5A - Consideration of a demolition permit application (HIS2007-00285) for the demolition of the accessory structure located at 800 Arapahoe AveMEMORANDUM
December 5, 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
(HIS2007-00285) for the demolition of the accessory structure located at
800 Arapahoe Avenue, pursuant to Section 9-11-23 B.R.C. for non-
landmarked buildings over fifty years old.
STATISTICS:
1. Site: 800 Arapahoe Avenue
2. Date of Construction: c. 1891, remodeled in c1920's
3. Zoning: RMX-1
4. Owner/Applicant: West Arapahoe, LLC and Chris Maurer
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Preservation Advisory Board issue the demolition permit for the accessory
building located at 800 Arapahoe Avenue, conditioned upon submittal of the following to the
Planning Department for archiving with Carnegie Branch Library for Local History:
1. A detailed, scaled site plan showing the location of all existing improvements on the
subject property
2. Detailed, scaled drawings of the floor plans and elevations of the exterior of the building
including annotations describing materials, dimensions, and color;
3. Black and white archival quality photographs of all exterior elevations of the building.
Adopting the staff inemorandum as findings of the board.
EXECUTIVE SUMMARY:
On October 18, 2007 the Planning Department received a completed demolition permit
application for the accessory building (alley house) at 800 Arapahoe Avenue. The building is not
in a historic district or locally landmarked, but is over fifty yeazs old and meets the criteria for
demolition defined under Section 9-11-23 of the Historic Preservation Ordinance. The
Landmarks design review committee refened the application to the Landmarks Board for a public
Aeenda Item # SA PaEe 1
Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue -Demolition Permit
hearing based upon the finding of probable cause to believe that the building may be eligible for
designation as an individual landmark.
The accessory building is believed to have been constructed as a barm in 1891 for Hannah C.
Barker, a significant Boulder resident. Sometime prior to 1929, the building was converted to a
residential structure.
DFSCRIP'l'ION:
The approximately 700 square foot alley house is located at 800 Arapahoe Avenue (sometimes
addressed as 802 Arapahoe) in Smith's Addition to West Boulder. Also located on the property
are a main house (c. 1875), and a cinder block garage built in 1960.
The alley house is a small, one-and-a-half story brick building, with a shed roof enclosed porch
on the north elevation. A small gabled wall dormer is located on the south elevation (facing the
alley), which appears to be original to the building, and a shed dormer on the north elevation
which appears to be an addition, done at the same time as the porch enclosure.
The main house on the property is associated with
Hannah C. Barker, and Ezra K. Barker, for whom _ _
barker Dam and Reservoir, and Barker Park are ' ~'fOI'O~d
Landmark
named. Both were influential in the early years of &>unda~;
i
the community. On November 21, 2006, Historic
Boulder, Incorporated submitted an application to L'ne ff
designate the property at 800 Arapahoe Avenue as
a individual landmark, and on January 3, 2007 the j ~In ~ _
House
Landmarks Board initiated that application.
i
On September 5, 2007, the Landmarks Board held
a designation healing, and unanimously
recommended to the City Council that only a
portion of the property be designated. That area ,moo
Garage 1,
included the main house, the portion of the site
surrounding the house, and the original wrought- _
{Alley I
iron fence and mature trees within the proposed `
boundary. The board's findings were:
1. The proposed designation will protect,
enhance, and perpetuate buildings, sites, and
areas of the City reminiscent of past eras, events, and persons important in local, state, or
national history and providing significant examples of architectural styles of the past. (9-11-
1(x), B.R.C. 1981)
2. The proposed designation will develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City's living heritage. (9-11-
1(x), B.R.C. 1981)
Agenda Item # _5A PaQe 2
h
Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue -Demolition Permit
3. The proposed designation with the amended boundary draws a reasonable balance between
private property rights and the public interest in preserving the City's cultural, historic, and
architectural heritage by ensuing that demolition of buildings and structures important to that
heritage will be carefully weighed with other alternatives. (9-11-1(b), BR.C. 1981)
4. The property owners consent to the designation based on the motion of the board as presented
on September 5, ?007.
Additional background information regarding the property and main house can be found in
Atta~cl~anaent F: Septembcr 5, 2007 LPAB memorandum.
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Agenda Item # SA Pale 3
Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue -Demolition Permit
CRITERIA FOR THE BOARD'S DECISION:
The Historic Preservation ordinance states that the Landmarks Board shall consider and base its
decision upon any of the following criteria [9-i 1-23(f)]:
(1) The eligibility of the building for designation as an individual landmark consistent with
the purposes and standards in Sections 9-11-1 and 9-11-2, B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an established and
definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration or repair
as set forth in paragraphs (3) and (4) above, the board may not consider deterioration
caused by unreasonable neglect.
As detailed below, staff believes that the building is not eligible for local landmark designation,
and that the demolition permit be issued.
CRITERION 1: INDIVIDUAL LANDMARK ELIBILITY
The following is a result of staffls research on the property relative to the significance criteria for
individual landmarks adopted by the Landmarks Board on September 17, 1975. See Attachment
E: Individual Landmark SiRnifcance Criteria
HISTORIC SIGNIFICANCE:
Summary: The alley house at 800 Arapahoe has historic significance under criteria 1.
1. Date of Construction: c. 1891
Elaboration: Sanford Gladden's Improvements in Boulder to 1900 reference manual records
in the summary of construction for 1891 that Hannah Barker constructed a barn at a cost of
$200. This reference probably refers to the alley house, as the 1929 notes on the Boulder
County Real Estate Appraisal Card (Assessor Card) states "Old barn rebuilt for house."
2. Association with Persons or Events: None
Elaboration: The alley house was originally constructed in 1891 for Hannah Barker, a
person of local significance, but due to the significant alterations from a barn to a residence,
the building does not convey its historic integrity from its association with Hannah Barker and
therefore does not have historic significance.
3. Development of the Community: None
Elaboration:
4. Recognition by Authorities: None
A¢enda Item # SA Paee 4
' Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue -Demolition Permit
ARCHITECTURAL SIGNIFICANCE:
Summary: The alley house at 800 Arapahoe does not meet any of the architectural significance
criteria.
