Item 5A - 2111 Arapahoe Ave 10.14.2020
MEMORANDUM TO THE LANDMARKS BOARD
October 14, 2020
Staff
Charles Ferro, Interim 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
Consideration of Demolition Permit
Public hearing and consideration of an application to demolish the building at 2111 Arapahoe
Ave., a non-landmarked building over 50 years old, pursuant to Section 9-11-23 of the Boulder
Revised Code 1981 (HIS2020-00214) and under the procedures prescribed by chapter 1-3,
"Quasi-Judicial Hearings," B.R.C. 1981.
Address: 2111 Arapahoe Ave.
Owner: Naropa University
Applicant: Catherine Bean, Element Properties
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C., 1981
Property Information
Date of Construction: 1964
Zoning: RH-2 (Residential High - 2)
Lot Size: 16,700 sq. ft. (approx.)
Legal Description: LOTS 9-10-11 BLK 18 CULVERS DPT 07-01494-08
Staff Recommendation
Staff recommends the Landmarks Board place a stay-of-demolition on the building to consider
alternatives to demolition. A 180-day stay period would expire on Feb. 13, 2021.
Recommended Motion
I move that the Landmarks Board issue a stay-of-demolition for the building located at 2111
Arapahoe Ave. for a period not to exceed 180 days from the day the permit application was
accepted by the city manager in order to explore alternatives to demolishing the building, and
adopt the findings of the staff memorandum dated Oct. 14, 2020.
Item 5A - 2111 Arapahoe Avenue Page 1 of 54
Alternative Motion Language
If the Landmarks Board chooses to not initiate landmark designation, staff recommends the
following motion language:
I move the Landmarks Board approve the demolition application the building located at 2111
Arapahoe Ave., finding that the building to be demolished does not have significance under the
criteria set forth in section 9-11-23(f), B.R.C. 1981.
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 P&S staff for review,
approval and recording with Carnegie Library:
1. Measured drawings of all exterior elevations of the building;
2. A site plan showing the location of all existing improvements on the property;
3. Color medium format archival quality photographs of the interior and exterior of the
building.
Summary
• On July 27, 2020, the Planning Department received an application to demolish the two-
story commercial building built in 1964 and located at 2111 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.
• On August 13, 2020, staff 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.”
• Staff finds that the property meets the significance criteria for individual landmark
designation and recommends the Landmarks Board issue a stay-of-demolition 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 Feb. 13, 2021.
Purpose of the Board’s Review
Pursuant to section 9-11-23(d)(1), B.R.C. 1981, demolition requests for all buildings that are over
fifty years old and constructed during or after 1940 require review by staff. If, during the course
of the review, staff determines that there is “probable cause” to consider that the building 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.
If the Landmarks Board finds that the building proposed for demolition may have significance
under the criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the application shall be
Item 5A - 2111 Arapahoe Avenue Page 2 of 54
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’s demolition. If imposed, a 180-day stay period would start when the completed
application was accepted by the city manager (Aug. 17, 2020, when the Landmarks Board fee
was paid) and expire on Feb. 13, 2021. Section 9-11-23 (g) and (h), B.R.C. 1981.
Property Description
The property is located on the north side of Arapahoe Avenue between 21st and 22nd streets and
across from Naropa University. The north property line is bordered by an alley. The building is
located on the southern portion of the lot, with a parking lot located to the north. The property
is located in the identified potential Goss-Grove Historic District.
Figure 1. Location Map showing 2111 Arapahoe Ave.
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Figure 2. 2111 Arapahoe Ave., South Elevation, Google Street View, 2017
Figure 3. 2111 Arapahoe Ave., West Elevation, Google Street View, 2018
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Character-Defining Features
• Two-story commercial building with cantilevered second story;
• Stuccoed first story; upper story clad in painted wood shingle;
• Projecting angled window bays on the second-story;
• Landscape walls integrated into the design of the building.
The applicant submitted a report by Pinyon Environmental, Inc. describing the building and its
history. Reference Attachment A: Applicant Materials.
Figure 4. 2111 Arapahoe Ave., Southwest Corner, Google Street View, 2018
Figure 5. 2111 Arapahoe Ave., Northwest Corner, Google Street View, 2018.
Item 5A - 2111 Arapahoe Avenue Page 5 of 54
Figure 6. 2111 Arapahoe Ave., Northwest Corner, Google Street View, 2018.
Figure 7. Tax Assessor Card Photograph, 2111 Arapahoe Ave., c. 1964.
Item 5A - 2111 Arapahoe Avenue Page 6 of 54
Alterations
The 1964 commercial building appears to be largely intact to its original construction. Alterations
include:
• Enlarged window openings on the first level of the south elevation
• Shingle siding may have been replaced; early photograph suggests original siding was
horizonal clapboard. See Attachment A: Applicant Materials.
