HomeMy WebLinkAboutItem 5C 3201 8th Memo 05.01.24
MEMORANDUM TO THE LANDMARKS BOARD
May 1, 2024
STAFF
Brad Mueller, Director of Planning and Development Service
Kristofer Johnson, Comprehensive Planning Senior Manager
Christopher Reynolds, Assistant City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
Aubrey Noble, Historic Preservation Program Coordinator
Meron Shiferaw, Historic Preservation Intern
CONSIDERATION OF DEMOLITION APPLICATION
Public hearing and consideration of an application to partially demolish the 1928 house at 3201
8th St., a non-landmarked building older than 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: 3201 8th St.
Legal Description: LOTS 11-13 BLK 21 NEWLANDS
Case Number: HIS2024-00059
Owner: Steven and Jeanne Hoerter
Applicant: Adrian Sopher, Sopher Sparn Architects
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C., 1981
EXECUTIVE SUMMARY
In March 2024, the owners submitted an application proposing partial demolition of the 1928
house and full demolition of a garage constructed between 1929 and 1949. The Landmarks
Design Review Committee approved the demolition of the garage and referred the partial
demolition of the house to the Landmarks Board, finding “probable cause the building may be
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 1 of 61
eligible for landmark designation” and that “the scope of work will have significant impact or
potentially detrimental effect on the historic character of the building.”
The purpose of this hearing is to determine whether the building is eligible for designation and
if so, whether the proposed scope of work would be detrimental to the historic character of
the building. Additionally, the board may consider the cost of restoration, condition, and
relationship to the surrounding area. The board may approve the partial demolition as
proposed or place a stay of up to 180 days in order explore alternatives.
Staff recommends the Landmarks Board place a stay of demolition on the application, finding
the building may be eligible for landmark designation based on its architectural significance as
a brick English–Norman Cottage constructed by the Goldsworthy brothers, its historic
associations with both the Goldsworthy and Martinez families, and for its prominent corner
location and contribution to the character of the neighborhood. Additionally, staff
recommends the Landmarks Board finds that the proposed scope of work will have a
significant impact or potentially detrimental effect on the historic character of the building, as
the location, mass, scale and height visually overwhelm the existing building and would be
substantially inconsistent with the Standards for Issuance of a Landmark Alteration
Certificate, as described in the Regulation Clarifying the Process Provided in Section 9-11-
23(d).
A stay of demolition would provide time to consider alternatives to demolition, including
exploring alternate scopes of work that would not be detrimental to the potential historic
character of the building. A 180-day stay period would expire on October 1, 2024 (180 days from
April 4, 2024, when the Landmarks Board review fee was paid).
STAFF RECOMMENDATION
Staff recommends the Landmarks Board place a stay-of-demolition on the application.
RECOMMENDED 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, and that the proposed
scope of work will have a significant impact or potentially detrimental effect on the historic
character of the building, staff recommends the following motion language:
I move that the Landmarks Board adopt the findings of the staff memorandum dated May 1,
2024 and issue a stay-of-demolition for the building located at 3201 8th St. 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.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 2 of 61
ALTERNATE MOTIONS
Approve Partial Demolition
If the Landmarks Board finds the building may be eligible for individual landmark designation
based upon its historic, architectural, and environmental significance, but that the proposed
scope of work will have a significant impact or potentially detrimental effect on the building’s
historic character, staff recommends the following motion language:
I move that the Landmarks Board approve the partial demolition application for the building
at 3201 8th St. as shown on plans dated March 20, 2024, finding that the proposed scope of
work is not detrimental to the potential historic character of the building.
BACKGROUND
PREVIOUS APPLICATION (HIS2017-00306)
• The Landmarks Board previously reviewed an application for full demolition of the
house and garage. The application was submitted in September 2017 and referred by
the Landmarks Design Review Committee (Pelusio, Yin and Cameron (Gerwing)) to the
Landmarks Board for review, finding there was “probable cause to believe that the
buildings may be eligible for designation as an individual landmark.”
• On March 6, 2017, the Landmarks Board voted (5-0) to place a stay of demolition on the
application. During the stay, the owners and representatives of the Landmarks Board
met to discuss alternatives to demolition.
• On June 6, 2017, the Landmarks Board voted (3-2) to hold an initiation hearing and on
June 14, 2017, the owners withdrew their application.
• On Aug. 1, 2017, the Landmarks Board voted (4-1) to not initiate landmark designation.
CURRENT APPLICATION (HIS2024-00059)
• A complete application for the partial demolition of the house and full demolition of the
garage was received on March 26, 2024.
• On April 3, 2024 the Landmarks Design Review Committee (Pelusio, Daniels, Gerwing)
found “probable cause to believe the house is potentially eligible for landmark
designation based on its historic, architectural and environmental significance” and
that the “proposed scope of work will have a significant impact or potentially
detrimental effect on the historic character of the building,” and referred the house to
the Landmarks Board for review in a public hearing. The garage was considered not
eligible for designation.
• On April 4, 2024, the owner paid the Landmarks Board hearing fee for the review of
partial demolition of the house.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 3 of 61
PROPERTY DESCRIPTION
Date of Construction: 1928
Zoning: RL-1 (Residential Low)
Lot Size: 9,173 sq. ft. (Boulder County Assessor estimate)
Building Size: 1,437 sq. ft. (Assessor est. of first floor above ground finished)
The property is located on the northwest corner of 8th Street and Forest Avenue in the
Newlands neighborhood. It is not located in a designated or potential historic district. 8th
Street terminates to the north of the property.
Figure 1. Left: Location map of north Boulder showing 3201 8th St. within the Newlands neighborhood. Left:
Location of 3201 8th St. on the corner of Forest Avenue and 8th Street facing east onto 8th Street. Maplink+
BUILDING DESCRIPTION
The one-story masonry house was constructed in 1928. It is an example of English–Norman
Cottage architecture, characterized by the steeply pitched front-gable roof, steeply pitched
projecting front entrance decorated with an arch, and chimney with divided stacks. 1 The
house was surveyed in 1995: 3201 8th Street Historic Building Inventory Record (link).
1 “Colorado’s Historic Architecture & Engineering Guide: English-Norman Cottage” History Colorado.
https://www.historycolorado.org/english-norman-cottage
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 4 of 61
Figure 2. 3201 8th St., east elevation, showing the 8th Street façade with steeply-pitched gables and vertical
proportions, 2024. Photo provided by applicant.
The Norman Cottage Revival house has an L-shaped plan with steeply-pitched gable roofs. The
brick house features running bond decorative brick and stone details, including stacked
corbels, a masonry arch over the entry and over an arched window in the east gable end. The
mason used stacked thin clay tiles to create detailing at the entrance, the corbels and within
the gable ends. The house features double-hung, 3-over-1 windows with stone lintels and sills.
The front door is a paneled and glazed door with an entry porch constructed of concrete with a
stone cap.
Figure 3. 3201 8th St., south elevation facing Forest Avenue showing the divided stack chimney, tile detailing in
the gable end and dormer addition, 2024. Photo provided by applicant.
