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Item 5C - 1580 Cress CtAgenda Item 5C - Page 1 M E M O R A N D U M December 7, 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 for the building located at 1580 Cress Ct., a non-landmarked building over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised Code 1981 (HIS2016-00271). STATISTICS: 1. Site: 1580 Cress Ct. 2. Date of Construction: 1937 3. Zoning: RE (Rural Estate) 4. Existing House Size: 2,193 sq. ft. (approx.) 5. Lot Size: 22,109 sq. ft. (approx.) 6. Owner/Applicant: Donald Hackstaff STAFF RECOMMENDATION The Planning, Housing and Sustainability (PH&S) staff recommends that the Landmarks Board adopt the following motion: I move that the Landmarks Board approve the demolition permit application for the building located at 1580 Cress Ct. finding that, due to a lack of architectural, historic or environmental significance, the property is not eligible for landmark designation, and adopt the staff memorandum dated December 7, 2016, as the findings of the board. The Landmarks Board recommends that prior to issuance of the demolition permit, staff require the applicant to submit to CP&S staff for 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 buildings depicting existing conditions, fully annotated with architectural details and materials indicated on the plans. Agenda Item 5C - Page 2 3. Archival quality color photographs of the exterior of the building, including at least one photograph of each side. Should the board choose to issue a stay-of-demolition, a 180-day stay period would expire on April 18, 2017. If the board chooses to place a stay of demolition on the application, staff recommends the following motion language: I move that the Landmarks Board issue a stay of demolition for the building located at 1580 Cress Ct., for a period not to exceed 180 days from the day the permit application was accepted by the city manager, findings listed below, in order to explore alternatives to demolition of the building. 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. EXECUTIVE SUMMARY On August 19, 2016 the Planning Housing & Sustainability (PH&S) Department received a demolition permit application for the building at 1580 Cress Ct. The building is not located within a historic district, but is over 50 years old. The action proposed (full demolition) meets the definition of demolition found in Section 9-16-1 of the Boulder Revised Code 1981. On August 26, 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 require 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 to provide the time Agenda Item 5C - Page 3 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 (October 20, 2016, when the Landmarks Board fee was paid) and expire on April 18, 2017. Section 9-11-23 (g) and (h), B.R.C. 1981. DESCRIPTION The approximately 22,110 square foot property is located on Cress Court, south of Norwood Avenue and east of Broadway. The property slopes from Cress Court to the house, and then the topography steps to the south by means of a stone retaining wall. The approximately 2,193 sq. ft. building is oriented to the south, away from its modern access via Cress Court. A two-car garage, constructed in 1982, is the most visible site feature from the street. Due to the topography of the site and the orientation of the building, only the low, gable roof of the house is visible from Cress Ct. The property is not located in an identified potential historic district. Figure 1. Location Map, 1580 Cress Ct. Figure 2. 1580 Cress Ct., As Viewed from Cress Court, 2016. Agenda Item 5C - Page 4 Figure 3. 1580 Cress Ct., South Elevation, 2016. The L-shaped building has a shallow pitched gable roof on the western portion, a shallow hipped roof on the eastern portion and is of frame construction clad in local stone. The south elevation, originally the façade when the building was accessed from Meadow Avenue, is unadorned with the exception of the window and door openings. A large picture window is located near the southwest corner of the building, with a pedestrian door located to the east. Two smaller window openings are also located on this elevation of the building. The eastern portion of the building steps to the north, and features a random pattern of window openings. A second pedestrian door with a concrete stoop is located near the intersection of the hip and gable roofs. The stones are laid in a soldier course above the opening on the hip roof portion of the building, and above the window on the east elevation of the gable portion. This is the extent of the architectural detailing on this otherwise modest building. Agenda Item 5C - Page 5 Figure 4. 