HomeMy WebLinkAbout5A - Demolition permit application for the structure located at 1719 Mapleton AvenueMemo to the Landmarks Preservation Advisory Board
Re Request for DemolRion for 1719 Mapleton Avenue
MEMORANDUM
September 3, 2003
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Bohdy Hedgcock, Historic Preservation Planner
Matt Russell, Preservation Intern
SUBJECT: Public hearmg and consideration of a demolition permit application for the
primary structure located at 1719 Mapleton Avenue, pursuant to Section
10-13-23 B.R.C. for non-landmarked buildings over fifty years old. (This
item is contanued from the August 6, 2003 meeting).
STATISTICS:
1. Site: 1719 Mapleton Avenue
2. Zoning: LR-E ( Low Densdy Residential - Established)
3. Owner. Chris Doran
4. Applicant: Chris Doran
BACKGROUND: ~
On June 11, 2003 [he Plannmg Department received a demolition perm~t application for the
building at 17 19 Mapleton Avenue. This building is neither in a historic distnct nor locally
landmarked, but is over fifty years old and is therefore subject to review under Section 10-13-23
of the Historic Preservation Ordinance. The purpose of the review is to prevent the loss of
buildings that may have historical or architectural significance and to provide the time necessary
to initiate designation as an individual landmark and to consider alternahves for the building.
The purview of the Landmarks Board is to look specifically at the demolition request and not at
the issue of what may or may not replace the building.
The application was reviewed by the Landmarks design review committee on June 18, 2003.
The committee referred the demolition pernut to the Landmarks Board for a public hearing based
on the design review committee's finding of probable cause to believe that the building may be
eligible for designation as an mdividual landmark.
Staff prepared a memorandum for the August meeting recommending a 180-day stay of
demolition for the property, based on analysis that suggested the building may be eligible for
designation as an mdividual landmark and that it contributes to the historic character of the
neighborhood, a potential National Register Historic District (see Attachment A: August 2003
LPAB Memo and Attachments). At the August publ~c hearing, the applicant introduced new
evidenca related to eshmated costs of restoration and repair of the structure (see Attachment B:
Proposal for 1719 Mapleton Renovation). Section 10-13-23(g) paragraphs (3) and (4) allow for
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Memo [o Landmarks Preservahon Adv~sory Board 3/OS/03 2
Re 1719 Mapleton Avenue - Demoliuon Perm~t
the reasonable condition of the building and the projected costs of restorahon or rep~ur;to be
considered in making decisions about demolition. Because the Board and staff had not Had an
opportunity to review this information prior to the hearing the Baard requested a continuance of
the item to the September meetmg. They also requested an opportunity to visit the site. The
applicant agreed to both requests. Three members of the Board (Egger, Rucker and Salance) and
staff visited the site on August 20`h with the applicant. That meeting was noticed to the public.
CRITERIA FOR THE BOARD'S DECISION:
The Historic Preservation ordinance states that the Landmarks Board shall consider and base its
decision based upon any of the following criteria [10-13-23(t~]:
(1) "The eligibility of the building for designation as an individual landmazk
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) "The reasonable condihon of the building; and
(4) "The reasonable pro~ected cost of restoration or repair.
"In considering the condition of the buildmg and the pro~ected cost of restoration
or repair as set forth in paragraphs (3) and (4) above, the board may not consider
deterioration caused by unreasonable neglect."
s
NOTE: Information related to the site, description of the property and staff analys~s relative to
critena 1 and 2, above, is all included in the original memorandum prepared for the June hearing
and included as Attachment A. The followmg analysis relative to criteria 3 and 4 is based upon
evidence submitted by the applicant at that hearing and the site visit on August 20`h.
CRITERIA 3& 4: REASONABLE CONDITION AND COST OF REPAIR
The Historic Preservation Ordinance allows the Board to consider both the reasonable condition
of the building and the pro~ected cost of restoration and repair in making their decision wltether
or not to allow demolition.
A preliminary proposal, based upon a visual mspection of the property, has been prepazed by
Williams Construction, a licensed general contractor (see Attachment B• Proposal for 1719
Mapleton Renovation). The estimate calls for the repair of structural defects to the existing
building, the removal and reconstruction of the northern addition to the house, repairs to the front
porch, and other work to bring the structure and its systems into conformance with current
building codes. The estimate totals $89,910.
Staff has evaluated the proposal and believes that the majority of those charges would be
required regudless of whether the building was demolished and replaced with new construction
or the building was renovated and maintained.
~
Memo to Landmarks PreservaUOn Advisory Board 3/OS/03
Re. 1719 Mapleton Avenue - Demolihon Permrt
Costs Repuired for New Construction or Renovation:
Remove NoRh Section of House (Kitchen)
Teudown and Waste Removal $3500
Rebuild North Section of House w/ New Kitchen and Bath
New Foundation $2400
Concrete Pumper $500
Framing Materials $4700
Apphances $3000
Fixtures $2800
Roofing $2300
Labor $11,500
Flooring $2000
Complete Replumbing $6400
Complete Rewirmg $4700
New HVAC System $5200
Insulation (as needed) $2000
Replace all windows $4400
Removal and Disposal of Existmg Sidmg $2200
Installation of new wood sidmg $7500
Interior Drywall $3560
Interior Fimsh (Trim, Pamt) $3150
Replace Doors $2000
SUBTOTAL $73,810
Costs Associated ONLY with Renovation
Repair of Existmg Foundation $9900
Rebuilding Front Porch $6200
SUBTOTAL $16,100
TOTAL $89,910
In addihon, if landmarked, the pro~ect would qualify for state tax credits, further reducmg the
actual cost of rehabilitation. All of the above costs, wrth the exception of those associated with
removmg and rebuilding the north section of the house, likely would qualify for state income tax
credits.
Total Estimated Costs $89,910
L,ess costs associated with removal and rebuildmg kitchen - 32 700
Costs eligible for state tax credrt $57,210
L,ess 20% tax credit -$11,442
Cost after tax credit $45,768
TOTAL COST $78,468
(renovation of histonc structure plus removal of north
section of house and construction of new kitchen and bath)
3
Memo to Landmarks Preservahon Advisory Boazd 3/OS/03 q
Re~ 1719 Mapleton Avenue - Demol~t~on Permit
A waiver of city sales tax on building materials would also be available if the house were
landmarked. That waiver, based upon the $89,910 estimate, could result ~n an additional $1465
m savmgs.
