5B - Public hearing and consideration of a demolition permit application for the primary & accessoryMEMORANDUM
September 6, 2006
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Director of Long Range Planning
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Alice Gilbertson, Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
(HIS2006-00192) for the demolition of the primary and accessory structure
located at 1210 Jay Street, pursuant to Section 10-13-23 B.R.C. for non-
landmarked buildings over fifty years old.
STATISTICS:
1. Site: 1210 Jay Street (1310 Jay Street until 1962)
2. Zoning: LR-E (Low Density Residential Established)
3. Owner/Applicant: Michael Kaplan
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board issue the demolition permit for the house and garage
located at 1210 Jay Street, adopting the staff inemorandum as ~ndings, including the following:
l. Issuance of the demolition permit for 1210 Jay Street is appropriate based on the criteria
set forth in section 10-13-23(g) B.R.C, in that ihe building:
a. Is not eligible for individual landmark designation;
b. The building does not contributes to the character of the neighborhood as an intact
representative of the area's past;
Staff further recommends that demolition be conditioned upon submittal of the following to the
Planning Department for archiving with Carnegie Library:
1. A detailed scaled site plan showing the location of all existing improvements on the
subject property;
2. Black and white archival quality photographs of all exterior elevations of the house and
garage.
EXECUTIVE SUMMARY:
On June 10, 2005 the Planning Department received a demolition permit application for the house
and garage at 1210 Jay Street. This building is not in a historic district or locally landmarked, but
Memo to Landmarks Preservation Advisory Board 09/06/2006
Re: 1210 Jay Street - Demolition Permit
is over fifty years old and meets the criteria for demolition defined under Section 10-13-23 of the
Historic Preservation Ordinance. On June 15, 2005 the Landmarks Design Review Committee
approved the demolition permit, findino there was "no significant impact or potential detriment to
the historic resources of the city."(10-13-23(e), BRC, 1981). The demolition permit expired in
January, 2006 and the property owner reapplied on August 14, 2006 for a permit to remove the
house and gara~e. On August 17, 2006, the Landmarks Desian Review Committee reviewed th~~
demolition permit application and referred the application to the Landmarks Board for a public
hearing based on the desi~n review committee's findina of probable cause to believe that the
buildin~ may be eli;ible for designation as an individual landmark.
After detailed analysis, staff believes the building is not a notable example of historic residential
architecture, and does not meet the criteria set forth in Section 10-13-23(g) of the B.R.C. and the~
Individual Landmark Sionificance Criteria (1975). Staff recommends that the demolition permi[
be issued. ~
DESCRIPTION:
The approximately 7,000 square foot ]ot is located on the northeast corner of Jay Street a~~d
Hap~ood Street. The 994 square foot house is representative of vernacular frame dwellinjs built
in Boulder durinQ the early 20`h century. Character defining features of this house include the
Qabled roof with overhanQ~ng eaves, exposed rafters, and decorative triangular braces. See
Attaclin~e~it A: Historic Buii«~~tg I~tve~tton~ Record.
~ ~ ' Hiohland Lawn Histonc Distnr_t
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Figure 1: Area Map witli 121 D Jay Street
Memo to Landmarks Preservation Advisory~Board 09/06/2006
Re: 1210 Jay Street - Demolition Permit
The Boulder County Assessor lists the date of construction as 1912, but the address first appears
in the 1911 city directory as 1310 Jay Street, inhabited by Walker Richardson. The house appears
to have been a rental until 1920, beginning its lon~ history of owner occupancy in 1926 through
to present time.
Figi~re 2: 1949 Assessor Pltotograph
3
Figure 3: 2006 Photograph
Memo to Landmarks Preservation Advisory Board 09/O6/2006
Re: 1210 Jay Street - Demolition Permit
CONSTRUCTION HISTORY:
The house appears to have much of the original material, with very few, if any, alterations to its
appearance in the past 80 years. See Attach» ~ent B: Tax Assessor Card and Attachmerrt C: Pernrir
~plicatinn.s. Walls are clad with drop siding, and the house sits on the oriQinal stone foundation.
The doors and windows appear to be ori~inal as well. ~
Accordino to buildinQ permit records, no si~nificant building permits are on file for the property.
A chicken house was built on the property in 1930 and expanded during that same year to 1,200
square feet. Plumber's permits were issued in 1949 and 1950 for renewal of the tap and sewer
connections. In 196?, a permit to replace the water heater was issued. That same year and again
in 1981 the structure was reroofed with new shinQles.
CRITERIA FOR THE BOARD'S DECISION:
The Historic Preservation ordinance states that the Landmarks Board shall consider and base its
decision based upon any of the following criteria [10-13-23(g)J:
(1) The eligibility of the building for designation as an individual landmark consistent wi~:h
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.
S:~PLAI~1~datallongranglHISTIDemosUay St.1210109.06?006.LPr1B.memo.d~~r
Figure 4: Chicken House constn~cted in 1930
Memo to Landmarks Preservation Advisory Board 09/06/2006
Re: 1210 Jay Street - Demolition Permit
As detailed below, staff believes this property is not eligible for designation as an individual
landmark and that demolition would not have an adverse impact on the character of the area.
CRITERION 1: INDIVIDUAL LANDMARK ELIBILITY
The following is a result of staffs research on the property relative to the significance critena for
individual landmarks adopted by the Landmarks Board on September 17, 1975.
HISTORICAL SIGNIFICANCE:
Summary: The house at 1210 Jay Street may have histoncal significance under criterion l. The
property does not appear to be historically significant under criteria 2 through 4.
1. Date of Construction: c. 191?
Elaboration:
According to Boulder County Real Estate Appraisal in 1929 the house was constructed in 1912,
yet the address first appears in the 1911 City Directory.
2. Association with Historical Persons or Events: None Observed
Elaboration:
Hannah C. Barker sold the property to MJ Hapgood in 1899, who laid out the Vermont Addition
in 1902. See Attachment D: Sanbnrn Maps and Plat Map of Verniont Additinn. A series of sales
of the parcel ensued leading up to the construction of the house ten years later. In 1916, the
Boulder County Sheriff issued a certificate of purchase to Nathan Thompson. From 1865 to
1875, Reverend Thomson was the first pastor of the First Congregational Church, the first church
organized in Boulder County. During the territorial days, he was the president of the Board of
Trustees for the University of Colorado. As mentioned in a July 6, 1905 article in the Boulder
Daih~ Camera, "To Mr. Thompson is due the honor as much or more than any one else of
securing the University for Boulder, as he labored early and late with the legislature and his own
people in raising the $15,000 bonus." However, in 1876 Reverend Thompson, his wife, and two
daughters moved to Massachusetts and only infrequently visited Boulder thereafter. His purchase
of the property at 1210 Jay Street and the subsequent ownership of it by his two daughters was
during a much later period in Boulder's development and there is no evidence that any of the
Thompsons ever lived in the house.
James W. and Lenora Kennedy acquired the property in 1924 and lived there until its sale in
1937. Several years after selling the property, Mr. Kennedy became the mill operator of the
Valmont Mill, owned by General Chemical Company, and worked there until his retirement in
1957. Charles and Margaret Preusch purchased the property from the Kennedys and owned it for
62 years, until its sale to the current owner. Mr. Preusch owned several printing and publishing
businesses following a career as owner of several weekly newspapers in I.eadville, Salida, and
Loveland.
While the association with the Thompson family is interesting, their ownership of 1210 Jay Street
was during a much later period of time and there is no evidence that anyone in the family ever
lived in Boulder following 1876. Therefore, there is no evidence to suggest that any persons
S:1I'LAMdatallongrang~I-iISTlDemosUay St.1210\09.06.2006.LPAB.memo.doc
Memo to Landmarks Preservation Advisory Board 09/06/2006
Re: 1210 Jay Street - Demolition Permit
associated with property are of local, state, or national historic sianificance. See Attachmenr E:
Direcron~ and need research. ~
3. Distinction in the Development of the Communit~~ of B~- ~>r: Not observed
Elaboration:
The property is one of over 100 buildings constructed during 1)11 - 1912 that still remain in the
city. Therefore, other buildings exist that demonstrate the growth during this time in Boulder's
history.
4. Recognition b~~ Authorities: None observed
Elaboration:
The property has not been recognized in publications nor by local historians as havin~ histori~~al
interest and value.
ARCHITECTURAL SIGNIFIC. ~ ~CE:
Summary: The house 1210 Jay Street ma~~ have architectural significance under criterion 1 but
does not appear to have significance under crite-:a 2 throuah 5.
1. Recognized PeriodlStyle: Vernacular Wood Frame
Elaboration:
The frame house at 1210 street is simple and vernacular in form and detailing, with very little, if~
any, modification since the 1920s. Vernacular wood frame construction was the most common
style of architecture throughout Colorado. The front-~abled version of the style. which describes
1210 Jay Street, is the plainest of the vernacular types.
2. Architect or Builder of Prominence: None identified
3. Artistic Merit: None observed
Elaboration:
The simply detailed house has a lack of architectural features which would distinguish it as a
particular style other than vernacular frame.
4. Example of the Uncommon: None identified
Elaboration:
The vernacular wood frame structure represents the most common style of architecture built in
Colorado since 1860.
5. Indigenous Qualities: None identified
ENVIRONMENTAL SIGNIFICANCE:
Summary: The property does not appear to have environmental significance under criteria 1
through 6.
1. Site Characteristics: None identified
6
S:IPLAN~datallongranglHISTIDemosUay St.1210\09.06?006.LPAB.memo.doc
Memo to Landmarks Preservation Advisory Board 09/06/2006
Re: 1210 Jay Street - Demolition Permit
Elaboration:
The property does not meet the criterion of high quality planned or natural vegetation.
2. Compatibility with Site: None observed
Elaboration:
Scale, massing placement, or other qualities of design with respect to site do not meet the
criterion.
3. Geographic Importance: None observed
Elaboration:
The site does not appear to be uniquely located nor possess singular physical characteristics.
4. Environmental Appropriateness: None observed
Elaboration:
The structure is situated on the site with setbacks consistent with adjacent houses.
