HomeMy WebLinkAbout5A - Consideration of a demolition permit application for a non-landmarked building over 50 years inMEMORANDUM
January 4"', 2005
Tp: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a demolition permit application
for the demolition of a non-landmarked building over fifty years old
constructed in 1932 and located at 70416"` Street, pursuant to
Section 10-13-23 of the Boulder Revised Code (HIS2005-00245).
STATISTICS:
1. Site: 70416~'' Street
2. Zoning: LR-E (Low Density Residential-Established)
3. Owner: Edward & Claudia Lau
SUMMARY:
This building is neither in a historic district nor locally landmarked, but is
over tifty years old. Proposed changes to the building (removing a wall
facing a public street) meets the definition of demolition and therefore is
subject to review under Section 10-13-23 of the Boulder Revised Code.
Based upon analysis of the building's architecture and level of historic
integrity, it is staff's opinion that it does not have historic significance and
is not eligible for designation.
Staff recommends approval of the demolition permit application.
BACKGROUND:
A demolition permit application for the house at 70416'h Street was received on
December 5, 2005. The Landmarks Design Review Committee reviewed the application
on December 7~h, and determined that there was "probable cause" that the building at
70416"' Stzeet may be eligible for designation as an individual landmark.
The purpose of this hearing is for the board to evaluate the application under the
reIevant criteria (see page 4} and whether or not to impose a Stay of Demolition on the
property.
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Memo to the Landmarks Preservation Advisory Boazd
Re: D~m~~lition Permit 1615 7'~' Street
PROPERTY DESCRIPTION:
This house was constructed in 1932, and originally served as an accessory
building, with a garage below, and an apartment above. The original stone garage
measured 26 feet wide by 22 feet deep, with two garage doors facing towards 16t'' Street.
The building is constructed of large field stone with wide mortar joints, and the majority
of windows appear to be original 1/1 wood frame windows. The lower portion of the
garage was converted to living space, and the front porch (9' x 26') was added in 1959.
Sliding glass doors replaced the garage doors. Sometime prior to 1976 a carport was
added to the rear of the dwelling measuring 10' x 20'. Sometime in the late 1970s part of
the carport was enclosed as a shed. Currently, a narrow frame shed measuring 3' x 18' is
attached to the north side of the dwelling. No building permits were found for this
property.
Figure 1. 704 16~h Street, c.1949.
NEIGHBORHOOD HISTORY
The University Place addition was platted November 10th, 1890 by the Denver and
Boulder Land and Investment Company. At the time the hill was barren, with just a few
buildings for the University. As the Colorado Chautauqua grew, and the addition of the
electric street car in 1899, the University Place addition began to populate. The 700 block
-.: of 16th street had only a few houses though the 1930's, with the majority of the hom~_-=~- _.;--~
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Memo to the Landmarks Preservanon Advisory Board
Re: Demolition Perntit 1615 7ih S[reet
being constructed in 1939 and into the 1940's. The neighborhood has been identified as a
potentiallocal historic district and eligible National Register district.
PROPERTY HISTORY
In 1906 the Denver and Boulder Land and Investment Company sold numerous
blocks of land in the University Place addition to the Northern Colorado Investment
Company. It appears that this company was owned by the Fulton Brothers, who also
partially owned the Denver and Boulder Land and Investment Company. In 1930 the
subject lot was sold to W.W. Morris, who sold it to Mary P. and Clyde W. Totten in 1932.
It is assumed that the Totteri s constructed the building. They also owned the lot to the
south on the corner of Baseline and 16~, upon which they built a home in 1939. The
address 70416'h street does not appear in the city directories untii 1936, with the first
reported residents being Elias D. and Sophia Seldin, who was a farmer. Their two
daughters, Alice and Bernice also appeared to have resided in the small house, and were
students at the University of Colorado. On the Boulder County Assessor card, the house
is described as a two car garage with an apartment.
