Item 5B - 825 S Broadway Memo 01.04.2023
MEMORANDUM TO THE LANDMARKS BOARD
January 4, 2023
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Lucas Markley, Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Program Coordinator and Board Secretary
Olivia Simard, Historic Preservation Intern
CONSIDERATION OF DEMOLITION APPLICATION
Public hearing and consideration of an application to demolish the building at 825 S. Broadway, a non-
designated building over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised Code, 1981,
and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 825 S. Broadway
Legal Description: LOT 1 MOCK OFFICE PARK
Case Number: HIS2022-00246
Owner: Mock Property Management
Applicant: Scott Schigur and Stephen Sparn, Sopher Sparn Architects, LLC
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C., 1981
EXECUTIVE SUMMARY
The applicant submitted a demolition application for the 1971 building in October 2022 and the
Landmarks Design Review Committee referred the application to the board for review. This hearing
provides an opportunity for the board to approve the demolition request, place a stay of demolition of
up to 180 days in order to explore alternatives to demolition, or to initiate landmark designation. After
subsequent research and analysis, staff considers the building is not eligible for landmark designation
and recommends the Landmarks Board approve the demolition request.
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STAFF RECOMMENDATION
Staff recommends the Landmarks Board approve the demolition request.
RECOMMENDED MOTION
Issue Demolition Approval
I move the Landmarks Board adopt the findings of the staff memorandum dated January 4, 2023 and
approve the demolition application for the building at 825 S. Broadway, 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 approval, staff will require that prior to any demolition,
the following be submitted to staff for review, approval, and recording with Carnegie Library:
• Measured drawings of all exterior elevations of the building;
• A site plan showing the location of all existing improvements on the property;
• Color medium format archival quality photographs of the interior and exterior of the building.
ALTERNATE MOTION
Issue a Stay-of-Demolition
If the Landmarks Board finds the building may be eligible for individual landmark designation based
upon its historic, architectural, and environmental significance, staff recommends the following motion
language:
I move that the Landmarks Board issue a stay of demolition for the building located at 825 S. Broadway
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 partially demolishing the building, finding that the building
may be eligible for designation as an individual landmark.
A stay of demolition would expire May 14, 2023.
BACKGROUND
• On October 6, 2022, the Planning & Development Services Department accepted a demolition
application for the building at 825 S. Broadway, constructed in 1971.
• The building is not located in a historic district or designated as a landmark but is older than 50
years old and the proposed work meets the criteria for demolition defined in Section 9-16-1,
B.R.C. 1981.
• On October 19, 2022, staff referred the application to the Landmarks Design Review Committee
(LDRC) for feedback. The LDRC referred the application to the Landmarks Board for review in a
public hearing, finding there was “probable cause to believe that the building may be eligible for
designation as an individual landmark.”
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PROPERTY DESCRIPTION
Date of Construction: 1971
Zoning: RM-2 (Residential Mixed – 2)
Lot Size: 46,030 sq. ft. (Boulder County Assessor estimate)
Building Size: 10,200 sq. ft. (Assessor estimate of above ground finished area)
The property is located on the west side of Broadway (Hwy 93) and south of Hanover Avenue. The Table
Mesa Shopping Center is located to the north, and the property is surrounded by a residential
neighborhood. The property is not located in a potential historic district.
Figure 1. Location map showing 825 S. Broadway.
BUILDING DESCRIPTION
The one-story commercial building features a prominent neo-mansard1 roof. Stone corners anchor the
building, with narrow, deep stone columns introducing a rhythm of vertical elements across each
elevation. The stacked stone is interspersed with larger organic geometric stone features on all
elevations. The lower level includes inset, fixed store-front aluminum-frame windows. The aluminum
frame windows on second level vary between inset and flush with the mansard roof projection.
The building reflects the Rustic Modern style in its use of stacked stone interspersed with larger organic
geometric pieces, the combination horizontals and verticals, deep overhanging eaves, and no
ornamentation.
Alterations
Most of the alterations occurred after 1992 when the building interior was remodeled to add usable
space within the mansard roof of the building. At this time, the wood shake shingles were removed from
the mansard wall and replaced with a metal standing seam roof; exterior windows were added into the
1 “Colorado's Historic Architecture & Engineering Guide: Neo-Mansard.” History Colorado. https://www.historycolorado.org/neo-mansard
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 3 of 25
mansard form; an exterior deck on west side of the building was constructed. The updated mechanical
system necessitated adding the intake duct on south side of building.
