Item 5B - 1202 Folsom St. memo 2.5.2020MEMORANDUM TO THE LANDMARKS BOARD
February 5, 2020
Staff
Jim Robertson, Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
Michelle Mikoni, Historic Preservation Intern
Landmark Designation Request
Public hearing and consideration of the proposal to designate the property at
1202 Folsom St. as an individual historic landmark, pursuant to Section 9-11-5
of the Boulder Revised Code 1981, and under the procedures prescribed by
chapter 1-3, "Quasi-Judicial Hearings," B.R.C. 1981.
Address: 1202 Folsom St.
Owner: Rocky Mountain District Lutheran Church Missouri Synod
Owner Rep.: Paul Albers, Rocky Mountain District, LC-MS
Applicant: City of Boulder Landmarks Board
Case Number: HIS2020-00035
Case Type: Landmark Designation
Code Section: 9-11-5, B.R.C., 1981
Site Information
Date of Construction: c. 1920s, 1950s, 1963
Zoning: RL-1 (residential low – 1)
Lot Size: 32,991 sq. ft. (approx.)
Building Size: 6,674 sq. ft. (County Assessor estimate)
Staff Recommendation
That the Landmarks Board recommends to the City Council designation of the
property as an individual landmark to be known as the University Lutheran
Student Center Chapel.
Recommended Motion
The Landmarks Board recommends to the City Council that it designate property
at 1202 Folsom St., as a local historic landmark, to be known as the University
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Lutheran Student Center Chapel, finding that it meets the standards for
individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and
adopt the staff memorandum dated Feb. 5, 2020, as the findings of the board,
including the recommendation that the residential portion be recognized as non-
contributing.
Alternative Motion
The Landmarks Board recommends to the City Council that it designate property
at 1202 Folsom St., as a local historic landmark, to be known as the University
Lutheran Student Center Chapel, finding that it meets the standards for
individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and
adopt the staff memorandum dated Feb. 5, 2020, as the findings of the board,
recognizing both the chapel and residential portion as historically contributing.
Findings
The Landmarks Board finds, based upon the application and evidence
presented, that the proposed designation application is consistent with the
purposes and standards of the Historic Preservation Ordinance, in that:
1. The designation of the property will protect, enhance, and perpetuate a
property and building reminiscent of a past era and important in local and
state history and provide a significant example of architecture from the
past.
2. The designation will maintain an appropriate setting and environment and
will enhance property values, stabilize the neighborhood, promote tourist
trade and interest, and foster knowledge of the city’s living heritage.
3. The designation draws a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage by ensuring that demolition of buildings important to
that heritage will be carefully weighed with other alternatives.
4. The property proposed for designation has historical, architectural or
aesthetic interest or value.
Summary
The original portion of the building was constructed as a house around 1915
and added onto between 1954-1961 (“residential portion”). In 1963, the Rocky
Mountain Lutheran Church purchased the property and added the modernist
chapel and gathering area (“Chapel”).
The property was first surveyed in 1995 and found to represent a type, period
or method of construction, noting “Alterations to this house have diminished
its historic integrity.” At the time, the modern 1963 chapel addition was
described as “large addition to northern portion of façade.”
In a subsequent historic building survey undertaken in 2000, the chapel was
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identified as eligible for local landmark designation and for listing in State and
National Registers of Historic Places.
In 2014 the chapel was recognized by the Landmarks Board as a Structure of
Merit, an honorary designation to increase community awareness of
architecturally and historically significant places.
On April 2, 2019, the Planning Department received a demolition permit
application to remove the c.1915-1961 portion (the “residential portion) of the
building at 1202 Folsom St., a non-designated building over 50 years old.
On April 10, 2019, 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 building may be eligible for designation
as an individual landmark.
On June 5, 2019, the Landmarks Board imposed a stay-of-demolition for a
period of up to 180 days in order to seek alternatives to the proposed removal
of the residential portion of the building. (See Attachment A: Link to
Demolition Memo). The 180 day stay period expired on Oct. 27, 2019.
