HomeMy WebLinkAbout7 - Consideration of a demolition permit for 474 Arapahoe AvenueCITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
MEETING DATE: Apri12, 2003
TO: Landmarks Praservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Neil Holthouser, Preservation Planner
Matt Russell, Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit
application for the house and accessory structure located at 474
Arapahoe Avenue, pursuant to Section 10-13-23 B.R.C. 1981,for
non-landmarked buildings over fifty years old.
STATISTICS:
1. SITE: 474 Arapahoe Avenue
2. ZONING: LR-E ( Low Density Residential - Established)
3. OWNER: Steven M. Brown
4. APPLICANT: Steven M. Brown
The demolition permit provision in the Historic Preservation Ordinance was adopted for
the puipose of reviewing permit applications for demolition of non-landmarked buildings
that are over fifty years old. The purpose of the review is to prevent the loss of buildings
that may have historical or architectural significance, or to provide the time necessary to
initiate designation as an individual landmark or to consider alternatives for the building
(seeAttachmentA: Section 10-13-23, B.R.C. 1981).
On January 27, 2003, the Planning Department received a demolition permit application
for the house and accessory structure at 474 Arapahoe Avenue. The application was
reviewed by the Landmarks Design Review Committee on February 12, 2003, and
referred to the full Landmarks Board for a public hearing based on the committee's
finding of probable cause to believe that the propoerty may be eligible for designation as
an individual landmark, as required by the Historic Preservation Ordinance (see
Attachment B: Demolition/Moving Permit Application). The house and accessory
structure are neither in a historic district nor locally landmarked, but are over fifty years
old and is therefore subjact to Section 10-13-23, B.R.C. 1981, of the Historic
Preservation Ordinance. The purview of the Landmazks Board is to look specificaliy at
the demolition requast and not at the issue oF what may or may not replace the buildings.
Memo to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
REOUEST:
The application was submitted by the owner of the property for the total demolition of the
house and accessory structure at 474 Arapahoe Avenue.
SIT~:
The subject lot is located on the south side of Arapahoe Avenue between 4`h and 5`h
Streets, and contains 7,075 square feet (see Attachment C: Site plan). The property is
located within the potential Highland Lawn Historic District, as identified in the 2000
update to the Boulder Valley Comprehensive Plan (see Attachment D: Potential
Highland Lawn Historic District).
DESCRIPTION:
The house at 474 Arapahae is approximately rectangular in plan, 40 feet wide by 26 feet
deep, containing a total of 976 square feet. The north (front) elevation is roughly divided
into thirds, the center third recessed four feet from the front wall plane. The primary roof
is hipped, with a gabled element projecting over the western third of the north elevation
and a shed form extending below the primary plate height over the eastern third. Spanish
tile, or pantile, which is S-shaped in section, is used on the roof. The walls and
foundation consist of random courses of field skone. Door and window surrounds are
wide with concrete sills. The door and window at the east end of the north elevation are
not original, because that portion of the house was originally a one-car garage, as shown
in the assessor's photograph from 1947 (see below). An unpaved driveway still intersects
with the house at this location. In 1966, a corrugated translucent roof was added to the
recessed third of the north elevation to sheltar the front door. In 1978, stone steps in that
same recessed area were capped with concrete, although it is unclear whether or not this
improvement replaced the previous material in kind.
R.
Memo to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
The property also features a detached accessory structure at the rear (southeast corner) of
the lot. The accessory structure is constructed of mortared fieldstone, similar to that of
the house, and features a flat roof. (See Attachment E: Photographs.)
SIGNIFICANCE:
The following is a result of s[affs research on the property relative to the significance
criteria for individual landmarks adopted by the Landmarks Board on 5eptember 17,
1975 (see Attachment F: Significance Criteria).
Historical Si~ni~cance:
The house at 474 Arapahoe Avenue is located in the Highland Lawn addi[ion to the city
of Boulder. The Highland Lawn neighborhood is located southwest of downtown
Boulder. It is bounded by Boulder Creek on the north, Broadway Avenue on the east,
Boulder Mountain Park to the west, and University Avenue ou the south. One of the
first developments in the neighborhood was the Anderson Ditch, which was constructed
in 1860 and runs in a southeasterly direction through the neighborhood. Hannah Connell
Barker, who lived in the 700 block of Arapahoe, platted the town of Highland Lawn in
September 1884. This plat included land from Boulder Creek south to the Anderson
Ditch, and from approximately 4`h to 6`" Street. The town was annexed to Boulder in
1891.~
According to the county assessor's records, the house at 474 Arapahoe was built in 1947.
