11.02.16 LB Packet - revised
1. Call to Order
2. Approval of minutes from the October 5, 2016 Landmarks Board Meeting
3. Public Participation for Items not on the Agenda
4. Discussion of Landmark Alteration, Demolition Applications issued and pending
Statistical Report
2220 Bluff St. - Stay of Demolition expires Dec. 3, 2016
1723-25 15th St. - Stay of Demolition expires Jan. 9, 2017
1723 Marine St. - Stay of Demolition expires Jan. 16, 2017
2334 14th St. - Stay of Demolition expires Jan. 29, 2017
3900 Orange Ct. - Stay of Demolition expires Jan. 31, 2017
5. Public Hearings
A. Public hearing and consideration of an application to designate the building and a portion of
the site at 4750 Broadway St. as a local historic landmark per Section 9-11-5 of the Boulder
Revised Code, 1981 (HIS2016-00053). Owner / Applicant: Armory Community, LLC
B. Public hearing and consideration of an application to designate the building at 1345 Spruce
St., The Boulder Shambhala Center, as a local historic landmark per Section 9-11-5 of the
Boulder Revised Code, 1981 (HIS2016-00253). Owner / Applicant: Front Range Shambhala
C. Public hearing and consideration of an application to designate the building and property at
2061 Bluff St. as a local historic landmark, per Section 9-11-5 of the Boulder Revised Code,
1981 (HIS2016-00289). Owner / Applicant: Jesse Markt and Lindy Hinman
D. Public hearing and consideration of a Landmark Alteration Certificate application to relocate
existing accessory building at 1735 Mapleton Ave. so that the building and overhangs do not
encroach into the alley per Section 9-11-18 of the Boulder Revised Code 1981 (HIS2016-
00257). Owner / Applicant: Elizabeth Helgans / Joel Smiley
6. Matters from the Landmarks Board, Planning Department, and City Attorney
A. Update Memo
B. Subcommittee Update
1) Design Guidelines and Code Revisions
2) Outreach and Engagement
3) Potential Resources
CITY OF BOULDER
LANDMARKS BOARD MEETING
DATE: Wednesday, November 2, 2016
TIME: 6:00 p.m.
PLACE: 1777 Broadway, Municipal Building, City Council Chambers
7. Debrief Meeting/Calendar Check
8. Adjournment
For more information contact James Hewat at hewatj@bouldercolorado.gov or
(303) 441-3207. You can also access this agenda via the website at:
https://bouldercolorado.gov/historic-preservation
then select “Next Landmarks Board Meeting”.
PUBLIC HEARING PROCEDURES
Board members who will be present are:
Deborah Yin, chair
Eric Budd
Briana Butler
Ronnie Pelusio
Fran Sheets
John Putnam or Harmon Zuckerman *Planning Board representative without a vote
The Landmarks Board is constituted under the Landmarks Presentation Ordinance (Ordinance No.
4721; Title 9, Chapter 11, Boulder Revised Code, 1981) to designate landmarks and historic districts,
and to review and approve applications for Landmark Alteration Certificates on such buildings or in
such districts.
Public hearing items will be conducted in the following manner:
1. Board members will explain all ex-parte contacts they may have had regarding the item.*
2. Those who wish to address the issue (including the applicant, staff members and public) are
sworn in.
3. A historic preservation staff person will present a recommendation to the board.
4. Board members will ask any questions to historic preservation staff.
5. The applicant will have a maximum of 10 minutes to make a presentation or comments to
the board.
6. The public hearing provides any member of the public three minutes within which to make
comments and ask questions of the applicant, staff and board members.
7. After the public hearing is closed, there is discussion by board members, during which the
chair of the meeting may permit board questions to and answers from the staff, the
applicant, or the public.
8. Board members will vote on the matter; an affirmative vote of at least three members of the
board is required for approval. The motion will state: Findings and Conclusions.
* Ex-parte contacts are communications regarding the item under consideration that a board member may
have had with someone prior to the meeting.
All City of Boulder board meetings are digitally recorded and are available from the Central Records office at
(303) 441-3043. A full audio transcript of the Landmarks Board meeting becomes available on the city of
Boulder website approximately ten days after a meeting. Action minutes are also prepared by a staff person
and are available approximately one month after a meeting.
CITY OF BOULDER
LANDMARKS BOARD
October 5, 2016
1777 Broadway, Council Chambers Room
6:00 p.m.
The following are the action minutes of the October 5, 2016 City of Boulder Landmarks
Board meeting. A digital recording and a permanent set of these minutes (maintained
for a period of seven years) are retained in Central Records (telephone: 303-441-3043).
You may also listen to the recording on-line at: www.boulderplandevelop.net.
BOARD MEMBERS:
Deborah Yin
Briana Butler
Ronnie Pelusio
Fran Sheets
*John Putnam, *Planning Board representative without a vote
Eric Budd, out-of-town and unavailable to attend this meeting
STAFF MEMBERS:
Debra Kalish, Senior Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Holly Opansky, Landmarks Board Secretary
William Barnum, Historic Preservation Intern
1. CALL TO ORDER
The roll having been called, Chair D. Yin declared a quorum at 6:03 p.m. and the
following business was conducted.
D. Yin opened the public comment for the Landmark Alteration Certificate
application for 541 Marine St.
Scott Raderstorf, 517 Marine St., a neighbor, spoke in support of the Landmark
Alteration Certificate application for the demolition of an accessory building and
construction of a new garage at 541 Marine St.
The public comment period was closed.
2. APPROVAL OF MINUTES
On a motion by D. Yin, seconded by F. Sheets, the Landmarks Board approved (4-0,
E. Budd absent) the minutes as amended of the September 7, 2016 board meeting.
3. PUBLIC PARTICIPATION FOR ITEMS NOT ON THE AGENDA
No one from the public spoke for items not on the agenda.
4. DISCUSSION OF LANDMARK ALTERATION AND DEMOLITION
APPLICATIONS ISSUED AND PENDING
Statistical Report
2220 Bluff St. – Stay expires December 3, 2016
1723 15th St. – Stay expires January 9, 2016
6. PUBLIC HEARINGS
A. Public hearing and consideration of a Landmark Alteration Certificate
application to demolish a non-contributing accessory building (barn built c. 1952)
and construct a 728 sq. ft., two-car garage at 541 Marine St. in the Highland Lawn
Historic District, pursuant Section 9-11-18 of the Boulder Revised Code 1981
(HIS2016-00213). Owner / Applicant: Chris and Sarah Cottingham / Rachel Lee,
Mosaic Architects & Interiors
Ex-parte contacts
B. Butler, R. Pelusio and D. Yin assessed the application for the rehabilitation of
the house and construction of an addition Landmarks design review committee.
D. Yin made a site visit.
F. Sheets recused herself from the review of this application due to the proximity
of her primary residence to the subject property.
J. Putnam had no ex-parte contacts.
Staff Presentation
J. Hewat, presented the case to the board, with the staff recommendation that the
Landmarks Board approve with conditions.
Applicant’s Presentation
Rachel Lee, 405 S. 43rd St., Boulder, CO, applicant and architect from Mosaic
Architects & Interiors, spoke in support of the application and answered
question from the board. Ms. Lee noted that she was amendable to conditions of
approval #1 and #3, but not #2 the size constraint of 493 sq. ft., and would like the
structure to be approved for 609 sq. ft.
Chris Cottingham, 631 University Ave., the property owner, spoke in support of
the application and agreement to reduce the size of the garage to 609 sq. ft.
Public Comment
Jane Snyder, 1701 15th St., architect from Mosaic also working on the project,
spoke in support of demolition and approval of the proposed garage, especially
because the alley is non-contributing and handed out a map showing the
building footprints in the Highland Lawn Historic District.
Board Discussion
With regard to determining if this structure is contributing, B. Butler, R. Pelusio
and D. Yin agreed that although this is an attractive building, the date of
construction, c. 1952, is outside the district period of significance and the
structure is non-contributing.
With regard to demolishing the barn and constructing a new structure, B. Butler,
R. Pelusio, and D. Yin agreed with staff recommendation. They encouraged the
applicant and owner to consider a few things: 1) revisiting the idea of not
demolishing the barn and refurbishing it (and showed some examples); 2)
incorporating some of the existing barn characteristics in the new design, for
example, a) by adjusting the pitch of the roof to reflect the house roof pitch more
closely without going over 20’ height limit, b) by adjusting details like using 1”
by 6” roof trim instead of the 1” by 10” trim shown; and 3) reducing the width of
alley facing wall, possibly by moving the shed to the back of the garage.
Motion
On a motion by B. Butler, and seconded by D. Yin voted and approved (3-0; E.
Budd absent, F. Sheets recused) this landmark alteration certificate application
to demolition of the barn and to construct a new, two-car garage with at the
contributing property at 541 Marine Street in the Highland Lawn Historic
District in that the proposed construction meets the requirements set forth in
Chapter 9-11-18, B.R.C. 1981, subject to the conditions below, and adopts this
memorandum as findings of the board.
CONDITIONS OF APPROVAL
1. The applicant shall be responsible for ensuring that the development shall be
constructed in compliance with all approved plans on file in the City of Boulder
Planning Department, except as modified by these conditions of approval.
2. Prior to a building permit application, the applicant shall submit, subject to the
final review and approval of the Landmarks design review committee,
architectural plans for a two-car garage that is smaller than the proposed 728 sq.
ft., with a vertical mass and roof pitch/configuration complimentary to the historic
house, and is narrower in width; and in addition, include the racking and type of
solar panels for the photovoltaic system.