I. Recognized Period or Style: Vernacular masonry
Elaboration: The alley house was originally constructed as a brick, one and a half story
barn. Sometime prior to 1929 (assumed to be in the 1920's) the barn was converted into a
residence, and the porch was added onto the building, and the north dormer constructed.
Sometime between 1929 and 1949 the building was covered in stucco. Due to these
alterations, the building has lost integrity to the period of significance for the property
(1875 to 1918) associated with Ezra and Hannah Barker.
2. Architect or Builder of Prominence: None known
Elaboration:
3. Artistic Merit: None observed
Elaboration:
4. Example of the Uncommon: None observed
Elaboration:
5. Indigenous Qualities: None observed
ENVIRONMENTAL SIGNIFICANCE:
Summary: The alley house at 800 Arapahoe does not meet any of the environmental significance
criteria.
I. Site Characteristics: None observed
Elaboration:
2. Compatibility with Site: None observed
Elaboration: '
3. Geographic Importance: None observed
Elaboration:
4. Environmental Appropriateness: None observed
Elaboration:
5. Area Integrity: None observed
Elaboration:
Agenda Item # SA Pace 5
Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue -Demolition Permit
CRITERION 2: RELATIONSHIP OF THE BUILDING TO THE CHARACTER OF THE
NEIGHBORHOOD AS AN ESTABLISHED AND DEFINABLE AREA:
The property is located in Smith's Addition to West Boulder, which was platted in 1872 by
Marinus "Marine" Smith. The surrounding neighborhood has a mixture of housing types and
ages, with alley houses and accessory structures of various sizes.
At the September 5, 2007 Landmarks Board meeting, the board found it acceptable to exclude the
alley house from the Landmark Boundary for the main house at 800 Arapahoe Avenue, as the
significant alterations have resulted in a loss of integrity related to the period of significance for
the main house (Hannah Barker's ownership).
Due to the loss of integrity, the building does not relate to the character of the surrounding
neighborhood as an intact representative of the area's past.
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 its relationship to the character of the neighborhood in making a recommendation
on the appropriateness of demolition. Staff has visited the site on numerous occasions, and
observed general deterioration of the exterior of the building.
NEIGHBORHOOD COMMENT:
Staff has not received any comments about the proposed demolition.
DECISION OF THE BOARD:
If the Landmarks Board finds that the house proposed to be demolished does not have historic
significance under the criteria set forth in Section 9-11-23(f) B.R.C., the city manager shall issue
a demolition permit.
If the Landmarks Board finds that the house proposed to be demolished may have significance
under the criteria set forth above, the application shall be suspended for a period not to exceed
180 days from the date the permit application was accepted by the city manager as complete, in
order to provide the time necessary to consider alternatives to the building. [Section 9-1 L23(h)].
A 180-day stay period would expire on May 11, 2008.
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. A site plan showing the location of all existing improvements on the subject property;
Agenda Item # SA Pace 6
Memo to Landmarks Preservation Advisory Board 12/05/2007
Re: 800 Arapahoe Avenue - Demolition Permit
2. Measured elevation and plan drawings of the building depicting existing conditions, fully
annotated with architectural details and materials indicated on the plans;
3. Black and white archival quality photographs of all exterior elevations.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
Issuance of a demolition permit for the alley house at 800 Arapahoe Avenue is appropriate based
on the criteria set forth in section 9-11-23(f) B.R.C, in that the identified building:
1. Is not eligible for individual landmark designation based upon its historic, architectural,
and environmental significance; due to significant alterations resulting in a loss of
integrity from the period of significance for the property
2. Does not contribute to the character of the neighborhood as an intact representative of the
area's past;
ATTACHMENTS:
A: Vicinity map
B: Tax assessor card
C: Directory and Deed Research
D: Current Photographs
E: Significance Criteria for Individual Landmarks
F: September 5, 2007 Designation memorandum
A¢enda Item # SA Paee 7
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LOTS+~~ ,~r~' ~ ~ ~ BLOCK ADDITION 1 > : , .'x ~ , .
Year Constructed Est. Life in Years !
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ESTIMATE'OF VALUATION
BUILDING PLAN
BLDG. PART A BLDtl. PART 8 GARAGE
_
do. Cubic Feet------- - ------t,;;r - •
goat per cu. ft. ~ ~ - --------J-~-- ~
'otal Cost------------ ~ f~_ I - ,ao ~ r~ .9'^ , .
'orches-------------- ~ ~
garage--------------
xtras-------------- f v ~ ~ l:_ , 1 ~`f ~ ~ - F, fr
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TOTAL------ $--~-0 i$--f-1f _ I ~
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9 Physical Dep:~ - - ------~_--G- '
fet After Deductin r 1 ' c I' 1 2
Depreciation-- g- ~ _ - '
%~_?o UtilityDep.---$-----~-~-~--`$--------------$-----------
RESENT VALUE-- -~'-(=-I$--------_------ ,
DESCRIPTION ~ ) "
; .
