Niles property redevelopment reviewed by Design Review Committee

Niwot dentist Dr. Ashley Niles has submitted plans to Boulder County for redevelopment of the property located at 364 Second Avenue in Niwot, which is currently occupied by Niwot Pizza, formerly Lefty's Pizzeria. The application is scheduled for a hearing before the Niwot Design Review Committee on Wednesday, Feb. 8 at 5 p.m. The hearing will be conducted via zoom and the link is available on the Niwot Design Review Committee page on the Boulder County website.

Niles, who owns the property through Niles Properties, LLC, submitted an application on Jan. 19, 2023, to construct a new 4,180 square-foot building on the site, which would require removal of the current building housing the pizzeria. That building was determined to be not eligible for landmark status by the Boulder County Historic Preservation Advisory Board (HPAB) on May 31, 2022.

The ground floor of the proposed building has 3,130 square feet for use as a dental office, while the second story office would be 1,050 square feet. The Project Narrative states, "Niles Family Dentistry is currently located on 2nd Ave Niwot and they have been serving the Niwot community for many years. They are looking to continue their investment in Niwot and redevelop the 6,988 SF site located at 364 2nd Ave in Niwot. They are partnering with Lightwell Architecture LLC, to develop a proposed two-story commercial structure that will house Niles Family Dentistry on the first floor and the second floor will contain potential office

space for Lightwell Architecture."

Niwot architect Katherine Willis of Lightwell Architecture is the agent for Niles' application. The applicants held a public meeting on Aug. 3, 2022, and made a presentation to the Niwot Design Review Committee on Aug. 10. As a result of those meetings, the plans were revised.

In response to parking and access comments, the applicants submitted a report stating, "The existing curb cut is proposed to be eliminated to provide safety for pedestrians. The County does prefer for access to be taken from the alley to promote safety and a pedestrian experience. This is a common urban planning goal and we are following the county's direction." The revised plan shows 11 parking spaces in the rear of the building, including one van-accessible handicapped parking space, all accessible by the alley.

In response to questions about the flat roof design, the report states, "The character of historic Niwot consists of many parapet or flat roof forms. Either a true parapet roof or a false front. These roof types are commonly paired with brick buildings, often those with 0' side yard setbacks."

"The parapet roof is proposed...The 2nd avenue facade is one of numerous roof forms but what is consistent among all these roof types is a horizontal datum. Our proposed structure reinforces this horizontal datum. Additionally, the building height is below the maximum allowed building height."

Responding to questions about building materials, the report states, "It is our goal to complement the existing character and fabric of Niwot. As architects and planners, we are taught that we should not reproduce what was built in the 1900s. When buildings do this they essentially become false representations and diminish the value of actual structures built during this era. That being said, we are inspired by the existing massing, roof forms, brick details,

and fenestration of some of the most appropriate and similar typology historic Niwot buildings."

"We revised the design to incorporate brick columns along the 2nd [Avenue] facade. Also, we added brick cornice details, that take inspiration from many of the existing historic buildings. Brick is the most prevalent facade material and glass is reduced. Additionally, we raised the window sill which is evident on many of our historic Niwot buildings. The same window & siding-to-brick wall ratio as the Wheel Works building is proposed."

The response also included letters of support from John & Amy Klein of Niwot, Bradford Fayfield of Storm Mountain Media in Niwot, architect Anne Postle of Niwot, and retired architect G. Lawson Drinkard, III, of Niwot.