5. Area Integrity: None identified
Elaboration:
The area has been developed and redeveloped over time; therefore, the area does not have
identifiable or recognizable historical, environmental, or architectural integrity.
Other: None observed
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD:
1210 Jay Street is located in the Vermont Addition, platted in 1902 by M.J. Hapgood of the
County of Bennington, Vermont on land that he purchased three years earlier from Hannah C.
Barker. In 1904, the Vermont addition, which contained approximately 70 lots each measuring
50'x140', was annexed into the city limits. Not surprisingly, one of the streets in the addition was
named Hapgood Street. The immediate area slowly developed and redeveloped over time, and
the area does not have an identifiable or recognizable period of development. An assortment of
structures, many of which are new or have been significantly altered over time, surround the
property at 1210 Jay Street.
The 1994 Boulder Survey of Historic Places report by Front Range Research Associates of the
Hayden-Mountain Park area which includes the Vermont Addition stated "No buildings
individually eligible to the national Register were identified..." It continued to state "No historic
district was identified within the neighborhood boundaries. Most of the buildings within the
neighborhood have experienced at least a moderate degree of alteration. Common alterations
included the application of non-historic siding, porch alterations, and additions designed to
increase living space in houses."
S:IPLAN~datallongranglHISTIDemosUay St.1210109.0G.2006.LPAB.memo.doc
Memo to Landmarks Preservation Advisory Board 09/O6/2006
Re: 1210 Jay Street - Demolition Permit
CRITERION 3: CONDITIn~ nF THE BUILDING AND CRITERION 4: PROJECTED
COST OF RESTORATIOI~ REPAIR:
The applicant has provided pnutographs and a narrative about the condition of the buildir:~,
including a shifting foundation subsequent to a neighbor's significant addition and foundation
work alon~ the north property line, adjacent to 1210 Jay Street.
Staff did not observe sienificant deterioration of the structure, but did observe surface cracks in
the interior plaster. In~ looking at historic photographs the building did not have any gutter
system, and had folia~e growing close to the on-orade stone foundation which may have
contributed to the o~ _ shifting of the structure. Furthermore, staff did not focus on projected
cost of restoration or repair due to no detailed evidence of unreasonabie costs.
The applicant has provided details and information reQarding the condition of the buildiriQ
including an enQineer's analysis. See attachment H.• Applicant's cnmments and i~rfnrniatiort. y
tiEIGHBORHOOD COMMENT:
Staff has not received any comments on the proposal. The applicant did provide comments from
the surroundina neiahbors in Attachmertt H: Applicant'.s connnents and r~i`nrniation.
DECISION OF '1'HE BOARD:
If the Landmarks Board finds that the building to be demolished does n~t have historical
significance under the criteria set forth in section 10-13-23(f~ B.R.C., the city m.. .~er shall isstie
a demolition permit.
If the Landmarks Board finds that the building to be demolished may have historical significanc:e
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 complet~°.
~5ection 10-13-23(h)]. A 180-day stay period would expire on March 5, 2007.
ATTACHMENTS:
A: Historic Building Inventory Record
B: Tax Assessor Card
C: Permit Applications
D: Sanborn Maps and Plat Map
E: Directory and Deed Research
F: Current Photographs
G: Significance Criteria for Individual Landmarks
H: Applicant's comments and information
8
S:1PLP.NldataUongran~lfi,:~ :\DemosUay St.1210\09.06?OOb.LPAB.memo.doc
tAl(7R~D0 MISTORIUL f~C1ETY
Off+ce of Arcn~so~oW md Ni~toric oreservetion
1300 Broea+sy, De^v~r, Golor~oo b0203
IISTpR1C BUIL~IMG IwVEMTORI' RECOR~
Attachment A NOT fOR FIELD LCSE
flipible Mo~tneted
_ Det. Mot EliOible _ Lertified RMab.
Date
pR~::,' w,W~ . g~ulder Strrvey of Mictoric COUNTI': C1TY: STATE ID MO.: 5e~~no
Plsces, 1994 Boulder YoulOer
~ TEMPOR1kRY NO.: 1~61-36-1-35-004
~,;;~[-' 8..;.DIMG MAME: WMER: PREUSCN NARGARET ~ ~
~ 1210 JAT ST
BOUIDER CO 60302
~ A~DRESS: 1210 JAT ST
j BOU~DEk, CD 80302
1 TWMSHIP 1M RIWGE 714 SECTIdi 36 ME 1/~ Su 1/4
NISTORIC NAM~: U.S.G.S. OIJAD NAME: 8oulder, Colo.
YE/1R: 1966 (PR1979) X 7.5' 15~
BLOCK: 2 LOT(S): ~.
DISTRlCT NAhIE: AUDITiOM: Yenront TR. OF ADDITIOM: 1902
F[LM ROLL MO.: 94-13 MEGATIVE MO.: LOGITION ~i MEWTIVES: DATE OF CONSTRUCTIOM:
BY: R. uhitecre 3A Boulder City Plnp. ESTIMATE: ACTWL: 1V12
SWRCE:
Boulder Canry Asseaaor
~ t ~~
USE:
PRESENT:
'- ~; , Residentiel
• - ~'~ HISTORIC:
:..,a ~ ~ ~;-
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~ '~""'~~ t f
~ RCeidcililel
_ - = - -^ __---~ ------•. CAND I 7 I ON :
_'i -.__-"' lf EXCELLEMT GOOD
' `=`=
. _ FA1R DETERIORATING
:
'
_~~
~:~rn EXTENT OF ALTERATIONS:
`~ = " '
~~ ~~~~.
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I~
!Q X M1NOR MOOERATE MAJOR
DESCR 1 BE:
,~~;
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'' ----• -_~ - '~ CONTINUED YES X MO
STTLE: VerneculOr Hvva r~~.. C
.
ORIGIMAL SITE X MOVED
DATE(S) Oi MOVE:
MATERIALS: 4ood, 5tone SG. FOOTAGE: MATIONAL REG(STER ELIGIBILITI'
994
YES If NO
INDIVIDUAL
:
ARCNITECTURAL DESCRIPTIOM:
One-story freme ~+ellinp with front pebled roof ~ ith overhenpinp esve=, exposed GONTRiBUTING 70 DISTRICT:
trianyul~r brecec. Yallc cl~d with drop
rafters ciding; ~tone fandetion. TES NO
,
Porch inset v~der esves et southirett corner; post sa~port. Paneled end plazed ~p~~ uMOMARK DESIGNATIOM: No
door. Do~le-h~ny 1/1 lipht ~indowc with rood currandc. Shed roofed
projectinp roao ~ith multiple ~ir~s on south. ~E°
DATE: -
ASSOCIATEO BUILDINCS? X TES NO
TYPE:
Gerape and Shed
1F IINEMTORIED, LIST ID NOS.:
COMT[MUED? YES % NO
ADDIT10NAl PAGES: YE5 X NO
ARCHITEGT: STATE 1D MO.: 58Li720
tk~lcra~
ORIGIMAL WNER:
Unknan
- i ~ SOURCE:
I I SOURCE
:
BLI1 LDER/COMTRACTdt :
~ ~ Lkdcrarn
~ ~
TNEME(S):
~ ~ ~ ~ ~ SOIJRCE: Urban Residmtial Nei9hborhood
I
,
i
;
~
' s,
, i ; i i
1858-precmt
COMSIRUCTION NISTORT (DESCRIPTIOM, NAMES, DATES, ETC., RELATING TO MAJDR ALTERATIOMS TO OR[GIIIAI STRUCTURE):
CplTINUED `'iS x NO
HISTORICAL BACKGROUND (DISCUSS 1~~ORTANT PERSOMS Al1D EVEMTS ASSOCIATED YITH TH15 STRUCTURE):
This eddress is not listed in tn~ i913 city directory.
CONTINUED YES x l10
SiGNIFI GNCE (CHECK APPROPRIATE GTEGORIES AND BRIEFLY JUSTIF'f 8ELQ1):
ARCHITECTURIIL SIGMIFICAMCE: MISTORIGL SIGNIFICAMCE:
REPRESENTS TNE YORK OF A NASTER ASSOCIATED WITH SIGMIFICANT PER50MS
POSSESSES H1GH ARTISTIC VALUES ASSOCIATED YITH SIpIIFICAMT EVEMTS OR I~ATTERNS
X REPRESENTS A TTPE, PERIOD, OR METHOD OF CDNSTRUCTION CONTRIBUiES TO AH HISTORIC DISTRICT
TFEa EVALUATIOM: - --- -
STATEMENT OF SIGMIFICJWCE:
Thic houBe ic representstive of the vernawlsr trsne d+ellingc erected in Boulder c~rinp the eerly twentieth cmtury, ~e
reflected in the pebled roof with overhanpinp eeves, exposed refters, and decorative braces; the drop sidinQ; end the Lsck
of architecturel features which would distinpuich a perticvler style.
CONTINUEO YES X NO
REFERENCES (BE SPECIFIC): ~
Boulder Canty Assessor, reel estate informetion; Boulder Deily Caners biographical files; Bouldsr Carnegie Library,
Boulder Canty Asr~rc4or collection; Boulder City Directoriea; Boulder Geneatopic~l Soclatr, Censua Indexa4, 19D0 end 1910
~ _.
CONTINUED TES X NO
SURVETED BY: R.L. Sinnonc/J.E. Broeker AFFILIATION• Front Range Recearch Accociatec, lnc. OATE: AuWct 195~4
~~
Apprai~eci 19
BOULDER COUNTY REAL ESTATE APPRAISAL
~~VNER _T__.__
~
HOUSE No. ___ -_ STREET
LOTS
~'~ar Con~trnrtf~d
Est. Life in Yr~ars
--- - ----.
