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11.01.23 LB Presentation•The city has engaged with community members to co- create a vision for productive, meaningful and inclusive civic conversations. •This vision supports physical and emotional safety for community members, staff and board/commission members as well as democracy for people of all ages, identities, lived experiences, and political perspectives. •More about this vision and the project’s community engagement process can be found here: https://bouldercolorado.gov/services/productive- atmospheres Public Participation at Board Meetings The following are examples of rules of decorum found in the Boulder Revised Code and other guidelines that support this vision. These will be upheld during this meeting. •All remarks and testimony shall be limited to matters related to city business. •No participant shall make threats or use other forms of intimidation against any person.Obscenity, racial epithets, and other speech and behavior that disrupts or otherwise impedes the ability to conduct the meeting are prohibited. •Participants may raise their hand to speak during open comment and public comment periods during hearings. Individuals must display their whole name before being allowed to speak online. Currently, only audio testimony is permitted online. Public Participation at Board Meetings Raise Hand: Alt Y for PC Option Y for Mac *9 for phone November 1, 2023 Landmarks Board Meeting Planning & Development Services | Historic Preservation Agenda Planning & Development Services | Historic Preservation 1.Call to Order – 6:00 pm 2.Approval of minutes from the September 6, 2023, meeting – est. 6:10 pm 3.Public Participation for Non-Public Hearing Items – est. 6:15 pm 4.Discussion of Landmark Alteration, Demolition Applications issued and pending – est. 6:25 pm •1741 Walnut St: Stay of Demolition expires Nov. 8, 2023 •Proposed Civic Area Historic District 5.Public Hearings under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981: A.1741 Walnut St. – Initiate Designation – est. 6:35 pm B.1015 Juniper Ave. – Demolition – est. 7:00 pm C.703 11th St. – Landmark Alteration Certificate – est. 8:00 pm 6.Matters from the Landmarks Board, Planning Department, and City Attorney - est. 9:15 pm 7.Debrief Meeting / Calendar Check 8.Adjournment – est. 9:30 pm *Estimated start times subject to change 6 Public Participation Planning & Development Services | Historic Preservation7 Agenda Item 5A Public hearing and consideration of a motion to adopt a resolution to initiate the process for landmark designation pursuant to Section 9-11-3 of the Boulder Revised Code, 1981 or alternatively issue a demolition approval pursuant to Section 9-11-23 B.R.C., 1981 for 1741 Walnut St. (HIS2022-00307). Owner: 1741 Walnut Group LLC represented by Jay Grodin Applicant: City of Boulder Landmarks Board Planning & Development Services | Historic Preservation9 1.Staff presentation; Board may ask questions of staff 2.Owner presentation; Board may ask questions of owner 3.Public hearing opened for public comment; Board may ask questions of the public 4.Public hearing closed; Board discussion and, if appropriate, adoption of resolution to accept the Landmark application Public Hearing Procedure Planning & Development Services | Historic Preservation10 Application Process Planning & Development Services | Historic Preservation Dec. 14, 2022 •Landmarks Design Review Committee referred application to Landmarks Board March 1, 2023 •Landmarks Board Hearing; stay-of- demolition placed on application May 3, 2023 •Landmarks Board voted to schedule a hearing to initiate landmark designation or issue demolition permit Aug. 9, 2023 •The City and applicant signed a Tolling Agreement extending the Stay of Demolition to Nov. 8, 2023 Oct. 17, 2023 •Application revised from full demo to partial demo and plans submitted showing extent of proposed partial demo Nov. 4, 2023 •Hearing to initiate landmark designation 11 Landmarks Board Options Planning & Development Services | Historic Preservation12 1.Do not initiate landmark designation Stay of demolition will continue until Nov. 8, 2023. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after Nov. 8, 2023. 2.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between Dec. 31, 2023, and Feb. 29, 2024) 3.Approve the partial demolition application Approval valid for 180 days. If scope of demolition changes, a new application would be required. Criteria for Review Section 9-11-3(d), Initiation of Designation for Individual Landmarks and Historic Districts Criteria for Review. Including, but not limited to: (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,” and 9-11-2, “City Council May Designate Landmarks and Historic Districts,” B.R.C. 1981; (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; (3)There is community and neighborhood support for the proposed designation; (4)The buildings or features may need the protections provided through designation; (5)(Not applicable) The potential boundaries for the proposed district are appropriate; (6)In balance, the proposed designation is consistent with the goals and policies of the Boulder Valley Comprehensive Plan; or (7)The proposed designation would generally be in the public interest. 