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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. 2 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. 3 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. 4 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. 5 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 6 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. 7 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. 8 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.