Owner Berta Bailey sold it promptly after its completion in 1947 to salesman Clarence
Biggs and his wife Frances. In 1948, the house was purchased by Leon and Adrienne
Quintelier. Leon Quintelier worked as a steamfitter for the University of Colorado for 28
years; Adrienne Quintelier worked at a restaurant on the southwest corner of Broadway
and Spruce called the Spudnut Shop. In 1952, Wallace and Vivian Schneider purchased
the house from the Quinteliers. Wallace Schneider came to Boulder to teach at Boulder
High School, retiring in 1982. He was also a radio disc jockey at local station KBOL,
where for 35 years he was known as "Big Wal" and the "Saturday Night Voice of 7azz".
Schneider also accompanied on local jazz recordings; local artist Fred Shelton once
called him the "World's Greatest Jazz Whisfler".z In 1957, the house was purchased by
Lynn and Nornta Hammond, who lived there while Lynn attended law school at CU.
After graduation, Mr. Hammond opened a law office in Loveland. The Hammonds sold
to the house's longest-term residents, Carroll and Ruby Reeves. Carroll Reeves was a
mechanic; his wife was a food service worker at CU. He died in 1978 or 79, and she
stayed there until her death in 1987. More recent owners include Patrick Bazrett (1987-
91), Jolene Chavannes (1991-99), David Martinez (1999-2001) and Christopher
Ketterhagen.
Staff believes that the house and accessory structure at 474 Arapahoe Avenue do not
meet any of the historical significance criteria for individual landmarks. 'I'hough more
than 50 years old, the property is not associated with any historical persons or events, is
~ Boulder Survey of Historic Places: Highland Lawn, Front Range Research Associa[es, 1989.
2 Obituary, Boulder Daily Camera, November 4, 1990.
Memo to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
not representative of a particular era of Boulder's development, and is not recognized by
any authorities as having historic significance.
Architectural Significance:
The subject house and accessory structure are not representative of any recognized
architectural style, although the house incorporate features from severai styles. The tile
roof is representative of the Mediterranean style, common to style used extensively on the
University of Colorado campus. The orientation of the long side of the house to the street
is typical of post-war ranch-style houses. Broad window framing and exposed rafter tails
are characteristic of the Bungalow style. The random rubble masonry recalls much
earlier vernacular houses. The roof reflects a variety of shapes common to a variefy of
styles, including hipped, gabled, and shed forms.
Staff believes that the house and accessory structure at 474 Arapahoe Avenue do not
meet any of the architectural significance criteria for individual landmarks. Although the
house features indigenous stone and tile roofing material similar to that found on the
University of Color~tdo campus, these materials are no[ arranged in a manner that reflects
any recognized architectural style. The house and accessory structure were not designed
by an architect or builder of prominence, and do not possess artistic merit.
~nvironmental Sienificance:
The city conducted a survey in 1989 to inventory historic structures in the Highland
Lawn neighborhood. Of the homes surveyed in Highland Lawn, the largest percentage
were constructed in the period 1900-1909, with the second largest group being
constructed during 1910-1919.3 The 1989 Highland Lawn survey establishes the period
of significance as approximately 1890 through 1910. The house and accessory structure
at 474 Arapahoe were constructed in 1947, long after most homes in the neighborhood
were built, and outside the period of significance for the potential historic district. The
house and accessory structure would therefore not be considered contributing to such a
district.
Staff believes that the house and accessory structure at 474 Arapahoe Avenue do not
meet any of the environmental significance criteria for individual landmarks, nor do they
contribute to the potential Highland Lawn Historic District.
PRESERVATION ORDINANCE:
The Historic Preservation Ordinance states that the Landmarks Board shall consider and
base its decision based upon any of the following criteria (Sec. 10-13-23(~, B.R.C.
1981):
(1) The eligibility of the building for designation as an individual landmark consistent
with the purposes and standards in Sections 10-13-1 and 10-13-3, B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
3 Boulder Survey of Historic Places: fiighland Lawn, Front Range Research Associates, 1989, p. 24.
4
Memo to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
(3) The reasonable condition of fhe 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 (3) and (4) above, the board may not consider deterioration
caused by unreasonable neglect.
