03.07.18 LB Minutes CITY OF BOULDER
LANDMARKS BOARD
March 7,2018 at 6:00 p.m.
1777 Broadway, Municipal Building, Council Chambers
The following are the action minutes of the March 7, 2018 City of Boulder Landmarks
Board meeting. A digital recording and a permanent set of these minutes (maintained
for a period of seven years) are retained in Central Records at 303-441-3043. You may
also listen to the recording on-line at www.boulderl2landevelop.net.
BOARD MEMBERS:
Eric Budd, Chair
William Jellick
Ronnie Pelusio
Fran Sheets
Deborah Yin
Peter Vitale on behalf of David Ensign *Planning Board representative Withoid a vote
STAFF MEMBERS:
Debra Kalish, Senior Counsel, City Attorney's Office
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Holly Opansky, Landmarks Board Secretary
Tony Wiese, Historic Preservation Intern
1. CALL TO ORDER
The roll having been called, Chair E. Budd declared a quorum at 6:03 p.m. and the
following business was conducted.
2. APPROVAL OF MINUTES
On a motion by R. Peiusio, seconded by B Jellick, the Landmarks Board approved
(5-0) the minutes as amended from the March 7, 2018 Landmarks Board meeting.
3. PUBLIC PARTICIPATION FOR NON-PUBLIC HEARING ITEMS
No public comment.
4. DISCUSSION OF LANDMARK ALTERATION AND DEMOLITION
APPLICATIONS ISSUED AND PENDING
• Statistical Report
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5. PUBLIC HEARING ITEM [00:12:20 audio minutes, part I]
A. [00:12:25 audio minutes]Public hearing and consideration of a Landmark
Alteration Certificate to construct a 7' high masonry wall enclosing the backyard
of the contributing property located at 71616'" St. in the 16th Street Historic
District per Section 9-11-18 of the Boulder Revised Code (HIS2017-00249).
Owner/Applicant: Margie and Joel Ripmaster
Ex Parte Contacts
W.Jellick and D. Yin made site visits. F. Sheets made a site visit and noted that
her children and the applicant's children were friends. W.JelIick and R. Pelusio
reviewed the application at a Landmarks Design Review Committee meeting.
E. Budd and P. Vitale had no ex parte contacts.
Staff Presentation
J. Hewat presented the case to the board, with the staff recommendation that the
Landmarks Board conditionally approve a 6' high painted wooden fence.
Applicant's Presentation
Margie and Joel Ripmaster, 71616th St., owners spoke in support of the
construction of a 7' masonry wall, noting another property in the district with a
backyard wall and a need for privacy, and answered questions from the board.
Thomas Hand, 4869 Darwin Ct., architect, spoke in support of the application
highlighting the lack of direction in the General Design Guidelines in addressing
the construction of walls.
Public Comment
No in-person public comment. One letter in support of the application teas submitted
before the meeting; this information was distributed to the board and documented.
Motion
On a motion by R. PeIusio, and seconded by W.Jellick, the Landmarks Board
adopted the staff memorandum dated March 7, 2018 and voted (5-0) to approve a
Landmark Alteration Certificate to construct a painted wood fence on top of, or
set back from, the historic stone retaining wall in that the proposed construction
meets the requirements set forth in Chapter 9-11-18, B.R.C. 1981, subject to the
conditions below, and adopts this memorandum as findings of the board, as
amended by D. Yin.
The board noted that their conditional approval of a wood fence, rather than a masonry
wall as requested, was based upon its consideration that a fence was more consistent with
the General Design Guidelines for Boulder's Landmarks and Historic Districts than a
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high masonry wall. The board suggested that it would be open to working with affected
property owners in developing specific design guidelines for the 16'h Street Historic
District that provide for the possibility of constructing of masonry walls, if that is the
desire of affected property owners. Subsequent to such guidelines being developed and
reviewed, the owners could choose to reapply for construction of a masonry wall.
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for constructing the fence in compliance
with the approved plans dated January 24, 2018, except as modified by these
conditions of approval.
2. Prior to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the applicant shall submit to the Landmarks
design review committee (Ldre), for its final review and approval:
a. Revised plans showing painted wooden fence with approximately 1"
spacing between boards on top of the historic boulder retaining wall to
a height of no more than 6' when measured from the alley, unless the
fence is set back from the retaining wall a minimum of 2', in which
case the fence itself can be 6' tall when measured from its base,
consistent with the General Design Guidelines; and
b. Detailed plans showing rehabilitation of the historic retaining wall and
proposed fence demonstrating consistency with the General Design
Guidelines, subsections (b) and (c) of Section 9-11-18, B.R.C. 1981
Standards for Issuance of a Landmark Alteration Certificate, and the intent
of this approval.
B. [00:00:00 audio minutes, part III Public hearing and consideration of a Landmark
Alteration Certificate to construct as approximately 1,200 sq. ft. accessory
building and associated retaining walls at 835 Pine St. in the Mapleton Hill
Historic District, per section 9-11-18 of the Boulder Revised Code (HIS2017-
00359). Owner/Applicant:Jennifer Sullivan and Miles Corkern/May Yin
Architecture
Ex Parte Contacts
W.Jellick, F. Sheets, and P.Vitale made site visits. E. Budd and R. Pelusio had
no ex parte contacts. D. Yin recused herself, because of business relationship to
with the owner.
Staff Presentation
J. Hewat presented the case to the board, with the staff recommendation that the
Landmarks Board approve the proposal with conditions.
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Applicant's Presentation
Leonard May, 3016 91h St., applicant and architect spoke in support of the
application and answered questions from the board.