Figure 2. 825 S. Broadway, east elevation (facing Broadway), 2022. Photo provided by applicant.
Figure 3. 825 S. Broadway, south elevation, 2022. Photo provided by applicant.
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Figure 4. 825 S. Broadway, west elevation, 2022. Photo provided by applicant.
Figure 5. 825 S. Broadway, north elevation, 2022. Photo provided by applicant.
Integrity
A property is eligible for landmark designation if it meets the criteria outlined in the Significance Criteria
for Individual Landmarks (link). However, a building must also retain the physical features that allow it to
convey that significance. The National Park Service provides standards2 in the “aspects of integrity” that
2 U.S. Dept. of the Interior. "National Historic Landmarks Glossary of Terms." National Park Service. Accessed November 2022. https://www.nps
.gov/subjects/nationalhistoriclandmarks/glossary.htm
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 5 of 25
can be used to define whether a building retains enough integrity to convey appropriate historical
associations or attributes.
The building at 825 S. Broadway meets some of the aspects of integrity outlined by the National Park
Service (underlined). The building retains its original location and setting. It retains the form and plan,
space and structure. However, the mansard roof modifications from the wood shingle without window
openings to standing metal seam with window openings deviate from the design and materiality
envisioned by the architect and feeling of the period of design and construction.
Staff considers that while the number of changes to the building is limited to the modification of the
mansard roof, the result substantially impacts the character of the original building. The introduction of
windows into the mansard roof breaks up the unified volume of the roof. Additionally, the replacement
of the original wood shingles to metal alters the scale and texture of the original design. Other
alterations include the construction of a deck on the west elevation and the installation of large
ductwork on the south elevation.
Figure 6. Comparison of south elevation, 1971 (left. Carnegie Library for Local History) and 2022 (right. Staff photo).
PROPERTY HISTORY
The building was constructed in 1971 by Leach and Arnold Engineering and Construction 3 for Security
Bank of Boulder. Halbert Lee Sturgeon was the bank president when the bank opened in June 1971 and
remained in that position until at least 1974.4 Sturgeon also worked as an accountant for Arthur
Anderson and taught accounting for two years at the University of Colorado, Boulder.5
Neoplan Bus Company purchased the building in 1983 and remodeled the interior for their US Sales
staff.6 The office closed in 1988.
According to the applicant, the building was then vacant until the current owners, Mock Properties,
purchased it from Rome City Bank in April 1992.
3 City of Boulder Permit Records. Boulder, CO, Nov. 10, 1970.
4 City Directory (Boulder, CO), 1974.
5 “Halbert Sturgeon Obituary.” Legacy.com. Last modified September 13, 2020. https://www.legacy.com/us/obituaries/dailycamera/name/halb
ert-sturgeon-obituary?id=8170026
6 Neoplan brochure. https://wikibus.blob.core.windows.net/sources2270/Neoplan.pdf
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Figure 7. Security Bank of Boulder, 825 S. Broadway, 1972. Carnegie Library for Local History.
Figure 8. 825 S. Broadway under construction, 1971. Carnegie Library for Local History.
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AREA HISTORY
Prior to the 1950s, South Boulder was largely agricultural and large parcels were owned by a handful of
families including the Martins, Kohlers and Vieles. Following World War II, the ranchland was sold to
developers to create tracts of housing to meet the demand of Boulder’s post-war growth, fueled in part
by returning servicepersons and their families. Martin Acres was developed from 1954 until 1962 and
Table Mesa from 1962 to 1967.
Commercial business on the outskirts of town also increased, including businesses at the Table Mesa
shopping center at the intersection of Broadway (Hwy 93) and Table Mesa Drive, Boulder’s
southernmost east-west throughfare. The 2010 Historic Context and Survey of Post-World War II
Residential Architecture described this period of growth:7
Housing was not the only type of development that relocated to the suburban fringes, as new
schools and shopping centers opened at the intersections of collector roads near new
neighborhoods. Businesses and institutions began to establish office buildings and campuses far
from urban centers. In turn, employees no longer required houses that were located near the
city. A worker could virtually avoid urban centers if [he] had convenient access to an automobile
and transportation routes; this trend added to the social decentralization of cities in addition to
the physical movement of city functions in the postwar age. These circumstances only
encouraged a continuation of growth outward from established neighborhoods in cities and
towns.