• Painted brick walls
Scope of Demolition
Full demolition is proposed.
AREA HISTORY
This property was surveyed as part of the 1985/1986 Boulder Survey of Historic Places. The
Goss-Grove Neighborhood History and Survey Results is available online: https://www-
static.bouldercolorado.gov/docs/Goss-Grove_Neighborhood_Survey_Report,_1985-86-1-
201509031342.pdf.
This portion of the Goss-Grove neighborhood was originally platted by Robert Culver in 1874.
Culver was a New York lawyer who came to Boulder to take part in the mining boom and later
served as the County Clerk and Recorder and Clerk of the District Court in Boulder.1 Culver
purchased land from C.J. Goss and retained a portion for his own farm and divided the remaining
land into lots for development.
Marinus Smith, who constructed a house at 16th and Grove Streets, also platted a large portion
of the Goss-Grove neighborhood. The area was considered to contain prime agricultural land,
and for many years, was “semi-pastoral” with many orchards, small gardens and ditches.”2
Eventually, the area developed into two distinct neighborhoods. Grove Street was populated by
many middle-class and working-class Swedish immigrants, including a mix of lawyers, merchants
and tradesmen.3 The houses along Goss Street were typically small, vernacular houses. Due in
part to the location of the freight and passenger line of the Union Pacific Railroad along Canyon
Blvd. and frequent flooding until the creek was rechanneled, the properties along Goss St. and
Canyon Blvd. (formerly Water Street) had typically lower property values.4
Significant redevelopment in the area occurred in the 1970s and 1980s when the High Density
Overlay Zone allowed higher density development, resulting in the replacement of small, single-
family houses with large apartment buildings.
1 Goss-Grove Historic Context Report, p15.
2 Ibid, p14.
3 Ibid, p17.
4 Ibid, p17.
Item 5A - 2111 Arapahoe Avenue Page 7 of 54
The Historic Context and Survey of Modern Architecture in Boulder, Colorado 1947-1977
provides information on the development of Boulder in the post-war era. While the building at
2111 Arapahoe Ave. was not included in the 66 buildings surveyed, the report does provide a
historic context for Boulder that shaped the design of this building.
PROPERTY HISTORY
The commercial building at 2111 Arapahoe Ave. was constructed in 1964 as a medical and
dental office. A house and two outbuildings were demolished on the lot prior to construction of
the current building. Over the last 50 years, the building has served as medical and dental
offices, a daycare and as classrooms.
Dr. Richard Roos commissioned the building following the purchase of the lot in 1961. Upon its
completion, the property was transferred to Roos-Moore & Co, who occupied the building until
1984.
Dr. Roos completed his general medical training at Cook County Hospital in Chicago and in 1951,
after marrying nurse Henrietta “Rita” Jilek, was drafted as an Air Force medical officer to Japan
during the Korean conflict moving to Denver in 1954 where he did his pediatric residency at the
Children’s Hospital. In 1956, Richard and Rita moved the family to Boulder we he started the first
private pediatric practice in Boulder.
The 1974 City Directory lists the offices of dentists Rodney Bane, John Porritt, Robert Simeral
and Cleveland McCarty and physicians Richard Bedell, Donald Moore and Richard Roos.
In 1984, Richard Bedell purchased the building and it continued to be used for medical and
dental offices. In 1989, the property was bought by Alva Fleur Yano who in 1993 sold it to Hellen
and Robert Frain who operated a childcare facility there. In 1999, the property was sold to
Naropa University and converted for use in university related activities.
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.
Item 5A - 2111 Arapahoe Avenue Page 8 of 54
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 D:
Individual Landmark Significance Criteria
HISTORIC SIGNIFICANCE:
Summary: The building located at 2111 Arapahoe Ave. meets historic significance under criteria 1, 2
and 3.
1. Date of Construction: 1964
Elaboration: The Boulder County Assessor records the date of construction as 1964.
2. Association with Persons or Events: Local pediatrician, Dr. Richard Roos
Elaboration:. Dr. Roos did his general medical training at Cook County Hospital in Chicago and in
1951, after marrying nurse Henrietta “Rita” Jilek, was drafted as an Air Force medical officer to
Japan during the Korean conflict moving to Denver in 1954 where he did his pediatric residency
at the Children’s Hospital. In 1956, Richard and Rita moved the family to Boulder we he started
the first private pediatric practice in Boulder. Roos presumably constructed the building to
accommodate his and other Boulder physician and dentist practices.5
3. Distinction in the Development of the Community: Building constructed in 1964 to
accommodate Boulder physician and dentist practices during a period of growth in the
community. Reference the Historic Context and Survey of Modern Architecture in Boulder,
Colorado 1947-1977.
