08.01.18 LB Minutes CITY OF BOULDER
LANDMARKS BOARD
August 1,2018 at 6:00 p.m.
1777 Broadway,Municipal Building, Council Chambers
The following are the action minutes of the August 1, 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
John Decker
William Jellick
Ronnie Pelusio
Fran Sheets
Liz Payton *Planning Board representative without 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, Administrative Specialist
Tony Wiese, Historic Preservation Intern
Caleb Gasparek, 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 B.Jellick, seconded by R. Pelusio, the Landmarks Board approved
(5-0) the minutes from the June 6, 2018 Landmarks Board meeting.
3. PUBLIC PARTICIPATION FOR NON-PUBLIC HEARING ITEMS
Natalie Feinberg Lopez, 5050 Oxford Rd., Longmont, architectural conservator and
Vice President of the Association of Preservation Technology International. She
communicated deep concern of the number of approved demolition permits for
historic structures. Ms. Feinberg Lopez highlighted the benefits of preservation as a
sustainable way to live through the reuse of buildings and materials and of its value
to a community's cultural heritage.
4. DISCUSSION OF LANDMARK ALTERATION AND DEMOLITION
APPLICATIONS ISSUED AND PENDING
• Statistical Report—EnerGov still developing and there is no report
• Parks and Recreation department update on the Harbeck-Bergheim House given
by Jeff Haley, Planning, Design & Community Engagement Manager. He gave
some background and the plan going forward, mentioning the three current
options being considered:
1) Parks and Recs continues to own property, and leases it out at market rate
2) Retain property for city use, and find a funding source
3) Sell the property, with the proceeds used for other historic/cultural assets
5. PUBLIC HEARING ITEM
A. [00:20:35, audio minutes, part I]Public hearing (a legislative hearing) and
consideration of a motion to adopt a resolution to initiate the process for the
designation of the property at 32018th St. as an individual landmark pursuant to
Section 9-11-3, B.R.C. 1981. Owner:Jeanne and Steven Hoerter/Applicant: City
of Boulder Landmarks Board
Staff Presentation
M. Cameron presented the case to the board, with the staff recommendation that
the Landmarks Board does not initiate the landmark designation for the property
at 3201 81h St.
Owner's Presentation
Jeanne Hoerter, owner 3201 81h St., spoke in opposition to landmark designation,
noting her family's deep connection to the neighborhood and intent to renovate
and live age in place. She stated that the demolition permit has been withdrawn,
alternatives to demolition were explored, and they have chosen to rehabilitate
the first floor and it is currently rented out. She expressed concern that there is
not updated survey information for the neighborhood and that initiating
landmark designation of their property could be interpreted as singling out the
application. She believes that initiating landmark designation when there is not
an active demolition or building permit application is inconsistent with the
legislative intent of the ordinance.
Public Comment
Gary Holt, 2900 N. Torreys Peak Dr., wrote a letter offering his observations on the
quality of the building's masonry, which, in his opinion, is of high quality and unique.
Sean Mclllwain, President of Historic Boulder, Inc., wrote a letter in support of
initiating landmark designation.
Estella Cole, wrote an email in support of initiating landmark designation to conduct
additional research and investigation.
Arlene Blewitt, 5019 Holmes Pl., wrote an email in support of landmark designation.
Susan Coit, 3153 911 St., Clay Thompson and Kim Thompson, 2860 711, St.,
Christina Clark, 2903 11th St., Racquel Bracken, 293516th St., Steve Closky, 3077
6th St., Tara Closky, 3077 6th St., Debra Campbell, 3065 8th St.,James Coon, 3065
81h St., Kristin Creamer, 1035 Kalmia Ave., Steven Rosenblum, 3193 81h St., Chris
and Eileen Nessel, 3070 811 St.,Jakob and Jessica Kramer, 4425 Apple Way, Katie
and David Hawk, 3044 8th St.,Julie Dillinger Walker and Steve Walker, 4869
Valkyrie Dr., and Marco DeGaetano, 3078 8th St., wrote emails that expressed
opposition of landmark designation, especially over the owners'objection.
Christina Clark, 290311th St., spoke in opposition of landmark designation. She
stated that she does not want a precedent to be set for the neighborhood to be
designated.
Natalie Feinberg Lopez, P.O. Box 21433, Boulder, spoke in support of
considering landmark designation because of the building's architectural
integrity. She encouraged the city to resurvey the area, and remarked that in her
opinion, the structural reports were over budget and over engineered.
