Item 5B - 532 Arapahoe AveAgenda Item # 5B Page 1
M E M O R A N D U M
August 1, 2018
TO: Landmarks Board
FROM: Charles Ferro, Acting Comprehensive Planning Manager
Debra Kalish, Senior Counsel, City Attorney’s Office
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Tony Wiese, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a permit to demolish the house
located at 532 Arapahoe Ave., a non-landmarked building over 50
years old, pursuant to Section 9-11-23 of the Boulder Revised Code,
1981 (HIS2018-00111). Owner / Applicant: Julie McCabe
STATISTICS:
1. Site: 532 Arapahoe Ave.
2. Date of Construction: c. 1936 (County Assessor), c. 1940 (Building Permit)
3. Zoning: RL-1 (Residential Low)
4. Lot Size: 8,807 sq. ft.
5. Building Size: 730 sq. ft. (County Assessor)
6. Owner/Applicant: Julie McCabe
STAFF RECOMMENDATION:
The Planning, Housing and Sustainability Department (PH&S) recommends that the
Landmarks Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the house located at 532 Arapahoe
Ave. for a period not to exceed 180 days from the day the permit application was accepted by the
city manager, to explore alternatives to demolition and adopt the staff memorandum as the
findings of the Board.
Staff encourages the applicant to consider landmark designation of the house and its
incorporation into future redevelopment plans for the site. A 180-day stay period would
expire on Nov. 17, 2018.
Should the board choose to issue the demolition permit, or if the permit is allowed to
expire, staff will require that prior to demolition the following be submitted to PH&S
staff for review, approval and recording with Carnegie Library:
1. Measured drawings of all exterior elevations of the house;
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2. A site plan showing the location of all existing improvements on the subject
property;
3. Color medium format archival quality photographs of the exterior of the house.
SUMMARY:
On April 13, 2018, the Planning, Housing and Sustainability Department (PH&S)
received an application to demolish the house at 532 Arapahoe Ave. The building is not
in a designated historic district or locally landmarked but is over 50 years old and the
proposed work meets the criteria for demolition defined in Section 9-16-1 of the Boulder
Revised Code 1981.
Section 9-11-23(d) addresses the initial review of an application for a demolition permit.
Staff may review applications demolition for primary buildings constructed during or
after 1940. However, the Ldrc must review applications for demolition of primary
buildings constructed before 1940. Because the County Assessor estimated date of
construction for the building at 532 Arapahoe is 1936, the application was reviewed by
the Ldrc (see Attachment A). On April 25, 2018, the Landmarks design review
committee (Ldrc) referred the application to the Landmarks Board for a public hearing,
finding there was “probable cause to believe that the main house may be eligible for
designation as an individual landmark.”
After considerable research and analysis, staff finds that the main building on the
property at 532 Arapahoe Ave. meets the significance criteria for individual landmark
designation as a well-preserved vernacular house in the Highland Lawn neighborhood
dating from around 1940 with Bungalow design elements. Staff recommends the
Landmarks Board impose a stay of demolition for the building for a period not to exceed
180 days from the day the permit application was accepted by the city manager. A 180-
day stay period would expire on Nov. 17, 2018.
PURPOSE OF THE BOARD’S REVIEW:
Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all primary
buildings built prior to 1940 require review by the Landmarks design review committee
(Ldrc). The Ldrc is comprised of two members of the Landmarks Board and a staff
member. If, during the course of its review, the Ldrc determines that there is “probable
cause” to consider that the building or structure proposed for demolition may be eligible
for designation as an individual landmark, the issuance of the permit is stayed for up to
60 days from the date a completed application was accepted and the permit is referred to
the board for a public hearing.
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If the Landmarks Board finds that the north house at 532 Arapahoe Ave. may have
significance under the criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the
application shall be suspended for a period not to exceed 180 days from the date it was
accepted by the city manager as complete, in order to provide the time necessary to
consider alternatives to the building demolition. If imposed, a 180-day stay period
would start when the completed application was accepted by the city manager (May 21,
2018, when the Landmarks Board fee was paid) and expire on Nov. 17, 2018. Section 9-
11-23 (g) and (h), B.R.C. 1981.