The south elevation faces Forest Avenue and features a steeply pitched gable with a double
stacked chimney and a second level dormer that appears to have been added in the 1950s or
1960s. There are four 3-over-1 double hung windows with stone lintels and sills on the main
level. The south-west corner includes the thin clay tile detailing at the corbel.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 5 of 61
Figure 4. 3201 8th St., west elevation, showing the addition at the interior of the lot, including dormer, 2024. Photo
provided by applicant.
An asphalt shingled shed-roof dormer with a double-hung window is located on the west
elevation. Small double-hung windows are located in the brick gable ends. The main level
features three 3-over-1 double hung windows with a brick sill, one double hung window near
the back entrance with a stone sill, a cellar enclosure and back entrance facing north.
Figure 5. 3201 8th St., north elevation, facing the interior lot, showing the original house to the east and additions
at the rear (west), 2024. Photo provided by applicant.
The north elevation is minimally adorned, with two 3-over-1 double-hung windows with stone
sills. There is a second entrance facing north at the rear.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 6 of 61
Analysis of Integrity
Historic integrity is the ability of a property to convey its historical associations or attributes.
The National Park Service defines seven aspects of integrity to evaluate properties (location,
setting, design, materials, workmanship, feeling, and association). 2
Figure 6. Top left: C. 1929-1949 photograph of 3201 8th St. from Real Estate Appraisal Card (link). Top right: 3201
8th Street Historic Building Inventory Record (link) photograph, 1995. Below: 2024. Staff photograph.
Figure 7. Left: The Real Estate Appraisal sketch (Attachment B) from 1929-1949 shows the original footprint of the
house. Right: The current footprint is unchanged. Annotations by the applicant show the 1929 footprint of the
house in solid red line and pre-1935 addition in dashed red line. Not to Scale.
2 U.S. Dept. of the Interior. “National Historic Landmarks Glossary of Terms.” National Park Service. Accessed November 2022. http
s://www.nps.gov/subjects/nationalhistoriclandmarks/glossary.htm
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 7 of 61
The house retains a high degree of architectural integrity since its construction 96 years ago.
The original building was constructed in 1928. According to permit records, the rear part of the
house was added before 1935. See Attachment C - Building Permit Records.
Later (probably in the 1950s, although no permit was located), dormers were added at the west
and south elevations at the rear of the house. The roof between the two ridges was lofted,
likely at the same time.
Other exterior alterations are limited to the replacement of the roof shingles in 1983 and 2002;
and the installation of an egress windows in 2018.
The building is in its original location, and the original design remains largely intact at the
façade. The building retains its historic materials, including the brick, detailing and divided
light windows. The building demonstrates the level of skilled workmanship common for the
time period, and it conveys a feeling of its historic sense of the period of construction. The
association with its early residents is retained as is the setting of the house on its property
with walkways, lawn, and decorative plantings near the house.
DESCRIPTION OF PROPOSED SCOPE OF DEMOLITION
The threshold for historic preservation demolition review that is triggered by the proposal
includes:
• Removal of more than 50 percent of the roof: 64.8 percent of the existing roof is
proposed to be removed (see Figure 6).
• Removal of more than 50 percent of exterior walls: 67 linear feet of the existing walls
(52 percent) are proposed to be removed (see Figure 7).
• Removal of any portion of the street facing walls: 17 linear feet of the existing street
facing walls is proposed to be removed.
Figure 6. Existing roof plan showing proposed demolition area. 64.8% of the existing roof is proposed to be
removed and 35.2% will remain at the east elevation (facing 8th Street).
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 8 of 61
Figure 7. Existing (top) proposed (below) site plan. The existing garage is proposed to be removed with the
addition of a detached garage. Not to Scale.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 9 of 61
Figure 8. Existing (top) proposed (bottom) east (facing 8th Street) elevation.
Figure 9. Existing (top) proposed (bottom) south (facing Forest Avenue) elevation.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 10 of 61
Figure 10. Existing (top) proposed (bottom) west (non-street facing) elevation.
Figure 11. Existing (top) proposed (bottom) north (non-street facing) elevation.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 11 of 61
Figure 12. Proposed south elevation (facing Forest Avenue) rendering.
Figure 13. Proposed street-facing rendering showing southeast corner facing 8th Street at the corner of Forest
Avenue.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 12 of 61
PROPERTY HISTORY
Henry A. Drumm’s map 3 of the city of Boulder and vicinity from 1915 (Figure 13) shows the plat
of lots 11-12-13 in Block 21. The plats were recorded in 1891 by William Newland (see Area
History below). Land speculators purchased and sold large numbers of lots before houses
were built in the area. These investors included Mollie T. Dyer, who sold 45 lots, including lots
11-12-13-14 of Block 21 to the Boulder Real Estate Loan and Investment Company on June 27,
1907.4
Figure 14. Lots 11-12-13 in Block 21 (which would become 3201 8th St.) shown on the 1915 Drumm map. Carnegie
Library for Local History.
Nettie and A. C. Musser (1913 – 1923)
A. C. and Nettie Musser purchased lots 11 through 14 from the Boulder Real Estate Loan and
Investment Company on December 29, 1913.5 The Mussers lived in Wyoming. They sold the lots
to May R. Sickman on January 31, 1923,6 who held the property for just a few months.
H. H. Donnelley (1923 – 1928)
H. H. Donnelley purchased lots 11 through 14 from May R. Sickman June 9, 1923.7 Donnelly held
the land for five years but never built a house.
3 Drumm, Henry A. “Drumm's wall map of the city of Boulder and vicinity.” 1915. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76609
4 Boulder County Records. https://boulder.co.publicsearch.us/doc/181704539
5 Boulder County Records. https://boulder.co.publicsearch.us/doc/181668448
6 Boulder County Records. https://boulder.co.publicsearch.us/doc/181383959
7 Boulder County Records. https://boulder.co.publicsearch.us/doc/181397479
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 13 of 61
Harold Goldsworthy, Mary Goldsworthy, Owen and Cora Goldsworthy (1928 – 1939)
Harold Goldsworthy purchased lots 11 through 14 from H. H. Donnelley on October 8, 1928.8
The City issued a building permit on Nov. 26, 1928 for the construction of a three room brick
house with stove heat on lots 11 and 12 (3201 8th St.)9 The owner listed on the building permit is
Harold Goldsworthy at 803 6th St. The brick house was estimated to cost $2,000 to construct.