3. Architectural plans indicating exterior materials for the garage more in keeping
with the design guidelines including one-over one windows, simplified garage
doors, and details on roofing, siding, and paving materials. The applicant shall
demonstrate that the design details are in compliance with the intent of this
approval and the General Design Guidelines.
This recommendation is based upon staff’s opinion that with the
conditions listed above, the proposed construction of a two-car garage
will be generally consistent with the conditions as specified in Section 9-
11-18(a)&(b)(1-4) B.R.C., the Highland Lawn Historic District Design
Guidelines and the General Design Guidelines.
B. Public hearing and consideration of a demolition permit for the building located
at 2334 14th St., non-landmarked buildings over 50 years old, pursuant to Section
9-11-23 of the Boulder Revised Code, 1981 (HIS2016-00191). Owner / Applicant:
Alexander Brittin / Bob Von Eschen
Ex-parte contacts
R. Pelusio made a site visit.
B. Butler, D. Yin and J. Putnam have no ex-parte contacts.
Staff Presentation
J. Hewat, presented the case to the board, with the staff recommendation that the
Landmarks Board issue a stay of demolition.
Applicant’s Presentation
Alexander Brittin, 9136 Vendome Dr., Bethesda, MD, spoke in support of the
demolition. To demonstrate the integrity of the application, Mr. Brittin started by
highlighting the history of the previous owners, his now 91-year old mother and
late father who came to Boulder in 1941 from Europe after WWII. He continued
that when his father died, his mother used the insurance money to buy this
property so that her sons, Alexander and Bobby, could have a place to live. Mr.
Brittin described his intention to move back to the town he grew up, Boulder, to
build a home on this property that his family could live in, as well as build an
auxiliary unit in the back that his brother could live in rent free.
To make a case for demolition, he pointed to the 9-11-18 B.R.C. concerning the
rights of property owner interests and that the code’s intent is to not landmark
every old building. Mr. Brittin shared his findings that the structure is in
unrepairable condition and has had major alterations. He noted that the cost to
rehabilitate would be close to $1.5, higher than estimated.
Public Comment
Bob Von Eschen, 3445 Penrose Pl., #230, contractor, spoke in support of a
demolition. He met with city staff 7 times to look at options to rehabilitate this
building. The engineers report shows significant damage.
Kenneth Jacques, 128 Katie Ln., architect for the applicant, spoke in support of
demolition. He mentioned significant lateral shifting that has occurred.
Abby Daniels, 1200 Pearl St., Executive Director of Historic Boulder, spoke in
support of a stay of demolition.
Rebuttal
Alexander Brittin, reinforced that the building’s integrity will be lost if the
required structural improvements are made, and stated that he is happy to look
at alternatives to demolition, such as keeping the façade of the building.
Board Discussion
B. Butler agreed with staff and appreciates the applicant’s point of view. R.
Pelusio acknowledged the amount of the time and energy that Alex, Bob, and
Ken has put into the project adding that the thorough investigation has helped
advance the conversation, and especially since Mr. Brittin offered facade
preservation.
Motion
On a motion by F. Sheets, and seconded by B. Butler, voted and approved (4-0;
E. Budd absent) to issue a stay of demolition for the building located at 2334 14th
St., for a period not to exceed 180 days from the day the permit application was
accepted by the city manager, adopting the staff memorandum with the findings
listed below, in order to further analyze information on the condition of the
buildings.
180-day stay period would expire on January 29, 2017.
Should the board choose to issue the demolition permit, or if the permit is
allowed to expire, staff recommends that prior to demolition the following be
submitted to Planning, Housing and Sustainability (PH&S) staff for review,
approval and recording with Carnegie Library:
1. A site plan showing the location of all existing improvements on the subject
property; and
2. Color medium format archival quality photographs of the interior and exterior of
the house.
C. Public hearing and consideration of a demolition permit for the house located at
1723 Marine St., a non-landmarked building over 50 years old, pursuant to
Section 9-11-23 of the Boulder Revised Code, 1981 (HIS2016-00192). Owner /
Applicant: Stewart Cohune / Ellsworth Builders, Inc.
Ex-parte contacts
D. Yin made a site visit.
B. Butler, R. Pelusio, and J. Putnam had no ex-parte contacts.
Staff Presentation
M. Cameron, presented the case to the board, with the staff recommendation
that the Landmarks Board issue a stay of demolition.
Applicant’s Presentation
Kenneth Jacques, 128 Katie Ln., architect for the applicant, spoke in support of
demolition.
Public Comment
Abby Daniels, 1200 Pearl St., Executive Director of Historic Boulder, spoke in support of
a stay of demolition.
Discussion
D. Yin, B. Butler, R. Pelusio, F. Sheets, and J. Putnam agreed with staff
recommendation.
Motion
On a motion by F. Sheets, and seconded by D. Yin, voted and approved (4-0, E.
Budd absent) that the Landmarks Board issue a stay of demolition for the
building located at 1723 Marine St., for a period not to exceed 180 days from the
day the permit application was accepted by the city manager, adopting the staff
memorandum with the findings listed below, in order to explore alternatives to
demolition for the building.
A 180-day stay period would expire on January 16, 2017.
Should the board choose to issue the demolition permit, or if the permit is
allowed to expire, staff recommends that prior to demolition the following be
submitted to Planning, Housing and Sustainability (PH&S) staff for review,
approval and recording with Carnegie Library:
1. A site plan showing the location of all existing improvements on the subject
property; and
2. Color medium format archival quality photographs of the interior and exterior of
the house.
D. Public hearing and consideration of a demolition permit for two buildings
located at 3900 Orange Ct., non-landmarked buildings over 50 years old,
pursuant to Section 9-11-23 of the Boulder Revised Code, 1981 (HIS2016-00229).
Owner / Applicant: Jarrow Montessori School / Faurot Construction, Inc.
Ex-parte contacts
B. Butler and R. Pelusio assessed the application at the Landmarks design
review committee.
F. Sheets, D. Yin and J. Putnam had no ex-parte contacts.
Staff Presentation
M. Cameron, presented the case to the board, with the staff recommendation
that the Landmarks Board issue a stay of demolition.
Applicant’s Presentation
Michael Girodo, 1094 Fairway Ct., Head of Jarrow Montessori School, spoke in
support of demolition.
Matthew Schexnyder, 3840 Telluride Pl., architect for the owner, spoke in
support of demolition highlighting the hazmat compliance issues with regarding
to early learning facilities.
Discussion
R. Pelusio brought forth the idea that the story behind the property and the
amenity is compelling even though it is not specifically noted in the code,
meaning that if the specific structures are gone that the amenity (of the school)
will not be lost.
D. Yin, B. Butler, F. Sheets and J. Putnam agreed with staff recommendation.
Motion
On a motion by F. Sheets, and seconded by D. Yin, voted and approved (4-0, E.
Budd absent) that the Landmarks Board issue a stay of demolition for the
building located at 1723 Marine St., for a period not to exceed 180 days from the
day the permit application was accepted by the city manager, adopting the staff
memorandum with the findings listed below, in order to explore alternatives to
demolition for the building.
A 180-day stay period would expire on January 16, 2017.
Should the board choose to issue the demolition permit, or if the permit is
allowed to expire, staff recommends that prior to demolition the following be
submitted to Planning, Housing and Sustainability (PH&S) staff for review,
approval and recording with Carnegie Library:
3. A site plan showing the location of all existing improvements on the subject
property; and
4. Color medium format archival quality photographs of the interior and exterior of
the house.
8. MATTERS FROM THE LANDMARKS BOARD, PLANNING DEPARTMENT,
AND CITY ATTORNEY
A. Update and Review of Proposed Revisions to the Energy Code by Dave Thacker,
Building Services/Manger/Chief Building Official, Kendra Tupper, Energy
Services Manager, Elizabeth Vasatka, Business Sustainability Coordinator
B. Update Memo
C. Subcommittee Update
1) Design Guidelines and Code Revisions
2) Outreach and Engagement
3) Potential Resources
10. DEBRIEF MEETING/CALENDAR CHECK
11. ADJOURNMENT
The meeting adjourned at 9:58 p.m.
Approved on _______________, 2016
Respectfully submitted,
____________________________, Chairperson
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor • P.O. Box 791, Boulder, CO 80306-0791
phone 303-441-1880 • fax 303-441-4241 • web boulderplandevelop.net
Historic Preservation Reviews
Between September 24, 2016 and October 21, 2016
This report shows all historic preservation cases on which the application was approved, denied or withdrawn within the
stated date range. This is based on the last action and the date shown on the main screen of the case.
Landmark Alteration Certificate Reviews Case Count: 8
Mapleton Hill535 MAPLETON AVHIS2016-00107
LANDMARK ALTERATION CERTIFICATE: Demolition of addition at rear of residence and construction of new addition
as shown on plans dated 5/25/2016 and details dated 9/23/2016. Repaint house; windows in new addition to be wood.
Application Approved Decision : 65 Sequence # :
10/17/2016 Date : Case Manager : James Hewat
By :LPAB
Mapleton Hill731 SPRUCE STHIS2016-00288
Construction of a solid cast iron rail fence and matching gates at front and sides of property to height of no more than
36", as detailed on landmark alteration certificate plans dated 08.31.2016.
Application Approved Decision : 168 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By : LDRC
Mapleton Hill815 MAXWELL AV 2HIS2016-00295
Reroof of townhouse with GAF Timberline asphalt (weathered wood) shingles as detailed on landmark alteration
certificate application dated 09.19.2016.
Application Approved Decision : 173 Sequence # :
09/29/2016 Date : Case Manager : James Hewat
By :Staff
Chautauqua Park900 BASELINE RDHIS2016-00302
Installation of year-round fountain in front of Ranger Station as detailed in landmark alteration certifcate application
dated 09.26.2016.
