons, New York, NY.
Davis, Sam, The Form of Housing, Van Nortramd Reinhold Co. New York, NY, 1977.
Housing Research, Department of Architecture, Ohio University, Athens, Ohio, 1974.
Lynch, Kevin, Site Planning, The M.I.T. Press, Cambridge, Massachusetts, 1971.
Mazria, Edward, The Passive Solar Energy Book, Rodale Press, Emmaus, Pa., 1979.
Newman, Oscar, Defensible Space, Macmillian Publishing Co., Inc., New York, NY, 1972.
Operation Breakthrough, U.S. Department of Housing and Urban Development, 1971.
Pena, William, Problem Seekers, An Architectural Programming Primer, Cahners Books International, Houston, Texas, 1977.
Pantek Corp., Ball Brothers Research Corp./ American Standard Inc., Elliott H. Brenner A.I.A., operation breakthrough (HUD) project.
Progressive Architecture
October 1972, "Alternatives to Fear,"Oscar Newman, pgs. 92-105.
February 1974, "Student Street", University of Alberta Housing, pgs. 46-51.
October 1974, "Design and Planning Issue: Housing, entire issue.
August 1975, Student Housing Type Study, entire issue.
February 1976, "Pembroke Dorms", William H. Jorby, pgs. 47-53.
March 1976, Housing Type StudyrHigh Rise vs Low Rise, entire issue.
August 1976, Design and Planning Issue:Housing, entire issue.
September 1976, "High Density on the Dunes", high density housing issue, pgs. 64-67.
October 1979, Housing Issue and Technologies, entire issue.


Protecting Solar Access for Residential Development, U.S. Dept, of Housing and Urban Development and the American Planning Association. U.S. Government Printing Office, 1980.
Ramsey, Charles G. and Sleeper, Harold R., Architectural Graphic Standards, 6th Edition, Hohn Wiley and Sons, Inc., New York, NY, 1970.
Roosevelt Island Housing Competition, The Architectural League of New York, Wittenborn Art Books, Inc.,
New York, NY, October, 1975.
Safdie, Moshe, Beyond Habitat, M.I.T. Press, Cambridge Massachusetts, 1973.
Safdie, Moshe, Coldspring Informational Packet, Baltimore, Maryland, 1976.
Safdie, Moshe, For Everyone a Garden, M.I.T. Press, Cambridge, Massachusetts, 1974.
Site Planning for Solar Access, U.S. Dept, of Housing and Urban Development and The American Planning Association, U.S. Government Printing Office, 1980.
Zeisel, Hohn and Griffen, Mary, Charlesview Housing-A Diagnostic Evaluation, Architectural Research Office, Graduate School of Design, Havard University, (no date given).



'

I


the bluffs housing village
university of Colorado boulder, Colorado
master of architecture thesis college of environmental design university nl Colorado at denver jerry r. gloss april 1981




master of architecture thesis college of environmental design university of Colorado at denver jerry t gloss april 1981


mall concepts
the bluffs housing village
university of Colorado boulder, Colorado
master of architecture thesis college of environmental design university ol Colorado at denver ferry r. gloss april 1981
* .*


elevations__________
village center
JTTU.
party wall section
mechanical
the blutts housing village
Diversity of Colorado boulder, Colorado
master of architecture thesis college ot environmental design university of Colorado at denver ierry t gloss april 1981


4
the bluffs housing village
university of Colorado boulder. Colorado
master of architecture thesis college of environmental design university of Colorado at denver jerry r. gloss april 1981




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