717 17th St. Initiation HearingAgenda Item # 6A Page 1
M E M O R A N D U M
June 23, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
Debra Kalish, Senior Assistant City Attorney
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a motion to adopt a resolution
to initiate the process for the designation of the property at 717 17th
St. (on which a stay-of-demolition was imposed on February 3,
2016), as an individual landmark pursuant to Section 9-11-3, B.R.C.
1981 (HIS2015-00337).
STATISTICS:
1. Site: 717 17th St.
2. Date of Construction: 1939
3. Zoning: RM-2 (Residential-Mixed 2)
4. Lot Size: 6,881 sq. ft.
5. Owner: Lazzarino Living Trust
6. Applicant: Stephen Brown
STAFF RECOMMENDATION:
Staff recommends the Landmarks Board not initiate landmark designation for the
property at 717 17th St. and direct staff to issue a demolition permit for the following
reasons:
The applicant has considered alternatives to the demolition of the house and
accessory building, as suggested in § 9-11-23(h), B.R.C. 1981, including
consensual landmark designation and incorporation of the house into
redevelopment plans, but given the condition of the house, finds the costs of its
rehabilitation are prohibitive even if state historic tax credits and other historic
preservation incentives were to be utilized.
The initiation of landmark designation over an owner’s objection by the
Landmarks Board has historically been used very rarely.
Agenda Item # 6A Page 2
The property possesses a moderate level of architectural integrity, marginal
significance for its association with past residents, and is not located in an
identified potential historic district.
There has been little community interest in the proposed demolition during the
stay of demolition.
MOTION:
I move that the Landmarks Board find that due to the deterioration and contamination by mold,
its moderate level of architectural integrity, its marginal significance for its association with past
residents, the fact that it is not located in an identified potential historic district, and that there
has been little public interest in the preservation of the buildings, landmark designation over the
owner’s objection does not balance private property rights and the public good and adopt the staff
memorandum dated June 23, 2016, as the findings of the board. As a condition of approval, prior
to issuance of the demolition permit, the applicant shall submit to CP&S staff for review, approval
and recording with Carnegie Library:
1. A site plan showing the location of all existing improvements on the subject property;
2. Measured elevation drawings of all faces of the building depicting existing conditions,
fully annotated with architectural details and materials indicated on the plans; and
3. Medium format archival quality color photographs of all exterior elevations.
SUMMARY
The purpose of this hearing is for the Board to determine whether it is appropriate to
initiate local landmark designation for the property at 717 17th St.
On Dec. 3, 2015, the Historic Preservation program received a demolition permit
application for the house and accessory building at 717 17th St.
On Dec. 9, 2015, the Landmarks design review committee (Ldrc) referred the
application to the Landmarks Board for a public hearing, finding there was “probable
cause to believe that the building may be eligible for designation as an individual
landmark.”
On Feb. 3, 2016 staff recommended and the Landmarks Board imposed a stay-of-
demolition for a period of up to 180 days in order to seek alternatives to the
demolition finding that the house may be eligible for individual Landmark
designation. See Attachment D: Demolition Memo.
The 180-day stay period will expire on July 3, 2016.
On Feb. 23, 2016 staff and representatives of the Landmarks Board and Historic
Boulder, Inc. met with the applicant and owner’s representative to discuss
alternatives to the demolitions, including landmark designation, rehabilitation, and
the possibility of constructing an addition to the main house. As stated in the analysis
Agenda Item # 6A Page 3
section of this memo, none of these options are considered feasible. See Attachment
A: Additional Materials.
On June 1, 2016, the Landmarks Board voted to schedule a hearing to consider
whether to initiate landmark designation for the property at 717 17th St.
While the building has been identified as an example International style, a rare
building type in Boulder, the building is in an advanced state of disrepair due to
failure of the flat roof design, poor drainage around the building and significant
damage to the structural clay tile that was painted in the 1950s. The extent of damage
to the building, as well as the documented level of mold contamination, appears to
make rehabilitation of this house particularly challenging.
With the exception of Historic Boulder’s participation in the exploration of
alternatives to the removal of the house, no public interest in the proposed
demolition has been demonstrated. Furthermore, the property is not located in an
identified potential historic district. As such, staff considers that, in this case,
initiation of landmark designation over the owner’s objection is not appropriate in
this case.
Staff recommends the board not initiate landmark designation and that the
demolition permit be issued.
ANALYSIS:
The Historic Preservation Ordinance, Chapter 9-11-3, B.R.C. 1981, provides that the
Landmarks Board may hold a public hearing to consider initiating landmark designation
of a property if the Board finds that the building may be eligible for landmark
designation pursuant to Sections 9-11-1 and 9-11-2, B.R.C. 1981. At the June 1, 2016
Landmarks Board meeting, the Board unanimously (R. Pelusio absent) expressed an
interest in holding a hearing to consider whether initiation of landmark designation is
appropriate in advance of the July 3, 2016 expiration of the stay-of-demolition.
Purpose of Stays of Demolition
The stated purposes of a stay-of-demolition are “to prevent the loss of buildings that
may have historic or architectural significance” and “to provide the time necessary to
initiate designation as an individual landmark or to consider alternatives.” 9-11-23(a),
Purpose, B.R.C. 1981. During the course of a stay, the Board may consider a variety of
options to this end, one of which is the designation of the property. The initiation of
landmark designation over an owner’s objection by the Landmarks Board has
historically been used only on very rare occasions.
