Item 5A 2120 Bluebell Ave Memo 02.07.24MEMORANDUM TO THE LANDMARKS BOARD
February 7, 2024
STAFF
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Chris Reynolds, Deputy City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Historic Preservation Program Coordinator
Olivia Simard, Historic Preservation Intern
CONSIDERATION OF LANDMARK DESIGNATION REQUEST
Public hearing and consideration of an application to designate the property at 2120 Bluebell Ave. as an
individual historic landmark, pursuant to Section 9-11-5 of the Boulder Revised Code 1981, and under the
procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981.
Address: 2120 Bluebell Ave.
Legal Description: LOT 2 LESS W 16 2/3 FT & W 33 1/3 FT LOT 3 BLK 17 INTERURBAN PARK
Case Number: HIS2023-00235
Owner/Applicant: Jim Hartman and Susan Ely
Case Type: Landmark Designation
Code Section: 9-11-5, B.R.C., 1981
EXECUTIVE SUMMARY
The owners nominated their property at 2120 Bluebell Ave. to be designated as an individual landmark.
Staff considers the property is eligible as an individual landmark based on its architectural significance as
an exemplary example of Modernist Mid-Century design, association with architect Hobart D. Wagener,
and skilled craftsmanship, and its historic significance for its association with the modernist architectural
movement in Boulder.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 1 of 29
STAFF RECOMMENDATION
Staff recommends the Landmarks Board forward the application to the City Council with a
recommendation to designate the property as an individual landmark to be known as the Fankboner-
Hartman-Ely House.
RECOMMENDED MOTION
The Landmarks Board recommends to the City Council that it designate the property at 2120 Bluebell Ave.
as a local historic landmark, to be known as the Fankboner-Hartman-Ely House, finding that it meets the
standards for individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and adopt the staff
memorandum dated February 7, 2024, as the findings of the board.
BACKGROUND
• On Nov. 16, 2023, staff accepted an application to designate the house as an individual local landmark.
A hearing must be scheduled between 60 and 120 days of an accepted application (between January
15 and March 15, 2024).
• Staff recommends that the Landmarks Board forward the application to the City Council with the
recommendation to designate the property as the Fankboner-Hartman-Ely House. If designated, it
would be Boulder’s 215th individual landmark.
PROPERTY DESCRIPTION
The property is located midblock on Bluebell Avenue between 21st and 22nd Streets. The house faces
north onto Bluebell Avenue. There are no accessory buildings on the property.
Figure 1. Location map, showing 2120 Bluebell Ave. midblock on Bluebell Avenue between 21st and
22nd Streets.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 2 of 29
ARCHITECTURAL DESCRIPTION
The house was built in 1956 in the Modernist style with a mid-century custom ranch form. The low-pitched
roof, wide rafters, asymmetrical facade, brick “rolok”1 sills, and inconspicuous entrance are typical of
custom ranch houses. The trapezoid clerestory windows and the continuation of the soffit under the
eaves from the outside through the inside is exemplary of the Modernist style.
The front façade is asymmetrical with two low-pitched front-facing gables, the east gable more dominant
than the west. This asymmetrical gable form, which continues to the back of the house, is created by
stucco additions in front of and behind the original side-gable garage at the west elevation. The gables
flank the recessed entrance. The house has wide overhanging eaves throughout, with exposed rafter tails
and exposed purlins at the east and west elevations.
The original house is faced with red brick with rowlock detailing at the windowsills. The brick façade is
periodically interrupted by exposed wood framing members. The north and west elevations include
trapezoidal clerestory windows above wood windows that fill the gable ends and indicate a vaulted ceiling
inside. The interior wood ceiling continues from the inside to the outside and becomes the soffit under the
eaves. At the south elevation, the wall is a bank of glass windows and exterior door that opens to the
backyard.
Figure 2. 2120 Bluebell Ave., north elevation (façade), showing the low-pitched front-facing gables, east gable
more dominant than the west, 2023.
1 Noted as “rolok” on the original architectural plans. The bricks coursed on their narrowest edge with the shortest edge facing the outside are also
call called rowlock.
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Figure 3. 2120 Bluebell Ave., south elevation at the rear showing the bank of glass windows and exterior door
that opens to the backyard, 2023.