The house was constructed by brothers Harold and Owen Goldsworthy for their mother, Mary,
and Harold, Jr., who was Harold’s son. Mary Prideaux Goldsworthy was born Mary Prideaux
Jacka on July 11, 1863 in Mineral Point, Wisconsin.10 She was widowed on January 6, 1927 when
her husband of 42 years, Samuel Edward Goldsworthy died.11 She was a member of Boulder
Rebekah Lodge No. 5, serving in many capacities. She served the Colorado State Assembly of
Rebekahs as secretary-treasurer, vice president and as president. She was also a charter
member of the Boulder Woman’s Club and active in the Presbyterian Church. She passed away
on January 30, 1945.12
Figure 15. Left: Mary Goldsworthy, date unkown. Carnegie Branch Library for Local History. Right: 1931 newspaper
article announcing that “Mrs. Mary P. Goldsworthy was re-elected treasurer of the Rebekah assembly of
Colorado at the annual convention held this week at Alamosa.”13
8 Boulder County Records. https://boulder.co.publicsearch.us/doc/181455143
9 Planning and Development Services Records. http://lfprod/WebLink/DocView.aspx?id=2619666&dbid=0&repo=LF8PROD
10 United States of America, Bureau of the Census. Fifteenth Census of the United States, 1930. Washington, D.C.: National
Archives and Records Administration, 1930. T626, 2,667 rolls. https://www.ancestry.com/discoveryui-
content/view/101340197:6224
11 Find a Grave. https://www.ancestry.com/discoveryui-content/view/103608378:60525
12 Find a Grave. https://www.ancestry.com/discoveryui-content/view/103608381:60525
13 Boulder Daily Camera. 1931. Carnegie Library for Local History, Boulder.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 14 of 61
The Goldsworthys had three children: Flora born in 1885, Harold and Owen. Harold was born on
August 21, 1887 in South Dakota.14 Owen Edward was born five years later on March 24, 1892 in
Boulder.15 The brothers served together in France during World War I. Both were assigned to
the 22nd Engineers. A 1918 newspaper article titled “Goldsworthy Boys Enter the Service
Together and Come Back from France Together” notes:
A year ago last May Samuel H. Goldsworthy and Owen E. Goldsworthy of [1]112
University Avenue, left Boulder for Fort Benjamin Harrison, Ind. Last night they
returned to Boulder as corporal and sergeant, respectively, after fifteen months
service, nearly a year of which was in France. … their unit was assigned to engineering
work in the Meuse drive which opened on Sept. 26th.16 They followed the infantry as far
as Montigney operating a light railway that had been built by the French to furnish
supplied to their soldiers.17
Younger brother Owen married Cora Ellickson sometime between 1920 and 1930. The couple
lived with Mary at 3201 8th St. from the construction of the house until about 1933. Cora was
born on August 20, 1896 in Wisconsin and died in 1979 in Denver.18 In Boulder, she worked as a
saleslady in a dry goods store. The couple never had children. Owen died April 23, 1971.
Younger brother Harold married Ellen Marie Berg on June 4, 1910. Their only child, Harold
Goldsworthy, Jr. was born in Boulder on March 15, 1912.19His mother, Ellen Marie, died on July
31, 1912 20 at the age of 20, and he was raised by his grandmother, Mary at 3201 8th St.
Harold Jr. attended the State Preparatory School and the University of Colorado, where he was
a member of the Phi Gamma Delta fraternity. While attending the University, Harold met
14 South Dakota Birth Records With Birth Dates Over 100 Years. South Dakota Department of Health, Pierre, South Dakota.
https://www.ancestry.com/discoveryui-content/view/38410:6996
15 Find a Grave. https://www.ancestry.com/discoveryui-content/view/103608382:60525
16 The Meuse-Argonne Offensive was a part of the final Allied offensive of World War I. It was one of the attacks that brought an
end to the War and was fought from September 26 – November 11, 1918, when the Armistice was signed. The National Archives.
https://www.archives.gov/research/military/ww1/meuse-argonne
17 “Goldsworthy Boys Enter the Service Together and Come Back from France Together.” Undated. Carnegie Library for Local
History.
18 Find a Grave. https://www.ancestry.com/discoveryui-content/view/103608383:60525
19 National Archives at St. Louis; St. Louis, Missouri; WWII Draft Registration Cards For Colorado, 10/16/1940-03/31/1947; Record
Group: Records of the Selective Service System, 147; Box: 89. https://www.ancestry.com/discoveryui-content/view/8598366:2238
20 Find a Grave. https://www.ancestry.com/discoveryui-content/view/103608377:60525
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 15 of 61
Marguerite Evelyn Walsh. The pair married in Denver on August 1, 1936.21 Harold and
Marguerite lived in Denver in 1940 22 and New Jersey in 1950.23
Figure 16. Harold Goldsworthy, Jr., 1930, Carnegie Branch Library for Local History.
Harland and Virginia Stowers (1939 – 1947)
Married couple Harland 24 Melvin and Virginia Ruth Stowers purchased lots 11-12-13 in block 21
from Mary P. Goldsworthy in 1939.25
The 1940 US Census lists Harland’s occupation as a dairy salesman at a creamery. They lived at
3201 8th St. with their daughter, Shirley, until 1946. Mrs. Stowers worked as a saleswoman for
LaSalle’s, a women’s apparel store on the 1200 block of Pearl Street.
Robert Lee Edwards (1952)
The property passed through a series of short-term owners from 1947 until Robert Lee
Edwards purchased it in 1952.
Emma Valdez and Julian R. Martinez, Jr. (1962 – 2017)
The house continued to be used as a rental property until it was sold 26 to married couple Julian
and Emma Martinez, who lived at 3201 8th St. from 1962.27
21 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado. https://www.ancestry.com/discoveryui-
content/view/149768:61366
22 United States of America, Bureau of the Census. Sixteenth Census of the United States, 1940. Washington, D.C.: National
Archives and Records Administration, 1940. T627, 4,643 rolls. https://www.ancestry.com/discoveryui-content/view/38785892:2442
23 Department of Commerce. Bureau of the Census. 1913-1/1/1972. Population Schedules for the 1950 Census, 1950 - 1950.
Washington, DC: National Archives at Washington, DC. https://www.ancestry.com/discoveryui-content/view/165085431:62308
24 Harland is miss-listed as Harold in some County Records. https://boulder.co.publicsearch.us/doc/181608463
25 Boulder County Records. https://boulder.co.publicsearch.us/doc/181514125
26 Boulder County Records. https://boulder.co.publicsearch.us/doc/186047043
27 Boulder County Records. https://boulder.co.publicsearch.us/doc/182273256
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 16 of 61
Both owners came from families that lived in the area we now know as southern Colorado
before the 1848 Treaty of Guadalupe Hidalgo. This treaty ended Mexican-American War, but
the Indigenous peoples and the Spanish settlers (who had become Mexican citizens at the end
of the Mexican War of Independence of 1810 - 1821) 28 suddenly became U.S. Citizens within the
Territories of Kansas, New Mexico, Utah, and Nebraska.29 The effect of the U.S. border moving
south was that it crossed families and landowners who had lived in the area for generations.
These families included Emma’s paternal grandparents, Seferino 30 and Juana Valdez, who were
born in the 1850s. Seferino was a soldier for the 1st Regiment of the New Mexico Infantry
during the Civil War.31 Emma’s parents were Juan Valdez (1871 – 1964 32) and Reyes Valdez (1882
– 1935) who were both born in New Mexico. Juan was trained as a teacher and at the time of
the 1920 census they farmed in the area.33
Julian’s maternal grandfather, Geronimo Trujillo was born around 1863 to parents who were
born in the same area.34 Geronimo and Feliciana Gallegos (Julian’s maternal grandmother,
born 1882 35) married in 1900.36 Feliciana’s parents (Julian’s great-grandparents), Ventina and
Eufemia Gallegos were married in 1875 in the area.37 Since before 1900 38, Julian’s family lived in
Walsenburg, Colo. The town was part of Mexico before 1848 and the Treaty of Guadalupe
28 Holdman, Raetta. “"The Border Crossed Us" become a rallying cry for Coloradans active in the Denver Chicano Movement.” Oct.