In the past 10 years, approximately 60 stays-of-demolition have been imposed by the
Board. Only three times during that period has the Board initiated and recommended
landmark designation of a property over the owner’s objection. However, many stays
during this same period have resulted in the avoidance of demolition through
Agenda Item # 6A Page 4
reconsideration of projects and the subsequent preservation of buildings. Recent
examples in which stays of demolition have resulted in the applicant filing an
application for landmark designation include: 1936 Mapleton (2008); 900 Pearl Street
(2009); 2003 Pine Street (2014); and 1922 20th Street (2014). Likewise, there are many
examples of stays that have been allowed to expire (or demolition permits issued prior
the stay expiring) by the Board when reasonable alternatives to demolition have not
been found.
Initiation by Board
Pursuant to Section 9-11-3, B.R.C. 1981, the decision to initiate the designation of an
individual landmark pursuant to Section 9-11-1, Legislative Intent, and Section 9-11-2,
City Council May Designate or Amend Landmarks and Historic Districts, B.R.C. 1981, is
legislative in nature. Section 9-11-1(a) reads as follows:
9-11-1, Purpose and Legislative Intent
a. The purpose of this chapter is to promote the public health, safety, and welfare
by protecting, enhancing, and perpetuating buildings, sites, and areas of the city
reminiscent of past eras, events, and persons in local, state, or national history or
providing significant examples of architectural styles of the past. It is also the
purpose of this chapter to develop and maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values,
stabilize neighborhoods, promote tourist trade and interest, and foster knowledge
of the City’s living heritage.
Architectural Style
Constructed in 1939, the one-story house at 717 17th St. shows influence of Moderne and
International design elements. Influence of the Moderne design include the curved
corners, windows that wrap the corner, and round windows. Elements of the
International style include the flat roof, wrapping windows set flush with outer wall;
smooth, unadorned wall surfaces, and asymmetrical façade. The asymmetrical house is
of unadorned clay-tile construction with a centrally located paneled door with a port-
hole window. A flat hood with iron supports over the forms a portico over the front
door. An attached garage with a low-pitched shed roof is located on the south elevation
of the house and features an overhead door with two port-hole windows.
While the building is relatively intact to the original construction, it has experienced a
number of changes to the materiality and design within the last 50 years. These
alterations include the removal of the semi-circular and cantilevered hood at the
entrance, replacement of the multi-light metal casement windows with vinyl windows,
alteration of the flat roof to a shed roof on the attached garage, and painting of the clay
tile, which accelerated the deterioration of the structural clay tile.
Agenda Item # 6A Page 5
The Historic Building Inventory Form (1992) identified the house as “significant for its
representation of the International style popular from 1925 to the present in the United
States. Representative elements of the style include the flat roof, lack of ornamentation
on exterior walls, and flat hood over the entrance.” While staff agrees with the
assessment that building is a rare example of this type of residential construction from
the 1930s, the extent of alteration and deterioration leads staff to consider its historic
integrity to be moderate.
A small, stone accessory building is located at the southwestern edge of the property
along the alley. Its date of construction is unknown, and first appears on the tax assessor
card in 1949. Due to its similarity in construction and materials to the neighboring house
at 711 17th St., constructed in 1937, it is likely the accessory building was constructed
between 1937 and 1949.
Persons Associated with the Property
The property is associated with Addison and Marie Talbott and Graziana Lazzarino. The
Talbots lived in the house from 1951-1966. The couple moved to Boulder in 1948, when
Addison retired from working as the editor of the Buffalo Courier Express. While in
Boulder, the Talbotts were heavily involved in the Boulder UNESCO Council,
particularly in supporting Boulder’s relationship with the city of Meppel in the
Netherlands.
Graziana Lazzarino was a professor of Italian at the University of Colorado in Boulder
for 46 years. She also authored several Italian-language books, including “Prego!” which
continues to be a best seller. Graziana has been awarded several times by various
organizations in regard to her success in spreading and teaching the Italian language.
While interesting, staff does not consider the past residents to be of local, state or
national significance.
Geographic Importance
The property is located on a residential block with houses constructed between 1923 and
2004. The majority of the block was developed between 1939 and 1955 (sixteen houses),
with two constructed in the 1920s and three constructed after 1955. The property is not
located within an identified potential historic district.
Compliance with 9-11-1(a)
Given the deterioration and contamination by mold, its moderate level of architectural
integrity, its marginal significance for its association with past residents, and the fact that
it is not located in an identified potential historic district, staff considers that in this case,
initiation over the owner’s objection is inappropriate.
Agenda Item # 6A Page 6
b. “The city council does not intend by this chapter to preserve every old building
in the city, but instead to draw a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage by ensuring that demolition of buildings and structures
important to that heritage will be carefully weighed with other alternatives . . . .”
Compliance with Section 9-11-1(b)
Staff considers the initiation of landmark designation of this property inappropriate
given efforts that have been made to explore alternatives to the demolition during the
stay. A stay-of-demolition is issued to provide time to “explore alternatives” that might
prevent the demolition of significant historic resources. Staff considers that time has
been taken and efforts have been made to explore alternatives including looking at
rehabilitation costs using tax credits and other financial incentives. Due to the
deteriorated condition, mold contamination, and estimated cost of repair, the applicants
consider rehabilitation of the building to be unreasonable and impractical.
During the course of the stay-of-demolition, there has been limited community support
for the proposed designation. At the Feb. 3, 2016 meeting, Historic Boulder, Inc. spoke in
support of imposing a stay on the property to explore alternatives to the demolition and
on June 1, 2016, the organization spoke in support of an initiation hearing. Staff has
received one email about the property since the demolition application was received on
Dec. 3, 2015. See Attachment B: Public Correspondence.