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ESTIMATE OF VALUATI(lN ;
I;LDG. PART A Rf,DG. YART B f,ARAGP. I
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:~ara~e--------------- --- --------- --------------- ---------- I,
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PRESF.N; VALUE--I$------------$---- --------'~
!)F;SCRIPTION
ass of Bldg.- ----------------
>nstruction __ _ _____---------_
iar. of Const. -________________-
Rterior- ---- ----------------
terior Finish _____________-----
;oora --------~'------------------
:ories-------- ------------------
ire Resieting- ------------------
iunrlatinn---- . ---- - - --
F;LOCIi AI)f)['['iON
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Roof -----
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FlumDinK ----- ------------------
i.i~ht----- -- ----------- -----
Priv. Garnae__ ________
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State of Keps f ------------------
Local Im~,q. _ I --- - ----
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CITY OF BOULDER BUILDING t'ARTMENT
APPLICATION FOR BUILDING -'~RMIT AND t RTIFICA'i E OF OCCUPANC'!
ro uui~~~, ni ttR, ~~:~c;~.n~, n~~~~ i~i u~: wr~C~~. ~nniru, c~:: ~t~ uCtu~~E
fAPPLICANT FILL IN THIS SECTIC , ONLYI
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- Width d T~ • nris oF Fouhnp I I
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and s'c• ~ a~ fhr otr~~c ~S Corrrcl ^nd oflrcc to c~.in~ily wilh
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PLANNIf•~c_~ ANL ? ZONING INfOR,ti~ATION
Tvpc r1 Occuc,ancy -
lutol FI~xK Are_ - - - .
No. oi `~~~,nes - - - lotal licipln
Areo ol Lot
Fronluqr _. . ____ _____ .' _ __
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IPISPECTION RECORD
(For Deportmental U~t O~ly)
InspeCtion ~ Approvol ~ Cornments ~ Dote 8 Siynolure
Setbock ----- l -- _ _....I - _ - - I _
Footing ---~ _ I _ __ I
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- --- - - - ---- -- -- - ----..- ._`
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v - -- - - --- - --------- I- ------
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ATTACHMENT D SANBORN MAPS AND PLAT MAP
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Sanborn Map 1906
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Vermont Addition Plat Map 19U2
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VERt~fONT ADDITION ~~
TO THE ~
CITY OF' BOUL~E~ - "
SGAIE 2" alOOf/. ~ ~ ~ z~ 3~ ~' S~ ~
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ATTACH~~'IENT E: DIRECTORY A~D DEED RESEARCH
OWNERS OF 1210/1310 JAY STREET:
Bold Indicates long-term ownership
Prior to 1899 Hanna C. Barker
1899 to 1903 MJ Hapgood
1903 to 1904 Henry Sahm
1905 to 1906 Lynn E. McGraw
1906 to 1908 Eli Jones
1908 to 1910 Clayton F. Wood and Luman B. Swaggart
1910 to 1910 Arden G. Rice
1910 to 1911 Jessie P. Overfelt
191 I to 1912 Hannah H. Hall
1912 to 1914 IE and Minnie Hartman
1914 to 1914 Harold D. Webster
1914 to 19'? Early E. Moore
? to 1915 Clayton F. Wood. Luman B. 5waggart. LB Overfelt, Early E. Moore. TJ Woodward,
Boulder County Sheriff
1915 to 1916 Nathan Thampson
1916 to 1918 Mary D. and Helen Thompson
1918 to 1919 Martha B. Burt
1919 to 1920 Anderson Burt
1920 ro 1922 Ernest Hawks (estate)
19?? to 1922 Gertrude Hawks
1922 to 1924 Nellie Beck
1924 to 1937 Lenora and James W. Kennedy
1937 to 1999 Charles and Margaret Preusch
1999 to present Michael L. Kaplan
NOTE: ln 1915 it appears as if ownership of the property came into dispute. In 1916, the Boulder
County Sheriff resolved the situation and issued a certificate of purchase to Nathan Thompson.
NOTE: Address changed from 1310 Jay Street to 1210 Jay Street in 1962.
RESIDENTS OF 1210/1310 .IAY STREET:
Bold Indicates long-term residency
191 I Walker Richardson
1913 Vacant
1916 Willard Phillips
1918 JA Searl
1921 Mrs. Gertrude Hawks
1923 VM Johnson
1926 to 1936 Jas. And Lenora Kennedy
1938 to 1999 Charles L. and Margaret Preusch
1998 to 1999 Mark Herzog
1999 to present Michael L. Kaplan
NOTE: Carnegie Library's collection of city directories is intermittent beginning in 1869, and annual
beginning in 1958. "No Return" or "No phone" does not necessarily mean the building was
vacant.
ATT.aCH~1ENT F: CL'RREtiT NHOTOGRAPHS
Nortltwest elevation of 1210 Jay St.
~~
Front elevation of 1210 Jay Street
Rear elevatio~: of 1210 Jav Street
Northeast elevation of 1210 Jay St.
Context Photos
Northeast conier of Ja~~ and Hapgood Streets
~;~a=~' - -
.~- . . _ _
Lookiii~ east o~~ Hapgood Street
- r ~,~r~ ~a
.,s.; - i-~ ~;;~; ~~„ _=~ ~ .
, ~~-~- ~. ~.~.w'~`~=
Nnrthwest corner of Ja~~ and Hapgood Streets Southtive.rt corjier of Jay and Hapgood Streets
~~
Soutlieast corner of Jav a~td Hapgood Streets
~t~arhment ts
Landmark Preservation Advisor-y~ Board
Adopted 9/17i75
- y~, ~ ~, ~,
i-f.~ , c ~ ~
Secretar}• !o the Board
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September o, 1974, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. ?he 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 follo~•ing Significance Criteria
have been adopted by the Board to help evaluate each potential desi~:. _>n in a consistent and
equitable manner.
Historical Si~nificance
The piace (building, site, area) should sho~a character, interest or valae as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
= a historic, or prehistoric event that had an effect upon society; or exemplify te cultural, politica:,,
• economic, or social heritage of the community.
Date of Construction: This area of consideration places particular imporiance on
the age of the structure.
Association with Historical Persons or Events: This association could be nation~il,
state, or local.
Distinction in the Develovment 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 (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, ete), State Historical Society, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
1 04.OSsignif-in~liv
Page 1 oi 3
Architectural Si~nificance
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.
Reco~nized Period/Stvle: It should exemplify specific elements of an architectural
periodistyle, ie: Victorian, Revival styles, such as described by Historic American
Building Scuvev Criteria, Gingerbread Aee (Maass), 76 Boulder Homes (Barkar),
The Historv of Architectural Stvle (Marcus/Vl'iffin), 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-~~ide, or
locally.
Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior craftsmanship.
Example of the Llncommon: Elements of architectural design, details, or ~:; ~'=.
craftsmanship that are representative of a significant innovation. .`~=-:~~#
IndiQenous Oualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental Si~nificance
The place should enhance the variety, interest, and sense of identity of the community by
the protection of the unique natural and man-made environment.
Site Characteristics: tt should be of high qL~:ity in terms of planned or natural
vegetation.
Compatibility with Site; Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. Geo~raphic 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
community.
4. Environmental Appropriateness: The surroundings are complementary andior it is
situated in a manner ^~~~ticularly suited to its function.
5. Area Integritv: Place ch provide historical, arch:.. _.ural, or environmental
importance and contin... : of an existing candition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
S:~PLAN~data~Comdev`,HISTIGEN,DesignationlAbout Landmarkslsignif crit-indiv.wpd
04.OSsignif-indiv
Page 3 of 3
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Demolition
Permit
Request
Initial Discussions with Historical Preservation
Department, City of Boulder
Request for demolition permit for structures over 50
years old at 1210 Jay Street
June 9, 2005
Michael L. Kaplan, Property Owner
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Page 1 of 17
Demolition
Permit
This information package on 1210 Jay street is intended to provide Request
preliminary information that addresses the demolition permit request and
the City of Boulder historical preservation guidelines. 1
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TITLE 10 STRUCTURES ~~
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Chapter 13 Historic Preservation1 0~
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1Adopted by Ordinance No. 4721. Derived ~~
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from Ordinance No. 4000 ~
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(g) Landmarks Board Public Hearinqs on Permits: The landmarks board shall hold a public hearing on the ~
permit application within sixty days after the city manager accepts a completed application, pursuant to the °
procedures prescribed by C1~~~4~r:-~, '_., "Quasi-Judicial Hearings," B.R.C. 1981. If the landmarks board fails to ,°
hold a public hearing within sixty days after the city manager accepts a completed permit application, the city
manager shall issue the permit if all other requirements of the permit process have been met. The landmarks
board shall consider and base its decision based upon any of the following criteria: ~
(1) The eligibility of the building for designation as an individual landmark consistent with the purposes and
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standards in ~._~~ ~ ~~ ~ c i ? `_~ ~ ,
Legislative Intent,
and
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City Council May Designate Landmarks and ~ 3 ~ ~
Historic Districts," B.R.C. 1981; d~- o
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(2) The relationship of the building to the character of the neighborhood as an established and definable area; ~ A W 3
(3) The reasonable condition of the building; and ~~~~
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(4) The reasonable projected cost of restoration or repair. ~
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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.
Page 2 of 17
1210 Jay Street Property location within Boulder City Limits
Vermont Sub-division
Demolition
Permit
Request
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North-East corner of Jay and Hapgood streets
Demolition
Permit
Request
Vermont subdivisio
(from microfiche re~
1210 Jay StrE
North-East corner o
Hapgood stre
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Demolition
Permit
Request
1210 Jay Street property location from Planning office "e-maps" GIS
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Primary Structure - House
Auxiliary Structure - Garage
Page 5 of 17
Demolition
Permit
Request
Addressing: (1) The eligibility of the building for designation as an individual
landmark consistent with the purposes and standards in S~ctio~~s i;~- i ~-1,
"Legislative Intent," and 1; ~-13-3, "City Council May Designate Landmarks and
Historic Districts," B.R.C. 1981;
Historical Timeline for 1210 Jay Street
- House is older than 50 years of age, automatic historic review
- No significant events, persons, facts known to current owner
- House infrastructure has not been updated since 1950's remodel
- Significant deterioration of property since passing of Mr. Preusch
- Auxiliary structure (garage) is non-functional and potential hazard
1899 1912
Vermont 1210 Jay
Subdivision Street
Property date
of record
Late 1920's to 1930's
Property owned by
Preusch Family
1948 - 1952
Significant
remodel/addition
"Modern conveniences "
Water/sewar
Gas heat
Knob & tube wiring
1 Bathroom
Addition (Kitchen,
Bathroom & Den)
2 fireplaces
decommissioned
Mid 1970 to 1980' Mid 1990's 2005
Mr. Preusch passed Rental Unit Demo
away. Home occupied Family out of Permit
by Margeret Preusch house
(wife)
1999
Purchased by Kaplan
from Preusch daughter
Elaine Johnson
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Page 6 of 17
Demolition
Permit
Request
Addressing: (2) The relationship of the building to the character of
the neighborhood as an established and definable area
~ Local neighborhood is combination of:
- Mixed use: Single family homes; townhomes, condominiums, multi-unit
apartments, owner occupied with auxiliary living units.