- -
ss of Bld ~ Basement_____
g~- -
strnction `-'t _ Roof__________
r. of Conet. ! ~^-~.c_____. Heating_______ a~ Hei ht of Buildin J ~
g g----~
erior_ _ t~~{. ~^•_______Plumbing_____ SUMMARY ~ ANNUAL ASSESSMTNT
~.rinr Finish `~-r`______ ~ ~ DESCRIPTION I AMOUNT I YEAR I LAND ([MPROVI:MENTSII TOTAL
~s .~t Priv. Gars e__ _ E Building Permit I$ 1933 ,y.~?. ~'rr%
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yea________ _ ~ Barns or Sheds . ! ~ Original Cost, Improvements Only I$ 1939
Additions and Betterments I$ 1940
Resisting State of Reps:I y'
Owner's Estimate of Present Valve 1941_
~ ~ _
ndation__ .i~L~,--r Local Imps.. _I : private Appraisal 1942
ADDITIDNS AND $ETTF.RMENTS Insurance 1943
YEAR ~ AMOUNT YEAR AMOUNT Mortgage $ 1944
" - - Monthly Kental I$ 194fi
i ,w.- -
- - I$ - Advertised for Sale ~ f $ 1996
$ ~ -~g,m_ Trr~nnferred in 29 ~'1$ ~ 1997 ;
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CLASS OFD BUILDING :HEIGHT ~ SCKIP J
• Check Chuck Cheek Gtv¢ Numbs
, CONS'1•FLC(t'T10N Electricity KOOMS STORIES ~
1-Single Residence _ No, of Stories__________. 1_.:e
- -~---T---~ -
2-Duplex----------------- ' .Gas-------------------------- ~
FOUNI)ATIUN Wood Shingle t~ . Bceem•c ~ i x z nctic
3-Bungalow,,Apt., Crt. ~ _ Composition Shingle Oil _ -
4-Flat or Terrace Brick.------- Living Room - '
Tar and Gravel,--------
5-A artment House__ Concrete---- Dining Room____ -
P Prepared Paper
6 -Hotel------- Stone Dinette r---
- Sheet Iron ___________j_-- PRf~ ATk GARAGE
Kitchen
7-Store'Bwldin Wood - ~ ~
g Co er-- I
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8-_---- Tite- PP Size--------- Breakfast Nook-'--------- -
Generate Tile I -t----- - -
9-Office Buildin Construction_ Bed Room_______ ____----1_----- ---I----- -
g----- Clay Tile------------------
• Floor-------- Bath Room - ~
0-I3ospitai or Sanitarium-•~---- Slate------------ -
1-Bank Buildin Roof Toilet Room-----~---------
g - :Asbestos Shin gie_
- -
2-Theatre._.._- BASEMENT Tin----------- Heat-------- Shower Room---
Slee in Porch
3- Warehouse--------- P g
_T---- ~
un oo
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4-Factor Quarter-------------------'
y------------ -
5-Public Garage---------- Half STYLE ~
SHEDS AND BARNS
Three-Quarter. I Sorage Room------------ I -
~L) T---- ~
6-Private Garage ~-r----- Gable ~ ~
7-Service Station Cement Floor-------------7--- Hip-----------------------i---- Size-- ---------Const.------ - H a]s------------~---------~-----
8-Hot House or Gr. House Flat
T
y I LOCAL IMPROVEMENTS -
0-Barns o Sheda_________ Lanindry Walls and Ceilingl____ Gambrel I_---
Mansard t - -
L eanto----------------- Street Paving----------------
FINIS .Give Nambe
_ Alley P avin g----------
- Side walks------- -
PLUMBING j Unfinished - -
-
EXTE[{IOht ~ --1---- Plastered, P1sin ?
- Curbin
Old St, le !
V star - - -----y-----------~
- Storm Sewer----_-------____- Plastered,Ornam •
}Y ~
Common Brick----__---- Modern
CONSTRUCTION Papered--_-----
Pre~~ed Brick__________ No. Bath Tuba ____________1_~__ Sanitary Sewer_____________
Painted or Tints
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!rams VYire Cut Brick----------------- No. Shower Baths---------•~-` Electricity 4-~------~- -
- Softwood Floor_
3rick Glazed Brick_-------------~---- No. Toilets-------------------- Gae--------------------------
Hardwood Floor
t
I Wood Sidin No. Lavatories------------ -t-- Telephone--------------------
Cile_______ Wood Shin g _ r _ Softwood Finish----- 4.'--. - -
itone---------- glee .'No. Urinals---------------'----- I
Hardwood Finish ---------i-----
Cement Stucco------------t-y-- y----
concrete, Plain or oc
No. Sinks r _ u s----------f
- Kellaatone ~ - Tile -
concrete, Aeinforced_______
T---- ci.c Marble or Onyx.
~teel Frame---------------- MISCELLANEOUS - -
r---- Stone-----•---------------1---- Sanitary Closets No.
Corrugated Iron----------- Ceas Pool Wall Board---------------
Buffetards------------------- - Sheetrock .------I--------- ~ I
Terra Cotta
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:IIARAGTER OF CONST. Celotex -
Tile----------------------- HEATIN G I Cabinet---------------------- •
t/ _F Wainacotin g---- -----1-----------
)heap----------------------~•--- Book Cases--- ~ l
vedium-------------------- '
ood=------------------- --------1---- Hot Air - 'Inci erator g----------------- Metal Ceiling_--i-----°---'-----
-
!ireResistin - HotWater___-____________~._. REMARKS
g-------- - v i -Sky Lighttt----------------
OUT.,IOE TRIM Steam
3on-Fire Resisting.____ _
_r_
1 ~ No- Fireplaces-- - Refrigerator or Cooler t-----------==----- f-----=--'--ft-=-=----=-=---=----
Wood ~ Bay ~'Vindows
Y- No. Dummy Fireplacea____ ~---I----
t
STATE OF REPAIKS f T¢rra Cotta______________ Dormer Windows
- Air Conditioned-_______
.Stone Porches----------------------
FUEL
Sad Galy. Iron--- - ~
air - Concrete - - ~ Coal -
Attachment C
802 Arapahoe Avenue lleed Itescarch
Owners of 800 (802) Arapahoe Avenue
Bold indicates long-term owners
Prior to 1872 Marinas Smith
1872 to 1875 Aaron Rood
1875 to 1877 Caroline A. Stowell
1877 to 1927 L:zra K. Barker
1927 to 1940 William 1. Reynolds
1940 to 1941 Clara E. Reynolds
1941 to 1945 Charles Wilson
1945 to 1948 John W. & Catherine Russell
1948 to 1956 Catherine A. Russell
1956 to 1976 Raymond A. Ault
1976 to 1979 Glen & Jcan C. Short
1979 to Current Chris Maurer and 1\Iichael "I'. Cameron (Cameron's ownership held in
1~'est Arapahoe, I,LC since 211061
Residents of 802 Arapahoe Avenue
1932 Machcsney Wm V
1936 Ward Jas R
1938 Griswold Norman B
1945 Kerrigan Thos A
1946 Weinbroeer Ralph T
1953 Real Carl S
1955 Lee Dale 13
1956 Crites Ann
1958 Hacker Wilbur L
1959 Thiessen Norbert L
1960 Sang Jas M
1961-1962 Peterson David E
1963 Millican L•'Iton F
1964 Millican Elton Frear- Talcotte Jas
1965 No Return
1966-1967 Boles Alice
1968 Burnes Arnie I-1 E
1969 Keyes Harriet
1970 Lyel1 Wendy
1971 Vacant
1972 Gaylord
1973 No Return
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Attachment E
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 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 to cultural, political,
economic, or social heritage of the community.