Figure 4. 2120 Bluebell Ave., west elevation showing the stucco additions in front of and behind the original side-
gable garage (faced in brick, note exposed purlins), 2023.
Figure 5. 2120 Bluebell Ave., east elevation showing wide overhanging eaves and exposed rafter tails, 2023.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 4 of 29
Figure 6. 2120 Bluebell Ave., recessed entry at north elevation (façade), showing red brick periodically
interrupted by exposed wood framing members on left at original house and stucco addition on right, 2023.
Figure 7. Window details including rowlock sill (right). The vaulted wood ceiling on the inside continues to the
outside to become the soffit under the eaves. Staff photographs.
The house was designed by prominent Boulder architect Hobart D. Wagener (1921-2005). It is believed to
be one of the first residences in Boulder designed to be fully accessible, on one level with 3 ft wide doors
and ramped entrances. Wagener also designed the Community Plaza Shopping Center at Alpine Avenue
and Broadway, the Atrium at 1300 Canyon Blvd., the Green Shield Life Insurance building (now the Lotus
apartments) at 900 28th St., the Labrot House at 819 6th St., and countless other commercial and
residential buildings. According to The Architects of Boulder 1859-1959:2
Hobart “Hoby” D. Wagener was born in Sioux Falls, South Dakota on May 10, 1921. In 1944, he
graduated from the University of Michigan, School of Architecture, and married Violet Whipple.
2 Anderson, Marti, Estella Cole, Kristin Sann-Gunderson. “The Architects of Boulder 1859-1959.” 2022. Call Number 997-2-5. Carnegie Library for
Local History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A97053
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 5 of 29
After serving in World War II, Wagener worked for a New York City architectural firm, followed by a
position in Portland, Oregon with Pietro Belluschi, “a key innovator in the development of an
elegant modernism.” In 1950, the Wageners moved to Boulder where he worked for James Hunter
prior to opening his own office in the National State Bank building in 1953.
In 1957, Wagener was chosen by the Board of Education to be the architect for junior high schools
and Robert Ditzen was chosen to design the elementary schools approved in the City of Boulder
bond issue.
Wagener designed over two hundred buildings in Boulder before he retired and moved to
Coronado, California in 1985. His designs often incorporated unique roof lines most visibly at the
North Broadway and Community Plaza Shopping Centers (Alpine and Broadway), Green Shield Life
Insurance building (now the Lotus Apartments at 900 28th) and First Methodist Episcopal Church
Sanctuary (1401 Spruce). In 1995, Wagener (with Wally Palmer, design architect) received an award
for the Williams Village dormitories as "an outstanding building built in Colorado in the past 25
years."
After his death in 2005, Violet Wagener created the Hobart Wagener Collection (Carnegie Library
for Local History Call #857) which contains his architectural plans and photographs.
Integrity
A property may be eligible for landmark designation if it meets the criteria outlined in the Significance
Criteria for Individual Landmarks (link). However, the building must also retain physical features that allow
it to convey that significance. The National Park Service provides standards 3 in the “aspects of integrity”
that can be used to define whether a building retains enough integrity to convey appropriate historical
associations or attributes. The building meets the aspects of integrity outlined by the National Park
Service in that its location at 2120 Bluebell Ave. is unchanged and the setting within the mature landscape
of the site has been retained. In addition, the workmanship of the ceiling/soffit and brickwork, feeling and
expression of the Mid-Century expression of the aesthetic, and associations of this time period are intact.
Although the building has been modified since its construction in 1956, the design---including the
combination of elements comprising form, plan, space, structure, and style---have been retained. The
historic materials and significant features such as the clerestory windows, soffit, and horizontal
patterning in the brickwork are preserved. Overall, the building retains historic integrity, as the changes
3 U.S. Dept. of the Interior. “National Historic Landmarks Glossary of Terms.” National Park Service. Accessed November 2022. https://www.nps.go
v/subjects/nationalhistoriclandmarks/glossary.htm
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 6 of 29
are sensitive to the character and original architectural design of the building. This sensitivity was
recognized by Historic Boulder, Inc. in 2023 with a design award.