Adrian Sopher,3166 8th St., spoke in opposition of landmark designation. He
commented that the board had accomplished finding alternatives to demolition,
that the demolition permit had been rescinded, and that any future changes
would go through the process laid out in the code.
Eileen Nessel, 3070 8th St., spoke in opposition of landmark designation,
especially since the owner had withdrawn the demolition permit applicant.
Gail Gray, 670 Logan Mill Rd., spoke in support of landmark designation and
expressed concern that the building is still threatened due to the potential of a
partial demolition and construction of a large addition. She commended the
board for finding alternatives to demolition and the property owners for the
work they did. Ms. Gray encouraged the board and staff to investigate ways to
make the program clearer, so that owners would better understand the options.
Bev Potter, 3201 11th St., spoke in support of landmark designation. She
expressed appreciation that many people that have come forward to comment on
the topic. She expressed concern for the potential for partial demolition and
construction of a large addition.
Rebuttal
Jeanne Hoerter, responded to the question of what the future use of the house
may be,which she did not know yet what the next 5, 10, 15 years will hold,
however whatever does happen will be subject to same laws and regulations that
every other homeowner is.
Motion
On a motion by E. Budd, and seconded by R. Pelusio, (4-1, F. Sheets opposed)
that the Landmarks Board voted to not initiate landmark designation for the
property at 3201 81'St.
F. Sheets opposed the motion to not initiate landmark designation due to the
importance of protecting small, historic houses.
B. [01:22:50 audio minutes, part I—7:25 p.m.]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 (MS2018-00111).
Ex Parte Contacts
L. Payton had no ex parte contacts. B.Jellick and J. Decker made site visits.
R. Pelusio and E. Budd reviewed the application at the Landmarks Design
Review Committee. F. Sheets lives within 300 ft. of the applicant and recused
herself from this item.
Staff Presentation
J. Hewat presented the case to the board, with the staff recommendation that the
Landmarks Board issue a stay-of-demolition to explore alternatives to
demolition.
Applicant's Presentation
Jessica Alizadeh, 1801 California St., #2600, Denver, Fairfield &Woods, P.C., the
applicant's representative, spoke in support of issuance of the demolition permit
application.
Julie McCabe, 526 Arapahoe Ave., owner and applicant, spoke in support of the
demolition permit application, citing the prohibitive cost of restoration and the
building's limited environmental and historic significance.
Public Comment
A neighbor within 300 ft. wrote a descriptive letter expressing their belief that the home
was a good candidate for preservation.
There was no public comment at the meeting.
Motion
E.Budd and R.Pelusio agreed that there were enough architectural,
archaeological, and environmental elements (meaning that there was significance
under the criteria set forth in section 9-11-23(f), B.R.C. 1981) worth pursuing
alternatives to demolition by exercising a stay-of-demolition. B.Jellick drew
upon past decisions about similarly small homes that had rehabilitation costs
that were excessive and an older home owner with a limited budget; and J.
Decker agreed that these elements did not make it worth pursing alternatives to
demolition by issuing a stay-of-demolition. Since the position/vote was a tied (F.
Sheets recused), the "vote" was null and by default the city manager shall issue a
demolition permit.
C. (00:00:00 audio minutes,part II)Public hearing and consideration of a Landmark
Alteration Certificate to rehabilitate and construct additions to the Silver Saddle
Motel cabins and office building at 90 Arapahoe Ave., a pending individual
landmark, per section 9-11-18 of the Boulder Revised Code (HIS2018-00069).
Owner/Applicant: Curtis McDonald, Canyon Creek Villas, LLC—90 Arapahoe/
Tim Laughlin, Surround Architecture.
Ex Parte Contacts
J. Decker had no ex parte contacts. R. Pelusio made a site visit. B.Jellick, E.
Budd, and F. Sheets reviewed the application at the Landmarks Design Review
Committee. L. Payton reviewed the concept and site plans of the same
applications that went through the Planning Board processes.
Staff Presentation
M. Cameron presented the case to the board, with the staff recommendation that
the Landmarks Board conditionally approve the Landmark Alteration
Certificate.
Applicant's Presentation
Tim Laughlin, Surround Architecture, presented the proposal and answered
questions from the board.
Public Comment
Estella Cole wrote a letter to the Landmarks Board expressing concern that the proposed
alterations do not meet the Secretary of the Interior's Standards for Rehabilitation.
Ronald Dreasher, 96 Arapahoe Ave., president of September School, spoke in
support of the application.
