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HomeMy WebLinkAbout6 - Update MemoFebruary 2nd, 2005 TO: Landmarks Preservation Advisory Boazd FROM: James Hewat, Bohdy Hedgcock SUBJECT: Update Memo Highland Lawn Historic District A letter was sent to all property owners by certified mail describing what actions were taken by the Board at their January meeting and the implications of that action (see attached letter). Two volunteers have offered to assist in the development supplemental design guidelines. Staff will prepare a set of draft guidelines and has distributed them to the neighborhood. Another meeting will be scheduled in the next several weeks to give the neighborhood to review and comment on the draR supplemenfal guidelines. Anothec letter, requesting a response as to whether the property owner supports or objects to the designation will be mailed following this meeting. The public hearing on this item is scheduled for March 2"d, 2005, at which time the Board may recommend, recommend with modifications, or not recommend the designation. ARTICLES AND INFORMATION: '~Hannah Connell Barker and Her House in Boulder, Colorado" by Willa Johnson The house at 800 Arapahoe is considered potentially eligible for landmark designation. Staff has initiated contact with the property owner in the hopes of encouraging the rehabilitation of this significant building. "Non-Architect Designed Buildings in Boulder,1928-1960." A preliminary pictorial survey of buildings in Boulder from the recent past. Preservation Commission Training Announcement - Colorado Historical Society At least one Board member is required to attend a training session each year. There will be additional opportunities, however, anyone wishing to attend this session in Brighton is welcome to. "Landmark Futures" by Dwight Young, from Preservation Magazine Article addressing the role preservationists should take in promoting and encouraging high-quality new construction. Letter from Historic Boulder regarding the Arnett-Fullen House As you likely know, the Historic Boulder Board has elected to move forward with selling the Arnett-Fullen House. The attached letter describes some of the issues and concerns raised in selling this landmarked property. Boulder County Historic Preservation Advisory Board Agenda - January 2005 "Contractor Licensing Curtails Preservation Violations in Aspea" by Amy Guthrie, from Forum News, Jan/Feb 2005 Recent article regarding the historic preservation contractor licensing program in Aspen. , Hannah Connell Barker ' and Her House in Boulder, Colorado ~ ~ ~~ ~~ ~~ ~~ ~ ~~ ~~ ~ ~, ~~ ~~ HIST 5232 Historic Preservation Tom Noel, Ph. D. December 6, 2004 Final Paper Willa Johnson Introduction A few years ago, I was walking west down Boulder's historic Arapahoe Avenue, and noticed a raze sight: on a block with well kept bungalows and small student apartment buildings sat a boazded up house. Boulder's property values aze high, and in the neighborhood where I was walking, most homes sold for $400,000 -$800,000. The house with the boards over the windows and the sagging front porch seemed to be transplanted from another city or another era. Settled in among mature trees, and still a fairly fresh white, the house appeared attractive, and the overgrown yazd and plywood in the windows seemed odd and unnecessary. I asked a few friends about the place, and others had noticed it, but no one knew more tttan that it had been boarded up for a few years. It was not until two months ago that I learned the house was once the home of Hannah Barker, a pioneer and early civic leader in Boulder. Hannah Bazker has been created as something of an emblem in local Boulder history, and for good reason. She was remazkable in a number of ways: as a woman moving west in what was still an unknown and dangerous frontier, in a time when women's independence and self reliance was not encouraged, as a sawy business woman, and as a person of unusual community involvement and spirit. Revealing Our Routes - Women of Boulder County, a foldout map created by the Women of the West Museum, features Hannah among 34 other important Boulder women for her role in the Barker Dam in Nederland. One historian called her "something of an early feminist."' While this term did not come ~ Pollock, Peter, Memo Jan. 7, 1985 p. 3 into common usage until late in Hannah's lifetimeZ, the sentiment is conect. She exemplified an independent, respected, and financially successful woman. Her lifelong friendship with Mary Davidson, her work as a teacher, in the Boulder Women's Club, and as founder of the Boulder Creamery Company with four other women, demonstrates a commitment to promoting the welfare of women in Boulder. But her interests also included the universal civic goods such as parks, cultural events, health, and education. Her involvement and commitment to a broad range of civic concems is remarkable. During her lifetime, a resolution by the City Council states: "WHEREAS, this splendid and valuable gi8, made with the single purpose of promoting the public interest and welfaze of out City, indicates a high development of public spirit and social service in the donor, therefore, BE IT RESOLVED, that the Common Council [. . J expresses the hope that the example of her generosity may stimulate others in their efforts to improve our City."' Upon her death, the Boulder Daily Camera wrote: "Mrs. Barker had been so many yeazs identified with the affairs of Boulder, first as teacher, later as a member of boazds and clubs and commissions [. ..] She gave liberally to the library and Chautauqua and other institutions."' Hanna6 Connell Barker - An Independent Woman of Early Boulder Hannah Connell was bom in Ireland in 18445. When Hannah was six years old, her family immigrated to Springfieid, Massachusetts. In 1967, when Hannah was 23 years old, she crossed the plains from Iowa with the woman who would become her lifelong friend, z Feminism 1. a dochine advocating social, political, and economic rights for women equai to those for men. 2. a movement for the attainment of such rights [. ..] [1890-95] Itandom House Webster's College Dictionary 1999 edition. ' Boulder Camegie Branch Library. July 3rd, 1911 City Council Resolution ° Obituaries, ~Boulder Daily Camera, DeCember 16, 1918. 5 Pollack, 1987 Mary Davidson, and Mary's husband William`. Hannah settled in the small mountain town of Ward, Colorado, where she lived and worked as a teacher for two years. Wazd was a small,.rough mining town. In what may be an embellishment, journalist Phyllis Smith describes Hannah's working environment: "The conditions under which she taught were unusually difficult. Often as not, her classes were conducted in saloons amid whiskey bottles. There was little in the way of textbooks or equipment. The children did not always leam as they should because their parents did not have a positive attitude toward book learning."' In 1869, seven years after the founding of the Boulder Valley School DistrictB, Hannah moved to Boulder, and became one of the first women to teach in the Boulder public schools.' It is believed that Hannah had a college education, and that she began teaching part way through the term, after the departure of another teacher. Although a schoolhouse had been built at 11`h and Walnut, her classes were held in the basement of the Congregational Church.10 Boulder had passed several ta~ces to support its schools, which were considered to be excellent: "Boulder is better supplied with public schools then any other town of the same population in Colorado. The principal, Rev. N. Thompson, is untiring in his efforts that nothing be wanting to make these institutions all that can be desired. The scholars are graded in two classes, the more advanced attending school in the basement of the Congregational Church, presided over by Miss Connell."" 