Very few examples of the International style were constructed in Boulder, however,
other examples exist that retain a high level of architectural integrity. These include the
Glen Huntington Arms (local landmark 90-3), and the Thornton House (local landmark
94-4), as well as the houses at 1122 12th St., 1434 Baseline Rd. and 1201 17th St. This
manner of architecture is characterized by its simplicity and lack of ornamentation,
expressing a modern spirit through its materiality and form. The original, character-
defining features of the house at 717 17th St., including steel, multi-light windows, semi-
circular entrance hood, and flat roof of the garage, have been lost or altered. The house
retains a moderate level of architectural integrity, but is not a premier example of the
International Style in Boulder.
Staff considers that the deterioration and contamination by mold, its moderate level of
architectural integrity, its marginal significance for its association with past residents, the
fact that it is not located in an identified potential historic district, and the limited public
support during the stay of demolition, makes initiation over the owner’s objection an
unreasonable balance of private property rights and the public good.
Agenda Item # 6A Page 7
Section 9-11-2 provides:
(a) Pursuant to the procedures in this chapter the city council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an
integrated group of structures or features on a single lot or site having
a special character and historical, architectural or aesthetic interest or
value and designate a landmark site for each landmark.
Staff considers that while the property might meet the standard for designation as an
individual landmark per Sections 9-11-1 and 9-11-2, B.R.C., 1981, in this case, it would be
inappropriate to designate the property at 717 17th St. as a local landmark over the
owner’s objection due to its deterioration and contamination by mold, its moderate level
of architectural integrity, its marginal significance for its association with past residents,
the fact that it is not located in an identified potential historic district, and the limited
public support during the stay of demolition.
DECISION OF THE BOARD:
If the Board chooses not to initiate landmark designation of the property and allows the
stay of demolition to expire, the city manager will issue a demolition permit for the
house and accessory building on July 3, 2016.
If the Board chooses to initiate the designation process, it must do so by resolution. A
draft resolution is included in Attachment C. If initiated, the application shall be heard
by the Landmarks Board within 60 to 120 days in order to determine whether the
proposed designation conforms with the purposes and standards in Sections 9-11-1,
Legislative Intent, and 9-11-2, City Council May Designate Landmarks and Historic Districts,
B.R.C. 1981. The owner must obtain a Landmark Alteration Certificate prior to the
submission of building permit applications for the property if they choose to proceed
while the application is pending, or they may choose to wait until the application
process is complete.
Board Options:
1. Find that while the property might meet the standard for designation as an
individual landmark per Sections 9-11-1 and 9-11-2, B.R.C., 1981, in this case,
designation over the owner’s objection would not represent a reasonable balance
between private property right and the public good due to its deteriorated
condition and marginal architectural, historic and environmental significance.
2. Initiate designation of the property as an individual landmark by adopting the
resolution under Attachment D.
Agenda Item # 6A Page 8
3. Take no action and permit the initially granted stay of demolition originally
imposed on Feb. 3, 2016, to remain in place until July 3, 2016, so that the Board
and the applicant may continue to explore other approaches to preserve the house
and accessory building at 717 17th St.
ATTACHMENTS:
Attachment A: Additional Materials
Attachment B: Public Correspondence
Attachment C: Draft resolution to initiate landmark designation of the property at
717 17th St.
Attachment D: Feb. 3, 2016 Demolition Memo
Agenda Item # 6A Page 9
ATTACHMENT A: ADDITIONAL MATERIALS
Agenda Item # 6A Page 10
Agenda Item # 6A Page 11
Agenda Item # 6A Page 12
Agenda Item # 6A Page 13
Agenda Item # 6A Page 14
Agenda Item # 6A Page 15
Agenda Item # 6A Page 16
Agenda Item # 6A Page 17
Agenda Item # 6A Page 18
Agenda Item # 6A Page 19
Agenda Item # 6A Page 20
Agenda Item # 6A Page 21
ATTACHMENT B: PUBLIC CORRESPONDENCE
From: Lawrence Kaptein
Sent: Thursday, May 26, 2016 11:02 AM
To: Cameron, Marcy
Subject: 17th St. House
Good morning, Marcy-
I drove by the house on 17th last night. It looks pretty lonely and sad in its current state, but it sure has an interesting and unique design. Too bad the property owner apparently can't see its
value as a "fixer upper." I would think a young family trying to stake a claim here in Boulder
might see it as an opportunity.
Hope you're doing well.
Larry
Agenda Item # 6A Page 22
ATTACHMENT C: DRAFT RESOLUTION
RESOLUTION NO. _______
A RESOLUTION OF THE LANDMARKS BOARD INITIATING
THE DESIGNATION OF 717 17TH ST. AS AN INDIVIDUAL
LANDMARK.
WHEREAS, on June 1, 2016 the Landmarks Board voted to schedule an initiation
hearing for 717 17th St.; and
WHEREAS, on June 23, 2016, the Landmarks Board held an initiation hearing to determine whether to initiate designation of the property at 717 17th St. and determined that the property meets the standards for initiation;
NOW, THEREFORE, BE IT RESOLVED BY THE LANDMARKS BOARD OF THE CITY OF
BOULDER, COLORADO: The City of Boulder Landmarks Board hereby initiates the designation of 717 17th St. as
an individual landmark, and will schedule a designation hearing in accordance with the historic
preservation ordinance no fewer than sixty days and no greater than one hundred-twenty days
from the date of this resolution.