4. Recognition by Authorities: None observed
Elaboration: The property has not been surveyed. However, the strident Modernistic
elements of the building with its strong horizontal and cubist forms suggests it may have
been constructed by an architect. Similar architectural elements can be observed at the 1969
building at 2475 Broadway Street designed by local architect, Hobart Wagener.
5 Henrietta Roos Obituary. Daily Camera. 9 Nov 2009. https://www.dailycamera.com/2009/11/09/henrietta-roos/
Item 5A - 2111 Arapahoe Avenue Page 9 of 54
Figure 8. 2475 Broadway Street, 1969, Designed by Hobart Wagener.
ARCHITECTURAL SIGNIFICANCE:
Summary: The building located at 2111 Arapahoe Ave. meets architectural significance under criteria
1 and 4.
1. Recognized Period or Style: Modernistic
Elaboration: The building features elements of Modernistic design, including its horizontal
orientation, flat roof form, expression of corners, sun-screens, projecting windows and brick
walls that extend into the landscaping.
2. Architect or Builder of Prominence: Unknown
An architectural rendering of the building is in the Carnegie Library archives, suggesting an
architect was responsible for the design, however, the drawings are not signed or stamped.
3. Artistic Merit: None observed
4. Example of the Uncommon: The building is an example of modernist office and medical
buildings constructed in the 1960s. Other remaining examples include (not an exhaustive list;
addresses linked if a survey was completed for the building):
• Boulder Eye Clinic at 2401 Broadway (1968, designed by Charles Haertling);
• the Tye Dental Building at 1150 Maxwell (1967, designed by L. Gale Abels);
• 2475 Broadway (1969, designed by Hobart Wagener);
• Midland Savings and Loan Building at 1300 Canyon (1968, designed by Hobart
Wagener);
Item 5A - 2111 Arapahoe Avenue Page 10 of 54
• Easton Office Building at 1636 16th St. (1965, designed by Roger Easton)
5. Indigenous Qualities: None observed
ENVIRONMENTAL SIGNIFICANCE:
Summary: The building located at 2111 Arapahoe Ave. meets environmental significance under
criteria 1 and 2.
1. Site Characteristics:
2. Compatibility with Site: None observed
3. Geographic Importance: The building is a familiar visual landmark along Arapahoe Avenue.
4. Environmental Appropriateness: None observed
5. Area Integrity: The property is located in the identified potential Goss-Grove Historic District.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD:
The property is located in the identified potential Goss-Grove Historic District.
CRITERION 3: CONDITION OF THE BUILDING
The applicant has submitted a narrative that includes “The building is more than 55 years old,
and likely needs some upgrades in order to meet the demands of current users, as well as life
safety, ADA, and environmental requirements.” See Attachment A: Applicant Materials.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
Staff has not received information specific to the condition of the building.
Analysis:
Staff considers that there is “probable cause” to consider the property at 2111 Arapahoe Ave.
may be eligible for designation as an individual landmark based upon its significance as a
relatively intact example of Modernist office building design associated with the early 1960s in
Boulder which saw significant population growth and demographic transformation during the
post-WW II period. The property is also associated with Dr. Richard Roos, who established the
first pediatric practice in the city, and had the building constructed to accommodate other
physician and dental practices. The building is also located in the identified potential Goss-Grove
Historic District.
Neighborhood Comment:
Staff has not received public comment related to this case.
Item 5A - 2111 Arapahoe Avenue Page 11 of 54
The Board’s Decision:
If the Landmarks Board finds that the building to be demolished does 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 building to be demolished 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 Feb. 13, 2021.
Findings:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the property at 2111 Arapahoe Ave. 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,
architectural and environmental significance;
2. The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3. It has not been demonstrated to be impractical or economically unfeasible to rehabilitate
the building.
Attachments:
A: Applicant Materials
B: Significance Criteria for Individual Landmarks (link)
Item 5A - 2111 Arapahoe Avenue Page 12 of 54
Project Address:_____________________________BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB______
CONTACT INFO
Applicant’s Name:______________________________________________________________________
Email: _______________________________Phone:________________________________
Owner’s Name: _________________________________________________________________________
Email: _______________________________Phone:_______________________________
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APPLICATION MATERIALS –Printed on 8 ½ x 11 paper SODQVQRODUJHUWKDQ[ single-sided preferred
Ƒ Color photographs of each side of the building(s)Ƒ A survey or site plan that clearly indicates which building(s) are proposed for demolition
Ƒ Application Iee -Paid through CSS (credit card fee applies) or in-person at thH3 '66HUYLFHV&HQWHU
Signature of Owner or Authorized Agent:__________________________________________________
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Historic Preservation approval is valid for 180 days and cannot be extended.