Application Approved Decision : 176 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By : LDRC
Highland Lawn541 MARINE STHIS2016-00305
Soring and underpinning of house foundation that will be parged & tinted to match existing foundation, as detailed on
landmark alteration certificate application dated 09.29.2016.
Application Approved Decision : 177 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By : LDRC
Mapleton Hill2444 9TH STHIS2016-00308
Repaint exteriors of 915 Maxwell (quixotic plum & Dover white) 921 Maxwell (Ryegrass & Dover White), and 2444 9th
(Peppercorn & Bok Choy) all Sherwin Williams colours as detailed on landmark alteration certificate application dated
10.03.2016.
Printed on 10/25/2016 Page 1 of 4HIS Statistical Report
Landmark Alteration Certificate Reviews Case Count: 8
Application Approved Decision : 180 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By :Staff
Chautauqua Park13 CHAUTAUQUA BHIS2016-00312
Construction of railing and shed roof covering at south exterior stair with 6" fascia, as detailed on landmark alteration
certificate drawings dated October 12th, 2016 to match front porch shed roof assemble.
Application Approved Decision : 182 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By : LDRC
Mapleton Hill731 SPRUCE STHIS2016-00315
Modifications to retaining wall and steps as well as fonr steps to house, as detailed on landmark alteration certificate
application dated 09.19.2016.
Application Approved Decision : 183 Sequence # :
10/12/2016 Date : Case Manager : James Hewat
By : LDRC
Non-Designated Accessory Demolition Reviews Case Count: 2
Not Landmarked2345 SOUTH STHIS2016-00304
Full demolition of a one car, wood framed garage constructed c.1950s.
Application Approved Decision : 5 Sequence # :
10/07/2016 Date : Case Manager :Marcy Cameron
By :Staff
Not Landmarked820 10TH STHIS2016-00320
Full demolition of a detached accessory garage/shed consructed c.1951.
Application Approved Decision : 6 Sequence # :
10/13/2016 Date : Case Manager :Marcy Cameron
By :Staff
Non-Designated Post-1940 Demo/Off Site Relocation Reviews Case Count: 6
Not Landmarked1216 AIKINS WYHIS2016-00298
Partial demolition (construction of a wall in front of a street-facing wall; enclosed entry) for a house constructed in 1966.
Application Approved Decision : 78 Sequence # :
09/28/2016 Date : Case Manager :Marcy Cameron
By :Staff
Not Landmarked4465 MARTIN DRHIS2016-00299
Partial demolition (removal of portion of the roof and street facing wall) for a house constructed in 1957. Full demolition
approved.
Application Approved Decision : 79 Sequence # :
10/07/2016 Date : Case Manager :Marcy Cameron
By :Staff
Not Landmarked1777 KING AVHIS2016-00301
Partial demolition (removal of detached garage and removal of 100% of the roof) of a house constructed in 1956.
Partial demolitoin approved. If scope of exterior demo changes, a new demo application will be required.
Application Approved Decision : 80 Sequence # :
10/14/2016 Date : Case Manager :Marcy Cameron
By :Staff
Printed on 10/25/2016 Page 2 of 4HIS Statistical Report
Non-Designated Post-1940 Demo/Off Site Relocation Reviews Case Count: 6
Not Landmarked711 6TH STHIS2016-00313
Full structure demolition of a single family dwelling built in 1949.
Application Approved Decision : 82 Sequence # :
10/13/2016 Date : Case Manager :Marcy Cameron
By :Staff
Not Landmarked1285 ALBION WYHIS2016-00314
Partial demolition (removal of more than 50% of the roof) of a house constructed in 1961.
Application Approved Decision : 83 Sequence # :
10/13/2016 Date : Case Manager :Marcy Cameron
By :Staff
Not Landmarked1385 CHERRYVALE RDHIS2016-00330
Full demolition of a house and garage constructed in 1944. Previously reviewed and approved per HIS2015-00332.
Application Approved Decision : 86 Sequence # :
10/19/2016 Date : Case Manager :Marcy Cameron
By :Staff
Non-Designated Pre-1940 Demo/Off Site Relocation Reviews Case Count: 2
Not Landmarked2956 11TH STHIS2016-00303
Full demolition of a house constructed in 1925 and attached garage constructed in 1952. Alterations have diminished
historic integrity. LDRC approved full demolition.
Application Approved Decision : 31 Sequence # :
10/07/2016 Date : Case Manager :Marcy Cameron
By : LDRC
Not Landmarked2200 IRIS AVHIS2016-00311
Partial demolition (construction of a wall in front of a street-facing wall) of a house constructed in 1920. Alterations have
diminished the integrity of this house. Full demoliiton approved.
Application Approved Decision : 32 Sequence # :
10/19/2016 Date : Case Manager :Marcy Cameron
By : LDRC
Printed on 10/25/2016 Page 3 of 4HIS Statistical Report
Historic Preservation Reviews Summary
between 9/24/2016 and 10/21/2016
This summary shows all historic preservation cases on which the application was approved, denied or withdrawn
within the stated date range. This is based on the last action and the date shown on the main screen of the case.
Landmark Alteration Certificate
Application Approved 8
Non-Designated Accessory Demolition
Application Approved 2
Non-Designated Post-1940 Demo/Off Site Relocation
Application Approved 6
Non-Designated Pre-1940 Demo/Off Site Relocation
Application Approved 2
Printed on 10/25/2016 Page 4 of 4HIS Statistical Report
AGENDA ITEM #5A PAGE 1
M E M O R A N D U M
November 2, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
building and a portion of the property at 4750 Broadway as a local
historic landmark as per Section 9-11-5, Boulder Revised Code 1981
(HIS2016-00145).
____________________________________________________________________________
STATISTICS
1. Site: 4750 Broadway, Boulder, Colorado
2. Zoning: MU-1
3. Owner/Applicant: Armory Community, LLC
4. Legal Description: NW ¼ SW ¼ SW ¼ 7-1N-70 1 0 ACS M/L ARMORY
BLDG.
5. Date of Construction: 1940
______________________________________________________________________________
STAFF RECOMMENDATION
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board recommend that the City Council designate the building and a
portion of the property at 4750 Broadway as a local historic landmark, to be known as the
Armory Mess Hall, 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 November 2,
2016, as the findings of the board.
FINDINGS
The Landmarks Board finds that, based upon the application and evidence presented
and subject to the conditions of approval, the proposed designation application will be
AGENDA ITEM #5A PAGE 2
consistent with the purposes and standards of the Historic Preservation Ordinance ,
Chapter 9-11, B.R.C. 1981, and:
1. The proposed designation will protect, enhance, and perpetuate a property
reminiscent of past eras and persons important in local and state history and
provide a significant example of architecture from the past. Sec. 9-11-1(a), B.R.C.
1981.
2. The proposed designation will help maintain an appropriate setting and
environment and will enhance property values, stabilize the neighborhood,
promote tourist trade and interest, and foster knowledge of the city’s living
heritage. Sec. 9-11-1(a), B.R.C. 1981.
3. The proposed designation draws a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage by ensuring that demolition of buildings important to that
heritage will be carefully weighed with other alternatives. Sec. 9-11-1(b), B.R.C.
1981.
4. The property proposed for designation has historic, architectural or aesthetic
interest or value. Sec. 9-11-2(a)(1), B.R.C. 1981.
BACKGROUND
On March 4, 2016, the City of Boulder received an application from the property owner,
Armory Community, LLC, for individual landmark designation of the Armory Mess
Hall Building at 4750 Broadway. On Aug. 4, 2016, the Planning Board approved a Site
Review Application (LUR2015-00012) for redevelopment of the property with up to 200
dwelling units and 8,400 sq. ft. of retail, and two new street connections. The Site
proposal includes a 23 percent parking reduction and a condition of the approval was
for the applicant to submit a landmark designation application for the Armory Mess
Hall.
PROPERTY DESCRIPTION
The Mess Hall Building is located on an 8.55 acre property that is bounded by
Broadway on the west, 14th Street on the east, and Lee Hill Drive on the north adjacent
to the Holiday neighborhood. The front gabled building proposed for Landmark
designation is oriented north-south building and located approximately 50 feet south of
Lee Hill Drive and approximately 200 feet from Broadway, with the primary entrance
AGENDA ITEM #5A PAGE 3
on the north end. The property is not located in a potential or designated historic
district and has not been previously surveyed.
Figure 1. Location Map, 4750 Broadway
Figure 2. 4750 Broadway, North Elevation, 2016.
AGENDA ITEM #5A PAGE 4
Utilitarian in form and design, the building is constructed of painted concrete block
with a corrugated metal and louvered vents on the gabled ends. Six window openings
with 18-light steel casement windows are located on the western portion of the north
elevation.
Figure 3. West elevation, 2016.
The east and west elevations feature a series of paired openings with multi-light
casement windows. Five pedestrian doors and two vehicular doors are located on the
west elevation. Pairs of square windows are located on the south end of the west
elevation; two windows are aligned above the middle pedestrian doors at a clerestory
level, while the three southern most window openings are located approximately 5’
from the floorplate. A concrete ramp is located along the western elevation.
AGENDA ITEM #5A PAGE 5
Figure 4. East elevation, 2016.
The east elevation features two vehicular doors with paired windows above, and a
single pedestrian door. In total, twelve window openings are located on the east
elevation. A non-historic shed, approved for demolition, is located east of the building.
AGENDA ITEM #5A PAGE 6
Figure 5. South Elevation, 2016.