The house consists of the approximately 284 square foot onginal side-gabled structure and a
variety of additions that bring the total square footage to 879 square feet. Assuming that those
various addihons were demohshed and replaced with a similar amount of squue feet, the cost
per square foot of the addition, after tax credit savings are accounted for, is less than $90 -- well
below the cost for typical new construchon. Staff recognizes that the house is small and would
welcome the opportunity to work with the applicant and the Design Review Committee to
explore potential additions to the house that could expand the size allowing for more space and
modern amemties wh~le respectmg the origmal structure.
In short, staff does not believe that the cost of restoration is unreasonable. The Board has denied
demolttion requests for buildmgs in comparable or worse condition in the past
STAFF ANALYSIS:
The Historic Preservation Ordinance requires the Board to make a findmg about the building
proposed for demol~tion based on the criteria described above The Board has three options:
1) If the Boud determines that the buildmg does not have historical significance under those
crrtena then a demolition permit may be issued, assummg all other city requirements are met.
2) If the Board finds that the buildmg does have historical significance, but the condition of the
building or the estimated costs oF restoration are unreasonable, then a demolition permit may
be issued, assummg all other city requirements are met.
3) If the Board finds that [he buildmg does have histoncal sigruficance under those cnteria then
the application shall be suspended for a penod not to exceed 180 days.
The purpose of the Historic Preservation Ordinance is not to save every old buildmg m the city.
The age of this buildmg - one of the oldest structures in the Whittier neighborhood - and its
location withm a potenUal National Register historic district demand careful consideration of the
demolition request Staff believes that the property at 1719 Mapleton Avenue may be eligible
for designation as an individual landmark based upon its hisrorical, architectural and
environmental significance The buildmg also mamtams an important relationship with the
surroundmg neighborhood as a contributmg buildmg m a potential National Register histonc
district. While the building is m d~srepair, the cost to restore and rehabilitate the original side-
gabled structure is not unreasonable. Creative design may allow the histortc bu~lding to be
incorporated into a larger, more modern home while respectmg the basic form and simple style
of the side-gabled buildmg.
Memo [o Landmarks Preservation Adv~sory Board 3/OS/03 5
Re• 1719 Maple[on Avenue - Demofihon Perm~t
Staff believes that a stay penod would provide the time necessary to explore alternatives to
demolition, mcluding consideration of initiation of individual landmark designation, designation
of a portion of the Whi[her Historic D~strict, or mwrporation of the historic buildmg mto a
redevelopment proposaL Landmark designation would make available tax credits to assist m
rehabilitahon of this structure.
NEIGHBfJRHOOD COMMENT:
Staff received one call from a neighbor who was not as concerned about the proposed demolition
as he was wrth the redevelopment plans. Staff informed the caller that the Landmarks Board
would have no purview over any new construction at 1719 Mapleton. Another caller asked why
neighbors were not inFormed m writing of the demolition request Staff explamed that our code
does not reyuire written notification for demolitions, only posting and adverttsing as part of the
Board agenda.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
The buildmg proposed for demol~tion at 1719 Mapleton Avenue may have historical s~gmficance
based on the followmg:
1 The building may be eligible for individual landmark designation in that
a) the buildmg is a relatively unalterad example of workmg-class, vernacular wood-
frame houses found in Boulder m the late 19th century, and
b) the buildmg is one of the oldest contributing elements of the potential Whittier
National Register Historic District.
2 The building contributes to the character of the neighborhood, a potent~al National Register
Historic District.
3. The condit~on of the buildtng and the estimated costs of repair are not unreasonable
PLANNING DEPARTMENT RECOMMENDATION:
The Plamm~g Department recommends to the Landmarks Boud that it issue a stay of demolition
for the building located a[ 1719 Mapleton Avenue, for a period not to exceed 180 days from [he
day the permit application was filed, adopting the staff inemorandum with the findmgs as listed
above, in order to further explore alternatives for the building.
Staff encourages the applicant to consider landmark designation of the structure and
mcorporation of the side-gabled poRion of the buildmg into redevelopment plans for the site.
5
Memo to Landmarks PreservaGOn Adv~sory Board 3/OS/03
Re 1719 Maple[on Avenue - Demolit~on Permu
6
Landmark designation would make available state tax credits to offset the costs of restoration or
rehabilitation. A 180 day stay period would expire on December 12, 2003.
Should the Board choose to issue the demolrtion permit, or if the 180 day stay is allowed to
expire, staff recommends that the conditions of issuing the permit be that:
1) Prior to the issuance of the demoht~on pernut, the applicant shall provide two sets of the
following documentation, provided to the City of Boulder Camegie Library and the Colorado
State Historic Preservation Office
a) Drawmgs: a full set of scalable drawmgs depicting existing conditions, fully annotated
with arch~tectural details and matenals indicated.
b) Photographs black & white photographs of extenor views
c) Written data. historic sigmficance and architectural descnphon.
ATTACHMENTS:
A. August 2003 LPAB Memo (with attachments)
B Proposal for 1719 Mapleton Renovation
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Attachment A
CITY OF BOULDER
LANDMARKS PRESERVATION ADVISORY BOARD
MEETING DATE: August 6, 2003
TO: Landmarks Preservation Adv~sory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Matt Russell, Preservation Intern ,
SUBJECT: Public hearing and considerat~on of a demolit~on permit application for the
pnmary structure located at 1719 Mapleton Avenue, pursuant to Section
10-13-23 B.R.C for non-landmarked buildings over f~fty years old.