During the stay-of-demolition, staff and representatives of the Landmarks
Board made site visits and discussed alternatives to demolition with the
applicant and the owner’s representatives, including rehabilitation and
incorporating the building into redevelopment of the property.
The owners have considered alternatives to the demolition as suggested in
Section 9-11-23(h), B.R.C. 1981, but consider maintaining the residential
portion of the building to be cost prohibitive and practically infeasible.
On Oct. 2, the Landmarks Board scheduled a hearing to consider whether to
initiate landmark designation for the property at 1202 Folsom St.
On Oct. 22, the Landmarks Board voted (4-0, F. Sheets absent) to initiate
landmark designation of the property and considered both the residential and
chapel portions of the building to be potentially significant features. The staff
recommendation was to initiate landmark designation on the property but to
recognize the residential portion of the building as non-contributing.
The owner is opposed to landmark designation of the property. See
Attachment B: Letter from Owner.
Since the application was submitted in April 2019, two people have spoken
and written in support of preservation and three people have spoken in
support of demolishing the residential portion to better preserve the 1963
chapel.
Consistent with its initiation hearing recommendation, staff recommends the
Landmarks Board recommend to City Council landmark designation of the
property, acknowledging that the residential portion of the building is likely not
a significant character-defining feature due to the amount of alterations done
to the building. See Attachment C-1: Proposed Ordinance.
If the Landmarks Board wishes to recommend landmark designation of the
property and recognize both the residential and chapel portions of the building
as significant, see Attachment C-2: Proposed Alternate Ordinance.
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Property Description
32,990 sq. ft. in size, the lot is located at the northeast corner of Folsom Street
and Colorado Avenue, due east of Folsom Stadium and north of the University of
Colorado campus. The property had a largely rural character until the 1960s,
when the Majestic Heights subdivision was developed to the north of the
property. Today, the area contains an eclectic mix of building ages and uses. The
property is not located in an identified potential historic district.
Figure 1. Location Map showing 1202 Folsom St.
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Figure 2. 1202 Folsom St., West Elevation, 2019. Residential portion on left;
1963 chapel on right.
Figure 3. Tax Assessor Card Photograph, 1202 Folsom St., c. 1950.
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Figure 4. 1202 Folsom St., West Elevation, 2019.
The one-and-a-half story frame house was constructed in the 1920s and features
Craftsman Bungalow elements including decorative brackets, exposed rafter
tails, and wide overhanging eaves. The dormer on the west elevation is an
unusual feature, consisting of two gable-roofed dormers spanned by a shed-roof
portion with two pairs of double-hung windows. The original eight-over-one,
double-hung windows in the dormer have been replaced with one-over-one
windows. A grouping of windows with a divided upper sash is located to the east
of the inset entrance. Three exterior doors are accessed from the porch.
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Figure 5. North Elevation, 1202 Folsom St., 2019.
Between 1954 and 1961, several modifications were made to the house. The
building was clad in narrow-lap aluminum siding and an addition with a shallow
gable roof was constructed on the north side of the building. The west elevation
of the addition has a centrally located picture window flanked by narrow
casement windows. The original exposed rafter tails were enclosed, and gable
end verge boards were removed, likely during this remodel. A non-historic door is
located on the east (rear) elevation, with two pairs of double-hung windows
located to the north of the door opening. The addition is clad in the same
aluminum siding.
Figure 6. East (Rear) Elevation, 1202 Folsom St., 2019.
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The rear of the building includes a hipped-roof projection that appears to be a
sleeping porch, and a shed-roof addition with a variety of window types.
Figure 7. Chapel at 1202 Folsom St., 2019.
The 1963 chapel addition was designed by the architectural firm of Ditzen,
Royland, Mueller and constructed by Trico Builders Company. It was included in
the 2000 Survey of Modern Architecture and found to be potentially eligible for
local landmark designation and listing in the State Register of Historic Places.
The building is significant for its association with the emergence of a distinctly
regional variant of Modernist architecture that flourished in Boulder during the
1950s through the 1970s. The survey identifies the Chapel as an expressionistic
manifestation of this Modernistic design with its organic, sculptural form,
irregularly shaped windows, and use of natural materials. Additionally, it has
been identified as a significant visual landmark on the corner of Colorado Avenue
and Folsom Street, immediately across from the University of Colorado campus.
