5A - Public hearing and consideration of a demolition permit application (HIS2007-00120) for the demMEMORANDUM
July 18, 2007
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Director of Long Range Planning
James Hewat, Historic Preservation Planner
Marcy Cameron, Historic Preservation Intern
Chris Meschuk, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a demolition permit application
(HIS2007-00120) for the demolition of five structures located at 5653
Baseline Road, pursuant to Section 9-11-23 B.R.C. for non-landmarked
buildings over fifty yeazs old.
STATISTICS:
1. Site: 5653 Baseline Road
2. Date of Construction: c. 1920
3. Zoning: RL-2 (Residential - Low 2)
4. Owner/Applicant: 5653 Baseline, LLC
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Preservation Advisory Board issue a stay of demolition for the five structures
located at 5653 Baseline Road, for a period not to exceed 180 days from the day the permit
application was accepted by the city manager, in order to explore alternatives to the demolition of
the buildings, adopting the findings as listed on page 7 of the staff inemorandum.
Alternatives to be considered include rehabilitation of the buildings, incorporation into
redevelopment plans, moving the building, or withdrawal of the demolition permit. Staff
encourages the applicant to consider landmark designation of some or all of the structures and
incorporation into redevelopment plans for the site. Landmark designation would make state taac
credits available to help offset the cost of rehabilitation, as well as the waiver of sales tax on
building permits.
Aeenda Item # SA Paee 1
Memo to Landmarks Preservation Advisory Board 07/18/2007
Re: 5653 Baseline Road- Demolition Permit
EXECUTIVE SUMMARY:
On May 02, 2007, the Planning Department received a demolition permit application for the
house and four accessory buildings at 5653 Baseline Road. These buildings aze not in a historic
district or locally landmarked, but are over fifty years old and meet the criteria for demolition
defined under Section 9-11-23 of the Historic Preservation Ordinance. On May 09, 2007 the
Landmazks design review committee referred the application to the Landmarks Board for a public
hearing based upon the design review committee's finding of probable cause to believe that the
buildings may be eligible for designation as an individual landmark.
After detailed analysis, staff considers the buildings to survive as an intact example of a historic
agricultural complex, few of which remain within the city of Boulder, meeting the criteria set
forth in Section 9-1 I-23(~ of the B.R.C. Therefore, staff recommends that the Landmarks Board
impose a stay of demolition in order to consider alternatives to the proposed demolitions.
DESCRIPTION:
The approximately 38,000 square
foot lot is located on the north side of
Baseline Road, between 55`h Street
and Cherryvale Road, and contains 5
buildings. The northern, eastern, and
western edges of the property aze
bordered by the Meadow Glen
subdivision, constructed in the late
1980's, to eazly 1990's.
The main house on the property was
constructed around 1920 for W. W.
Glenn and his wife Ethel Mae,
constructed of a simple frame design
including a clipped gable roof with
overhanging eaves. The outbuildings
have front-gabled roofs; vertical or
horizontal boards in upper gable end
and horizontal drop siding or shingle siding with multi-light windows. The barn is a gabled,
shingled structure with shed-roof wings and six-light windows. A small cupola tops the barn.
The property was annexed into the city in 1992, at the request of then owner Ann Armstrong, due
to a{oss of well-water supply. The property was originally associated with a iarger land azea,
including 23 irrigated acres in a 1949. The buildings have been slightly modified over time,
including a greenhouse modification to the garage building, and a reduction in the size of the
chicken coop. This property was surveyed in 1996 by Front Range Research Associates. (See
Attachment B: Historic Building Inventory Recorc~. The property was recently subdivided into
three individual pazcels.
Aaenda Item # SA Pase 2
Memo to Landmarks Preservation Advisory Board 07/18/2007
Re: 5653 Baseline Road- Demolition Permit
Asenda Item # SA Page `/~
Memo to Landmarks Preservation Advisory Board 07/18/2007
Re: 5653 Baseline Road- Demolition Permit
CRITERIA FOC2 THE BOARD'S DECIS[OIY:
The Historic Preservation ordinance states that the Landmarks Board shall consider and base its
decision upon any of the following criteria [9-1 1-23(t)]:
(1) "Che eligibility of the building for desi~nation as an individual landmark consistent with
the purposes and standards in Sections 9-11-1 and 9-11-2, Q.RC. 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 pr~jected cost of restoration or repair.