The south elevation mirrors the north elevation, with five off-center window openings
located on the lower half of the elevation. A louvered vent is located at the gable end. A
tiered brick chimney is located at the southeast corner of the building. The south
elevation features five square window openings that are location on the west portion of
the elevation. A one-story, gable-roof addition is located at the southeast corner of the
building. It appears in the 1958 aerial photograph of the property (see Figure 11). The
addition has been approved for demolition as part of the redevelopment of the property
with the chimney to be maintained.
ALTERATIONS
The building appears to be largely intact to its original construction, with the exception
of replacement of doors.
AGENDA ITEM #5A PAGE 7
Figure 6. Buildings approved for demolition, 1972.
Two other buildings are located on the property and have been approved for
demolition. The CMU block buildings are located on the west side of the property,
oriented parallel to Broadway. Constructed in 1954, the buildings have flat roofs and
square window openings with multi-light windows. While associated with the
Colorado Army National Guard, staff recommended through the Site Review process
that only the Armory Mess Hall be designated as an individual landmark. The largest
building on the site, the Mess Hall is representative of the property’s history and allows
for redevelopment of the rest of the site.
LANDMARK ALTERATION CERTIFICATE
On June 16, 2016, the Landmarks Design Review Committee (Ldrc) reviewed and
approved a Landmark Alteration Certificate (LAC) for the rehabilitation of the building.
The proposal includes replacement of the windows within the existing openings,
construction of two dormers on the east elevation and a single dormer on the west
elevation, and the addition of projecting canopies above two pedestrian doors on the
east and one door on the west. A new storefront opening on the north elevation was
approved. A screen wall measuring six feet in height has been approved on the north
elevation. The south elevation will remain the same, with the addition of a CMU trash
enclosure at the base of the building.
Figure 7. Approved LAC drawings, East Elevation, 2016. Note indicates corrugated
galvanized roofing on the new dormers and construction of canopies at the entrances.
AGENDA ITEM #5A PAGE 8
Figure 8. Approved LAC drawings, West Elevation, 2016. Note indicates existing doors to
be changed to glass and construction of canopies at the entrances.
Figure 9. Approved LAC drawings, South Elevation, 2016.
Figure 10. Approved LAC drawings, North Elevation, 2016. Notes indicates new storefront
opening to be aligned flush with exterior block.
AGENDA ITEM #5A PAGE 9
HISTORY
In 1950, the Daily Camera reported that the National Guard was constructing a $4
million base that would house the third largest National Guard unit of its type in the
United States and the largest Guard unit, including both ground and air squadrons, in
Colorado.1 The facility was originally built to serve as the headquarters for the 139th
Aircraft Control and Warning Squadron of the Colorado Air National Guard. The unit
was formed in Boulder in 1947 and maintained 4750 Broadway as their headquarters
until 1956, when the unit relocated to Buckley Air Force Field near Denver. In 1956, the
property served as the headquarters for Battery A of the 137th Artillery of the Colorado
Army National Guard.
Figure 11. Aerial view of the Armory, 1958.
1 “Air Guard Training Station Opened In 1950.” Daily Camera. 9 January, 1966.
AGENDA ITEM #5A PAGE 10
Figure 12. Early view of 4750 Broadway while occupied by the Air National Guard, c. 1954.
The Colorado National Guard was established in 1883, however, the Colorado
Volunteer Militia, a predecessor of the National Guard, was established in 1861. The
Armory Building at 934 Pearl St. was established in 1883 and operated until 1915, when
the second armory was completed at 1511 University Ave. Both previous armories still
stand today; 934 Pearl St. was designated as an individual landmark in 1976 and has
been adaptively reused as a retail store, and the University of Colorado utilizes the
armory at 1511 University Ave. as classrooms.
The buildings at 4750 Broadway were nearly finished in late 1949 and an open house
was held Jan. 15, 1950. The project cost an estimated $4 million, and included
sophisticated radar equipment.
In 1951, during the early years of the Cold War, the Federal government devised a plan
to spread out their Federal facilities from the Washington, D.C. area. Boulder was
chosen as the home for a Central Radio Propagation Laboratory (CRPL), which
researched how radio energy travels in space. Since this research required an
environment clear of radio interference, Boulder was deemed suitable for its quiet
environment and proximity to a university.
AGENDA ITEM #5A PAGE 11
Figure 13. Lt. Col. John R. Mack, head of the 138th Aircraft Control and Warning Squadron,
adjusts the controls on the radar equipment, 1954.
During the construction of the Radio Building at 325 Broadway in south Boulder (now
incorporated in NIST), CRPL staff occupied facilities at what was then the Air National
Guard headquarters in north Boulder. In 1954, CRPL moved to its modern home at 325
Broadway, and the Air National Guard moved back in. In 1965, CRPL was reorganized
into the NOAA and NIST agencies and is still located at 325 Broadway today. The CRPL
was able to use the north Boulder facilities during this time, as the 138th squadron of
the Air National Guard was on active duty serving in the Korean War.
In 1955, the Air National Guard relocated its facilities to Buckley Field near Denver.
Commanding Officer Lt. Col. John Mack noted that while the site was appropriate for
training, the area “would not be good for actual use in event of mobilization” due to the
range of mountains directly to the west.2
In February of 1956, the property became the headquarters for the Colorado Army
National Guard, and Battery A of the 137th Field Artillery relocated to the site from the
Armory at 1511 University Avenue. During the 1960s and 70s, the unit was typically
made up of around 60 soldiers, 10 officers and housed approximately 42 trucks, 39
different radios, four 155 mm howitzers, and later in 1966, an 8 inch, self-propelled
howitzer. Each summer, the unit would travel to Fort Carson for annual training.
2 “Air National Guard To Abandon Boulder Station.” Daily Camera. 6 February 1956.
AGENDA ITEM #5A PAGE 12
The National Guard units that occupied the 4750 Broadway have since been dispersed
to other armories in Colorado. However, some equipment remained at the Armory as
well as personnel to maintain stewardship until the National Guard vacated the
property in 2014.
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in
its review of an application for local landmark designation, “the landmarks board shall
determine whether the proposed designation conforms with the purposes and
standards in Sections 9-11-1, ‘Legislative Intent,’ and 9-11-2, ‘City Council May Designate
Landmarks and Historic Districts’ B.R.C. 1981.” See Attachment F: Sections 9-11-1, Purpose
and Legislative Intent, and 9-11-2, City Council May Designate or Amend Landmarks and
Historic Districts, B.R.C. 1981.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
individual landmarks. See Attachment G: Significance Criteria for Individual Landmarks.
The board may approve, approve with modifications, or disapprove the application.
Findings must be adopted within 30 days of the hearing date. Should the board
disapprove the application, the board must notify City Council of that action within
fourteen 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 100 days) for a public hearing.
ANALYSIS OF LANDMARK CRITERIA
A. Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past and does the portion of the
property proposed for designation have historic, architectural or aesthetic interest or value?
Staff finds that the designation of the Armory Mess Hall at 4750 Broadway will protect,
enhance, and perpetuate a building reminiscent of a past era, past events, and persons
important in local history and preserve an important example of Boulder’s historic
architecture. Staff considers the application to meet the historic criteria for individual
landmark designation as outlined below:
AGENDA ITEM #5A PAGE 13
HISTORIC SIGNIFICANCE
Summary: The building located at 4750 Broadway has historic significance under criteria 1,
2, and 3.
1. Date of Construction: 1949
Elaboration: A Daily Camera article reported that the facility was completed in late 1949.
2. Association with Persons or Events: Military Operations; Science and Technology
Elaboration: The site was developed for use by the Air National Guard, and used by
the Central Radio Propagation Laboratory (CRPL) from 1951 -1954. From 1956 until
2014, the property was used as the headquarters for the Colorado Army National
Guard.
3. Development of the Community: Military, Science and Technology
Elaboration: The site was utilized for military operations for over sixty years, and
represents Boulder’s development during the post-war years due to national
emphasis on military and scientific progress.
4. Recognition by Authorities: None observed.
ARCHITECTURAL SIGNIFICANCE
Summary: The building at 4750 Broadway has architectural significance under criteria 1, 2
and 4.
1. Recognized Period or Style: Post-WWII
Elaboration: The simple building lacks architectural detailing, and is
representative of utilitarian buildings constructed in the post-WWII period.
2. Architect or Builder of Prominence: Air National Guard
Elaboration: The Air National Guard constructed the Amory Mess Hall for use
as their headquarters.
3. Artistic Merit: None Observed.
4. Example of the Uncommon: Military Building
Elaboration: The building is representative of a building constructed by the Air
National Guard. Two other armories, located at 934 Pearl St. and 1511 University
Ave., are historically significant. The building at 934 Pearl St. was designated as
an individual landmark in 1976.
AGENDA ITEM #5A PAGE 14
5. Indigenous Qualities: None Observed.
B. Does the proposed application develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City’s living heritage?
Staff considers the proposed application would maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s
living heritage. The proposed boundary encompasses a five-foot perimeter around the
building. Staff believes that the application meets the environmental significance
criteria for individual landmarks as outlined below:
ENVIRONMENTAL SIGNIFICANCE
Summary: The building at 4750 Broadway has environmental significance under
criterion 3.
1. Site Characteristics: None Observed
2. Compatibility with Site: None Observed
3. Geographic Importance: Familiar visual feature in north Boulder.
Elaboration: Prominently located near the intersection of Broadway and Lee Hill
Road, the armory is a familiar visual feature in north Boulder.
4. Environmental Appropriateness: None Observed
5. Area Integrity: None Observed
Elaboration: The property is not located in a designated or identified potential
historic district.
Landmark Name:
Staff considers this landmark should be known as the National Guard Armory Mess
Hall, for its association with the Colorado National Guard and its historic use as a mess
hall. 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 Attachment H: Guidelines for Names of Landmarked Structures and Sites.