The chapel was recognized by the Landmarks Board as a Structure of Merit in
2014. The recognition does not carry additional regulation and is used to
increase community awareness of significant buildings and sites in Boulder.
Alterations
While the 1920s house appears to be largely intact to its original construction,
alterations include the construction of an addition to the north elevation between
1954 and 1961 and the construction of the chapel on the south elevation in 1963.
The front lawn has been replaced with a surface parking lot. Material changes
include aluminum siding and some replacement windows. The front porch was
reconfigured during the construction of the 1950s addition, and the concrete pier
with a stone base was removed. During the construction of the student chapel in
1963, the south wall of the house was removed.
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Staff considers the extent of changes to the residential portion of the building,
including alterations to the porch, application of vinyl siding, and construction of
additions in the 1950s, has adversely affected its historic integrity. However, the
1963 chapel portion retains integrity and is of high historic architectural
significance.
Figure 8. Chapel at 1202 Folsom St., 2000.
Area History
This property was surveyed as part of the 1995 Boulder Survey of Historic Places
– Scattered Resources (link). Constructed next to the University of Colorado
campus, the area to the east retained a largely agricultural character through the
early 1960s, when the Majestic Heights subdivision was constructed north of the
property. Colorado Avenue (formerly known as East Pennsylvania Street) and
Folsom Street (formerly known as 24th Street) continued through the University of
Colorado campus. A few early residences are visible in the 1938 aerial
photograph, surround primarily by agricultural land.
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Figure 9. Aerial photograph, 1938.
Figure 10. Aerial photograph, 1938.
Property History
The property at 1202 Folsom St. was previously addressed as 1202 24th St. and
was located outside of city limits until the 1930s. The residential building was
constructed sometime in the 1920’s when it was part of the Maplecroft Poultry
Farm owned by Herald and Florence Garnick. In addition to poultry, which was
sold to resorts in Estes Park and Denver during the summer tourist seasons, the
Garnicks grew beets on the property. By 1929, the Garnicks shared ownership of
the property with Max and Clara Bauer who lived in the house from 1929 until
1932.
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Bauer (1929-1932)
Max Bauer was born in Bristol, Indiana on April 5, 1886. He
received a Bachelor of Science from the University of Chicago
in 1908 and a PhD. from CU in 1939 and married Clara Hillix
on Nov. 16, 1911.1 Dr. Bauer was an instructor in Geology at
the University of Colorado. After working teaching for three
years, Max was hired by the National Park Service where he
served as Chief of the Geology Branch and in the 1940’s as
Director and Executive Secretary for the Yellowstone Library
and Museum Association. Bauer was primarily involved with
the preservation and interpretation of scenic and natural
features in National Parks but also the mapping of
Yellowstone, the Great Smoky Mountains, the Olympic
National Park, Death Valley, and Dinosaur National
Monument. He published a book “Yellowstone – Its Underworld”, which details
various geysers and other natural formations throughout the park.2
Shope (1938-1944)
Dr. Paul and Virginia Shope jointly owned the property with the
Bauers in 1938 and Dexter and Winifred Maupin from 1943 until
1953. The Shopes lived in the house from 1940 until 1944. Dr.
Shope was a member of the biology faculty at CU from 1923
until 1944. He served in World War I, where he was wounded in
Bois Bellieu a few days before the armistice in 1918. He received
a master’s degree from the University of Colorado in 1925 and a
Doctor of Philosophy degree from the Missouri Botanical Garden
in St. Louis in 1931. Upon his retirement, he sold his collection of
slides of Colorado mountain scenes and botanical collection to
CU. The Shopes moved to Houston, MO in 1944.