PROPERTY DESCRIPTION:
The property at 532 Arapahoe Ave. is located on the south side of Arapahoe Avenue,
mid-block between 5th and 6th streets in the identified potential Expanded Highland
Lawn Historic District. Narrower than typical lots in the area, the property is heavily
vegetated and contains a one-story wood frame house constructed about 1940, and a one
and one-half story garage constructed in 1993. The house is set back approximately 85
feet from the right-of-way, where the average setback for houses on the 500 block of
Arapahoe Avenue is approximately 25’. A 5’ high wire metal fence encloses the
property.
Figure 1. Location Map showing 532 Arapahoe Ave. shaded in orange;
Designated Highland Lawn Historic District shaded in purple;
and Potential Expanded Highland Lawn Historic District shaded in green.
At approximately 730 square feet, the one-story wood frame side-gabled vernacular
house is rectangular in plan, with a rear enclosed lean-to shed roof porch. The side
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gabled, moderately pitched roof is sheathed with asphalt shingles, the west eave of
which is penetrated by an exterior brick chimney. Wide overhanging eaves are
supported by exposed rafter tails. A smaller internal brick chimney extends through the
center of the roof. The house is built upon a poured concrete foundation with the lower
portion of exterior walls sheathed with square cut wood shingles extending from water
table, and wood shiplap (novelty) siding on the upper wall area.
Figure 2. North elevation of 532 Arapahoe Ave., 2018.
On the north (front) face of the house, an asymmetrically placed six-light wood panel
door is accessed by three steps leading to a concrete stoop, flanked by two, six-over-one,
double-hung windows with wood trim. A gabled hood with triangular wood braces is
located over the front door and stoop.
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Figure 3. East (left) and west (right) elevations, 532 Arapahoe Ave., 2018.
Two six-over-one, double-hung windows are located on both the east and west sides of
the house. The rear enclosed porch features five six-over-one, double-hung windows on
the south face. A door and a single six-over-one double-hung window are located on the
east (inset) portion of the rear porch.
Figure 4. South Elevation, 532 Arapahoe Ave., 2018.
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PROPERTY HISTORY
Figure 5. North elevation of 532 Arapahoe Ave., c.1941.
While current Boulder County Tax Assessor records list the date of construction as 1936,
the 1941 Boulder County Tax Assessor card (updated in 1949) lists the date of
construction as 1940 (see Attachment E).
An aerial photograph of Boulder from 1938 shows what appears to be a house on the lot,
but this image is grainy and inconclusive. A building permit application (No. 5055)
dated June 15, 1940 shows construction of a 24’ x 24’ x 15’ high, 3-room frame house with
single bath and water closet at an estimated cost of $2,000. A subsequent building permit
dated April 6, 1965 calls for the construction of a 7’x12’ addition and enclosure of porch
(see Attachment F). This documentation indicates that the main house was built sometime
after June of 1940 and before the tax assessor card was prepared in April of 1941 with the
rear addition expansion and enclosure in 1965.
The house at 532 Arapahoe Ave. was constructed by twin sisters Elizabeth and Blanche
Ricketts as a rental housing for school teachers. Elizabeth and Blanche Rickett were born
in Columbia, Indiana on January 29, 1878 to Crockett and Amanda Ricketts.1 The family
moved to Boulder in 1888 and lived at 522 Arapahoe Ave.2 Crockett Ricketts was editor
of the “Boulder News” magazine and a mayor of Boulder. According to the 1989 Survey
Form, the Ricketts also constructed the house at 526 Arapahoe Ave. as a rental property.
1 1940 United States Federal Census.
2 Daily Camera, May 14, 1976, Obituary for Elizabeth Ricketts, Courtesy of Carnegie Public Library for Local
History.
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Elizabeth and Blanche each received a Ph.D from the University of Colorado in 1901,
placing them among the earliest women graduates of the university. Elizabeth was a
member of Delta Kappa Gamma Honorary, the Hypatia Club, the Boulder Historical
Society, and was life member of the First Congregational Church. She taught at
Highland School and other Boulder schools and spent her last sixteen years of teaching
home economics at Casey Junior High School. 3 Blanche was the principal of Boulder’s
Highland School for twenty-five years.4
The address of 532 Arapahoe Ave. first appears in the 1943 city directory with Josephine
Yeager, a teacher at Northside Junior High School, listed as the occupant. By 1946, Ruth
A. Densmore and Helen Schlytern lived in the house. Densmore taught at Boulder High
School.