1580 Cress Ct., West Elevation, 2016. The west elevation features a low gable roof, flanked by two windows. The stones above the openings on the west elevation are also vertically aligned. A concrete walk wraps around this elevation. Figure 5. 1580 Cress Ct., East Elevation, 2016. A fourth door is located on the east elevation, and is accessed by concrete steps. Two smaller, square windows flank this entrance. Figure 6. 1580 Cress Ct., Northeast Corner, 2016. Agenda Item 5C - Page 6 The north elevation features smaller casement windows and is otherwise unadorned. A portion of this elevation is clad in shingles. All windows and doors appear to have been replaced. The applicant notes they were changed in the 1990s. Figure 7. 1580 Cress Ct., Non-historic Garage, facing south, 2016. A two-car, frame, gabled roof garage is located north of the main house. The demolition of the garage would not require historic preservation review as it was constructed in 1981. Fronting onto Cress Ct., the garage is accessed by a concrete driveway. It is clad in wide, wood siding with teal trim on its north elevation, and unpainted, narrower wood siding on its east side. A gravel parking area is located along the north elevation. The site has been divided into two flattened terraces. The north terrace is a grassy lawn, while the south terrace is the site of the house and another flat, grassy lawn to its south. The north terrace is held by a retaining wall of large, native sandstone boulders, while the south is retained by a large berm, the sides of which are covered in loose stone rubble. The retaining wall was constructed in the 1990s. Mature vegetation is located along the south and west property lines. Agenda Item 5C - Page 7 Figure 8. Southwest corner, county assessor’s photo, c. 1960. Image courtesy Boulder Carnegie Library. Alterations The building retains its overall form and materiality while the windows, originally divided light, and doors were replaced in the 1990s. The owners believe the building was converted from its agricultural use into a duplex in the mid-1950s. The garage was constructed in 1982. Condition No information on the condition of the property has been received. Externally, the house appears to be in good condition. Cost of Repair or Restoration The applicant has not submitted information on the cost of repair or restoration. PROPERTY HISTORY The building currently addressed as 1580 Cress Ct. was originally constructed as part of an agricultural complex at 1400 Meadow Ave. The main house, constructed in 1937, was a two-story stone house with a clipped gable roof which was subsequently added to in multiple phases and in 2013, a demolition permit application was approved for the building. Other buildings on the property appear to have included a one-story frame building with a metal roof, and the subject building. Agenda Item 5C - Page 8 Figure 9. 1400 Meadow Ave. (1560 Cress Ct.), Tax Assessor Card, c. 1950. The 1987 Historic Building Inventory Form for the property notes that the building at 1580 Cress Ct. was used as a honey house for a bee farm operated by O. G. Warne.1 Oliver and Ethel Warne resided at 1560 Cress Ct. (see Figure 9) from about 1938 until 1973. In 1964, they created the Warne subdivision, dividing the farm into eleven residential lots. The subject building at 1580 Cress Ct. was converted into a duplex (likely in the mid-1950s) and continues to be utilized as a rental today. Oliver Warne appears to have purchased the subject property around 1944. He and Ethel reportedly resided in the main house and used the one-story 1937 stone building to keep bees. Oliver is first listed in the city directories as a beekeeper in 1956. His brother, Ralph, is listed as an apiarist (beekeeper) in the 1940 census. Warne’s obituary notes in 1967 that “he had operated a beekeeping business here for many years.” Warne platted the Warne Subdivision in 1964. It includes eleven properties (Lots 1-11, Warne Subdivision). Two properties face Norwood Avenue, and nine are oriented around Cress Court. Warne passed away in 1967. Oliver G. Warne was born on May 4, 1897, in Galaton, Pennsylvania to Lee and Maynie Warne.2 He spent his early life in New York and later Oklahoma, coming to Boulder in 1921 with his parents.3 He served in the U.S. Navy during World War I. In 1930, the 1 Simmons, R.L. and T. H. Simmons, “Boulder Survey of Historic Places, Scattered Resources, 1995.” City of Boulder, 1995. 