The following changes occurred between 1997-2007:
• The covered terrace between the detached garage and house has been enclosed, connecting the
garage with the house and creating a new entrance foyer; skylights retain the open feel of the
entry.
• A front-gable stucco addition at the front (northwest) corner added an asymmetrical subordinate
gable to the façade; the change in materiality differentiates it from the original portions of the
house.
• A modest stucco addition at the rear mirrors the gable ends on the façade. The addition includes
trapezoidal clerestory windows in a portion of the gable end to reflect but not replicate the original
gable end windows.
• The glazing has been updated for insulation; a new door has been added to the rear (south)
elevation within the original window pattern; new egress windows were added to the west
elevation.
• Overframing the roof to add insulation has retained the original low form; solar panels are located
at the rear.
• Hardscaping in front and rear yard include stone walls with raked joints and a broad expanse of
uninterrupted surface, a screen wall at the front entrance, and flagstone patio.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 7 of 29
Figure 8. 2120 Bluebell Ave. c. 1957. Real Estate Appraisal image4 (top left). 1997 before addition (top right)
and current façade (below). Courtesy Jim Hartman and Susan Ely.
Figure 9. West elevation of garage (left) and original entry (right) before additions, 1997. Courtesy Jim Hartman
and Susan Ely.
4 Boulder County Assessor. “2120 Bluebell Avenue real estate appraisal.” Call Number 880-Bluebell-2120. 1956-1957. Carnegie Library for Local Hist
ory, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A86393.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 8 of 29
Figure 10. . North (façade) elevation of house in Hobart Wagener’s original drawing 5 (top) and Jim Hartman/Susan
Ely section showing addition and entry modifications, 1997 (below).
5 Hobart D. Wagener Collection. Call Number 857. 1951-1987. Carnegie Library for Local History, Boulder. See also Attachment B.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 9 of 29
Figure 11. South (rear) elevation of house in Hobart Wagener’s original drawing (top) and photograph of elevation
before additions (below, left), 1997. Current elevation (below, right). Courtesy of Jim Hartman.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 10 of 29
Figure 12. Site plan for 2120 Bluebell Ave. by Hobart D. Wagener (left)6 c. 1956 and Jim Hartman (right) c. 1997.
PROPERTY HISTORY
6 Hobart D. Wagener Collection. Call Number 857. 1951-1987. Carnegie Library for Local History, Boulder.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 11 of 29
Owners of the property and house have included:
Wilson M. and Virginia M. Fankboner (1953 - 1994)
Wilson Marshall Fankboner was born on June 23, 1912, in Salem, Illinois to his parents Herschel and
Mayme Fankboner.7 He worked as a painter8 and an auto salesman prior to his time in the United States
Army. 9 He had completed one year of college before his enlistment in late 1941.10 Wilson was a Captain at
the time of his retirement from the U.S. Army on March 11, 1947.11 He also received a Purple Heart 12 which
“is awarded in the name of the President of the United States to any member of the Armed Forces of the
United States who, while serving under competent authority in any capacity with one of the U.S. Armed
Services after April 5, 1917 has been wounded, killed, or has died after being wounded by enemy action.”13
By 1953, he worked as an accountant14 and did until his retirement in 1974.15
Mrs. Fankboner was born Virginia Fae Monroe16 on February 25, 1917, in Illinois.17 She and Wilson married,
and they had two children together, Linda and Jane.18
7 World War II Draft Registration Cards, 1940-1947. Digital image. Wilson M. Fankboner registration. https://www.ancestry.com/discoveryui-
content/view/300590132:2238?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
8 Federal Census Record. “Wilson M. Fankboner.” 1930. https://www.ancestry.com/discoveryui-content/view/47457818:6224
9 Federal Census Record. “Wilson Fankboner.” 1940. https://www.ancestry.com/discoveryui-
content/view/143017456:2442?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
10 Record for Wilson M. Fankboner. World War II Army Enlistment Records, created, 6/1/2002 - 9/30/2002, documenting the period ca. 1938 – 1946.