I . Date of Construction: This azea of consideration places particulaz importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
3. Distinction in the Development of the Community 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 awazeness of our cultural,
economic, 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 Imnrovement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value:
1 04.OSsignif-indiv
Page 1 of 3
Architectural Significance
The place should embody those distinguishing chazacteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder, known
nationally, state-wide, or locally, and perhaps whose work has influenced later development;
contain elements of architectural design, detail, materials or crafsmanship which represent a
significant innovation; or be a fine example of the uncommon.
1. Recognized Period/Std It should exemplify specific elements of an architectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gineerbread Ag_e (Maass), 76 Boulder Homes (Bazkar),
The History of Architectural Stvle (Marcus/Wiffin), Architecture in San Francisco
(Gebhazd 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 example of the work of an architect
or builder who is recognized for expertise in his field nationally, state-wide, or
locally.
3. Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior crafsmanship.
4. Example of the Uncommon: Elements of azchitectural design, details, or
craftsmanship that are representative of a significant innovation.
5. 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. Compatibility with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. Geographic Importance: Due to its unique location or singular physical
characteristics, it represents an established and familiaz visual feature of the
04.OSsignif-indiv
Page 2 of 3
.-w _
community.
4. Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental
importance and continuity of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
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04.OSsignif-indiv
Page 3 of 3
_
Attachment F
MEMORANDUM
September 5, 2007
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Long Range Planning Manager
James Hewat, Preservation Planner
Alice Gilbertson, Preservation Intern
Chris Meschuk, Preservation Planner
SUBJECT: Public hearing and consideration of an application to designate the house
and property at 800 Arapahoe Avenue as a local historic landmark as per
Section 9-i1-5 of the Boulder Revised Code, 1981 (HIS2006-00277).
STATISTICS
1. Site: 800 Arapahoe Avenue
2. Zoning: RMX-1 (Residential -Mixed 1)
3. Owner: Chris Maurer, West Arapahoe, LLC
4. Applicant: Landmarks Preservation Advisory Board
5. Lot Size: Approximately 20,985 square feet
6. Date of Construction: 1878
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board forwards to City Council an application to designate the property at 800
Arapahoe Avenue as a local historic landmark, finding that it meets the standards for individual
landmark designation in Sections 9-11-1 and 9-I1-2, B.R.C., 1981 subject to the following
conditions of approval and adopts this staff memorandum as findings of the board.
This recommendation is based upon staff's opinion that the proposed designation is consistent
with the criteria specified in Section 9-I 1-5(c), B.R.C. 1981.
CONDITIONS OF APPKOVAL:
1. The boundary of the landmark site match the proposed subdivision lines, as shown in the
drawing in Attachment C, which limits the landmarked site to the main house, and portion
of the site surrounding the house.
2. The features to be included within the boundary include the main house, the wrought-iron
fence, and all mature trees.
SUMMARY:
• The purpose of this review is for the Board to determine whether the proposed designation of
800 Arapahoe Avenue conforms with the purposes and standards of Sections 9-11-1
Legislative Intent and 9-11-2 City Council May designate Landmarks and Historic Districts
of the Boulder Revised Code (BRC).
• On November 21, 2006 Historic Boulder, Incorporated submitted an application for
designation of the house and site at 800 Arapahoe.
• On January 3, 2007, the Landmarks Preservation Advisory Board initiated the application
submitted by Historic Boulder.
• Based upon analysis of the building's history and architecture, as well as level of historic
integrity, it is staff's opinion that it has significance under the historic, architectural, and
environmental Individual Landmark Significance Criteria (1975), and the historic
preservation ordinance.
• Staff recommends that the Board find that the designation of the house at 800 Arapahoe
Avenue conforms with Sections 9-11-1 and 9-11-2 of the Boulder Revised Code and
recommend to City Council the approval of the application for landmark designation,
adopting this staff memorandum as findings of the Board.
BACKGROUND:
Historic Boulder, Incorporated, a recognized historic preservation organization, submitted an
application to designate the house at 800 Arapahoe, under section 9-11-3, BRC, 1981. The
application triggered an initiation hearing, which was held on January 3, 2007. At that hearing,
the Landmarks Board passed a resolution to initiate landmark designation of the property. Since
January, staff, the owners and their representatives, and Historic Boulder have been working
together on the designation application. At the time of initiation, trespassing and habitation by
transients and wildlife were adding to the rapid deterioration of the building. To aid in the
securement and stabilization of the house, a landmark alteration certificate was issued to
deconstruct the rear one-story portion of the house. While work cleaning out and securing the
building was progressing, the Landmarks Board, owners, and Historic Boulder agreed to extend
the landmark application. After deconstruction was complete, the owners retained Robert
Hunnes of JVA Consulting Engineers, to complete a structural investigation of the building. A
copy of the report is included in Attachment D.
PROPERTY DESCRIPTION:
The approximately 20,985 square foot lot at 800 Arapahoe Avenue (formerly 724 Valley Road)
contains the main house, an alley house, and a concrete block garage.
Main House
The main house is a masonry brick two-story Italianate house that was built in 1875 by Caleb S.