The house was primarily rented to students, although Ms. Florence Carpenter
resided in the house for 10 years while working as the librarian of inedical records at
Boulder Community Hospital. Qther residents included a sailor in the US Navy, and a
teacher from Baseline Middle School.
CRITERIA FOR THE 80ARD'S DECISION:
The Historic Preservation ordinance specifies that the Landmarks Board shall consider
and base its decision whether or not to impose a stay of demolition upon any o# the
following criteria [10-13-23(g)]:
(1) The eligibility of the building for designation as an individual landmark consistent with
the purposes and standards in Sections 10-13-1 and 10-13-3, B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an established and
definable area;
(3) 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.
No claim has been made by the applicant that the condition of the building or the cost of
restoration or repair (criteria 3 and 4) are factors in the request for demolition. As such,
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Memo to the Landmarks Preservation Adv~sory Board
Re: Demolition Pemut 1615 7'" Street
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.
CRITERION 1: ANALYSIS OF LANDMARK ELIGIBILITY
10-13-23(g)(1): Eligibility of the Building as an Individual Landmark.
Staff does not consider the house at 70416'" Street to have sufficient significance for
designation as an individual landmark under Significance Criteria for Individual
Landmarks, adopted by administrative policy in 1975 isee Attachment E).
Although the building is a unusual example of a field stone accessory building with
aparhnent above, it is stafYs opinion that it dces not meet the criteria for designation as an
individual landmark. 'The building has lost its integrity due to the alterations of the gazage
door openings, and the addition of the front porch. Furchermore, the relationship of the
building to its original use as an accessory building has been lost as the use is now a prunary
dwelling.
A. Historic Significance:
1. Date of Construction: 1932 (Assessor Card)
1932 and 1933 are considered to be the lowest point of the Depression, which
spanned from 1929 to 1939. Only 13 buildings are still extant from 1932 in the
city.
2. Association with Historic Persons or Events: None observed.
3. Distinction in the develo~ment of the community_of Boulder: Not Applicabie
4. Reco~nition by Authorities: A 1991 survey of the building by Front Range
Research Associates (Attachment B) states that the house reflects the native stone
construction popular during the early twentieth century in the University Hill
neighborhood in Boulder.
B. Architectural Significance:
1. Recognized Period or St,~e: None known.
2. Architect or Builder of Prominence: None known.
3. Artistic Merit: None observed.
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Memo to the Landmarks Preservation Advisory Board
Re: Demohnon Permi[ I615 7ih Street
4. Exa~le of the Uncommon: The stone building is an unusual example of a one
and a half story garage in Boulder.
5. Indi *~enous Qualities: The use of native field stone is recognized as being unique
in Boulder, although the University Place addition usually required homes to be
constructed of brick or stone.
C. Environmental Significance:
1. Site Characteristics: Not Applicable
2. Compatibilitv with Site: Not Applicable
3. Geo~ranhic Im~ortance: Not Applicable
4. Environmental A,~ropriateness: Not Applicable
5. Area Intesritv: Not Applicable
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
This property and the surrounding neighborhood has been identified as a
potential historic district (University Hill Historic District) in the Boulder Valley
Comprehensive Plan, as well as on the edge of the National Register eligible district.
When examining this building in relation to the surrounding neighborhood, the
building's design, orientation to the street, and massing are uncharacteristic of the
surrounding area. It is staff's opinion that the building does not have a significant
relationship to the character of the neighborhood.
DECISION OF THE BOARD:
If the Landmarks Board finds that the building to be demolished does not have
historic significance under the criteria set forth in section 10-13-23(g) B.R.C., the city
manager shall issue a demolition permit.
If the Landmarks Board finds that the building to be demolished may have
historic significance under the criteria set forth above, the application shall be suspended
for a period not to exceed 180 days from the December 14, 2005 date the permit
application was accepted by the city manager as complete (Section 10-13-23(h)]. A 180-
day stay period would expire on June 13, 2006.