[n 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.
As detailed below, staff believes this property may be eligible tor designation as an individual
landmark and that demolition would have an adversc impact on the character of the area.
No evidence has been provided suggesting tllat the condition of the buildings or the cost of
restoration or repair (criteria 3 and 4} are factors in the request for demolition. As such, staff
concentrated on criteria 1 and 2, the building's eligibility for landmark designation and its
relationship to the character of the neighborhood, in the analysis below.
CRITF,RION 1: [NDIVIDUAL LANDNIA(tK ELIBILITY
"I~he following is a result of staffs research on the property relative to the signiticance criteria fi~r
individual landmarks adopted by the Landmarks Board on September 17, 1975. .See Attuchme,nt
E: Ir~cli~•iclrrcrl Lc~,n/nrurk S'r.s,'y71f1CC!/1CC' C'rllc~riu
HISTORIC SIGNIFICANCE:
Summary: The hot~se, barn, and outbuildings at 5653 Baseline Road have historic si~mificance under
criteria 1, 3, and 4
1. Date of Construction: 1920
Elaboration: The Boulder County Assessor lists a date of construction of 1920.
2. Association with historical persons or events: None observed
Elaboration: Consisting of 5 buildings, this farmstead was established around 1920. The
house appears to have been built for W. W. Glcnn, who was a farmer. "I~he house stayed in the
Glenn family until 1965. The house passed between a series of short-term owners until it was
bought by Lou P. Rogers and his wife, who kept the property from 1968-1975. Robert Uhr
and his wife Vicki owned the property from 197~ to 1984 and sold it to Ann Armstrong, who
A~enda Item # SA Page 4
Memo to Landmarks PreservaTion Advisory Board 07/18/2007
Re: 5653 Baseline Road- Demolition Permii
owned the house from 1984 until her death in 2005. No information has been found to
indicate any owners or residents are of local, state, or national significance. For more
information on these residents, See Attachment C: Directorv and Deed research.
3. Distinction in the Development of the Community of Boulder: Small Agricultural complex
Elaboration: Very few intact agricultural complexes remain within the city of Boulder.
Through the 1940's, smaller "truck farms" and smaller agricultural operations populated
north and west Boulder. These small farms provided the fruits, vegetables, dairy and meat
products to Boulder residents.
4. Recognition by Authorities: Front Range Research Associates
Elaboration: The 1995/1996 Historic Building Inventory Record, completed by Front Range
Research Associates, states that "this farm complex is one of the few remaining within the
city of Boulder and is associated with the agricultural history of the azea. If this is the best
example of the remaining agricultural resources associated with small farms in the city, it may
be eligible for state or national designation."
ARCHITECTURAL SIGNIFICANCE:
Summary: The buildings at 5653 Baseline Road have architectural significance under criteria 1, 3,
4, and 5.
1. Recognized Period or Style: Vernacular agricultural buildings
Elaboration: The buildings reflect vernacular agricultural construction with their simple
frame design emphasizing function, and lack of architectural details distinguishing a
particular style. This collection of farm buildings represents a rare resource type within the
city of Boulder.
2. Architect or Builder of Prominence: None known
3. Artistic Merit: Gabled, shingled barn with shed-roofed wings
Elaboration: The barn on the property has artistic merit, with its shingled siding, center
gable with symmetrical wings, 6 light windows, and small cupola.
4. Example of the Uncommon: Small agricultural complex
Elaboration: This farmstead is one of the few remaining within the city of Boulder and is
associated with the agricultural history of the area.
5. Indigenous Qualities: None observed
ENVIRONMENTAL SIGNIFICANCE:
Summary: The buildings at 5653 Baseline Road have environmental significance under criteria 2
and 3.
1. Site Characteristics: None observed
A¢enda Item # SA Paee 5
Memo to Landmarks Preservation Advisory Board 07/7 8/2007
Re: 5653 Baseline Road- Demolition Permii
Compatibility with Site: Intact farm complex
Elaboration: This collection of buildings exhibits a high degree of integrity in terms of
the layout, orientation, and spacing for a small fann complex.
