06.05.13 3015 Kalmia Initiation Memo
M E M O R A N D U M
June 5, 2013
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
James Hewat, Senior Preservation Planner
Marcy Cameron, Preservation Planner
Nicholas Wharton, Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
property at 3015 Kalmia Avenue as a local historic landmark as per
Section 9-11-5 of the Boulder Revised Code, 1981 (HIS2013-00038).
__________________________________________________________________________
STATISTICS
1.Site: 3015 Kalmia Avenue
2.Date of Construction: c. 1912
3.Zoning: F (Flex)
4.Applicant/Owner: Kalmia Estates Development, LLC
______________________________________________________________________________
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board recommends to the City Council that it designate the property at
3015 Kalmia Avenue as a local historic landmark, to be known as the Alfred and Laura
Lundgren House, finding that it meets the standards for individual landmark
designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and adopts the staff
memorandum, including the following as the findings of the board:
FINDINGS
The Landmarks Board finds, based upon the application and evidence presented, that
the proposed designation application, subject to the conditions of approval, will be
consistent with the purposes and standards of the Historic Preservation Ordinance, and:
1.The proposed designation will protect, enhance, and perpetuate a building
reminiscent of past eras and persons important in local and state history and
AGENDA ITEM #5A PAGE 1
provide a significant example of architecture from the past. Sec. 9-11-1(a) B.R.C.
1981.
2.The proposed designation will maintain an appropriate setting and environment
and will enhance property values, stabilize the neighborhood, promote tourist
-11-1(a),
B.R.C. 1981.
3.The proposed designation draws a reasonable balance between private property
architectural heritage by ensuring that demolition of buildings important to that
heritage will be carefully weighed with other alternatives. 9-11-1(b), B.R.C. 1981.
4.The proposed designation is consistent with the criteria specified in Section 9-11-
5(c), B.R.C. 1981.
BACKGROUND:
On February 22, 2013 the city received an application from Kalmia Estates
Development, LLC, for individual landmark designation of the property at 3015 Kalmia
Avenue. This application is a requirement per the Kalmia Estates subdivision
agreement.
The Landmarks Board previously reviewed an application for landmark designation for
3015 Kalmia on January 7, 2009. As part of the proposal to annex the property into the
city, a condition of Site Review was to submit an application for landmark designation.
The board voted to forward a recommendation for landmark designation with an
expanded boundary to City Council. The original boundary proposed by the applicant
only included the footprint of the house. The board considered the boundary should
include a portion of the ditch and adjacent road, given the agricultural past of the
property. The applicant withdrew the application. The management of the project has
since changed hands.
AGENDA ITEM #5A PAGE 2
Figure 1. Location Map, 3015 Kalmia.
PROPERTY DESCRIPTION:
The property at 3015 Kalmia Avenue is located just north of the Diagonal Highway and
Mountain View Cemetery, west of 30 Street, and east of the Stazio Soccer Complex.
th
Historically the property consisted of approximately 10 acres in size, and is now
approved for development of up to 57 units, including the historic house currently
being considered for landmark designation. The property is subdivided into 38
residential lots, including one for the existing historic house. A new north-south street
will bisect the property, extending from Kalmia Avenue on the south to Palo Parkway
on the north. The property has been historically associated with grazing and orchards.
The one-and-one-half story house is thought to have been built around 1912 by Alfred
and Laura Lungren. The house is constructed of field stone laid in a random pattern,
with wood shingled gable ends with bracketed wide eaves and exposed rafter rails.
Windows on the house are primarily 1/1 double-hung replacement windows. A few
original wood windows remain west elevation and north addition. A small bay on the
east elevation projects from the house with a shed roof, painted green shingle cladding,
with two 1/1 windows. A front-gabled porch on the front of the house has been partially
enclosed with stone to match the existing house, with one original tapered column and
stone base. The 1949 tax assessor card indicates this alteration occurred after that time.