16, 2023. https://www.cbsnews.com/colorado/news/chicano-movement-denver-colorado-border-crossed-us-michelle-griego/
29 “In 1848, the Treaty of Guadalupe Hidalgo ended the Mexican American War and relinquished the area as a Territory of Mexico,
creating in its stead the Territories of Kansas, New Mexico, Utah, and Nebraska. … By the Treaty of Guadalupe Hidalgo, these
[formerly Mexican] residents are U.S. citizens, able to vote; and they did vote in the first territorial election in 1861.” From Perdoni,
Kate. “'Pleas and Petitions': Southern Colorado’s historic struggle for representation.” February 4, 2022.
https://www.rmpbs.org/blogs/rocky-mountain-pbs/pleas-and-petitions-southern-colorados-historic-struggle-for-representation/
30 1880; Census Place: Nietos, Puerto De Luna, San Miguel, New Mexico; Roll: 803; Page: 439c; Enumeration District: 037.
https://www.ancestry.com/discoveryui-content/view/20165433:6742
31 The National Archives in Washington, DC; Washington, DC, USA; U.s., Civil War Pension Index: General Index to Pension Files,
1861-1934; NAI Title: General Index to Civil War and Later Pension Files, Ca. 1949-Ca. 1949; NAI Number: 563268; Record Group
Title: Records of the Department of Veterans Affairs, 1773-2007; Record Group Number: 15; Series Number: T288; Roll: 484.
https://www.ancestry.com/discoveryui-content/view/1711045:4654
32 Find a Grave. https://www.ancestry.com/discoveryui-content/view/109769598:60525
33 Year: 1920; Census Place: Trujillo Creek, Las Animas, Colorado; Roll: T625_166; Page: 3B; Enumeration District: 115
https://www.ancestry.com/discoveryui-content/view/62603097:6061
34 Thirteenth Census of the United States, 1910 (NARA microfilm publication T624, 1,178 rolls). Records of the Bureau of the
Census, Record Group 29. National Archives, Washington, D.C. https://www.ancestry.com/discoveryui-content/view/2109118:7884
35 United States of America, Bureau of the Census. Twelfth Census of the United States, 1900. Washington, D.C.: National Archives
and Records Administration, 1900. T623, 1854 rolls. https://www.ancestry.com/discoveryui-content/view/33463581:7602
36 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado. https://www.ancestry.com/discoveryui-
content/view/900411731:61366
37 United States of America, Bureau of the Census. Twelfth Census of the United States, 1900. Washington, D.C.: National Archives
and Records Administration, 1900. T623, 1854 rolls. https://www.ancestry.com/discoveryui-content/view/33463577:7602
38 United States of America, Bureau of the Census. Fifteenth Census of the United States, 1930. Washington, D.C.: National
Archives and Records Administration, 1930. T626, 2,667 rolls. https://www.ancestry.com/discoveryui-
content/view/113940377:6224
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 17 of 61
Hidalgo, and was called La Plaza de los Leones.39 Julian’s mother, Christina died on December
24, 1934 due to complications during pregnancy.40 By 1940, his father had remarried and was a
driver for the Works Progress Administration (WPA) in addition to farming the land.41
Julian Martinez, Jr. was born on January 12, 1930 42 in Raton, New Mexico. In 1956, Julian served
in the U.S. Army.43 Later he made a career as a driver.
Emma was born on April 27, 1920 in Trujillo Creek.44 Her family moved to Lafayette sometime
before she was nine.
Emma married Tony Madrigal on September 2, 1939 in Boulder.45 By 1950, they had three
children, Reyes and Tony, Jr. and lived at 1848 22nd St.46 Tony is listed as a coal miner in 1953.47
Tony, Sr. deeded Emma the house at 1848 22nd St. in 1954 48 and Emma married Julian Martinez
sometime after. Emma and Julian continued to live at 1848 22nd St.49 until they purchased 3201
8th St. in 1962. Emma died on October 5, 2006 and is buried at Green Mountain Cemetery.50
Julian Martinez continued to live in the house until 2017, when he deeded it to Tony Madrigal
Jr., Emma’s son. Tony sold the house to the current owners.51
Steven and Jeanne Hoerter (2017 – Present)
The current owners, Steven and Jeanne Hoerter, purchased the property in 2017.
39 Perdoni, Kate. “Huerfano County celebrates early families, regional history.” May 30, 2023. https://www.rmpbs.org/blogs/rocky-
mountain-pbs/huerfano-county-celebrates-early-families-regional-history/
40 Find a Grave. https://www.findagrave.com/memorial/100737891/cristina-martinez
41 United States of America, Bureau of the Census. Sixteenth Census of the United States, 1940. Washington, D.C.: National
Archives and Records Administration, 1940. T627, 4,643 rolls.
https://www.ancestry.com/imageviewer/collections/2442/images/m-t0627-00464-00633?pId=40557140
42 Voter Registration Lists, Public Record Filings, Historical Residential Records, and Other Household Database Listings.
https://www.ancestry.com/discoveryui-content/view/297468335:1788
43 Boulder City Directory. 1974. https://www.ancestry.com/discoveryui-content/view/1515543112:2469
44 Voter Registration Lists, Public Record Filings, Historical Residential Records, and Other Household Database Listings.
https://www.ancestry.com/discoveryui-content/view/232562114:1788
45 Marriage Records. Colorado Marriages. State Archives, Denver, Colorado. https://www.ancestry.com/discoveryui-
content/view/900245818:61366
46 National Archives at Washington, DC; Washington, D.C.; Seventeenth Census of the United States, 1950; Year: 1950; Census
Place: Boulder, Boulder, Colorado; Roll: 3405; Page: 24; Enumeration District: 7-59. https://www.ancestry.com/discoveryui-
content/view/19285788:62308
47 Boulder City Directory. 1953. https://www.ancestry.com/imageviewer/collections/2469/images/14498607?pId=905653457
48 County Records. https://boulder.co.publicsearch.us/doc/181795986
49 Boulder City Directory. 1958. https://www.ancestry.com/imageviewer/collections/2469/images/13468179?pId=814460954
50 U.S., Find a Grave® Index, 1600s-Current. https://www.findagrave.com/memorial/68965158/emma-martinez
51 Boulder County Records. https://boulder.co.publicsearch.us/doc/186441717
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 18 of 61
AREA HISTORY
The Newlands area 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, 1859.52 In 1871, a town
government was organized under Boulder County regulations.
From the area survey: 53
In 1871, [William] Newland purchased his farm in North Boulder for $5,000.
In 1875, Newland experimented with the successful raising of spring wheat, but
discovered that dairy production and truck gardening were more profitable. By 1876,
Newland was growing one of the largest crops of strawberries in the Boulder area, with
eleven acres devoted to that fruit. Newland’s berries were marketed in Denver, as well
as in mining camps. In 1876, his fields produced an estimated six thousand quarts of
strawberries. Newland also grew grapes and apples. Like his neighbor Joseph Wolff,
Newland experimented with agricultural techniques. He was one of the first local
farmers to mix kerosene with water to kill grasshoppers.