If demolition permit application is not finalized within that period, a new application is required.
HISTORIC PRESERVATION DEMOLITION REVIEW APPLICATION
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For Office Use Only
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2111 Arapahoe Ave, Boulder, CO
Catherine Bean
catherine@elementproperties.com 804.307.5716
Naropa University
■1964
Two-story office building
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Item 5A - 2111 Arapahoe Avenue Page 13 of 54
Photos of 2111 Arapahoe
Figure 1: North side of the building
Figure 2: West side of the building
Item 5A - 2111 Arapahoe Avenue Page 14 of 54
Figure 3: North side of the building
Figure 4: East side of the building
Item 5A - 2111 Arapahoe Avenue Page 15 of 54
Item 5A - 2111 Arapahoe AvenuePage 16 of 54
2111 Arapahoe Avenue
Demolition Application Supporting Materials
Boulder Landmarks Board
October 14, 2020
WRITTEN NARRATIVE
Element Properties envisions a rebirth for 2111 Arapahoe Avenue, Boulder Colorado.
Although the building on the property has served the community as a medical office and
administrative office for Naropa University since 1964, Element Properties looks forward
to restoring the property to its original residential use that conforms with the Goss Grove
neighborhood.
The current site plan includes a total of ten residences, each with attached parking.
These new residences will address the overall demand for housing in Boulder as well as
the recent demand for housing that helps meet the needs of living during COVID. All of
these residences will include a first floor that could be used as an office to address the
growing demand for a place to work from home. This first floor could also be a great
place for college students who have returned home or aging parents to have their own
space within the home. These new homes will be of a modest size—likely around 1,600
square feet each—and will include design features that speak to the Goss Grove
neighborhood.
Prior to developing this new plan Element Properties engaged Pinyon Environmental,
Inc.’s Architectural Historian to review the property for its potential historic significance.
Element values the role of historic properties in our community and would not look to
proceed without additional assurance that the removal of the existing building would not
disturb a building of architectural or historic note. Pinyon’s architectural historian
concluded that, “it is unlikely that the building would qualify for Landmark status due to
its lack of demonstrable connection to historic events, major alterations to its
architectural design, and lack of connection to its surrounding environment.” The full
report is attached for your reference.
CONDITION OF AND CHANGES TO THE PROPERTY
The property is currently being used as administrative offices for Naropa University. The
building is more than 55 years old, and likely needs some upgrades in order to meet the
demands of current users, as well as life safety, ADA, and environmental requirements.
More importantly, the property has been updated both inside and outside in the years
since original construction. For example, the building originally featured horizontal
lapboard siding, which has been replaced with cedar shingles. The south-facing first
floor windows are much larger than the original windows facing Arapahoe, changing the
Item 5A - 2111 Arapahoe Avenue Page 17 of 54
street presence of the building. A cedar picket fence has also been added to the south
side of the building, blocking part of the view of the building. Finally, the original thin
parapet cap has been replaced by a more elaborate tiered-style cornice. All of these
changes show just how different the building today is from its original condition.
CONCLUSION
Element Properties has completed a number of projects, such as 2021 Walnut Street and
Dwell22, that preserve and beautify historic buildings in Boulder. The building at 2111
Arapahoe Avenue, however, does not meet the historic, architectural, or environmental
standards to be considered for preservation. As a result, Element Properties intends to
return the parcel to its original residential use and design a project that reflects the needs
of Boulder in the setting of Goss Grove.
Item 5A - 2111 Arapahoe Avenue Page 18 of 54
Memorandum
To: Scott Holton, Element Properties Date: August 28, 2020
From: Poppie Gullett, Architectural Historian Pinyon Project #: 120092301
Subject: 2111 Arapahoe Avenue Local Ordinance Historic Resource Review
Pinyon Environmental, Inc. was contracted to review the 2111 Arapahoe Avenue property prior to its
acquisition for its potential significance to the City of Boulder Local Historic Landmarks program. Review of
historic resources was undertaken by Poppie Gullett, a historian with Pinyon Environmental, Inc. (Pinyon). Ms.
Gullett exceeds the requirements of the Secretary of the Interior’s (SOI) Professional Qualifications Standards
in the area of Architectural History.
The research process consulted several sources, including the online archives of the Carnegie Library for Local
History in Boulder, the Boulder County Assessor, the Boulder County Grantor/Grantee Index, United States
Geological Survey Topographic Maps, the Colorado Historic Newspapers Collection, and Sanborn Fire
Insurance Maps. Due to the age of the building (built in1964) no Sanborn maps are available for the resource.