13 Location Map Planning & Development Services | Historic Preservation14 Source: maplink+ 1741 Walnut St. Legend Historic Landmark Downtown and Chamberlain Local Historic Districts Building Location Potential Local Historic Districts Building Description West elevation. 15 Building Description 16 South elevation facing Walnut Street. North elevation facing Pearl Alley. Planning & Development Services | Historic Preservation17 Southwest corner of 1741 Walnut St. in 1957 before adjacent building (1725 Walnut St.) was constructed close to the west south elevation. The State Preparatory School, mostly demolished in 1939, with the annex on the right side of the image. The State Preparatory School in 1930, including two additions constructed in 1899 and 1907 and (faintly) the annex behind the building (behind the tree). Building History Scope of Proposed Demolition 18 Retain north alley façade and 6ft of east and west sides of the building. Demolish south elevation. Probable Cause (§ 9-11-3(d)(1) B.R.C. 1981) Planning & Development Services | Historic PreservationStaff Analysis1.There is probable cause to believe that the building or district may be eligible for designation as an individual landmark consistent 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: •The building is potentially eligible for designation: •Associated with Boulder’s High School system and Knights of Columbus •Constructed in 1922 •The building has architectural significance, typical of the early Twentieth Century Commercial building style •Notable details include window and door transoms, a corbelled cornice, pilasters acting as brick ornamentation, and a parapet alongside a flat roof •Uncommon example of historic alley buildings downtown •Not located in an identified potential historic district 19 Resources & Support(§ 9-11-3(d)(2),(3),&(4)B.R.C. 1981) Planning & Development Services | Historic PreservationStaff Analysis2.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 over an owner’s objection requires additional staff resources including outreach and analysis. There are limited staff resources available to process applications for designation of a property without the owner’s input or community support. Diverting resources away from other Board and program priorities is not recommended. •The partial demolition request is supported by both the owner and staff. 3.There is community and neighborhood support for the proposed designation •Limited demonstrated community support for the preservation of the building 4.The buildings or features may need the protections provided through designation •There is an active application for demolition of the building. If the Landmarks Board does not take action on the demolition application prior to the Nov. 8, 2023 expiration of the stay of demolition, the demolition will be approved20 Reasonable Balance (§ 9-11-3(d)(6) & (7) B.R.C. 1981) Planning & Development Services | Historic PreservationStaff Analysis6.In balance, the proposed designation is consistent with the goals and policies of the Boulder Valley Comprehensive Plan •The plan does not speak specifically to landmark designation over an owner’s objection. Staff and members of the Landmarks Board met with the owner to discuss possible alternatives to demolition for the building during the stay and consider approval of a partial demolition application, which the property owner supports, to be an appropriate alternative to demolition. 7.The proposed designation would generally be in the public interest •Staff considers that preserving the north façade and a 6 ft portion of the west and east walls would retain the historically significant portion of the building and result in its incorporation into redevelopment of the property and would generally be in the public interest. 21 Staff Recommendation Staff recommends the Landmarks Board approve the partial demolition request for the property at 1741 Walnut St. for the following reasons: •Although the building has historic and architectural significance, the proposed scope of work would not be detrimental to the historic character of the building, as the character-defining features of the alley façade and portions of the east and west elevations will be preserved. Planning & Development Services | Historic Preservation22 Process Planning & Development Services | Historic Preservation23 Staff Presentation Applicant Presentation Public Participation Applicant Response Board Deliberation Board Options Planning & Development Services | Historic Preservation24 1.Do not initiate landmark designation Stay of demolition will continue until Nov. 8, 2023. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after Nov. 8, 2023. 2.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between Dec. 31, 2023, and Feb. 29, 2024) 3.Approve the partial demolition application Approval valid for 180 days. If scope of demolition changes, a new application would be required. **approx. 15 minutes scheduled for board deliberation** Recommended Motion Planning & Development Services | Historic Preservation Approve Partial Demolition I move that the Landmarks Board approve the application for partial demolition as shown on partial demolition proposal (see Attachment C) dated November 2023, finding that while the building at 1741 Walnut St. is potentially eligible for landmark designation, the proposed scope of work would not be detrimental to the historic character of the building, as the character-defining features of the alley façade and portions of the east and west elevations will be preserved. 