6 History ojC/ear Creek and Boulder Val[ey, Calorado 1880. ' Smith, Phyllis. Daily Camera, "Sketches of the Pas£' Wednesday, June 28, 1978. writes of Hannah as first. Repplier believes Kate Gross took over teaching duties from school founder Abner Brovm as eazly as 1861. 198 ~Repplier, 1959 As a Town Grows The Sckoo(s ojBoulrler, Colorado /N the Pageant ojthe Years /886- /959 p. 5 ' Ibid. Smith writes that Hannah wac the first wotnan to teach in Boulder Schools. Repplier believes Kate Gross took over teaching duties from school founder Abner Brown as eazly as 1861 (p. 198). 10 Smith, 1979 ' ° Repplier, 1959 quoting The Pioneer. p. 12 A report of the schools expenses for 1869 show three teachers on the payroll, including Hannah, whose salazy amounted to $165 for the year'Z. During Hannah's term as a teacher, a new two story school was built at Walnut and 15`h Street: The new school was financed with a bond that was sold to investors back on the east coast." During this time, she rented a room from a local judge who lived on west Spruce Street14. In 1869, connections to the region and the states to the east of Boulder were limited. The railroad had not yet been built, and mail from Denver was delivered twice a week, and from Ward once a week15. Hannah's friend Mary Davidson does not yet appear in the Boulder City Listings. Perhaps, she and her husband were living in Ward during this time. In 1877, when Hannah was 33, she married Ezra Bazker. Ezra was a businessman, who owned extensive real estate, mining, and ranching interests. Hannah and Ezra owned a ranch and summer home at the upper mouth of Boulder Canyon, in Nederland, as well as other real estate in Boulder County16. She and Ezra moved into the house at 800 Arapahoe, then addressed 724 Valley Road. Ezra had purchased the land the land in 1875" from Mattie Bixby, and presumably built the home in the proceeding year. No building records aze available. 'Z m~a. p. ~z " Repplier,1959 p.18 14 Boulder City D'uectory 1871, Camegie Library 15 Repplier, 1959 p.l l 16 A search of Boulder County Clerk's records produces over 300 entries for property bought, sold, and moRgaged by Ezra between 1855 and 1883. Rehieved from w~~w.co.boulder.co.us on I 1/13/04. t~ Boulder County Clerk and Rewrders office. Retrieved www.co.boidder.co.us 11/13/04 Real Estate undertakings and the creation of Highland Lawn Within six years of the marriage, Ezra died, leaving Hannah with no children, but the home on west Arapahoe and a number of other real estate hoidings. One can imagine that Ezra and Hannah worked closely together, and that Hannah had leamed a significant amount about business and real estate. This was a good time to be in the business of real estate; the railroad and the University of Colorado had come to Boulder, and the town's future as an Anglo settlement independent of the mining industry was becoming certain.'B Within a yeaz of Ezra's death, Hannah had taken on a real estate endeavor that was to become a significant part of her legacy: the platting of the town of Highland Lawn. She purchased the land from Josephine Barker and Frank Weisenhom for a total of $2,950." With access to water rights, rail service, and in close proximity to the beautiful Flagstaff Mountain as well as downtown Boulder, the new town was well located. The Boulder Brewing Company, one of Boulder's larger employers, was located just a few blocks to the east, on what was then called Valley Road. (Valley Road was renamed Arapahoe between 1975 and 1880.) Highland Lawn extends from the Boulder Creek on the north to the Anderson Ditch on the south and is bounded by Fourth Street on the west and Sixth Street on the east. The populaz sight seeing rail line from Boulder to Eldora and Wazd, known as the "Switzerland Trai] of America" was adjacent to the neighborhood on the north side of the Boulder Creek20. The site was platted as 19 lots. Hannah's plan for the neighborhood had foresight: each lot included water rights in the Anderson ditch, and ~e Simons and Whitacre, ] 989 p. 11 ~' Pollock, Peter, Memo Jan. 7, 1985 p. 1 20 Simmons and Whitacre,1989 p. 20 buyers were encouraged to plant trees (cottonwoods were specifically excluded)Z', and, in a precursor to confemporary design covenants, discouraged from putting up unaesthetic wire fences. The Anderson Ditch was one of the first civic improvements to Boulder. Established in 1860, the ditch still flows through the Highland Lawn neighborhood. The town oF Highland Lawn would later be home to "Rocky Mountain" Joe Sturtevant and other memorable Boulder residents. A modest neighborhood of foursquare houses and classic cottages, turn of the century occupants included minors, horticulturists, grain dealers, a carpenter, a teacher, a real estate agent, and the owner of the Boulder Iron Works.ZZ A notable home in the neighborhood is the Blake-Bames House, featured in Historic Homes of Boulder County by Jane Barker23. Annexed into Boulder in 1891, the City of Boulder Landmarks Preservation staff is now considering nominating the Highland Lawn Neighborhood to the National Register of Historic Places.24 The Founders of the Boulder Creamery On May 7, 1887, Hannah Bazker, Carolyn Mason Greene, Eva Owen, Charlotte Downer, and Mabel Maxwell Brace signed the articles of incorporation for the Boulder Creamery. The Creamery was created "for the provision of butter and cheese." While little is known about Eva and Charlotte, Cazolyn and Mabel had several things in common with Hannah: they were both well educated women who taught in the Boulder public schools before marrying men who became prominent in the history of Boulder and State of Colorado. Z~ Schoollard, J.B, 1980 p. 296 ZZ Pollock, Memo. Jan. 7 1985, p. 2 Z' There is no reason ro believe Jane Barker is related to Hannah 29 Meschuk, Chris. Historic Preservation Intem, City of Boulder. Interview with Willa Johnson 10/7/04 at Wild Oats Market Arapahoe and Broadway, Boulder, Colorado. 