Item 5B - 1770 13th Street memo 3.4.2020
MEMORANDUM TO THE LANDMARKS BOARD
March 4, 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
Initiation of Landmark Designation
Public hearing and consideration of a motion to adopt a resolution to initiate the process
for designation of the property at 1770 13th St. as an individual landmark pursuant to
Section 9-11-3, B.R.C. 1981.
Address: 1770 13th St.
Owner: City of Boulder
Applicant: Friends of the Boulder–Dushanbe Teahouse
Case Type: Initiation of Landmark Designation
Code Section: 9-11-3, B.R.C., 1981
Property Information
Date of Construction: 1998
Zoning: Downtown 1 (DT-1) / Downtown 5 (DT-5)
Lot Size: 66,932 sq. ft.
Building Size: 2,100 sq. ft. (approx.)
Staff Recommendation
Staff recommends the Landmarks Board initiate landmark designation of the property.
Recommended Motion
I move that the Landmarks Board adopt the staff memorandum dated March 4th, 2020, as
findings of the board and initiate landmark designation, in the form of the resolution
attached to said memorandum, for the property located at 1770 13th St., finding that it
meets the criteria for initiation of designation per section 9-11-3, B.R.C. 1981, “Initiation of
Designation for Individual Landmarks and Historic Districts.”
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Alternative Motion Language
If the Landmarks Board chooses to not initiate landmark designation, staff recommends
the following motion language:
I move the Landmarks Board does not initiate landmark designation for the property at
1770 13th St.
Summary
On Jan. 8, 2020, a landmark designation application was submitted by Friends of the
Boulder–Dushanbe Teahouse for the property at 1770 13th St.
This hearing provides the Landmarks Board the opportunity to determine whether it is
appropriate to initiate the process for local landmark designation of the Boulder–
Dushanbe Teahouse located at 1770 13th St.
Staff recommends the Landmarks Board initiate landmark designation of the property
in that it possesses architectural, historic and environmental significance.
Figure 1. Location Map, 1770 13th St.
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Figure 2. 1770 13th St., West Elevation, 2010
Background
In the summer of 2010, architectural historians Kathryn Barth and Lara Ramsey
submitted a study outlining the historic, architectural and environmental significance of
the Boulder–Dushanbe Teahouse. In January 2011, the Landmarks Board held an
initiation hearing for the Teahouse property pursuant to 9-11-3 of the Boulder Revised
Code but chose not to initiate designation based upon a request from the City Attorney’s
Office to wait until clean-up of hazardous material in the soil adjacent to the building was
complete.
Over the past decade, the City of Boulder has been conducting voluntary cleanup at the
13th Street Plaza site (just north of the Boulder–Dushanbe Teahouse) to remove
remaining infrastructure, soil, fluids and debris from the former Federal Gas Company
(now Xcel Energy) manufactured gas plant site. This project is in still in the remediation
and monitoring stage. As required by the Colorado Department of Public Health and
Environment (CDPHE) the city is required to monitor groundwater quality in 16
groundwater wells on a quarterly basis. Two of the 16 groundwater monitoring wells are
located on the northern-most property of the teahouse with the remaining wells located in
the open plaza area to the north of the teahouse and the two parking lots to the
northeast and east of the teahouse. 2020 quarterly groundwater monitoring results will
be used to determine compliance with CDPHE groundwater quality standards.
Currently, remediation and monitoring efforts must continue in order for the site to meet
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groundwater quality standards. Additional soil may need to be removed and the City
anticipates that quarterly groundwater monitoring will be required into 2021.
Standard for Initiation
The following is an analysis of the standards for determining whether to initiate the
designation of an individual landmark designation pursuant to Section 9-11-1, Legislative
Intent, and Section 9-11-2, City Council May Designate or Amend Landmarks and
Historic Districts, B.R.C. 1981:
Section 9-11-1, Purpose and Legislative Intent
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 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.
Architectural Significance 1
The Boulder–Dushanbe Teahouse was given to the City of Boulder in 1987 as the result
of a grass-roots effort focused on establishing friendship and understanding between the
people of Boulder and the citizens of a Dushanbe, then a city located in the Soviet
Union. This initiative spurred from the Sister City International Program, created by
President Eisenhower following World War II to promote peace through the exchange of
culture and ideas.
The Teahouse was designed by Moscow trained architect Lado Shanidze and is inspired
by traditional Tajik “Chaikhonas,” along with Persian palaces, mosques, and madrasas. It
was originally designed to be a raised open-air structure with an open roof, but
alterations to the design had to be made in order to meet American building codes. Local
architect Vern Seieroe was tasked with enclosing the Teahouse and traveled to
Dushanbe to adapt the designs with Lado Shanidze. Together, they conceptualized how
to meet necessary requirements without compromising the integrity of the traditional
design.