Boundary Analysis:
AGENDA ITEM #5A PAGE 15
The proposed boundary includes a five-foot around foundation of the building, which
is consistent with current and past practices and the National Register of Historic Places
Guidelines for establishing landmark boundaries.
Figure 14. Proposed Landmark Boundary (dashed line).
ATTACHMENTS:
A: Designation Application
B: Current Photographs
C: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981.
D: Significance Criteria for Individual Landmarks
E: Guidelines for Names of Landmarked Structures and Sites
AGENDA ITEM #5A PAGE 16
Attachment A: Designation Application
AGENDA ITEM #5A PAGE 17
Attachment B: Current Photographs
Armory Mess Hall, East Elevation, 2016
Armory Mess Hall, North Elevation, 2016
AGENDA ITEM #5A PAGE 18
Armory Mess Hall, South Elevation, 2016
Armory Mess Hall, West Elevation, 2016
AGENDA ITEM #5A PAGE 19
Attachment C: Purposes and Intent
9-11-1 & 9-11-2 Purposes and Intent
Boulder Revised Code, 1981
9-11-1: Purpose and Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting,
enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events,
and persons important in local, state, or national history or providing significant examples of
architectural styles of the past. It is also the purpose of this chapter to develop and maintain
appropriate settings and environments for such buildings, sites, and areas to enhance property
values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the
city’s living heritage.
(b) The City Council does not intend by this chapter to preserve every old building in the city but
instead to draw a reasonable balance between private property rights and the public interest in
preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully weighed with other
alternatives and that alterations to such buildings and structures and new construction will respect
the character of each such setting, not by imitating surrounding structures, but by being
compatible with them.
(c) The City Council intends that in reviewing applications for alterations to and new construction on
landmarks or structures in a historic district, the Landmarks Board shall follow relevant city
policies, including, without limitation, energy-efficient design, access for the disabled and
creative approaches to renovation.
9-11-2: City Council may Designate or Amend Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an integrated
group of structures or features on a single lot or site having a special character
and historical, architectural, or aesthetic interest or value and designate a
landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a number of sites,
buildings, structures or features having a special character and historical,
architectural, or aesthetic interest or value and constituting a distinct section of
the city;
(3) Designate as a discontiguous historic district a collection of sites, buildings,
structures, or features which are contained in two or more geographically
separate areas, having a special character and historical, architectural, or
aesthetic interest or value that are united together by historical, architectural, or
aesthetic characteristics; and
(4) Amend designations to add features or property to or from the site or district.
(b) Upon designation, the property included in any such designation is subject to all the requirements
of this code and other ordinances of the city.
AGENDA ITEM #5A PAGE 20
Attachment D: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the
designation of Landmarks and Historic Districts in the City of Boulder. The purpose of the ordinance is
the preservation of the City’s permitted cultural, historic, and architectural heritage. The Landmarks
Board is permitted by the ordinance to adopt rules and regulations as it deems necessary for its own
organization and procedures. The following Significance Criteria have been adopted by the board to help
evaluate each potential designation in a consistent and equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age of the
structure.
Association with Historical Persons or Events: This association could be national, state, or local.
Distinction in the Development of the Community of Boulder: This is most applicable to an
institution (religious, educational, civic, etc) or business structure, though in some cases
residences might qualify. It stresses the importance of preserving those places which demonstrate
the growth during different time spans in the history of Boulder, in order to maintain an
awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder Historical
Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State
Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others in
published form as having historic interest and value.
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type specimen, a
good example of the common; be the work of an architect or master builder, known nationally,
state-wide, or locally, and perhaps whose work has influenced later development; contain
elements of architectural design, detail, materials or craftsmanship which represent a significant
innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural period/style,
i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria,
Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The History of Architectural Style
(Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture
(Fletcher), Architecture/Colorado, and any other published source of universal or local analysis of
AGENDA ITEM #5A PAGE 21
a style.
Architect or Builder of Prominence: A good example of the work of an architect or builder who is
recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent visual
quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship that are
representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by the
protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or other
qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is situated in a
manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental importance and
continuity of an existing condition, although taken singularly or out of context might not qualify
under other criteria.
Attachment H: Guidelines for Names of Landmarked Structures and Sites
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline
for the official landmark names of structures and sites designated by the City Council as City of
Boulder Landmarks will provide consistency in meeting the historic preservation goals as set
forth in the Historic Preservation Code (9-11-1 and 9-11-3).
CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES:
1. The official landmark name of the site or structure should be based on one or more of
the following criteria:
AGENDA ITEM #5A PAGE 22
A. Original owners, architect, or builder;
B. Historically significant persons or prominent long-term residents;
C. A commonly accepted name;
D. Original or later event or use;
E. Unusual or architectural characteristic which clearly which clearly ide ntifies the
landmark; and
F. The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be considered under
the above criteria. In the event that the official landmark name does not include the present
owners, a separate plaque containing the statement “Landmark designation applied for (date)
by owners (names of owners)” will be made available at the owners’ expense.
AGENDA ITEM #5B PAGE 1
M E M O R A N D U M
November 2, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
building and property at 1345 Spruce St. as a local historic
landmark as per Section 9-11-5, Boulder Revised Code 1981
(HIS2016-00253).
____________________________________________________________________________
STATISTICS
1. Site: 1345 Spruce St., Boulder, Colorado
2. Zoning: DT-3 (Downtown-3)
3. Owner/Applicant: Front Range Shambhala
4. Legal Description: Lot 12 Blk 121 Boulder OT
5. Date of Construction: 1905
______________________________________________________________________________
STAFF RECOMMENDATION
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board recommend that the City Council designate the building and
property at 1345 Spruce St. as a local historic landmark, to be known as the Physician’s
Building, 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 November 2, 2016, as the
findings of the board.
FINDINGS
The Landmarks Board finds that, based upon the application and evidence presented
and subject to the conditions of approval, the proposed designation application will be
consistent with the purposes and standards of the Historic Preservation Ordinance ,
Chapter 9-11, B.R.C. 1981, and:
AGENDA ITEM #5B PAGE 2
1. The proposed designation will protect, enhance, and perpetuate a property
reminiscent of past eras and persons important in local and state history and
provide a significant example of architecture from the past. Sec. 9-11-1(a), B.R.C.
1981.
2. The proposed designation will maintain an appropriate setting and environment
and will enhance property values, stabilize the neighborhood, promote tourist
trade and interest, and foster knowledge of the city’s living heritage. Sec. 9-11-
1(a), B.R.C. 1981.
3. The proposed designation draws a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage by ensuring that demolition of buildings important to that
heritage will be carefully weighed with other alternatives. Sec. 9-11-1(b), B.R.C.
1981.
4. The property proposed for designation has historical, architectural or aesthetic
interest or value. Sec. 9-11-2(a)(1), B.R.C. 1981.
BACKGROUND
On August 8, 2016, the City of Boulder received an application from the property
owner, Front Range Shambhala, for an individual landmark designation of the property
at 1345 Spruce St. The building is located within the boundaries of the local and
National Register Downtown Historic District and is considered to be contributing to
both districts. The property owner would like to further recognize the historic
importance of the building.
PROPERTY DESCRIPTION
The 6,561 sq. ft. property is prominently located on the corner of Spruce and 13th Streets
in the Downtown Historic District, which was listed in the National Register of Historic
Places in 1980 and was designated as a local historic district in 1999. The building is
considered a contributing resource to both district. First surveyed in 1986, the building
was found to be potentially eligible for designation as an individual landmark. The
identified, potential Whittier Historic District (local and national) is located across the
street, east of 14th Street and north of Spruce Street.
AGENDA ITEM #5B PAGE 3
Figure 1: Location Map, 1345 Spruce St.
Figure 2: 1345 Spruce St., South Elevation (façade), 2016
Designed in an eclectic variant of the Renaissance Revival manner by local architects,
Wright and Saunders, the building was constructed in 1905. The blond brick building
AGENDA ITEM #5B PAGE 4
features limestone surrounds at the window and door openings and limestone
stringcourses. Symmetrically organized the well-articulated façade and main entrance
to the building is adorned by a two-story pedimented entrance flanked by large double-
hung windows. The door and windows in the center and on the top floor feature
Romanesque arches, a hipped tile roof while the building rests on a stone foundation
with sandstone steps leading to the front entrance.
Figure 3. East Elevation, 2016.
The east elevation features regularly spaced window openings with limestone
stringcourses while the window on the first and second floor feature limestone lintels
and sills. The windows on the third floor feature Romanesque arches. Paired corbels
continue beneath the eaves, under the exposed rafter tails. Two masonry chimneys are
visible at the east elevation. A secondary entrance is located near the north end of the
east elevation, denoted by a heavy Romanesque arch supported by classical columns.
Two gold decorative finials are located at the ridge of the tiled roof, and are a later
alteration and signal the building’s current use as the Front Range Shambhala Center.
AGENDA ITEM #5B PAGE 5
Figure 4. North (rear) Elevation, 2016.
The rear elevation lacks the architectural detailing of the primary faces, and is clad in
brick that has been painted. The windows have arched surrounds and rest on stone
lintels. A door is located at the west end of the north elevation.
The west elevation mirrors the design of the east elevation, with regularly spaced
windows and sandstone detailing. The west elevation is minimally visible due to the
construction of the building adjacent to it.
ALTERATIONS
The building remains largely intact to its original construction. The original windows
remain. The doors on the south, east and north elevations have been replaced. The
decorative finials at the ridge of the roof were added in the last twenty years.
AGENDA ITEM #5B PAGE 6
Doctor Oscar M. Gilbert, N.D.
Photo courtesy of Boulder
Carnegie Library.