6 Cazolyn Mason Greene (1845-19b9) taught at the Boulder Central School. An 1877 account of the annuai examinations describes "a big bell of perfectly molded evergreen boughs by the hand of Mrs. Greene, whose artistic tastes and gifts were rarely excelled.zs" Her teaching and classroom management skills must also have been of note, as "Mrs. Greene's geography class, reciting by topics, showed a complete familiarity with the ground gone over.26" A picture from 1886 shows her standing proudly with a class of junior high school students. The photo, taken by Joe Sturtevant, shows 19 girls and 21 boys, dressed in formal attire. Later that year, these same students may have been involved in a dramatic and near tragic event. In November, a fire broke out in a first floor room at the Central School. An alann was sounded, and "the children, who were apparently well drilled, filed out calm1y.27' Carolyn married Oscar Greene, an attomey in Boulder and professor of law at CU Boulder. The couple lived in an elegant mansion at 2429 Broadway. The home was the frequent site of Ladies' Literazy Society study sessions and parties. The artistic Carolyn had decorated the home with richly carved wood, fireplace tiles by her design, as well as her own paintings.Z$ The house operated as a bed and breakfast in the 1990s, and is currently for sale. A photo from c. 1890 shows a man, a woman, and a large dog in front of the home. The people are believed to be Carolyn and Oscar. zs Repplier, 1959, quoting Forest Crossen from the Camera December 6, 1957, p. 25 Z6 m~a. Z' Replier p. 42 ZB Barker, Jane. Boulder Daily Camera Focus Magazine "A Ladies Literary Society is formed." March 2Q 1977 7 Mabel Maxwell Brace (1857 -1957) studied at the Oberlin College and the University of Michigan. Her brother was a well known Boulder pioneer, James Ma~cwell, who served on the Boulder School Boazd for many yeazs, and for whom Maxwell Street is named. Mabel taught in the Boulder Schools, before marrying Chazles Brace in 1881. Chazles was mayor of Boulder from 1876 -1893. The couple had two children, Mabel and Maxwell. The family moved to Denver in 1893, where Charles pursued successful business interests. They moved again in 1899, this time to New York. The Boulder Daily Camera society pages show a visit back to Boulder by Mabel and her niece in 1951. The two stayed at the Boulderado, and Mabel had visiting hours for her friends with whom she had stayed in touch in the interim fifty yeazs. It appears that Mabel had retained her adventurous and pioneering spirit as at age 93 she had embarked on a four and half month extended trip including such destinations as Hawaii. She passed away in New York in 1857, just a few months shy of her 100`h birthday. Women's Work - Hannah Barker and the Women's Societies of Boulder Writing about the 1890s, historian Kristen iverson said, "Barred from entering most business and professional azenas, women tumed to `club work' as a way to gain recognition and power and work towards social change. [. ..] Small philanthropic groups spread throughout the city, and the Rocky Mountain News declared, with a combination of hope, pride, and perhaps some trepidation, that `Denver is a city of women's clubs.' "29 Through the early death of her husband, her financial resources, and lack of children, Hannah had more opportunities to pursue business activities considered to be in the male realm at the time. Nevertheless, she also made ample time for many of Boulder's social Z9 Iverson, Kirsten, 1999 Molly Brown p. 115 and cultural women's clubs: She was a founding member of the Boulder Women's Club, and a frequent contributor to the Ladies' Literary Society, later the Boulder Fortnightly Club. The Boulder Women's Club was active in a wide variety of activities. In 1903, they raised $400 to support the Boulder City Improvement Association (BCIA) in planting trees at Chautauqua.30 Hannah took a wide view of what was important to the health of the Boulder Community. She was deeply involved in the Congregational Church, including participating in the writing of the Church history, and making a donation of half the funds needed for a new organ". She was a member and supporter of Boulder Chautauqua Association. She supported a beautification of the Columbia Cemetery, which is located just a quarter mile up the hill to the south of her house. It is possible that she walked or drove past the Cemetery frequently. She also contributed financially to a new wing for the University Hospital, and an expansion of the Boulder Public Librazy. In 1911, she donated a half city block at 15`h and Spruce to the City of Boulder for a park and public facility. The site is now home to the Boulder Day Nursery, which provides childcaze on a sliding scale fee base. The remainder of the site is a playground for the nursery, and is open to the public after school hours. In 1898, at the age of 54, Hannah was appointed to the Board of Directors of the Boulder Bank. She held this position until her death, a precise twenty years later. Throughout those 'o Schoolland, 1980 p. 150 The BCIA was a progressive group, contdbuting volunteer labor and lobbying for greater attention to Boulder's City and mountain parks. The group raised the funds ro bring FredricJc Law Olmstead ro Boulder to create a comprehensive park plan. The plan is still in use today. The BCIA has recently been recreated, with dues equal to dues in the original organization: $1 for liferime memliership. 31 Fetter, Richard, 1983 p.70 twenty yeazs, she remained busy with the various social endeavors, including the temperance movement. Friendship with Mary Davidson - Fellow Pioneer and Widow Through her work in the school district, her real estate and business undertakings, and her extensive civic involvement, she became well known and well regarded by a vast number of Boulder residents. Throughout her time in Boulder, Hannah appears to have retained a strong friendship with Mary Davidson. Mary was eleven yeazs older then Hannah. Her maiden name was Knowles, and she was born in New York State. An account of her husband William A Davidson, which makes no mention of Mary, says he was an"earnest and illustrious pioneer and one of the stalwart company of Western men of signal energy and intelligence.'Z" He engaged in ditch building, mining, and ranching interests, and appears to have been fairly wealthy. The Davidson Mesa, south of Boulder, was named for the family. In 1869, the same year Hannah began teaching in Boulder, Mary gave birth to William Knowles Davidson. Mary was also an adoptive mother to three other children. The Columbia Cemetery records shaze a sad story of the fate of Mary's biological child: on November 13, 1889, William and two other men left the Davidson ranch "with 15 sticks of giant powder to do some blasting to gather material for a dam."" All three men were killed in an accident with the explosives. William was buried near the ranch east of Boulder, and his body was relocated to Columbia Cemetery after the death of his mother. The older William died three yeazs later at the age of 75. 'Z History ojClear Creek ani! Bou/der Yalleys, Colorado. 