25 Recommended Conditions of Approval Planning & Development Services | Historic Preservation As a condition of approval, prior to approval of the partial demolition application, the applicant shall submit to staff for review and approval: A. Documentation of the portion of the building proposed to be retained: 1. A site plan showing portion of the building proposed to be retained. 2. Measured elevations drawings of the North, East and West Elevations showing portion of building to be retained. B. Archival Documentation of the Building as it exists today, to be housed at the Carnegie Library for Local History: 1. A site plan showing the location of all existing improvements on the subject property; 2. Measured elevation drawings of all exterior elevations of the building depicting existing conditions, fully annotated with architectural details and materials indicated on the plans; and 3. High resolution and professional quality digital color images of all exterior elevations. 4. A signed release form to gift the archival documentation of the building to the Carnegie Library for Local History. 26 Planning & Development Services | Historic Preservation27 Next Steps 1.Do not initiate landmark designation Stay of demolition will continue until Nov. 8, 2023. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after Nov. 8, 2023. 2.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between Dec. 31, 2023, and Feb. 29, 2024) 3.Approve the partial demolition application Approval valid for 180 days. If scope of demolition changes, a new application would be required. Agenda Item 5B Public hearing and consideration of an application to demolish a house constructed in 1925 at 1015 Juniper Ave. (HIS2023-00180), a non-landmarked 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. Owner: Lillie Family Revocable Trust Applicant: Adam Casias, Studio 1 Architecture Planning & Development Services | Historic Preservation30 1.All speaking are sworn in 2.Board members note any ex parte contacts 3.Staff presentation; Board may ask questions of staff 4.Applicant presentation; Board may ask questions of applicant 5.Public hearing opened for public comment; the Board may ask questions 6.Applicant response 7.Public hearing closed; Board discussion 8.A motion requires an affirmative vote of at least 3 members to pass. Motions must state findings, conclusions, and recommendation 9.A record of the hearing is available Quasi-Judicial Hearing Process Planning & Development Services | Historic Preservation31 Purpose for Review 1.Prevent the loss of buildings that may have historic or architectural significance. 2.Provide the time necessary to initiate designation as an individual landmark or to consider alternatives for the building. 9-11-23 (a), B.R.C. 1981 Planning & Development Services | Historic Preservation32 Criteria for Review 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. 9-11-23 (f), B.R.C. 1981 Planning & Development Services | Historic Preservation33 Landmarks Board Options 1.Approve the Demolition Request a)Approval valid for 180 days (April 29, 2024) 2.Place a Stay-of-Demolition on the Application a)Provide time to consider alternatives to demolition b)Stay would expire March 25, 2024. Planning & Development Services | Historic Preservation34 Application Process Planning & Development Services | Historic Preservation Sept. 19, 2023 Demolition application for house and accessory buildings accepted by P&DS Sept. 20, 2023 LDRC referred the application for the house to the Landmarks Board. Nov. 1, 2023 Landmarks Board Hearing 35 Planning & Development Services | Historic Preservation36 Public Comment Received by the Landmarks Board between Oct. 20 and Oct. 31 1 letter supporting the preservation of the home 3 letters supporting the demolition of the home Location Map Planning & Development Services | Historic Preservation37Source: maplink+ 1015 Juniper Ave. Site Photos Planning & Development Services | Historic Preservation38 South (façade) elevation facing Juniper Avenue. North (rear) elevation. Site Photos Planning & Development Services | Historic Preservation39 East elevation.West elevation. Integrity Planning & Development Services | Historic Preservation40 2023c. 1941-1962 Property History Planning & Development Services | Historic Preservation41 1941 1958 2023 Staff Analysis 9-11-23(f) B.R.C. 1981 Planning & Development Services | Historic Preservation42 Historic Significance Date of Construction 1925 Elaboration: Information based on Boulder County Tax Assessor records. 01 Association with Persons or Events McIntosh Family Elaboration: Lynn R. McIntosh lived in the house from 1941 until his death in 1952. He was Deputy Sheriff, clerk of the County Court, and County Treasurer. Freda D. McIntosh, Lynn’s wife, lived at the house from 1941 until 1960. She held the office of Boulder County Treasurer from 1952 until 1970. The family owned the property until 1978. 02 Distinction in Development of the Community Agriculture Elaboration: Throughout the early 20th Century, this area of Boulder was primarily agricultural. Many large farms and ranches were located in this area of Boulder in the early 1900’s. 03 Recognition by Authorities Front Range Research Associates, Inc. Elaboration: The 1995 survey of the Newland Addition and North Boulder identified 1015 Juniper Ave. as a generally well-preserved example of early twentieth century architectural styles which should be considered for local designation. 