Public Comment
Ofie letter fn opposition of the application was stibmitted by Ms. Lartdmart before the
meeting; this information was distributed to the board alzd docnmerited.
Matt Hyatt, 827 Pine St., adjacent neighbor to the west, spoke in opposition to
the project, expressing concern about the size and roofline of the proposed
building, tree removal, and soil erosion work to support the plans that may
directly impact their property. Mr. Hyatt also expressed concern about the
extent of new retaining walls, the impact of the project on the alley, and overall
landscape plan.
Annlee Landman, 827 Pine St., adjacent neighbor to the west, spoke in
opposition to the project expressing concern about impacts to the character of the
alley, landscape and adjacent properties. She expressed her opinion that parking
along this alley has not occurred in the past. Ms. Landman felt that when one
buys property in this historic district it should be understood that compromises
are made.
Alan Russell, 903 Pine St., a neighbor spoke in support of the project referencing
his adjacent neighbor at 911 Pine St. who recently built a two-car garage
approved by the Landmarks Board that has not impacted he and his family.
Response
Jennifer Sullivan, owner, replied to Ms. Landman's concerns about the
Iandscaping and the historic precedence for an accessory building.
Motion
On a motion by E. Budd, and seconded by R. Pelusio, the Landmarks Board
adopted the staff memorandum dated March 7, 2018 and voted (4-0, D. Yin
recused because of a because a business relationship with the owner) to approve
the construction of an approximately 500 sq. ft., two-car garage and associated
hardscaping, finding that the proposal generally meets the standards for
issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981,
subject to the following conditions:
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CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for constructing the accessory building in
compliance with the approved plans dated December 22, 2017, except as
modified by these conditions of approval.
2. Prior to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the applicant shall submit to the Landmarks
design review committee (Ldre), for its final review and approval:
a. Revised plans showing the following:
• Reduction of the size of the exterior footprint of the
proposed new garage from 600 sq. ft. to approximately 500
sq. ft.;
b. Revised plans that consider:
• Location of the garage further north and east on the
property;
• Elimination of the projecting roof forms from the design
• Significant reduction of the number and height of proposed
retaining wall
• Use of fill to conceal the east and west foundation walls of
the accessory building
3. Final architectural plans that include details for the new accessory
building, including wall and roof materials, door and window details,
and hardscaping on the property to ensure that the final design of the
building is consistent with the General Design Guidelines, the Mapleton
Historic District Design Guideline, and the intent of this approval.
C. [01:55:10 audio mirtaites, part III Public hearing and consideration of a demolition
permit application for the house and garage at 32018th St., non-designated
buildings over 50 years old, per section 9-11-23 of the Boulder Revised Code
(HIS2017-00306). Owner/Applicant: Steven and Jeanne Hoerter
Ex Parte Contacts
W.Jellick, R. Pelusio, F. Sheets and D. Yin made site visits.
E. Budd and P. Vitale had no ex parte contacts.
Staff Presentation
M. Cameron presented the case to the board, with the staff recommendation that
the Landmarks Board issue a stay of demolition.
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Applicant's Presentation
Jeanne Hoerter, 32018'h St., applicant and owner, spoke in support of the
application and answered questions from the board.
Public Comment
No in-person public comment. Four letters in support of the demolition request were
received before the meeting; this information was distributed to the board and
docuniented.
Motion
On a motion by W.Jellick, and seconded by R. Pelusio, the Landmarks Board
voted (5-0) to issue a stay-of-demolition for the buildings located at 3201811,St.,
for a period not to exceed 180 days, from the day the permit application was
accepted by the city manager, in order to explore alternatives to demolishing the
buildings and adopt the staff memorandum dated March 7, 2018 and with the
findings as listed below.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the property at 3201 81h St. is appropriate based on the
criteria set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The property may be eligible for individual landmark designation based
upon its historic and architectural significance and as a property containing
a well-preserved example of a working-class house in North Boulder dating
from the first half of the twentieth century-
2. The property contributes to the character of the neighborhood as an intact
representative of the area's past;
3. It has not been demonstrated to be impractical or economically unfeasible
to rehabilitate the building.
A 180-day stay period would expire on August 1, 2018. R. Pelusio and E. Budd
were selected to represent the Landmarks Board during the stay-of-demolition
discussions.
6. MATTERS FROM THE LANDMARKS BOARD, PLANNING DEPARTMENT,
AND CITY ATTORNEY[02:23.35 audio minutes, part III
A. Update Memo
B. Consideration of Adoption of an Administrative Rule amending Section 1 of the
Downtown Design Guidelines
Staff Presentation
D. Yin presented the amendment to the Landmarks Board, with a
recommendation to adopt the amendment.
Motion
On a motion by D. Yin, and seconded by E. Budd, the Landmarks Board voted
(5-0) to adopt the Subcommittee document by adding the proposed language
and images to Section 1 "The Historic District" of the Downtown Urban Design
Guidelines dated March 7, 2018 to amend that document pursuant to the
rulemaking procedures set forth in Chapter 1-4, B.R.C. 1981.
C. Civic Area East Bookend Existing Conditions Report—M. Cameron gave a brief
update of the project, noting the Landmarks Board's anticipated involvement
and the city's intention to resurvey the non-designated properties over 50 years
old in the planning area.
D. National Alliance of Preservation Commissioners 2018 conference in Des Moines,
Iowa July 18 to 22
E. Subcommittee Updates
7. DEBRIEF MEETING/CALENDAR CHECK
S. ADJOURNMENT[02:42:50 aitdio tidmites]
The meeting adjourned at 10:42 p.m.
Approved on 6 2018
Res ectfully submitted,
`
Chairperson
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