1880. " Columbia Cemerery 1870 to rhe Present. Boulder Carnegie Branch Library Collection 10 By 1900, Mary had moved in with Hannah Barker at 734 Arapahoe Road. Another woman, Vina S. Knowles'4, also lived in the house. One can imagine that these three women provided vital support and companionship for each other; particulazly as their age increased and their mobility declined. This support may have helped to sustain Hannah's vigor and activity in the community through the end of her life. "More or Less Bruised" A clipping from the Daily Camera reports a mishap to Hannah and some of her friends. On a July day in 1905, a group of six was headed down the Boulder Canyon from Hannah's summer home and ranch at the eastern toe of Nederland. Even today, the road is steeply winding and fairly dangerous. On that day it was particulazly traitorous: when Hannah and her friends encountered another party headed in the opposite direction, an accident ensued in which their surrey tipped over. The clipping reads, "all six were thrown violently to the ground. One of Mrs. Bazker's arms was broken in two places."35 The clipping continues, "The horses behaved splendidly, and after the carriage was righted, all were able to continue to Boulder." Hannah was taken to the hospital, where her arm was set and she was allowed to rest. The clipping concludes, "Mrs. Bazker has known Boulder since its cradle days, and has at all times been an eamest worker for the welfaze of the town." Two years later, Hannah sold the summer home and ranch in Nederland to the City of Boulder for $23,000. Construction of the Bazker Dam began shortly thereafter. The Barker 34 Columbia Cemetery 1870 to the Present speculates that Vina and Mary may have been sisters. 35 The Boulder Daily Camera "Surry Capsized'- Mrs. Hannah C. Bazker is severely injured and five of her guests more is less bcuised" July 4, 1905 clipping at Boulder Camegie Branch Library - no author given. 11 reservoir to the east of Nederland is an important contributor to Boulder County's water supply to this day. In 1918, Hannah passed away at the home where she had lived for more the thirty yeazs. She had struggled with illness for two years, after her mobility had been greatly reduced by a hip injury. She died of influenza during an epidemic that was sweeping the westem states. She is buried at the Green Mountain Cemetery, under the flatirons and Chautauqua Pazk. She left her home to Mary Knowles Davidson. Her estate was approximately $62,400. She leR funds to two women, Mary H. Knowlton, and Vina S. Knowles, as well as a number of charities and institutions to which Hannah had ties: - Congregational Church - YMCA - University YMCA - Ladies Club of the Congregational Church - Ladies Fortnightly Club - Woman's Christian Temperance Union From elegance to negligence - Home of Ezra Barker, Haunah Barker, and Mary Davidson The house now called 800 Arapahoe is legally described as Lots 1& 2 Block 11 Smith's Addition to west Boulder. Smith was an early entrepreneur, supplying all manner of goods to the mining camps, and trying his hand at cultivation of fruit trees, building irrigation ditches and platting several early neighborhoods.36 Smith's addition is one of Boulder's older subdivisions, created 1872. The two generous lots were purchased by Ezra Barker from Mattie Bixby in 1875. The simple elegant house at 734 Valley Road may have been built the year before Hannah and Ezra's marriage. ~6Simons and Whitacre, 1989 p. ] 1 12 734 Valley Road c. 1880 ~ E3oulder Carnegie Branch Library An early picture show a sturdy yet gracious Italianate home with a modest scalloped porch covers the entry, which is centered between symmetrical gently arched windows. Nine such windows grace a brick fa~ade. The porch is echoed in a small square copula atop the roof. A substantial wrought iron fence defines the front yard, which includes a thick covering of shrubs and many mature birch, cottonwood, and perhaps aspen, trees. Two women wearing long dark dresses and hats stand outside the house. Perhaps they are parting company after a social or political meeting. One stands expectantly at the edge of the porch, while the other stands at a modest distance, nearly leaning on a nearby tree. They appear comfortable, yet reluctant to part. A horse and carriage wait patiently in the foreground. The context of the home is a spacious setting. No other buildings are visible on adjacent lots, and behind the house to the right, the open fields sloping gently to the foothills can be seen. 13 ...,~ , ~~•~; 800 Arapahoe Avenue November 2004 Cc~ Bouider Camegie Branch Library Contrast that scene with a contemporary picture: Raw sheets of plywood cover what were once windows and doors. A peeling white paint flecks off what was once the handsome brick. A long sagging porch spans the entire front of the house. Posted to a vertical support a bright orange "no trespassing" sign does not create a warm welcome. Faded red and blue letters above the front stoop spell out Century Apartments. The position of the apertures is quite different than in the first picture. For one thing the house is no longer symmetrical, and while it appears to have expanded on the right hand side, there are now fewer but larger openings. One sheet of plywood covers a spot where two windows previously stood. No copula is to be seen. Substantial segments of a wrought iron fence remain, but they are shorter then the original fence, and seem 14 closer to the house. Few trees and little landscaping grace the yard, but what is there is substantial. One cottonwood remains in the form of a huge stump. Another still thrives. Both have subsumed the rot iron fence in their bulbous growth. The house appears smaller and less proud; it is hemmed in by large trees, and variety of out buildings, and a large shiny new contemporary home that makes an odd neighbor. A sidewalk runs in front of the fence, and the rear bumper of a car is visible, parked on the street in front of the house. Much less context is visible; even though the picture is taken in autumn and the leaves are mostly off the trees, nothing suggests that the prairie or foothills might be near. How has so such vast change come to happen in the past 125 years? A variety of clues can be found in the interim. To begin with, Hannah must have expanded the house and created a substantial addition. 734 Arapahoe Avenue c. 1900 ~ Boulder Carnegie Branch Library 15 A picture from the 1890s shows the addition of the long porch and a change to the window openings. It appears that another bay was added to the right side of the house, and that the new addition must have expanded or substantially changed the front fa~ade. The new photograph shows a graceful scallop along the upper comice. The windows no longer have azches, except on a small reaz portion of the house, which may be the original. A sidewalk has appeazed in front of the house, and the fence, while still tall, appeazs to have moved closer to the house. Or has the house moved closer to the fence? A large tree that is bare and leafless in the foreground of the a 1900 picture has a distinctive notched trunk that looks like it may be the same tree, although fifteen years younger, in the 1885 picture. If this is the case, it lends credibility to the theory that the house expanded out towazds the road. In the c. 1900 picture, two neighboring buildings have appeared, as well as neighboring fences. The buildings are modest and agricultural in appeazance, but they begin to hem in the feeling of prairie sloping to the foothills. Timeline for 800 Arapahoe after death of Hannah C. Barker: 1918 - Mary inherited 734 Arapahoe and lives there until her death 1923 - Mary Davidson dies. The next owner kept the home as a single family residence." 