04 Criterion 1: Eligibility for Landmark Designation 43 Recognized Period or Style Bungalow Elaboration: The Bungalow house incorporates significant elements of the Craftsman style, including the moderately- pitched front gable roof, overhanging eaves with exposed rafter tails, battered porch posts, triangular knee braces, divided upper window lights and simple horizontal lines including very narrow wood siding. “Following closely the philosophy of utility and simplicity which characterized the Arts and Crafts movement, the Bungalow became its physical manifestation. As the most common expression of Craftsman style architecture, the residential Bungalow spread quickly across the country during the early twentieth century.” 01 Architect or Builder of Prominence Unknown. Jacob Simon, a rancher and carpenter, who owned the property at the time likely constructed the house. 02 Artistic Merit Decorative Craftsman elements common on Bungalow houses, including battered porch posts, triangular knee braces and divided upper window lights. 03 Indigenous Qualities None observed 04 Example of the Uncommon 05 None observed. 44 Criterion 1: Eligibility for Landmark Designation Architectural Significance 2023 Historic Building Inventory Form photograph for 1015 Juniper Ave., 1995. Site Characteristics Residential neighborhood01 Compatibility with Site The house retains its historic character, with a flagstone walk, lawn and decorative plantings near the house. 02 Geographic Importance This property is an example of the area’s open and agricultural character from the late 19th Century through the late 1950s. This area of Boulder was annexed into the city in 1959. While a sense of openness remains in this neighborhood, the area’s earliest structures have been altered to the point where historic integrity no longer remains or they were demolished and replaced with larger, more modern buildings. 03 Environmental Appropriateness None observed.04 Area Integrity Not located within a potential historic district Elaboration: This property may provide historic and environmental importance or significance as a representative example of the character of this area of Boulder in the early 20th Century. The broader setting along Juniper Avenue has changed with the subdivision of larger properties and construction of new residences over the last 50 years. 05 45 Area in 1958 Criterion 1: Eligibility for Landmark Designation Environmental Significance Relationship to Neighborhood 46 Criterion 2: Relationship to the Character of the Neighborhood Looking west from 1015 Juniper Ave. Looking east from 1015 Juniper Ave. •Rural character •Mature trees •No sidewalk •Moderately deep setbacks to the large lots •Newer houses follow a pattern of traditional gable roof form Condition of Building Projected Cost Information related to the condition of the building was not submitted as part of the application. •7.2 inches (0.6 ft) below the required flood protection elevation. •Building will need to be elevated if improvements exceed thresholds of $104,855 or 801 sq. ft. •Any new structure on the property would have to meet the flood protection elevation. 47 Criteria 3 & 4: Condition of the Building and Projected Cost of Restoration or Repair I move that the Landmarks Board adopt the findings of the staff memorandum dated Nov. 1, 2023, and issue a stay-of-demolition for the building located at 1015 Juniper 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. Recommended Motion Planning & Development Services | Historic Preservation48 Staff recommends that the Landmarks Board adopt the following findings: A stay-of-demolition for the property at 1015 Juniper Ave. is appropriate because the building may have historical significance under 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 significance as the residence of Lynn R. McIntosh and Freda D. McIntosh, who each served County Treasurer between 1946 and 1962, and its architectural significance as an intact Bungalow incorporating the Craftsman style; 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. Proposed Findings Planning & Development Services | Historic Preservation49 Process Planning & Development Services | Historic Preservation50 Staff Presentation Applicant Presentation Public Participation Applicant Response Board Deliberation **approx. 