STATISTICS:
1. Site 1719 Mapleron Avenue
2. Zoning• LR-E ( Low Density Resident~al - EstabLshed)
3. Owner. Chris Doran
4 Appl~cant Chns Doran
BACKGROUND:
On June 11, 2003 the Piannmg Department rece~ved a demol~tion permrt apphcation for the
bwlding at 1719 Mapleton Avenue This butldtng ~s nerther m a historic distnc[ not locally
landmarked, but is over fifty years old and is Iherefore subject ro Section 10-13-23 of [he
Histonc Preservatton Ordmance. The purpose of the review is to prevent the loss of buildings
that may have histoncal or architectural significance, or to provide the ume necesyary to imuate
designaUOn as an mdivtdual landmark or to consider alternatrves for the buildmg The purview
of the Landmarks Board is to look specifically at the demolition request and not at the issue of
what may or may not replace the building.
The application was rev~ewed by the Landmarks des~gn review com~ruttee on June 18, 2003
The committee referred the demolition perrrut to the Landmarks Board for a publ~c heanng based
on the design review committee's fmdmg of probable cause to beheve that the buildmg may be
eligible for designanon as an mdividual landmark.
SITE:
The subject lot is located on the north side of Mapleton Avenue, and contams 7,409 square feet
(see site plan in Artachment B: 1700 13lock of Mapleton). The proper[y is located withm the
potennal Whittier Nauonal Register Historic District, as ~dent~f~ed in a 1988 survey done by
Front Range Research and the 2000 upda[e to the Boulder Valley Comprahensive Plan (see
Attachment C: Potential Wh~tt~er Hestoric Distnct) The house is considered eontributmg to that
area, due to its date of construct~on and mtact h~storic character with few alterations.
7
Memo to Landmarks Preservluon Advisory Boaid 3/OS/03
Re 1719 Maple[on Avenuc - Demoltt~on Permri
DESCRIPTION:
The structure at 1719 Mapleton Avenue is a 879 square toot residence ortgmally dating from
1882, with two pre-1906 add~Gons and a third (and possibly fourth) addition built between 1922
and 1931. The origmal section of the house is a smgle-story, wood frame structure with a s~de-
gabled roof and a covered front porch that spans the full w~dth of the south elevat~on It appears
to have undergotte few alterations, wh~ch mclude the replncement of roofing and s~dmg, and the
buttress~ng of what appears to be a rubble masonry foundat~on with a]ayer of poured concrete.
The front of the house faces Mapleton to the south. The shed roof of the porch is supported by
four pairs of simple posts, evenly spaced across the full length of the elevation and topped by
decoratively cut brackets. The posts support a geometrically decorated balustrade that may not
be ortginal but does date to at least 1949, as shown in the assessor's phqtograph above Two
wooden steps ascend at the west end of the porch to the porch decking, wh~ch consists of
floorboard planks covered or replaced by plywood tn places, and a lattice that screens the space
beneath the porch The front door is loca[ed at the west end of the south elevation. East of the
door are two nanow, double hung, 4 over 4 drvided light wmdows The east and west elevauons
of the origmal structure each have a sim~lar wmdow centered in the wall. ASphalt sidmg has
been applied over the original sidmg on all sides of the house
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The eazlier pre-1906 addition is a shed roofed structure across the full length of the rear of the
onginal building. The shed roof of the second pre-1906 addition begms just beneath the
termmauon of the first shed roof, and proceeds at a slighdy steeper pitch. The northeast corner is
S
County Assessor's photograph, 1949 (Carnegie Branch L~brary for Local History)
Memo to Landmarks Preservauon Adv~sory Board 3/OS/03
Re 1719 Mapleton Avenue - Demol~tion Permu
clad with bare panels and forms a shed-like mudroom. The north wall is sunken halfway into the
grade, allowing a honzontal window just under the exposed rafter tails of the eave.
The later addrtions of 1922-1931 cons~st of a bay window on the west elevation of the first
addition and a room off of the west elevation of the second elevation. This most receat addition
has a north- and a south-facing window, and may m fact be two separate additions The Sanborn
map from 1931 shows that the western add~t~on terminated before it reached the northwest corner
of the extreme rear addihon However, the west end of the north elevation currenUy extends
, farther north than the east end, and even has a small east-fac~ng wmdow. This suggests a total of
five expansions of the original house. (see Attachment C. Exasting Conditions Photographs)
CRITERIA FOR THE BOARD'S DECISION:
The Histonc Preservation ordinance states that the Landmarks Board shall consider and base ~ts
decision based upon any of the following criter~a [10-13-23(~]:
(1) "The eligibility of the building for des~gnation as an individual landmark
consistent wrth the purposes and standards m Sect~ons 10-13-1 and 10-13-3,
B.R.C 1981;
(2) "The relationship of the buildmg to the character of the neighborhood as an
established and defmable area;
(3) "The reasonable condrtion of the building, and
(4) "The reasonable pro~ected cost of restoration or repair
"In considenng the condihon of the buildmg and the pro~ected cost of restorahon
or repair as set forth in paragraphs (3) and (4) above, the boazd may no[ consider
detenoration caused by unreasonable neglect."
Because no claim has been made by the owner about either the condition of the buildmg or the
cost of restoration or repair (criteria 3 and 4), staff concentrated on criteria 1 and 2, the
buildmg's eligibiltty for landmark designation and ~ts relat~onship to the character of the
neighborhood.
INDIVIDUAL LANDMARK ELIBILITY:
The followmg is a result of staffls research on the property relative to the significance criter~a for
indiv~dual landmarks adopted by the Landmarks Board on September 17, 1975
HISTORICAL SIGNIFICANCE:
Summary: The residence at 1719 Mapleton Avenue may have historical sigmficance under
criterion 1.
1. Date of Construction: 1882.
4. Recognition by Authorities: This house has been identified as the oldest on the
1700 block of Mapleton Avenue and one of the oldest in the Whittier neighborhood
- 9
Memo to Landmarks Preservahon Advisory Board 3/05/03
Re 1719 Maple[on Avenue - Demoliuon Permrt
and contnbutmg to the potential Whrtt~er National Register Histonc D~strict in the
Historic Building Inventory by Front Range Research.
Elaboration: The date of construction of the house at 1719 Mapleton is significant in that it
establishes the house as one of the oldest in the Wh~ttier neighborhood. The date was established
by county deed records and the listing of the address m the 1883 ciry directory (see Attachment
D. Directory and Deed Research). Only twelve buildings m Whrttier are known to pre-date
1882, and of those nine would contnbute to a National Register historic district . Four of the
, contributing buildings have already been designated as local landmarks. (see Attachntent E•
' Early Whittter Build~ngs).
