Item 5D - 3900 Orange Ct
Agenda Item 5D - Page 1
M E M O R A N D U M
October 5, 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
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
a building and accessory building located at 3900 Orange Ct., non-
landmarked buildings over 50 years old, pursuant to Section 9-11-23
of the Boulder Revised Code (HIS2016-00229).
STATISTICS:
1. Site: 3900 Orange Ct.
2. Date of Construction: c. 1940
3. Zoning: RL-2
4. Existing House Size: 895 sq. ft. (main), 290 sq. ft. (accessory)
5. Lot Size: 123,101 sq. ft. (approx.)
6. Owner/Applicant: Jarrow Montessori School / Michael Girodo
STAFF RECOMMENDATION
Planning, Housing and Sustainability (PH&S) staff recommends that the Landmarks
Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the house and accessory buildings
located at 3900 Orange Ct., 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 explore alternatives to demolition.
A 180-day stay period would expire on January 31, 2017.
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
Planning, Housing and Sustainability (PH&S) staff for review, approval and recording
with Carnegie Library:
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1. A site plan showing the location of all existing improvements on the subject
property; and
2. Color medium format archival quality photographs of the interior and exterior of
the house.
EXECUTIVE SUMMARY
On July 13, 2016 the Planning Housing & Sustainability (PH&S) Department received a
demolition permit application for two buildings at 3900 Orange Ct. The buildings are not
located within a historic district, but are over 50 years old. The action proposed meets
the definition of demolition found in Section 9-16-1 of the Boulder Revised Code 1981.
On July 20, 2016, 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 (August 4, 2016, when the Landmarks Board fee was paid) and expire on
January 31, 2016. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION
The approximately 895 sq. ft. house and its 290 sq. ft. accessory building are part of the
123,101 sq. ft. campus of the Jarrow Montessori School, located on Orange Court, near
the intersection of Broadway Street and Poplar Avenue in Boulder. It is not located
within a designated or potential historic district.
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Figure 1. Location Map showing 3900 Orange Ct.
Figure 2. East (front) elevation, 2016
House:
The stone building features a cross-gable plan with clipped gable ends with field stone
walls that are infilled with wide lap siding. A picture window flanked by 2-over-2
double hung windows is located on the gable end of the east face, with a low, stone
planter located beneath the window. The entrance is located in the center of the building
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at the east, facing Broadway Street, with a non-historic single light door and is recessed
from the front wall. A two-over-two, double hung window is located near the northeast
corner of the building.
Figure 3. South (side) elevation, 2016
The south elevation features three window openings. The two openings in the stone
portion have concrete sills.
Figure 4. West (rear) elevation, 2016
The west (rear) addition features clipped gable and gable ends. The windows on the
gable portion appear to have been replaced, including a large picture window and
smaller vinyl windows.
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Accessory Building:
Located just west of the house, the 290 sq. ft. accessory building is also constructed of
stone with portions sheathed with lap siding. L-shaped in plan, this diminutive building
has a cross gable roof that is sheathed in asphalt shingles.
Figure 5. Accessory Building, South Elevation, 2016
While in good condition, all of the doors and windows on the accessory building appear
to have replaced in the recent past.
Figure 6. Accessory Building, North Elevation, 2016
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Figure 7. 3900 Orange Ct., Tax Assessor Card, c. 1949.
Alterations
The buildings appear to be largely intact in form to their original construction. The main
door on the former residence has been replaced, as well as a window on the north
elevation.
The windows and doors on the accessory buildings have been replaced. The openings
appear to be original.
Condition
The applicant has noted that asbestos mitigation will be required on this property. No
further indication of the condition of the building has been received to date. See
Attachment F: Applicant’s Materials.
Cost of Repair or Restoration
The applicant estimates a cost of $300,000 to abate hazardous materials in the main
house. See Attachment F: Applicant’s Materials.
PROPERTY HISTORY
Until 1920, the property was part of the considerable estate of Zena A. Whitely and
Hortense Whiteley Hellems, who were sisters and prominent Boulder citizens. Their
house at 1709 Pine Street (Whiteley-Hellems House), was designated an individual
landmark by City of Boulder in 1978. Zena and Hortense were born in Georgia, and
arrived in Boulder with their family in 1877. Both attended the University of Colorado,
Hortense graduating in 1891 and Zena in 1892. Hortense taught Greek and Latin at the
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State Preparatory School, (later becoming Boulder High School). In 1902, she married F.