- Varied structural conditions: from well maintained (new) to significant
deterioration (slum-lord rentals).
- Varied dates of infrastructure: early 1900's to recent renovations and total
new constructions in 2004
- Varied architectural design and character: "Miner Shacks", Craftsman-type,
Contemporary, Track-like rental housing, Modern multi-unit Townhomes
~ Recent (last couple of years) building permits have allowed:
-"remodel/renovation" Total rebuild at 513 Hapgood
- Complete demolition and new construction at 535 Pleasant
- Addition/Remodel at 1218 Jay St.
~ There are no contiguous, similar character properties along Hapgood and Jay
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Page 7 of 17
Demolition
Permit
Request
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Page 8 of 17
From city planning office maps on Historical designations in the vicinity
Nothing in the Jay/Hapgood area is listed as "historical designation"
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North-East corner of Jay and Hapgood streets
Demolition
Perm it
Request
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Page 9 of 17
From city planning office maps on Historical designations in the vicinity
Nothing in the Jay/Hapgood area is listed as "historical designation"
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i 1210 Jay Street.
North-East corner of Jay and Hapgood streets
Demolition
Permit
Request
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Page 10 of 17
Demolition
Permit
Addressing: (3) The reasonable condition of the building. Request
• Inspections of the Primary and Auxiliary structures indicate each "sub-system" needs total replacement
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• Foundation - rubble/stone foundation on 80% of perimeter, sitting directly on soil with no sub-structure/pads. ~
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House is continually moving (falling down gravity direction) as indicated by internal house level, skewed door jams, ~~
cracked walls. Out of level by ~ 6 to 8 inches SW to NE corner. In 1999 when I purchased property, I plastered ~D ~
walls and ceilings which held up ~OK until addition/excavation occurred in 2004 at 1218 Jay (north side of property). o~
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• Electrical - knob and tube wiring, with 3 x15 amp screw fuses, no internal ground plane, 110 50amp service via c°-o y
overhead lines. Rat-nest of wiring (aluminum, copper, cloth sheathed, speaker wire). From 1950's upgrade to ~
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house. I can't make coffee and toast at the same time for fear of electrical fires in the wiring. o ~p
• Plumbing - Y2 inch copper tubing routed to single bathroom, kitchen and hot water heater. Comprised of whatever ~ ~
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was available at the time. Leaks at cast iron sewar pipe connection to system o
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• Roof - structure sagging significantly in several locations, shingling is > 30 years of age and is beyond life. I do "'
not walk on roof or attack surface for fear of crashing through
• Heating system- coal converted to gas, gravity fed furnace. Asbestos wrapped "Octopus" feeds in/out take vents to a
the defined rooms. House is not sealed well, furnace is operable, but gas line/meter system is in old condition and 3 ~
is not of high safety. ~ o ~~
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• Exterior siding/finish - mixed wood condition from: total UV destroyed to potentially re-finishable with significant 0
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• Windows throughout home are single pane glass, with varied capability of opening and sealing. ~ w~ ~
• Interior walls - lath and plaster walls, covered with multiple layers of wallpaper, and plastered over are extremely ~ ~ N ~
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irregular in condition. Wall's buldge/sag ~
• Interior finish - wood floors throughout have been sanded/re-finished multiple times and have thinned beyond use.
Lower level sub-floor structure is supported by log-poles within cellar area. Paqe ~~ ot ~~
Demolition
Permit
Request
"ILC" graphic used during 1999 purchase of property shows location of
structures relative to property lines
L~qtl l~sar~ptionr yoC ~, aleelc 1, A~tvr~nw •ovsa~~ Th~ plat sscorQeG iTf Dcok 3 a=
v8~}IOf+r s~DDiR'I'oN. PsQ • 19{ wnd County Map NuwW¢i
Co.s~ty ot ~pry id~Y, ieate o! Oolorndo. ]4/~7i1.
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aa• the u~per a~e hen4 a~arqtn le~c th~ titl~ ineuror and c~iwanitnrns nweb~
Primary Structure - House sits within
25 front face setback @ 15 ft line
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Auxiliary Structure - Garage is on
property line and extends into alley right
of way
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Page 12 of 17
Demolition
Permit
Request
Primary Structure - House
Front of house
Side of house along Hapgood Street
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Face Rear of house
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Page 13 of 17
Demolition
Permit
Addressing: (3) The reasonable condition of the building. Request
• Inspections of the Primary and Auxiliary structures indicate each "sub-system" needs total replacement
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For the Auxiliary (Garage) Structure: This structure appears to be older than the 1950 remodel on the house N
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• Foundation - the perimeter foundation is rubble/stone mixed with concrete. The floor foundation is a poured ~~
concrete. The conditions of both are extremely deteriorated to the point where the concrete crumbles to dust with ~~
limited force applied. Does not appear to have re-bar or aggregate. Vertical concrete walls showing lime secretion ~D ~
buildup where moisture is passing through. Western most vertical wall is in complete deteriorated state and is oo ~
prop'd up. Dirt from external below grade is seeping into building. ~~
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• Roof - The structure is completely rotted throughout. Significant patch work. >24 inch stud spacing, and o
supported with prop'd up beams on 10 foot centers. The roof leaks like a sieve throughout the footprint. Surface o
shingling is rotted and comes off during strong wind storms, flying into neighbors property. "'
• Heating system- There is an old gas furnace and chimney in the structure, with a gas line appearing to come from
the main house distribution. It appears this is disconnected somewhere along the line. o
• Exterior siding/finish - in complete rotted condition. Not sealed to external elements. No insulation on walls. ~
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coming through. Grading from Hapgood street and alley causes water to drain into building structure. "' ~
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• Garage doors - non-functional, rotted wood. Nailed shut so as not to fall down.
Page 14 of 17
Demolition
Permit
Request
Auxiliary Structure - Garage
S. Side of garage along Hapgood Street
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Page 15 of 17
E. Side of garage along alley
W. Side of garage
Demolition
Permit
Request
Addressing: (4) The reasonable projected cost of restoration or repair.
• I have had building inspectors, architects and building contractors evaluate the 2 structures on the property
over the past 6 years of ownership.
• I have performed casmetic work (plaster, painting, minor repairs) to the house to make it livable while I figure
out what I wanted to do with the property.
• The garage has not had any work done to it
• My basic conclusions are:
-The garage is not able to be rehabilitated and needs to be completely replaced as an auxiliary
structure, bringing it into conformance with current building codes and setback rules (fix alley right of
way, and move off property line).
- Every system in the main house needs complete replacement. To enable second story living space,
peeling the house back to the stick-frame level would be required at a minimum to re-square the
building and to comply with current building codes as well as complete mitigation of the rubble
foundation, which would entail lifting/moving the structure off the current foundation. Adding a
basement vs the current low ceiling height cellar would also require lifting/moving the entire house.
- Essentially the 90+ year house and garage structures have lived a useful life and there is no residual
rehabilitative value.
- Certain/limited materials can be harvested from the house by a deconstruction process with the
remainder beyond its useful life.
- There is no historical value of the house, The architectural design of the Jay street front face or
building in general has no significance that would impact the neighborhood (random} character if
removed.
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Page 16 of 17
Demolition
Permit
Request
Summary
~ Thanks for your preliminary/initial review of my demolition permit request
~ Please contact me (Mike) if you need additional information on the property, or if
you would like to inspect the buildings at your convenience.
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Page 17 of 17
Landmarks Review Board and
Historical Preservation Department, City of Boulder
Request for demolition permit for structures over 50
years old at 1210 Jay Street
September 6, 2006
Michael L. Kaplan, Property Owner
2nd Supplemental information package
Page 1 of 37
Table of Contents
• General 1210 Jay property site plans and info p. 3- 5
• 1949 records of development of 1210 Jay property p. 6- 13
• Additional information on structure foundation Including
letter from structural engineer p. 14 - 19
• Additional information on electrical system p. 20
• Information showing use of Resource 2000 for deconstruction
and material harvesting from demolition process p. 21 - 22
• Demolition permit history (2405 approval and 2006 re-submit) p. 23 - 25
• Neighbor comments on my demo/development plans p. 26 - 28
• Email correspondence between myself and the P&DS - DRC p. 29 - 34
• Background / Personal Information p. 35 - 36
• Summary p. 37
Page 2 of 37
• The House (980 sqft interior) is fragmented into multiple small rooms:
- making it difficult to enjoy the overall space, in addition to modern living constraints, let
alone personal needs for my family & friends.
• The mitigation of the portion of those structure(s) that are non-conforming relative to
current setback standards and alley right-of-way are covered in: BRC 1981 Ch 9-3.5
- I can repair it in place but need to keep existing foundations & maintain non-conforming
- Or, remove these features from proposed development plans, bring all into conformance
• Gravity Vector
'~ • 2 ft contours
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Page 3 of 37
• Solar Constraint is severe on this 50 ft
General Notes (N-S) wide lot and contour drop as you
move from SW to NE corners
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1. SalGed~ lar Sf Resldenc.e: In adar to meintan tlia mdstvg rprFStaidad
eemer~cs a u~e realtler~ce, me mAeria we~ arie e~de0np ~au~lion m,s~ be
relanad. 7Te mderiw wel almll retan etuda. hner sheaihinp a eq. wap end
I~d. xell finish OR Ihe eia. well ehal relen etuda ertl Nly hairetl antl
~eatMd rod ror tl~at ponion ot Vie WitlMp wiUun the req~ed se~~ed~.