Maupin (1946-1953)
From 1946 until 1953, Dexter and Winifred Maupin lived in the
house. Dexter (Dick) Maupin was born in Bowling Green, MO
on June 21, 1884 and moved to Boulder in 1899, where he
attended the State Preparatory School. In 1910, he established
a furniture repair and antique business, which was located west
of Valentine Hardware on Pearl Street and at 2101 Broadway
1 Max Bauer Obituary
2 Bauer Newspaper Clipping File. Carnegie Library for Local History.
Max Bauer
Dick and Virginia Maupin,
date unknown.
Carnegie Library
Paul Shope, Carnegie Library
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(since demolished), from 1943 until 1955.3 Dexter married Winifred Sager in
1910 and were married until his death in 1963. Honorary pallbearers at Dexter’s
funeral included Milton Bergheim, Francis Reinert, John Valentine, Walter
Should, Perry Bartlett, L.E. Terry and Merle Darnell.4
Berkeley (1956 – 1961)
From 1956 until 1961, Hugo and Apollonia Berkeley lived in the house. Hugo was
born in Boulder on April 25, 1895 and attended Boulder Preparatory School and
the University of Colorado Law School. He married Apollonia Schons in 1933 and
together owned and operated Berkeley’s Furriers, Cleaners, and Hatters at 2050
12th Street. Hugo was the grandson of Judge Granville Berkeley, an early
Boulder pioneer and a descendant of Charles Carroll, one of the signers of the
Declaration of Independence, and Sir William Berkeley, an early governor of
Virginia. 5
Apollonia Berkeley was born in Wallace, Nebraska on
Oct. 6, 1891 and moved to Colorado at the age of three.
She graduated from the Colorado State Teachers
College and held a master’s degree from CU. She
taught at elementary and high schools in Boulder and
was a partner in Berkeley Cleaners. The Berkeleys
were members of the Sacred Heart of Jesus Church.
Hugo died in 1974 and Apollonia died a year later. The
couple is buried in Green Mountain Cemetery.6
A newspaper article from 1961 on the University Lutheran Chapel-Student
Center notes that after the chapel was constructed, the former “White House”
was used for offices and study rooms.7
Criteria for the Board’s Decision
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981,
specifies that in their review of an application for local landmark designation, “the
landmarks board shall determine whether the proposed designation conforms
3 “Dick Maupin, Retired Furniture Store Owner, Died This Morning.” Sept. 26, 1963. Daily
Camera.
4 “Maupin Service To Be Saturday.” Sept. 27, 1963. Daily Camera.
5 “Hugo Berkely.” Feb. 1, 1974. Daily Camera.
6 “Virginia Berkely.” Dec. 15, 1975. Daily Camera.
7 “The City’s Churches: University Lutheran Chapel-Student Center.” Daily Camera. Feb. 21,
1965. Carnegie Library for Local History.
Hugo and Apollonia Berkeley
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with the purposes and standards in Sections 9-11-1, Legislative Intent, and 9-11-
2, City Council May Designate Landmarks and Historic Districts.”
Section 9-11-1, Legislative Intent, states:
a) The purpose of this chapter is to promote the public health, safety, and
welfare by protecting, enhancing, and perpetuating buildings, sites, and
areas of the city reminiscent of past eras, events, and persons important
in local, state, or national history or providing significant examples of
architectural styles of the past. It is also the purpose of this chapter to
develop and maintain appropriate settings and environments for such
buildings, sites, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge
of the city’s living heritage.
b) The City Council does not intend by this chapter to preserve every old
building in the city but instead to draw a reasonable balance between
private property rights and the public interest in preserving the city’s
cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully
weighed with other alternatives and that alterations to such buildings and
structures and new construction will respect the character of each such
setting, not by imitating surrounding structures, but by being compatible
with them.
c) The City Council intends that in reviewing applications for alterations to
and new construction on landmarks or structures in a historic district, the
Landmarks Preservation Advisory Board shall follow relevant city policies,
including, without limitation, energy-efficient design, access for the
disabled, and creative approaches to renovation.
Section 9-11-2, City Council may Designate Landmarks and Historic
Districts, states:
(a) Pursuant to the procedures in this chapter the City Council may by
ordinance:
(1) Designate as a landmark an individual building or other feature or
an integrated group of structures or features on a single lot or site
having a special character and historical, architectural, or aesthetic
interest or value and designate a landmark site for each landmark;
Upon designation, the property included in any such designation is subject to all
the requirements of this code and other ordinances of the city.