B. R. Hellems, who was dean of the University of Colorado College of Liberal Arts from
1899 to 1929, and acting president of the university for most of 1928. She was killed in a
car accident in 1922, four years after which F. B. R. Hellems remarried to his sister-in-law
Zena. Zena Whitely died in 1958.1
The Whitely sisters sold the property to the Consolidated Realty and Investment Co. in
1920 who held the property until 1939, when it was sold to L. J. Schaefer, a miner and
laborer. Well outside the city at the time, Schaefer likely constructed the first house on
the site. In 1945 L.J. and his wife Ella sold the property to Victor C. and Julia L. Roth,
who, the next year, sold it to Howard L. and Doris O. Jones. The Joneses lived on the
property from 1947 to 1961, the longest term residents.2
Howard L. Jones was the son of Cyrus and Nannetta Goodban Jones.3 He was born in
Cortland, Nebraska on June 7, 1912, and married Doris O. Lundy on April 12, 1936, in
Colorado Springs.4 Howard obtained a position with National Bureau of Standards in
1946, and purchased the property, then addressed as 4247 Broadway Street, the same
year5. Jones was a carpenter, and had established Jones Screen Co. in a workshop on the
property by 1951.
Figure 8. Assessor’s photo of the Jones Screen Co., c 1949.
1 City of Boulder Planning Department, “Landmark Designation Memorandum: 1709 Pine Street.” City of Boulder,
July 5, 1978.
2 Polk City Directories and Boulder County Public Property Records.
3 Daily Camera, “Obituaries: Howard L. Jones.” July 14, 1985. Boulder Carnegie Library.
4 Ibid.
5 Ibid.
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A 1951 Daily Camera article noted that his workshop was, “…equipped with all the
necessary modern power tools and labor saving machinery for the production of
window and door screens, storm doors and windows and sash that is the equal of any
on the market…”6 While running this business, Jones continued to work at the National
Bureau of Standards (later NIST) until his retirement in 1966.7 He and Doris had two
sons and one daughter.8 The Joneses sold this house to Dorothy F. Bailey in 1961.
Howard Jones died in Black Canyon City, Arizona, on July 6, 1985.9
Dorothy Bailey lived on the property from 1961 to 1965 likely moving here following her
1961 divorce from Clifford E. Fernald. She started TLC (Tender Loving Care) Children’s
Ranch, a nursery school, in the stone house soon after. She married Jesse W. Lofquist
sometime around 1963, when the property was transferred to joint tenancy under their
names. Between them, the couple had five children: Tom, Penelope, Michael, Kenneth,
and Pamela. Tom and Penelope were 16 that year, and Pamela, the youngest, was 10.
The Lofquists sparked a highly publicized and hard fought conflict with Boulder County
Schools when, in the winter of 1963-64, they withdrew their five children from school. At
the time, attendance at an officially approved public, private, or parochial school was
mandatory for children under the age of 16 in Colorado, and the Lofquist’s attempt to
school their children in their house through TLC Ranch caused the Boulder Valley
School District request the county court to issue an order mandating the reenrollment of
the Lofquist children. Jesse Lofquist, an ardent critic of the U.S. public education system,
went to extreme measures to fight this order hiring a certified teacher to tutor the
children in at his home, which the court indicated was an acceptable solution. However,
the tutor soon resigned.
The Lofquists continued to keep their kids out of standard schooling, and, as a result,
Jesse Lofquist was arrested on the night of January 22, 1965, on charges of contempt of
court. He posted bail the following morning, and proceeded to purchase a Volkswagen
bus, convert it into a mobile home and school, and fled the state to Cheyenne, Wyoming,
indicating they intended to dispose of their property in Boulder as soon as they could.
Since the children were no longer within the state, the county court decided the
contempt of court charges were no longer necessary, though they retained an order
stating that the Lofquist children would again face mandatory attendance if they
returned to the state.
6 Daily Camera, “Homeworkshop Club Sees Fine Carpenter Shop.” April 14, 1951. Boulder Carnegie Library.
7 Daily Camera, July 14, 1985.
8 Ibid.
9 Ibid.
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The Lofquists subsequently returned to Boulder renaming the TLC as an Independent
School, claiming it was a valid private school where they enrolled their children in the
fall of 1965. State inspectors visited the home school on October 8, 1965, and found that it
did not meet minimum educational standards. Boulder Daily Camera clippings file do
not record what the Lofquist’s response was, but they evidently again left the area,
selling their house to the newly formed Jarrow Montessori School in January of 196610.
The Jarrow School has operated at this location, expanding the campus over the last fifty
years. The mission statement of the school is to “nurture the development of the whole
child through quality Montessori education. Our community supports each child’s joyful
discovery of self in the journey to becoming a confident lifelong learner and
compassionate citizen.”11
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:
(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:
10 “Jesse Lofquist.” Boulder Carnegie Library, Daily Camera Clipping Archive.
11 Jarrow Montessori School. http://jarrow.org/mission-philosophy/
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Summary: The main house located at 3900 Orange Ct. meets historic significance under
criteria 1 and 4.
1. Date of Construction: c. 1940.
Elaboration: The tax assessor card and the historic building inventory form indicate the
property was constructed in 1940.
2. Association with Persons or Events: Howard L. and Doris O. Jones
Elaboration: The Joneses lived at the property from 1945 until 1961. Howard Jones
worked at the National Bureau of Standards and was a carpenter, operating a screen
shop at the property beginning in 1951. While interesting, the Joneses are not
considered to be significant historic persons on the local, state or national level.