STAFF ANALYSIS:
Under the criteria found in Sec. 10-13-23(~, B.R.C. 1981, staff believes that the house
and accessory structure at 474 Arapahoe Avenue are not eligible for individual landmark
designation due to their lack of historical, architectural, and environmental significance,
as summarized in the significance section above.
Furthermore, staff believes the house and accessory structure at 474 Arapahoe Avenue
would ~ot contribute to the historic character of the potenCial Highland Lawn Historic
District, due to their construction outside the period of significance for the potential
district.
NF,IGHBORHOOD COMMENT:
Planning staff has received no neighborhood comment regarding the request for
demolition at 474 Arapahoe Avenue.
DECISION OF THE BOARD:
If the Landmarks Bou•d finds that the building to be demolished does not have historical
significance under the criteria set forth in Sea 10-13-23(~ B.R.C., 1981, the city
manager shatl issue a demolition permit. If the Landmarks Board finds that the building
to be demolished may have historical 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 filed.
Staff recommends [hat the Landmarks Board adopt the following findings:
1. The house and accessory structure at 474 Arapahoe Avenue are not eligible for
individual landmark designation, since they do not meet the historical,
architectural, or environmental significance criteria for individual landmark
designation.
2. The house and accessory st~vcture at 474 Arapahoe Avenue would not contribute
to the historic character of the potential Highland Lawn Historic District, due to
their construction outside the period of significance.
Memo.to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
PLANNING DEPARTMENT RECOMMENDATION:
Staff recommends that the Landmarks Board approve the demolition of the house and
accessory strucfure at 474 Arapahoe Avenue, subject to the following conditions:
The applicant shall submit to the Planning Department:
1. A site plan showing the location of all existing improvements on the subject
property;
2. Measured elevation drawings of the primary building depicting existing
conditions, fully annotated with architectural details and materials indicated on
the plans;
3. Black and white photographs of all exterior elevations.
ATTACHMENTS:
A: Historic Preservation Ordinance, Section 10-13-23
B: Demolition/Moving Permit Application
C: 474 Arapahoe Avenue Site Plan
D: Potential Highland Lawn Historic District
E: Existing Conditions Photographs
F: Significance Criteria
Attachment A
10-13-23 Revicw of Permits for Demolition, Moving, aud Removul of 13uildings.
(a) Purpose. The purpose of the review of permit applications for demoli[ion, moving, and removal of
buildings that are over fifty years old is to prevent the loss of buildings that may have historical or
architectura] significance. The puipose of this section is also to provide the time necessary to initiate
designation as an individual landmark or to consider altematives for the building.
(b) Permit Reauirement. No person shall demolish, move, or remove any building which is over fifty
years old without first applying to the city manager for a permit under this section, receiving the permit,
and conducting the demolition, moving or removing of the building before the permit expires. The
application and permit shall be in addition to any application or permit required under Chapter 10-5,
"Building Code," B.R.C. 1981, and shall be on a form provided by the city manager, although the
manager may combine the application and permit with any otlier form or permit at the manager's
discretion.
(c) Demolition Determination. The city manager will determine if demolition review under this section is
required by examining building permit applications for buildings described in subsection (b) above. A
proposed action that meets the definition of "demolitiou " or "demolish " in Section 10-13-2,
"Definitions," B.R.C. 1981, shall be subject to the review process required by this section.
(d) Initial Review. The city manager and two designated members of the landmarks board sl~all review all
permit applications for demolition, moving, or removal of buildings that are over fifty years old. The
initial review shall be completed within fourteen days after the city manager accepts a completed perrnit
application to deteimine whether there is probable cause to believe that the building may be eligible for
designatiou as an individual landmark consistent with tlie purposes and standards in Sections 10-13-1,
"Legislative Intent," and 10-13-3, "City Council Iv1ay Designate Landmarks and IIistoric Districts,"
B.R.C. 198 L If the city manager and two designated members of the landmarks board fail to review the
application within thiRy days after the city manager accepts a completed permit application, the city
manager shall issue the permit if all other requirements of the permit process have been met.