Figure 5. Physicians (right) and Telephone (left) Building, c.1920s
HISTORY
The building at 1345 Spruce St. was constructed in
1905 for prominent local physician Oscar M. Gilbert,
to address a need for better spaces for medical offices
in Boulder:1 In 1904, the Daily Camera reported that the
construction of the building would begin in the fall of
that year:
“Wright & Saunders, the architects, have made plans
and specification for the fine new Physicians’ building,
which Dr. O.T. Gilbert will erect at the corner of 14th
and Spruce. It is understood that the structure will be
underway this fall. It will be arranged especially for
the accommodation of physicians, many of whom will
have their offices there.”2
The building was designed by Boulder architects Wright and Saunders using a
Renaissance Revival vocabulary. In addition to the Physician’s Building, the duo is
1 Daily Camera, “Dr. O. M. Gilbert Dies in Sleep Early Today.” 18 October, 1944. Boulder Carnegie Library.
2 Daily Camera, “The Physician’s Building.” 30 September
AGENDA ITEM #5B PAGE 7
credited with the design of the Grill Mansion (2305 Broadway Street, designated as a
local landmark in 1976), the Kirkbride Block (1635 Pearl St., destroyed by fire in 1968),
the Y.M.C.A. Building (1231 Walnut Street, demolished in 1960), and the Derham-
Lindgren House (905 13th St., designated as individual landmark).
Arthur Sanders
Arthur Saunders (1860-1930) studied architecture in Santa Cruz, California and came to
Boulder to begin his architectural practice in 1903. Saunders found considerable success
in Boulder, first in partnership with Wright from c. 1905-1907 before establishing his
own firm in 1908.3
Saunders is responsible for the design of a number of prominent commercial and
residential buildings in Boulder, including:
The Mercantile Bank, 1201 Pearl St., Downtown Historic District;
The Willard Building, 2045 Broadway Street, Downtown Historic District;
604 Mapleton Ave., 1913, Tudor-Revival, Mapleton Hill Historic District;
731 Spruce St., 1910, Craftsman, Mapleton Hill Historic District;
1815 17th St., 1901, Spanish-Revival, Chamberlain Historic District.
Saunders continued to practice in Boulder until his death in 1930. The 1910 Census
indicates Saunders lived at 1136 Spruce St. with his wife Caroline ("Carrie") and son
Arthur. Caroline died in 1914, and Arthur married Alda A. Hodge in 1917. At the time
of his death 1930, he was survived by his wife, son, and step-daughter Katy May
Hodge.
Charles Wright
Charles H. Wright was born in Iowa in 1859.4 In 1880, he lived in El Paso, Colorado with
his parents and brothers. By 1900, he had moved with his wife, Emma Reed, to
Pasadena, California, where he worked as a teacher. From 1903 until c.1920, he lived
and worked in Boulder as an architect. By 1920, he had moved back to California where
he resumed working as a teacher.
Dr. O. M. Gilbert
Oscar Monroe Gilbert was born on February 12, 1873, in Fulton, Missouri.5 He was the
son of William Gilbert, a farmer, and Mildred D. Gilbert. He graduated from Barnes
Medical College, St. Louis, Missouri in 1898, and thereafter served as a member of the
faculty there for two years. His two brothers, Charles T. and Carson Gilbert, were the
3 http://www.historicdenver.org/uploaded-files/Architects_Colorado_Database_1875-1950.pdf
4 Research Notes. Carnegie Library for Local History. Undated.
5 Daily Camera, “Dr. O. M. Gilbert Dies in Sleep Early Today.” 18 October, 1944. Boulder Carnegie Library.
AGENDA ITEM #5B PAGE 8
first members of his family to arrive in Boulder, where they established a pharmacy.
William and Mildred followed in 1898, followed by Oscar in 1900, who soon established
a successful medical practice. He married Agnes Kirkbride —born February, 1873, the
daughter of English immigrants George and Jane Kirkbride— on 26 March, 1902. He
travelled to Europe to undertake post graduate studies, and, in 1926 travelled to
London with a convention of physicians assembled by the famed Dr. Charles H. Mayo,
one of the founders of the Mayo Clinic.
After commissioning the Physician’s Building in 1905, he practiced from an office in the
building throughout his lengthy career. He was a leader in the field of tuberculosis
treatment, founder of the Mesa Vista Sanitarium, an influential member of the
committee which established Boulder Community Hospital, and president of the
Colorado Medical Society. He was sole owner of the Physician’s Building from its
construction until 1940, when he added Agnes as a co-owner. When Oscar Gilbert died
on October 18, 1944, Agnes maintained ownership until 1948. She then sold it to Ernest
and Dorothy Lucke.6
The Physician’s Building
The Physician’s Building, also known as the PIC Building, was designed specifically for
the use of doctor’s offices. At the time of the purchase of the building by the Luckes in
1948, the Daily Camera reported that the first two floors of the building were occupied
primarily by doctors, while the third floor hall was used by the Woman’s Club and
other organizations for meetings and dances. Businesses and living quarters were
located in the basement.7
The following year, the Daily Camera reported that the third floor was to be remodeled
for office use by the U.S. Census, which was relocating from Longmont to Boulder. The
third floor’s kitchen and dining room was remodeled into an office for the supervisors
and a training and work room for the field representatives.”8 The article reported that
25 groups, including the Boulder Woman’s Club and the Arapahoe Chapter of the
Daughters of the American Revolution, were making other arrangement for regular
meeting space.
In 1975, Vajradhatu, a non-profit association of Buddhist centers, purchased the
building for its administrative headquarters, graphics studio, print shop, archives,
library, child care facility, instruction rooms, and a large meditation hall .9 Remodeling
was undertaken by the local architecture firm of Wallace D. Palmer. At the time, a
6 Ibid.
7 Daily Camera. “Physicians Building is Sold by Mrs. Gilbert to Ernest Lucke and Wife.” 8 June 1948.
8 Daily Camera. “Physicians Third Floor Is To Be Made Into Offices.” 12 February 1949.
9 Daily Camera. “PIC Building Purchased by Buddhist Association.” 7 December 1975.
AGENDA ITEM #5B PAGE 9
portion of the building was utilized as the county election office, which subsequently
relocated to the county courthouse.
Vajradhatu was founded by Chogyam Trungpa Pinpche, a Tibetan Buddhist scholar
and mediation master. The organization, still locally active today through Vajradhatu’s
affiliate and current building owner Boulder Shambhala, “combines the teachings of the
Kagyü and Nyingma traditions of Tibetan Buddhism with the Shambhala principles of
living an uplifted life, fully engaged with the world.”10
CRITERIA FOR THE BOARD’S DECISION
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in
its review of an application for local landmark designation, “the landmarks board shall
determine whether the proposed designation conforms with the purposes and
standards in Sections 9-11-1, ‘Legislative Intent,’ and 9-11-2, ‘City Council May Designate
Landmarks and Historic Districts’ B.R.C. 1981.” See Attachment F: Sections 9-11-1, Purpose
and Legislative Intent, and 9-11-2, City Council May Designate or Amend Landmarks and
Historic Districts, Boulder Revised Code 1981.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
individual landmarks. See Attachment G: Significance Criteria for Individual Landmarks.
The board may approve, approve with modifications, or disapprove the application.
Findings must be adopted within 30 days of the hearing date. Should the board
disapprove the application, the board must notify City Council of that action within
fourteen days of the hearing date. 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 100 days) for a public hearing.
ANALYSIS OF LANDMARK CRITERIA
A. Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past and does the portion of the
property proposed for designation have historical, architectural or aesthetic interest or value?
10 Boulder Shambhala. http://boulder.shambhala.org/about-us/. Webpage. Accessed Oct. 20, 2016.
AGENDA ITEM #5B PAGE 10
Staff finds that the designation of the building at 1345 Spruce St. will protect, enhance,
and perpetuate a building reminiscent of a past era, past events, and persons important
in local history and preserve an important example of Boulder’s historic architecture.
Staff considers the application to meet the historic criteria for individual landmark
designation as outlined below:
HISTORIC SIGNIFICANCE
Summary: The building located at 1345 Spruce St. has historic significance under criteria 1,
2, 3, and 4.
1. Date of Construction: 1905
Elaboration: The Daily Camera reported the building was to begin construction in later
1904. The 1986 Survey Form notes that the building was constructed in 1905.
2. Association with Persons or Events: Dr. Oscar M. Gilbert
Elaboration: The building was constructed for Dr. Oscar M. Gilbert, a leader in the
field of tuberculosis treatment, founder of the Mesa Vista Sanitarium, an influential
member of the committee which established Boulder Community Hospital, and
president of the Colorado Medical Society. He was sole owner of the Physician’s
Building from its construction until 1940,
3. Development of the Community: Health
Elaboration: The building was designed specifically for the use of doctor’s offices.
At the turn of the twentieth century, Boulder became a destination for patients who
sought treatment and the dry, mountain air. The construction of the prominently
located and grandly designed Physician’s Building represents the need for doctor’s
offices during this time.
4. Recognition by Authorities: 1977 Survey, 1986 Survey, Contributing to Local and
National Register Historic District
Elaboration: The building was surveyed in 1977 and 1986, which found the building
to be eligible for designation on the local, state and national levels. The property is
located within the boundaries of the Downtown Historic District, which was listed
in the National Register of Historic Places in 1980 and designated as a local historic
district in 1999. The building is considered to be a contributing resource to both
districts.
ARCHITECTURAL SIGNIFICANCE
Summary: The house at 1345 Spruce St. has architectural significance under criteria 1, 2,
3, and 5.
AGENDA ITEM #5B PAGE 11
1. Recognized Period or Style: Renaissance Revival
Elaboration: The building is an excellent example of the Renaissance Revival,
evidenced through its Romanesque arched windows, hipped tile roof,
pediments, columned entrance and use of stone detailing.