National Archives and Records Administration. Office of Records Services - Washington, D.C. Modern Records Programs. Electronic and Special
Media Records Services Division. Record Group 64. https://aad.archives.gov/aad/fielded-search.jsp?dt=893&cat=GP23&tf=F&bc=,sl
11 Record for Wilson M. Fankboner. Official Army Register. January 1, 1951. Select Military Registers, 1862-1985.
https://www.ancestry.com/discoveryui-
content/view/2680113:2345?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
12 Wilson M. Fankboner. Find A Grave. https://www.findagrave.com/memorial/3345822/wilson-m-fankboner
13 “History,” National Purple Heart Hall of Honor, accessed January 10, 2024, https://www.thepurpleheart.com/history/.
14 Boulder, Colorado, City Directory, 1953. https://www.ancestry.com/discoveryui-
content/view/905646851:2469?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
15 Boulder, Colorado, City Directory, 1974. https://www.ancestry.com/discoveryui-
content/view/1502342285:2469?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
16 Federal Census Record. “Virginia Fae Monroe.” 1920. https://www.ancestry.com/discoveryui-
content/view/24211426:6061?tid=&pid=&queryId=fc78ef84-153d-4fa4-aee3-7374fbb06c7f&_phsrc=TGc29&_phstart=successSource
17 Virginia M. Fankboner. Find A Grave. https://www.findagrave.com/memorial/3345821/virginia-m-fankboner
18 Federal Census Record. “Linda S Fankboner.” 1950. https://www.ancestry.com/discoveryui-
content/view/224368790:62308?tid=&pid=&queryId=75ddb2e9-9a66-46af-9f8a-4968618b937d&_phsrc=TGc34&_phstart=successSource
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 12 of 29
The Fankboners came to Boulder sometime in 1953. That same year, prior to the construction of the
house, the Fankboners purchased the land that is now 2120 Bluebell Ave. from Philip Andrews and Sara
Champion Andrews for $100.19 The Fankboners first lived at 2825 7th St., 20 and then 517 Arapahoe Ave.21
during the design and construction of the house at 2120 Bluebell Ave.
Mr. and Mrs. Fankboner resided at 2120 Bluebell Ave. until their passing. Virginia died on December 29,
1991,22 and Wilson on July 7, 1993.23 They are buried next to each other in Fort Logan National Cemetery in
Denver.
Figure 13. Wilson and Virginia Fankboner in the home at 2120 Bluebell Ave., undated.24
19 Boulder County Records. Reception Number 90535081. Warranty Deed Joint Tenancy for INTERURBAN PARK Lot: 2,3 Block: 17.
https://boulder.co.publicsearch.us/
20 Boulder, Colorado, City Directory, 1953. https://www.ancestry.com/discoveryui-
content/view/905646851:2469?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
21 Boulder, Colorado, City Directory, 1955. https://www.ancestry.com/discoveryui-
content/view/923720169:2469?tid=&pid=&queryId=4510430a1ad97b859218ee0947fa7f3e&_phsrc=MpL3&_phstart=successSource
22 Virginia M. Fankboner. Find A Grave.
23 Wilson M. Fankboner. Find A Grave.
24 Public Member Photos and Scanned Documents. “Virginia M Fankboner.” Ancestry.com. https://www.ancestry.com/mediaui-
viewer/collection/1030/tree/107291753/person/372083893278/media/792f77f9-e985-4557-88b4-459c271f5e54?queryId=44723d2b-5054-4d49-
bd75-10ec703246e7&_phsrc=TGc11&_phstart=successSource
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 13 of 29
The property was part of Wilson’s estate. Once he passed away, his adult children used a Personal
Representative’s Deed to transfer Wilson’s interest in the property to Aaron Schulman.25
Aaron Schulman (1994 - 1997)
Mr. Schulman maintained ownership of the property until he sold it to James Hartman and Susan Ely in
May 1997.26 It is unclear if he ever lived at 2120 Bluebell Ave.
Susan J. Ely and James F. Hartman (1997 - Present)
The current owners, James “Jim” Hartman and Susan Ely have owned the house since May 1997. Jim
received his architectural degree from the University of Virginia in 1980 and has practiced as an architect
in Colorado for many years. Susan grew up in Australia and received her architectural degree in 1986 from
the University of Melbourne, Australia. She practiced in Australia for several years before moving to
Colorado in 1993. In 2000, Susan and Jim founded their development and investment company that
specializes in the redevelopment of historic, abandoned buildings and renewable energy. The company is
headquartered at 2120 Bluebell Ave.