1928 - A permit to tap the street water main shows the owner as W. J. Reynolds. For the address "800" is penciled in above "~34 Arapahoe Avenue". Fixtures to be connected show: one bath, one water closet, and one washbowl. 1931 - A permit to connect to City water and sewer shows one water closet, two sinks, one airshaft, and one bath. 1939 - W. J. Reynolds receives a building permit to remodel building. 1949 - Mrs. J. W. Russell receives a building permit for a new roo£ An assessor's photograph shows a]ush garden in front of the house, and that the brick has been painted white. The Copula is no longer visible, and the ornamentation undec the cornice has been removed. '$ Additional changes took place: " Assessor's records - Boulder Carnegie Branch Library 38 Assessor's records - Boulder Camegie Branch Library 16 1960 - City of Boulder issued a permit to R.A. Ault to build a block gazage behind the house 1974 - A rental inspection form shows six dwelling units in rivo buildings at 800 Arapahoe; another form notes that the use is legal but non-conforming and that it is identical to what was inspected in 1972. The owner is Glen Short, who lives off site at 700 Union Avenue. 1991 - Another rental inspection shows a new owner: Chris Mourer, whose address is listed as a PO Box. The site continues to have six dwelling units, five in the house, and one in an accessory unit. 1997 - Owner Mike Cameron applies for a permit to remove one apartment, and transfer it next door to his property at 812 Arapahoe, and for a use review to include a bed and breakfast at 800 Arapahoe 1999 - A provision is recorded that will allow Mike Cameron to reinstate the fifth apartment if the bed and breakfast is not established. 2004 - The building is boarded up. A neighbor walking past the property when I was there thought it had been boarded for four or five years. But why she did not know. An Attempted Revivai of Hannah's Legacy The current owner of the property is Mike Cameron, a Boulder resident. An interview with former project architect Tom Hand shed some potential light on the strange circumstance of the house being boarded up. In 1997, Mr. Cameron hired Mr. Hand to work on a potential renovation and conversion of the building to a bed and breakfast. A use review submission to the City of Boulder calls the project the Hannah Barker Bed and Breakfast. Mr. Hand speculates that a change in zoning and a downtum in the economy came just at the wrong time. "Other bed and breakfasts in town haven't done too well, and finance folks take a dim view of projects in non-conforming zones. Back in the 1990s, this neighborhood went from high density to medium density zone."" Up until the mid 1990s, the property had been occupied as six rental apartments, five in the house and one in an accessory building off of the alley to the south. With the change to a medium density residential zone, this use was no loriger legal. At some point during the 39 Hand, Tom, Historic Preservation Architect - phone interview with Willa Johnson 1 U14/04 17 review process for the bed and breakfast, the house must have been left unoccupied for more then a year. Under City of Boulder code, a non-conforming use must operate with no breaks longer then a year to retain grandfather status. If a nonconforming use is allowed to lapse, it can no longer operate at that location. The Future of the Hannah Barker House Rental apartments would be the most economically viable use under the current configuration of the house. A bed and breakfast is not currently financially feasible, and by Tom Hand's estimation, renovating the place to be single family home, which would conform to cunent zoning, would be a truly expensive and momentous undertaking. He described the interior of the structure as fully gutted and divided by many partitions. Bathrooms and kitchens would need to be removed and rebuilt. Work to the building's exterior would be extensive as well. Depending on the zeal of the preservationist, various non-historic elements might be removed, and missing elements, such as the cupola, might be recreated. On a recent trip to the library, a prominent display case just inside the door contained artifacts, pictures, and interpretation of Hannah Barker's life. Yet her home, where she lived for the majority of her long tenure in Boulder, stands on the brink of ruin. It is my sincere hope that this structure, significant in its own right, and even more so in its association with this remarkable woman, can regain a useful life for the centuries to come. 18 Bibliography Books: Bazker, Jane Valentine, 1979 Historic Homes ofBoulder County Pruett Press: Boulder, CO. Fetter, Richard, 1983 Frontier Boulder Johnson Publishing Company: Boulder, CO. Iverson, Kirsten, 1999 Molly Brown. Johnson Printing: Boulder, CO. Repplier, F. O., 1959, As a Town Grows The Schools of Boulder, Colorado in the Pageant of the Years 1886-1959 School District No. 3: Boulder County, CO. Schoollard, J.B., 1980, From Search for Gold to the Gold of Research Johnson Publishing Company, Boulder, CO. CarneQie Librar~Resources: Boulder City Directory 1871 City Council Resolution July 3`d, 1911 Columbia Cemetery 1870 to the Present History of Clear Creek and Boulder Valleys, Colorado 1880. O. L. Baskin & Co., Historical Publishers: Chicago, IL. Pollock, Peter, Memo Jan. 7, 1985 Revealing Our Routes - Women of Boulder County, a foldout map created by the Women of the West museum Interviews: Hand, Tom, Historic Preservation Architect - phone interview with Willa Johnson I 1/14/04 Meschuk, Chris. Historic Preservation Intem, City of Boulder. Interviewed by Willa Johnson 10/7/04 at Wild Oats Mazket Arapahoe and Broadway, Boulder, Colorado. Reid, Judy of 608 Mapleton Street, interviewed by Willa Johnson October 24, 2004 in the Mapleton Neighborhood, Boulder, Colorado. News Articles: Bazker, Jane. Boulder Daily Camera Focus Magazine "Century Old Home is Tastefully Renovated." March 21, 1976 Bazker, Jane. Boulder Daily Camera Focus Magazine "A Ladies Literary Society is formed." March 20, 1977 Boulder Daily Camera "Surry Capsized - Mrs. Hannah C. Bazker is severely injured and five of her guests more is less bruised" July 4, 1905 clipping at Boulder Camegie Branch Library - no author given. Boulder Daily Camera "Mary L Maurer Wed to Cameron" May 4, 1975. Obituaries, Boulder Daily Camera, December 16, 1918. Smith, Phyllis. Daily Camera, "Sketches of the PasY' June 28, 1978. Public Records: City of Boulder Planning and Development Services Archives Simons and Whitacre, 1989 Boulder Survey of Historic Places Highland Lawn Front Range Research Associates, Inc. Boulder County Clerk and Recorders office. Retrieved www.co.boulder.co.us 11/13/04 Non-Architect Designed Buildings in Botilder, (1928-1960). 2735 Elm Street, 1950 (Martin Acres addition) ~=-~ ~r~i 1770131uebe1l, 1951 ([nterpark) a~ ' ; _ - .~, 4 Jr~`k _ . ... ... ' , . :. <..__.yfas~"... , ~.' Kt ~~` _ . . .e _~.