In 1987, Fron[ Range Research Associates conducted a histor~c building mventory survey m the
Whitt~er ne~ghborhood. Accordmg to the record of that mventory, "In 1883 the house was
owned by William J. Johnson, makmg t[ the oldest extant house on the 1700 block of Mapleton
Avenue .. This house is one of the oldest m the Whittier neighborhood . Although covered
w~th asphalt sid~ng, the house retams its simple design as well as some early architectural
omamentation" The survey class~fies the buildmg as contributmg to the potential Whittier
Nat~onal Register Historic Distr~ct ~
The sub~ect propeRy is located m the North Boulder addrtion to the city of Boulder The
addition was platted in 1873 by Theodore Pomeroy S Hanis Pomeroy sold the property at 1719
Mapleton to Mary 7ohnston in April, 1882, who, with her husband Will~am J Johnston, appear to
have built the house. The Johnston's had lived m Boulder at least s~nce 1879, when Mr.
Johnston, a shoemaker, was listed m the city's business direc[ory. In 1892, his busmess was
located at 1212 Pearl Street.
Mimng engmeer George E McNaught bought the propeRy from William Johnston m 1893. In
1907, Mr. McNaught and his 19-year-old son Charles Bernard McNaught were m Searchlight,
Nevada, when the father died. George McNaught's wtdow Mary lived at 1719 Mapleton until
her death m 1941. Her heirs sold the property to John and Mary Lou Madngal m 1947. Robert
and Cordella Christian, who owned the house from 1954 to 1967, lived there briefly and then
rented it to Mrs Chnstian's parents, Charles and Veda Buffington, for ten years. Mr. Buffington
was a custodian at Boulder H~gh School, Mapleton School, Columbme School, and Boulder
Medical Center. Mr Christian apprenticed wtth the Burhngton Railroad, served m the Army Air
Corps during World War II, and worked at Rocky Flats for 25 years. Mr. and Mrs Christian
were 1937 and 1938 graduates of Boulder Htgh School, respectrvely.
Owner Karen Wheeler applied for a bwlding permit in 1989 to "replace (the) existing house wrth
a new duplex, no garage, no basement," 3,400 total squaie feet in size, but either withdrew the
application or was denied the permit.z
~ 1719 Mapleton Avenue H~stonc Bwldmg Inventory torm, Front Range Research Associates, 1987.
2 Demol~hon permrt, Plannmg and Development Serv~ces, 1989
~O
Memo to Landmarks Preservatwn Adv~sory Board 3/OS/03
Re 17 (9 Mapleton Avenue - Demoluion Permit
ARCHITECTURAL SIGNIFICANCE:
Summary: The residence at 1719 Mapleton Avenue may have archrtectural s~gnificance under
cnterion 1.
1. Recognized Period/Style: National Folk• Hall-and-Parlor.
Elaboration: Folk houses are often better defined by form than style, due to their frequent
scazcity of stylistic elements Significant to folk (also called vernacular) architecture is its
efficient organization and use of s~ace, which clearly ~llustrates the communal ltfestyles of
, working class families m the late 19~ century
The structure at 1719 Mapleton Avenue is an example of a National Folk house m the Hall-and-
Parlor form, as defined m A F~eld Cuide to American Houses by V~rgima and L.ee McAlester.
"Simple side-gabled, hall-and-parlor houses (two rooms wide and one room deep) are a
traditional Brit~sh folk form wh~ch, when expanded by a front porch and rearward addition,
became the dommant pre-railroad folk housmg over much of the southeastern Umted States. ...
After the expansion of [he railroad this form, now executed with hght framed walls, remamed the
dommant folk housmg over much of the rural Southeast well mto the twentieth century This
folk form ~s thus a persistent survrvor which has shown relatrvely ]~ttle change smce colomal
times. The prmciple vanat~ons m extended hall-and-parlor houses involve differing chimney
placements, porch sizes, porch roof shapes, and differmg patterns of rearwaid extensions for
enlarging the intenor space."3
The house at 1719 Mapleton Avenue is a good example of the Hall-and-Parlor form as evidenced
m its origmal side gabled, two-room layout The pattern ot [he rearward extensions is consistent
with late mneteenth- and early twentteth-century residential additions, as well as to Hall-and-
Parlor style additions. The mam rear addihon to the house appears on the 1906 Sanborn
~nsurance map, which is the first to survey this area of Boulder. By 1931, the western addition to
the mam rear add~tion and the bay window on the west elevation were in place, and nothmg
appears to have been added since (see Attachment F Sanborn Maps).
The front porch brackets and balustrade appear today as they do in the 1949 County Assessor's
photograph, though the geometry of the balustrade may not be an or~gmal detail. Only the siding
and roofing have been altered since 1949. Permtts for re-roofing the house were issued in 1962
and 1985.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house at 1719 Mapleton Avenue may have environmental significance under
cnteria 2 and 5.
2. Compatibility with Site: The house is compatible with its site and neighborhood in
terms of scale, massmg and placement The rear additions are constructed in a manner which
responded to the topography wh~ch r~ses at the rear of the lot
5. Area Integrity: This house would be a contributmg element to the potential Wtuttier
National Register Historic District. The 1700 block of Mapleton also retains a high degree of
histoncal mtegnty.
3 Virgima and Lee McAlester, "A Field Gwde to Amencan Houses" (Affred A Knopf, Inc , 1984), p 94.
//
Memo to Landmarks Preservat~on Adv~sory Board 3/OS/03
Re• 1719 Mapleton Avenue - Demoht~on Permrt
Elaboration: The house at 1719 Mapleton Avenue is set back approximately 20 feet from the
street, and is thus aligned with the other houses on the north side of the 1700 block of Mapleton.