2. Architect or Builder of Prominence: Wright and Saunders
Elaboration: The building was designed by the local architecture firm of Wright
and Saunders. The partnership existed from 1905-1907 and the firm is credited
with a number of prominent buildings, including the Grill Mansion (2305
Broadway Street, designated as a local landmark in 1976), the Kirkbride Block
(1635 Pearl St., destroyed by fire in 1968), the Y.M.C.A. Building (1231 Walnut
Street, demolished in 1960), and the Derham-Lindgren House (905 13th St.,
designated as individual landmark). Saunders continued to practice in Boulder
until his death in 1930, designing the Willard Block and Mercantile Building and
a number of prominent houses in popular revival styles.
3. Artistic Merit: Skillful Integration of Design
Elaboration: The building exhibits a skillful integration of design and material,
evidenced through its Romanesque arched windows, hipped tile roof,
pediments, columned entrance and use of stone detailing.
4. Example of the Uncommon: None Observed.
5. Indigenous Qualities: Native stone
Elaboration: The building features limestone detailing.
B. Does the proposed application develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City’s living heritage?
Staff finds that the proposed application would maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s
living heritage. Staff believes that the application meets the environmental significance
criteria for individual landmarks as outlined below:
AGENDA ITEM #5B PAGE 12
ENVIRONMENTAL SIGNIFICANCE
Summary: The building at 1345 Spruce St. has environmental significance under criteria
1, 2, 3, 4 and 5.
1. Site Characteristics: Downtown Historic District
Elaboration: The building is prominently located on the corner of 14th and Spruce
streets in the Downtown Historic District. The building enhances the variety,
interest and sense of identity within downtown Boulder.
2. Compatibility with Site: Downtown Corner
Elaboration: The building is specifically designed to sit prominently on the
corner of 14th and Spruce streets.
3. Geographic Importance: Familiar visual feature in downtown Boulder
Elaboration: The building, located north of the County Courthouse and a block
from the Pearl Street Mall, is a familiar visual feature in downtown Boulder.
4. Environmental Appropriateness: Downtown Historic District
Elaboration: The surroundings are complementary and specifically addresses the
street.
5. Area Integrity: Downtown Historic District
Elaboration: The property is located in the Downtown Historic District, which is
designated on the local and national levels.
Landmark Name:
Staff considers this landmark should be known as the Physician’s Building. 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
Attachment H: Guidelines for Names of Landmarked Structures and Sites.
Boundary Analysis:
The proposed landmark boundary follows the property lines, and is consistent with
current and past practices and the National Register Guidelines for establishing
landmark boundaries.
AGENDA ITEM #5B PAGE 13
Figure 10. Proposed Landmark Boundary (dashed line).
ATTACHMENTS
A: Designation Application
B: Current Photographs
C: Architectural Inventory Record Form
D: Assessor’s Card
E: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981.
F: Significance Criteria for Individual Landmarks
G: Guidelines for Names of Landmarked Structures and Sites
AGENDA ITEM #5B PAGE 14
Attachment A: Designation Application
AGENDA ITEM #5B PAGE 15
Attachment B: Current Photographs
1345 Spruce St., South (Front) Elevation, 2016.
1345 Spruce St., Southeast Corner, 2016
AGENDA ITEM #5B PAGE 16
1345 Spruce St., East (side) Elevation, 2016
1345 Spruce St., Northeast Corner, 2016
AGENDA ITEM #5B PAGE 17
1345 Spruce St., Northwest Corner, 2016
AGENDA ITEM #5B PAGE 18
Attachment C: Historic Building Inventory Form, 1986
AGENDA ITEM #5B PAGE 19
AGENDA ITEM #5B PAGE 20
1345 Spruce St., Survey Photograph, 1986.
AGENDA ITEM #5B PAGE 21
Attachment D: Assessor’s Card
AGENDA ITEM #5B PAGE 22
AGENDA ITEM #5B PAGE 23
AGENDA ITEM #5B PAGE 24
Attachment E: Purposes and Intent
9-11-1 & 9-11-2 Purposes and Intent
Boulder Revised Code, 1981
9-11-1: Purpose and Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting,
enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events,
and persons important in local, state, or national history or providing significant examples of
architectural styles of the past. It is also the purpose of this chapter to develop and maintain
appropriate settings and environments for such buildings, sites, and areas to enhance property
values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the
city’s living heritage.
(b) The City Council does not intend by this chapter to preserve every old building in the city but
instead to draw a reasonable balance between private property rights and the public interest in
preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully weighed with other
alternatives and that alterations to such buildings and structures and new construction will respect
the character of each such setting, not by imitating surrounding structures, but by being
compatible with them.
(c) The City Council intends that in reviewing applications for alterations to and new construction on
landmarks or structures in a historic district, the Landmarks Board shall follow relevant city
policies, including, without limitation, energy-efficient design, access for the disabled and
creative approaches to renovation.
9-11-2: City Council may Designate or Amend Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an integrated
group of structures or features on a single lot or site having a special character
and historical, architectural, or aesthetic interest or value and designate a
landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a number of sites,
buildings, structures or features having a special character and historical,
architectural, or aesthetic interest or value and constituting a distinct section of
the city;
(3) Designate as a discontiguous historic district a collection of sites, buildings,
structures, or features which are contained in two or more geographically
separate areas, having a special character and historical, architectural, or
aesthetic interest or value that are united together by historical, architectural, or
aesthetic characteristics; and
(4) Amend designations to add features or property to or from the site or district.
(b) Upon designation, the property included in any such designation is subject to all the requirements
of this code and other ordinances of the city.
AGENDA ITEM #5B PAGE 25
Attachment F: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the
designation of Landmarks and Historic Districts in the City of Boulder. The purpose of the ordinance is
the preservation of the City’s permitted cultural, historic, and architectural heritage. The Landmarks
Board is permitted by the ordinance to adopt rules and regulations as it deems necessary for its own
organization and procedures. The following Significance Criteria have been adopted by the board to help
evaluate each potential designation in a consistent and equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age of the
structure.
Association with Historical Persons or Events: This association could be national, state, or local.
Distinction in the Development of the Community of Boulder: This is most applicable to an
institution (religious, educational, civic, etc) or business structure, though in some cases
residences might qualify. It stresses the importance of preserving those places which demonstrate
the growth during different time spans in the history of Boulder, in order to maintain an
awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder Historical
Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State
Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others in
published form as having historic interest and value.
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type specimen, a
good example of the common; be the work of an architect or master builder, known nationally,
state-wide, or locally, and perhaps whose work has influenced later development; contain
elements of architectural design, detail, materials or craftsmanship which represent a significant
innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural period/style,
i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria,
Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The History of Architectural Style
(Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture
(Fletcher), Architecture/Colorado, and any other published source of universal or local analysis of
AGENDA ITEM #5B PAGE 26
a style.
Architect or Builder of Prominence: A good example of the work of an architect or builder who is
recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent visual
quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship that are
representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by the
protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or other
qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is situated in a
manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental importance and
continuity of an existing condition, although taken singularly or out of context might not qualify
under other criteria.
AGENDA ITEM #5B PAGE 27
Attachment G: Guidelines for Names of Landmarked Structures and Sites
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline
for the official landmark names of structures and sites designated by the City Council as City of
Boulder Landmarks will provide consistency in meeting the historic preservation goals as set
forth in the Historic Preservation Code (9-11-1 and 9-11-3).
CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES:
1. The official landmark name of the site or structure should be based on one or more of
the following criteria:
A. Original owners, architect, or builder;
B. Historically significant persons or prominent long-term residents;
C. A commonly accepted name;
D. Original or later event or use;
E. Unusual or architectural characteristic which clearly which clearly identifies the
landmark; and
F. The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be considered under
the above criteria. In the event that the official landmark name does not include the present
owners, a separate plaque containing the statement “Landmark designation applied for (date)
by owners (names of owners)” will be made available at the owners’ expense.
AGENDA ITEM #5C PAGE 1
M E M O R A N D U M
November 2, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
the property at 2061 Bluff St. as a local historic landmark as per
Section 9-11-5, Boulder Revised Code 1981 (HIS2016-00145).
____________________________________________________________________________
STATISTICS
1. Site: 2061 Bluff St., Boulder, Colorado
2. Zoning: RMX-1 (Residential Mixed – 1)
3. Owner/Applicant: Jesse Markt and Lindy Hinman
4. Legal Description: PARCEL A COOPER
5. Date of Construction: 1901
______________________________________________________________________________
STAFF RECOMMENDATION
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board recommend that the City Council designate the property at
2061 Bluff St. as a local historic landmark, to be known as the Nelson Terrace, 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 November 2, 2016, as the findings of the board.
FINDINGS
The Landmarks Board finds that, based upon the application and evidence presented
and subject to the conditions of approval, the proposed designation application will be
consistent with the purposes and standards of the Historic Preservation Ordinance ,
Chapter 9-11, B.R.C. 1981, and:
AGENDA ITEM #5C PAGE 2
1. The proposed designation will protect, enhance, and perpetuate a property
reminiscent of past eras and persons important in local and state history and
provide a significant example of architecture from the past. Sec. 9-11-1(a), B.R.C.
1981.
2. The proposed designation will maintain an appropriate setting and environment
and will enhance property values, stabilize the neighborhood, promote tourist
trade and interest, and foster knowledge of the city’s living heritage. Sec. 9-11-
1(a), B.R.C. 1981.
3. The proposed designation draws a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage by ensuring that demolition of buildings important to that
heritage will be carefully weighed with other alternatives. Sec. 9-11-1(b), B.R.C.