$! ... ~..~.. . ., i-3~' ~. ~ .w. . 205 28`h Street, 1952 (Highland Park addition) _ ~ - ,, f - ,.~- .: t ~. r .._. .. 2450 Qroadway Avenue, 1950 3171 7`~' Street, 1950 (Newlands) 3023 7t'' Street, 1955 (Newlands) :4 ~ „~. ,.~' ~ r ~i r~fi ~~ ~ ; 1c.s. c ~~ . ,i[' •~ '~.~~ "nF'~l~a"~ 2120 Bluebell, 1'955 (Interpark) ~ rt,~: . ~~ YY ,..~ : ~w .~.~- ~ 18b0 Alpine Avenue, 1955 (Sunset Hill addition) r~ ~i y~, f ~ Y~ r~ ar-x,~ , ' a '~ ,a ~ ~ ,-' ` ~ ss ? ' , r:'' °~.., _ ,S+ . .. "~~y,` 3 ' 3 ~ _ . R' . .. , .~~4~ h ,,: ,f+ yrls-~ :: ~~ . . _ r `~t l. -~ ~ 'C y 'b`~ ~'- ; -..;. . ._ .rl.' .• .. 'r .~+.''. . . .. .. . . •. ~ , <~.,. : ~ ~ ~„e~; 37~ 41S` Street, 1955 (Ylartin Acres). ~,.., ,, ;,,r~ ~ , . ` _' `.,:' .,, ~;` ~` ' ¢ - ~ r~ .. o/ "' ~..+ ~„ 4 ~. . ~ . _.- ~ . }. ~ :n~~ ~+'~~~".~~ S00 46rn Street, 195b (Mai-tin Acres) ,''~ ~, . -_~ ~ ... ~_ ~~ .. ~~ ~' ~~a~~~;, , ~~'~~ ~~w +f.;,:'tF/7, j3'~~d+q~~ . . - . . , . . 520 46th Street, 1958 (1Vlartin Aci-es) _ ,. _ . ` - ~..e~ti~;;;,,~~~~ ~.~ , ~~ ~ ~.. ~ . 1$80 Alpine Avenue, 1958 (Sunset Hill) +k-~ 4 ^C %hrs {: NS } ~,' - .. ~,.f ~; g` . . ~?ti ~ ~ ~ ~~Y ._~ ~ `.ti" ,~" y-: ( ` ~~ f,,~_{ ~vr :~~ d A ~ . _ . _. . _ ~6 .~i,.,~C. ~+h 'i:'.e~` ~-h ; ~ . ~~• - ~.:~3 ':;i ,•'~%..~~~ _Y'- , ~ ". ~.'i'~7".K.w..;.' -~ Z . °:,~,,;b '° ' > _ ~=ww x ~ ' t~ r a ; ~ J .._ ii+IKi7 Ideal viarket, 2~700 Broadway, 1958 2950 Broadway, 1960 3201 8t" Street, 1928 (Newlands addition) ,~__ "'4.~'" ' wn+.~ _~~.t' ' ar ?: ~ _ .. ~ ~~'~ . ..,.-~i a - . ..~- . _.'> - F : ~: M~ ,y „~'«.,. ..,-# ya.a~...a„ " ' . .~,.htg~4nwyc-. ',P-:..- ' .- . . ~ '. . . __i ~.. ~ . , . , . ~ ~ . ~ .. . '`t~b . r.~a .'X 61~ 22"d Street, 1936 (Interpark addition) ~ : ,;~. ~ .:.,~ ; ~ ~ :~ ~~ . ., ' .-.. ..... ~ "._. . ' . .. .-.. .. S: J~ y. ~ ~ ~ '~, ~ 1~ ry ~: , , ~ a •~ '- ~.: ~ ~`-~- ~~., z~ a ~'~ ~ ,\' A ~r', r., ~ 4 x ~ •.: K ~ ~. + ~w ~ . ':x ~. 4. .. . : Fh. ~ . ~,. ~; ~.~..-.-.a.s ... - .: y.'`~. ~Y: . . ~ . :'7c~1 1 ~ ~ v - ~ ., , q ~ , Aa;,, „~ ~~ _ . i ~ e~ - . ~ s ~. ~ 4 3 .f ~ . ~ _ :~ 9 ~ y p ~ ~ , ~ i ~ ~ * .. . .. . ',~'i 737 Evergreen Avenue, 1940 (Newlands) 312Z 8th Street, 1946 (Newiands) ~. "~ -. . , -S- i ~-;;~ ~ ~ ~~ x "~I "~- ~.r ~`..:~~ ' ~..,- ._,.+ r .:- , __ .. aw~.,~ ,a' ~ ;,~, ~ ~ ; , ~ = , ; r . ~ ' a~;'~ " . 4:,r .,*+'~..,~ + . .. -. •~i': ~,t 4;: M- 18~5 Bluebell, 1946 (Interpark) " . ~ .q:.~;;,-~. , _. .;t . '~`'€;:..,. . ,~;., .:: ~.r --*rr•~~, ^~. ~-~r.~ ~l •'~' *. ' . _. ~.. ~r i . ~ ~ .. .,#:~'f- b"' .'Ir.~cnt : ~ : n ~ f ~ ~M~ F -. t' ~ "' ! - X °- x . .. o~~ • t, ~. .. ~ `~ ' . ~ . i/-?;=>; ti ~R:: ~a~s ~~ ~ : ~ ..~ , .. ; ~, .~ ~~~ ~~ , ~-~ - ~"M`~ - e ~...~ . ~ ~; r` r , ~,.-. a .::.' . ~r~,y~, ~:.'~e6..y~.~,t~; f,»~..+c* y~ ~'fq _ ~ns~. '~q e ~'~ r . w .. ti ~ ` . . ~, ~, . . . ,~-~- .~:i.,,:, ..~.y - ~~ ~ ~y . ,. ~~ . >,t~F~. ~ . .. . , . ~ . . "~ i-f-. ~ 508 22°`' Street, 1946 (Interpark) ,~..~,,~a~~•~.~~;_~: :.:.~. 2$00 iVloorhead Avenue, c.1948 , ~y~, .:~. u~ `st s~e ~~ ~r ~:,~. :~~ ~ ,~-~- ;~ ,,~.~ ~ . ~~• .~ _. ?-~__ ~.av~ 4~' ~ r ~ ~ #... ~ rt` -. ~t`_ ~t~~~~ :~~ . ~~~~~ ~,, ~,~~- y~p~ ,,~ , AFif ~~ ,~. ..... _ ~ Y~~ ... ~t ~5 ~ ~ ~ ~, ` . ~ •~ , ~, . - ~ . ~; ,., ~ 3 . ~ .~~, ~~-.. ~ ~ ~~ ,~ ~ ~ , ~" ~- <,~ r ;~~~~ ~ '; : ~~ `~y.'^dt l ~~~'1 ~~ - ~ ?~ d ~'§ S~~T lF~,.~ ~4'. ~F y . .. . '~YN._^ . . . ~ ~w~.. . ...._. . - .. ~ .-sic~'T' _ -_ . .sw:-:, ~ , ~ . ~:: `-~: ~ . '.. ~ r _* ~s j ; ~ . . .. .. . .~ . . _ ~~,, ` '_.' ._,,. . ~.~..~ ., :_~:. .,. ~ , ~ . °s~;., ;~~: . - .. . - ~ ~ ' . ~ { " . ~ ~ ~ ~ . _ ~ .. ~ `.,.~ ~:, '. . ...~ . . .~'~. -~ - - ~ _ ~ , . .. _ ~ ._. COI~RADO ~ ~ HISTORICAL SOCIETY The Colorado History Museum 1300 Broadway Denver, Colorado 80205•2137 January 7, 2005 To: Colorado Historic Preservation Commissions and Those Interested in Forming a Local Commission Re: COMMISSION TRAINING YOUR COMMISSION AND STAFF ARE INVITED to attend a Historic Preservation Commission Training Workshop sponsored by the Office oF Archaeology and Historic Preservation (OAHP) on Friday, April 8, 2005, from 10:00 a.m. to 4:00 p.m., at the Brighton Recreation Center, 555 North l l~h Avenue, Rooms 102 and 103, Brighton, Colorado. [Directions: From US 85, tum east on Bridge Street (SH 7) to I 1`" Avenue. Tum north on 11`" Avenue and travel 9 blocks Q/2 milej to the recreation cenrer on your left.] T111S wo[ksllop IS fl'eC. ~AHP wlll pCOVide lunCh. CLGs should remember that at least one commission member is required to attend an educational session each state fiscal year (July 1 through June 30). The session will cover the following topics: - The difference between "significance" and "integrity" in evaluating and desig~ating structures. - Archaeology and the local commission. - Using the Secretary of the Interior's Standazds for Rehabilitation, the basis of all design rP.» e.., o li~lPtines. - FRESH: A new concept for evaluating infill development. - Roundtable discussions regarding gamering local media and political support. - An interactive skit on public hearings: how to plan and conduct them - A brand new version of a mock design review hearing involving attendees Please RSVP to, or obtain further information from, Dan Corson, Intergovemmental Services Director, by Tuesday~, April 5, 2005, at (303) 866-2673, fax (303) 866-2711, or e-mail dan.corson~chs.sta e.co.us ; a .-<... ., , rk ~ ; B A C I< P A G E ~ ~ ~...., _~~.. :....,. . ,._. , .~ ..~_. ., .. Landmarl~ Futures that the walk can be either e~ilarating or disvessing. Patt of my route takes me rhrough an area chat has long been a no man's land, with a sunken highway slicing through it, a moxley collec[ion of buildings of vanous vin- tages, and plenty of weedy open spaces that memorialize the heyday of urban renewal. Recendy there's been a s~rge of new construction, but the neighborhood beginning ro take shape is (ro put the most positive spin on i[) nondescript. The grad- ual disappearance of the litter-strewn vacant lots is definitely good, but most of the new buildings are nothing Good building today is a sound tinvestmentfar trnnorro~re~. n days when the weather is nice, ( sometimes walk home Crom the office. Thc 22-block trek helps me shake ouc ~he kinks a&er a long desk-bound workday. [t also enables me to keep [abs on how che ciry is changing-which means special; m fact, most of them are noching but big. As I walk through the area most days, a Ime from an old Barry Manilow song keeps rumm~g through my head '7t's all very nice, but `:.. not very good." But now, two ~ust- mmpleted buildmgs in the neighborhood have cheered me up enormously One of them, a btg apartment house, is faced mostly wi[h brick, part of it laid in stnpes oF orange, black, and beige. Tha[ alone would make it an eye-catcher, but even more extraordinary is how ns long facades ripple-there's no other way to describe it-like a breeze- blown flag. Making the most of one of the criangular building lots that give Washington archirects such great opportuniues for brawra, the wedge-shaped design tapers ro a dramarically nar- row poin[ [opped off with che merest suggestion of an open-air belvedere, a feamre that is mgratiacingbut doesn'c dimimsh [he building's commanding presence. 