(e) Scope of Permit Review and Stay o£the Issuance of a Permit. If the city manager and two designated
members of the landmarks board unanimously detennine that there would be no significant impact or
poten[ial detriment to the historic resources of the city, the city manager shall issue the permit if all other
requirements of the permit process have been met. If the city mauager or one of the two designated
members of the landmarks board determines that there is probable cause to believe that the building may
be eligible for designation as an individual landmark, the issuance of the pennit shall be stayed for up to
sixty days from the date that a completed application is accepted by the city manager, and the permit shall
be referred to the landmarks board for a public hearing. A copy of this determinatiov, including the
reasons why the building may be eligible for designation, shall be provided to the property owner within
fourteen days of the determination.
(~ Notice of Public HearinQ. The city manager shall publish notice of the time, place, and subject matter
of the public hearing before the landmarks board in a newspaper of general circulation in the city at least
ten days before the hearing. At least fifteen days before the hearing, the city manager shall also:
(1) Post the property subject to the application to indicate that a permit review appeal has been
requested; and
(2) Mail written notice to the record owners of the property subject to the application. If the
address of the property owner is not a matter of public record, any failure to send notice by mail
does not invalidate any proceedings on the permit application.
(g) Landmarks Board Public Hearings on Permits. The landmarks board shall hold a public hearing on the
permit application within sixty days after the city manager accepts a completed application, pursuant to
the procedures prescribed by Chapter 1-3, "Quasi-Judicial Hearings," B.R.C. 1981. If the landmarks
board fails to hold a puUlic hearing within sixty days after the city manager accepts a completed permit
application, the city manager shall issue the permit if all other requirements of the permit process have
been met. The landmarks board shall consider and base its decision based upon any of the following
criteria:
(I) The eligibility of the building for designation as an individual landmark consistent wiih the
purposes and standards in Sections 10-13-1, "Legislative Intent," and 10-13-3, "City Council
May Desi~nate Landmarks and Historic Districts," 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 (3) and (4) above, the board may not consider deterioration caused by
unreasonable neglect.
(h) Decision of the Landmarks Board. If the landmarks board finds that the building to be moved,
removed, or demolished does not have historical significance under tYte criteria set forth in subsection (el
above, the city manager sl~all issue a permit if all other requirements of the permit process are met. If the
board finds that the building may have historical significance under the criteria set for[h in subsection (gl
above, the application shall be suspended for a period not to exceed one hundred eighty days from the
date the permit application was accepted by the city manager.
(i) One Hundred Eight~Day Stav Period. During the period of a stay of the issuance of a permit for
demolition, moving, or removal, the landmarks board may take any action that it deems necessary and
consistent with this chapter to preserve the structure, inclttding, without limitation, consulting wifli civic
groups, public agencies, and interested citizens; recommending acquisition of the property by private or
public bodies or agencies; exploring the possibility of moving buildings that would otherwise be
demolished; and salvaging building materials. If individual landmark or district designation has not been
initiated during the one hundred eighty day period, the city ruanager shall issue a permit if al] other
requirements of the permit process have been met.
(j) Record of Demolished and Moved Pro eop rties. Prior to the issuance of a permit for demolition, moving,
or removal, the city manager may require the applicant to provide information about the building,
including, without limitation, the date of original construction, significant events and occupants,
architectural features, and a description of the building through photogiaphs, plans, and maps. The city
manager will determine where the documentation is to be deposited.
(k) Expiration. Any approval pursuant to this section shall expire one hundred eighty days aiter such
approval is made if the work authorized by such permit has not commenced. A decision or failure to take
action by the city manager and two members of the landmarks board pursuant to subsection (el above, or
by the Landmarks Preservation Advisory Board pursuant to subsection (h) above, shall be considered an
approval.
Ordinance Nos. 5627 (1994); 5801 (1996); 5929 (1997); 7048 (2000); 7080 (2000); 7120 (2001); 7183
(2002).
A11A<.111~1L~\1 L
„r City of Boulder Planning and Development Services
a~```~~~ DEMOLITION PERMIT APPLICATION
.CI DEMOLTRON PERMITAPPtICATION
Case number: PMT
Date Issued:
O LANDMARKS BOARD DEMOLTTION/MOVING REVIEW APPISCATlON
Case number: HIST 2~~3 -~da 3~J
Date Approved:
PrajedAddress ~ / y Ar~a~,~,~~ Av _
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Building Use
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Owner Name _S-r~ ~„ ~ 1~ ,~~~ ~^ __ __ _
Owner Address t~7W ,q~~,,,r.,f~uc /~,
Contractor
Date //,~ ?/~; ~
Owner Phone ~~~3 _~E;.. z`7~1 U__
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The applicant is responsible for obtaining all applicable signatures.