& Came Stowell, and purchased by Ezra K. and Hannah C. Bazker in 1877. In 1900-1901 the
house undertivent an extensive remodeling, which included adding to the front (north) and west
sides of the house. The squaze-shaped house is now approximately 2,300 square feet (with the
rear one-story section removed). The house has a ]ow hipped roof, which was once topped by a
decorative cupola, and large overhanging boxed eaves. The original 1875 portion of the house
has arched window openings, while the 1900 addition features square top rectangular window
S:\PLAN\data\IongrangW157U~ndmarksWrapahce.600\9.5.07 LPAB Designation Memo.doc
openings with stone sills and .
lintels. Afull-length front porch
spans the house, with simple - ~*Y
u~
columns spanned by arches, with ~b~r ~ ~
a decorative brick railing topped ~ ~ ~ ~ +~y~~'"'"''~'"",,,~'~'~,-~~- E ~
with rough-cut stone. ° ~ , ' ~ y~~( , ,y}. , E£ = s
-~l f , j T
Decorative pyramid-shaped * ~y i fix. ~ s~ ~ t" , 9 ~ „
stone pilasters flank the _5 steps ~ ~ " - ~ ~ Y
onto the porch. A one-stony bay SSS ~
window is located on the east ~ ~ ~ ,
side of the house, with three ',1~ ~ ~ ~ _ -
windows, and decorative c~~ ~s~;°~v: ~ a ~~~;t~~~~' -
paneling. The house has 5 ~~~stl~~Y~a~~~~; ~,~'c~~~~'~'~"~~~~~~~1~~ ~w~
chimneys. ~ s~~~~
800 Arapahoe Avenue, c. 1885. Photo courtesy Boulder
The main house was used as a
single family house until Carnegie Branch Library for Local History, Boulder, CO.
approximately 1939, when the interior was converted into 4 apartments. By 1949, the exterior
brick had been painted white, the cupola removed, and the decorative brackets on the cornice of
the house had been removed. By about 1970 the house contained 5 units. The house remained
occupied until approximately 1997, when approval to develop a bed and breakfast on the
property was granted, and the interior of the house was gutted. The house has remained vacant
and boarded up since.
Alley House
The alley house on the property is a one and a half story brick building, with an enclosed porch
on the north side. It appears that the building was originally constructed as a barn or caz-z-iagc
house. Sanford Gladden's Improvements ijz Boulder to 1900 reference manual records in the
summary of construction for 1891 that Hannah Barker constructed a barn at a cost of $200. This
reference probably refers to the alley house at the rear of the property, as the 1929 notes on the
Boulder County Real Estate Appraisal Card (Assessor Card) is states "Old barn rebuilt for
house." The alley house is simple and rectangular in design, with a side gabled roof and 2°`'
story gabled wall dormer facing south. There is little information about the alley house, but it is
estimated that the enclosed porch, small north facing dormer, and stucco exterior were added
sometime in the 1910's or 1920's when it was converted to a dwelling trait. The 1929 assessor
card notes the porch, and classifies the building as a single family house. The alley house has
historically been known as 802 Arapahoe Avenue, and according to City Directory research and
notes on the assessor card, it is believed to have been converted to a dwelling unit prior to 1929.
Block Garage
In 1960 Raymond Ault received a building permit to build a concrete block garage, which still
stands today in deteriorated condition. The garage is a simple rectangular form, with a gabled
roof. A carport addition extends to the east of the garage.
S:~PLAMdataAlongrin~lH]S"I1La~~dmarkslAripahoe.800\9.5.07 LYAB llesignation Memo.doc
Site
The buildings are surrounded by numerous trees, many of which are very large and of varying
health, and an elaborate wrought iron fence, which appears to be the same as the fence in the
1880's photograph. The remaining sections of original fence are stacked against the garage.
See Attachment H for more information regarding the construction history of the property.
CRITERIA FOR THE BOARD'S DECISION:
Section 9-11-5(c) Public Hearing Before the Landmarks Board, of the historic preservation
ordinance specifies that in their review of an application for local landmark designation, "the
landmarks board shall determine whether the proposed designation conforms with the purposes
and standards in Sections 9-11-1 Legislative Intent, and 9-11-2 City Council May Designate
Landmarks and Historic Districts".
9-11-1: Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and welfare by
protecting, enhancing, and perpetuating buildings, sites, and areas of the city reminiscent
of past eras, events, and persons important in local, state, or national history or providing
significant examples of architectural styles of the past. It is also the purpose of this
chapter to develop and maintain appropriate settings and environments for such
buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote
tourist trade and interest, and foster knowledge of the city's living heritage.
(b) The City Council does not intend by this chapter to preserve every old building in the city
but instead to draw a reasonable balance between private property rights and the public
interest in preserving the city's cultural, historic, and architectural heritage by ensuring
that demolition of buildings and structures important to that heritage will be carefully
weighed with other alternatives and that alterations to such buildings and structures and
new construction will respect the character of each such setting, not by imitating
surrounding structures, but by being compatible with them.
(c) The City Council intends that in reviewing applications for alterations to and new
construction on landmarks or structures in a historic district, the Landmarks Preservation
Advisory Board shall follow relevant city policies, including, without limitation, energy-
efficient design, access for the disabled, and creative approaches to renovation. [not
applicable in this case]
9-11-2: City Council may Designate Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an
integrated group of structures or features on a single lot or site having a
special character and historical, architectural, or aesthetic interest or value
and designate a landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a number of
sites, buildings, structures or features having a special character and
S:\PLAN\damVongangV-IIST1Landmarks\Arnpahce.800\9.5.07 LPAB Designation Memo.doc
historical, architectural, or aesthetic interest or value and constituting a
distinct section of the city;
(3) Designate as a discontiguous historic district a collection of sites,
buildings, structures, or features which are contained in two or more
geographically separate areas, having a special character and historical,
architectural, or aesthetic interest or value that are united together by
historical, architectural, or aesthetic characteristics; and
(4) Amend designations to add features or property to or from the site or
district.
(b) Upon designation, the property included in any such designation is subject to all the
requirements of this code and other ordinances of the city.
To assist in the interpretation of the historic preservation ordinance, the Landmarks Board has
adopted significance criteria to use when evaluating applications for individual landmarks. The
criteria are included in Attachment B.