2 Selective Service System, World War I Selective Service System Draft Registration Cards, 1917-1918. United States, 1918. Ancestry.com. 3 Oliver Warne Dies Following Brief Illness. Daily Camera. 10 October 1967. Agenda Item 5C - Page 9 Warnes resided on a farm at 3050 12th St. (Broadway) with their children Oliver, Ralph, Bart, Esther and Wesley. Oliver and Lee both worked as house painters. Oliver and Ethel Isabella Hynd married in the study of the Presbyterian Church on December 27, 1941. The Daily Camera reported that the bride wore a “street length dress of blue wool with matching accessories…her corsage was of orchids.”4 Ethel Hynd was born May 2, 1900 in Kay County, Oklahoma.5 She attended the Oklahoma Agricultural and Mechanical college in Stillwater. In 1940, Ethel lived with her Scottish uncle, James Hynd, at 1040 14th St. in Boulder. Her aunt, Isabella Lawson Hynd, was a landscape painter, whose “canvasses hung in some of the prominent homes of the intermountain region.”6 Ethel died at the age of 73 in a car accident at Highway 287 and Lookout Road. At the time, she lived at 1560 Cress Ct. with her siblings, Robert and Julia. The Warnes did not have children. In 1973, Ethel Warne sold the property to Jack and Patricia Ann Lacy. The Lacy LLC retains ownership today. 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) of this section, the board may not consider deterioration caused by unreasonable neglect.” As detailed below, while the property meets some of the criteria for landmark designation, staff does not consider this property potentially eligible for designation as an individual landmark. 4 Ethel Hynd and Oliver Warne Married Saturday. Daily Camera. 27 December 1941 5 Ibid. 6 Miss Isabella Lawson. Carnegie Branch Library. Agenda Item 5C - Page 10 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 building located at 1580 Cress Ct. meets historic significance under criterion 1. 1. Date of Construction: 1937 Elaboration: The Historic Building Inventory records a construction date of 1937, based on the Boulder County Assessor records. 2. Association with Persons or Events: Oliver and Ethel Warne Elaboration: Oliver and Ethel resided in the house at 1560 Cress Ct. and reportedly utilized the building at 1580 Cress Ct. in their bee keeping operations. Oliver Warne platted the Warne Subdivision in 1964. While interesting, staff does not consider the Warnes to be of local, state or national significance. 3. Development of the Community: Agriculture Elaboration: The building at 1580 Cress Ct. was constructed as part of an agricultural complex in 1937 and was likely converted to a duplex in the mid-1950s. North Boulder remained largely rural in character through the 1950s, when area began to be annexed into city limits. The farm was subdivided in 1964 and all other buildings associated with the farm have since been demolished. The agricultural character of the property no longer remains. 4. Recognition by Authorities: 1995 Scattered Resources Survey Elaboration: The 1995 Historic Resources Survey noted that, although altered, the building reflects vernacular masonry agricultural building construction and is notable for its use of native stone. ARCHITECTURAL SIGNIFICANCE: Summary: The building located at 1580 Cress Ct. meets historic significance under criteria 1 and 5. 1. Recognized Period or Style: Vernacular Masonry Elaboration: The low, one-story building reflects vernacular masonry agricultural building construction. 2. Architect or Builder of Prominence: Unknown Agenda Item 5C - Page 11 3. Artistic Merit: None observed. 4. Example of the Uncommon: Agricultural Property Elaboration: The building is associated with Boulder’s early agricultural past, and is unusual as an agricultural building that was later converted to living space. However, due to the development of the property following its subdivision in 1964, staff considers that the property no longer retains its agricultural character. 5. Indigenous Qualities: Native Stone. Elaboration: The building utilizes native stone cladding in its design. ENVIRONMENTAL SIGNIFICANCE: Summary: The house located at 1580 Cress Ct. meets environmental significance under criteria 2. 