To assist in the interpretation of the historic preservation ordinance, the
Landmarks Board has adopted significance criteria to use when evaluating
applications for individual landmarks. The criteria are included in Attachment E:
Significance Criteria.
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Analysis
Staff’s analysis is based on the criteria for review provided above.
A. Would the designation protect, enhance, and perpetuate a property
reminiscent of a past era(s), event(s), and person(s) important in local,
state, or national history in Boulder or provide a significant example of
architecture of the past?
B. Does the proposed application develop and maintain appropriate
settings and environments for such buildings, sites, and areas to
enhance property values, stabilize neighborhoods, promote tourist
trade and interest, and foster knowledge of the City’s living heritage?
Staff considers landmark designation of the entire property would protect the
historic character of the 1963 chapel, which is a significant architectural example
of regional expressionistic Modernism in Boulder. Staff considers that while
interesting, the residential portion of the building has been significantly altered
and its historic architectural integrity compromised to the point it may be
considered a non-contributing feature of the property. Accordingly, contributing
and non-contributing elements of the property would be identified in the
designation ordinance if the application were to move forward. The following
analysis focuses on the significance of the chapel portion of the building.
Reference the June 5, 2019 Landmarks Board Demolition Memo for analysis of
the residential portion, which staff considered potentially eligible for designation.
Staff considers that in order to protect the historic character of the site and
maintain an appropriate setting, designating the entire property is appropriate.
The property is located on the corner of University Avenue and Folsom Street
and is prominently visible. The National Register eligible chapel is located on the
south end of the property; future changes/development on the site, if not done
sensitively, could diminish the historic architectural integrity of this important
building and site.
Staff also considers that designation of the property would maintain an
appropriate setting, stabilize the neighborhood and foster knowledge and
understanding of the City’s living heritage.
HISTORIC SIGNIFICANCE:
Summary: The building located at 1202 Folsom St. meets historic significance
criteria 1, 2, 3, and 4.
1. Date of Construction: 1963
Elaboration: The chapel portion of the building was constructed in 1963.
2. Association with Persons or Events: Rocky Mountain District Lutheran
Church.
Elaboration: The Rocky Mountain District Lutheran Church constructed
the chapel in 1963 and continues to own the property today.
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3. Development of the Community: Modernist Architectural
Elaboration: The building is associated with the development of the local
Modernist architectural movement and survives as a unique and
remarkable example of early Expressionist design from the post-war
period in Boulder.
4. Recognition by Authorities: Front Range Research, 2000 Modernism
Survey, Landmarks Board
Elaboration: The property was surveyed in 1995 and found to represent a
type, period or method of construction, noting “Alterations to this house
have diminished its historic integrity.” At the time, the 1963 modern
addition was described as “large addition to northern portion of façade.”
When surveyed as part of the 2000 Modernism Survey, the chapel was
found to be eligible for local designation and listing in the State and
National Registers of Historic Places for its architectural significance.
ARCHITECTURAL SIGNIFICANCE:
Summary: The building located at 1202 Folsom St. meets architectural significance
under criteria 1, 2, 3 and 4.
1. Recognized Period or Style: Expressionistic Modern
Elaboration: The 1963 chapel embodies the Expressionistic Modern style
through its strong sculptural form, irregularly shaped windows, non-
traditional structural elements, the same materials used inside and out,
and an organic floor plan and ornamental program. (2000 Modernism
Survey)
2. Architect or Builder of Prominence: Ditzen, Royland, and Mueller; Trico
Builders Co.
Elaboration: The 1963 chapel addition was designed by the architectural
firm of Ditzen, Royland, Mueller and constructed by Trico Builders
Company.
3. Artistic Merit: High standard of construction craft; art-glass windows;
decorative masonry in chapel design.
4. Example of the Uncommon: Expressionistic Design
Elaboration: Expressionism is an uncommon form of modern architecture
in the United States; only fifteen examples are recorded in Boulder.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 1202 Folsom St. meets environmental significance
under criterion 3.