From 1949 until 1958, Marjorie R. Baron lived at 532 Arapahoe Ave. Baron was born on
May 2, 1911, in Pella, Iowa, the daughter of S. Bert Baron and Carolyn Val Vliet Baron.
Baron studied music at Central College in Iowa and received a Master’s Degree in
Guidance and Counseling from the University of Colorado. She moved to Boulder in
1942 and was associated with the Boulder Public Schools and the University of
Colorado. For many years, she was Head of the Business Department at Boulder High
School. In 1943, she was the Social Director in Bigelow Hall at the Sewell Residence Halls
and Assistant Dean of Women to Dean Lydia Brown at the University, and later the
Assistant to Mary-Ethel Ball, Dean of Women. At Boulder High School, Baron was the
vocational counselor and founded the Youth Employment Service, which obtained over
3,000 jobs for students. She also acted as Treasurer of Boulder High School. Baron was an
active member of the community and put a great deal of energy into education. She also
participated in student exchange and study abroad programs which allowed her to
travel and teach throughout Europe.5 In 1953 and 1958, Dorothy L. Falck is also listed as
living at 532 Arapahoe Avenue. Falck worked as an accountant at the University of
Colorado.
After 1958, the house is shown to have been occupied by a series of short-term tenants,
including Marilou Taggart, the director of Christian Education at the First Congressional
Church (1958-1960), Arthur Ondeyka, a technician at the National Bureau of Standards
and his wife Delores I (1961) and students William D. Eaton (1962), Jeffrey and Kathi
Kurtzman (1963), Don H. and Barbara L. Zurstadt. Manfred H. Neugebauer is listed at
this address from 1965-1968.
3 Daily Camera, May 14, 1976, Obituary for Elizabeth Ricketts, Courtesy of Carnegie Public Library for Local
History.
4 Colorado Historical Society, Boulder Survey of Historic Places (Denver: Office of Archaeology and Historic
Preservation, 1989). See Attachment: D.
5 Daily Camera, April 11, 1997, Obituary for Marjorie R. Baron, Courtesy of Carnegie Public Library for Local
History.
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Boulder County deed records list Elizabeth Ricketts as the owner of the property until
1967, when the deed was transferred to Jacques and Helen Barchilon. Helen Barchilon
was listed as the owner from 1977 until 1988. Helen was listed as an artist in the 1974
Boulder City Directory. 532 Arapahoe Ave. functioned as a rental property during this
period. The majority of tenants during this time appear to have been students and retail
workers.
Arthur and Sandra L. Bierman were listed as the owners from 1987 until 1990. In 1990,
current owner purchased the property.
NEIGHBORHOOD HISTORY 6
The Highland Lawn neighborhood was surveyed in 1989-1990 as part of the 1990
Boulder Survey of Historic Places. The following portions are excerpted from the survey
report, which is available on the city’s website:
https://bouldercolorado.gov/links/fetch/26784.
532 Arapahoe Avenue is located in the identified potential Expanded Highland Lawn Historic
District. Gregory Creek flows through the neighborhood between Seventh and Ninth streets.
Flagstaff Mountain looms to the south of the neighborhood and Boulder Canyon and Boulder
Mountain Park lie directly to the west.7
The Highland Lawn neighborhood attracted many middle and working-class residents with
occupations such as carpenter, laborer, store clerk, teamster, teacher, newspaper writer, and
physician. There were several residents who worked for the Colorado and Northwestern Railroad
and several who worked for the brewery. In addition, many of those engaged in mining related
activities lived in the neighborhood, perhaps because the area was near the entrance to Boulder
Canyon. Several retired farmers also lived in the area, as did several real estate and insurance
agents.8
The Highland Lawn neighborhood developed as a stable residential area, with predominately
single-family houses. Most of the houses within the neighborhood were constructed between
1900-1919 and were intended for middle-class families. The few commercial buildings which were
erected provided neighborhood residents with conveniences such as groceries and laundry
facilities.9
6 Front Range Research Associates, Inc. Boulder Survey of Historic Places, 1990. City of Boulder.
https://bouldercolorado.gov/pages/historic-preservation-survey. Pg 15-30.
