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.
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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
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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:
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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:
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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.
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1580 Cress Ct., Northeast Corner, 2016.
1580 Cress Ct., West Elevation, 2016.
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Attachment B: Boulder County Tax Assessor Card c. 1946
Agenda Item 5C - Page 17
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Tax Assessor Photograph, 1960
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Tax Assessor Card for 1560 Cress Ct., c.1949 – 1961
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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.
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Attachment C: Historic Building Inventory Form
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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.
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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.
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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.