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1- # of Dwelling Units ~~ 5 ~~ Square Footage ~~ ~ 5 Date of Construction
TYpe of pwelling (pick one, required)
~ngle-Family Dwelling ~] Mulfifamily Dwelling ^Townhome
Accessory Structure G3'betached ' 0 Attached
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Square Footage
Primary Business Use
^ Office
^ Commerciai/Retail
^ Other
Date of Construction
^ Parking Garage.
Accessory Structure ^ Detached ^ Attached
Describe structure to be removed:
Revised July 2002
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LEGEND
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ATTACHMENT E: EXISTING CONDITIONS PHOTOGRAPHS
North Elevation
Porch Detail
12
South Elevation
Accessory Structure
13
ATTACHMENT F
Landmark.Preservarion Advisory Board
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
Adopted 9/17/75
Secretary to the Board
On September 6, 1974, 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.
Historical 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 te 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.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
Distinction in the Development qf the Communitv of Boulder: This is most
applicable to an institution (religious, educational, civic, etc) or business structure,
though is 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,
economie, social or political heritage.
4. 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 historical
interest and value.
5. Other, if applicable.
04.OSsignif-indiv
Page 1 of 3
14
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 azchitect 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.
Recopnized Period/Stvle: It should exemplify specific elements of an architectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar),
The History of Architectural Stvle (Marcus/Wi~n), Architecture in San Francisco
(Gabhard et al), History of Architecture (Flectcher), Architecture/Colorado, and
any other published source of universal or local analysis of "style."
2. Architect or Builder of Prominence: A good exampie of the work of an azchitect
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 azchitectural design, details, or
craftsmanship that are representative of a significant innovation.
5. Indieenous Qualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental 5i ~nificance
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 Characteristies: It should be of high quality in terms of planned or natural
vegetation.
2. Comaatibilit~with Site: Considaration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. Geogeaphic Imnortance: Due to its unique location or singular physical
characteristics, it represents an established and familiar visual feature of the
04.OSsi~nif-indiv
Page 2 of 3
15
community.
4. Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
5. Area Inteeritv: Places which provide historical, architectural, or environmentai
importance and continuity of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
S:~PLANldata\Comdev~IIISTIGEN~DesignationWbout Landmazks\signif crit-indiv.wpd
04.OSsignif-indiv
Page 3 of 3
16
Memo.to Landmarks Preservation Advisory Board 4/02/03
Re: 474 Arapahoe Avenue - Demolition Permit
PLANNING DEPARTMENT RECOMM~NDATION:
Staff recommends that the Landmarks Board approve the demolition of the house and
accessory strucfure at 474 Arapahoe Avenue, subject to the following conditions:
The applicant shall submit to the Planning Department:
1. A site plan showing the location of all existing improvements on the subject
property;
2. Measured elevation drawings of the primary building depicting existing
conditions, fully annotated with architectural details and materials indicated on
the plans;
3. Black and white photographs of all exterior elevations.
ATTACHMENTS:
A: Historic Preservation Ordinance, Section 10-13-23
B: Demolition/Moving Permit Application
C: 474 Arapahoe Avenue Site Plan
D: Potential Hightand Lawn Historic District
E: Existing Conditions Photographs
F: Significance Criteria
Attachment A
10-13-23 Review of Permits for Demolition, Moving, and Removt~l of Buildings.
(a) Pur~ose. The purpose of the review of permit applications for demolition, moving, and removal of
buildings that are over fifty years old is to prevent the loss of buildings that may have historical or
architectural significance. The purpose of this section is also to provide the time necessary to initiate
designation as an individual landmark or to consider alternatives for the building.
(b) Permit Requirement. No person shall demolish, move, or remove any building which is over fifty
years old without first applying to the city manager for a perrnit under this section, receiving the permit,
and conducting the demolition, moving, or removing of the building before the permit expires. The
application and permit shall be in addition to any application or permit required under Chaater ] 0-$,
"Building Code," B.R.C. 1981, and shall be on a form provided by the city manager, although the
manager may combine the application and permit with any other form or peimit at the manager's
discretion.
(c) Demolition Determination. The city manager will determine if demolition review under tl~is section is
required by examining building permit applications for buildings described in subsection (b) above. A
proposed action that meets the definition of "dentolition " or "demolish " in Section 10-13-2,
"Definitions," B.R.C. 1981, shall be subject to tl~e review process required by this section.