Accordmg to the 1987 survey:
Whittier is a large neighborhood, and its homes represent a wide range of
lifestyles and income levels .. Most of Wluttier's residences are vernacular,
reflecting local taste, custom and materiaL .. Whittier's vernacular buildings
cover a wide range of types, ~ncluding. . s~mple front and side gabled structures.4
The additions to the house were constructed to maintam the floor plate of the origmal structure,
desptte the rtsmg slope from the front to the rear of the lot. This decision to dig out the slope
produced a north elevation with a very low profile and served to msulate the add~twns from
extreme temperatures.
RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD:
The house is located in an area identified in the 2000 update to the Boulder Valley
Comprehensive Plan as eLgible for local and National Register historic district designat~on as the
Wh~ttier Historic District The subject parcel is located in the middle of a block at the north edge
of the distnct (see Attachment C Potential Whattier Historic DisCrict) In July, 2003, staff
conducted a reconnazssance survey of the 1700 block of Mapieton Avenue to ascertain if changes
over the years have reduced the area's integrity, and concluded that this block does retatn a high
degree of h~storic mtegrity and remams eLgible for local and Nahonal Register historic distnct
designation The block contams seven buildings cons~dered contnbutmg to a National Register
district, including 1719 Mapleton and a locally designated landmark at 1735 Mapleton. Three
houses on the south side of Map(eton may sull be restored to contributmg status, and two houses
are cons~dered non-contributm~, though one of those (2318 17~h Street) is m keeping w~th the
character of the neighborhood. This block of Mapleton Avenue therefore remains eligible for
National Register H~stonc Distnct designation due to its high degree of histonc mtegnty• 58%
contnbutmg m its present state, and potentialty 80% if restored (see Attachment B 1700 Block of
Mapleton).
STAFF ANALYSIS:
Under the critena found in 10-13-23(~, staff believes that the property at 1719 Mapleton Avenue
may be ehgible as an mdividual landmark and as a contributmg buildmg in a potential National
Register historic district, is important to the character of the neighborhood. In summary:
1 The bu~ldmg at 1719 Mapleton Avenue may be el~gible as an individual landmark for
its historical, arch~tectural, and environmental sigmficance summarized in the
significance section above.
2. The 1700 block of Mapleton Avenue as a whole maintatns its integrity for inclusion
within the potential Whittier Historic District.
4 Boulder Survey of Historic Places Whrttier Neighborhood, Front Range Research Assoc~ates (1987), pp 26-27
5 Historic Bwldmg Inventory forms, Front Range Research Associa[es, (987.
~O~
Memo to Landmarks PreservaUon Advisory Board 3/OS/03
Re 1719 Mapleton Avenue - Demolihon Permit
3. The house at 1719 Mapleton Avenue would contnbute to the histor~c character of the
Whrttier Htstor~c District.
Staff beLeves that a stay period would provide the hme necessary to explore alternatives to
demolition, including considerat~on of imhahon of individual landmark designation, designation
of the Whither Historic Distnct, or tncorporation of the buildmg mto a redevelopment proposal.
Landmark designation would make available tax cred~ts to assist m rehabilitation of this
structure.
NEIGHBORHOOD COMMENT:
Staff received one cail from a neighbor, who was not as concerned about the proposed
demolition as he was with the development plans. Staff informed the caller that the Landmarks
Board would have no purview over any new construction at 1719 Mapleton
DECISION OF THE BOARD:
If the Landmarks Board finds that the building to be demolished does not have historical
significance under the criteria set forth m section 10-13-23(~ B R.C., the c~ty manager shall
issue a demolition permit. If the Landmarks Board finds that the buildmg to be demolished may
have histoncal signi6cance under the cnteria set forth above, the appLcation shall be suspended
for a period not to exceed 180 days from the date the permit apphcation was filed [Sectton 10-
13-23(~]
FINDINGS:
Staff recommends that the Landmarks Board adopt the followmg findmgs~
The buildmg proposed for demolition at 1719 Mapleton Avenue may have historical
s~gmficance based on the followmg:
1. The buitding may be eligible for individual landmark designat~on m that:
a) the bu~ldmg is a relatively unaltered example of workmg-class, vernaculaz
wood-frame houses found in Boulder tn the late 19th century; and
b) the building is one of the oldest contributmg elements of the potential
Whrttier National Register Historic District.
PLANNING DEPARTMENT RECOMMENDATION:
The Planning Department recommends to the Landmarks Board that it issue a stay of demolition
for the buildmg located at 1719 Mapleton Avenue, for a period not to exceed 180 days from the
day the perm~t application was filed, adoptmg the staff inemorandum with the findings as listed
above, in order to further explore alternatives for the buddmg Staff encourages the applicant to
/3
Memo to Landmarks Preservauon Adv~sory Board 3/OS/03
Re 1719 Mapleton Avenue - Demol~hon Permit
consider landmaik designa[~on of the structure and mcorporation into redevalopment plans for
the site Landmark designation would make available state tax credits to offset the costs of
restoration or rehabilitation. A 180 day stay penod would exp~re on December 12, 2003.
Should the Board choose to ~ssue the demolition permit, or if [he permit is allowed to expire,
staff recommends that the conditions of issuing the perm~t be that:
1) Prior to the issuance of the demoldion permit, the applicant shall provide two sets of
the following documentation, provided to the City of Boulder Carnegie Library and
the Colorado State Historic Preservation Office:
A) Drawmgs: a full set of ineasured drawings depicting existing or histonc
conditions, fully annotated with architectural details and materials mdicated
B) Photographs• black & white photographs with large-format negatives of
extenor and mtenor views; photographic copies of select existing drawings or
histarw views where available
C) Written data historic significance and architectural description (includmg
interior).
ATTACHMENTS:
A• Demolidon/Moving Permrt Applicatton
B 1700 Block of Mapleton Avenue
C Potential Wh~ttier Historic Distnct Map
D D~rectory and Deed Research
E Eady Whittier Buildings
F: Sanborn Maps
G 1719 Mapleton Avenue Historic Bu~lding Inventory Form
H. Existing Conditions Photographs
~7
JUn-04-U3 1V:39A ~drr@LL JLU~70
Attachment A
;~ City d Boulder Planrxng and Development Servfces
''~~'~' DEMOLI7ION PERMIT APPLICATION
~ o~+o~srmH rEn~arn~w.tarmn
Case number: PMT
Da[e [ssued:
F~ IAlAMARKS SOARO DEMOlITION/MOVING ttEViE1N APPIICATION
~ Case number: HiSf y/'7 1!~ t~' ~. ~~, s
, Date ApproVed:
Pb~ ~~ l~ r~ li~~~ ~ ~~ /~r~ .