Newland began to carve garden lots of small acreages from his farmland to sell to
others. … In 1891, the Newland Addition was platted, extending from Alpine to Grape
avenues between 2nd Street and Broadway.
Although the Farmer’s Ditch flows through the Newland plat, the area is primarily irrigated by
Silver Lake Ditch, which was constructed in 1888. Many of the lots are sold with water rights to
Silver Lake Ditch. With access to irrigation, many of the owners planted orchards and truck
gardens and continued this usage until the beginning of the building boom after World War II.
52 “Land Acknowledgement.” City of Boulder. https://bouldercolorado.gov/projects/land-acknowledgment
53 Front Range Research Associates. “Boulder Survey of Historic Places: Newland Addition North Boulder.” June 1995. City of
Boulder.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 19 of 61
Figure 17. Left: Aerial view, 1938 54 with 3201 8th St. indicated. Right: approx. same area in 1958 55 showing the
increase in number of lots developed into housing during Boulder’s building boom after World War II.
Figure 18. Aerial view, 2023 with location of 3201 8th St. indicated. Google Earth.
From the area survey: 56
By the end of World War I, more people were living in the city than in rural areas for the
first time in the country's history. Many city dwellers had been drawn by high paying
jobs resulting from the war and chose to remain in the city. The ideal of owning a home
away from the inner city had become popular and the growth of streetcars and
improvement of roads made the concept possible. In North Boulder, homeowners had
the opportunity of combining the rural atmosphere and lots large enough for gardens
with convenient access to jobs in the downtown area and nearby sources of
employment. Home building in North Boulder proceeded steadily following the war. …
The English influence, with its half-timbering and steeply pitched roofs was the favorite
style during the peak of home building between the wars. In North Boulder, the
English/Norman Cottage style was widely built during the era. These dwellings were
54 United States Forest Service. Aerial Photographs of Colorado. Boulder. May 8, 1938. Photograph.
https://cudl.colorado.edu/luna/servlet/detail/UCBOULDERCB1~17~17~33264~118230
55 “North Boulder east of Broadway aerial photographs.” 1958. Carnegie Library for Local History, Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A40557
56 Front Range Research Associates. “Boulder Survey of Historic Places: Newland Addition North Boulder.” June 1995. City of
Boulder.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 20 of 61
generally constructed of brick and had steeply pitched gabled roofs, with overlapping
front gables, projecting entrance bays with round arches, facade chimneys, and multi-
light windows.
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 house located at 3201 8th St. meets the following historic significance criteria:
1. Date of Construction: 1928
Elaboration: A building permit was issued for the construction of a house at 3201 8th St. in
November 1928. The tax assessor card also lists the date of construction as 1928.
2. Association with Persons or Events: The property is associated with the Goldsworthy
Family. The Valdez-Martinez family were the longest-term owners and lived in the house for
55 years.
Elaboration: Brothers Harold and Owen Goldsworthy constructed the house for their
mother, Mary Goldsworthy. Married couple Owen and Cora Goldsworthy also lived there
for a short time. Mary Goldsworthy served the community in many capacities including the
Boulder Rebekah Lodge No. 5 and the Boulder Women’s Club. Like his father and brother,
Owen Goldsworthy was a brick mason who built houses in the Boulder area.
Other than their family genealogy described above, not much is known about Emma Valdez
and Julian R. Martinez, Jr., who owned the house from 1962. After Emma’s death in 2006,
Julian continued to live in the house until Emma’s son sold it in 2017.
2. Distinction in the Development of the Community: Newlands
Elaboration: The house was constructed during the early years of the Newland
neighborhood’s development and demonstrates Boulder’s growth between WWI and WWII.
3. Recognition by Authorities: Front Range Research Associates, Inc.,
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 21 of 61
Elaboration: The 1995 3201 8th Street Historic Building Inventory Record (link) identifies
the house as representing a type, period, or method of construction, noting that, “This
house is representative of the English/Norman Cottage Revival style popular during the
1930s and 1940s, as reflected in the gabled roof, brick construction with stone trim,
chimney with divided stacks, and round arched window.”
ARCHITECTURAL SIGNIFICANCE:
Summary: The building located at 3201 8th St. meets the following architectural significance
criteria:
1. Recognized Period or Style: English-Norman Cottage Revival
Elaboration: The property is an example of English-Norman Cottage architecture in
Boulder, evidenced though its steeply gabled roof, decorative brick sheathing with stone
trim, chimney with divided stacks and round arched window.
2. Architect or Builder of Prominence: Harold and Owen Goldsworthy
Elaboration: Brothers Harold and Owen Goldsworthy were both brick-masons (as was their
father, Samuel Edward Goldsworthy). The house was constructed by the brothers for their
mother, Mary.
3. Artistic Merit: The brickwork, especially at the gables and divided chimney stacks shows
exceptional skill.
4. Example of the Uncommon: The use of stacked thin clay tiles to create the arch at the
entrance, the corbels and decorative detailing at the gable ends.
5. Indigenous Qualities: The wire-cut brick and thin clay tiles used was likely manufactured
locally. The sills and headers of the windows on the house and garage are of native
sandstone.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 3201 8th St. meets the following environmental significance
criteria:
1. Site Characteristics: The residential corner lot features many mature trees.
2. Compatibility with Site: While the Newlands neighborhood has changed dramatically in
the last two decades and much of the area’s original context has been lost, the property
retains its historic character.
3. Geographic Importance: Due to its corner location, the property is an established and
familiar visual feature of the Newlands neighborhood.
4. Environmental Appropriateness: The surroundings are complementary and are situated in
a manner particularly suited to its residential character.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 22 of 61
5. Area Integrity: 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. However, the area as a whole has lost much of its original context.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD
This property is an example of the gradual development of the Newlands residential
neighborhood that took place during the first half of the twentieth century. In the early
twentieth century, the area consisted primarily of farms, orchards and ranches; by the 1940s,
residential development had begun in earnest. Many of the area residents worked as
carpenters, shopkeepers, and for companies such as the Mountain States and Telephone
Company. The area has changed dramatically from its pre-WW II rural character. The house is a
good representative of the area’s early period of development.
Figure 19. Left: Looking west from 3201 8th St. Right: Looking south from 3201 8th St. Staff photographs.
CRITERION 3: CONDITION OF THE BUILDING
In 2017, the property owner submitted information on the condition of the building, noting that
the building requires structural work due to the insufficient construction methods of the 1950s
alterations. A permit obtained in 2018, shows an interior remodel removed the interior stairs to
the existing upper level to mitigate the structural deficiencies. The applicant has not
submitted information on the current condition of the building. See Attachment A: Applicant
Materials.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
In 2017, the property owner submitted information on the project cost of restoration. The
estimate included rebuilding the second story to current codes and stabilizing the foundation.