The Board may approve, approve with modifications, or disapprove the application. Findings
must be adopted within 30 days of the hearing date. Should the Board disapprove the application,
the Board must notify City Council of that action within fourteen days of the hearing date. City
Council may call up a decision disapproving a designation. Should an application be
disapproved, the same application may not be submitted for a period of one year.
If the Board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2 of the
code, it shall adopt specific findings and conclusions approving or modifying and approving the
application. If the board approves the proposed designation, the application will be forwarded to
City Council (within 100 days) for a public hearing.
ANALYSIS:
When the Landmarks Board initiated designation in January, 2007, the application was to
designate the entire site. Since then, the owners and Historic Boulder have engaged in
discussions regarding the future of the Hannah Barker House, its potential uses, and potential
owners. The owners are exploring the option of subdividing the parcel, to allow the main house
to be on an independent lot, with the remaining lot large enough to develop two residential units.
The owners have requested that the landmark boundary be adjusted to match that of the potential
subdivision lines, which would include only the main house. Furthermore, a stmctural
investigation has been performed to evaluate the building's condition.
Staff has identified the following as key issues related to this application:
A. Does the proposed application protect, enhance, and perpetuate buildings, sites, and areas of
the city reminiscent of past eras, events, and persons important in local, state, or national
history or providing significant examples of architectural styles of the past?
B. Does the proposed application develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City's living heritage?
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. i
C. Does the proposed application draw a reasonable balance between private property rights and
the public interest in preserving the City's cultural, historic, and architectural heritage by
ensuring that demolition of buildings and structures important to that heritage will be
carefully weighed with other alternatives?
D. Has the building lost historic integrity due to its deterioration?
A. Does the proposed application protect, enhco~tce, crud perpetuate buildings, sites, arul
areas of the city reminiscent of past eras, Events, and persons irrapnrtunt irr local, state, or
national history or providing significant examples of arcltitectiiral styles of the past?
The staff finds that the proposed application will protect, enhance, and perpetuate a building,
site, and area of the City reminiscent of past eras, events, and persons important in local history
and provide for a significant example of an architectural style of the past to be preserved. The
Staff believes that the application meets the historic and architectural criteria for individual
landmarks as outlined below:
Historic Significance:
Summary: The house at 800 Arapahoe Avenue has historic significance under criteria 1, 2, 3, and 4.
1. Date of Construction: 1875
Elaboration:
Although the Boulder County Assessor lists
the date of construction as 1)00, the house _
I M+.~
at 800 Arapahoe was constructed in 187.5 ~ ~ ~
b Caleb S. & Carrie A. Stowell. The ' t 4 ' 1 ~ t ~ t`
Boulder Cotmty News reported in ! ` y ~ Y
November 1875 that on "the lots of Mr. • ~ ~ ,,,r ~ ,7 ; •
t. ]y t~ ,
C.S. Stowell, bought last spring from Aaron ~ ~ , ~
Rced (should be Rood). To the little, t ~ ~71
k \ ~
cottage then on the pprounds Mr. Stowell is ~'tr . ~ +
building atwo-story brick front that will be r~~, ~ ~ ~ ~
an ornament to any street, and add another ' _ I I
to the beautiful homes building in that ~ i c, , ~ ~
desirable part of town." On November 28 - ~~:r~ - _
1875 the News again reported that "Mr. `r ' .n.,;;,~,. ` ~
C.S. Stowell is erecting a fine two-story
fi-ont to his residence on the south side, near - '
Ca t. Austin's at 716 Ara ahoe . Thy, - S ` ~
f ',s".-F' .~.+,..~i h,t S ~,P,+z~~,~e °J '"ter ~,i~,.~, •~„e ~g
architectural design is very beautiful. The ~ ,,,,:,~~`.}Sj~;,~~'~`~T~..w~~,~ ~.r,
brick walls are up, the building will be ~ ~ ~ • , ; - y~~~-
completely enclosed in a few days. We arc "`~'`l` - ~ ` ~ - -
AA RE31~ ~ `
pleased to observe so much attention paid to
the architectural effect in the erection of new
residences. It indicates that an improved 800 Arapahoe Avenue, c. 1880.
order of dwellings will soon adorn the city Drawing by J.B. Sturtevant
and "Quien Sabe" not have written in vain"
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This research indicates that the removed one-story rear portion of the house was constructed
prior to the 1875 portion of the house.
"fhc first documented
images of the house are a
drawing by J.B.
Sturtevant in 1880, and a
photograph c. 1885 by
,r; „ :
~ ~ F , Sturtevant. Tax
~ ~ ~ ~ ~ ~ records indicate that in
' ~ 1900 Hannah embarked
- ~
~ - ' ` on a significant
° ~ remodeling project on
r f ~ r~ _ ` ~ .p;` the house which added
' . .,~p"Jf~::" ~ ~ ,r ~ s{{P'~ ar drtronal rooms on the
ty~ ; _ ~ ~ ~ front and west side of the
:7.~„+r - .tip ~ ~i r ~ 1'
_ ~ ia~- T house, as well as the still
_ _ - 3~-~ extant full-width porch at
S(10 Arapahoe Avenue, c. 1900. ['hoto ruurtcs~~ 13nulder Carnegie the tr'ont Of the house, aS
Branch Library for Local History, Boulder, CO. shown in a C. 1900
photograph. The 1875
construction date places this building as one of the earliest still-extant buildings in the
Highland Lawn neighborhood, and the 1900 addition indicates the economic prosperity of
the Barker's and the desirability of the neighborhood.
2. Association with IIistorical Persons or Events: Ezra K. Barker, Hannah C. Barker, Mary
K. [~avidson
Elaboration:
In 1872 Marinus '`Marine" Smith platted the Smith's
Addition to West Boulder, which included the land upon ~ -
which the house at 800 Arapahoe now stands. In 1877 the ~
property was purchased by Ezra K. Barker, a well known .
builder and real estate and mining investor in Boulder.
Ezra K. Barker followed in the footsteps of his father, Ezra ~ ~
t
Barker, Sr., d. 1878, in the investment and development
business. Ezra K. Barker married Hannah Connell on - .