~b~~u.e ';r~~,r,~ F~-,~+~~,y I~(i'~s;w~~r,a_ _~~
o,~. N~~ G i+M; i~e~ ~-~n+
owna~aa.~.s ,~~,~~ f~f~t#~•E r4-~7,)-
caatrwctor ~ /m~~
~~Y ~~
Own~r Pho~e S ~~ -~7 ~ I' ) ~
wiwKso~ nan~ ,S~YM~L
The applicant is responsiWe ~or obWining all applicable signatures.
~# of Dwelling Units ~~ Squarc Footage
'Iype of DweNl~9 (Pld~ one- raqufred)
~ SingirFamBy Dwelling ^ MulHfamlly Dwdling
Aaassory Structure O Detached O Attached
Destri6e structuro Eo be rcmoved: /~,~J~ ~ t~y~
~ -l ~ ~ Date of Wrstnxtion
O Townhome
Squue Faotage
Primary Business Use
OOffice•
U Commexcwl/Recall
OOtfier _ ------ --
Date of Constructlon
O Parlu~g Garage
Aooessory Slruclure ^ Aetached J Attached
Deacribe strudure to be removed:
nensca ~uy cw~
903 pol
_ !c/
ou~rtFnmROO~a+~rt'o~amori
• Provae one ser of eemoCbon pans.
* A separate demoUtion permit may be Iswed a(ter a tenant Mish pertnit has bem applled foc
O PARRAL SiRUCRlRE DEMOIITION
• ContrdcEor is responsible for ensuring that all uUlfties and fire procectlon systems are prope~ly discannected prior to
~enwl~on.
t Attach complehed PlumWng Fi6cWre Countfortn.
~ Pertrnt must be purchased within lwo (2) weeks ot Plannmg and Developrrient Services Center and Historic Landmark
Preservatlon Advlsory Board (for landmark struccurcs or wkhin an historic district) approval date.
~ Provide one set of demolitlon plans.
• Chedconedeheiolbwkg (ifapplio6le):
^ Structure is landmarked or In an histo~ic dlsMct. Landmarks Preservation Advisory Board approval is required.
Co~tact a praervatlon planner at 303~41-4293 about obtaining a Landmark Alteration Certificate.
^ Structure Is nat lardmarked or h an h~storic distrkt, but fs over 50 years old. W ndnwrks PreservaUon Advisory Board
approval Is requlred. Complete the rear oF thls appl~catlon and submit tt to a preservatbn plannec
~ ENT~lE SIRlJC1URE OEMOIIIION
* Contractor Is responslble for ensuNng that all uUlrties and fire protectian systems are properly disconnected prlor to
a~„ou~«,.
= Attach canple6ea rr,mbk~g frxn,re counrta,n.
• Permit must be pu~ased within two (2) weeks of Pianning and Development Servkes Center and Histonc Landmartc
Preservatbn Advkory Board (for buAdings older than SD years of age) approval date.
• Check one af the (opowinp (Mapp6cable):
O Structurc Is landmazked w in an historic distrkt. Landmarks Preservatbn Advisory Board approval is required.
ConGxt a pteservapon pla~rxY at 303-441-4293 about obtai~ing a fandmaNc Alteradon Cextificate.
~SWdure (s not landmarked a in an historic district, but (s over 50 years old. Landmarks Preservatan Advisory Board
approval is required. Complete the sectwn below and submit ft to a preservatlon plan~er.
Indude the folbwing if thr buildi~g is over 50 years old
and is not landmarked or within an histaric district.
Wessa provide ehe foliowing:
C~1 One setof cobr photographs of all elevatbns of the bw~dng(s)
~ A survey of site plan that clearly u~dwates which bwlding(s) are proposed for demolitio~.
D~,The applKatbn fee for an initial Landmarks Preservat~on Adwsory 8oard Review. If the applicatron is re(erred to a full
landmarks Preservatan Advisory Board heanng, there will be an addibonal fee (See the Schedule of Fees for up-to-
date prices. For 2002, Ihe inftlal review fee Is s260, and the board heanng fee k; f 000 )
Fvr the purpos'e of thrs reaew, "demohtwn"means a removal of 50 percent or more of the wall, 50 percent o~ more of the
roo/, orremoval ofsfreet•faang walls. (See 10-13-1, B R C., 1981.)