ADOPTED this 23rd day of June 2016.
This resolution is signed by the chair of the Landmarks Board on June 23, 2016.
_____________________________________
Chair, Landmarks Board
ATTEST:
_________________________________ Secretary to the Board
Agenda Item # 6A Page 23
ATTACHMENT D: FEB. 3, 2016 DEMOLITION MEMO
M E M O R A N D U M
February 3, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
Angela Smelker, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
for the house and accessory building located at 717 17th St., non-
landmarked buildings over 50 years old, pursuant to Section 9-11-23
of the Boulder Revised Code (HIS2015-00337).
STATISTICS:
7. Site: 717 17th St.
8. Date of Construction: 1939
9. Zoning: RM-2
10. Existing House Size: 1,307 sq. ft. (approx.)
11. Lot Size: 6,881 sq. ft.
12. Owner/Applicant: Lazzarino Living Trust
STAFF RECOMMENDATION
The Community Planning and Sustainability Department (CP&S) recommends that the
Landmarks Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the buildings located at 717 17th
St., for a period not to exceed 180 days from the day the permit application was accepted by the
city manager, adopting the staff memorandum with the findings listed below, in order to further
analyze information on the condition of the buildings.
A 180-day stay period would expire on July 3, 2016.
Agenda Item # 6A Page 24
Should the board choose to issue the demolition permit, or if the permit is allowed to
expire, staff recommends that prior to demolition the following be submitted to CP&S
staff for review, approval and recording with Carnegie Library:
4. A site plan showing the location of all existing improvements on the subject
property;
5. Color medium format archival quality photographs of the interior and exterior of
the house and shed.
EXECUTIVE SUMMARY
On Dec. 3, 2015, the Community Planning and Sustainability Department received a
demolition permit application for the house and detached garage at 717 17th St. The
buildings are not in a designated historic district nor locally landmarked, but are over 50
years old and the action proposed meets the definition of demolition found in Section 9-
16-1 of the Boulder Revised Code 1981. On Dec. 9, 2015, the Landmarks design review
committee (Ldrc) referred the application to the Landmarks Board for a public hearing,
finding there was “probable cause to believe that the building may be eligible for
designation as an individual landmark.”
PURPOSE OF THE BOARD’S REVIEW
Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all buildings built
prior to 1940 requires review by the Landmarks design review committee (Ldrc). The
Ldrc is comprised of two members of the Landmarks Board and a staff member. If,
during the course of its review, the Ldrc determines that there is “probable cause to
consider the property may be eligible for designation as an individual landmark,” the
issuance of the permit is stayed for up to 60 days from the date a completed application
was accepted and the permit is referred to the board for a public hearing.
If the Landmarks Board finds that the building proposed for demolition may have
significance under the criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the
application shall be suspended for a period not to exceed 180 days from the date the
permit application was accepted by the city manager as complete in order to provide the
time necessary to consider alternatives to the building demolition. If imposed, a 180-day
stay period would start when the completed application was accepted by the city
manager (Jan. 5, 2016, when the Landmarks Board fee was paid) and expire on July 3,
2016. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION
The subject property is located on the western side 17th Street between Cascade Avenue
and Baseline Road and not located within a designated or identified potential historic
district. The 16th Street Historic District is located one block west of the house. The 6,881
Agenda Item # 6A Page 25
square feet lot contains a 1,307 square foot house with the alley bordering the western
property line. A small, stone accessory building is located at the southwest corner of the
lot.
Figure 1. Location Map showing 717 17th St.
Figure 2. Tax Assessor Photo, 717 17th St., c. 1940s.
Agenda Item # 6A Page 26
Figure 3. East Elevation (façade), 717 17th St., 2016.
Constructed in 1939, the one-story house at 717 17th St. shows influence of Moderne and
International design elements. Influence of the Moderne design include the curved
corners, windows that run the corner, and round windows. Elements of the International
style include the flat roof, wrapping windows set flush with outer wall; smooth,
unadorned wall surfaces, and asymmetrical façade.1
The asymmetrical house is of unadorned clay-tile construction with a centrally located
paneled door with a port-hole window. A flat hood with iron supports over the forms a
portico over the front door. Early photos indicate that the iron supports were a later
addition and the flat hood above the front door was originally semi-circular and
cantilevered. A band of large, non-historic vinyl casement windows wrap around the
southeast corner of the house. An attached garage with a low-pitched shed roof is
located on the south elevation of the house and features an overhead door with two
port-hole windows.
1 McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Knopf, 1984. Pgs 466-473.
Agenda Item # 6A Page 27
Figure 4. West Elevation (rear), 717 17th St., 2016.
The rear (west) elevation of the house features vinyl casement windows with brick sills
and a sliding glass door. The owner indicates the sliding glass door was installed around
1998. The opening features rounded corners and appears to be original. A patio is
centrally located and is flanked by brick planter boxes.
Figure 5. North Elevation, 717 17th St., 2015.
Agenda Item # 6A Page 28
Figure 6. Left: South Elevation, 717 17th St., 2016. Right: Detail view of original window, 2016.
The north and south elevations are unadorned with the exception of casement windows
with concrete sills. The owner indicates that the vinyl windows were installed around
1998. One original window remains on the south elevation. The other nine windows
have been replaced. The 1992 survey photograph (Figure 7) and the 1940s photograph
(Figure 2) shows the original divided light steel casement windows. The 1992 survey
notes that the windows were installed flush with the wall.