Geographic Importance: Familiar visual landmark along Baseline Road, association
with small farm complexes along Baseline.
Elaboration: This farmstead is a familiaz visual landmark along Baseline, and is one of
the few remaining intact complexes along the eastern edge of the city.
4. Environmental Appropriateness: None observed
5. Area Integrity: None observed
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD:
This property is located on the north side of Baseline between SS~h Street and Cherryvale Road,
and is surrounded by a residential subdivision and open space across Baseline Road. The
buildings provide a direct link to the area's past, which were described as many small farms
dotting the landscape along Baseline Road.
CRITERION 3: CONDITION OF THE BUILDING AND CRITERION 4: PROJECTED
COST OF RESTORATION OR REPAIR:
Because no claim has been made by the applicant about the condition of the buildings or cost of
restoration or repair, staff concentrated on criteria 1 and 2, the buildings eligibility for landmark
designation and their relationship to the character of the neighborhood in making a
recommendation on the appropriateness of demolition. Staff has visited the site, and observed
general deterioration as a result of a lack of maintenance or use. The main house has several
deteriorated ueas along the eave. The greenhouse addition to the garage has no roof, while tkie
chicken coop appears to be racking, or settling.
NEIGHBORHOOD COMMENT:
Staff has not received any comments about the proposed demolition.
DECISION OF THE BOARD:
If the Landmarks Board finds that the farmstead buildings to be demolished do not have historic
significance under the criteria set forth in section 9-11-23(~ B.R.C., the city manager shall issue a
demolition permit.
If the Landmarks Boazd finds that the farmstead buildings to be demolished may have
significance under the criteria set forth above, the application shall be suspended for a period not
to exceed 180 days from the date the permit application was accepted by the city manager as
Aeenda Item # SA Paee 6
Memo to Landmarks Preservation Advisory Board 07/18/2007
Re: 5653 Baseline Road- Demolition Permit
complete, in order to provide the time necessary to consider alternatives to the building. [Section
9-11-23(h}]. A 180-day stay period would expire on November 14, 2007.
Should the Board choose to issue the demolition permit, or if the permit is allowed to expire, staff
recommends that demolition be conditioned upon submittal of the following to the Planning
Department for recording with Carnegie Library:
1. n site plan showing the location of all existing improvements on the subject property;
2. Measured elevation drawings of the buildings depicting existing conditions, fully
annotated with architectural details and materials indicated on the plans;
3. Black and white medium format archival quality photographs of all exterior elevations.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the buildings at 5653 Baseline Road is appropriate based on the criteria
set forth in section 9-11-23(~ B.R.C, in that the identified buildings:
l. May be eligible for individual landmark designation based upon their historic,
architectural, and environmental significance;
2. Contribute to the character of the neighborhood as an intact representative of the area's
agricultural past;
3. Have not been demonstrated to be impractical or economically unfeasible to rehabilitate
and add onto.
ATTACHMENTS:
A: Vicinity map
S: Historic Building Inventory Record
C: Directory and Deed Research
D: Current Photographs
E: Significance Criteria for Individual Landmarks
A~enda ltem # SA Nage 7
5653 Baseline Road
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SW COR
SECTION 34
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EXCEPTEO RIGHT-OF-WAY - ~ TRUE POIMT OF
BEGINNING
5653 BASELINE ROAD
^GENDA ITE1A # ~ PAQE 9 -
'~;0 HIS~~R. -1~ i0Cl~TY
".:e of Archaeo~ogy and Historic Presrrvat•^^ I NOT FOR FIELD USE
S00 Broaduay, Denver, Colorado 80203 Eligible _ Noainated
Attachment B ~_ Det. Not Eligible _ Certified Rehab.