November 30, 1877, in Valmont, Colorado. Hannah was
j: "
born in 1844 in Ireland, and immigrated to Springfield, ~ ; d. ~
Massachusetts with her parents at the age of six. In 1867. ~ .
at the age of 23, she began traveling west from Iowa with Y v~ ` -
William and Mary K. Davidson (for whom Davidson Mesa ~ ` -
, >
is named) and arrived in Ward, Colorado, where she bean ~
teaching. After two years, she moved to Boulder, and ~ ~
iav,S~Ha^5 e Z-`' ~ ~ ~ t
began teaching in the Boulder Valley School District. ~ ~
Following her marriage to Ezra, she retired from teachin~~ ~ .
and took up philanthropic and civic affairs. After only Hannah C. Barker. Photo
courtesy Boulder Carnegie Branch
Library for Local History,
S:APLAN1~I.naVun~~rin~\H IST~t.andmarksWrap:~hnr RUU1'~ 5 117 LP•AR I )e~ignauon ~1emu d~k BOlllder, CO.
years of marriage, Ezra died in 1883, and Hannah inherited the extensive land holdings and
wealth that Ezra had amassed.
.,,>,:~g - Hannah continued to develop the Barker land
~ ~ ° holdings, including platting the town of
, ~ _ Highland Lawn in 1884. Highland Lawn was
~ ~ t r~ annexed into the city of Boulder in 1891.
','t y~ r ~ ~
w Hannah was active in man communit affairs,
~ ~ r' including the Literary Society (later the
t
~ ~ Fortnightly Club, which evolved into the
~ • ~ -~~,~f ~ ~ Boulder Public Library), the Boulder Women's
~ ~ _ ~t ¢ , _ Club, and was a founder of the Boulder
~ ~ f Creamery in 1887. She also gave liberally to
~ r-
,~~a ~ h the Congregational Church, including writing
the church history, and donating half the $2,500
p; needed to purchase an organ. She also
Ezra K. Barker. Photo courtesy Boulder contributed financially to the University to
Carnegie Branch Library for Local History, Construct a new wing to the Hospital,
Boulder, CO. Chautauqua, and the YMCA. In 1911, she
donated half a city block at the corner of 15`''
and Spruce Streets for use as a city park and public facility. The site continues today as the
Boulder Day Nursery and Public Park and playground. In 1907 she sold her summer home and
ranch in Nederland to the city of Boulder for $23,000, to make way for the construction of a
reservoir and dam, which were named in her and Ezra's honor. From 1898 until her death in
1918, Hannah served as a director of the Boulder Bank. Prior to 1900, Hannah lived in her
house with her close friend and fellow widow Mary K. Davidson, as well as Vina Knowles,
which may have been Mary's sister. Hannah died in 1918 after suffering from poor health for
more than two years. She died as a result of influenza, one of many who lost their lives as part
of the 1918 flu pandemic. She is buried in Green Mountain Cemetery. Hannah left behind an
estate valued at $62,400, and left her home to her lifelong friend Mary Knowles Davidson. Mary
died five years later in 1923. The house passed to her heirs, and in 1927 the estate was finally
settled in court, and the house sold to William I. Reynolds. For more information on the
ownership and occupants of the house, see Attachment G. The house at 800 Arapahoe is
significant for the association with the Barker's and Mary Davidson as persons of local
significance, and moreover to the association with Hannah Barker, one of the most significant
pioneer women in Boulder.
3. Distinction in the Development of the Community of Boulder: Highland Lawn
neighborhood
Elaboration:
This property is part of the greater Highland Lawn neighborhood, and survives as an excellent
example of the upper-middle class residential architecture dating from Boulder's early years. As
noted in the 1875 article regarding the construction of the house, this area was quite desirable.
The 1990 Historic Building Inventory Record notes the building as "a visual landmark in the
Highland Lawn neighborhood."
4. Recognition by Authorities: Colorado IIistorical Society, JB. Schoolland, Phyllis Smith
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Elaboration:
The 1990 Colorado historical Society historic Building Inventory Record completed by Front
Range Research Associates concluded that the property is eligible for individual listing in the
National Register of Historic Places, and "is significant for its associations with Boulder pioneers
Ezra and hannah Barker, as well as Matt' Davidson". J.B. Schoolland in his book Fron? Scare{r
for Gold to The Gold of Rc~sc~arclt cites the development of the Highland Lawn neighborhood, as
well as the donation of the park land as being important to the history of the city. Phyllis Smith
in her article Old Bocdder - Sketclzcs of the Past honored Hannah with a summary of her life
history, citing her strong civic and community activities and ~~enerous financial donations.
Architectural Significance:
Summary: The house at 800 Arapahoe has architectural significance under crite?7a 1, 3, 4, and S.
1. Recognized Period/Style: Italianate
Elaboration:
The brick masonry two-story house is designed in the Italianate style, as identified in the
Colorado Guide to Historic Architecture and Engineering as most common in the State from
the years between 1870 & 1900. Character-defining features of this Italianate house include
the low-pitched hip roof, the large overhanging eaves, the large, full-front porch, and the tall,
narrow windows. Although no longer extant, the decorative brackets and cupola are
distinctive elements to an Italianate style design.
2. Architect or Builder of Prominence: None known
3. Artistic Nlerit: Porch, fencing
Elaboration:
The design of the porch has arrtistic merit, from the rough stone block base, to the decorative
hrick railing capped in stone, to the arched openings between the simple, yet thoughtfully
detailed columns. The small, pyramidal capped pilasters flanking either side of the entrance
steps lead down a walkway to the decorative wrought iron fence, which appears the same as
in the 1880's photograph. The fence has many decorative elements, including the gate and
entrance posts.
4. Example of the Uncommon: Porch
Elaboration:
The design of the porch is uncommon, especially the decorative brickwork of the railing,
which significantly adds to the grand feel of the house from the street.