The projected cost for the work in 2017 was estimated to be $169,500. The work completed in
2018 to remove the interior stairs to the existing upper level mitigated but did not repair the
structural deficiencies. The applicant has not submitted information on the current cost of
restoration or repair, which is expected to be higher due to inflation and the rising cost of
construction. See Attachment A: Applicant Materials.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 23 of 61
ANALYSIS OF PROPOSED SCOPE OF DEMOLITION
In 2015, the Landmarks Board adopted the Regulation Clarifying the Process Provided in
Section 9-11-23(d) (link). The regulation provides the following:
“Significant impact or potential detrimental effect” means alteration to the identified
architectural or historic character of a building that is substantially inconsistent with the
standards for the issuance of a landmark alteration certificate (LAC) found at Sections 9-11-14
and 9-11-18, B.R.C. 1981 (see below).
The following are examples of alterations that may have a significant impact or
potential detrimental effect on a historic resource of the city:
• Construction of an addition that visually overwhelms the building in terms of
location, mass, scale and height. Removal of features that may retain historic
architectural integrity.
• Removal of a portion of a street-facing wall that has been identified as older than
50 years in age and retains historic architectural integrity.
The following are examples of alterations that may not have a significant impact or
potential detrimental effect on a historic resource of the city:
• Work that does not involve portions of a building that are documented as being
less than 50 years in age.
• Removal of a non-character defining feature (including an addition)
• Construction of an addition that would not be substantially inconsistent with the
standards for issuance of a Landmark Alteration Certificate in terms of location,
mass, scale and height.
During the hearing before the Landmarks Board, the applicant may contest the determination
that the building, or that portion of the building proposed for demolition, may be a historic
resource of the city, the determination of significant impact or potentially detrimental effect
and/or or the designation of the building as an individual historic landmark. (2f and 3f).
Section 9-11-18, B.R.C. 1981, Standards for Landmark Alteration Certificate Applications.
(1) The proposed work preserves, enhances or restores and does not damage or destroy
the exterior architectural features of the landmark or the subject property within a
historic district;
(2) The proposed work does not adversely affect the special character or special historical,
architectural or aesthetic interest or value of the landmark and its site or the district;
(3) The architectural style, arrangement, texture, color, arrangement of color and materials
used on existing and proposed structures are compatible with the character of the
existing landmark and its site or the historic district;
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 24 of 61
Staff Analysis – Effect of Proposed Work
Staff considers that the proposed location, mass, scale and height of the proposed addition
will have a significant impact on the character of the building. The proposed design is
substantially inconsistent with the Standards for Landmark Alteration Certificate Applications
in that the proposed work will adversely affect the historic and architectural character of the
existing building.
The character-defining features of the house include the steeply-pitched roof including the
gables that face the two streets; the vertically-oriented form that is accentuated by the
projecting gable at the entrance and vertical window proportion; skilled brick and stone
masonry, and the chimney with decorative brickwork on the side elevation.
While the proposal preserves the original (1928) portion of the building, connects the new
construction by a link, and restores the west slope of the 1928 roof form, the overall mass and
scale of the proposed addition visually overwhelm the existing building. The location of the
addition extending north of the façade alters the primary form of the façade from vertically
proportioned to horizontally proportioned. The massing and height of the south elevation of
the addition (facing Forest Avenue) visually overwhelm the existing one-story house.
Figure 20. Left: Rending of the proposed looking north from Forest Avenue. Right: Rendering of the proposed
looking northwest from the corner of Forest Avenue and 8th Street.
Figure 21. Left: Existing photograph looking north from Forest Avenue. Right: Existing photograph looking
northwest from the corner of Forest Avenue and 8th Street. Staff photographs.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 25 of 61
Figure 22. Existing (top) proposed (bottom) east (facing 8th Street) elevation
PUBLIC COMMENT
Regarding the current application, staff has received one letter in support of preservation. See
Attachment D: Public Comment Received, 2024.
During the 2017 review (March 1, 2018 to Aug. 1, 2018), three members of the public wrote
letters in support of demolition; nine in support of preservation of the structure; 14 against
designation over the owner’s objection. Additionally, one member of the public spoke in
support of demolition; two spoke in support of preservation of the structure. See 08.01.2018
Landmarks Board memo.
OPTIONS FOR THE BOARD’S DECISION
Pursuant to Section 9-11-23, B.R.C. 1981, if the Landmarks Board finds that the building
proposed for partial demolition may have significance under the criteria in subsection (f), and
that the changes would be detrimental to the potential landmark, 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 partial demolition. If imposed, a 180-day stay period would start when the completed
application was accepted by the city manager (April 4, 2024 when the Landmarks Board fee
was paid) and expire on October 1, 2024.
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 26 of 61
If the Landmarks Board finds that the building does not have significance under the criteria set
forth in section 9-11-23(f), B.R.C. 1981, or that the building has significance under the criteria
but the changes would not be detrimental the city manager shall issue a demolition approval.
FINDINGS
Staff recommends that the Landmarks Board adopt the following findings:
A stay-of-demolition for the property at 3201 8th St. 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
and architectural significance and as a property containing a well-preserved example
of a working-class house in North Boulder dating from the first half of the twentieth
century.
2. The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3. The proposed scope of work will have a significant impact or potentially detrimental
effect on the historic character of the building, as the location, mass, scale and height
visually overwhelm the existing building and would be substantially inconsistent with
the Standards for Issuance of a Landmark Alteration Certificate, as described in the
Regulation Clarifying the Process Provided in Section 9-11-23(d).
ATTACHMENTS
A: Application Materials
B: Boulder County Tax Assessor Card c. 1929-1949
C: Construction Permit Records 1929-1949
D: Public Comment Received through April 22, 2024
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 27 of 61
•City of Boulder
Planning & Development Services _HI_S _____ •
Historic Preservation Demolition Review Application
►REQUIRED MATERIALS FOR ALL APPLICATION S
0signed application
0site Plan (please show the footprint of the building(s), streets and alleys). Provide as PDF.
0current photographs of each side of the building, including the view from the street. Provide as PDF.
0side by side elevations of existing/proposed changes -Partial demolitions only. Provide as PDF.
►TO SUBMIT YOUR HISTORIC PRES ERVATION DEMOLITI ON APPLI CATION
•Email application to PDSskipatrip@bouJdercolorado.gov. Put Historic Preservation in the subject line.
•Review fee will be invoiced to email address listed below. Log into Customer Self Service Portal (CSS) to pay.
•Questions? Reference the Demo Review FAQs or contact 303-441-1994 or historic@bouldercolorado.gov
•Si necesita ayuda para traducir esta informaci6n al espanol, llame al 303-441-1905.
►APPLICANTC ONTACT INFORMATION
Name Phone# Email Address Adrian Sopher 303 949-4056 asopher@sophersparn.com
Address City State Zip 2505 Walnut Ave. Suite 200 Boulder co 80302
►OWNE RC ONTACT INFORMATION 0 SAME AS APPLICANT
Name Phone# Email Address Steven & Jeanne Hoerter 303 408-5815 orphajean@hotmail.com
Address I City State Zip
18 Park Avenue Wellesley MA 02481 -
Signature of Own or Oli Authorized Agent:��--��� ........... ..-----------
►PROJECT INFORMATION
Date: 19 Mar '24
Project Address:
3201 EighthStreet
Number of Buildings proposed for demolition: ( see attached)
Building Type and Date of Construction-Review is required for buildings over 50 years old (check all that apply) Scope of Work-Review is required when one or more of the following
is proposed (check all that apply):
0 Pre-1940 primary building (estimated date of construction: 1928 original structure ) 0 Post-1940 primary building (estimated date of
construction: various later additions ) 0 Accessory building(s) over 50 years old (estimateddate of construction: 1940-so? garage )
D Full DemolitionD On-Site Relocation D Off-Site Relocation 0 Removal of more than 50% of the roof 0 Removal of more than 50% of the exterior walls 0 Removal of any portion of a street-facing wall D Replacement of siding on a street-facing wallD Construction in front of a street-facing wall
Updated November 2022 Planning & Development Services 11100 Arapahoe Ave.