(d) Initial Review. The city manager and two designated members of the landmarks board shall review all
permit applications for demolition, moving, or removal of buildings that are over fifty years old. The
initial review shall be completed within fourteen days aRer the city manager accepts a completed permit
application to determine whether there is probable cause to believe that the building may be eligible for
designation as an individual landmark consistent with the purposes and standards in Sections 10-13-1,
"Legislative Intent," and 10-13-3, "City Council May Designate Landmarks and Historic Districts,"
B.R.C. 1981. If the city manager and two designated members of the landmarks board fail to review the
application within thirty days after the city manager accepts a completed permit application, tlie city
manager shall issue the permit if all other requirements of the permit process have been met.
(e) Scope of Permit Review and Stay of the Issuance of a Permit. If the city manager and two designated
members of the landmarks board unanimously determine that there would be no significant impact or
potential detriment to the historic resources of the city, the city manager shall issue the permit if all other
requirements of the permit process have been met. If the city manager or one of the two designated
members of the landmarks board determines that there is probable cause to believe that the building may
be eligible for designation as an individual landmark, the issuance of the permit shall be stayed for up to
sixty days from the date that a completed application is accepted by the city manager, and the permit shall
be referred to the landmarks board for a public hearing. A copy of this determination, including the
reasons why the building may be eligible for designation, shall be provided to the property owner within
fourteen days of the determination.
(~ Notice of Public HearinQ. The city manager shall publish notice of the time, place, and subject matter
of the public hearing before the landmarks board in a newspaper of general circulation in the city at least
ten days before the hearing. At least fifteen days before the hearing, the city manager shall also:
( I) Post the property subject to the application to indicate that a permit review appeal has been
requested;and
(2) Mail written notice to the record owners of the property subject to the application. If the
address of the property owner is not a matter oF public record, any failure to send notica by maii
does not invalidate any proceedings on the permit application.
(g) Landmarks Board Public Hearin~s on Permits. The landmarks board shall hold a public hearing on the
permit application within sixty days after the city manager accepts a completed application, pursuant to
the procedures prescribed by Chapter 1-3, "Quasi-Judicial Hearings," B.R.C. 1981. If the landmarks
board fails to hold a public hearing within sixty days after the city mauager accepts a completed permit
application, the city manager shall issue the permit if all other requirements of the permit process have
been met. The landmarks board shall consider and base its decision Uased upon any of the following
criteria:
(1) Tlie eligibility of the building for designation as an individual landmark consistent with the
purposes and standards in Sections 10-13-1, "Legislative Intent," and 10-13-3, "City Council
May Designate Landmarks and Historic Districts," 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
fo~th in paragraphs (3) and (4) above, the board may not consider deterioration caused by
unreasonable neglect.
(h) Decision of tl~e Landmarks Board. If the landmarks board finds that the building to be moved,
removed, or demolished does not have historical significance under the criteria set forth in subsection (u)
above, tlie city manager shall issue a permit if all other requirements of the permit process are met. If the
board finds that the building may have historical significance under the criteria set forth in subsection (gl
above, the application sl~all be suspended for a period not to exceed one hundred eighty days from the
date the permit application was accepted by the ciYy manager.
(i) One Hundred Eight~Day Stav Period. During the period of a stay of the issuance of a permit for
demolition, moving, or removal, the landmarks board may take any action that it deems necessary and
consistent with tliis chapter to preserve the structure, including, without limitation, consulting with civic
groups, public agencies, and interested citizens; recommending acquisition of tlie property by private or
public bodies or agencies; exploring the possibility of moving buildings that would otherwise be
demolished; and salvaging building materials. If individual landmark or district designation has not been
initiated during the one hundred eighty day period, tl~e city manager shall issue a permit if all other
requirements of the permit process have been met.
(j) Record of Demolished and Moved Properties. Prior to the issuance of a permit for demolition, moving,
or removal, the city manager may require the applicant to provide information about the building,
including, without limitation, the date of original construction, significant events and occupants,
architectural features, and a description of tlie building through photographs, plans, and maps. The city
manager will detern~ine where the documentation is to be deposited.