In addition, the research process was limited by the closure of public access to the Carnegie Library due to
COVID-19. A preliminary search of the Colorado Office of Archaeology and Historic Preservation (OAHP)
COMPASS database identified no previous historic surveys or evaluations of the resource. A full COMPASS
search was not ordered for this project, as it is unlikely to provide additional details regarding this property.
A site visit to 2111 Arapahoe Avenue was completed on August 19, 2020. A log of field photos taken during
the site visit are included at the end of this report.
Regulatory Framework:
The purchase of the property does not involve federal or state funds, land, permits, or agency oversight; neither
Section 106 of the National Historic Preservation Act (36 CFR 800) nor the Colorado Register of Historic
Places Act (CRS 24-80.1) apply to the project. However, the demolition of non-designated buildings over 50
years old within the boundaries of the City of Boulder requires review and approval by the Boulder Historic
Preservation program. This requirement applies only to demolition permits; minor building alterations are not
subject to the same review, except in cases where the property in question is already designated as a City of
Boulder Local Landmark. However, the City of Boulder defines demolition as any of the following actions
(Section 9-16 Definitions, B.R.C., 1981):
• Removal of 50% or more of the roof area as measured in plan view;
• Removal of 50% or more of the exterior walls of a building as measured contiguously around the
"building coverage"; or
• Removal of any exterior wall facing a public street, but not an act or process that removes an exterior
wall facing an alley.
o A wall shall meet the following minimum standards to be considered a retained exterior wall:
a) The wall shall retain studs or other structural elements, the exterior wall finish and
the fully framed and sheathed roof above that portion of the remaining building to
which such wall is attached;
b) The wall shall not be covered or otherwise concealed by a wall that is proposed to
be placed in front of the retained wall; and
Item 5A - 2111 Arapahoe Avenue Page 19 of 54
c) Each part of the retained exterior walls shall be connected contiguously and without
interruption to every other part of the retained exterior walls.
Architectural Description:
The two-story rectangular plan Modern Movements styled building at 2111 Arapahoe Avenue was constructed
in 1964, based on records of the Boulder County Assessor database. The building rests on a poured concrete
basement and has a wood frame structural system clad in painted brick on the first floor and in wood shingling
on the second floor. There is a flat roof over the entire mass of the building with no dormers or chimneys.
The building features a cornice of horizontal wood siding around the top which was not part of the original
design. Based on information provided by the real estate broker, the roof has been redone recently. The roof
cladding cannot be seen from the street level.
There are six entries to the building, one at each corner of the first floor, one entry to the basement at the
southeast corner, and a second-floor entry up a flight of exterior stairs on the east elevation of the building.
The typical entry door is a metal frame door with glass panels, present at most of the entries. The exterior
stairs that lead to the second-story entry are T-shaped, with access from both the north and south. The north
and south facing flights are concrete with brick curtain walls, while the east-west flight is a series of floating
metal and concrete stairs. The second-floor entry is protected beneath a vestibule supported by a square post
at the center.
The primary mass of the building is separated into eight bays on the second story, with tall, narrow window
alcoves that project at a 45-degree angle to the main body of the building, creating an accordion pattern. Each
bay features two single-pane windows that face to the southwest and southeast. On the first floor of the
building, five large full-height windows with separated panes fenestrate the south elevation, in addition to two
additional half-height windows with brick sills at the far east and west edges of the elevation. The north elevation
is fenestrated with only half-height windows with brick sills along the entire first story.
2111 Arapahoe Avenue has several unique Modern-style features, including screens over the large west- and
east-facing windows, corner window projections evenly spaced at each bay on the second floor of the south
and north elevations, and some interior details such as the second-floor stairwell curtain wall. For the most
part the interior space has been re-modeled to suit its use as academic offices, whereas the building was
developed as a medical office. Photos taken of the building immediately after its construction in 1964 indicate
that the second story of the building was initially clad in horizontal wood siding, which has been replaced with
shingling likely meant to evoke a mansard roof style. This alteration probably dates to the 1970s, as faux
mansard roof additions were popularly used to “update” mid-century commercial buildings. In addition, the
first-floor full-height windows are replacements, as evidenced from the ca-1964 photos showing a ribbon of
half-height windows along the north and south elevations of the first floor.