They bought 2120 Bluebell Ave. to raise their four children, because they recognized the quality of the
design. They later found out that the house had been designed by Hobart Wagener.
25 Boulder County Records. Reception Number 01444739. Per Rep Deed for PT L 2 ET B 17 INTERURBAN PARK. https://boulder.co.publicsearch.us/
26 Boulder County Records. Reception Number 01696971. Warranty Deed for PT L 2 ET B 17 INTERURBAN PARK ADD.
https://boulder.co.publicsearch.us/
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 14 of 29
Figure 14. James “Jim” Hartman and Susan Ely, 2023. Courtesy of Jim Hartman.
AREA HISTORY
This area of Boulder has seen significant transformations since the end of the 19th century. This area is the
ancestral homelands and unceded territory of Indigenous Peoples who have traversed, lived in and
stewarded lands in the Boulder Valley since time immemorial. When gold was discovered in the mountains
nearby, 60 original shareholders of Boulder City Town Company ignored the 1851 Treaty of Fort Laramie,
also known as the Horse Creek Treaty, and claimed 1,280 acres alongside Boulder Creek on February 10th,
1859.27 In 1871, a town government was organized under Boulder County regulations and included the
original townsite and additions to the east, south and west that now generally comprise downtown
Boulder.28 South of Boulder, open pastureland dominated the landscape. The Interurban Park area was
platted in 1908 as part of the Floral Park neighborhood. From the 1992 Boulder Survey of Historic Places: 29
27 “Land Acknowledgement.” City of Boulder. https://bouldercolorado.gov/projects/land-acknowledgment
28 By 1882, the town was divided into wards, and the offices of mayor, treasurer, and aldermen were created to manage the now seventeen
additions to the original townsite and the increasing population. Although by 1900, Boulder’s population had grown to 6,150 with twenty-eight
additions added between 1890 and 1895, the residential subdivisions of North Boulder were not created until the 1940s, and the area was not
incorporated into the city until after 1954.
29 Simmons, R. Laurie, Thomas H. Simmons, and Cynthia Shaw McLaughlin. Boulder Survey of Historic Places: City of Boulder Planning Department,
1992.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 15 of 29
The Floral Park neighborhood embraces three historic subdivisions including Floral Park (1906),
Wellington Heights (1907), and Interurban Park (1908). These subdivisions were created as a result
of the rapid growth of population in Boulder during the early 1900s, the landscaping of the
Chautauqua grounds, the development of the university campus, the growth of the streetcar
system, and the entrance of an interurban railway, the Denver & Interurban, into Boulder. The
Denver & Interurban Railroad Company, incorporated 1904, was owned and controlled by the
Colorado & Southern Railway and was created “to bring fast, efficient, electric local passenger
service to the Colorado & Southern’s route between Denver, Boulder and Fort Collins.
Figure 19. Detail area of Henry Drumm’s wall map of the City of Boulder and vicinity, 1915 30 showing the platted lots
within Interurban Park (outside the city limits) but few houses constructed. Carnegie Library for Local History.
Most of Interurban Park remained rural until the early 1950s. In 1954, the National Bureau of Standards
Central Radio Propagation Laboratory—now the National Institute of Standards and Technology (NIST)—
was constructed just 500 feet southeast of Bluebell Ave. The Oak Park Subdivision between NIST and
Mariposa Ave. was developed in 1956.
Although the area has lost its rural feel of the 1940s, it retains its residential character. The area developed
due to the influx of employees who moved to Boulder to work at the laboratories.
30 Drumm, Henry A. “Drumm's wall map of the city of Boulder and vicinity.” 1915. Illustration. MAP CITY 1915-1 (Map Case 4 #5). Carnegie Library for
Local History, Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76610
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 16 of 29
PURPOSE AND CRITERIA FOR THE BOARD’S DECISION
Section 9-11-5, Landmarks Board Designation Public Hearing, B.R.C. 1981, specifies that in their review of
an application for local landmark designation, the Landmarks Board shall determine whether the
proposed designation conforms with the purposes and standards in § 9-11-1, Purpose and Legislative
Intent, and § 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
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 house located at 2120 Bluebell Ave. meets the following historic significance criteria.