3. Development of the Community: North Boulder
Elaboration: Constructed in 1940, the house and accessory building at 3900 Orange
Ct. are relatively early residential buildings in North Boulder and indicative of the
development patterns of the largely rural area after WW II.
4. Recognition by Authorities: Historic Building Inventory Form, 1995
Elaboration: The property was surveyed in 1995 and was found to be in good
condition with minor alterations, including replacement of wide lap siding on upper
walls and the construction of a deck facing the entrance. The survey states the
building represents a type, period or method of construction, “This house is
representative of the Bungalow style, as reflected in the stone, wood and stucco
walls; double-hung windows; and enhanced porch.” See Attachment C: Historic
Building Inventory Form.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 3900 Orange Ct. meets historic significance under criteria 1
and 5.
1. Recognized Period or Style: Bungalow style
Elaboration: The main house has elements of very modest Craftsman Bungalow
design, including the use of local materials, low pitched roof with wide overhanging
eaves, clipped gables, half-timbering, and double-hung windows.
2. Architect or Builder of Prominence: None Observed.
3. Artistic Merit: None Observed.
4. Example of the Uncommon: Early residential buildings
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Elaboration: Constructed in 1940, the house and accessory building at 3900 Orange
Ct. are relatively early residential buildings in North Boulder and indicative of the
development patterns of the largely rural area.
5. Indigenous Qualities: Field Stone
Elaboration: Both the house and the accessory building are constructed of local
fieldstone.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 3900 Orange Ct. does not meet any criteria under
environmental significance.
1. Site Characteristics: None Observed
Elaboration: The once-residential property has been incorporated into a school
campus. The house does not retain its historic, rural residential character. The
property does not have characteristics of high quality planned or natural vegetation.
2. Compatibility with Site: None Observed.
3. Geographic Importance: None Observed
4. Environmental Appropriateness: Complementary Setting
Elaboration: The building is complementary to its setting.
5. Area Integrity: None Observed.
Elaboration: The property is not located in a designated or potential historic district.
The area around this location developed mainly in the second half of the twentieth
century, with multi-family units and residential buildings.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
Constructed in 1940, the house and accessory building at 3900 Orange Ct. are relatively
early residential buildings in North Boulder and are indicative of the development
patterns of the, then, largely rural area. The buildings themselves remain relatively
intact, but the character of the surrounding area has changed considerably.
CRITERION 3: CONDITION OF THE BUILDING
The applicant has submitted information on the condition of the building, indicating that
the buildings are in good condition. Recent testing has revealed asbestos on the interior,
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including duct wrap, joint compound, surface texture compound, and flooring materials.
Exterior materials were not tested but may also contain asbestos. The applicant found
the buildings to be in good condition, however, there are concerns with lead paint and
thermal performance of the windows. Some of the stone is chipped, and the mortar is
deteriorated in places. Extensive repointing may be needed. See Attachment F: Applicant’s
Materials.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The applicant estimates a cost of $300,000 for abatement of hazardous materials. This
would not include additional costs that may be found during the course of the work. The
applicant estimates that new construction of the same floor area would be approximately
$400,000. See Attachment F: Applicant’s Materials.
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
While somewhat altered over the years, staff considers that both buildings are
substantially intact to their original c.1940 construction and are historically and
architecturally significant when evaluated against the Landmark Boards Criteria for
evaluation. The historic setting of the property has changed considerably as the Jarrow
School has evolved since 1966. For this reason, staff does not consider the buildings or
property to have environmental significance.
Staff considers imposing a stay-of-demolition to explore integration of the stone house
and accessory building into the redevelopment of the property (including analysis of
hazardous material abatement options) appropriate given the observed architectural and
historic significance of the property.
THE BOARD’S DECISION:
If the Landmarks Board finds that the buildings to be demolished do 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 buildings 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
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demolition of the building. Section 9-11-23(h), B.R.C. 1981. A 180-day stay period
would expire on January 31, 2016.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the buildings at 3900 Orange Ct. is appropriate based on the
criteria set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The two stone buildings may be eligible for individual landmark designation
based upon their architectural and historic significance;
2. The buildings may contribute to the character of the neighborhood as an intact
representative resources 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. 1946
Attachment C: Historic Building Inventory Form
Attachment D: Deed & Directory Research
Attachment E: Significance Criteria for Individual Landmarks
Attachment F: Applicant’s Materials
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Attachment A: Current Photographs
East (front) elevation, 2016
West (rear) elevation, 2016
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South (side) elevation, 2016
North (side) elevation, 2016
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Accessory Building, South Elevation, 2016
Accessory Building, North Elevation, 2016
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Attachment B: Boulder County Tax Assessor Card c. 1946
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Attachment C: Historic Building Inventory Form
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Photo from Historic Building Inventory Record, 1988.
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Attachment D: Deed & Directory Research
Owner (Deeds) Date Occupant(s)/Directory
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
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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
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.
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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.
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Attachment F: Applicant’s Materials
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