1. Site Characteristics: Terraced Landscape Elaboration: The building is sited on a sloping lot with an excellent vista across Boulder. The site features a series of terraced lawns, initiated in the 1990s. 2. Compatibility with Site: Scale, massing and placement Elaboration: The building was constructed when the property was accessed from the south by Meadows Avenue. The scale and massing does not overwhelm the site. 3. Geographic Importance: None Observed. Elaboration: The building is minimally visible from the public right of way and is not a familiar visual landmark of the community. 4. Environmental Appropriateness: None Observed. Elaboration: The surrounding character was significantly changed following the subdivision of the property in 1964. The surrounding buildings were largely constructed in the 1970s and staff considers that is does not retain historic agricultural character. 5. Area Integrity: None Observed Elaboration: The property is not located in a potential or designated historic district. The former agricultural property is today surrounded by residential development that was largely constructed in the last 40 years. CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD: Agenda Item 5C - Page 12 The building at 1580 Cress Ct. was constructed around 1937 as part of an agricultural complex. North Boulder remained largely agricultural until the mid-1950s when this area began to be annexed into the city of Boulder. The Warnes subdivided their farm in 1964, creating the Warne Subdivision, comprised of eleven residential properties. Two are oriented toward Norwood Avenue and nine face Cress Court, and were constructed between 1959 and 2015. The original farmhouse at 1560 Cress Ct. was approved for demolition in 2013 due to a loss of architectural integrity through the construction of many additions. The building at 1580 Cress Ct. remains as an early tie to the property’s agricultural history, but staff considers that due to a loss of the property’s agricultural character, the building is not eligible for individual landmark designation. CRITERION 3: CONDITION OF THE BUILDING No details concerning the condition of the building were submitted as part of this application. The building appears to be in good condition. CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR: No estimate of the cost of restoration or repair has been made. 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 April 18, 2017. FINDINGS: Staff recommends that the Landmarks Board adopt the following findings: Agenda Item 5C - Page 13 Issuance of a demolition permit for the building at 1580 Cress Ct. is appropriate based on the criteria set forth in Section 9-11-23(f), B.R.C. 1981 in that: 1. The building does not possess strong historic, architectural or environmental significance; 2. The property has lost its historic relationship to the neighborhood due to subdivision of the property in 1964 and subsequent development of the area; reorientation of the access to the property from the south (Meadows Ave.) to the north (Cress Ct.); and demolition of the primary house in 2013. 3. The building will be thoroughly documented through Historic American Building Survey Level II recordation. 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 Agenda Item 5C - Page 14 Attachment A: Current Photographs 1580 Cress Ct., South Elevation, 2016 1580 Cress Ct., Southeast Corner, 2016. Agenda Item 5C - Page 15 1580 Cress Ct., Northeast Corner, 2016. 1580 Cress Ct., West Elevation, 2016. Agenda Item 5C - Page 16 Attachment B: Boulder County Tax Assessor Card c. 1946 Agenda Item 5C - Page 17 Agenda Item 5C - Page 18 Tax Assessor Photograph, 1960 Agenda Item 5C - Page 19 Tax Assessor Card for 1560 Cress Ct., c.1949 – 1961 Agenda Item 5C - Page 20 Tax Assessor Card for 1560 Cress Ct., c.1949 – 1961 Agenda Item 5C - Page 21 1560 Cress Ct., Tax Assessor Photograph, c. 1949. 1560 Cress Ct., Tax Assessor Photograph, c. 1949. Agenda Item 5C - Page 22 Attachment C: Historic Building Inventory Form Agenda Item 5C - Page 23 Agenda Item 5C - Page 24 Attachment D: Deed & Directory Research Owner (Deeds) Date Occupant(s)/Directory House Constructed 1937 1938 O. G. Warne (Resided at 1400 Meadows/1560 Cress Ct.) 1944 Agricultural use Oliver and Ethel Warne, Beekeepers 1956 Warne By 1960 Converted to duplex Oliver G. Warne (owner); Gene R. Sellmer (owner); Warne Bee Farms 1965 Jack and Patricia Ann Lacy 1972 William A. Pennyington 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. Agenda Item 5C - Page 25 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 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. Agenda Item 5C - Page 26 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.