P.O. Box 791 Boulder, CO 80306 303-441-1880
bou lderplandevelop.net P<Clno 1 nf 1
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 28 of 61
Sopher Sparn Architects LLC | 2505 Walnut Street, Suite 200 | Boulder, Colorado 80302 | 303.442.4422
MEMORANDUM
To: Marcy Gerwing, Historic Preservation Principal Planner - CITY OF BOULDER
From: Adrian Sopher - SOPHER SPARN ARCHITECTS LLC
Project: 3201 8th Street
Date: 20 March 2024
Re: SUPPLEMENTAL INFORMATION FOR HISTORIC PRESERVATION DEMOLITION REVIEW FORM – Clarifying
Project Information details of submittal.
Today, there are two buildings on the site. The following information is intended to clarify the key questions posed
in the application.
Project Information
Building Type and Date of Construction – Principal Building
•The Original Principal Residence, as identified in the supporting drawings, was built in 1928.
•Subsequent and multiple additions to the west side of that structure were made in the 1940s & 50’s.
Building Type and Date of Construction – Accessory Structure / Garage
•As far as we are able to determine, the Garage was built sometime during the period of the additions to the
Principal Residence sometime around 1940-50’s.
Scope of Work – Principal Building
Some further clarity concerning our request is here in order…
•For the existing Principal Residence, as currently configured, the application is requesting the following…
o Removal of more than 50% of the roof (64.8% of existing roof is proposed to be removed).
o Removal of more than 50% of the exterior walls (67 lineal feet of existing walls (52%) are proposed to be
removed).
o Removal of any portion of the street facing walls (17 lineal feet of existing street facing walls (13%) is
proposed to be removed).
•The Original Principal Residence, having had multiple additions over time, has had the western portion of the
original structure obscured by those additions. The applicant is proposing the removal of most of the additions
to the original 1928 structure, thereby reclaiming the parts of the original roof and modifying the numbers
above as follows:
o Removal of less than 50% of the original roof (30% of the remaining original existing roof is proposed to be
removed).
o Removal of less than 50% of the remaining original exterior walls (13 lineal feet, or 18%, of the 72’ of the
remaining original existing walls are proposed to be removed).
o No removal of any portion of the original street facing walls is proposed by this application.
Conversely, the proposed modification shows the removal of additions that now obscure a portion of the
underlying and remaining original roof on the west side of the north/south gabled portion of the structure.
Scope of Work – Accessory Structure / Garage
This structure is proposed to be removed in its entirety.
cc Steven & Jeanne Hoerter, Owners, 3201 8th Street
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 29 of 61
currc 1u bcd 1'001II\
dd 11lon l940'1. w
1cn1 bel ow
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 30 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 0.01HOUSE - EXISTING PHOTOS
03.20.2024
HOUSE - EXISTING EAST ELEVATION (STREET FACING)HOUSE - EXISTING SOUTH ELEVATION (STREET FACING)
HOUSE - EXISTING NORTH ELEVATION HOUSE - EXISTING WEST ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 31 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 0.02GARAGE - EXISTING PHOTOS
03.20.2024
GARAGE - EXISTING EAST ELEVATION GARAGE - EXISTING SOUTH ELEVATION (STREET FACING)
GARAGE - EXISTING NORTH ELEVATION GARAGE - EXISTING WEST ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 32 of 61
5.00'25.00'12.50'25.00'PROPERTY LINESIDE YARD SETBACK
PROPERTY LINE
STREET ADJACENT
SIDE YARD SETBACK
PROPERTY LINE FRONT YARD SETBACKREAR YARD SETBACK3201 8TH STREET
EXISTING 1-STORY
SINGLE FAMILY
RESIDENCE
RL-1 ZONING
HISTORIC
BUILDING
FOOTPRINT
EXISTING
GARAGE TO
BE REMOVED
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 0.10EXISTING / DEMO - SITE PLAN
03.20.2024
1/16" = 1'-0"1EXISTING / DEMO - SITE PLAN
0'8' 16' 32'64'
SCALE: 1/16" = 1'-0"
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 33 of 61
99' - 7"21' - 5 1/2"4' - 2 1/2"25' - 8"6' - 2 1/2"30' - 9 3/4"
37' - 0 1/4"27' - 1 1/2"14' - 0 1/2"12' - 0"1' - 1"37' - 0 1/4"
17' - 0 1/4"14' - 0"6' - 0 1/4"
4' - 7"4' - 10"4' - 7"
DN
9' - 7 3/4"4' - 3 3/4"11' - 7 1/2"12' - 1"12' - 6"5' - 3 1/2"10' - 6 1/4"10' - 9 1/2"8' - 4"10' - 2 1/4"3' - 4 1/2"3' - 11 3/4"
18' - 7 1/2"12' - 6 1/2"NON-HISTORIC
STREET FACING WALL
TO BE REMOVED
HISTORIC BUILDING
FOOTPRINT
NON-HISTORIC
WALLS TO BE
REMOVED
HISTORIC STREET
FACING WALLS TO
REMAIN
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 1.00EXISTING / DEMO - GROUND LEVEL FLOOR PLAN
03.20.2024
1/4" = 1'-0"1EXISTING / DEMO - GROUND LEVEL FLOOR PLAN
0'2' 4' 8'16'
SCALE: 1/4" = 1'-0"
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 34 of 61
54.48% OF EXISTING EXTERIOR
WALLS TO BE REMOVED
TOTAL PERIMETER
OF EXTERIOR
WALLS = 128'-3 1/2"
TOTAL PERIMETER OF EXTERIOR
WALLS BEING REMOVED = 69' - 10 3/4"
12.74% OF EXISTING EXPOSED
HISTORIC EXTERIOR WALLS TO
BE REMOVED
TOTAL PERIMETER OF EXPOSED
HISTORIC EXTERIOR WALLS BEING
REMOVED = 16'-4 3/8"
TOTAL PERIMETER
OF EXTERIOR
WALLS = 128'-3 1/2"
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 1.01DIAGRAMS OF EXTERIOR WALLS BEING REMOVED
03.20.2024
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 35 of 61
18" / 12"18" / 12"2 1/2" / 12"3" / 12"
18" / 12"
18" / 12"6" / 12"4" / 12"7" / 12"7" / 12"18" / 12"18" / 12"TOTAL EXISTING
ROOF AREA = 914 SF
TOTAL EXISTING ROOF AREA
TO BE REMOVED = 592 SF
(64.8%)
TOTAL EXISTING ROOF AREA TO
REMAIN = 322 SF (35.2%)18" / 12"18" / 12"|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 1.02EXISTING / DEMO - ROOF PLAN
03.20.2024
0'2' 4' 8'16'
SCALE: 1/4" = 1'-0"
1/4" = 1'-0"1EXISTING / DEMO - ROOF PLAN
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 36 of 61
18" / 12"18" / 12"2 1/2" / 12"3" / 12"
18" / 12"
18" / 12"6" / 12"4" / 12"7" / 12"7" / 12"18" / 12"18" / 12"4" / 12"
TOTAL EXISTING HISTORIC
ROOF AREA TO BE REMOVED
= 175 SF (30%)
TOTAL EXISTING HISTORIC ROOF
AREA TO REMAIN/RESTORED =
400 SF (70%)
TOTAL EXISTING
HISTORIC ROOF AREA
= 575 SF
18" / 12"18" / 12"SHADED AREA DENOTES
77 SF OF HISTORIC ROOF
TO BE RESTORED. AREA
TO HAVE ASPHALT
SHINGLES TO MATCH
EXISTING.
