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HomeMy WebLinkAboutJuniper Landmark Board Update 02.07.241015 Juniper Ave Boulder, CO LANDMARK BOARD UPDATE FEB.7TH , 2024 Say of Demo Background •Owners/Applicant had open dialogue with Board and Staff and accommodated all requested meeting •2 meetings held to discuss alternatives to Demolition –Workshop on November 28th and on-stie on January 8th •Discussed the difficulties of this particular location in terms of preservation. •Onsite meeting to observe the home as well as neighborhood context of Juniper Ave •Discussed the financial hardship of renovating the existing structure and some preservation alternatives. Questions asked by the Board •Q. Can we take advantage of the exemption on in floodplain regulations for main level (7 inches below)? –A. There are NO FEMA or City of Boulder exceptions to floodplain compliance. •Q. Is it possible to raise the main level floorplate height? –A. Would require lifting and moving the home. The foundation is not suitable per engineer. Moving and lifting a home difficult and expensive. •Q. Have you explored the building envelope and buildable space on the lot? Lends itself to an addition on the rear of the lot without losing the historic character –A. Given the floodway at the rear of the lot, there is limited room to relocate the home to the north. •Q. Gerwing asked about possible relocation –A. The cost to relocate the is extremely cost prohibitive. We spoke to one party about relocation to North Longmont, but did not make financial sense given the costs to frame a new new structure. Site Analysis for Relocation •The the home can not be located within the rear 60’ of the lot •Current homes does not comply with 25’ front yard set back. •25’ total side yard setback. •Achieving any type of reasonable addition would be difficult given the lot constraints and requirement to lift and move the home Financial and Partial Hardship •Any repair or alteration of the building over $104,855 would trigger FEMA and City of Boulder Land Use Regulations to lift the home in compliance with Flood Protection Elevation •Lifting and moving the home is a significant financial hardship on the owner. Financial Hardship •Owners specifically purchased a property outside of a historic district to meet the needs of their family. •Property was marketed on the MLS as a tare down: “offers an extraordinary chance for the buyer to materialize their dream home” •Designating this home would have a large, negative impact in property value and ability to improve the home 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 •Would not impact the surrounding as the majority of the homes significantly improved, larger, or newer construction Preservation Alternatives •The majority of this homes historical significance steams from being the residence of Freda McIntosh: the second woman to serve as Boulder Country Treasure. •Owners have suggested installing an informational plaque on the property to educate on the history of Freda McIntosh •Sponsor documentation and pictures to be provided to the Boulder Carnegie Library •Reclaim and reuse relevant architectural elements in the new home. Some identifiable elements include: –The exposed rafter tails –Battered columns on the front porch. Existing Structure