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1. Site Characteristics: Landscaping is minimal, but a distinctive circular
pavement links the various parts of the buildings and connects it to the street.
(2000 Modernism Survey)
2. Compatibility with Site: None observed
3. Geographic Importance: The chapel is located on the prominent corner of
Folsom Street and Colorado Avenue, adjacent to the University of Colorado
campus and is a readily recognizable landmark in the surrounding landscape.
(2000 Modernism Survey).
4. Environmental Appropriateness: Mixed-Use Character
Elaboration: The area has a mix of residential, institutional, and religious
buildings.
5. Area Integrity: The character of the area changed over the last few decades.
Prior to the 1940’s, the area was largely rural. The area now contains a
combination of university buildings, multi-family housing, and public buildings.
Landmark Name
Staff recommends the property be known as the University Lutheran Student
Center Chapel for its association with the Rocky Mountain District Lutheran
Church, and as that is how it is identified in the description on the 2000 Colorado
Cultural Resource Survey Architectural Inventory Form (link). This is consistent
with the Landmark Board’s Guidelines for Names of Landmarked Structures and
Sites (1988) and the National Register of Historic Places Guidelines for
Designation. See Attachment F: Guidelines for Names of Landmarked
Structures and Sites.
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Figure 11. Proposed Landmark Boundary (shaded yellow).
Landmark Boundary Analysis
Staff recommends that the boundary be established to follow the property lines
of the 32,990 sq. ft. lot, consistent with current and past practices and the
National Register Guidelines for establishing landmark boundaries.
Next Steps
Within 45 days of the hearing date, the Landmarks Board must adopt specific
written findings and conclusions approving, approving with modifications, or
disapproving the application. Should the board disapprove the application, the
board must notify the City Council of that action within 30 days of the hearing
date. City Council may call up a decision disapproving a designation. Should an
application be disapproved, the same application may not be submitted for a
period of one year.
If the board finds that the proposed designation conforms to Sections 9-11-1 and
9-11-2, B.R.C. 1981, it shall adopt specific findings and conclusions approving or
modifying and approving the application. If the board approves the proposed
designation, the application will be forwarded to City Council for a public hearing.
The public hearing before City Council must be held within 100 days of the
Landmark Board’s decision recommending designation.
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Attachments
A: Link to Oct. 22, 2019 Landmarks Board Memo
B: Letter from Owners Opposing Designation
C-1: Proposed Ordinance Language
C-2: Alternative Ordinance Language
D: Current Photographs
E: Significance Criteria for Individual Landmarks
F: Guidelines for Names of Landmarked Structures and Sites
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Attachment B - Letter from owner opposing designation of 1202 Folsom St. - Page 1 of 1Item 5B - 1202 Folsom St. - LB memo 2.5.2020 Page 19 of 36
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ORDINANCE NO. ____
AN ORDINANCE DESIGNATING THE PROPERTY AT 1202
FOLSOM STREET, CITY OF BOULDER, COLORADO, ALSO
KNOWN AS THE UNIVERSITY LUTHERAN STUDENT
CENTER CHAPEL, A LANDMARK UNDER CHAPTER 9-11,
“HISTORIC PRESERVATION” B.R.C. 1981, AND SETTING
FORTH DETAILS IN RELATION THERETO.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section l. The City Council enacts this ordinance pursuant to its authority under Chapter
9-11, “Historic Preservation,” B.R.C. 1981, to designate as a landmark a property having a special
character or special historic, architectural, or aesthetic interest or value.
Section 2. The City Council finds that: 1) on October 22, 2019, the Landmarks Board
initiated landmark designation of the property; 2) the Landmarks Board held a public hearing on
the proposed designation on February 5, 2020, and recommended that the City Council approve
the proposed designation.
Section 3. The City Council also finds that upon public notice required by law, the council
held a public hearing on the proposed designation on ______, 2020 and upon the basis of the
presentations at that hearing finds that the property at 1202 Folsom St. possesses special historic
and architectural value warranting its designation as a landmark.