2 SelbecJ~ lor !utt 8uY6rg~. Tha Aiu. &il6oB meY have a 0' eelGetk abnp
I~erat popeily II'ie H ~he nalgAbp prwkles e 3' rtiaeReretr.s eaeemeit end
me consmidion a v~e Mam wel~ is ~ rr. me ratea ~wm no openings.
Od~rvnse. tlie s&hetlc aheN ba 3'. Tha reer selb~c may be 0'. MovitlaG
tl~ae ~e 24' min. baclv~g raam ta e ~d~ick.
a n~ee w~re a way omeaca met v~ ~ n erey.
4. Mez. B~dldii0 hiddM ~ 35' hOm MB IOr68t pOM 2~i' 8~ hOm Ihe mdn
hwee. Hw~enr. die wler aocess 9iide '~ilBwem WIWI^9 help~6
5. lad Uee Permfa r+akehoP wltli CYaI e~d eink hLL m ehov/er, Y~ P~x
~~~~~~~~~
a me Id m 7000s1 ena aise Is m IY„n w vaas+ms a caae0e. ao lap ea
tlie G~q 6eb xMN~ tl~e ieqWied aelhedm.
7. Ape d WltlYqa meY re4We tlrl LxdmeM1a dePeMeitl be Y~~aMtl.
- go lateral and clobber the open/green
space on the property = BAD!
- or, go vertical, but constrained to S
side of property => small upstairs
, \
N
~ To get a<2000 sqft, 2+ bed / 2 bath
house can either:
~
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4
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Building Envelope Analysis
sc,v..E: ~s. _, -0„
Page 4 of 37
Coveraqe Analysis The Proposed Development Is Conscientious
• 50x140 = 7000 sqft lot of the Neighborhood and Environment
• Proposed Development
561 sqft 210 sqft
~ Same Scale/Mass & 1360 sqft Carport
Garage/Shop
Placement as Existing
. . ~ 9
lmprovements ~•-•---•- -•- •-•-•-•-•---•---•-- ,~•-•-•-~- -•- •--- w.
~
r Eliminates Non -~ -- - -- ,,. ---"'-~-~_------ T--~- , K,, 0:.
,SO.
Conforming `~°~~" ~°"' SP'"A"`
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Unhn~fhaD ~ .5- U"
= 1921 sqft ~ ~, n' ..~. ~ , R..,~.,~~. •
I ~ ~ I ~r Pnn:ipr B~eW~~q I
• ~°_a~. ____ ___~____~_____________J . .
(= 2131 sqft w/ ~ ~
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Existing Cov
= 1988 sqft
\ r
= Non-Conforming
Setback
1106 sqft
s468
882 sqft '
2 Car Garage & Shop
Page 5 of 37
• At least 1 major renovation
occurred that is known
• Based on City building
permit records
• Other written-dated
evidence in house
• Coal delivery list
• Gas pipe inspection
• But interior house details
indicate there may ha~e been
earlier additions to the original
structure (non-conclusive)
- all previous original has
been fully integrated /
upgraded
• Major upgrades occurred to the
original structure during the 1945
-1950 addition/reno~ation
• Heating
• Knob/Tube wiring
• Plumbing
• Sewer/Water hookup
• Initial 1912 structure of record
Decommissioned
chimney stack
• WIr1dOWS heating system flu/vent
• Sldltlg Non-wood burning
Not open to interior spaces
• Roofing
• Flooring The current structure is not an Intact example of
• Addition from 1945-
1950 time period
late 19th / early 20th century Boulder vernacular
architecture Page 6 of 37
• Building permit from 1949 shows significant change / upgrade to
1210 Jay property and structures proving it is not an "Intact
Vernacular Structure" from 1900
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•i~:.•.~ ~. .~~ , :•r•j i~i ~:I~r: cntt~l~h:~qt•~~ ~rlllt :~II )~1vs1~i~~li: uf illr %n1u-:~: lll•~tili::t.rt•,
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• Obtained from Boulder Planning office, microfiche ~~~.j~~~,-;
records in 1999 when I put a contract on house, prior ~~,~y~ ~"• -
to closing
• Nothing indicated at that time that this house would
be considered hi storic or unique Boulder architecture
of 37
E . - .
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• Obtained from Boulder Planning office, ,~:;~~-;;~', :
microfiche records in 1999 when I put a ;`~°~~'`'~-~`~'-
'r
contract on house, prior to closing `~,~r,~;r.~; .-.;
•, fn.:;itz.i~'.', -
• These pages are degraded from the FAX,
copying and scanning, but 1949 shows up
W@~~~
- The P&DS DRC has been made
aware that these records exist
• Total redevelopment
~•p~~ .~.~.~.._~.t,- :i L".--~-~'"R
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Page 9 of 37
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• Obtained from Boulder Planning office, microfiche
records in 1999 when I put a contract on house, prior
to closing
• Total redevelopment
~~ i 0
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Page 10 of 37
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records in 1999 when I put a contract on house, prior
to closing
~ ~ I;'
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• Total redevelopment
Page 11 of 37
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P~ R M I T ~ tr~ ('~v»trnct :-n~i C{sniicc~ Prnin t~•ith c^,it~~ SeH•er.
~ t~ ):a~rnd !hi ~1't~trr Ser~•iNe.
..,, ~ I~~a1d~r, Colorudo. . _..
..... . . ..... ... .. ........... .. ...: .
;'~ rr,+i. ~~. •f~ i~ h~•r~•l~~' i»r,c~d I~~ . . ` 8 ~lC~AEi~ f11 bE
,
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, ., . . ,r.;. :;_ .~r,
.. .. .. ......... p m r,
.. . ... . . o~~•ne~ or oM-ncrs of
,_..... ,~. Addition, G?h~ oi Boulder,
. Str~~et, bci»•~~cn.._.
. ... ...... . ... ... ............... ............ and
~.rr~•t~ , prrn~i~:i~n A. R or C. am~ectt+ci to
~ ~. ~~r I,iue. 11eui~e 1~'0. ~ ,• r•
. . . . .~. - -- ---= : _..-~-----I_~ .. _ .. ..... ...: f1;. ......... .
f•~~: ,-, _,~. :~ i.+~.tc~dtheVV•tc. ctrv;<e tV C•MPtrniuion to extc~d Ihe 11V~ter Ser-
, ~. ~: r I•£~:.~•..,.a r.n,• ~.r.,~c~ ~~ bc tnuellcd ~ vir.e to ihe i_ Ilowio9 new FrNrq to be
~ d~d' :: ~,. r.~t:trd:.• ~la~c~aio drai~ nnw • imullcd ~'+d to be conneCttd to o1d dqM
r•~ ~.~~:.,I~r, . w eeupoof prerioudr wnnruded.
'• \~/~cc~ CI:•s~:s ' .. .... W~tcr Cbsca
`~,:t . . . . ... ....... ... . .. . Sinls
• LeYe'ary ~ .. . . _ L~w1orY
. . 7if1~i i ........ ... ..
. . . .. . .... ....Beth:
.• _ , :
~ ~~r:4 .~~r: . _ ...... .. ... Gsaae ir.pti
... .. .~~~:-~r::::r::~ ::r,i ~~i~:ml~i:~;~ t~- rnnf~~-•m ~n ~_~-er~• i•c~s~xMt ~~-ith ~hc Cit-~ Ord9nances
• Obtained from Boulder Planning office, microfiche records in 1999
when I put a contract on house, prior to closing
• Total redevelopment
~
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Page 12 of 37
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CGN111AC1011 _ CLI1STOt WOpK
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p}~~u III OIMr ihM'7JC1Af~~. dNM EOn1/~/N tM ~~h~M:
li«~oc No. Td No. J.?L _~ .. _ w~u ~ne cn. a•.o.~a ~e. a,x:wi
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I ayrcc fa pedo~m ~hu erorM in OomD~it ~p co~ad Ah Fum~or..__.. _.
w~th i Ae Gxir~ nl ~h~ Gty o1 Bouldn 01h.~ __ __, __ _.
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Page 13 of 37
• Failed Rubble Stone foundation remains as main support for the original house perimeter
•"Modern" concrete (circa 1945-1950) supports the addition from the most recent major renovation
• Concrete is failing/effervescent in majority/multiple spots
Page 14 of 37
G EBAU ~n~
ConsulUny Structural Enqineers
August 2~, 2046
Mich~ei Kaplan
1210 Jay Street
Bouldcr, C:U BU3U2
RE: 1210 Jay Street (Yroject # U6153)
Structural Review
At yvur request, a representative of our office accompanied by yourself, visited the subject structure in
August 2d, 2006. The purpose for ihis obscrvatiQn was to review the perfortnance of ihe cxisting
structurc, and determine if it is salvageaMle.
'1'he original 1412 ranch house appears to be convezitioiially stick Eramed roaf and walls 6earing on a
rubble fou~idation. A 194U's addition to the rear (East), and porch tn the South appear to have been
added, along with zxca~~ating out the crawl space for basement and eoal storage. Board framed conerete
tiv;~lls were addc;d in side of the rubble walls by ?'-0 +~-.
V isual obsenation of the structurc revealed the following items!issues.
l) Tlie SoulLwesl purliun vf lhc sitc slopes towards the structure creating water/drainagr. i~5urs.
2) The South patio slab has moved away from the structure 1" +/-.
3) The interior floor is signiticantly out of level -6" +!_ and varies in each room.
4) Doors and windows diroughout tl~e structure a~ not working or are gappeJ si~ificantly due
to foundation movements.
5) Interior latlie a~id plaster wulls rur crack~;d at most doorways and exterior walls.
6) The soils in this area may be expansive, causing fouudation mo~•ements.
7) The t~ouse is alsu founded on a potential geolo~ical hazard area. A full geotcchnical report
will be required to determine these ramificatians.
In general, it appears that many portions ~f this structure am moving around and will continue to dc, sa
Futurc reasonablc pertbrmance ofthis structure seems fairly dismal without si~niGcxnl rcmediation.
'I'hcrcfore, based on these observations, it is our apinion that a~iew fuuuJatiun Systcm foundcd on
suitahle materials would be re.quired u~ a minimum to achieve reasonable perli~rmance.