30 minutes scheduled for board deliberation** Does this building have historic significance? If yes, place a stay of demolition on the application to provide time to consider alternatives to demolition If no, approve the demolition request Board Deliberation Planning & Development Services | Historic Preservation51 1015 Juniper Ave. Planning & Development Services | Historic Preservation52 Applicant Presentation Planning & Development Services | Historic Preservation53 1015 Juniper Ave Boulder, CO LA N D M A R K B O A R D NO V. 1 ST, 2 0 2 3 Project Location •Juniper Neighborhood, 1.5 miles North of Pearl St, West of Broadway •NE ¼ Section 24, T1M, R1N, R71W of the 6 th P.M, Boulder County, State of Colorado Background •Home Built in 1925 •Sits on .35 acres •1 ,602 Main level square feet +504 sq/ft finished basement •Several light renovations and the addition of 5 outbuildings on the property – Permit records can not be located on some of the structures •Home sold to the Lillie Family in July of 2023 Neighborhood Context •Non-Designated Historic District •Rural, neighborhood feel, with no sidewalks or major pedestrian or bike lanes •Majority of homes are new construction or substantial remodels Neighborhood Context •Varying types of architecture and building forms •Few Individual designated Landmarks in the area •Neighborhood consists of larger, homes on lots ranging from .2 – .5 acres •Not one type of building form defines the area Project Site Neighboring Homes on Juniper Ave Existing Structure •Basic construction, double gable, single story home •Opinion: Does not possess architecturally significant elements that meet the criteria of a Historic Landmark. –Not consistent in architectural interest or quality of other Craftsman style Landmarks in the City –Architect unknown •Engineering report states building foundation is in “poor condition” Existing Structure BRC: Section 9-11-23: Consider Cost, Condition and Relationship to Surrounding Area •Extensive Cost to remodel due to several Factors: –Flood Considerations—Floodplain Engineering Analysis provided by SiteWorks Engineering –Entire site is located within the Zone AE also known as the 100-year flood plain –Northern half of property sits in City of Boulder High Hazard and Conveyance Zone •Existing and non- permitted structures sit within the Conveyance Zone...obstructing the floodway and further endangering the home •Poor condition of foundation of foundation and exterior materials Current Physical Condition Current Physical Condition •Professional building inspection confirms engineering report –Substantial foundation issues –Significant cracking –Signs on hydrostatic pressure damage –Mortar and brick issues –Deteriorating siding and decay Flood Considerations— SiteWorks Report Summary •“Entire site is located withing Zone AE—Areas inundated by the 100-year Flood” •”Furthermore, the City of Boulder’s High Hazard and Conveyance Zone Mapping shows the northern ½ of the property sits in the Conveyance Zone and Floodway City of Boulder Floodplain Information Light Blue: 500 Year Floodplain Dark Blue: 100 Year Flood Plain Green: Conveyance Zone—Boulder Floodway Flood Considerations— SiteWorks Report Summary •The home does not comply with City of Boulder Floodplain Development Regulations •Main level finished floor sits at 5,473.7’ and the basement sits at 5,465.3’ •Boulder requires that living space be 2 feet above the 100- year Base Flood Elevation (BFE) at 5,472.3’ •The basement is 8.6’ below the flood protection elevation •Main floor is .6’ below the flood protection elevation •The property does not meet the required Flood Protection Elevation (FPE) per B.R.C. 9 -3 -3 OR the minimum BFE elevation required in accordance with FEMA 5,474.3’ –Flood Protection Elev. (FPE) 5,472.3—100 Year Flood Elev. 5473.7’—Existing First Floor 5465.3’—Existing Basement Key Take Aways: 1.Basement Needs to Raise 8.6’ 2.Main Floor Needs To Raise .6’ Flood Improvement Requirements Flood Improvement Requirements •Boulder Land Use Code, Chapter 9 -3, Regulations Governing the Floodplain –“any person making a substantial modification or substantial improvement to any existing residential suture shall elevate the lowest floor, including the basement of the entire residential structure to or above the flood protection elevation” –”Substantial Improvement” defined as by City of Boulder Land Use Code as any “repair, reconstruction, rehabilitation, addition , or improvement of a structure the cost of which equals or exceed 50% of the market value of the structure” –Structure assessed at $209,710 per the most recent assessment –Substantial Improvement trigger threshold is $104,855 Engineer’s Recommendations “Existing Foundation is in Poor Condition” ”House would need completely gutted, lifted and moved to a different portion of the lot” “A new concrete foundation would need to be poured” ”The existing house would then be placed back onto the foundation and the internal structure completely replaced” Existing Basement Photos •Does not meet current flood requirements. Entire basement needs to be removed and home lifted. Engineer’s Conclusions— Donald P. Ash, P.E ”We Feel that the conditions of the building and project cost of restoration or repair would be unreasonable given the floodplain development consideration at the site” “This project is highly unlikely to be completed at a reasonable cost” *Reference October 13th, 2023 Siteworks Report. Builder’s Conclusions •Nassar Development has 25 years of experience building in Boulder County and Surrounding areas –Basic structural repairs would cost in excess of $104,855 Triggering FEMA and City of Boulder Land Use Regulations to lift the home in compliance with Flood Protection Elevation –Shoring, moving, temporally staging the home, demolishing, excavating and repouring the foundation, and moving the home back to its originally location would cost in excess $1M –This does not include any renovations or additions to the home. –A very real probability that the home does not survive the 2 moves and would collapse creating significant risk to life and