There are two components to the Teahouse: the Central Asian/Tajik Teahouse portion of
the building and a utilitarian addition to the rear. The original Teahouse portion of the
building houses the restaurant and the addition houses the commercial kitchen, office
space and public restrooms. As a whole, the Teahouse is an integration of art and
architecture, manifested in decorative structural elements such as the carved ganche-
kori plaster panels and hand-painted ceiling coffers, as well as ornamental features like
the brightly colored faïence tile panels and the central pool surrounded by sculptures.
1 Boulder-Dushanbe Teahouse Historic Context and Survey, Lara Ramsey & Kathryn Barth, Oct. 2010.
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The original portion of the building has triple-hung wood windows set in large extending
shallow bays on three sides of the building. Decorative exterior tile panels, framed with
beige brick, flank the bay windows. Pairs of fixed, triple hung windows meet at each
corner of the Teahouse. The main entry is recessed with double doors and flanked by
two triple-hung windows and one angled window on each side of the entry. A low-pitched
roof with a large central skylight covers the interior space and is located directly above
the interior pool with statues. The addition designed by Vern Seieroe is located at the
rear of the site and is subservient to the ornate Teahouse. It is a small, wood-frame
construction with a flat roof and beige colored stucco walls.
The Colorado Historical Society conducted a Cultural Resource Survey of the Teahouse
following its erection in 1998 (link to Attachment B: Boulder–Dushanbe Teahouse
Historic Context and Survey). The Teahouse was found to represent a type, period or
method of construction, to possess a high level of artistic value, and identified the
Teahouse as an exceptional example of a traditional Central Asian/Tajik Teahouse with
its intricately hand-carved wood columns, brilliantly painted wood trim, decorative tile
mosaics, and central pool. The Colorado Historical Society recommended the Boulder–
Dushanbe Teahouse eligible for listing in the National Register of Historic Places (under
special consideration criterion G), based upon its exceptional significance in terms of
social history and architectural design. The building retains a high degree of integrity,
with no substantial exterior changes. Additionally, it has been identified as a significant
visual landmark within the Civic Center Plaza.
Historic Significance 2
The Boulder–Dushanbe Teahouse is a symbol of international friendship as a gift from
Boulder’s sister city of Dushanbe. Starting in 1982, Boulder sought to open channels of
communication between the citizens of the Soviet Union and United States through what
was originally called the “Soviet Sister City Project.” Tajikistan was still part of the Soviet
Union at the time and its capital city, Dushanbe, was thought to be a primary candidate
for its similarities to Boulder, such as having a mountain environment and serving as the
home for universities and scientific research institutes. In 1987, an “Agreement of
Establishing Sister City Relations” was signed by the mayors of both Boulder and
Dushanbe, and the initiative was renamed the Boulder–Dushanbe Sister Cities. The
Teahouse was gifted to the City of Boulder as a result of this agreement.
The Teahouse represents a shift in international policies at the end of the Cold War
when the Soviet Union and the United States were working to end the arms race. The
entire design and construction process was a collaborative effort between the two cities
and encouraged the exchange of culture and ideas. The years leading up to the
construction of the Teahouse in 1997 involved a great deal of preparation and
fundraising on Boulder’s part, as the community took over responsibilities of shipping,
storing, and reconstructing the Teahouse. In Tajikistan, Lado Shanidze and a team of
artisans, including five woodworkers and seven painters, worked for nearly four years to
create the Teahouse. Tajik artisans also worked closely with the Boulder community
once construction of the Teahouse began. Master woodcarvers Manon Khaidarov and
Mirpulat Mirakhmatov along with plaster carver and painter Abdoukodir (Kodir)
2 Boulder-Dushanbe Teahouse Historic Context and Survey, Lara Ramsey & Kathryn Barth, Oct. 2010.
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Rakhimov, stayed in Boulder homes while assembling the Teahouse. Not only did these
artisans lend their expertise, but also shared their knowledge with the community
through several workshops on their specific crafts.
As it was the only gift of a building from a city in the Soviet Union to a city in the United
States, the Teahouse stands as a testament to the success of the Sister Cities
International Program established under President Dwight D. Eisenhower in 1956. The
2010 Cultural Resource Survey states that “the Teahouse represents the philosophy that
social change and international peace begin with cooperation between individuals,” as
well as “the hope for peace between countries at conflict by developing person-to person
relationships and exchange of culture and ideas.” The Teahouse serves as a constant
reminder of the citizen-led initiative to establish deeper international connections and is
evidence of what can be achieved when we encourage cultural diversity and
collaboration. Staff considers that designation of the Teahouse would foster knowledge
and understanding of the City’s living heritage. Designation would also maintain an
appropriate setting and stabilize the area in which the Teahouse is located.
a. “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 . . . .”
Section 9-11-2, City Council May Designate or Amend Landmarks and Historic
Districts
(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.
Section 9-11-3(d), Criteria for Review
Section 9-11-3 (d), Criteria for Review, applies when an application for designation is
received from a historic preservation organization or less than all the property owners
pursuant to paragraph 9-11-3(a)(3) and (4), B.R.C. 1981. While not required to be
considered when the Board is considering initiation, these criteria for review may offer
some guidance to the Board in making the decision whether to initiate landmarking itself.