Historic Background:
Prior to the construction of the existing building at 2111 Arapahoe Avenue, Lots 9-12 of Block 18 of Culver’s
Subdivision were occupied by a large two-story brick house, with hipped roof and front porch facing onto
Arapahoe Avenue. With no build date other than a note on the Boulder County Real Estate Appraisal Card
saying “over 50,” the original house was probably built in the 1890s and demolished in the early 1960s. the
property had two outbuildings at the rear, both dating from the 1940s. These outbuildings were also
demolished at some point in the early 1960s.
The current building (hereafter the “building”) at 2111 Arapahoe Avenue was built in 1964 at a base cost of
$56,000. The building was designed for use as a medical office. The first owners listed on the Boulder County
Real Estate Appraisal Card were “Drs. Moore + Roos,” who may have been any combination of: Donald Moore,
Ann Moore, Henrietta Roos, and Richard Roos. Drs. Moore and Roos incorporated as “Roos-Moore & Co.”
Item 5A - 2111 Arapahoe Avenue Page 20 of 54
and owned the property as early as 1962. Roos-Moore & Co sold the building to Richard F. Bedell and Eben
D. Carsey in 1984. The building served as a medical office for much of its history, specifically a pediatric facility.
A newspaper article from September 1990 listed the office of Dr. Kelly Stephens at the “Pediatric Center,”
2111 Arapahoe Avenue. The current owners, Naropa University, purchased the property in 1999, the same
year they changed their name from Naropa Institute to University. Several of the interior remodels and
rearrangements likely date from this use change, including the replacement of the south-facing first floor
windows.
The resource has an architectural rendering on file at the Carnegie Library, which indicates an architect was
involved in its original design and conception, but no name is included on the resource. Without access to the
collection in person, it is difficult to connect the resource to the legacy of one of Boulder’s many prolific
Modernist architects. Possible architects for the building include James Hunter, whose practice trained several
famous modern architects at his Boulder-based practice, including Charles Haertling, Tician Papachristou, and
Hobart Wagener. The most prolific in Boulder was Wagener, whose more than 90 buildings combined Modern,
International, and organic architecture to create a unique architectural legacy for the city. Architects who
trained or collaborated with Hunter typically emphasized the use of natural materials such as local pink
sandstone and wood, long horizontal building shapes, shallow pitched or flat roofs, unique window shapes and
sizes, and decorative vertical battens to create the illusion of height without the use of multiple stories.
Although 2111 Arapahoe Avenue is not among the buildings credited to these architects, its styling uses several
of their most common design elements including a long, flat rectangular shape and visually interesting windows.
Further, the original rendering drawing includes images of adults guiding children into the building, perhaps
indicating that it was purpose-built as a pediatric office. Unfortunately, no architect is listed on the rendering,
and the drawing is not signed.
Figure 1: 1962 Rendering of the planned building at 2111 Arapahoe Avenue. At center bottom, an adult guides a smaller figure (a child
holding a toy) into the building, implying its planned use as a pediatric office. A.A. Paddock Collection, Carnegie Library for Local History.
Item 5A - 2111 Arapahoe Avenue Page 21 of 54
Figure 2: A 1964 photo of 2111 Arapahoe Avenue after its completion. The original exterior of the building was clad in horizontal wood
siding on the second floor rather than shingles, and the first-floor windows facing south were half-height. A.A. Paddock Collection, Carnegie
Library for Local History.
Figure 3: Undated image of building exterior. Boulder County Real Estate Appraisal Card, ca. 1964. Carnegie Library for Local History.
Item 5A - 2111 Arapahoe Avenue Page 22 of 54
Statement of Local Significance:
The City of Boulder Historic Preservation program requires demolition review for proposed demolition,
relocation, or major alteration of buildings over 50 years old. City of Boulder staff will review the resource for
its potential historic, architectural, and environmental significance. The following is a summary of Pinyon’s
analysis regarding these criteria in relation to 2111 Arapahoe Avenue:
Historic: 2111 Arapahoe Avenue does not demonstrate the “character, interest, or value as part of the
development, heritage, or cultural characteristics of the community, state, or nation.” Research did not reveal
any connection between the building and significant events in the history of Boulder, Colorado, or the United
States. The building does not have a demonstrable association with historic persons or events, did not fulfill a
distinctive role in the development of Boulder, and it is not previously recognized by authorities of historic
significance.