Motion
On a motion by B.Jellick, and seconded by E.Budd, (4-1 F. Sheets opposed), the
Landmarks Board adopt the staff memorandum dated Aug. 1, 2018 as the
findings of the board and approve a Landmark Alteration Certificate for the
rehabilitation and construction of additions at 90 Arapahoe Ave., subject to the
following conditions:
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for ensuring that the alterations shall be
completed in compliance with plans dated July 5, 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 the following,
which shall be subject to the final review and approval of the Ldre:
a. Revised plans showing historic windows rehabilitated rather than
replaced; retention of painted finish on wood log siding; reduction of
parapet on Motel Office Building to tuck underneath the existing
eaves;
b. Final architectural plans that include details including wall and roof
materials, paint finish, door and window details, rehabilitation and
select replacement of only deteriorated wood siding, and hardscaping
on the property to ensure that the final design of the building is
consistent with the General Design Guidelines and the intent of this
approval.
F. Sheets opposed the motion to approve the project because she considers that
the proposal will not be compatible with the historic buildings and the proposed
alterations remove the character-defining features of the property that make it
eligible for landmark designation.
D. [01:01:25 audio minutes, part II—9:27 p.m.]Public hearing and consideration of a
Landmark Alteration Certificate to demolish an existing non-contributing house
and, in its place, construct a new 2,200 sq. ft.house and demolish a 110 sq. ft.
shed and construct a free-standing 500 sq. ft., two-car garage at 531 Maxwell
Ave. in the Mapleton Hill Historic District, pursuant to Section 9-11-23 of the
Boulder Revised Code, 1981 (HIS2018-00204). Owner/Applicant: Elizabeth
Garnsey and/Joel Smiley
Ex Parte Contacts
L. Payton lives near this residence and recused herself.
Staff Presentation
J.Hewat presented the case to the board,with the staff recommendation that the
Landmarks Board adopt the staff memorandum. He clarified that the overall
proposed design is 2,200 sq. ft. and not 1,620 sq. ft. as indicated in the staff
memorandum.
A1plicant's Presentation
Joel Smiley, 521 Maxwell Ave., contractor and applicant, presented the case and
answered questions from the board.
Public Comment
Estella Cole, wrote an email expressing concern that the design duplicates a historic
style and may create a false sense of history.
Pat Holman, 530 Maxwell Ave., wrote an email stating opposition to the demolition
and new construction.
Mike Murphy, 530 Concord Ave., asked questions related to the design review
process and expressed concern about the location of the proposed garage on the
alley.
Claudia Murphy, 530 Concord Ave., expressed concerns about the existing
house being demolished, the size of the proposed design, and the precedent the
approval of this application could set.
Rebuttal
Joel Smiley, responded to the concern about alley access.
Motion
On a motion by E. Budd, and seconded by R. Pelusio, (5-0) the Landmarks Board
adopted the staff memorandum dated Aug. 1, 2018 as the findings of the board
and approve a Landmark Alteration Certificate for the demolition and new
construction at 531 Maxwell Ave., subject to the outlined conditions.
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for ensuring that the alterations are
completed in compliance with plans dated July 2, 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 the following,
which shall be subject to the final review and approval of the Landmarks
Design Review Committee (Ldre):
a. Revised drawings showing:
i. more traditional fenestration on the fagade;
ii. a more traditional automobile garage door configuration;
iii. exploration of a rear porch supported by columns;
iv. exploration of a reduction of the size of the garage
v. exploration of an increase in the pitch of the garage roof; and
vi. exploration an increase in the real or perceived space between the
proposed house and garage.
b. Final architectural plans that include details including wall and roof
materials, porch details and materials, door and window details, and
proposed hardscaping on the property to ensure that the final design of
the building is consistent with the General Design Guidelines, the Mapleton
Hill Historic District Design Guidelines and the intent of this approval.
6. MATTERS FROM THE LANDMARKS BOARD,PLANNING
DEPARTMENT,AND CITY ATTORNEY[02:20:30 audio minutes, part II]
A. Update Memo and Recently Approved Landmark Alteration Certificates
B. ADU/Accessory Building Subcommittee (B.Jellick, R. Pelusio, and J.
Decker)update: the subcommittee met and developed some ideas to
submit to council before they vote on the topic. Specifically, they looked at
two questions:How can the LB help shape ADU policy to incentivize
Historic Preservation?How can the LB help shape ADU policy to help
protect the character of Historic Districts and of other potential Historic
Districts or potential Landmarks?
7. DEBRIEF MEETING/CALENDAR CHECK
8. ADJOURNMENT[02:27:00 audio minute, part III
The meeting adjourned at 10:50 p.m.
Approved on S 2018
Respectfully submitted,
4"t A , , Chairperson