AGENDA ITEM #5A PAGE 3
The roof is clad in brown asphalt shingles, with a shed roof dormer facing south, which
contains two windows. A brick chimney (currently in a state of disrepair) protrudes
from the center of the roof at the peak.
Figure 2: 3015 Kalmia Avenue Tax Assessor Card photograph c.1949.
Photograph Courtesy the Carnegie Branch Library for Local History.
Figure 3: South and east elevations, 3015 Kalmia, 2013.
AGENDA ITEM #5A PAGE 4
Figure 3: East elevation, 3015 Kalmia, 2013.
Figure 4: West elevation, garage and house, 3015 Kalmia, 2013.
AGENDA ITEM #5A PAGE 5
Two additions have been made to the rear of the house. The first appears to have been a
porch, which was enclosed with concrete block and wood walls. This is estimated to
have occurred sometime in the 1930s or 1940s. The second rear addition is smaller in
size, and is clad in red brick in a running bond pattern, believed to have occurred after
about 1949, based upon the tax assessor card. Staff does not consider either addition to
be of historic significance.
Figure 3: North elevation, view of rear additions, 3015 Kalmia, 2013.
A stone one-car garage is located just to the west of the house, constructed in the same
style as the house. The garage has a front facing gable roof with shingled gable ends
with bracketed eaves.
Figure 4: West and south elevations of garage, 3015 Kalmia, 2013.
AGENDA ITEM #5A PAGE 6
In 1938 Alfred Lungren died, and his wife Laura sold the property to her daughter
Laurena and son-in-law Ray Harper sometime between 1938 and 1940. The Harpers
owned the property until their deaths, Laurena in 1991, and Ray in 2003. The property
was then transferred several times through various Harper family trusts until 2005,
when Gary Calderon and J. Kirk Hendricks purchased the property. After this the
property was again changed hands several times. In 2012 the property was annexed by
the City of Boulder and through a agreement with Kalmia Estates Development, LLC,
the original 10 acres has been subdivided into 38 residential lots.
:
Public Hearing Before the Landmarks Board
Section 9-11-5(c), , of the historic preservation
ordinance specifies that in its review of an application for local landmark designation,
Legislative IntentCity Council
the purposes and standards in Sections 9-11-1, , and 9-11-2,
May Designate Landmarks and Historic Districts.See Attachment B.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
Attachment C.
individual landmarks. The criteria are included in
The board may approve, approve with modifications, or disapprove the application.
Findings must be adopted within 30 days of the hearing date. Should the board
disapprove the application, the board must notify City Council of that action within
fourteen days of the hearing date. City Council may call up a decision disapproving a
designation. Should an application be disapproved, the same application may not be
submitted for a period of one year.
If the board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2
of the B.R.C., it shall adopt specific findings and conclusions approving or modifying
and approving the application. If the board approves the proposed designation, the
application will be forwarded to City Council (within 100 days) for a public hearing.
ANALYSIS OF LANDMARK CRITERIA:
A.Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past?
AGENDA ITEM #5A PAGE 7
Staff finds that the proposed application to landmark 3015 Kalmia Ave. will protect,
enhance, and perpetuate a building reminiscent of a past era important in local
architecture. Staff
considers the application to meet the historic criteria for
individual landmark designation as outlined below:
HISTORIC SIGNIFICANCE:
Summary: The house and garage at 3015 Kalmia Avenue are believed to have historic
significance under criteria 1, 2, and 3.
1.Date of Construction: c. 1912
Elaboration: The house and garage are thought to have been built in 1912 by Alfred
Lundgren, who was a stone mason by trade.
2.Association with Persons or Events: Ray Harper
Elaboration: Ray H. He came
to Valmont, Colorado in 1911, and married Laurena Lundgren in January of 1928.
Harper was a self employed masonry contractor from the mid-1940s until he retired
in 1972. He was involved in several notable construction projects, including
buildings at the University of Colorado, Boulder High School, several municipal
buildings and many buildings in Longmont. He was a member of the Elks Club and
the Bricklayers Union, and was awarded the Golden Trowel for his extended
membership. Mr. Harper raised cattle on the farm property. He lived to 96 years old,
and died on August 20, 2003 of natural causes. Harper is buried in Mountain View
Cemetery, across the street from the house.