Architectural: 2111 Arapahoe Avenue does not exemplify a recognized style of architecture. Although it has
unique Modern Movements elements as described in the architectural description, the building is not a high-
style or particularly unique example of Boulder’s Modern building stock. Several elements of the building’s style
speak to the typical design choices of James Hunter, Hobart Wagener, or one of their architectural associates,
including the presence of permanent decorative window screens that project from the panes, an emphasis on
horizontality, and some minor interior touches such as the vertical batten curtain wall on the second-floor
landing. However, no information was found during research that directly connects the building to the works
of Hunter or his associates, and the building could have been designed by an unrecognized architect who was
inspired by the work of Hunter or others. In addition, major alterations have been made to the building
including the addition of shingles to the second story exterior and the replacement of the south-facing first
floor windows with a different size of window. The first-floor windows represent a change to a major part of
a street-facing exterior wall. The cornice at the roofline also does not appear on early photographs of the
building, nor on the original design rendering. Further, the broker indicated the building has been recently re-
roofed, although no major changes to the profile are evident. These changes indicate the resource does not
retain its original design as shown in the 1964 photograph from the Carnegie Library collection.
Environmental: 2111 Arapahoe Avenue does not demonstrate a sympathetic arrangement to its surrounding
environment, and does not enhance the “variety, interest, and sense of identity of the community by the
protection of the unique natural and man-made environment.” The building does not demonstrate a unique
location or unique physical characteristics, does not incorporate elements of the surroundings in a
complementary manner, nor does it demonstrate high-quality planned or natural vegetation. While the building
is compatible with its site in terms of scale and placement, it is not of a sufficiently high degree to justify
landmark status.
Conclusions:
2111 Arapahoe Avenue is not currently a Boulder Local Landmark, nor is it within the boundaries of an existing
historic district. Based on a review of its characteristics with reference to the areas of significance for Boulder
landmarks, it is unlikely that the building would qualify for Landmark status due to its lack of demonstrable
connection to historic events, major alterations to its architectural design, and lack of connection to its
surrounding environment.
Item 5A - 2111 Arapahoe Avenue Page 23 of 54
Sources:
Boulder County Clerk and Recorder.
Boulder County Assessor.
“2000-2300 block of Arapahoe Avenue,” A.A. Paddock Collection, Carnegie Library for Local History.
City of Boulder Historic Preservation Landmarks and Historic Districts List.
https://bouldercolorado.gov/historic-preservation/landmarked-buildings-and-historic-districts
City of Boulder Criteria for Individual Landmark Designation.
https://bouldercolorado.gov/historic-preservation/criteria-for-individual-landmark-designation
Henrietta Oetken Obituary, Daily News-Sun, January 23, 2008.
History of Naropa University. https://www.naropa.edu/about-naropa/history/index.php
Sanborn Maps (negative results, building too recent)
Stephens, Kelly, “Health Tips: Child Safety Special,” Louisville Times, September 5, 1990.
USGS Topographic Maps Boulder, 1902, 1957, 1971,1979.
Item 5A - 2111 Arapahoe Avenue Page 24 of 54
Photo 1. View
northwest
towards the
southeast edge
of the building,
with east entry
at right.
Photo 2. View
northwest
towards the
southeast edge
of the building,
with close view
of east entry at
right.
Item 5A - 2111 Arapahoe Avenue Page 25 of 54
Photo 3. Closer
view of shingle
cladding on
second story,
south elevation
of the building.
Photo 4. View of
the south
staircase at the
east entry.
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Photo 5. View of
the first-floor
entry, located at
the east edge of
the south
elevation. A long
brick vestibule
hallway, covered
by the second
floor, protects
the entry.
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Photo 6. Close
up view of
original window
screen still
extant on the
east elevation.
Item 5A - 2111 Arapahoe Avenue Page 28 of 54
Photo 7. View of
the second-story
original pointed
window
projections,
south elevation.
Item 5A - 2111 Arapahoe Avenue Page 29 of 54
Photo 8. View of
the original first-
floor windows
on the south
elevation, which
were half-height.
The decision to
use half-height
windows may
have intended to
provide patient
privacy for the
original medical
offices.
Photo 9. View of
the basement-
level windows
on the south
elevation, which
were half-height
like those on the
first floor.
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Photo 10. View
of the trench
style window
well, south
elevation below
street level.
Item 5A - 2111 Arapahoe Avenue Page 31 of 54
Photo 11. View
south towards
the east entry.
Detail view of
the rusting iron-
edged concrete
staircase that
leads to the
second floor.
Photo 12. Close-
up detail view of
a built-in light
fixture on the
north side of the
east entry
stairwell.
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Photo 13. View
of the curtain
wall protecting
the east entry
staircase. At
right, metal
bicycle hitches
are adhered to
the brick.
Photo 14. View
of the east
elevation of the
building.
Item 5A - 2111 Arapahoe Avenue Page 33 of 54
Photo 15. View
of the north
elevation of the
building, looking
southwest.
Photo 16. View
of the north
elevation of the
building, looking
southeast.
Item 5A - 2111 Arapahoe Avenue Page 34 of 54
Photo 17. View
of the north and
west elevations
of the building,
looking east.