Figure 9. South Boulder, 1970.8 Carnegie Library for Local History.
7 Bryant, Jennifer, and Carrie Schomig. Historic Context and Survey of Post-World War II Residential Architecture, Boulder, Colorado. Boulder,
CO, 2010. https://bouldercolorado.gov/media/1130/download?inline
8 Boulder (Colo.) aerial photographs. 1970. Photograph. 511-1-4. Carnegie Library for Local History, Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A13441
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 8 of 25
PURPOSE AND CRITERIA FOR THE BOARD’S DECISION
Buildings proposed for demolition (as defined in Section 9-16-1, B.R.C. 1981) that are not located in a
historic district or designated as a landmark but are older than 50 years old are reviewed pursuant to
Section 9-11-23, B.R.C. 1981, using criteria defined by Section 9-11-1, Purpose and Legislative Intent,
and Section 9-11-2, City Council May Designate or Amend Landmarks and Historic Districts. The
Significance Criteria for Individual Landmarks (link) was adopted by the Landmarks Board on Sept. 17,
1975.
STAFF ANALYSIS
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 (link).
HISTORIC SIGNIFICANCE:
Summary: The building located at 825 S. Broadway meets historic significance under criteria 1 and 3.
1. Date of Construction: 1971
Elaboration: The tax assessor, permits, and construction photographs record the date of construction
as 1971.
2. Association with Persons or Events: None identified
3. Distinction in the Development of the Community: South Boulder, Modern Architecture
Elaboration: This building is representative of the community’s post-war growth, when new
subdivisions were constructed and churches, shops and parks were established in South Boulder.
This period saw innovative mid-century designs in residential and commercial buildings.
4. Recognition by Authorities: None identified.
ARCHITECTURAL SIGNIFICANCE:
Summary: Due to the extent of alterations, the building located at 825 S. Broadway does not meet the
architectural significance criterion.
1. Recognized Period or Style: Neo-mansard form with Rustic Modern elements
Elaboration: The neo-mansard building includes characteristics of the Rustic Modern style, including
the use of traditional materials like stone and originally wood shingle (removed), the combination
horizontals and verticals, deep overhanging eaves, no ornamentation. The neo-mansard roof is a
prominent design feature, however alterations to the building diminish its architectural significance.
2. Architect or Builder of Prominence: Architect unknown. Constructed by Leach and Arnold
Engineering and Construction.
3. Artistic Merit: Stacked stone is interspersed with larger organic geometric stone features on all
elevations.
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4. Example of the Uncommon: Mid-Century Modern Bank
Elaboration: Boulder’s post-war period saw the construction of many mid-century modern banks,
many of which have been demolished. The Atrium at 1300 Canyon Dr., designated as a local
landmark in 2022, is an example of a bank that exemplifies modernist architecture. Other banks that
were constructed in this style and have been demolished include National State Bank (designed by
Alan Zeigel in 1971 and constructed at 17th and Canyon Blvd., demolished in 2018), First National
Bank (designed by Hobart Wagener in 1955 and constructed at 1800 Broadway, demolished c. 1973)
and the replacement First National Bank (architect unknown, constructed between 1973-1979 at
1800 Broadway, demolished around 1999).9 Due to alterations, this building is no longer a good
example of Boulder’s Mid-Century commercial development.
5. Indigenous Qualities: Stone may be locally sourced
ENVIRONMENTAL SIGNIFICANCE:
Summary: The building located at 825 S. Broadway meets environmental significance under criteria 3.
1. Site Characteristics: None observed
2. Compatibility with Site: None observed
3. Geographic Importance: The building is prominently visible from Broadway.
4. Environmental Appropriateness: None observed
5. Area Integrity: None observed. The property is not in an identified historic district.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD
The development of the commercial strip along Broadway between Table Mesa Dr. and Darley Ave.,
including the Table Mesa Shopping Center, was key to the success of the residential development of
Table Mesa and Martin Acres neighborhoods during the 1950s and 1960s. The building is prominently
visible along Broadway, however, the area immediately surrounding the property has changed
significantly and does not retain its historic character.