(k) Exairation. Any approval pursuant to this section shall expire one hundred eighty days after such
approval is made if the work authorized by such permit has not commenced. A decision or failure to take
action by the city manager and two members of the landmarks board pursuant to subsection (e) above, or
by the Landmarks Preservation Advisory Board pursuant to subsection (1~l above, shall be considered an
approval.
Ordinance Nos. 5627 (1994); 5801 (1996); 5929 (1997); 7048 (2000); 7080 (2000); 7120 (2001); 7183
(2002).
A11A1,t11V1iS1V1 LS
City of Bouider Planning and Development Services
~2'``"~~ DEMOLITION PERMIT APPLICATION
A DEMOLITION PERMITAPPLICA7ION
Case number: PMT
Date Issued:
O IANDMARKS BOARD DEMOLiTION/MOVING REVIEW APPLICATION
Case number: HIST ZQ~3 -~bd 3/~
pate Approved:
Projed Address ~/ y A~U ~~, ~ ~ ~ ~v, _ Date 1/.~ ~~t~~_
f-
BuildingUse~~.n,v~ ~115;~2~~e -- -
OwnerName~~~,~,~ y~ ~~ y~~~, _ OwnerPhone 7L~.S.,~~; Zr~~16 ~
Owner Address C~Z~.,~ ~yu~~ jnjz ~ _
Contractor ~~, ~N ~,,~ /,,, ~ f l~z ~, f~,,,,.,, ContractorPhone 5~? ~~~.Z,:~UC
--t
The applicant is responsible for obtaining all applicable signatures.
. ~,~. ~
Sguare Footage; Date of Construction
Frimary Business Use ;
O Office
O Commercial/Retail ^ Parking Garage
^ Other -
Accessory Structure ^ Detached 0 Attached
Describe structure to be removed:
nevisea ~wy cw~
303.pd/
9
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ATTACHMENT D: Potential Hi~hland Lawn Historic District
LEGEND
Propsed local tlistrictshp
~ Ownership Parcels
~
N
1:6000
F-~
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Maplink
City of Boulder
'lhemfomacandepicW wdwwpu
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ATTACHMENT E: EXISTING CONDITIONS PHOTOGRAPHS
North Elevation
Porch Detail
12
South Elevation
Accessory Structure
13
ATTACHMENT F
Landmark.Preservation Advisory Board
Adopted 9/17/75
Secretary to the Board
SIGNIFICANCE CRITERIA
Individual Landmark .
September 1975
On September 6, 1974, 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 architechiral
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.
Historical Significance
The place (building, site, area) should show character, interest or value as part oftl~e
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 te cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on
the age ofthe structure.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
3. Distinction in the Development of the Communitv of Boulder: This is most
applicable to an institution (religious, educational, civic, etc) or business structure,
though is 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.
4. Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, loca] historians (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, ete), State Historical Society, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historicai
interest and value.
Other, ifappiicable.
04.OSsignif-indiv
Page 1 of 3
14
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
nationaliy, 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, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Aae (Maass), 76 Boulder Homes (Barkar),
The Historv of Architectural Stvle (Marcus/Wiffin), Architecture in San Francisco
(Gebhard et al), Historkof Architecture (Flectcher), Architecture/Colorado, and
any other published source of universal or local analysis of "style."
2. Architect or Builder of Prominence: A good example of the work of an azchitect
or builder who is recognized for expertise in his field nationally, state-wide, or
]ocatly.
Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior craftsmanship.
4. Examnle of the Uncommon: Elements of architectural design, details, or
craftsmanship that are representative of a significant innovation.
Indigenous Oualities: A style or material that is particularly associaYed with the
Boulder area.
6. Other, if applicable.
Environmental Sienificance
The piace should enhance the variety, interest, and sense of identity of the community by
tha protection of the unique natural and man-made environment.
Site Characteristies: It should be of high quality in terms of planned or natural
vegetation.
2. Comnatibility with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
Geoeranhic Importance: Due to its unique location or singulaz physical
characteristics, it represents an established and familiar visual feature of the
04.OSsignif-indiv
Page 2 of 3
15
community.
4. Environmental Ap~ropriateness: The sunoundings aze complementary and/or it is
situated in a manner particulazly suited to its function.
5. Area Inteeritv: 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.
6. Other, if applicable.
S:~PLAN~data\ComdevU-IIS"I~GEN~DesignationWbout Landmarkslsignif crit-indiv.wpd
04.OSsignif-indiv
Page 3 of 3
16
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