NISTORIC BUILDING iNVENTORY RECORD Date 121
PROJEC7 NAME: 8outder Survey of Historic COUNTr: CITY: STATE ID NO.: 5BL6028
Places-Scattered Resources, 1995 eoulder Boulder
10/4/1995 16:28 TENPORARY NO_: 1463-34-3-00-023
CURRENT BUILDING NAME: OWNER: ARMSTRONG ANN B
~ 5653 BASELINE RD
80
-
BOULDER CO
303
2902
ADDRESS: 5653 BASELINE RD
BOULDER, CO 80303
TOWNSHIP 1N RANGE 70W SECTION 34 SW 1/4 SW 114
HISTORIC NAME: U.S.G.S. QUAD NAME: NiWOt
Glenn farm YEAR: 1967 (PR1979) X 7.5' 15'
A
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BLOCK: N/
LOT(S): Trt.
6
DIS7RICT NAME: ADDITION: N/A YR. Of ADDITION: N/A
fILM ROLL NO.: 958-13 NEGATIVE NQ.: LOCATION OF NEGATIVES: DATE OF CONSTRUCTION:
Bv~ Roger WhiTacre 28 Boulder City Ping. ESTIMATE: 192D ALTUAL:
SOURCE:
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CONTINUED YE5 X NG.n
STYLE: Vernacular Wood Frame ~' STGRTcs: ORIGINAL SITE X MOVED
1 DATE(S) Of MOVE:
MATERIALS: Vlood 5Q. FOOTAGE: NATIONAL REGISTER ELIGIBILITY
1224
YE5 X NO
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ARCHITECTURAL DESCRIPTION:
Agricultural complex consisting of small house, barn, garage, privy, and shed CON7RIBUTING TO DISTRICT:
(chicken coop). One-story house aith stucco siding has clipped gable roof uith YES NO
overhanging eaves, horizontal siding in gable ends, double-hung uindous, and LOCAL LANDMARK DESIGNATION: No
clay tile chimney. outbuilding/garage With side gable roof; vertical boards in
upper ga6le end, horizontal board walls. Shed enclosed area on rear of house. NAME:
Sh
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upper portion. Multi-light Windous. Gabled, shingled barn with shed-roofed A550CIATED BUILDINGS? YES X NO
vings. Central frame cupola and exposed rafters. earn has 6-light vindovs; NPE'
~etal roofing on shed portion of barn; corner boards. Frame shed/coop is
rectangular in plan, uith gabled roof. Large lot With mature trees and bushes. IF INVENTORIED, LIST ID NOS.:
Surrounded b residential subdivision. CONTINUED? YES X NO
ADDITIONAL PAGES: YES X NO ~
AC~END~- ~ ~'."'~. _
PL AN S HF PE : ARCHITECT: S7ATE ID NO.: 58L6028
Unknoun
- ORIGINAL OWNER:
Unkno~+n
SOURCE:
SOURCE:
BUILDER/CONTRACTOR:
Unknovn
THEME(S):
SOURCF: Agriculture, 1859-Present
CONSTRl1CT10N HISTORY (DESCRIPTION, NAMES, DATES, ETC „ RELATIN6 TO MAJOR ALTERATIONS TO ORIGINAI STRUCTURE):
CONTINUED YES X NO
HISTORICAL BACKGROUND (DISCUSS IMPORTANT PERSONS AND EVENTS ASSOC3ATED 4ITH THIS STRUCTURE): ~
County Assessor records indicate that there were several small tarm complexes along Basetine Road for many years.
According to Mrs. Robert Pherson, member of the pioneer Viele iamily, Baseline was dotted with small farms in the ear[y
days, and this is one of the few remaining examples. The farm Was owned at one time by Mike a~d Ella Glenn. The eurrent
owner of the property, Ann Armstrong, believes that various livestock enterprises operated irom the farm, one ofi which
raised burros.