7 Survey Report, pg. 15
8 Survey Report, pg. 22
9 Survey Report, pg. 23
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The natural beauty of the area was acknowledged in the 1930s, when a small tourist industry
developed on the west edge of the neighborhood, at the mouth of Boulder Canyon. Several rustic
motels were established along this portion of Arapahoe Avenue during this period. While some of
the motels have since been converted into apartments, the Foot of the Mountain Motel and Silver
Saddle Motel are representative of these early “cottage camps”.10
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board “shall consider and
base its decision upon any of the following criteria:
(1) The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in Sections 9-11-1 and 9-11-2,
B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration
or repair as set forth in paragraphs (f)(3) and (f)(4) …, the board may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff considers this property may be eligible for designation as an
individual landmark.
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff's research of the property relative to the significance
criteria for individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975
(See Attachment I: Individual Landmark Significance Criteria).
HISTORIC SIGNIFICANCE:
Summary: The house located at 532 Arapahoe Avenue meets historic significance under
criteria 1, 2 ,3 & 4.
1. Date of Construction: c. 1940
Elaboration: While current Boulder County Tax Assessor records list the date of
construction as 1936, the 1941 Boulder County Tax Assessor card (updated in 1949)
10 Survey Report, pg. 23
Agenda Item # 5B Page 10
lists the date of construction as 1940. The address first appears in city directories in
1943. Based on the available documentation, it appears the house was constructed
around 1940.
2. Association with Persons or Events: Elizabeth and Blanche Rickett
Elaboration: The property is associated with twin sisters and Boulder educators
Elizabeth and Blanche Ricketts, who are thought to have constructed the house rental
accommodation for teachers, and Marjorie Baron, who lived there from 1949 until
1958.
The Rickett sisters were born in Columbia, Indiana on January 29, 1878 to Crockett
and Amanda Ricketts. The family moved to Boulder in 1888 and lived at 522
Arapahoe Ave. Crockett Ricketts was editor of the “Boulder News” magazine and for
a time served as mayor of Boulder. Elizabeth was involved in various community
organizations and taught at Casey Junior High School for 16 years. Blanche was the
principal of the Highland School for 25 years.
Marjorie Baron was the Assistant Dean of Women at CU and a counselor at Boulder
High School.
3. Distinction in the Development of the Community: Highland Lawn
Elaboration:
The property is located in the identified potential expanded Highland Lawn Historic
District. Though built after the main 1900-1919 period of development in Highland
Lawn neighborhood, the house is characteristic of modest working and middle class
vernacular houses constructed in the neighborhood, during the first half of the
twentieth century.
4. Recognition by Authorities: Front Range Research Associates, Inc.
Elaboration: The 1989 architectural survey identifies the house as representing
Boulder’s post World War I housing and states:
This building was constructed by Elizabeth and Blanche Ricketts as a rental home for school
teachers. Elizabeth and Blanche Ricketts, who were twin sisters, lived at 522 Arapahoe Ave.
Their father, Crockett Ricketts, who had also lived at 522 Arapahoe, was editor of the “Boulder
News” and a mayor of Boulder. Both Elizabeth and Blanche Ricketts were teachers. They
attended the University of Colorado, and each received a Ph.D. in 1901. Blanche was the
principal of Boulder’s Highland School for 25 years. Elizabeth taught home economics at
Casey Jr. High. After they retired, they began, in their own words, to “build little houses,”
such as this one and 526 Arapahoe, which they rented out.
Agenda Item # 5B Page 11
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 532 Arapahoe Avue meets architectural significance under
criteria 1.
1. Recognized Period or Style: Vernacular/Bungalow
Elaboration: The house at 532 Arapahoe Ave. is a well-preserved example of
vernacular architecture in Boulder with Bungalow design elements including
overhanging eaves, exposed rafter tails, six-over-one double-hung windows, large
external wall chimney and decorative square cut shingle and ship lap siding
reflective of a house more reflective of the 1910s or 1920s than 1940. The 1989 Historic
Building Survey Record prepared by Front Range Associates notes that the “this
small Bungalow is representative of Boulder’s post World War I housing”.