Photo 18. View
looking up at the
original window
shields on the
west elevation.
On this
elevation, the
original screens
have been
replaced with
looser-weave
insect netting in
a dark color, and
the window glass
appears to be
tinted.
Item 5A - 2111 Arapahoe Avenue Page 35 of 54
Photo 19. View
of the west
entry to the
building, north
side. The second
story corner is
supported by a
square metal
pole.
Item 5A - 2111 Arapahoe Avenue Page 36 of 54
Photo 20. View
of the west and
south elevations
of the building,
looking
northeast.
Photo 21. The
southwest entry
to the building is
at center,
supported by a
wood deck with
wood steps and
railing. As with
the northwest
corner, the
second story is
supported by a
metal pole.
Item 5A - 2111 Arapahoe Avenue Page 37 of 54
Photo 22.
Interior view,
looking out of
the east
entrance to the
building.
Photo 23.
Additional
interior view
looking
northeast out
the east
entrance.
Item 5A - 2111 Arapahoe Avenue Page 38 of 54
Photo 24.
Interior of the
original pointed
projection
windows. On
both sides of the
building, each
window is
composed of a
fixed pane that
faces east and a
hand-crank hinge
window that
faces west.
Item 5A - 2111 Arapahoe Avenue Page 39 of 54
Photo 25.
Interior hallway
example from
the second floor
of the building,
facing west.
Most of the
interior of the
building has been
either refinished
or rearranged.
Item 5A - 2111 Arapahoe Avenue Page 40 of 54
Photo 26.
Interior kitchen
area, second
floor, looking
south. The
kitchen is
outfitted in
typical mid-
2000s fixtures,
including cabinet
units and faux-
stone
countertops.
Item 5A - 2111 Arapahoe Avenue Page 41 of 54
Photo 27.
Access ladder
leading to the
roof of the
building, view to
the north.
Item 5A - 2111 Arapahoe Avenue Page 42 of 54
Photo 28. View
of the skylight
and possible roof
access.
Item 5A - 2111 Arapahoe Avenue Page 43 of 54
Photo 29.
Example of the
north-facing
projecting point
windows. Again,
the fixed pane
portion of the
window faces
east, and the
hand-crank
portion of the
window faces
west.
Item 5A - 2111 Arapahoe Avenue Page 44 of 54
Photo 30.
Example of
interior office
space, second
floor. View
south.
Item 5A - 2111 Arapahoe Avenue Page 45 of 54
Photo 31.
Additional view
of interior
rooms, looking
north from
second-floor
conference
room. The
ceiling has been
dropped to two
different levels,
which may have
been done to
conceal HVAC
structures.
Photo 32. View
of the decorative
separation wall
between the
second-floor
landing and the
stairwell (not
pictured). These
decorative
vertical battens
may be original.
Item 5A - 2111 Arapahoe Avenue Page 46 of 54
Photo 33.
Example of a
basement-level
room in use,
looking south.
Photo 34.
Example hallway
in the building
basement,
looking west.
Item 5A - 2111 Arapahoe Avenue Page 47 of 54
Photo 35. View
of a basement-
level entry door
on the south
elevation,
possibly with
original door in
frame based on
the condition of
the door.
Item 5A - 2111 Arapahoe Avenue Page 48 of 54
Photo 36. View
of the first-floor
entry door,
looking west.
The brick and
tile entry may be
original.
Item 5A - 2111 Arapahoe Avenue Page 49 of 54
Photo 37.
Example of the
room usage on
the first floor of
the building,
looking south.
This main floor
area was
originally medical
offices. Modern
interior wall
materials
indicate a
floorplan change
in the recent
past.
Item 5A - 2111 Arapahoe Avenue Page 50 of 54
Photo 38. View
of an example
door, first floor
interior, looking
north.
Item 5A - 2111 Arapahoe Avenue Page 51 of 54
Photo 39. View
of the most
open internal
area on the first
floor, view
looking
southwest.
Photo 40. View
of the most
open internal
area of the first
floor, view
looking south.
Item 5A - 2111 Arapahoe Avenue Page 52 of 54
Photo 41. View
of the first-floor
entry door from
inside, looking
south.
Photo 42. View
of the
replacement
first-floor
windows to the
south from
inside a typical
conference
room space.
Item 5A - 2111 Arapahoe Avenue Page 53 of 54
Photo 43. View
of original
windows to the
south, from
inside first-floor
room.
Photo 44. Detail
view of recessed
portion of the
concrete in front
of the east side
entry, cut to the
rough size of a
welcome mat.
Item 5A - 2111 Arapahoe Avenue Page 54 of 54