Figure 7. North Elevation, 717 17th St., 1995.
Agenda Item # 6A Page 29
Figure 8. Stone accessory building, East Elevation, 717 17th St., 2016.
A small, stone accessory building is located at the southwestern edge of the property
along the alley. Its date of construction is unknown, and first appears on the tax assessor
card in 1949. It is possible that it was constructed at the same time as the house located to
the south (711 17th St.), which is of similar stone construction, with a stone accessory
building on the west property line. The tax assessor dates the main house as being
constructed in 1937, two years before the house at 717 17th St. was constructed. It is likely
the stone accessory building at 717 17th St. was constructed between 1937 and 1949.
Alterations
Alterations include replacement of all of the metal multi-light casement windows shown
in the 1940s and 1992 photographs with vinyl windows, alteration to the form of the
portico roof and addition of metal porch supports, and alteration of the flat roof of the
garage to a shed roof. A sliding glass door was installed on the rear (west) elevation and
the entire building has been painted. The applicant’s representative has submitted
information on the alterations and condition of the house. It states that the portico
change and painting of the tile occurred prior to 1966, with conversion of the garage roof
to a shed occurring in the late 1960s. The installation of vinyl windows and the sliding
glass door occurred around 1998. See Attachment F: Applicant Materials.
Despite these changes, the house remains generally intact to its original construction.
The building’s streamline form, wall materials, porthole doors and wrapping window
openings remain. The 1992 Historic Building Inventory Form notes that the house was in
“fair condition” but with moderate alterations, including painted tile walls and wrought
Agenda Item # 6A Page 30
iron hood supports. The windows had not been replaced at that time. The statement of
significance notes at that time it was significant for its representation of the International
style popular from 1925 to the present in the United States.”
Figure 9. Characteristics of the Moderne/International Style include porthole windows, windows
that wrap the corner, and divided-light steel casement windows.
Condition
The applicant’s letter states that the house is currently uninhabitable due to roof leaks
and subsequent water infiltration: “As a result of the water leaks, there has been a
massive contamination of mold which is airborne and penetrated throughout the house.
It is anticipated that the interior of the house will require complete remediation as the
house is currently uninhabitable.” Other condition issues include the deterioration of the
exterior tile, which is most evident on the rear (west) elevation. See Attachment F:
Applicant Materials.
Agenda Item # 6A Page 31
Figure 9. Detail of deteriorated clay tile at west elevation, 2016.
Figure 10. Detail of deteriorated clay tile at southwest corner (left) and south wall near sliding
glass door, 2016.
Agenda Item # 6A Page 32
Figure 11. Detail of deteriorated clay tile at southwest corner (left) and south wall near sliding
glass door, 2016.
PROPERTY HISTORY
The property at 717 17th St. is located in the University Hill Neighborhood, which was
platted in 1890. The residential neighborhood continued to develop through the 1940s,
and has a variety of popular late-19th and early-20th century architectural types, including
Tudor Revival, Colonial Revival, and Craftsman Bungalow houses.
Deed records for the property date to 1928, when the Northern
Colorado Investing Company sold Lots 28-30 on Block 37 to Bessie
Wilson, who in turn sold the property in 1939 to Nicolai Blystad, a
local builder.
According to building permit records, Nicolai built the house at
717 17th St in 1939. Nicolai was the son of Leonard N. and Marie
Louise Blystad. Leonard was born 1877 in Oslo, Norway and
immigrated to the United States with his parents in 1886. He was a
well-known carpenter and contractor in Boulder for many years,
as was his father, Evan Blystad, who helped to construct the
Boulder-Colorado Sanitarium in 1894.2 Nicolai followed in his
father’s footsteps and became a carpenter and contractor. Nicolai
married Dorothy Yoder in Denver in 1t936, the daughter of Mr.
2 Forest Crossen, “Blystad Family Came To The U.S. In 1886 And To Boulder In The 90s,” Daily Camera (Boulder, CO), September 5, 1954.
Figure 9. Nicolai
Blystad, Boulder
State Preparatory
School Yearbook,
1929.
Agenda Item # 6A Page 33
and Mrs. Fred E. Yoder of Boulder. At the time of the construction of 717 17th St., Nicolai
and his family were living at 1206 Euclid Ave. The house at 717 17th St. was listed as
vacant in the 1940 and 1943 city directories. The family moved to Monrovia, California in
1953. 3
Between 1939 and 1951, the ownership of the house passed
between a number of residents. William and Katherine Hull
resided there from 1944 until 1957. William was a professor of
mechanical engineering at the University of Colorado in the
1940s and early 1950s. William was born in Boulder in 1913 to
Mildred and Commander Harry F. Hull, and attended Boulder
High School and the University of Colorado. Soon after
receiving his bachelor’s degree in engineering in 1934, William
began teaching as a mechanical engineering professor at
Purdue University. In 1940, William married Katherine Louise
Stitz, a recent graduate of Purdue.4 The couple moved to
Boulder around 1943, where William was hired as an assistant
professor at the University of Colorado. The couple had two
children, David and Marian Louise.5 By 1957, directory
research shows that William and Katherine moved to Urbana-Champaign where
William worked as a professor at the University of Illinois.
From 1947 to 1951, ownership of the house passed briefly from CU student John
Longway and his wife Helen, to Samuel and Florence McKee. No occupation was listed
for the McKee family.