2. Architect or Builder of Prominence: None known
3. Artistic Merit: None observed
4. Example of the Uncommon: None observed
5. Indigenous Qualities: None observed
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 532 Arapahoe Ave. meets environmental significance under
criteria 1, 3, 4 & 5.
1. Site Characteristics: The residential lot features mature vegetation and trees.
2. Compatibility with Site: Though built around 1940, the Bungalow is in character
with the modest scale and architecture of houses constructed in the Highland Lawn
neighborhood during the first half of the twentieth century.
3. Geographic Importance: None observed
Elaboration: The deep setback of the house is unusual on the 500 block of Arapahoe
Avenue.
4. Environmental Appropriateness: Residential Lot
Elaboration: The surroundings are complementary and are situated in a manner
particularly suited to its residential character.
5. Area Integrity: This property is potentially contributing to the identified potential
Expanded Highland Lawn Historic District
Agenda Item # 5B Page 12
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
This property is a well-preserved example of vernacular housing with Bungalow design
elements in the identified potential Expanded Highland Lawn Historic District, a stable,
middle-class neighborhood that attracted a variety of skilled craftsmen and professional
workers. Residents included several who worked for the brewery, in the mining
industry, or for the Colorado and Northwestern Railroad, as well as carpenters, store
clerks, teachers, and physicians. Several of Boulder’s mayors also lived in the
neighborhood including Crockett Ricketts. While a majority of houses in the area were
built between 1900 and 1919, a number of buildings were constructed through the 1950s.
CRITERION 3: CONDITION OF THE BUILDING
The property owner has submitted information on the condition of the building
including a structural analysis, noting that the building requires significant structural
and system upgrades in order for the house to be habitable (See Attachment B: Applicant
Materials).
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The property owner has submitted information on the project cost of rehabilitating the
730 sq. ft. house at $308,000 ($422 sq. ft.). The estimate includes complete roof
replacement, new mechanical systems, insulation, replacement of windows and finishes.
See Attachment B: Applicant Materials.
ANALYSIS:
Staff considers that there is “probable cause” to consider the property at 532 Arapahoe
Ave. may be eligible for designation as an individual landmark based upon its historic
and architectural significance as a well-preserved house constructed around 1940.
Submitted structural analysis, rehabilitation cost estimate and real estate market analysis
indicate that rehabilitating the house would be costly, though in line with the per square
foot cost for new construction in Boulder.
Staff considers that issuing a stay of demolition for a period of 180 days will provide
time to further explore the potential of developing the property while preserving the
house.
NEIGHBORHOOD COMMENT:
To date no comment has been received from the public on this matter.
Agenda Item # 5B Page 13
THE BOARD’S DECISION:
If the Landmarks Board finds that the buildings to be demolished do not have
significance under the criteria set forth in section 9-11-23(f), B.R.C. 1981, the city manager
shall issue a demolition permit.
If the Landmarks Board finds that the house may have significance under the criteria set
forth above, the application shall be suspended for a period not to exceed 180 days from
the date the permit application was accepted by the city manager as complete in order to
provide the time necessary to consider alternatives to the demolition of the building
(Section 9-11-23(h), B.R.C. 1981). A 180-day stay period would expire on Nov. 17, 2018.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
Issuance of a stay of demolition for the property at 532 Arapahoe Avenue. 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 vernacular house with Bungalow design elements constructed by
Blanche and Elizabeth Ricketts to provide housing for teachers.
2. The property contributes to the character of the potential expanded Highland Lawn
Historic District as an intact representation of the area’s past;
3. It has not been demonstrated to be impractical or economically unfeasible to
rehabilitate the building.
ATTACHMENTS:
Attachment A: Boulder County Tax Assessor Report for 532 Arapahoe Avenue.
07/06/2018
Attachment B: Applicant’s Materials
Attachment C: Current Photographs
Attachment D: Historic Building Inventory Form
Attachment E: Boulder County Tax Assessor Card c. 1941
Attachment F: Building Permits for 532 Arapahoe Avenue
Attachment G: Deed and Directory Research
Attachment H: Letters
Attachment I: Individual Landmark Significance Criteria
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Attachment A: Boulder County Tax Assessor Report for 532 Arapahoe Avenue.
