Niwot Design Review Committee Community Meeting: Niles Family Dentistry

On Wednesday, August 10, the Niwot Design Review Committee held a virtual public meeting to review the proposed deconstruction of the current structure and new build of a dental office at 364 2nd Avenue.The purpose of this meeting was to provide feedback to the applicant in advance, explained Andrea Vaughn, Planner for Boulder County. "This committee serves as a referral agency for the site plan review."

The presenter of the proposed plan for the new Niles Family Dentistry building, Katherine Willis of Lightwell Architecture, noted that her material had been revised based on the feedback provided last week at a community meeting. She began by reviewing the plan design principles, with the first being character.

Willis explained that the Niwot Rural Community District (NRCD 1) was created to maintain the character of two distinct districts–that of the historic district and that of the non-historic district of Second Avenue in Niwot. According to Article 4-116 of the Land Use Code, the mission of the NRCD 1 is to "provide clear guidance for development that will; help maintain community character while accommodating changes associated with preserving and enhancing the community as a thriving, semi-rural village center."

Willis explained that their goal is to complement the existing fabric and character of Niwot. "As architects and planners, we are taught that we should not reproduce what was built in the 1900s." To do so would be to create false representations that diminish the value of actual structures built during this era, she said. Instead, she is inspired by the existing root forms and roof details of Historic Niwot. Willis shared photos of the Niwot Wheel Works building as an example of how this can be done well.

"Although our goal is to integrate within the character of the historic district, our site is not located in the historic portion. We have different requirements than the buildings in the district need to abide by," Willis stated.

What requirements they need to embrace is in the code section for building materials in the non-historic area. In response to feedback from the week before, Willis said they have made revisions to the design. First, they are proposing that brick be the most prevalent facade material. The second principle is to conform with the existing roof styles on 2nd Avenue. There is a consistent horizontal datum established on the block, with parapet and flat roof forms. It is Willis' opinion that a gable roof would add bulk and prevent views beyond the building.

Willis shared her revised sketch of the dental building's side elevation and pointed out specific changes and details. "Now, we incorporate the brick columns, and more clearly display the brick cornice details. We use the same window-to-wall ratio as the Wheel Works building. We have also incorporated a wrought iron guardrail on the second floor instead of a glass one. It is set back from the cornice with the use of a planter."

Committee member Will Hentschel suggested that the next step would be to clear the deck with questions from the committee. "Thank you for listening to the comments from last week and clarifying where your design intent is coming from," he said. "One of the concerns that is out there is the roof form. It should be contextual with the block–according to the code. We are on Block 5, which basically starts at the corner of Franklin Street through 2nd Avenue. Any thoughts on how you have a contextual response to the roof forms there?"

Willis replied that the parapet roof is what they are responding to, and that the horizontal datum is also taken into account. She shared that they took a holistic view and reviewed pictures of the roofs on Block 5.

In response to other questions from the board, Willis gave the detail that the plans have the building coming in at five feet below the maximum height (no building in Niwot can be taller than the Left Hand Grange building), and the width is just under 50 feet.

A discussion ensued with other board members, including Bruce Larsen, Satir DeMarco and Kathy Koehler, chiming in with their questions about elevation and set-back. Hentchel was most concerned that they would be blowing their height, and how to get over that piece within the code.

When opening the floor to the community for comments and questions, the first question was from Euvaldo Valdez.

"We own the property directly across from the proposed building," he said." I'd like to talk about the footprint of the building overall. You're allowing for eight parking spaces within the property and three streetside? Did I hear that correctly?"

Willis confirmed that there are 11 parking spaces planned for both tenants and clients.

"Have you given a second thought to that?" Valdez said. "That's hardly enough parking spots. What effect will your lack of appropriate parking spots have to the adjacent properties?"

Willis said they were within the recommended number of parking spaces as per the Land Use Code. She went on to ask Valdez if he was aware "that there are ways to reduce the parking by a maximum 40% reduction, and we are not proposing to do that. We could do that, but we aren't going to."

The remainder of the meeting centered around the parking issue, and how overflow would very likely end up in Valdez' parking lot. The public will have another chance to respond to this issue once it goes to site plan review, as the Design Review Committe meeting is only concerned with design issues.

To a question about whether there are additional community meetings planned where the plans can be viewed in person, Vaughn explained that there are no additional meetings required, and all Boulder County meetings are still being held virtually and not in person.

Several community members jumped in to praise the plan. "I really appreciate the design as an enhancement to entering the downtown community," remarked Alana Reeves. Lara Edwards, Colleen Bolls, Sunny Gilbert and Megan Rebich expressed appreciation for the architects, the Niles family and the Design Review committee, noting that it will enhance the Niwot community and elevate the aesthetics of the downtown area. Brian Faulkner said he also appreciated the altered vision and called it a "vast improvement over what's there now."