Section 4. The characteristics of the subject property that justify its designation as a landmark
are: 1) its historic significance for its association with the development of the local Modernist
architectural movement in Boulder in the post-war era; and 2) its architectural significance as an
excellent example of Expressionism, evidenced through its organic, sculptural form, irregularly
shaped windows, and use of natural materials; as the work of the architect firm of Ditzen, Royland,
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and Mueller and its high quality of construction; and 3) its environmental significance as a visual
landmark.
Section 5. The City Council recognizes the residential portion of the property, constructed
around 1915 and added onto between 1954-1961, to be non-contributing to the historic
significance of the property.
Section 6. The City Council further finds that the foregoing landmark designation is
necessary to promote the public health, safety, and welfare of the residents of the city.
Section 7. There is hereby created as a landmark the property located at 1202 Folsom St.,
also known as the University Lutheran Student Center Chapel, whose legal landmark boundary
encompasses the legal lots upon which it sits:
LEGAL DESCRIPTION
TR 200A SE 1/4 NE 1/4 31-1N-70 DPT FILE 07-01-153-01
as depicted in the proposed landmark boundary map, attached hereto as Exhibit A.
Section 8. The City Council directs that the Planning Department give prompt notice of
this designation to the property owner and cause a copy of this ordinance to be recorded as
described in Subsection 9-11-6(d), B.R.C. 1981.
Section 9. The City Council deems it appropriate that this ordinance be published by title
only and orders that copies of this ordinance be made available in the office of the City Clerk for
public inspection and acquisition.
INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY TITLE
ONLY THIS ___ DAY OF ______, 2020.
Mayor
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Attest:
____________________________
City Clerk
READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED PUBLISHED BY
TITLE ONLY THIS _____ DAY OF ______, 2020.
Mayor
Attest:
____________________________
City Clerk
Attachment C-1 - Proposed Ordinance Language - Page 3 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 22 of 36
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Exhibit A – Landmark Boundary Map for 1202 Folsom St.
1202 Folsom Street, Boulder, Colorado
TR 200A SE 1/4 NE 1/4 31-1N-70 DPT FILE 07-01-153-01
Attachment C-1 - Proposed Ordinance Language - Page 4 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 23 of 36
ORDINANCE NO. ____
AN ORDINANCE DESIGNATING THE PROPERTY AT 1202
FOLSOM STREET, CITY OF BOULDER, COLORADO, ALSO
KNOWN AS THE UNIVERSITY LUTHERAN STUDENT
CENTER CHAPEL, A LANDMARK UNDER CHAPTER 9-11,
“HISTORIC PRESERVATION” B.R.C. 1981, AND SETTING
FORTH DETAILS IN RELATION THERETO.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section l. The City Council enacts this ordinance pursuant to its authority under Chapter
9-11, “Historic Preservation,” B.R.C. 1981, to designate as a landmark a property having a special
character or special historic, architectural, or aesthetic interest or value.
Section 2. The City Council finds that: 1) on October 22, 2019, the Landmarks Board
initiated landmark designation of the property; 2) the Landmarks Board held a public hearing on
the proposed designation on February 5, 2020, and recommended that the City Council approve
the proposed designation.
Section 3. The City Council also finds that upon public notice required by law, the council
held a public hearing on the proposed designation on ______, 2020 and upon the basis of the
presentations at that hearing finds that the property at 1202 Folsom St. possesses special historic
and architectural value warranting its designation as a landmark.
Section 4. The characteristics of the subject property that justify its designation as a landmark
are: 1) its historic significance for its association with Max Bauer, Dexter Maupin and Hugo and
Apollonia Berkley and for the development of the local Modernist architectural movement in
Boulder in the post-war era; and 2) its architectural significance as an example of Craftsman
residential design, evidenced through its overhanging eaves and decorative brackets and as an
Attachment C-2 - Alternate Ordinance Language - Page 1 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 24 of 36
example of Expressionism, evidenced through its organic, sculptural form, irregularly shaped
windows, and use of natural materials; as the work of the architect firm of Ditzen, Royland, and
Mueller and its high quality of construction; and 3) its environmental significance as a visual
landmark.