5. Indigenous (dualities: Stone
L+'laboration:
It is assumed that the stone lintels and sills. as ~a~ell as porch components were locally
duarricd_
S~\I'LAN\dataV~m~~r;uip,AH IS'I1L~ndmarksl/~ripnhoe X500\9 > (1~1 I.I':Ali Ucsignutiim :~1cnw ~~~r
B. Does the proposed application develop u~td nuiin~tai~z appropriate setti~igs and
e~~tvironnrents for such buildings, sites, and areas to enhance property vah.ies, stabilise
neighborhoods, prorraote tourist trade and i~aterest, and foster knowledge of the City's
livin~~l lteritccge?
StafF finds that the proposed application would maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote
'tourist trade and interest, and foster knowledge of the City's living heritage. Limiting the
landmark boundary as proposed by the owners will not affect the environmental significance
criteria, as outlined below. See page 9 for more information regarding the analysis of the
boundary.
Environmental Significance:
Summary: The property has environmental significance under criteria 1, 2, 3, 4 and 5.
1. Site Characteristics: Large trees, fence
Elaboration:
Large trees flank the entrance to the house through the decorative and elaborate wrought iron
fence. Many of the trees are probably over 100 years old, and efforts to preserve them
should be made as they add to the grandeur of the house.
2. Compatibility with Site: Scale, massing, and placement
Elaboration:
The house's massing accentuates the full two-story design through the massive porch, yet
carefully uses the porch roof to step the mass down towards the street. The house is sited on
the large lot to be close enough to the street, yet it does not loom over the sidewalk. The
scale of the house is compatible with the scale of the surrounding homes.
3. Geographic Importance: Prominent location on Arapahoe Avenue, proximity to Highland
School
Elaboration:
The house is a well known visual landmark along Arapahoe Avenue, and is visible from the
intersection of 9th and Arapahoe, as well as Highland School.
4. Environmental Appropriateness: Residential
Elaboration:
The house is a visual link back to the residential base of the neighborhood, and is
appropriately scaled for the area.
5. Area Integrity: Potential Highland Lawn District
Elaboration:
The house is located within an area identified to be potentially eligible for designation as a
local historic district and National Register historic district. The area was first identified as a
potential historic district in 1989/1990.
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Avenue, and excludes the limited public visibility from the alley.
2. Limiting the landmark boundary to the proposed lot lines would exclude non-historic
buildings such as the garage, and therefore focus historic preservation efforts on the site
to the main house, and provide the owners/future owners with flexibility to help facilitate
its rehabilitation ideas, such as selling or gifting the main house lot while still allowing
for the development of the remainder of the parcel.
3. The boundary limits the designation to the intact resources from the period of
significance, which is defined as the time period from the date of construction of the
house in 1875, to Hannah Barker's death in 1918. The alley house, although originally
constructed as a barn in 1891, was extensively altered after the period of significance for
the property, and has limited public visibility.
Historic Boulder, Inc. agrees to the proposed subdivision and landmark boundary, but desires the
rear setback to be 25 feet, rather than the proposed 20 feet. See Attachment E for more
information. The planning department has conceptually reviewed the subdivision, but no formal
application has been submitted nor has approval been granted, therefore the actual dimensions
and setbacks could change. The current subdivision meets all applicable subdivision regulations
except the rear setback, which is proposed at 20' where 25' is required.
D. Has the building lost historic integrity due to its deterioration?
Historic Integrity is defined by the National Park Service as being made up of seven aspects, and
staff considers that despite deterioration, the house has retained sufficient historic integrity for
landmark designation. Furthermore, since the cleanup of the building and property, re-
securement of the openings and roof, as well as the removal of vegetation on the building, further
deterioration has been slowed, and the overall condition of the property has greatly improved.
Integ_ty Analysis:
• Location -The building has remained in its original location, and retains a residential setting
• Design -The design of the building has remained relatively unchanged since 1900, with
exception of the cupola and decorative brackets on the eaves.
• Setting -The setting of the building remains residential in nature.
• Materials -Some materials are in deteriorated condition, but very few appear to be
irreparable.
• Workmanship -The high level of workmanship put into the construction of the building is
still evident, although some deterioration has occurred.
• Feeling -The historic feel or time period of the building is still very evident.
• Association -The association of the house to the Barkers and the Highland Lawn
neighborhood remains strong.
Robert Hunnes, of JVA Consulting Engineers has prepared a structural investigation of the
building, and cited that the building elements are overall in fair to poor condition, the foundation
is generally poor, and needs to be stabilized. Mr. Hunnes recommends that reinforced concrete
be applied below grade to the existing foundation, and that helical piers be installed to further
stabilize the building. Cracks in the masonry walls are primarily due to the settling of the
building, but overall the walls are in good condition. Other structural elements such as stud
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walls, floors and roof rafters should be reinforced, and deteriorated members should be replaced.
See Attachment D for a copy of the report.
FINDINGS
The Landmarks Board finds, based upon the application and evidence presented that the
proposed designation application, subject to the conditions of approval, will be consistent with
the purposes and standards of the Historic Preservation Ordinance, and:
1. The proposed designation will protect, enhance, and perpetuate buildings, sites, and areas of
the City reminiscent of past eras, events, and persons important in local, state, or national
history and providing significant examples of architectural styles of the past. (9-11-1(a),
B.R.C. 1981)
2. The proposed designation will develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City's living heritage. (9-11-
1(a), B.R.C. 1981)
3. The proposed designation with the amended boundary draws a reasonable balance between
private property rights and the public interest in preserving the City's cultural, historic, and
architectural heritage by ensuring that demolition of buildings and structures important to
that heritage will be carefully weighed with other alternatives. (9-11-1(b), B.R.C. 1981)
ATTACHMENTS:
A: Historic Building Inventory Record
B: Significance Criteria for Individual Landmarks
C: Letter from Bruce Dierking, representative of the owners, including the request for a
boundary amendment
D: Engineering report by JVA Consulting Engineers
E: Letter from Historic Boulder, Incorporated
F: Assessor Cards for 800 & 802 Arapahoe
G: Directory & Deed Research
H: Historic Information about Ezra & Hannah Barker, including history paper Hannah
Connell Barker and Her House in Boulder, Colorado, by Willa Johnson.
I: Research regarding the construction of the house
J: Current Photographs
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