'I'he second cewcomer ~s an office building so sleek and futuristic that it could be an advertisement for The Ciry of Tomorrow-no mean feat in stodgy old marble-columned Washingon. Its walls are subdy curved and sheathed in a slick film of glass tinced a cool blue-green, lilce a cropical lagoon sxood on end. As with the aparcment house, it occupies a triangular si[e, and the architect has given it a prow that isrt t exatdy By Daaigkt Young apartment house, for example, the fodorn rem- nant of a historic firehouse is incorporated ("embed- ded" is more like it) in a ground-floor facade, and it looks silly-a reminder that someumes i['s better to le[ an old building go. Such relatively minor cridcisms aside, these rerrifit new additions are exacdy whac this city, or any ciry, needs more of. But this is a magazint a6out presmatian, you're saying, and neitherof these bui4lings is hutonc, so what'syourpoinN [c's this: As preservanonis[s, we save and celebrace the workof previous generations-but if that's al! we do, we're saying ~hat anything new is none of ourbusiness. We're suggesong that good archi[ecture has died out. We're implying that today's designers dori c have enough skill or talent or nerve to create new buildmgs that can enrich and enliven our communiries. Those are crary nocions, and 1 don't 6uy any of them. We ought ro be mncerned no[ only with saving the bes[ of the Past but also wuh recognizing and commending-and encouragmg-new buildings that are so imaginarive, so engag- ing, so good ro look at that future preservarionists will think d~em well wonh saving. It's ourjob ro creare landmarks for romorrow That's what these two buildings are, and that makes me happy i'd be even happier if I could get Barry Manilow out of my head. ~ n COMING: Big-box Vermorit, Audubon in Miss., Paso Robles, Warm Springs memories (~Q PRESERVFiION JanuarylFebruary 2005 razor-edgedbutsrill makes itlookasif the whole scrucrure could glide down the screet without leaving a wake. Pm not sure 1've ever destribed a building as "thniing" before, but tkvs one is. It almost makes you glad that its neighbors are so nondescriPt, since their banality merely heightens [he ethereal beaury of this new kid on the b(ock. Neither building is flawless. At the i~iean[~ership i~ixeting Notice .ia.n. 2U= 2005 St. 3ohn's Episcopai ~Ct~urch Parish Ha~ll I419 P"sne St., Boulder 6:30om This mecting is being held to allow the Historic [3ai.l~er Board to present information canc~rning uur decision to seii 4he Arnr.tt FulOen House- As Uackgroimd we war: ctir nEambe: shi~ ta itriderstand 8o~r' mu.~h thought and planning «~ent into cur riecisioa. Hs many,of you know, his:orically, Historic Bouider has nsed a!1 of its o(Cce loc~tions to he~p further preservation edacation in onr communitv. In Y~ch of t4~e locatians thc or~anization h:-S purehased, landma-•ked, restorcd a~id .hen Gr.alty sold the praperties ~ea•ripg them for .uture gener~tEons to enjay. 'foduy Presurvation is at a crossroads of expandirg horiz:?ns through many vehicles including parmershi~s. Sincc our missiQ~ iS oow compls•t~~ at the Arnctt Fa3'en cousc, t6c $oa: d has 3eliD~et~:~ted fnr iti~any mtrpti,s and decided tiiat tu bcst seah~e~u7 brga~iiariqn ia its covnty~~ide ec~a~isicn e~fCrfs ii is tin~e to scll thc pros~eri}. Plcasc,juin us :aco Jsnuary 20`~' ta :~~ar u~ir ~deas €.,i• 1~6i:tr,ric ~atilder's luti~re :~nd then rlan ie become pas•t ~i tiie ~s~i±emen± cii Pr~si>I'~~:~finn :nitrt~wide• Alteruative3~~, lur tliuce of ;;'ou ~ha betiC~ue that ret~irr~hg thc Ar#~ect.['ullen hause is necessary +for f#is'tori~"Bonlder, tl~e Board vi~iLt e~sfertain a pro,~ro3n~ #n keep it in our pcirtfolie under the following enttditic~n. Our mEmbers0ip would need tc organize, raise aud depusit i6 the Hisiuric Buu!der bank accaimt $ 496,000.00 by ~lpril 1, ~J~ S. .~;:15 :iT:1~l:::r 2:IU`.4'S HSSS^'.•!^_ ~e~~idrr to rrctnre tFe house as a sin~ic-fam~ly residence, retire our debts and 3:::!p ro-estabfish t~c revolving fu~~d to sun~ort o,~r missim~. The honse ~vould tl:en aEso generate renta! iocome [o ~urther our preservation efforts. This n~ould r:ie~n that our offices would bc located elsewtiere. ~Yishin~ alI of you the Rest of New Years, Karen HaQler Presidcnt Fiistoric Boulder Misrion S[atementr Histndc tAr~ddar is dr.dicated to the preservatiun of the Bau/derarea hisfv~ical, architectural, visual and envlronmenta/ he~itage throrigh advocacy, education~ intervenSon ano a!i%ance buJ/ding. 646 Pearl Strcet • Boulder, CO 80302 •(303) 444-5192 • Fax (303) 444-5309 • www.historicbouldecorg SELLING THE ARNETT-FULL@N HOUSE TO FURTHER HISTORIC BOULDER'S MISSION History of HB's o~ces: • Hiahland School, 885 Arapahoe, HB's first purchase to show that grand old buildings could have productive new uses. The School District decided the building was surplus. HB re- . stored and renovated it for community organizations and our office. HB landmarked a~d covenanted it to assure its preservation, then sold it. • Woodward-Baird House, a workman's cottage at 1733 Canyon, was our next office to em- phasize that preservation included the total fabric of the community, not just icon buildings. HB restored the building and its gardens, landmarked and covenanted it, then sold it. • Arnett-Fullen House, 646 Pearl, a landmarked icon building that was also a deteriorating rental house. HB has repaired the house, restored the fence and gardens, and is starting the restoration of the Tack House. HB landmarked the garden lot to the west. Before sell- ing it, HB will complete the Tack House restoration, combine the fiouse lot with the garden lot so a house cannot be built in the garden, and covenant it. HB today: • County. HB has done most of it recent preservation work in the County. Since the County preservation ordinance does not aliow landmarking over the owner's objection, threats to historic resources are greater, land is cheaper, and demands for increased traffic flow be- tween cities is increasing. Plains: Johnson's Corner, survey of Superior's historic resources, gas station at 63rd and Arapahoe, various farmsteads on city and county open space. Foothills: Eldorado Springs survey, Wall Street Assay Office, Church in the Pines. Mountains: Cardinal Mill, Blue Jay mine, survey of potential mining historic sites. • Economics. The letter from Karen Hagler described HB's financial difficulties. The Board was forced to eliminate the Executive Director's position and has employed a quarter-time contract employee to complete the year's events. At this time, a half-time administrator pa sition is con!emplated af?er the new beard sits in February. Selling Arnett-Fullen House: • HB has bought buildings, used them for its office, assured their enhanced preservation, and moved to a new building that illustrates the breadth of HB's missio~. HB's role in the Arnett- Fullen House will reach that state when the work described above is complete. • Members of HB's Board have examined sales options for over a year. Last summer the full Board reduced the options to three. • The chosen option achieves the maximum preservation of the existing site and the minimum economic return. This decision is a testament to the Board's commitment to HB's preserva- tion mission. . HB has not selected a new location, but a County location could help us show the impor- tance pf saving severely threatened historic resources. ?oa~ ~)fI~CP Box 4''; • Boi.iclc, :~oti,uau 903C6 ~c~nd Use. Department ~,,,,~..,.