Please contact our office if you have udditional qucstions or c~ncerns.
Sincerely,
GL•.B.AU, I~IC.
Pau! G ll her. P.E.
PG; rg
~
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y
B'~ul~ler Coloradc 8J~U1 • (303! ~44-6545 • fax i3~J=) 44-.i140
• When I purchased property in 1999, I began process of remediation. Starting with cleaning up interior spaces to make
house livable while I contemplated future efforts. Over 1.5 year period - 10 layers of wall (& ceiling) paper removed,
cracks/buldges repaired, new plaster (wall/ceilings) applied, and painting. Broken glass replaced. Essentially cosmetic
upgrades, no infrastructure repair at all.
• Results held up perfectly until 2005 (neighbor did significant addition/foundation work along north property line adjacent to
my house structure in 2004, completed in Nov/Dec that year)
• During spring thaw of
2005 (Mar-Apr), multiple
(see representative
example photo's) cracks in
new plaster/paint appeared
all within a 1 month time
period indicating foundation
movement. Several interior
doors wracked and now do
not close in contrast to
previously working fine.
• This was the final straw
that led to my 2005
demolition permit request
which was approved!
• The house is "falling down
the hill". The entire
foundation needs
replacement to deal with
moving soils. The house
needs to be peeled back to
sticks ~ minimum to "re-
square" the walls, roof &
floor, and to shore up
previous framing. So
nothing left = demo!
Page 16 of 37
Ad~
Page 17 of 37
Additional structure shifting evidence
Front Door is out of alignment by ~ 3/4 of an inch
The overall structure from SW to NE corners is
out of level by ~ 6- 8 inches
Page 18 of 37
~~' !
Additional structure shifting
evidence
1950's Concrete slab in sun-r~
shows that house is falling do~
the hill - gravity is taking it.
Page 19 of 37
Electrical System
~~. ~, ,.~:
~ -.,
4
~
-110, 50 amp service from overhead line to
house shows 1949 circuit panel
- Interior house wiring is mixed - knob/tube,
random aluminum, copper, cloth jacket
wiring.
- I have blown out multiple outlets (without
tripping fuses) indicating wiring failures,
when I plugged in and tried to use modern
conveniences: I can't make coffee and
toast at the same time; there is no
washer/dryer in this house
- This house subsystem needs complete
replacement throughout, as well as
interface to utility services.
Page 20 of 37
._ -
FrOmt `~ Mi[hael Ka lan . m _ ~_ . __ Fran: .'1 Adam StenFtena9el Ladam~resourceyard.a4]
P [ qcaplan@1eartMink.net] Sent: Sat 2/11/2006 9;04 pM 70: Michael Kaplan
To; 'Adem Stenftenaqel' ~~;
Cc;
Adam, accually this is a good time. I have moved out and the +.
hou~e is empty. I am in the Pinal 9tage of getting
drawings/permits together. 50 if you still have your quote-
notea pleaae foru~ard me your estimate.
Thanks in ad~ance, Mike K. 720-938-8552 '
-----Original Message----- I
I
From: Adam StenPtenagel [ir~~ilrn;:~r(:_tIpl_~CC_r~~.ir~-•e•,•arcl.c~r~t] i~
Sent: Thur~day, February 09, 2006 2:13 PH I
To: mlkaplan@earthlink.net !
Subject: deconstruction '
~
Hi Mike, I em terribly sorry that I haven't contacted you I
regarding the deconstruction ot your home. I un~ortunately i
hnd loat r.he information Por your house before the holiday~
and ~ince then, th~ project has slipped my mind. '
I have since corne across my e~timnte sheet. ,
Pleeae let me know if you ere still interested in getting a
bid from us ar if it's too late for such a thing. Again, my
deepe~t apologies for the delay.
Regards,
Adam
---------------------------------
Adam Stenftenagel ~
LEEDCI Accredited Professional '
Material Acquiaition Hanager
ReSource
Recleimed Building Hateriala
1702 TJalnut 5t.
Boulder, CO 80302 v
Subject: Deconstruction Bid
nttacn~,~,t5; "' ReSource9id1210]ay.p~(21918)
Sent: Tue 2/ 14/2006 3:23 PM
Hi Hichael, glad you're still interested in salvaging materiel from ^'I
your house. I've put together the bid and have included it as an
attachment. Our estimatefl value af the material we would acquire from
your house is around $3100.
Retnember that if the total donation value is under $5000 in one
Liscal year, you get to ~et the value oi the materiel yourseli.
Plea~e 1ee1 lree to call me anytime with queations.
Thanks!
Adem
-- x
Adem 5tenftenagel
LEEDC] Accredited Frafea~ional
lfaterial Acqui~ition rianager
ReSource
Recla unecl Builcling Haterials
1702 LTalnut St.
Boulder, CO 80302
303-419-5427 (ce11J
adamQresourceyard.org
L1r r p: i~;`+,rtdrx, r~.ati~]UC~'~i:nYC1. pYri
Sales yard: ,
2665 63rd Street I
(Hetneen Arapnhoe and Valmont)
Boulder, CO 80301 i
303-419-5418
ReSource is a program of_ ~I
Page 21 of 37
^~
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ReSo~rce
Re~curce tircnr,rc~~.ra ~ar~ape ~ervkez
'• C_ :4ar. :t
@OU?cN, CO o]5?.
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:~lebste: ~Mw.-ez~~-c': an r0
BID PR~POSAL
D84s: .-' J-0`_
Gllont 1 Ow~nfr: N Ke Kaclan
Sr~ Aotlress: i:•0 Jay ~Veet, 6„^utler, CO
Pnone: ?:0-938-r7°S2 Emeli: m~ca~+a~,~eartrqr~ ~e1
agent r Contracbor 6are
Maliing AOtlr+es: sarre
Dwcnptlon ot pro)~ct: ~a~:3C12 PuP-6t7LGIJf31 I'13W_I!a~ tr~rn si~g~ et,~^: 'lOJ6E
Ganeral Noh~e.
• C N~er has Tts: o~:~n tc a~ materai: m~acrq c~ij :~e ~aLre ~'t~e .ar cet_cticr
• n ao•er rster: pas a~~ uttr.es tn oe .•_~ cr GfKr to s~rt or •cns, r r.:csar>
• PtRn115'~G Ct Ob'A~rt~C ty ~7Mntr C~ ~L~!',i :CrVl:~Cr
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~~BI59f81 SCOp9 Of WOfk:
RtmCV! rr-1SaG~e c~C•~ets :I'1/.5 S 1LD Mf ~lJ.!
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-aair.ar c~ear ;are Ncr~ ar!n r. si t--es.
Tsx D6duGtlcn Statue:
Ectl~raba ~otal raiu~ of s~lvaQsabN maEMala Ic (•~-~ ~llOf.00
• For e tax 6raaM~t of 2i 4~ ~Irolu~np CO 4n~, seHeral~C tax 6aak la ~~~l.Oi
• For a tax hrsak~t of 3~ 414 Iln~lue~p C4 Earl, sctlrt~dw sax 6sak Is ~i 21~.it
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maurn s acraLea ai~~~ .t~ :a~-~-~.,:uo~ ~anrs.
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Page 22 of 37
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•Site Planning
• Architecture Details
• Design & Drafting
• Structural Eng
• Loan commitments
• Contractor Pricing
• Questions to PD&S
office
• Demolition planning
and pre-prep.
Including Resource
2000
• Rental house
~...~~_ .~.._M_~._~~.~.~.eT.__ > $ 25,000
(& counting)
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Liaison to Landmark Preservation Advisory ard '
City of Boulder Planning and Development Serv~ es
X x 1739 Broadway, third floor ~ /
f ~
303-441-4293 ~U
Approval needed for buildings that are 50 yea old or
older, located in an historic district, or individua
~ City of Boulder Planning and Development Services
Utility Administrative Techniciarrs
1739 Broadway, third floor
X x City of Boulder Planning and Development Services
- Project Specialist
' 1739 Broadway, third floor
I agree to perform the work described herein, in accordance with the plans and/or specifications submitted, and with all
provisions of the Building Code, Zoning Code and Health Requlations of the citv of Boulder as enumerated in the Boulder
_ ~ y ~5
Dat
• I have spent quite a bit of hard earned money based on this 2005 signature:
>$ 25,000 (& counting). All specific to the completed development plans.
• I moved out of 1210 Jay in Jan-Feb 06 staying at a friends house, I have
rented a home (5th & Forest) as of July 2006 thinking demo & construction
could proceed immediately. Page 24 of 37
To: City of Boulder Planning Office, Demolition Permit Requests, Historic Review
From: Michael L. Kaplan
1 Z 10 Jay Street
Boulder, CO 80302
(720)938-8552
Date: August 14, 2006
RE: Demolition Permit Request for House and Garage at 1210 Jay St.;
2°d Application.
Attachments:
Hello,
#1 - June 2005 Demolition Permit Application (Sheets A, B, C)
#2 - A presentation package submitted to Historic Preservation Dept., Date June
9, 2005 as part of the June 2005 Permit request.
Last year (June 2005) i initiated a Demolition Permit Application (see Attachments #1 )
with City of Boulcter for the house and garage structures on my property at 1210 lay St.
The intention at thal time was to obtain certainty relative to my design and re-devetopment
activity I intend to initiate shortly in 2Q06. I.e., Does any or all portions of the current structures
need to be retained for any reasons, principally historic preservation regulations. In 2005, during
several con~~ersations with folks at the help desk, this rrlren~run uf certainry was discussed along
with a host of other developmental regulations concerning this siie. The answer u~as: Approval
by lhe historic planning depaRment (signature on Attachment 1).
[ have recently completed my development plans for this project w~th my Architect, Engineer,
Building Contractor and Finance team, and I am re-submitting my demolitian permit appliaarion.