07/06/2018
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Attachment B: Applicant Materials
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From: Kelsey Lawrence <Kelsey.Lawrence@clearesult.com>
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Subject: FW: follow up on 532 Arapahoe
Date: April 9, 2018 at 12:08:59 PM MDT
To: "jmcc526@gmail.com" <jmcc526@gmail.com>
Hi Julie,
I’m glad we connected today! Please feel free to call me at 303-446-
7897 if you have any questions about the information below or any
questions as you fill out the application. As I said on the phone, this is
what I’m here for!
Best,
Kelsey
From: Kelsey Lawrence
<Kelsey.Lawrence@clearesult.com> Date: Monday, July 31,
2017 at 2:58 PM To: "Pringle, Tonia"
<PringleT@bouldercolorado.gov> Subject: Re: follow up on 532
Arapahoe
Hi Tonia,
One thing that was fairly clear from the site visit was that the crawlspace
did look to be difficult to insulate because it was not very tall. So with that
in mind, below is what I would suggest:
• Adding storm windows to help decrease air leakage (she mentioned
that her tenants usually put the plastic film on the windows in the winter,
so it sounds like they could benefit from a storm window which would
more effective). Potentially she could look into the plexiglass style insert
(like Indow Window or others) for points.
◦ +8 points if plexiglass storms, +11 if glass storms
• Certain walls may be easier to insulate than others; I've definitely seen
lathe and plaster insulated from the exterior. I'm hesitant to bring walls
up again because it's her biggest concern but I do think it's a worthwhile
upgrade especially if the crawlspace is not going to be insulated.
◦ +5 points for each 25% of walls insulated; maybe she could
insulate the sides without the kitchen and built-ins. There was also a very
small section that was potentially an addition from a while go, so
Agenda Item # 5B Page 42
insulating that wall may be simpler.
• Professionally applied air sealing would help around the windows and
with overall comfort. Getting a blower door test and duct leakage test
afterwards could gain points.
◦ +2-7 infiltration; +4-17 duct leakage
From there, depending on how the points shake out, the property could
be very close to compliance.
As always, let me know how I can help!
Best,
Kelsey
--
Kelsey Lawrence, BPI Building Analyst
Associate Program Manager
Direct 303.446.7897 • EnergySmart 303.544.1000 • SmartRegs 303.544.1001
CLEAResult®
303.325.7650 • clearesult.com
1722 14th Street, Suite 210 • Boulder, CO 80302
We change the way people use energy™
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Attachment C: Current Photographs
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Attachment D: Historic Building Inventory Record, 1989
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Attachment E: Boulder County Tax Assessor Card c. 1941
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Attachment F: BUILDING PERMIT RESEARCH
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Attachment G: DEED AND DIRECTORY RESEARCH
Owner (Deeds) Date Occupant(s)/Directory
House constructed (tax assessor card) – 1940
Elizabeth and
Blanche Ricketts
1936-1967
1936-1940
No List
Claire B. Smith
Listed on 1949 Tax
Assessor
1943
Yeager Joephine (teacher)
1946 Densmore Ruth (Boulder High School Teacher);
Schlytern Helen (Boulder High School Teacher)
Baron Marjorie
1957
1949-1958 Baron Marjorie (Teacher 1956 directory)
Elizabeth Ricketts
1957-1967
1953-1958 Falck Dorothy L. (Secretary 1955 directory)