(1) There is probable cause to believe that the building or district may be
eligible for designation as an individual landmark or historic district
consistent with the purposes and standards in sections 9-11-1,
"Legislative Intent," 9-11-2, "City Council May Designate or Amend
Landmarks and Historic Districts," and 9-16-1, "General Definitions,"
B.R.C. 1981;
The 2010 Cultural Resource Survey recommended the Boulder–Dushanbe
Teahouse as eligible for local landmark designation and listing in the
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National and State Registers of Historic Places for its architectural and
historic significance. Staff considers the property remains eligible for
landmark designation as an excellent example of a traditional Central Asian
Teahouse.
(2) There are currently resources available that would allow the city
manager to complete all of the community outreach and historic
analysis necessary for the application;
Initiation of landmark designation requires staff resources including outreach
and analysis. Given the extent of historic and architectural significance to the
immediate area, and the city as a whole, staff can complete the necessary
work for this application.
(3) There is community and neighborhood support for the proposed
designation;
There has been considerable public interest demonstrated in support of the
preservation of this property since submission of Barth and Ramsey’s
documentation of the property in 2010.
(4) The buildings or features may need the protection provided through
designation;
The building is not currently threatened by demolition or exterior changes,
however landmark designation of the property will ensure it is recognized
and preserved in perpetuity.
(5) The potential boundaries for the proposed district are appropriate;
The proposed application requests the entire lot be landmarked consistent
with the Secretary of the Interior’s Guidelines for establishing historic district
boundaries. If this application proceeds to the next step, staff anticipates that
further evaluation of the landmark boundaries will be necessary to ensure an
appropriate balance between historic preservation and the City’s need to
conduct environmental monitoring and remediation.
(6) In balance, the proposed designation is consistent with the goals and
policies of the Boulder Valley Comprehensive Plan;
Given the historic, architectural, and environmental significance of the
property, staff considers initiation of landmark designation of the property is
appropriate and in consistent with Section 2.28 “Leadership in
Preservation: City- & County-Owned Resources” of the Boulder Valley
Comprehensive Plan which states that city owned “eligible resources will
be protected through local designation”.
(7) The proposed designation would generally be in the public interest.
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Staff considers that given its historic and architectural significance, high
degree of architectural and artistic integrity, and symbolism of international
friendship between Boulder and Dushanbe, initiation of landmark
designation of this property owned by the City of Boulder would be in the
public interest.
Next Steps
If the Board chooses not to initiate landmark designation of the property, the designation
process would end.
If the Board chooses to initiate the designation process, it must do so by resolution. A
draft resolution is included in Attachment A. If initiated, a Landmarks Board
Designation Hearing will be held within 60 to 120 days (between May 3rd and July 2nd,
2020) in order to determine whether the proposed designation conforms with the
purposes and standards in Sections 9-11-1, Legislative Intent, and 9-11-2, City Council
May Designate Landmarks and Historic Districts, B.R.C. 1981. If, at the Designation
Hearing, the Landmarks Board votes to recommend designation to the City Council, a
City Council public hearing will be held within 100 days
Board Options
1. Take no action.
2. Initiate designation of the property as an individual landmark by adopting the
resolution under Attachment A.
Attachments
A: Draft resolution to initiate landmark designation of the Dushanbe Teahouse and
property at 1770 13th Street in Boulder, Colorado.
B: link to Boulder–Dushanbe Teahouse Historic Context and Survey, prepared for
the City of Boulder by Lara Ramsey and Kathryn Barth (2010)
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ATTACHMENT A: Draft Resolution
RESOLUTION NO. _______
A RESOLUTION OF THE LANDMARKS BOARD INITIATING THE DESIGNATION
OF 1770 13TH STREEET AS AN INDIVIDUAL LANDMARK.
WHEREAS, on Jan. 8, 2020, the Friends of the Boulder–Dushanbe Teahouse, a historic
preservation organization, submitted a landmark designation application for the property at 1770
13th St.; and
WHEREAS, on March 4, 2020, the Landmarks Board held an initiation hearing to
determine whether to initiate designation of the property at 1770 13th St. and determined that the
property meets the standards for initiation;
NOW, THEREFORE, BE IT RESOLVED BY THE LANDMARKS BOARD OF THE
CITY OF BOULDER, COLORADO:
The City of Boulder Landmarks Board hereby initiates the designation of 1770 13th St. as
an individual landmark and will schedule a designation hearing in accordance with the historic
preservation ordinance no fewer than sixty days and no greater than one hundred-twenty days from
the date of this resolution.
ADOPTED this 4th day of March 2020.
This resolution is signed by the chair of the Landmarks Board on March 4, 2020.
_____________________________________
Chair, Landmarks Board
ATTEST:
_________________________________
Secretary to the Board
Attachment A - draft resolution - Page 1 of 1 Item 5B - 3.4.2020 LB memo - 1770 13th Street - Page 9 of 9