NEIGHBORHOOD COMMENT: None received
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Memo to the Landmarks Preservanon Adv~sory Board
Re: Demolinon Perrttit 1615 7`" Street
PLANNING DEPARTMENT RECOMMENDATION:
Staff recommends that the Landmarks Board issue the demolition permit, finding
that the proposed demolition does not have historical significance when weighted
against the criteria set forth in Section 10-13-23(g) B.R.C and the Individual Landmark
Significance Criteria (1975).
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings including the
Staff Memorandum and Attachments:
A demolition permit be issued for 70416"' Street in that the building:
1. Is not eligible for individual landmark designation based upon its historic,
architectural and environmental significance;
2. Does not contribute to the character of the surrounding neighborhood.
3. The building should be documented with architectural drawings and
photographs to be submitted to the Camegie Library prior to demolition.
ATTACHMENTS:
A: Vicinity map
B: Historic Building Inventory Record, 1991
C: Individual Landmark Significance Criteria
D: Directory and Deed Research
E: Current Photographs
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~ ATTACHMENT A: 70416TH STREET VICINITY MAP
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Map~ink
CitX of Boulder GIS
The ss~formidon dcp;aed on ~1m essp b
pra.~dcd u grapFtid represmntivn only.
The Ciry of Anuidrr orovides noxam¢cp,
e~ressed or impued, ss w~hc xcunry
and/ar mmplneness of [hc infortnavon
unavncd hcco~.
vrrice ot Arcnaeotopy antl Mictoric Preservation
1300 Broad~ay, Derrver, Color~do 60203
MISTORIC iU1LDIMG 1MYEMTORT RECDRD
Attachment B
°ROJECT MAME: bulder Wrvey of COUNTr: C1T~: STATE ID MO.: SB13419
Nittorit Pl~cec
1491 B
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TEItVORARI' NO.: 11.63-31 -4 • 11 -007
QJRREMI BUILDIMG IUME: 01~IlER: Reep Psut S i Joen B
2653 $ruce St
Boulder CO a0302
ADDRESS: TU4 16th St.
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T0IMSMIP 1M RAIIGE 70H SECTION 31 S11 1/< SE 1/4
HISTORIC Ml1ME: U.S.G.S. 41AD MAME: Boulder, Golor~do
Sedlin Recidence `fEAR: 1%6 (PR1979) X 7.5' 15'
BIOCK: 37 L OT(S): 20,21p
D1STRICT nAME: ADDITIOM: Univerc~ty Ptace 1IR. OF ADD1TIOw: 1890
FILM RpLL MO.: 41-20 MEGATIVE NO.: 10UT10W Oi MEGATIVES: DATE OF CONSTRUCTION:
81': Thaa6 Si~nens 17 City of Boulder Plam ing ESTIMATE: ACTUAL: 1932
SOURCE:
Boulder Car~ty Assessor
USE:
vRESENI:
Res idmce
HISTORIC:
Residence
CONDITION:
ATTACN PMOTOGRAPH HERE EXCELLENT X GOOD
fA1R DETERI0RATING
ExTEW? OF A~TERA710N5:
MINOR MODERATE X MAJOk
DESCRIBE:
Porch added ecross entire front of
house; slioing glass doors added on
each side of front door.
CONTIMUED YES X NO
STYLE: Vernecular Masonry STpRIES: ORIGINAL SITE X MDVED
2 DATE(5) OF MOVE:
KATERIALS: Stone, Nood S0. POOTAGE: MATIOMAL REGISTER E~IGIB1.11Y
1144
X WO
INDIVIDUAL: YES
ARCHITECTURAL DESCRIPTION:
Side gable roofed dwelling ~ith overhangi~g eaves and -+ood shingle roofing. CONTRI611TIMG TO OISTRICT:
-lells are canposed of rendorn, irreflular shaped stone with flat surface. Gable 1'ES MO
mds have r+ood siding and v~nts. Lenter, gaDled, t~o•story entrance bay ~~th LOCAL LANDMARK DESIGNATION: No
wood sidinfl. Center, paneled and glezed door. pouble-hing windo~+s rith tlat
arches and stax sills and lintels. Lente~, st one chirtrxy. ~E'
pATE:
ASSOClATED BUiLD1MGS? TES X NO
TTPE:
1F I1NENi0RlED, LiST ID NOS.:
COIiTINUED? YES z ND
I ADDITIONAL PAGES: TES X MO
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OLAM SX ME: IJtCX]TECl: Sl~TE ID MO.: SBL3419
~ . i ~ I I 1I11clw~n
ORIGIMAL OYNER:
~ llnlcnoun
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SOURCE
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' SOURCE:
1 ~
W (IDER/COIITRACTOR:
un
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ro
TNEME(5..