1959-1960 Taggart Marilou
1961 Ondeyka Arther R.
1962 Eaton William D. (student)
1963 Kurtzman Jeffery
1964 Zurstadt Don H. (Student)
Agenda Item # 5B Page 83
Barchilon Jacques
Helen L 1967
1965-1968 Neugebauer Manfred H. (Modern Specialists)
1969-1970 Cormack Richard H (Terry J) Student
1971 Duncan Mike
1972-1974 Hutchinson George B
1975-1976 Vigil Regina
Redman Helen
Barchilon (artist
1974 directory)
1977-1988
1977-1978 Soule Jenny
1979-1983 Stone Jennifer (Crystal Imports)
1984 Vacant
1985-1986 Mc Cabe JA
Bierman Arthur
Sandra L 1988-
1990
Julianne McCabe
1990-Present
1987-1990 Poquerusse Michael and Margaret Dieter
Deed Research
532 Arapahoe Ave
Agenda Item # 5B Page 84
WLY 35 FT OF N 1/2 LOT 3 & WLY 2.66 FT OF S 105.30 FT OF E 6 5 FT OF N 1/2 LOT
3 BLK B
01025345
GE MCCABE
JULIANNE GR
BIERMAN
ARTHUR
SANDRA L
WARRANTY
DEED 01/26/1990
SEC T R TR PT L 3 B B HIGHLAND LAWN ADD
01034845 + GR
BIERMAN
ARTHUR
SANDRA L
GE BIERMAN
SANDRA L
WARRANTY
DEED 03/30/1990
SEC T R TR PT L 3 B B HIGHLAND LAWN
01030868 + GR
BIERMAN
ARTHUR
SANDRA L
GE BIERMAN
SANDRA L
WARRANTY
DEED 03/05/1990
SEC T R TR PT L 3 B B HIGHLAND LAWN
00928919
GE
BIERMAN
ARTHUR
SANDRA L
GR
REDMAN
HELEN
BARCHILON +
WARRANTY
DEED JOINT
TENANCY
07/08/1988
SEC T R TR PT L 3 B B HIGHLAND LAWN
00229107
GE
REDMAN
HELEN
BARCHILON +
GR
REDMAN
HELEN
BARCHILON +
WARRANTY
DEED 06/23/1977
SEC T R TR PT L 3 B B HIGHLAND LAWN
90856632
GE
BARCHILON
JACQUES
HELEN L
GR RICKETTS
ELIZABETH
WARRANTY
DEED JOINT
TENANCY
08/31/1967
SEC T R TR PT L 3 B B HIGHLAND LAWN
90588193
1036
0212 GR RICKETTS
ELIZABETH + GE
BARON
MARJORIE
R +
WARRANTY
DEED 01/30/1957
SEC T R TR PT L 3 BL B HIGHLAND LAWN ETAL
The 1989 Historic Survey recorded this building was constructed by Elizabeth and
Blanche Ricketts as a rental home for school teachers. The 1989 historic survey estimates
Agenda Item # 5B Page 85
the year of construction at 1936. The 1941 tax assessor card estimates the year of
construction at 1940. The first directory listing is found in 1943.
Agenda Item # 5B Page 86
Attachment H: Letters
Agenda Item # 5B Page 87
Agenda Item # 5B Page 88
Attachment I: Individual Landmark Significance Criteria
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the designation
of Landmarks and Historic Districts in the City of Boulder. The purpose of the ordinance is the preservation of the
City’s permitted cultural, historic, and architectural heritage. The Landmarks Board is permitted by the ordinance to
adopt rules and regulations as it deems necessary for its own organization and procedures. The following
Significance Criteria have been adopted by the board to help evaluate each potential designation in a consistent and
equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the development, heritage,
or cultural characteristics of the community, state or nation; be the site of a historic, or prehistoric event that
had an effect upon society; or exemplify the cultural, political, economic, or social heritage of the
community.
Date of Construction: This area of consideration places particular importance on the age of
the structure.
Association with Historical Persons or Events: This association could be national, state, or
local.
Distinction in the Development of the Community of Boulder: This is most applicable to
an institution (religious, educational, civic, etc) or business structure, though in 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.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder
Historical Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland,
etc), State Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or
others in published form as having historic interest and value.
Other, if applicable.
Architectural Significance
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.
Recognized Period/Style: It should exemplify specific elements of an architectural
period/style, i.e.: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The
History of Architectural Style (Marcus/Wiffin), Architecture in San Francisco (Gebhard et
al), History of Architecture (Fletcher), Architecture/Colorado, and any other published
Agenda Item # 5B Page 89
source of universal or local analysis of a style.
Architect or Builder of Prominence: A good example of the work of an architect or builder
who is recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent
visual quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship
that are representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder
area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by the protection of
the unique natural and man-made environment.
Site Characteristics: It should be of high quality 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.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is situated
in a manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental importance
and continuity of an existing condition, although taken singularly or out of context might
not qualify under other criteria.