Landmarks Board Memo - applicant presentation1
LOPEZ LAW OFFICE
RICHARD V. LOPEZ (303) 415-2585
ATTORNEY AT LAW FAX (303) 415-0932
4450 Arapahoe Avenue e-mail lopezlawofficeco@gmail.com
Boulder, Colorado 80303
May 31, 2021
Landmarks Board
We recognize the importance of protecting buildings reminiscent of past
years…persons important in local history.1 One of the issues is whether 515 Alpine is a
“significant example of an architectural stale of the past .” In this case, Staff has indicate d the
“… house is representative of vernacular residential construction at the turn of the century in
the area, as reflected in the gabled L plan…” While this may be an example of a gabled L plan,
this 1,030 sq. ft. house may not be a “significant example” of this style.
Boulder County’s mining history yielded many examples of gabled L plan miner’s
homes. They started as basic rectilinear box shaped cabins and grew when the owners could
afford to add another box. Many were embellished by the addition of porches and in some cases
bay windows.
1 BRC 9-11-1(a). Purpose and Legislative Intent.
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We believe that 515 Alpine is not a “significant example” worth preserving. In
addition, the existing condition of the building and cost of restoration or repair are too great.
CRITERIA: (2) The relationship of the building to the character of the neighborhood as
an established and definable area:
This small house, 1,030 sq. ft. sits in a neighborhood of larger homes that have been
scraped or remodeled. For example, 2725 6th St. north of 515 Alpine was enlarged and
upgraded, 2,975 sq. ft.
Other houses in the neighborhood have been remodeled, including 2705 6 th Street, 1,368 sq. ft.
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And 2725 6th Street, 2,975 sq, ft.
To the west, 505 Alpine was enlarged significantly to 2,586 sq. ft. and has a detached
garage of 528 square feet. This garage is directly across the alley of 515 Alpine.
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Because 515 Alpine sits on or close to the property line, garbage trucks occasionally
struck the eves. So, as the applicants explained, the residents attempted to create buffers by
planting trees and shrubs on their respective side of the alley.
To the southwest, was remodeled in 2000 and now contains 4,027 sq. ft. of finished space.
The neighborhood architectural character has changed. Below are 2735 6th, 3,108 sq. ft., 443
Alpine, 4,150 sq. ft. and 2690 6th St, 3,120 sq. ft.
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Permitting the demolition of 515 Alpine will not alter the character of this neighborhood.
CRITERIA: (3) The reasonable condition of the building; and
A structural assessment of the house inside and outside was conducted by 410
Structural. (Copy attached). The engineer determined that the house “appears to be poor
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condition.” Although the framing of the walls and roof generally appeared to be sound, there
has been excessive movement in the foundation and main floor framing.
The photos below illustrate the condition of the building. The following photo s of the
515 Alpine illustrate the addition s of a porch roof, utility room to the existing house.2
The interior walls were plaster which has cracked in many locations.
Indeed, over time the previous owners added a bathroom and mudroom space.
2 A small bathroom addition attached to rear of house not pictured.
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As staff noted, the windows on the east side of the façade have been altered.3 The siding is not
original.
515 Alpine is not located in a potential historic district.4
(4) The reasonable projected cost of restoration or repair.
The family’s appraiser stated that the house itself is worn out and not economically
viable.5 The value of 515 Alpine is in the land. The engineer stated that if the house were to
be preserved, it would need to be removed and replaced the existing main floor framing and
3 Landmarks Design Review Committee Meeting Notes, page 1 (1).
4 LDRC Meeting notes, page 2.
5 Harbinger Appraisal Report, 7/28/2019.
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foundation system.6 We respectfully ask that the Landmarks Board approve the demolition
permit.
With regards,
Richard V. Lopez
RVL/mt
6 410 Structural, page 2.