1. Date of Construction: 1956
Elaboration: Boulder County records and City of Boulder Planning Department records confirm the
date of construction as 1956.
2. Association with Persons or Events: The house was constructed for Wilson and Virginia
Fankboner and their two children; subsequent owners include James Hartman and Susan Ely.
3. Distinction in the Development of the Community: Modernist Architectural Movement,
Interurban Park, NIST
Elaboration: The building is associated with the development of the local Modernist
architectural movement, which flourished between 1947-1977 in Boulder. Interurban Park was
platted in 1908. However, the eastern part of the neighborhood remained rural until the 1950s.
During the 1950s, the area was developed in response to the need for housing for returning service
persons and the construction of the National Bureau of Standards Central Radio Propagation
Laboratory—now the National Institute of Standards and Technology (NIST)—in 1954.
4. Recognition by Authorities: Featured in the Month of Modern Architecture Tour led by Month of
Modern and Historic Boulder, Inc. (2023)31 including an award from Historic Boulder, Inc. for an
appropriate renovation of a Hobart Wagener House; Identified as maintaining a “high level of
31 “Hoby Wagener Home Tour - Month of Modern,” Month of Modern, October 18, 2023, accessed January 16, 2024,
https://www.monthofmodern.com/event/hoby-wagener-home-tour-2023/#.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 17 of 29
integrity” in a reconnaissance survey for the Historic Context and Survey of Post-World War II
Residential Architecture (2010).32
ARCHITECTURAL SIGNIFICANCE:
Summary: The house at 2120 Bluebell Ave. meets the following architectural significance criteria.
1. Recognized Period or Style: Modernist style with Mid-Century custom ranch form
Elaboration: The low-pitched roof, wide rafters, asymmetrical facade, brick rowlock sills, and
inconspicuous entrance are typical of custom ranch houses. The trapezoid clerestory windows and
the continuation of the soffit under the eaves from the outside through the inside is exemplary of
the Modernist style.
2. Architect or Builder of Prominence: Hobart “Hoby” D. Wagener
Elaboration: The house was designed by Hobart Wagener (1921-2005), who also designed the
Community Plaza Shopping Center at Alpine Avenue and Broadway, the Atrium at 1300 Canyon
Blvd., the Green Shield Life Insurance building (now the Lotus apartments) at 900 28th St., the
Labrot House at 819 6th St., and countless other commercial and residential buildings.
3. Artistic Merit: Integration of internal and external design
Elaboration: The continuation of the soffit under the eaves from the outside through the inside,
and the brick façade periodically interrupted by exposed wood framing members demonstrate
artistic skill.
4. Example of the Uncommon: Believed to be one of the first residences in Boulder designed to be
fully accessible.
Elaboration: Although most modifications are not visible from the exterior, the fully accessible
design on one level with 3 ft wide doors and ramped entrances is notable for the time period.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 2120 Bluebell Ave. meets the following environmental significance criteria.
1. Site Characteristics: Mature vegetation
32 Bryant, Jennifer and Carrie Schomig. Historic Context and Survey of Post-World War II Residential Architecture Boulder, CO. April 2010.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 18 of 29
Elaboration: The site includes many mature trees and shrubs, creating a secluded and somewhat
hidden location.
2. Compatibility with Site: The house is compatible with its residential setting.
3. Geographic Importance: None observed.
4. Environmental Appropriateness: None observed.
5. Area Integrity: The property is not located in an identified potential historic district. Some features
of the 1950s development remain.
LANDMARK NAME
Staff recommends the property be known as the Fankboner-Hartman-Ely House to recognize the original
owners, Wilson and Virginia Fankboner, and the stewardship of long-term owners, Susan Ely and James
Hartman who have lived at the house from 1997 to the present day. This is consistent with the Landmark
Board’s Guidelines for Names of Landmarked Structures and Sites (1988) and the National Register of
Historic Places Guidelines for Designation. See Guidelines for Names of Landmarked Structures and Sites
(link).