~: ~~,,.,x ', ra: .~., C.°p~_ _`Jc. = i;c, i:n(Ccic;~L ~.. ,?0;, ~ http: //www. co.boul der.co.us/1 u HISTORIC PRESERVATION ADVISORY BOARD Thursday, January 6, 2005 7:00 p.m. Third Floor Conference Room Boulder County CouRhouse AGENDA 1. Citizen participation for items not otherwise on the agenda. 2. Approvat of minutes from previous meetings. 3. Building Permit Review for Structures 50 Years of Age and Older: a. BP-04-1967 & 1968, 8328 Valmont, Section 19-T1N-R69W - Demolition b. BP-04-2033, 36992 Boulder Canyon Dr., Section 33, T1N, R71 W- remodel cabin 4. Referrals: a. Docket SU-04-016: CTTY ON THE HILL SU/SSDP Request: Special Use Revie~v and Site Specific Development Plan for an addition to an existing church facility (Docket SU-98-04) Location: At 7483 Arapahoe Road, northwest comer of N. 75th Street and Arapahoe Road (Sta[e Hwy. 7), in Section 25, TIN, R70W Zoning: Agrwultural (A) Applicant: City on the Hill Church 5. Landmark Applications: a. Docket HP-OS-O1: Throndson Farm Request: Boulder County Historic Landmark Designation Location: The property ~s located at 6374 North 107th Street, m the in the NW '/< of NW '/< of SW '/o of SE '/. of Section 34, Township 2N, Range 69W of the 6th Principal Meridian. Zoning: Agncultural (A) Owners/Applicants: Roberto Hemandez & Javier Hemandez b. Docket HP-OS-02: Forbess/Marlatt Farm Request: Boulder County Historic Landmark Designation Location: The property is located at 11229 N. 75'h Street, in the in the N'/z of SW '/< of Section 36, Township 3N, Range 70W of the 6th Principal Meridian. Zoning: Agricultural (A) Owners/Applicants: David & Tracy Nassar 6. Other Business a. Grant Recommendation for Lakeside Service Station ~pul DaniSl f,_ ni~ia F't~.r, n I '. ~~r ~.~ ,. CounN (.cnnn,;.iouE' ~: ~~.~ ~ ..n , ~~ri~, i : ~: ,•: _ ~' , ~ _ .. ,-i ;~, ` it works.~ success stories in pmseruation ............................................. . Contractor Licensing Curtails Preservation Vic~l<~ri~ ~ri~~ i~l As~~en ~y A,~ cw~ Ask any historic preservation officers their least favorite part of the job and you are likely to hear "enforcement "Taking action against work that has been done without a permit, or sropping an approved project that has gone wrong almost always results in disgrundement between planning office staff, the property owner, the con- tracmr, and the preservation commission. Worst of all, irre- versible damage may have been done to a historic resource. Aspen has all but put a~ end ro this problem. In 1998, during the rehabilitation of a National Regisrer-listed home, a contracror discarded exterior siding and trim, and added new elemenrs without approval. The project was red-tagged, and the parucipants were required to meet with ciry staff to discuss a resolution. While the penalty in general for work done with- out a permit is the same in Aspen as many communities (a fine of $1,000 per violation), in this case the hisroric preserva- tion wmmission (HPC) had granted variances that it could revoke under the preserva[ion ordinance, taking away the abdiry to constmct the project as planned. To avoid this, the property owner agreed ro a fine oF$15,000, in addition to hiring a new contractor ro comple[e the job according to a remedia• cion plan specified by ehe HPC. The original contractor los[ his [ocal licenses. With the $I5,000 in hand the city contacred nationally known tonsultant Norb Wim cer, of Winter and Company in Boulder, and began developing a training program to avoid similar problems in the future. After meeting wich local builders to derermine what would be mwt useful to them, a team developed a study guide as well as a supplemental list of reyuired readings, and an exam. The marerials provide increased education to Aspen contractors regarding the larger philosophy of preservation, offer information on planning and managing pro~ects affect- ing historic properties, and emphasize key technical proce- dures regarding the conserva- tion of historic marerials and the treatment of windows, porches, roofs, and finishes. In 1999 the ciry and counry adopred the new training as a requirement for any geceral contracror or superintendent working on a historically desig- nared building, identifying this as a specialry license similar ro that reqmred for mechamcal work, roofing, or other trades. License applicants can sign out a manual or view the mare- rials on the Gry Community Development Depattment web- sire. Ciry s[aCf then admmisrer a 50-question, multiple choice, open book rest in their office. The license is good for three years, and staff are in the pr«ess of developing a refresher course. Architects and HPC members are encouraged to take this training as well as con[racrors. As a resuh of this pro- gram, Aspen now has almosc no historic preservacion enforcement issues. Commu- nication between the HPC and contractors, who might othenvise be at a disadvantage because they have not partici- pated in the projecc approval process, has gready impruved anJ all im~olved seem tu appreaace the clanfi- cation of expectations. Ocher steps hace been adupted to avo~d problems, such as reyuiring that a clear demolition plan be submitted as part of the building permit Preservatian Axuareness Program Trnining Manual ~.~ W..:~ plan set mdicaung exactly what areas of the exist- ing buddmg, if any, are tn be removed; staung that there shall be no deviations Erom che exrenoc elevanons repreaented in the pecmit wahouc pno~ re~~~ew and approcal; and requiring that the contracror meet with the historic pre~er- vanon officer before appiying fo~ a bwldmg perm~c and sub- mit a letter with ~he app(~ca- tion mdicaung that all con~l~- tions of approval are known and underscood. A member of the HPC secves as the "p~o~ect momtor" foc each approcal n~ help staff check un the Nork and approve minor amend- ments during construcnon. Aspen did expenence nne "midnight demoli[ion" aEre~ [he aJoption of this program, but the city was on ven good fooungforenforcement. W~th the' possibility of losing all HPC variances that had been granted and being subject to a morarorium agamst any Eumre building permits (recendy rcvuntryiTmining CIIn Gt vinurdat m~reased fcom 5 years to 10), rhe o~ner settled with the eity fur a fuie of ~1Z~,000 and the u~cnerJLiudder lost his licensee. Whde the money is a small con~olation-and ;ome think it is not enough uta dismcen- uve co v~olare histo~ic p~eser- vanon ~egulauons given [he property values in this area- tlie funds are being used for a number of impurcant local preservation initiatives. Amy Guthr,e u nty ofAr~n h~nodr pmrr- wuiono~(firt~ Formoreinfomrauanronroa ber ar (970) 910-5090, ara}gC^~ri.mpen. ~o ur, or vurt wunumpenpitkin.rom. ;,A,N,U,A.R.Y.%.F.E..B..R..u..A.R.Y....l.o.'...... ., ... . ,.....~ fo~ n~r c~ry ofa.r. ~~ ~~e r~rk~~~ cow~ry