The next long-term owners of the property were Addison and Marie Hill Talbott, who
resided at the house from 1951 until 1966. The couple purchased the house after moving
to Boulder from New York. Addison was born in 1882 in Kansas City, Missouri, where
his father, Leander J. Talbott, served as mayor in 1884. Addison spent about five years of
his childhood in the Denver and Boulder area during the time when his father briefly
owned the Golden Age mine in Jamestown. Addison graduated from Princeton
University and afterwards lived in East Aurora and in Buffalo, New York where he was
involved in the newspaper business. Addison’s brother, Lee, was a well-known athlete
who, among many things, participated in three different sports at the 1908 Olympic
3 “Nic Blystad Family” Daily Camera (Boulder, CO), September 2, 1958. Boulder Carnegie Library. 4 “William Hull Weds Indiana Girl At Home Ceremony,” Daily Camera (Boulder, CO), June 14, 1940. Boulder
Carnegie Library. 5 Untitled. Daily Camera (Boulder, CO), October 15, 1945. Boulder Carnegie Library.
Figure 10. William L.
Hull, University of
Colorado Yearbook,
1945.
Agenda Item # 6A Page 34
Games in London.6 Addison married Marie P. Hill in 1938. Marie was born in 1891 in
Buffalo.
Upon Addison’s retirement as editor of the Buffalo Courier Express, he and Marie moved
to Boulder in 1948. Both were active in the Congregational Church here and
instrumental in the Boulder UNESCO Council, particularly in establishing Boulder’s
connection with the town of Meppel in the Netherlands. A 1962 Daily Camera newspaper
article explained that “Boulder was one of the first cities in the United States to form a
cultural affiliation with a foreign city. The move was initiated in 1950 by the Boulder
UNESCO Council of which Dr. George F. Reynolds was then president. Since that time
there has been considerable interchange of both visitors and projects which have
brought the two cities close to together.”7 Many Boulder residents visited Meppel during
the 1950s and 1960s, including Mrs. Talbott. The Talbotts often opened up their house at
717 17th St. and served as hosts for visitors from Meppel, including the Dutch town’s
Burgomeister (similar to a mayor) Antony Kleyn and his wife.
Throughout his retirement, Addison continued to contribute a weekly column on
outdoor life to the Buffalo Courier Express up until his death in 1957. He also is the author
of two books, Pack-Jack Trail and Tall Western Tales, children’s adventure books written
about western life. His obituary states that “through his
writing [Addison] did all that he could to further
conservation of America’s natural resources and the
preservation of wild life areas.”8
Marie Hill Talbott was engaged in social work in her early
years in Buffalo, most notably operating a lecture and
publicity bureau there along with her sister for 10 years.
After her move to Boulder, Marie Talbott remained “active
in the Congregational Church, the League of Women
Voters, PLAN-Boulder, [and] the Fortnightly Club.”9 Marie
died in 1966, leaving behind a sister and four
stepdaughters from Addison’s first marriage.
After Marie Talbott’s death, her sister Dorothy sold the
house to Graziana Lazzarino in 1966, a professor of Italian
6 “Press Release: Niagara Track & Field Hall of Fame Elects Class of 2013.”
http://www.niagaratrackhof.org/Class_of_2013_PressRelease_01May2013_NiagaraT_F_HoF.pdf. 7 “Boulder to Host Two Women From Netherlands Next Week.” Daily Camera (Boulder, CO) August 6, 1962.
Boulder Carnegie Library. 8 “Addison M. Talbott Retired Newspaper Editor, Dies.” Daily Camera (Boulder, CO) August 19, 1957. Boulder
Carnegie Library. 9 Mrs. Addison Talbott Dies; Memorial Service Planned.” Daily Camera (Boulder, CO) October 24, 1966.
Figure 11. Graziana
Lazzarino, 2011,
https://www.cusys.edu/newsl
etter/2011/01-12/5q.html.
Agenda Item # 6A Page 35
and French at the University of Colorado. According to her biography on the CU-
Boulder website, Graziana was born in Genoa, Italy in 1930. She graduated from the
University of Genoa in 1949, and received her certificate of proficiency in English from
Cambridge University in 1951. During the 1950s, Graziana spent summers abroad at a
few different universities in Germany and in France, becoming fluent in those languages
in addition to English. During the summer of 1960, Graziana was an Italian instructor at
the University of Colorado in Boulder. However, due to limitations with her visa, she
was required to return to Italy for two years. In 1963, Graziana was offered a job at the
University of Nebraska, where she once had an earlier teaching assignment back in 1956.
In a 2011 interview in the CU Faculty and Staff Newsletter, Graziana explains that she
“wasn’t particularly excited about going back to Nebraska after seeing the beauty of
Boulder, but I accepted because it meant getting a green card…In 1964, I received a call
from Boulder and they had a position and they offered it to me. I immediately
accepted.”10 She began working as an assistant professor of Italian at CU in 1964. In 1968,
she became an associate professor, and then a full professor in 1980. In 2010, Graziana
retired after spending about 46 years of career at CU Boulder.
In the 1970s, Graziana started writing Italian-language textbooks. She published
“Prego,” which has continued to be a best seller for years and has been used by many
schools, including Yale and Berkeley. The book, which is aimed for beginners of the
language, is accompanied by several other volumes, such as the second-year book,
entitled “Da Capo.” All were written by Graziana, in addition to several articles,
reviews, and many presentations given across the country.
Graziana was honored with numerous awards throughout her career, including ones
from the American Association of Teachers of Italian, and from the Colorado Congress
of Foreign Language Teachers. One of the most notable is being knighted by the Italian
government in 2004 due to her success in spreading the Italian language.