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 1.03EXISTING / DEMO - HISTORIC ROOF PLAN
03.20.2024
0'2' 4' 8'16'
SCALE: 1/4" = 1'-0"
1/4" = 1'-0"1EXISTING / DEMO - ROOF PLAN - HISTORIC
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 37 of 61
EXIST. GROUND LEVEL100' - 0"
EXIST. SECOND LEVEL108' - 6 1/4"
1
8
"
/
1
2
"
1
8
"
/
1
2
"18" / 12"8' - 6 1/4"EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS AND
DOOR
EXIST. GROUND LEVEL100' - 0"
EXIST. SECOND LEVEL108' - 6 1/4"18" / 12"1
8
"
/
1
2
"8' - 6 1/4"NON-HISTORIC
STREET FACING WALL
TO BE REMOVED
NON-HISTORIC
ROOF, WALLS,
WINDOWS TO BE
REMOVED EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 2.00EXISTING / DEMO ELEVATIONS
03.20.2024
1/4" = 1'-0"1EXISTING / DEMO - EAST ELEVATION (STREET FACING)
1/4" = 1'-0"2EXISTING / DEMO - SOUTH ELEVATION (STREET FACING)
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 38 of 61
EXIST. GROUND LEVEL100' - 0"
EXIST. SECOND LEVEL108' - 6 1/4"
6" / 12"18" / 12"1
8
"
/
1
2
"
2 1/2" / 12"HISTORIC ROOF,
WALL, WINDOW TO BE
REMOVED
NON-HISTORIC
ROOF, WALLS,
WINDOWS TO BE
REMOVED
EXIST. GROUND LEVEL100' - 0"
EXIST. SECOND LEVEL108' - 6 1/4"
HISTORIC ROOF
PORTION, WALLS,
WINDOWS TO BE
REMOVED
NON-HISTORIC
ROOF, WALLS, DOOR
TO BE REMOVED
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
AD 2.01EXISTING / DEMO ELEVATIONS
03.20.2024
1/4" = 1'-0"1EXISTING / DEMO - WEST ELEVATION (NON-STREET FACING)
1/4" = 1'-0"2EXISTING / DEMO - NORTH ELEVATION (NON-STREET FACING)
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 39 of 61
5.00'25.00'12.50'25.00'PROPERTY LINESIDE YARD SETBACK
PROPERTY LINE
STREET ADJACENT
SIDE YARD SETBACK
PROPERTY LINE FRONT YARD SETBACKREAR YARD SETBACK3201 8TH STREET
2-STORY W/ LOWER LEVEL
SINGLE FAMILY
RESIDENCE
RL-1 ZONING
EXISTING
HISTORIC
ROOF TO
REMAIN
EXISTING
HISTORIC
ROOF TO BE
RESTORED
DETACHED GARAGE
TBD
22.1'BUILDING
FOOTPRINT AT
MAIN LEVEL
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 0.10SITE PLAN
03.20.2024
1/16" = 1'-0"1SITE PLAN
0'8' 16' 32'64'
SCALE: 1/16" = 1'-0"
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 40 of 61
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS
NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
EXIST. GROUND LEVEL100' - 0"
SECOND LEVEL111' - 0"MAX. BLDG. HEIGHT35' - 0"97' - 4"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS
NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE
SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
NEW STANDING
SEAM METAL
ROOF
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 2.00ELEVATIONS
03.20.2024
1/8" = 1'-0"1EAST ELEVATION
1/8" = 1'-0"2SOUTH ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 41 of 61
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLESNEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE
SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 2.01ELEVATIONS
03.20.2024
1/8" = 1'-0"1WEST ELEVATION
1/8" = 1'-0"2NORTH ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 42 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 3.00PERSPECTIVE VIEW
03.20.2024
1PERSPECTIVE VIEW - SOUTH ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 43 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 3.01PERSPECTIVE VIEW
04.01.2024
1PERSPECTIVE VIEW - SOUTHEAST CORNER
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 44 of 61
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS
NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
EXIST. GROUND LEVEL100' - 0"
SECOND LEVEL111' - 0"MAX. BLDG. HEIGHT35' - 0"97' - 4"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES
EXISTING
PAINTED WOOD
WINDOWS
NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE
SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
NEW STANDING
SEAM METAL
ROOF
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 2.00ELEVATIONS
04.18.2024
1/8" = 1'-0"1EAST ELEVATION
1/8" = 1'-0"2SOUTH ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 45 of 61
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLESNEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE
SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
NEW METAL
CLAD DOORS
EXIST. GROUND LEVEL100' - 0"
LOWER LEVEL90' - 0"
SECOND LEVEL111' - 0"
EXISTING
MASONRY
EXISTING
PAINTED WOOD
TRIM
EXISTING
ASPHALT
SHINGLES NEW METAL
CLAD WINDOWS
NEW WOOD-LOOK
COMPOSITE SIDING
NEW METAL
PANEL WALL
SYSTEM
NEW COMPOSITE
TRIM
NEW ASPHALT
SHINGLES
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 2.01ELEVATIONS
04.18.2024
1/8" = 1'-0"1WEST ELEVATION
1/8" = 1'-0"2NORTH ELEVATION
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 46 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 3.02SPRING STREET VIEW RENDERINGS
04.18.2024
SPRING STREET VIEW 1 - VIEW ALONG 8TH ST. LOOKING WEST SPRING STREET VIEW 2 - VIEW ALONG 8TH ST. LOOKING NORTHWEST
SPRING STREET VIEW 3 - VIEW ALONG FOREST AVE. LOOKING NORTHWEST
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 47 of 61
|
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
HOERTER RESIDENCE3201 8TH STREET - BOULDER, CO 80304
A 3.03SUMMER STREET VIEW RENDERINGS
04.18.2024
SUMMER STREET VIEW 1 - VIEW ALONG 8TH ST. LOOKING WEST SUMMER STREET VIEW 2 - VIEW ALONG 8TH ST. LOOKING NORTHWEST
SUMMER STREET VIEW 3 - VIEW ALONG FOREST AVE. LOOKING NORTHWEST
Attachment A - Application Materials
Item 5C - 3201 8th St LM Memo 05.01.2024 Page 48 of 61