~ ' SOURCE: Urbn Aecidentiel Neiphbor~oods
' ,
i 1858-present
CONSTRUCTION NISTORI' (DESCRIPTION, NMIES, W1E5, ETC., RELATIMG TO IUJOR ALTERATIONS TO ORIGIN~I STRUCTURE):
Porch sdded in 1959.
COMTIMUED YES % NO
MISTORIGI BALKGROUMD (C:S:USS IXPORT~MT PERSONS AND EVEMTS ~SSO[IATED YIiM TXIS STRl1CTURE):
The firct listed resitlmts of tAis house yere Elias D. and Sophia Seld m in 1936. Seldin ues listed as a farmer.
CONTINUED YES % M'
SIGNIfICANCE (CHECK APGROGRUTE GTEGORIES AND BRIEfLY JUSTIfY BELOH):
ARLNITECTURAL SIGXIfIGNCE: NISTORIUL SIGNIFIGNCE:
REPRESENTS THE YORK OF ~ MASTER ASSOCIATED YITX SIGNIFIC~NT PERSONS
POSSESSES X1GH ARTISTIC VALUES ~SSOCI~iED YITH SIGNIFICANT EVENTS OR PATTERNS
REPRESEMTS A TYiE, PER10D, OR METHOD Oi CONSTRUCTION CANTRIBUTES TO AM HIS7DRIC DISTRICT
STATEMENT Oi SIGNIFIGNCE:
~liAough some~bat eltertd, this Aouse rcflects the native siorx construction popular danng the ear.y twmtieth century m
the Un wereity Hill neigM1borhood of 8oulder.
COMTINUED YES 1( NO
REFERENCES (BE SiECi(]C):
Boulder City Directory, 1936; end Boulder County Assessor records.
CONTINUED ~ES % Mt
x~R1fEYED. BY: Jutirth BrcekeyRi l. Sumnns AFFILUTION: iront Range Researc~ ~ssociates; Inc. DI1TE: July-299.'C: _7-- ~- _
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Attachment C
Landmark Preservation Advisory noaru
Adopted 9/17/75
7 ~ ~
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Secretary to the Board
SIGNIFICANCE CRTTERIA
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 cultura(, 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 Boazd to help evaluate each potential designation in a consistent and
equitable manner.
Historical Sienificance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural chazacteristics of the community, state or nation; be the site of
-. a historic, or prehistoric event that had an effect upon society; or exemplify te culNral, po'itical,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on
the age ofthe structure.
2. Association with Historical Persons or Events:'fhis association could be national,
state, or local.
3. Distinction in the Development of the Communitv of Boulder: This is most
applicable to an institution (religious, educational, civic, etc) or business structure,
though is some cases residences might qualify. It stresses the importance of
preserving those places which demonstrate the growth during different time sgans
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 (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, etc), State Historical Society, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
1 04.OSsignif-indiv
Page 1 of 3
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Architectural Sienificance
The place should embody those distinguishing characteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder, known
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.
Recog_nized Period/Stvle: It should exemplify specific elements of an architectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Siovev Criteria, Gineerbread Aee (Maass), 76 Boulder Homes (Bazkar),
The Historv of Architectural Srile (Mazcus/Wiffin), Architecture in San Francisco
(Gebhard et al), Historv 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-H~ide, or
locally.
3. Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior crafrsmanship.