The house at 717 17th St. was passed from Graziana Lazzarino to the Lazzarino Living
Trust in 2011. See Attachment D: Deed & Directory Research.
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board “shall consider and
base its decision upon any of the following criteria:
10 Cynthia Pasquale, “Five Questions for Graziana Lazzarino,” University of Colorado Faculty and Staff Newsletter, January 12, 2011.
Agenda Item # 6A Page 36
(1) The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in Sections 9-11-1 and 9-11-2,
B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration
or repair as set forth in paragraphs (f)(3) and (f)(4) …, the board may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff considers this property potentially eligible for designation as an
individual landmark, however, additional time is needed to consider the information on
the condition and estimated cost of restoration or repair of the building.
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff's research of the property relative to the significance
criteria for individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975.
See Attachment E: Individual Landmark Significance Criteria
HISTORIC SIGNIFICANCE:
Summary: The house located at 717 17th St. meets historic significance under criteria 1, 2 and
4.
1. Date of Construction: 1939
Elaboration: A building permit application was approved in 1939 for the construction of
the house by Nicolai Blystad.
2. Association with Persons or Events: Addison and Marie Talbott, Graziana Lazzarino
Elaboration: Addison and Marie Talbott lived in the house from 1951-1966. The
couple moved to Boulder in 1948, when Addison retired from working as the editor
of the Buffalo Courier Express. While in Boulder, the Talbotts were heavily involved in
the Boulder UNESCO Council, particularly in supporting Boulder’s relationship with
the city of Meppel in the Netherlands.
Graziana Lazzarino was a professor of Italian at the University of Colorado in
Boulder for 46 years. She also authored several Italian-language books, including
“Prego!” which continues to be a best seller. Graziana has been awarded several
Agenda Item # 6A Page 37
times by various organizations in regard to her success in spreading and teaching the
Italian language.
3. Development of the Community: University Hill Neighborhood
Elaboration: The house demonstrates the development of the University Hill
neighborhood in the first half of the twentieth century.
4. Recognition by Authorities: Front Range Research Associates, Inc.
Elaboration: The 1995 Historic Building Inventory Form found the house to be
significant as a representation of the International style popular from 1925 to the
present in the United States.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 717 17th St. meets historic significance under criteria 1 and 4.
1. Recognized Period or Style: Moderne and International Style
Elaboration: The house is representative of the International style, evidenced
through the flat roof and unornamented exterior walls, the asymmetrical
composition, and the large casement windows that wrap the corners and are flush
with the exterior walls. While the house has been altered, the building still possesses
architectural integrity.
2. Architect or Builder of Prominence: Nicolai Blystad
3. Artistic Merit: None observed
4. Example of the Uncommon: Moderne/International Style
Very few examples of the Moderne and International Style, particularly residential
examples, were constructed in Boulder. Other examples of early modernistic styles
include the Glen Huntington Arms (local landmark 90-3), and the Thornton House
(local landmark 94-4).
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 717 17th St. meets environmental significance under criteria
2 and 5.
1. Site Characteristics: The house is located on the west side of 17th Street between
Cascade Avenue and Baseline Road. The site does not feature notable planned or
natural site features.
Agenda Item # 6A Page 38
2. Compatibility with Site: Residential Character
Elaboration: The house remains compatible with its site and the surrounding
neighborhood in terms of scale, massing and location.
3. Geographic Importance: None observed.
4. Environmental Appropriateness: The property is complementary to its surroundings
and is carefully situated on its site.
5. Area Integrity: This section of 17th Street is located within the identified potential
University Hill Historic District and generally retains its scale and character.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
This house has elements of the Moderne and International type, and follows the
established building pattern in terms of massing, scale and location. The house
contributes to the neighborhood’s eclectic mix of building styles built at various time
periods. The property is located in the identified potential University Hill Historic
District, which retains its historic residential character.
CRITERION 3: CONDITION OF THE BUILDING
Signs of deterioration are evident in the crumbling tile, particularly on the west side of
the building. The applicant’s representative has submitted a letter outlining the
alterations and conditions of the building. It states that due to the flat roof design,
leaking was evident in 1966 and the roof above the garage was altered from a flat roof to
a shed roof. Additionally, there are cracks on the west elevation, particularly around the
sliding glass door. See Attachment F: Applicant Materials. The applicant’s representative
has indicated that they are planning to submit a structural report by the Feb. 3
Landmarks Board meeting.
Staff considers that additional time is needed to assess the condition of the building.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
No information has been submitted regarding the cost of restoration or repair. The
applicant’s letter states that the building will need to be remediated for mold. See
Attachment F: Applicant Materials. The applicant’s representative has indicated that they
are planning to submit a cost estimate by the Feb. 3 Landmarks Board meeting.
Staff considers that additional time is needed to review this information.
Agenda Item # 6A Page 39
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
THE BOARD’S DECISION:
If the Landmarks Board finds that the building to be demolished does not have
significance under the criteria set forth in section 9-11-23(f), B.R.C. 1981, the city manager
shall issue a demolition permit.
If the Landmarks Board finds that the building to be demolished may have significance
under the criteria set forth above, the application shall be suspended for a period not to
exceed 180 days from the date the permit application was accepted by the city manager
as complete in order to provide the time necessary to consider alternatives to the
demolition of the building. Section 9-11-23(h), B.R.C. 1981. A 180-day stay period
would expire on July 3, 2016.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the house and accessory buildings at 717 17th St. is appropriate
based on the criteria set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The property may be eligible for individual landmark designation based upon its
historic and architectural significance;
2. The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3. It has not been demonstrated to be impractical or economically unfeasible to
rehabilitate the building.