Section 5. The City Council further finds that the foregoing landmark designation is
necessary to promote the public health, safety, and welfare of the residents of the city.
Section 6. There is hereby created as a landmark the property located at 1202 Folsom St.,
also known as the University Lutheran Student Center Chapel, whose legal landmark boundary
encompasses the legal lots upon which it sits:
LEGAL DESCRIPTION
TR 200A SE 1/4 NE 1/4 31-1N-70 DPT FILE 07-01-153-01
as depicted in the proposed landmark boundary map, attached hereto as Exhibit A.
Section 7. The City Council directs that the Planning Department give prompt notice of
this designation to the property owner and cause a copy of this ordinance to be recorded as
described in Subsection 9-11-6(d), B.R.C. 1981.
Section 8. The City Council deems it appropriate that this ordinance be published by title
only and orders that copies of this ordinance be made available in the office of the City Clerk for
public inspection and acquisition.
INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY TITLE
ONLY THIS ___ DAY OF ______, 2020.
Mayor
Attachment C-2 - Alternate Ordinance Language - Page 2 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 25 of 36
Attest:
____________________________
City Clerk
READ ON SECOND READING, PASSED, ADOPTED, AND ORDERED PUBLISHED BY
TITLE ONLY THIS _____ DAY OF ______, 2020.
Mayor
Attest:
____________________________
City Clerk
Attachment C-2 - Alternate Ordinance Language - Page 3 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 26 of 36
Exhibit A – Landmark Boundary Map for 1202 Folsom St.
1202 Folsom Street, Boulder, Colorado
TR 200A SE 1/4 NE 1/4 31-1N-70 DPT FILE 07-01-153-01
Attachment C-2 - Alternate Ordinance Language - Page 4 of 4 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 27 of 36
Attachment D: Current Photographs
West Elevation, 1202 Folsom St., 2019.
Southwest Elevation, 1202 Folsom St., 2019.
Attachment D - Current photographs - Page 1 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 28 of 36
Northwest Elevation, 1202 Folsom St., 2019.
East Elevation, 1202 Folsom St., 2019.
Attachment D - Current photographs - Page 2 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 29 of 36
North Elevation, 1202 Folsom St., 2019.
West Elevation, Chapel at 1202 Folsom St., 2020.
Attachment D - Current photographs - Page 3 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 30 of 36
Southwest Elevation, Chapel at 1202 Folsom St., 2020.
South Elevation, Chapel at 1202 Folsom St., 2020.
Attachment D - Current photographs - Page 4 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 31 of 36
South Elevation, Chapel at 1202 Folsom St., 2020.
Southeast Elevation, Chapel at 1202 Folsom St., 2020.
Attachment D - Current photographs - Page 5 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 32 of 36
East Elevation, Chapel at 1202 Folsom St., 2020.
Attachment D - Current photographs - Page 6 of 6 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 33 of 36
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
Attachment E - Significance Criteria for Individual Landmarks - Page 1 of 2 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 34 of 36
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
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.
Attachment E - Significance Criteria for Individual Landmarks - Page 2 of 2 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
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Adopted August 2, 1989
08.13 (2013)
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline
for the official landmark names of structures and sites designated by the City Council as City of
Boulder Landmarks will provide consistency in meeting the historic preservation goals as set
forth in the Historic Preservation Code (9-11-1 and 9-11-3).
CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES:
1. The official landmark name of the site or structure should be based on one or more of
the following criteria:
A.Original owners, architect, or builder;
B.Historically significant persons or prominent long-term residents;
C.A commonly accepted name;
D.Original or later event or use;
E.Unusual or architectural characteristic which clearly which clearly identifies the
landmark; and
F.The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be considered under
the above criteria. In the event that the official landmark name does not include the present
owners, a separate plaque containing the statement “Landmark designation applied for (date)
by owners (names of owners)” will be made available at the owners’ expense.
Attachment F - Guidelines for Names - Page 1 of 1 Item 5B - 1202 Folsom St. - LB memo 2.5.2020
Page 36 of 36