I was informed during a Jan 2006 discussion at the City Planning help desk that my June 2005 ,~
dcmolition permit application had expired, > 6 months elapsed. I was made aware of pending ii
changes to the historic review process which were recently approved by City Council. I
researched those changes - w~ith the gerx:ral conclusion that the changes were directed at the ~
process, rather than the f~ur (4) critena used by~ the landmarks boazd in the demolition pcrmit
review (see Attachmcnt 1, page 2 of 17}. Also, the Vermont neighborhoai, ~~d 1210 Jxy St. '
property in particular, have not been, nor are their plans available to suggest, lhat this area would ~I
come under Historic designation in the near future. ;
I re-submit attachment ~2 for your revic~v in this current permit application. Tf you need any
additional information, please feel free to contact me either by email: mlkaplan c~r earihlink_net or
by cell 720-938 - 8552. "I'hanks for your consideration.
Sincerely,
Michuel L. Kaplan
1210 Jay Street
~ Boulder, CO 80302
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From: .~ Kaplan, Mkhael [mkaplan~ball.com] Sent: Thu 8j17/2006 5;23 PM
To: meschulu~@bouldercolorado.qov
Cc: hewakjC~abouldercolorado.go~; mlkaplanaCtearthlink.net; dkahn@dkahn.com; cbgs@mindspring,com
Subject: Demolition Permit Request, Case 2006-00192 Auq 16th Mtg recommendation for Full board review
Chris, ~i
Thanks for calling me today to let me know the Design Review Boards recommendation on my I,
Demolition Permit (case #2006-00192) to send the application to the full board review. ,I',
I did go into the city planning office and pay the additional $1466 fee for the full board review and your II
investigations of the 4 historic review categories. So please verify that, so that my case can meet the
Sept 6th meeting. '~
I would like to remake an affer to you (or whoever is designated) to meet with me and physically
inspect the property, as well as provide you any additional information that is needed for the full board I'I
to approue my application on the Sept 6th meeting. So let me know when would be convenient ~~~
date/time for this meeting. You mentioned an external onty viewing of the property and I would
suggest that is inadequate to make determination on Items 3& 4 of the historic review criteria. „
Per our discussion, I will print 10 additional cvpies of the June 2005 info package I provided to you
and ask you to let me know where I can drop that off.
Also, if there were any meeting minutes/notes that I could look at from the Wednesday 8116f06
design review meeting (can't find a thing on the website), I would like to understand more about the
decision and what specifically was deemed necessary for the full board review vs the previous June
2005 approval by this same board and criteria.
Thanks in advance. I appreciate your respansibilities here and I'm just trying to navigate through tf-~~
process to some form of conclusion and certainty.
Sincerely, Mike K.
Michael L. Kaplan
Staff Consultant
Optics and Detectors Engineering
Optical Systems Group
303-939-4970
rnailto rr~k.~plani~ttball corrl
w•~,w. b4~llaerospace. corri
v
Page 29 of 37
From: _~ Cfxis Meschuk [mesctwkt~bouldercdarado,qov] Sent: Fri 8/18~2006 12:13 PM
To; Michael Kaplan
Cc; 7ames Hewat; dk.ahn@dkahn,com; mlkaplan~earthlink.net; cbgs@mindspring.com
Subject; Re: Demolition Permit Request, Case 2006-00192 Aug 16th Mtgrecommendation For Full board review
M ICr1aE ~,
We have received your payment whi~h will put you on the agenda fior the Sepbember 6, 2006
Landmarks Preservation Advisory Board meeting.
The Design Review Comrrritbee of the Landmarks Board called up your application on August 16,
2006 based on a finding tf~at there is probable ~ause Uo believe tt~e building may be eligible fnr
designation as a individual landmark, They made tf~is de~ision based on an analysis of the
building's ar~hitie~b~re and potiential for archibe~b~ral, hisborical, or environmental significance,
This email fulfills the requirement as stabed in 10-13-23(e). If you would like more infiormation
on how this detiermination was made, please feel free to contact me.
I appre~iate your of~ier for me tio personally inspect your property bo assist in
my recommendation Uo the board regarding tt~e ~riteria in which they use ba make a
debermination. tA~ritOen stabements from registiered str-u~b.aral engineers or li~ensed ~ontra~bors
are encouraged if you would like tio make a ~ase under ~riUeria 3 or 4, Please submit that
i~fiormation with any other do~umentation you woukJ like bo be irxluded in the record by August
28tt~ b~ tt~e receptionist in tt~e Planning & Development Services CenUer, 1739 Broadway, 3rd
floar, Please contact me with what are a few dabes and times which work with your schedule
for me Oo visit your property.
If you have any otl-ier questions please feel free bo call or email,
Thanks,
Chr is
Chris Meschuk
Hisboric Preservation Planner IfSr, GIS Specialist
City of Boulder Planning & Development Servi~es
PO Box 791
Bou Ider, CO 80306
ph; (303} 441-4293
fax ; {303} 441-4210
n
Page 30 of 37
Fdn: .'S Kaplan, hldad [mkaplar~baM.tom~ Sent: Mon $/21~20069:02 AM
To: ChrK Meuhilc
Cc: Jarnes Fbwat; dkelv~mdkeM.[om; mMepla~eartF~knet; cb9%~rin9.[om
Su6ject: RE: Demd~tion Pernrt Request, Case 2006-OO192 Aug ~ 6th Mtq ~xommendation Fa FWI board raview
Chris,
Thanks for accepting my offer to review the property. Below is a list of a few candidate time slots I can break away from work during normal working hours, for this week
Monday. No $-6 slot (customers in all day) - Can meet after 6 30 pm
Tuesday No 8-6 (customers in all day) - Can meet after 6 30 pm
Wednesday Early time available 8- 11 am, and afler 6:30 pm
Thursday. No 8-6 slot (intemal work/meetings), No after work (Sofl6all game)
Friday' No early, but 3 30 to + is available,
SaUSun - any lime either day
~
So compare these openings to your schedule and let me know what works hest for you, the following week I have better normal work hour time slots where I can break away if you can wait untll ihen
Thanks for oNering more information on the "probable cause" determination m my current application I am interested m getting any ~ustificahon, meetinglaqenda notes from the Wed Aug 161h 20D6 Design Re~new
MeeSng, induding attendance, if I am allowed to see this stuff? I checked on the PD&S website and did not see those rneeung nrnes poe.ted fr~r do~urduad, only the full LRB meeting agenda's and taped audio files
In addition, li I am able to get the recent meeting notes (above), would I be able to get ihe June (Bt^, 15t", or 22nd) 2005 DRC meeting notes/agenda/attendance as well, when my original demalition application was
approved at that session7
I will ask my coMractor (Gordon Scowcroft of Colorado Choice Nomes} and Struclural engmeer (Paul Gallagher of Gebau Engineenng} to supply a wntlen statement for ihe full board review on the condition o(the
house and the subsequent work that would be required to attempt mitigation
In reviewing ihe PD&S and Landmarks Board website, and having listened to a%: dozen or so recorded meetmgs that concemed demolition requests (city and apphcant presentations), stays imposed and
subsequeM stay rewews, it ~s not clear to me if the process intended to be "adversarial" as in a classic criminal court case? Especially when the apphcant (me) and the PD&S DRC board have opposing views, and
it is presumed that the Full board is the arbiter - deasion making group? I ask lhis line o( questioning, ielative to submitlal of addihonal matenal and any deadhnes and whether d would be wise for me to provide ihat
additional (and not specifically requested by the DRC) to you prior to your 5ept 1~ report (I ihink you told me ihat 911 was your deadline to wnte your report/recommendation to the board} I e. , I would like the
opportunity to he able to rebut any statements by the DRC if they are deemed (by me) negative towards my application In listening to ihe meeting tapes, I heard this talk of"ex parte" disclaimer I think this is a
good thing, but my question is, am I allowed to make contact with the LRB (email, in person, etcj prior to the meetmg or is ihis discouraged? And turther, would it complicate my application7 Generally, I feel that my
1D minute time siot to "make my case" fs insufficier~t, and I will rely on my suhmittal documents to convey my posftion, and will only 6e ahle to use the 10 min time to highlight key points, and reference the board.
Will I be allowed to provide suhmdial documentation in the LRB at the Sept 6~^ session, or is it reqwred that it he submitted in advance? Does ihe LRB have an opportunity to review this matenal m advance of the
meetmg anyway? Or is the material gone over dunng the meeting alone?
On that 10 minute hmit issue above, and knowir~g that the DRC and LRB are not supposed (technically) to look at my development plans (i.e, what am I going to do to the property), I haue mvited my direct neighbors
(8 properties, since I live on the corner and share an alley) to review my overall developmeN plans and rationale for the demolition Many of them have seen ihis in-process over the past 3 years while I have 6een
contemplating what to do with my architect I currently have fult draw~ng details now, and a'4 inch scale model of the proposed final makeup of the properly/structures This intormal get together is going to oc~ur
Sunday, Augusl 27t^, Q 6 pm at the 1210 Jay street house I invite you and others on the DRC to attend if you would be interested in seeuiq IhosF deaelr.q,ment plans (not sure if you are precluded from allending
something like this)- At ihe end u(that meelfny I will encourage my neighbors tu attend the Sept 6'" LRB meeGng to say what ever they want, thinking these are the 2nd level affected pnnupal parties, (myself being
1~, and the rest of the city being 3rd~ ) will can use 3 min each of the pubiic time available to make their opinions heard to the LRB
Thanks in advance for responding
Sincerely,
Mike Kaplan 720-938-8552
~
Page 31 of 37
From: _~ Kaplan, Michael [mkaplan~ball,com] Sent; Thu 8J24~2006 10;20 AM
To: Chris Maschuk
Cc: ]ames Hewat; dkahn@dlcahn,com; Gordon &Carol Scowcroft; mlkaplan@earthlink.net
Subject: DemoGtion Permit Request, Case 2006-00192 1210 Jay St.
~
Chris,
Thanks for meeting me at the 1210 Jay house yesterday and allowing me to give you a detailed tour of the
property and the two structures being considered for demolition. I hope this was informative to you to aid in
your recommendations to the landmarks board. I also want to re-affirm any offer to supply information that I
may have that will help you, so please let me know if there are anp requests.