property. Key Take Away •Even a minor renovation will trigger the compliance with City of Boulder Floodplain Regulations •Civil and structural engineer and builder believe rehabilitating the building to meet City of Boulder Flood Plain and FEMA regulations are ”unreasonable”, impractical, economically unfeasible. Recognizing Historical Preservation •Our Firm appreciates the need to preserve historic and important structures in our Community. •We have a long track record of saving and restoring historic landmarks in Boulder County Past and Current Landmark Projects •Johnsons Gas: Moved, relocated, and restored historic fuel station: Boulder County •Frank Bader House: In process restoration of Boulder County Landmark •Marlatt Homestead: Restored 1920’s Boulder County Agricultural Landmark Final Recommendation •Owner and Applicant ask the Board to approve deconstruction of the home at 1015 Juniper •The home is not currently Landmarked •We do not believe it meets the threshold of historic, architectural, or environmental significance •The Code asks this Board to: Consider Cost, Condition and Relationship to Surrounding Area –Due to poor condition and its location in the flood plain, the cost to repair and remodel would be not practical and create a economic hardship to the owner –The surrounding area is comprised of mostly new or renovated homes. Demolition and reconstruction would have a minimal impact to the character of the neighborhood –Proposed home keeps with craftsmen architecture and rural Boulder character •Owner will comply will all items per Staff’s Alternate Motion Proposed Site Plan and Elevations •Similar architectural qualities, gable roofs, exposed rafters, •Home is moved out of the floodway and above Flood Elevation Thank You For Your Consideration I move that the Landmarks Board adopt the findings of the staff memorandum dated Nov. 1, 2023, and issue a stay-of-demolition for the building located at 1015 Juniper 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. Recommended Motion Planning & Development Services | Historic Preservation83 Next Steps – Demo application stayed Planning & Development Services | Historic Preservation87 180-day stay of demolition placed from date application accepted – until March 25, 2024 Follow up meeting scheduled Agenda Item 5C Public hearing and consideration of a Landmark Alteration Certificate application to construct a new approx. 800 sq. ft. accessory building and modify an existing garage at 703 11th St. (HIS2023-00209), an individual landmark, pursuant to Section 9-11-18 of the Boulder Revised Code, 1981 and under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981. Owner: Melissa and Damon Vangelis Applicant: Jim Cursley Planning & Development Services | Historic Preservation88 1.All speaking are sworn in 2.Board members note any ex parte contacts 3.Staff presentation; Board may ask questions of staff 4.Applicant presentation; Board may ask questions of applicant 5.Public hearing opened for public comment; the Board may ask questions 6.Applicant response 7.Public hearing closed; Board discussion 8.A motion requires an affirmative vote of at least 3 members to pass. Motions must state findings, conclusions, and recommendation 9.A record of the hearing is available Planning & Development Services | Historic Preservation89 Quasi-Judicial Hearing Process Criteria for Review The proposed work: 1.Preserves, enhances, or restores and does not damage exterior architectural features of the property; 2.Does not adversely affect the historic, architectural value of the property; 3.Architecture, arrangement, texture, color, arrangement of color, and materials are compatible with the character of the property; 4.The Landmarks Board considers the economic feasibility of alternatives, incorporation of energy-efficient design, and enhanced access for the disabled. Section 9-11-18 (b) & (c) Standards for Landmark Alteration Certificate Applications: Planning & Development Services | Historic Preservation90 Planning & Development Services | Historic Preservation91 Landmarks Board Options Approve Subject to 16-day City Council Call-Up Period Will be determined at the November 16 City Council meeting Deny Subject to 30-day City Council Call-Up Provide applicant opportunity to withdraw application Application withdrawn; case closed. Oct. 4, 2023 Applicant submitted Landmark Alteration Certificate application to construct a new 804 sq. ft. accessory building, review by full Landmarks Board is required Nov. 1, 2023 Landmarks Board hearing Planning & Development Services | Historic Preservation92 Application Process Location Map Planning & Development Services | Historic Preservation93 Property Description & History 94 c.1920-1929. 