ATTACHMENTS:
Attachment A: Current Photographs
Attachment B: Boulder County Tax Assessor Card c. 1956
Attachment C: Historic Building Inventory Form
Attachment D: Deed & Directory Research
Attachment E: Significance Criteria for Individual Landmarks
Attachment F: Applicant’s Materials.
Agenda Item # 6A Page 40
Attachment A: Current Photographs
Photo 1. East elevation (façade), 717 17th St., 2016.
Agenda Item # 6A Page 41
Photo 2. East elevation, attached garage, 717 17th St., 2016.
Photo 3. Detail of window at southeast corner of east elevation, 717 17th St., 2015.
Photo 4. East Elevation, front door, 717 17th St., 2015.
Agenda Item # 6A Page 42
Photo 4. North elevation, 717 17th St., 2015.
Photo 5. South elevation, 717 17th St., 2015. Detail of existing original window, 2016.
Agenda Item # 6A Page 43
Photo 6. West elevation, detail of deterioration of tile, 717 17th St., 2015.
Photo 7. Detail of deteriorated tile, 717 17th St., 2015.
Agenda Item # 6A Page 44
Photo 8. West elevation, detail of deteriorated tile, 717 17th St., 2015.
Photo 9. West elevation, 717 17th St., 2015.
Agenda Item # 6A Page 45
Photo 10. Stone accessory building, east elevation, 2015.
Photo 11. View facing north along alley, stone garage visible at right of photo, 2016.
Agenda Item # 6A Page 46
Photo 12. View of Stone Accessory Building on Adjacent Property, 711 17th St., 2016
Photo 13. Tax Assessor Photograph of Adjacent House, 711 17th St., c.1940.
House and Garage on Adjacent Lot (711 17th St.) feature stone similar to stone accessory building
at 717 17th St.
Agenda Item # 6A Page 47
Attachment B: Boulder County Tax Assessor Card c. 1943-1954
Agenda Item # 6A Page 48
Agenda Item # 6A Page 49
Tax Assessor Card Photo, c. 1940-1949.
Agenda Item # 6A Page 50
Attachment C: Historic Building Inventory Form
Agenda Item # 6A Page 51
Agenda Item # 6A Page 52
Photo from Historic Building Inventory Record, 1992.
Agenda Item # 6A Page 53
Attachment D: Deed & Directory Research
Owner (Deeds) Date Occupant(s)/Directory
Northern
Colorado
Investment Co.
1927
Bessie Wilson
1927-1939
Constructed 1939
Nicolai Blystad
1939-1944
1940 *first appears Vacant
1943 Vacant
Leonard N.
Blystad
1944
William L. &
Katharine Hull
1944-1947
1946 William (CU professor) and Katherine,
owner.
John M. & Helen
Q. Longway
1947-1949
1949 John (CU student) & Helen
Samuel H. &
Florence L.
McKee
1949-1951
1951 S.H. & Florence McKee, no occ. Listed
Addison & Marie
Hill Talbott
1951-1958
1953 Addison (Writer) & Marie Talbott
1955 “
Marie Hill Talbott
1958-1967
1958 Mrs. Addison Talbott
1967 “
Dorothy P. Hill
1967
Graziana
Lazzarino
1967-2011
1968 Luigi Romea
1969 Graziana Lazzarino
Lazzarino Living
Trust
2011-present
Agenda Item # 6A Page 54
Attachment E: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. The
purpose of the ordinance is the preservation of the City’s permitted cultural, historic,
and architectural heritage. The Landmarks Board is permitted by the ordinance to adopt
rules and regulations as it deems necessary for its own organization and procedures.
The following Significance Criteria have been adopted by the board to help evaluate
each potential designation in a consistent and equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be
the site of a historic, or prehistoric event that had an effect upon society; or exemplify the
cultural, political, economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age
of the structure.
Association with Historical Persons or Events: This association could be national, state,
or local.
Distinction in the Development of the Community of Boulder: This is most applicable to
an institution (religious, educational, civic, etc) or business structure, though in some
cases residences might qualify. It stresses the importance of preserving those places
which demonstrate the growth during different time spans in the history of Boulder, in
order to maintain an awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder
Historical Society, local historians (Barker, Crossen, Frink, Gladden, Paddock,
Schooland, etc), State Historical Society, The Improvement of Boulder, Colorado by F.L.
Olmsted, or others in published form as having historic interest and value.
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder,
known nationally, state-wide, or locally, and perhaps whose work has influenced later
Agenda Item # 6A Page 55
development; contain elements of architectural design, detail, materials or craftsmanship
which represent a significant innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural
period/style, i.e.: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The
History of Architectural Style (Marcus/Wiffin), Architecture in San Francisco (Gebhard
et al), History of Architecture (Fletcher), Architecture/Colorado, and any other published
source of universal or local analysis of a style.
Architect or Builder of Prominence: A good example of the work of an architect or
builder who is recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent
visual quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship
that are representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder
area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community
by the protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or
other qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental
importance and continuity of an existing condition, although taken singularly or out of
context might not qualify under other criteria.
Agenda Item # 6A Page 56
Attachment F: Applicant’s Materials
Agenda Item # 6A Page 57