CRITERION 3: CONDITION OF THE BUILDING
Information on the condition of the building was not submitted as part of the application.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR
Information on the cost of restoration or repair of the building was not submitted as part of the
application.
9 City of Boulder Planning and Development Services “Item 5A – 1300 Canyon LB Memo 12.01.21”.
https://documents.bouldercolorado.gov/WebLink/DocView.aspx?id=177463&dbid=0&repo=LF8PROD2
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 10 of 25
PUBLIC COMMENT
No public comment has been received as of Dec. 23, 2022.
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 approval.
Pursuant to Section 9-11-23, B.R.C. 1981, if the Landmarks Board finds that the building proposed for
demolition may have significance under the criteria in subsection (f), the application shall be 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
(Nov. 30, 2022, when the Landmarks Board fee was paid) and expire on May 14, 2023.
FINDINGS
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the property at 825 S. Broadway is not appropriate based on the criteria set
forth in Section 9-11-23(f), B.R.C. 1981 as the building does not retain the integrity of its character
defining features.
ATTACHMENTS
A: Current Photographs
B: Applicant Materials
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 11 of 25
829 South Broadway
Current Photographs – Dec. 19, 2022
East Elevation (facing Broadway)
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North Elevation
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West (rear) Elevation
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South Elevation
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Neighborhood Location
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Stonework details
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� City of Boulder 'W Planning & Development Services HIS
Historic Preservation Demolition Review Application
► REQUIRED MATERIAL S FOR AL L APPLICATIONS
G2J Signed application 121 Site Plan (please show the footprint of the building(s), streets and alleys). See page 2. 0 Current photographs of each side of the building. including the view from the street. See page 2. D Side by side elevations of existing/proposed changes (partial demolitions only). See page 3.
► TO SUBMIT YOUR HISTORIC PRESERVATION DEMOLITION APPLICATION
Email application to PDSski11,gtdp@bouldercoJorado.gov. Put Historic PreseNation in the subject line.
Review fee will be invoiced to email address listed below. Log into Customer Self Service Portal (CS$) to pay.
Questions? Reference the Demo Review FAQs or contact 303-441-1994 or historic@bouldercolorodo.gov
Si necesita ayuda para traducir esta informaci6n al espafiol, I lame al 303-441-1905.
► APPLICANTCONTACTINFORMATION ----N
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► OWNERCONTACTINFORMATION D SAME AS APPLICANT
:°1;!d� j Phone# Email Address
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/7.I r &;(0£-f' J �, zg'l}_? <1,<_:t'! P uJ, ·t.. LtP1v./sf!4of<..
Signature of Owne<or AuthorizedA�ent.: a�
► PROJECTINFORMATION r -
Project Address: 825 S. Broadway, Boulde< CO Number of Building s One proposed for demolition:
Building Type and Date of Construction -Review i's ,equifed for building s ove r SO years old (check all that apply) Scope of Work-Review is required when one or more of the following
is proposed (cJ-1eck all that apply);
0 P,e-794-0 prlmory bulldlng(cstlmotcd dote of construction: _____ __,
� Post-1940 primaty building (estimc,ted date of construction: 197 1 ) 0 Accessory bu ilding(s) over SO yea rs old (estim ated dote of construction: _____ __,
0 Fu/J Demolition 0 On-Site Relocaaon 0 Off-Site Relocation I D Removal of more than SC%of the roof 0 Removal of more thon 50%of the exterior waJrs D Removal of any portion of a street-fa cing wcdl 0 Rcpla�menr of siding on a street-facing wall D Construction in front of a street-facing wall
Planning & Developm ent Services 11739 Broadway, 3rd Floor
P.O. Box 791 Boulder. CO 80306 303--141-1880
boulderolandevelop.net Pagel of 3
Item 5B - 825 Broadway LB Memo 01.04.2023 Page 23 of 25
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Item 5B - 825 Broadway LB Memo 01.04.2023 Page 24 of 25
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Item 5B - 825 Broadway LB Memo 01.04.2023 Page 25 of 25