LANDMARK BOUNDARY
Staff recommends that the boundary be established to follow the property lines of the lot, consistent with
current and past practices and the National Register Guidelines for establishing landmark boundaries.
This boundary is supported by the property owners.
Figure 15. 2120 Bluebell Ave., proposed Landmark boundary (dotted yellow line).
PROPOSED PLAQUE LANGUAGE (LIMITED TO 350 CHARACTERS, INCL. SPACES)
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 19 of 29
Fankboner-Hartman-Ely House
1956
Wilson and Virginia Fankboner worked with architect Hobart Wagener to design their house to include
natural light and a ceiling that continues from the outside to the inside. Subsequent owners Susan Ely and
James Hartman designed sensitive additions to complement the original house.
Designated a City of Boulder Landmark in 2024
FINDINGS
The Landmarks Board finds, based upon the application and evidence presented, that the proposed
designation application is consistent with the purposes and standards of the Historic Preservation
Ordinance, in that:
1. The designation of the property at 2120 Bluebell Ave. will protect, enhance, and perpetuate a
property reminiscent of a past era of history in that the building is architecturally significant as an
exemplary example of Modernist Mid-Century design; an important example of Boulder’s historic
architecture associated with architect Hobart D. Wagener, and constructed with skilled
craftsmanship;
2. The proposed designation will maintain an appropriate setting and environment for the building,
and enhance property values, stabilize the neighborhood, promote tourist trade and interest, and
foster knowledge of the city’s living heritage.
NEXT STEPS
Within 45 days of the hearing date, the Landmarks Board must adopt specific written findings and
conclusions approving, approving with modifications, or disapproving the application. Should the board
disapprove the application, the board must notify the City Council of that action within 30 days of the
hearing date. City Council may call up a decision disapproving a designation. Should an application be
disapproved, the same application may not be submitted for a period of one year.
If the board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2, B.R.C. 1981, it shall
adopt specific findings and conclusions approving or modifying and approving the application. If the board
approves the proposed designation, the application will be forwarded to City Council (within 45 days) for a
public hearing. The public hearing before City Council must be held within 100 days of the Landmark
Board’s decision recommending designation.
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 20 of 29
ATTACHMENTS
A: Application Materials
B: Hobart D. Wagener elevations for 2120 Bluebell Ave.
C: Real Estate Appraisal Card and Photograph (link)
D: Significance Criteria for Individual Landmarks (link)
E: Guidelines for Names of Landmarked Structures and Sites (link)
Item 5A - 2120 Bluebell Ave. LB Memo 02.07.2024 Page 21 of 29
A.City of BoulderW Planning & Development Services HIS
Individual Landmark Designation Application
►REfQUIRED MATERIALS FOR ALL APPLICATIONSGZJJigned application@ Current photographs of each side the property, including the view from the street.
►TO SUBMIT YOUR INDIVIDUAL LANDMARK DESIGNATION APPLICATION•Email application to PDSskipatrip@bouldercolorado.gov (put Historic Preservation in the subject line)•The $25 filing fee will be invoiced to the email address listed in contact information below•Questions? Contact Historic Preservation staff at 303-441-1994 or historic@bouldercolorado.gov•Si necesita ayuda para traducir esta informacr al espanol, llame al 303-441 -1905.
►OWNER CONTACT INFORMATION !QI ALL OWNERS SUPPORT LANDMARK DESIGNATION
►APPLICANT CONTACT INFORMATION _,RsAME AS OWNER
Name I Phone•
Address I City
'--t Signature of owner or owner's authorized agent: _ '
►PROPERTY INFORMATION {INCLUDE Ali KNOWN INFORM
I fmaU Addcess
Address Date o[C.onstruction3:/&2 '22/.---C�E;:p,:¢td.--�fl::-:=-----11-1 �
Architectural style Architect and/or Builder
! State
M (_D �,V {21( M&� :J+�, tlUI�
Additions I Alterations to exterior, including dates if known
f C(Cf 7 -W� 0(DE.-ADf>111aJ � (2£:::-(2.&&P:
Updated November 2022 Planning & Development Services I 1100 Arapahoe Ave. P.O. Box 791 Boulder, CO 80306 303-441-1880 bou lderplandevelop.net
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