3.Development of the Community: Agriculture, Boulder Oil Field.
Elaboration: This property is associated with the small farming and ranching
movement that was significant to the Development of Boulder. It appears from
ownership records that the property associated with this house was also associated
with farmers who lived in Boulder, but owned or rented land outside the city for
farming and ranching. The 1915 Drumm Wall Map of Boulder shows this property
with an indication that a building existed in the same location as the current house.
At that time, it was associated with 21 acres of land. In addition, at the southeast
corner of the property was the Savannah No 1 or Boulder North Bend oil well.
Recognition by Authorities: None observed
AGENDA ITEM #5A PAGE 8
ARCHITECTURAL SIGNIFICANCE:
Summary: The house and garage at 3015 Kalmia Avenue is believed to have
architectural significance under criteria 1 and 5.
1.Recognized Period or Style: Craftsman Bungalow
Elaboration: The house and garage are indicative of Craftsman Bungalow
architecture which was most prevalent in Colorado from 1900 to 1930. According
gineering
to the , the Bungalow form
is most commonly associated with forms of one or one-and-one-half story, wood
or masonry walls with a gently pitched front or side gabled roof with
overhanging eaves, broad porches. Craftsman elements include exposed rafter
ends, overhanging eaves, knee bracing at the eaves, and large or battered porch
columns. The house and garage at 3015 Kalmia Avenue exhibit all of these
elements, including native stone construction, a side-gabled form with
overhanging eaves, triangular knee braces at the eaves, exposed rafter ends, and
battered columns.
2.Architect or Builder of Prominence: None known
3.Artistic Merit: None observed
4. Example of the Uncommon: None observed
5.Indigenous Qualities: Native stone construction
Elaboration: The house and garage are constructed of native stone.
B.Does the proposed application develop and maintain an appropriate setting and environment
for the historic resource and area to enhance property values, stabilize neighborhoods,
promote tourist tr
Staff finds that the proposed application would maintain an appropriate setting for the
historic resource at 3015 Kalmia Avenue and enhance property values, promote tourist
trade and int due to its
geographic importance. Staff considers that the application meets the environmental
significance criteria for individual landmarks as outlined below:
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house and garage at 3015 Kalmia Avenue have environmental
significance under criterion 3.
AGENDA ITEM #5A PAGE 9
1.Site Characteristics: None observed
Elaboration: The site is proposed for significant redevelopment.
2.Compatibility with Site: None observed
3.Geographic Importance: Northeast Boulder
Elaboration: These buildings are associated with the agricultural movement of
northeast Boulder, much of which is no longer evident today. Due to this unique
location, the house serves, and would continue to serve, as an established and
familiar visual feature of the community.
4.Environmental Appropriateness: None observed
5.Area Integrity: None observed.
C. Does the proposed application draw a reasonable balance between private property rights
and the public interest in
by ensuring that demolition of buildings and structures important to that heritage will be
carefully weighed with other alternatives?(See Subsection 9-11-1(b), B.R.C. 1981).
Staff finds this application draws a reasonable balance between private property rights
heritage. The property owner supports the designation.
Boundary Analysis:
The house and garage are contained on a new residential lot, approximately 7,637
square feet in size. Staff recommends that the boundary be established to follow the
property lines of the lot, which is consistent with current and past practices and the
National Register Guidelines for establishing landmark boundaries. The lot is consistent
in size and dimensions with typical single family lots containing houses of this size
throughout Boulder, and has appropriate setback distances from other structures or
streets.
AGENDA ITEM #5A PAGE 10
Figure 6: Proposed Landmark Boundary (dashed line)
ATTACHMENTS:
A: Application
B: Architectural Inventory Record Form
C: Significance Criteria for Individual Landmarks
AGENDA ITEM #5A PAGE 11