, LONTIt~UED YES . % NO
SIGNIFICANCE (CHECK APPROPRIATE [ATEGORIES AND BRIEf~Y JUSTIFY BELON): ~
ARCHiTEtTURAL SIGNIFICANCE: HISTORICAL SIGNIFICANCE: .,-
REPRESENTS THE IJORK OF A MASTER RSSOCIATED WITH SIGNIFICANT PERSONS
POSSESSES HIGH ARTISTIC VALUES X ASSOCIATED NITH SIGNIFICANT EVEMTS,OR PATTERNS
% REPRESENTS A tYPE, PERIOD, OR METHOD OF CONSTRUCTION LONTRIBUTES TO AN HISTORIC DISTRXC7 ~
TIER EVALUATION:
STATEMENT OF SIGNIf1CANCE:
7his farm compLex is one of the few remaining uithin the city of Boulder and is associated vith the agriwltural history
of the area. The buildings refilect vernaeular construction through their simple frome designs which emphasize xheir
functions, and their lack ofi architectursl details which would distinguish a particular style. 7he collection of farm
buildings represents a rapidly disappearirg resource iype in the area, lf this is the best example of the remaihing
agricultural resources associated vith small farms in the city, it may be eligible for stste or national designation.
CONTINUED YES X NO
REFERENCES (BE SPECIFIC):
Bovlder County Assessor records; Ann Armstrong, Boulder, 7etephone lntervieu, 23 September 1996; Hrs. Robert Pherson,
Boulder, Telephone IntervieW, 23 September 1996.
, CONTINUED YES X NO
SURYEYED BY: R.L. Simeane/T.H. Si~nons AFFIL2A7ION: Front Range ResearcA llssociates, Inc. DATE: Nov. 7995/Sept. 1996
~uwirEM#F~~PAQE i-
Attachment C
5653 Baseline Road Deed Research
Owners of 5653 Baseline Road
Bold indicates ]ong-term owners
1896 and earlier Nortnan R. Howazd
1896 to 1903 H. J. Howazd
1903 to 1905 B.C. and Adam Slason
1905 to 1905 C.G. McWhorter
1905 to 1918 Darwin M. Andrews
1918 to 1920 M. H. Nicholas
1920 ta 1921 P.A. Johnson (this is when the complex was built)
1921 to 1965 Glenn
1965 ro 1966 William H and Mae Hermsmeyer
1966 to 1968 Ruth F. Hajet
1968 to 1975 Lou P. Rogers and Esther W Ponder
1975 to 1984 Robert M. and Vicki J Uhr
1984 to 2005 David M. and Ann B. Armstrong
2005 to present 5653 Baseline, LLC
Residents of 5653 Base-ine
Before 1987 Address not listed
1988 to 2003 Ann. B. Armstrong
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Attachment E
Landmark Preservation 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 Landmazks and Historic Districts in the City of Boulder. The purpose of
the ordinance is the preservation of the City~s pemutted cultural, historic, and azchitectural
heritage. The Landmazks 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 SiQnificance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Consuuction: This area of consideration places particular importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be naUonal,
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 bv Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, local historians (Bazker, Crossen, Frink, Gladden,
Paddock, Schooland, etc), State Historica] 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.
Architectural Significance
The place should embody those distinguishing characteristics of an azchitectural type
specimen, a good example of the common; be the work of an architect or master builder, known
04.OSsignif-indiv
Page 1 of 2
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.
Recoenized Period/Style: It should exemplify specific elements of an architectural
period/style, ie: Victorian, Reviva] styles, such as described by Historic Americara
Building Survey Criteria, Gi~erbread A~e (Maass), 76 Boulder Homes (Barkaz),
The Historv of Architectural Stvle (Mazcus/Wiffin), Architecture in San Francisco
(Gebhard et al), History of Architecture (Flectcher), Architecture/Colorado, and.
any other published source of universal or local analysis of ~tyle..
2. Architect or Builder of Prominence: A good example of the work of an azchitect
or builder who is recognized far expertise in his field nationally, state-wide, or
locally.
Artistic Merit: A skillful integrauon of design, material, and color which is of
excellent visual quality and/or demonstrates superior craftsmanship.
4. Exam~e of the Uncommon: Elements of azchitectural design, details, or
craftsmanship that are representative of a significant innovation.
Indigenous Oualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by
the protection of the unique natural and man-made environment.
1. Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
2. ComnaUbilitv with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical
characteristics, it represents an established and fami]iar visual feature of the
community.
4. Environmental AppioQriateness: The surroundings are complementary and/or it is
situated in a manner particulazly suited to its function.
5. Area InteQritv: Places which provide historical, azchitectural, or environmen[al
importance and continuity of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
AQENDA fEEM # A pACiE ~