I~o
~
~ improverr~ent Location Certificate
Gillans Incorpora[ed • Architeaure. Engineenng and Surveying
"' C7E~tAllB 8471 Turnpike Drfve, Su(te 200 • Westmtnster, CO 80031 . 303-426-1731
~
Address: 1719 TLMLETON Ab'E
Borrower(s) DORtW
Tidesearchby: F[RSTC~~LORAllOTI1LE
CommitmentNo.• 74n3G
Legal Description: PfiR I1 f1.F
LOT 9,
DLUCK 19,
NOR"CH BOULDER,
THE PLAT OF WHIC1i IS RECORDED
A1 PI.AT BOOK 2 AT PA6C 44
Cc)LINTY Or BOULDER,
S fACE UF CULOfU~f1U
:.!?, L E I u_ 20 ~
Q Al-LEY ~~ F~MWOOp~
~ ~~ ENLf244CNES
J~Ow N A~~EY
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GOV'D
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MAPLETON AVENUE
( (c0 ROW )
Noic Unlon olhmvnc nalcd, lai Imc~ ve baud on ~pvumi R O w~ and occup¢d Lnn
On Ihe buu of m~ knowlcd60. NformY~on md bel~af I hcrcby ocmfy Ihn Nn wpmvemenl lac~lmn unduic wu pmpucd for
PR6MIER MORTGAGE GROUP AND FIRST GOIORADO TI7LE AND FIRST COIORADO TITLE
undcr my ~upmuion and NM il ~~ nol e 6nd Survcy PI~I or impmrcmcnl Sarvry P1~4 ~d IFeI ~1 n nat Io 6c rt6W upon fw Iho n~bl~shmcnl of
fcnw buddm6~ ar oiM1cf fulme impmvemcnl b~s I furJier <Cnd~ Ih~l Ihc impmvemems an Ilm ~bavc dacn6cd pucel an Nu d~lc, vrcopl uliiin
connec~ion~ u~d (enen md ~~nd~npmg, ue rn~ncl~ wnM1in ihe bound'nn af Ihe pucel, evacpl as aM1mvn,lhtl Ihcre rto no enem¢hmrnb vpon Ihe
desenbed prem~fb by imD~vemenl: on anY /d~amin¢ prem~se~, e+cepl ~s mdic~led, uid Ihtl IAcre u no ~ppuenl evidmc<or ayn p~~nr eoemenl
cma~ngorburdemn~~nypvlohndOvcclexce0~k~aled"Na1¢eAccardmeloColondoLov~oumutlcammenceu~yl ~Qe1~F~6~1~fNp~n
~n~ def«~ m ~hn mrvey w~Nm ~hree yev~ dleryou ~vsi ducover mch defm In w men~mry my ~c~ion bucd upon y~e J~1~iI~qiNy,be
cammened mom IA~n Icn yevs from ihe d~~e af iha cendiulmn ahown hermn" i~' ~ Yt~'•, \
~ :. ~
JobNumber 1101-2001 ' '~~~~~i; °
Fee $ 115 00 r-~`/ 7d'~ ~, . f~,
Census Trect No,~ 121 02 Dale e~FSS~~;~nl l~N~
/I
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ATTACHMENT D: DEED AND DIRECTORY RESEARCH
.
Mapleton Avenue was onginally Hill Street The name change occurred between 1913 & 1916.
OWNERS OF 1719 MAPLETON AVENUE:
Bold indicated long-term ownership
1882 - 1893 William J. and Mary E Johnson
1593 -1907 George E. and Mary McNaught
1907 -1941 Mary McNaught
1941 - 1945 Estates of George and Mary McNaught
1945 - 1947 Charles B. McNaught, Fanme G. Snow, Mildred Daughterty
and Estate of Mary McNaught
1947 - 1949 John and Mary Lou Madrigal
1949 - 1951 Howard H. Hoover
1951 Joe H and Ruth E. Piper
1951 - 1954 Charles E. Jr. and Ruth P Gray
1954 - 1967 Robert and Cordella Chnst~an
1967 - 1970 Thomas Mayo and ALce Holton
1970 - 1976 Harold W. Copeland
1976 -1999 Karen A. Wheeler
1999 - 2001 Delam Wheeler
2001 - present Christopher poran
RESIDENTS OF 1719 MAPLETON AVENUE:
Bold indicates long-term residency
1883 & 1892 directories
1896 -1907
1908 -1940
1943
1943 - 1949 . . . . .
1951
1953
1955
1956
1958 - 1963 .............
1964 - 1967
1968
1969 - 1974
1975
William J. Johnson (shoemaker, First business directoty listing in
1879, busmess address in 1892 was 1212 Pearl Street)
George E. and Mary McNaught (engineer)
Mrs. Mary McNaught (widow George)
Directory notes Mrs McNaught died May 7, 1941, age 85
7ohn and Mary L. Madrigal (employee, Western States Cutlery and
Manufacturing Co )
Howard H. Hoover
Charles E and Ruth Gray (prmter)
Robert J. and Mary Chnstian (carpenter)
Robert C and Cordella Christian (inspector, Dow Chemical)
Charles B. and Veda V. Buffington (custodian, Columbine
Elementary School, later Boulder Medical Center)
Veda V Buffmgton (retired, widow Charles)
Mrs. Alice Tefft
Thomas E and Cassandra L. Chase (carpenter)
Cassandra L. Chase (domestic engineer)
~0
1976 - 1979 James N. Deblouwer (or De Blowwer, carpenter, Timber Builder,
later McStam Enterpr~ses)
1980 No return
1981 No listing
1983 - 1992 . . . . . . . . . . . . . Larry G. Jenkins (ed~tor)
1995 D. Makin
1996 Michael Orr
1997 Jeffrey Doyle
NOTE Carnegie Library's collection of city directones is mtermittent beginning in 1869,
and annual beginning in 1958 "No return," "not verified" and "not listed" do not
necessarily mean the build~ng was vacant.
~
ATTACHMENT E: EARLY WHITTIER BUILDINGS:
Address
2245-224715`" Street
224216`h Street
212417`h Street
2345 18~' Street
202019~h Street
1227 High Street
1333 Pine Street
1507 Pine Street
1543 Pine Street
1619 Pme
1625 Pine Street
1645 Pme Street
1721 Pine Street
1735 Pine Street
1841 Pme Street
2008 Pine Street
1443 Spruce Street
1700 Spruce Street
1743 Spruce Street
Date Status m 1988
1871 contributing
1876-1878 contributing, individual landmark
1880 contributing
18'7g contributing
1881 contributing, individual landmark
1870 outs~de Nat~onal Register distnct,
with~n potential local district boundaries
ca. 1883 contributmg, individual landmark
1882 contributing, mdividual landmark
1875 contributing, individual landmark
1883 contributmg, individual landmark
1876-1578 contributing, individual landmark
pre-1883 contributing, ~ndividuai landmark
1880s contnbuting
1875 contributing
1873 non-contributmg
1882 contributing, individual landmark
1885 contributing
1870s contributing
1876 con[ributmg-restorable
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Attachment G
COLORADO HISTORICAL SOCIETY NOT fOR FIELD USE
Office of Archaeology and Historic Preservation ELIGIBLE
1300 Broadway, Denver, Colorado DET NOT ELIG
NISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF BOULDER, COLORADO Boulder County CERTIFIED REHAB
DATE
PR C N ME: B ULD HIS R C PLAC S State I k: BL185
ng rvame:
*Butldiny Address: 1719 MAPLETON AVENUE BOULDER, COLORADO 80302
ut ding wner: KAR N WH EL R
Owner Address: 1920 KOHLER ~RIVE BOULDER, CULORADD 80303.