I appreciate you taking the time to study this demo request fully and answer questions I have posed
regarding the process and decision making criteria. In my preuious emails I have asked for
background/records of the design review committee's decision, this time around, to push my demo
application to the full board review. Your responses of probable cause is accepted in general, but I am
interested in a little more specificity on what aspects of the houselgarage/property (specific Historical
incidents; specific Architectural features, ?) were deemed to indicate the probable cause and tipped the
scale this time vs the previous DRC approval in 2005. (i.e, broken taillight, expired registration sticker,
weaving between lanes, excessive speed, etc).
My interest in this specific information is to be able to provide my ov,rn research on those probable cause
aspects as well as development of any counter arguments I may wish to make to the landmarks board in
my submittal documents you requested be delivered to the city office by next Monday. So if you could look
into this a bit further for me that would be extremely helpful, my research time-windaw is running out.
Again, thanks!
Sincerely, Mike
Michael L. Kaplan
Staff Consultant
Optics and Detectors Engineering
Optical Systems Group
303-939-4970
rri:~illo rriN:•~E~I,irii~_~!b~Il.COrri
~~a;a~,~,~. b:~ll:~~rr~=_:f;:~c~. corr~
i..i
.,., ~ ~_ ~.~-- ---- ,,. ~-- ----~- Page 32 of 37
~. ~~emolition Peimit Request . Case 20U6-0014~ 1210 J~~y St. - Micr~.. ~~~
From; ]ames Hewat [HewatJ@bouldercolorada.gov] 5ent: Thu 8J24~2006 11;33 AM
To: Kaplen, Michael; Chris Meschuk
Cc; dkahn@dkahn.com; mlkaplan@earthlink.net; Gordon&CarolScowcroft
Subject; Re: Demolition Permit Request, ~ase 2006-00192 1210 ]ay St.
Mr. Kaplan
Quring their reviev,~ of the building #he design reuiew committee members commen#ed
that the building appeared to be an intact example of vernacular architecture dating
from the late nineteenth or earlyiwentieth centuries. Please nite thatthis cansideration ;
was based only upon the appearance of the kauilding and examination of the historic
building inventory information. From this, they considered thatthere vWas "probable
cause" that the building may be a local historic landmark. The re~ievx+ of the building
last year lay two other members of the design reuiew committee did not bear on the
decision to call the application for consideration by the full Landmarks Baard.
Hope this helps. Let me know if yau haue additianal questions.
James Hewat ~
Historic Preseruation Planner '
303.441.3207
v
~ ~ L--'~ Unknown Zone (Mixed) :
,..,
Page 33 of 37
From: .'~ Kaplan, Michael [mkaplan@ball.~om] Sent; Fri 8f25~2006 11:31 AM
To; James Hewat; Chris Meschuk
Cc; dkahn@dkaFm,com; Gordon &Carol Scowcroft; mlkaplan~earthlink.nek
Subject: Re: Demolikion Permit Request, Case 2006-00192 1210 ]ay St.
James / Chris,
Thanks for getting back to me with this info on the specificity of the probable cause for my current demolition application.
It is very helpful to understand the focus of the current investigation and the review issues for the full landmarks board. And in fact it
is a sincere relief to me, since I'm sure your detailed investigation will uncover, that the current structure and it's presentation to
both the Jay and Hapgood streetscapes is not a turn of the century, intact vernacular. In fact, this current structure (as evidenced
by huilding permit records which I was able to get from the city microfiche records when I purchased the home in 1999) is a
significant renovation-addition-upgrade in the 1945 to 19~0 time period. The only intact aspects of the original home are the barely
visible (externally on the west & north face) rubble stone foundation that the current structure is supported by, along a majority of the
Western 75% of the house. Other intact aspects appear to be a portion of the interior floor surfaces, though these are significantly
deteriorated from multiple sandings over the years and a moving foundationllack of structural support. Physical evidence of the use
of "modern" concrete techniques is seen in the addition area of the house foundation (the ~ 25% eastern region extending
completely from S-N). The milled tongue and groove waod siding (a majority of which has deteriorated on the West/South faces
from UV-Sun), is uniformly identical throughout the entire envelope of the exterior building surfaces, providing further evidence that
the house was completely resided during the renovation period. The windows, and the glass in particular (though single pane), also
are indicative of modern material processing (ie. , the color/transparency is clear), let alone the sizes of these windows - a 4' x 4'
picture windaw on the Hapgood face. In my submittal to the full board next week, I will include those records I've found (referenced
above) and additional photographic evidence ta support the above statements.
I'm sure that Chris's review of the property Wednesday (and the Photo's that he took) and your teams research •,~;~ill u?rif;+ m5,~
statements above as accurate. It's not clear to me though if this turn of the century aspect is the singular issu~ t~efnr? tf~e full
board. If there are other subsequent investigative issues, please let me know what they may be. I may have information that is not
obvious to me as important right naw that can be shared with you and the board.
Again, Thanks! Researching the house and the history aspects of Boulder, Boulder construction techniques, and Historical
preservation has been very interesting and informative to me as a personal matter, let alone my future development plans for this
property.
Sincerely, Mike.
~
V
Page 34 of 37
Background / Personal Information
Mike moved to Boulder in 1986 after graduating from U. of Rochester with 3 engineering degrees
: I came to work at Ball Aerospace right out of school
~ I purchased and lived in a condo in the Canyon Center (824 D Walnut) for 13 years until 1999
;- Attended CU MBA graduate school for 4.5 years while working, earned MBA 1991
:- I work 60 hours / week regularly and am still employed at Ball as a Staff Consultant in Optical Engineering (I design
space telescopes and instruments - Hubble, James Webb, etc)
• Mike purchased the 1210 Jay property (sold condo) in 1999 to have a place/home for my family and
friends, in a spot within the city that is near the trail system and located to minimize commuting &
shopping
~ House & Garage was in serious disrepair - a Challenge I took on willingly
~ The 1 St year and half, I repaired the interior cosmetics (plaster, paint, etc) after normal work hours to make it livable -
even while I lived there, .
~ The intention was to start from the inside and move to the outside of the structures
: 2 family and friend tragedies in early 2002 put my progress on back burner for a couple of years
: I continued to live in the house and listen/see to its needs, It became evident that the disrepair was significant and
cosmetic only treatments would not satisfy (nor be good $-wise: pouring good money on bad!~
• In 2004 Mike began serious dialogue with Architect, David Kahn a former professor of the
architecture program at CU for > 8- 10 yrs, and a neighbor of Hapgood & Jay (Alley house between
Jay & 6th ~ Hapgood)
:- Site planning, general concept development including multiple designs concepts with modification/additions to existing
structures. Solar analysis and other BRC land use compliance
~ During 2004, ending in Fall, my neighbors John and Karen ~a 1218 Jay, Northern PL. Added an addition on the south
side of their house, including a full basement having dug within 5- 7 ft of my northern property line
From the spring 2005 thaw of the ground, around Mar-Apr, the 1210 Jay house shifted significantly
~ All the repaired re-plastered walls and ceiling cracked, doors jammed up
:- This is what led to 2005 demo request and general conclusion that the house would need to be peeled back at a
minimum to its framing-sticks, and the foundation needs complete mitigation/replacement.
Page 35 of 37
Background / Personal Information, Continued
• Having been given approval in 2005 for the demo of both house and garage structures we
proceeded to develop detailed plans
~ Directions to Architect: < 2000 sqft house; 2+ beds, 2 full baths, Upstairs bedroom, Open floor plan; detached
car/carport garage. - Maintain maximum open space/greenspace, retain basic/existing site layout
:- David and I came up with a design / property plan that is:
• Conscientious of the neighborhood - in both mass/scale of the structures and general site layout
• Boulder "Craftsman" / Cottage design features as main concept
• Uses Colorado "Buff" sandstone for stacked/mortared surface of exterior (1St level minimum all around, both
structures) - CU bldg's, Boulder High, other homes in the Chataqua area 16'h-College zone. This was my only
extravagant ($) feature in the house: for aesthetics which I love, and for maintenance free (no wood in this UV-
sun area, especially the South face of the house/garage. - An updated Boulder Craftsman
• No variances are being requested, there is no need to meet my objectives above
• All non-conforming existing conditions are removed from current plan - stay between the lines!
• Add an inviting front porch to have friends and neighbors come by - corner property
• I've li~ed here in town for 20 years now. 1210 Jay is where I want to be. This is not about a Spec
house, making a quick buck, building a monster trophy house - THIS is My house!
~ If I wanted a 5000 sqft McMansion I would move to Erie and be able to touch my neighbors house from my bedroom
window - how ridiculous!
• I am not a wealthy individual ("trustafarian", Lotto Jackpot winner, Dot-Com, ad nauseum) - I am a
regular, working guy (20 years ~ Ball Aerospace) and my development plans are within my pay-as-
you-go (ie, mortgage) budget. Careful planning and saving on my part is allowing this.
~ Extensive $ have been spent to date, and I will hemorrhage $2000+/month for any delays from a stay by this. That's
a large chunk of my monthly earnings and will impact my development plans.
• Stress from uncertainty caused by this Landmarks Board review is causing me to loose focus at
work while this process unfolds, let alone impacts to my health.
~ I have spent significant waking hours gathering information, developing this package , thinking about the potential
outcome scenarios since my demo application was not approved as it was in 2005 - what's up with that?
:- I have cooperated fully with the P&DS personnel to supply them with any/all information I may have
Page 36 of 37
Summary
• In 2005, in good faith, I submitted to the demolition process based on the conclusion
that no matter how you slice it, mitigation of these structures requires a"demolition"
• My development plans for this property are consistent with the character of the
neighborhood and Boulder in general
• My development plans factor the impacts to the environment, and the demolition
plans utilize the Resource 2000, as a way to recycle useful materials.
• I have provided information addressing all 4 categories of demolition review by the
Landmarks Board (Both in my original 2005 info package, and in this 2006
addendum) in significant detail to allow an informed decision affirming my demo
permit request at the Sept 6t" meeting.
• I learned a bunch about Historic Boulder and preservation in general while I
researched this property and the material presented to the Landmarks Board here.
• Thank you for your consideration of this matter.
Sincerely, Mike
Page 37 of 37