4. Example of the Uncommon: Elements of architectural design, details, or ~
{-x~~; !
crafrsmanship that are representative of a significant innovation. •:~.,.
5. Indieenous Oualities: A style or material that is particularly associated with the
Boulder area.
Other, if applicabfe.
Environmental Sienificance
The place should enhance the variety, interest, and sense of identity of the communiry by
the protection of the uniq~e natural and man-made environment.
1. Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
2. Compatibilitv with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. Geo¢ranhic Importance: Due to its unique location or singular physical
characteristics, it represents an established and familiar visual feature of the
~ 04.OSsignif-indiv
Page 2 of 3
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community.
4. Environmental Anpronriateness: The sucroundings are complementary and/or it is
situated in a manner particulazly suited fo its function.
5. Area Inteeritv: Places which provide historical, architectural, or environmental
importance and continuiry 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
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Attachment D: Directorv and Deed Research
OWNERS OF 70416TH STAEET:
Bold Indicates long-term ownership
Prior to 1906 The Denver and Boulder Land and Investment Company
1906 to 1930 Northern Colorado Inveshnent Company
1930 to 1932 W. W. Morris
1932 to 1943 Mary Porter Totten (House constructed in 1932)
1943 to 1955 James A and Ethel Skipp
1955 to 1957 James A and Inez Sktpp
1957 to 1960 Paul and Mary R. Cline
1960 to 1961 John S and Polly Ann Lea
1961 to 1964 Gary D and Carol B Burgen
1964 to 2005 Paul S and Joan B Reep
2005 to Present Edward P and Claudia W Lau
RESIDENTS OF 70416TH STREET
Bold Indicates long-tecm residency
Prior to 193Fi Address Not Listed in Directory's
1936 Elias D(farmer) and Sophia Seldin, Alice and Bemice (Students at CU)
1938 Herbert J and Elizabeth Strelesky (Student at CU)
1940 Robert E jr and Eleanor A Driscoll (Student at CU)
1943 Robert S and Barbara Kinsman (US Navy)
1946 to 1956 Florence N Carpenter (records librarian, BCH)
1958 Ann M Becky (nurse)
1959 Ted Shepp(Student)
1960 John M jr and Juliet A Engel (teacher, Baseline Middle school)
1961 Steven Hollister (Student)
1962 Alan VanHuvelen (Student)
1963 Mary Smith and Carolyn Sander (students)
1964 Vacant
1965 Robert Boyd (student)
1966 to 1967 John H Chambedain (student)
1968 David Lee (Student)
1969 Linda Poter, Steve Grogan (Students)
1970 Philip Kastelic and Scott W. McDonald (Students)
1971 Philip Kastelic and James G. Thiela (students)
1972 Dave Rowe and James G. Thiela (students)
1973 Kurtis Erpelding and Wayne Williamson (Students)
1974 Wayne Williamson (Student)
1975 Patricia Edwards
1976 Florence Sanchez
1977 Lawrence Stipren
1978 Lawrence Shiffrin (Dancer, Brent Mason Troupe)
1979 Lawrence Shiffrin and M. J. Huibregtse
1980 to 1984 Lawrence Shiffrin (Dancer) and Carl Lanham (Modem Ski Packs)
1985 to 1987 Ed and Ellen Vineski (Student)
1988 Grace Campbell (student)
1989 to 1990 Grace Campbell and John Distefano
1991 to 1993 John Distefano and Kelli Kraus-Bailey
1994 No Listing
1995 Rich Adadow and Caroline ) Lasky
1996 Cynthia Zimet
1997 Deanna Franco and Robert Munoz Jr
1998 Robert Munoz Jr and Elizabeth Manc
1999 Elizabeth Ma~ and Ron Swatfigure
2000 jack Kerouac
2001 Gale A Tyler
2002 Bryan Connor
2003 Robert A Gaertner
2004 No Listing
NOTE: ~inning
Carnegie Library's collection of city directories is intermittent beg~nning in 1869, and annual be
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