USGS Quad: BOULDER Quad Year: 196fi/REV. 1919
*Le9al: Tnsp 1N Range 70W Section 30 SE 1/4, NW 1/4
*Historic fVame: WILLIAM JOHNSON HOUSE
District Name: N/A
Block: 19 Lot: 9 Addition: BOULDER NORTH
Year of Addition: 1873
Film Roll By: ROGER WHITACRE Film Number: BL-14
Number of Negattves: 29 Negative Locatton: BOULDER
*Construction Date: ESTIMATE: 1882
Source: BOULDER CITY DIRECTORIES
Present Use: RESIOENCE Histortc Use: RESIDENCE
Condition: FAIR Extent of Alterations: MINOR
Descrtption: COVERED WITH HISTORIC SIDING.
ORIG NAL 1 Moved, ate s:
Sty e: VERNACULAR WOOD FRAM , SIDE GABLE 5tories: 1
Materials: WOOD Square Footage: 927
Field Assessment: NOT EL GIBLE District Potential: YES C NTRIBUTING
Local Landmark Deslgnation?: NO Name: Date:
Associated Builaings?: NO Type:
If Inventoried, List Id Numbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN 5ource:
Original Owner: P05SIBLY WILLIAM JDNN50N Source: CITY DIRECTORV, 1883
~
1719 Mapleton Avenue
an Shape: . . . . . . . . . .
. . . . . . . . . .
:
Theme(s):
Colonies and Towns: 1868-1920.
Acchitectural Description:
Small side gable roofed house with gable extending ove[ full width
porch. Pocch supported by wood posts has drilled and sawn decorative
brackets and spindlewo[k balustrade. Wood lattice below porch. Left side
dooc. Tall, nacrow double-hung windows. Wood door and window surrounds.
Siding. Addition on west. Porch on rear.
Construction Histocy:
Asphalt siding added to exterioc surface.
Histocical Background:
In 1883 the house was ovned by William J. Johnson, making it the
dest extant house on the 1700 block of Mapleton Avenue. Johnson was a
~oemaker, who arrived in Bouldec in 1876 and made shoes with his brother
there until 1904.
In 1898 the house was owned by George McNaught, a gold miner from
Canada. McNaught's wife, Macy, and his childten, Ceorgie, Becnard, Fannie
and Mildred were enume[ated by the 1900 Census and Mts. McNaught still
lived thece in 1913.
In 1949 the house was owned by Robb and C.L. Christian.
Architectural Significance:
Represents the work of a mastec.
_ Possesses high actistic values.
_ Represents a type, period or method of constcuction.
Historical Significance:
_ Associated with significant persons.
Associated with significant events and/oc patterns.
X Contributes to an historic district.
Statement of Significance:
This house is one of the oldest in the Whittier neighbochood, dating
from the 1880's. William J. Johnson, a shoemaker was the owner in 1883.
By the 1890's, Geocge McNaught, a gold miner, and his family lived here.
Although cove[ed with asphalt siding, the house retains its simple
..esign as well as some early architectural o[namentation.
~~
1719 Mapleton Avenue, south elevation
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ATTACHMENT H: EXISTING CONDITIONS PHOTOGRAPHS:
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Attachment B
PROPOSAL FOR CHRIS DORAN
1719 MAPLETON AVENUE RENOVATION
PROJECT SCOPE:
--Repair Structural Defects of Euisting Building
--Remove and Rebuild North Extension of House
-Rebwld Front Porch
-Bring Struchzre and Systems up to Existing Building Codes
Note. Tkus Proposal is based on inspection and examuiation of 1719 Mapleton
and on conversations w~th the owner No arclutectural plans ar engineers'
reports are available at tlus time, so this proposal must be seen as preliminary
until fmal plans, reports, and requirements are made available A Final Proposal
w~ll be provided at that point.
1. REMOVE NORTH SECTION (33'X12') OF HOUSE (KITCHEN)
-Teardown and Waste Removal: $3500.00
2. REBUILD NORTH SECTION OF HOUSE W/NEW KITCHEN AND BATH
-New Foundat~on (57'x $42.00/sqft)
--Concrete Pumper
-Framing Materials:
$2400.00
$500.00
$4700.00
-Appliances• $3000.00
--Fixtures• ~ $2800.00
-Roofing: $2300.00
-Labor: , ` $11,500.00
--Flooring. $2000.00
SUBTOTAL: $29,200.00
3. REPAIR OF EXISTING FOUNDATION
-Underpnuung Foundation (7x$700 00) $4900.00
--Joist and Plate Repair, Materials $1100.00
--Labor: $3900.00
SUBTOTAL 59900.00
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4. REBUILDING FRONT PORCH
-Foundation Piers: $900 00
--Framing Materials (2x10s, 2x4s, decking): $2300.00
--Labor: $3000.00
SUBTOTAL $6200.00
5. COMPLETE REPLUMBING: $6400.00
6. COMPLETE REWIRING: $4700.00
7. NEW HVAC SYSTEM: $5200.00
8. INSULATION (AS NEEDED): $2000.00
9. REPLACE ALL WINDOWS (13X$300, PLUS LABOR): $4400.00
10. SIDING:
--Removal and Disposa] of Existmg Sid~ng. $2200.00
--Installation of New Wood Siding. $7500 00
SUBTOTAL $9700.00
11. INTERIOR DRYWALL :
-Matenals (90 sheets of drywall)
--Labor
$360 00
$3200 00
SUBTOTAL ' __ _ $3560.00
12. INTERIOR FINISH (TRIM, PAINT)
-Poplar Wood Tnm: $700.00
--Paint: $250.00
--Labor: $2200 00
SUBTOTAL $3150.00
13. REPLACE DOORS (AS NEEDEDI: 52000.00
TOTAL: ~89,910.00
3~
The costs and projections set forth is this Proposal are based on a visual
inspection of the subject property and aze subject to further examination by
qualified architects, engineers, and other trade professionals as needed. The
scope of the project and costs may have to be adjusted accordingly. ,
,~,, ,i~(J .~
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John Williams,
Williams Construction
Licensed General Contractor.
7/22/03
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