2023.1991. Garage 95 The Real Estate Appraisal Card identifies the roof as pressed iron in both the 1929 (blue) and 1949 (red) assessments. . Proposed Work - Plan 96 Enlargement of site plan showing north half of the existing house (no changes) and the location of the proposed new building, including trees proposed to be removed. Proposed Work - Plan 97 Enlargement of site plan showing the location of the proposed new building, existing garage, and proposed new retaining walls, patio and concrete walk to existing driveway Site Images 98 East Elevation – New Accessory Building 99 South Elevation – New Accessory Building 100 South Elevation – Retaining Wall Detail 101 West Elevation – New Accessory Building 102 Retaining Wall Detail 103 North Elevation – New Accessory Building 104 Renderings 105 Northeast corner Southeast corner Southwest corner Northwest corner Renderings 106 North elevation East elevation South elevation West Elevation – Existing Garage 107 South Elevation – Existing Garage 108 East Elevation – Existing Garage 109 North Elevation – Existing Garage 110 Staff Analysis 9-11-18 (b) & (c), B.R.C. 1981 Planning & Development Services | Historic Preservation111 Staff Analysis 112 Planning & Development Services | Historic Preservation STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981 1. Does the proposed application preserve, enhance, or restore, and not damage or destroy the exterior architectural features of the landmark or the subject property within a historic district? •Subordinate •Set back from the existing house •Does not block view of historic house •Mature spruce will be retained Model of proposed view (without trees) from 11th Street. Existing trees not proposed for removal. Google Streetview of same, 2017. Staff Analysis 113 Planning & Development Services | Historic Preservation STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981 2. Does the proposed application adversely affect the special character or special historic, architectural, or aesthetic interest or value of the landmark property? •Proposal is generally consistent with the General Design Guidelines if stated conditions are met Staff Analysis 114 Planning & Development Services | Historic Preservation STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(b), B.R.C., 1981 3. Is the architectural style, arrangement, texture, color, arrangement of color, and materials used on existing and proposed structures compatible with the character of the landmark property? •Subordinate •Compatible •Generally simpler in design Staff Analysis 115 Planning & Development Services | Historic Preservation STANDARDS FOR LANDMARK ALTERATION CERTIFICATES, 9-11-18(c), B.R.C., 1981 (c) In determining whether to approve a Landmark Alteration Certificate, the Landmarks Board shall consider the economic feasibility of alternatives, incorporation of energy-efficient design and enhanced access for the disabled. •Information specific to economic feasibly of alternatives, incorporation or energy-efficiency design and enhanced access for the disabled was not submitted with the application. Design Guideline Analysis Staff considers the new detached accessory structure and modifications to an existing non- historic garage appropriate due to the following: •The proposed new building is set back from 11th Street and will not obscure views of the house from the public right-of-way. •The design of the new accessory building is generally subordinate in massing to the primary structure and the detailing is generally simpler than the main house and reflective but not replicative. •Due to the large size of the lot, the backyard space is retained. •The existing garage was constructed c. 1978 and heavily modified c. 1999 and is therefore non- contributing. The addition of a low-pitched dormer on the south elevation will not detract from the overall historic character of the property. Planning & Development Services | Historic Preservation116 Design Guideline Analysis Staff also considers that the following may warrant additional discussion and changes: •While the guidelines state that regrading and the introduction of new retaining walls is inappropriate, there is no opportunity for this new retaining wall to damage the historic structure or obscure view of the historic house, so it may be appropriate in this location. •Simplified half-timbering may be distinct enough from historic half timbering to not mimic and create a false historical appearance. The existing non-historic garage includes half-timbering. •Because of the grade, placement of the windows on the south elevation appear lower than traditional found (the house is partially underground at this elevation). However, this elevation is interior to the lot and has minimal visibility from the public right of way so the proposal may be appropriate. Planning & Development Services | Historic Preservation117 I move that the Landmarks Board adopt the staff memorandum dated November 1, 2023, as the findings of the board and conditionally approve a Landmark Alteration Certificate to construct a new accessory building at 703 11th St., an individual landmark, as shown on plans dated Oct. 4, 2023, finding that the proposal meets the Standards for Issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally consistent with the General Design Guidelines, provided the stated conditions are met. Recommended Motion Planning & Development Services | Historic Preservation118 1. The applicant shall be responsible for completing the work in compliance with the approved plans, except as modified by these conditions of approval. 2. Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall submit the following, which shall be subject to final review and approval by the Landmarks Design Review Committee (LDRC) to ensure that the final design of the addition is consistent with the General Design Guidelines and the intent of this approval: Revised architectural plans showing: a) Details of the proposed regrading plan and retaining walls showing materials, height, accompanying fencing, etc.; b) Materiality of proposed walkway and patio; c) Window and door (including garage door) details to confirm they are simpler in detailing than similar elements on primary structure, trimmed with materials similar in scale, proportion, finish, and character to those used traditionally; d) Details of stucco type proposed to show compatibility with primary structure (traditional stucco rather than synthetic, color matched, etc.); e) Details of any exterior mechanical systems, lighting, guttering, etc. not currently shown on plans. Recommended Conditions of Approval Planning & Development Services | Historic Preservation119 Staff recommends the Landmarks Board adopt the following findings: The Landmarks Board finds that, provided the stated conditions are met, the project will meet the standards for issuance of a Landmark Alteration Certificate set forth in Section 9-11-18, “Standards for Landmark Alteration Certificate Applications,” B.R.C. 1981. In reaching this conclusion, the Board considers the information in the staff memorandum dated November 1, 2023, and the evidence provided to the Board at its November 1, 2023 meeting. Specifically, the Board finds, if the stated conditions are met, that: 1. The proposal will be generally consistent with the purposes of this chapter, in that the proposed work will not damage the historic character of the landmark property; 2. The proposed work will preserve, and will not damage or destroy the exterior architectural features of the property; 3. The architectural style, arrangement, texture, color, and arrangement of color and materials used will be compatible with the character of the existing building and its site; and 4. The proposed work will not adversely affect the special character or special historic, architectural, and value of the landmark property, as it is generally consistent with the General Design Guidelines and will generally comply with Sections 2.0 and 3.3 of the General Design Guidelines and Section 9-11-18(b)(3) of the Boulder Revised Code 1981. Proposed Findings Planning & Development Services | Historic Preservation120 Process Planning & Development Services | Historic Preservation121 Staff Presentation Applicant Presentation Public Participation Applicant Response Board Deliberation **approx. 60 minutes scheduled for board deliberation** 1.Is the mass, scale and location of the proposed accessory building appropriate? 2.Do the dormers, window and door openings, etc. meet the design guidelines? 3.Are the proposed materials appropriate? 4.Are the changes to the non-contributing garage appropriate? Board Deliberation Planning & Development Services | Historic Preservation123 703 11th St. 124 Planning & Development Services | Historic Preservation Applicant Presentation Planning & Development Services | Historic Preservation125 I move that the Landmarks Board adopt the staff memorandum dated November 1, 2023, as the findings of the board and conditionally approve a Landmark Alteration Certificate to construct a new accessory building at 703 11th St., an individual landmark, as shown on plans dated Oct. 4, 2023, finding that the proposal meets the Standards for Issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981 and is generally consistent with the General Design Guidelines, provided the stated conditions are met. Recommended Motion Planning & Development Services | Historic Preservation126 1. The applicant shall be responsible for completing the work in compliance with the approved plans, except as modified by these conditions of approval. 2. Prior to submitting a building permit application and final issuance of the Landmark Alteration Certificate, the applicant shall submit the following, which shall be subject to final review and approval by the Landmarks Design Review Committee (LDRC) to ensure that the final design of the addition is consistent with the General Design Guidelines and the intent of this approval: Revised architectural plans showing: a) Details of the proposed regrading plan and retaining walls showing materials, height, accompanying fencing, etc.; b) Materiality of proposed walkway and patio; c) Window and door (including garage door) details to confirm they are simpler in detailing than similar elements on primary structure, trimmed with materials similar in scale, proportion, finish, and character to those used traditionally; d) Details of stucco type proposed to show compatibility with primary structure (traditional stucco rather than synthetic, color matched, etc.); e) Details of any exterior mechanical systems, lighting, guttering, etc. not currently shown on plans. Recommended Conditions of Approval Planning & Development Services | Historic Preservation127 Next Steps – LAC conditionally approved Planning & Development Services | Historic Preservation129 Nov. 17, 2023 Deadline for City Council to review the decision (16 days) – Decision will be made at the Nov. 16 CC meeting Not called up by City Council – Conditions reviewed by LDRC or staff Conditions satisfied – LAC issued Called up by City Council – hearing scheduled within 45 days Matters Planning & Development Services | Historic Preservation •Debrief of hybrid meeting 48 Helen Webb and the Webb house , 1607 6th Street, [1909-1926]