1981.
4. The property proposed for designation has historical, architectural or aesthetic
interest or value. Sec. 9-11-2(a)(1), B.R.C. 1981.
BACKGROUND
On August 11, 2016, the City of Boulder received a demolition permit application to
demolish and rebuild the south, east, and west exterior walls of the building at 2061
Bluff St. On August 17, 2016 and September 7, 2016, the Landmarks Design Review
Committee (Ldrc) reviewed the application and determined the building to be
potentially eligible for landmark designation. On September 8, 2016, the city received an
application from the property owner, Jesse Markt and Lindy Hinman, for an individual
landmark designation of the property. In September 2016, the Ldrc reviewed and
approved a request for the deconstruction and reconstruction of a portion of the south,
east and west walls. Landmark designation of the property will allow the property
owners to take advantage of historic preservation tax credits and for the work to be
reviewed to ensure consistency with historic preservation practices.
PROPERTY DESCRIPTION
The 3,670 sq. ft. property, located on the north side of Bluff St., between 20th Street and
Mesa Drive, was subdivided in 1983 through a Planned Unit Development (PUD). At
that time, a rear addition was constructed on the house and, in 1986, a second unit was
constructed at the rear of the lot, which is accessed from Mesa Drive. The property is
located in the identified potential Whittier Historic District, which was found to be
eligible for listing at the local level and in the National Register of Historic Places. The
AGENDA ITEM #5C PAGE 3
building was recognized by the Landmarks Board (then Landmarks Preservation
Advisory Board), as a Structure of Merit in 1988 for its distinct Terrace design.
Figure 1. Location Map, 2061 Bluff St.
Figure 2. 2061 Bluff St., South Elevation (façade), 2016
AGENDA ITEM #5C PAGE 4
Originally constructed as a duplex, the one-story, flat-roof building features two
entrances, each with a central door flanked by wide, double-hung windows. Wooden
frame porches cover each of the entrances, and feature simple square supports, railing,
and a gable peak at the entrance. The building exhibits a high quality of craftsmanship
in the masonry detailing including a parapet that features decorative pressed brick. The
building rests on a stone foundation. The foundation on the west elevation has been
parged with concrete.
Figure 3. East elevation, 2016.
The east and west elevations are mirrored, with two window openings: a single
opening toward the south corner of the elevation, and a second opening with pairs of
double-hung windows farther north. All openings have sandstone sills and arched
AGENDA ITEM #5C PAGE 5
openings. The foundation on the west is parged. A single-story, brick addition is located
at the rear of the building. All of the windows and doors on the building have been
replaced.
Figure 4. West elevation, 2016.
AGENDA ITEM #5C PAGE 6
Figure 5. North (rear) elevation, West Elevation, 2016.
ALTERATIONS
Figure 6. Boulder County Assessor’s Photo, c.1949
AGENDA ITEM #5C PAGE 7
Figure 7. Boulder County Assessor’s Photo, date unknown.
Figure 8. Boulder County Assessor’s Photo, c.1980
AGENDA ITEM #5C PAGE 8
This building remains highly intact, with minor alterations. The house was converted
from a duplex into a single unit in 1980, which did not involve exterior changes. A
portion of the northwest wall of the building was replaced in 1985, at which time the
foundation was parged, a cedar picket fence was constructed around the front of the
property in 2000 (no longer extant), and the house was reroofed with a membrane
system in 2004.
Structure of Merit Recognition
The Landmarks Board recognizes buildings and sites that have architectural and/or
historic merit as Structures of Merit. Properties are either nominated by the property
owner or by the Landmarks Board. Structure of Merit recognition is honorary and does
not provide protection or regulation. See Attachment G: Structure of Merit Records.
Following the historic building inventory survey of the Whittier neighborhood in 1988,
the Landmarks Board recognized seventeen identified Terrace buildings in Boulder,
including the building at 2059-2061 Bluff St., as Structures of Merit. Two buildings,
2010-14 19th St. and 1911-15 Pearl St., have been individually landmarked. Two others,
2535-37 5th St. and 1815-21 17th St., are located within the boundaries of local historic
districts. The Terrace building at 1433-35 13th St. was demolished sometime after 1989.
The 1988 Landmarks Preservation Advisory Board Memo includes the following
description of 2059-2061 Bluff St.:1
The structures listed are all of masonry, one story, with flat roofs. They are important to
Boulder because they were early examples of multi-family housing. All but three were
already built and occupied at the time of the 1913 City Directory.
Unlike terraces in many other communities, Boulder terraces were scattered throughout
residential neighborhoods of the time, providing residential housing and some
professional and business usage of the address. Lots were generally small and on side
streets adjacent to main business streets, although the terraces on Bluff Street do not fit
this type of location nor does the one on 5th Street.
The families occupying the terraces were a mix of owners and renters. Occupations
varied from miner to business owners and professional men as well as clerks for
downtown businesses. Some single women resided in terraces, with a few operating a
business or profession from the address.
1 Landmarks Preservation Advisory Board Memorandum. City of Boulder. April 5, 1989.
AGENDA ITEM #5C PAGE 9
One terrace on Bluff has been converted to a single -family residence, in all the others
residential or mixed use continues today, with few, if any, changes to the exteriors.
Some additional examples of two story terraces may exist, but research is not yet
complete on these structures. Only one has been landmarked.
HISTORY
This property is located within Widner’s addition to the city, which was created in 1872,
and enlarged in 1874. It is named for Amos and Louise Widner, who created the
addition from their farmlands. Amos Widner had made some money in the 1849
California Gold Rush, before returning east to marry Louise shortly before 1860, when
the couple travelled to Colorado via covered wagon. For their first few years in
Colorado, they lived in Central City, where Amos established a successful gold ore mill.
Later, they moved to Boulder to establish a farm. Their log house (since demolished)
was noted for its richly crafted furnishings, and served as a center of social life in the
town.2
This property changed hands several times before the current house was constructed. In
1889, notable local banker Charles G. Buckingham sold the property to the Benedictine
Sisters of Chicago, but they held it for only a year before selling it to Mary V. Macon.
After passing through four other owners, the property was acquired by Nicholas and
Mary Glaze in 1898. They owned the property until 1905, and the current house was
likely built in about 1901 under their ownership. Nicholas was born in 1840 in Ohio, the
son of John and Sally Glaze3. By 1850, the family had relocated to Crawford, Illinois,
from where Nicholas joined Company D of the 38th Illinois Regiment as a 1st Lieutenant
during the Civil War4. Mary Amanda Glaze was born on March 9, 1834, in Newark,
Ohio5. She married Nicholas in 1872, and they had moved to Denver by 1880, where
Nicholas worked as a teamster6. They had a daughter, Eva, in 1885, and by 1900 were
living at 2442 Fourth Street.7 At that time, Nicolas was working as a coach driver.8
Evidently, the Glazes built the terrace at 2061 Bluff Street as a rental property, as the city
directory listings, which first list this address in 1901, never show them as the
2 Whitacre, Christine, and R. Laurie Simmons, “1986/1987 Boulder Survey of Historic Places: Whittier
Neighborhood.” City of Boulder, September, 1987.
3 Bureau of the Census, Seventh Census of the United States. United States of America, 1850. Ancestry.com.
4 Ibid; Office of the Illinois Secretary of State Website, Illinois Civil War Muster and Descriptive Rolls. Web.
http://www.ilsos.gov/isaveterans/civilMusterSearch.do?key=94807
5 Find-A-Grave Index, “Mary Amanda Glaze.” Ancestry.com.
6 Bureau of the Census, Thirteenth Census of the United States. United States of America, 1910. Ancestry.com.;
Bureau of the Census, Tenth Census of the United States. United States of America, 1850. Ancestry.com
7 Bureau of the Census, Twelfth Census of the United States. United States of America, 1900. Ancestry.com
8 Ibid.
AGENDA ITEM #5C PAGE 10
occupants. They sold the property to Benjamin Nelson in 1905, and had relocated to Los
Angeles, California by 1910.9 Mary died there on December 24, 1921, followed by
Nicholas on December 3 of the following year.10
Benjamin and Christina Nelson owned the house from 1905 to 1941, the longest owners
of the property. Benjamin was born in about 1848 in Sweden, and immigrated to the
United States in 1869.11 Christina was born on July 17, 1863 in Veigland, Sweden. Her
obituary in the Daily Camera recorded that she often told tales of her experience
working as a cook for the Swedish royal family as a young woman, including an
occasion where she was tipped the equivalent of U.S. $10 by Crown Prince Christian of
Denmark for serving an excellent meal.12 She immigrated with her mother to the United
States in 1906, settling in Idaho Springs to join other members of her family who had
immigrated before.13 It was there that she met Benjamin, whom she married in 1907,
and they moved to Boulder soon after.14 Benjamin became a carpenter, building
contractor, and wagon maker.15 The Nelsons appear to have moved in and out of the
then two unit terrace sporadically until taking up permanent residence in the western
unit, 2059 Bluff, in 1918. They rented out whichever units they were not dwelling in.
During its early years, residents of the house included a variety of working and middle
class tenants, including miners, shoemakers, widows, painters and carpenters. During
the Nelson’s ownership, they often rented the property to fellow Swedes, such as G.
Wald Leustedt, the pastor of the Swedish Mission, and carpenter Charles A. Gumeson
and his wife Bettie. Following Benjamin’s death in 1927, Christina continued to live at
2059 Bluff until around 1936, when her son Frank Oscar Nelson and his wife Viola were
the listed occupants. Frank was working as a driver for Graham Furniture Co. at that
time. By the time of his mother’s death on September 19, 1942, he was employed at
Blackmarr furniture store.16 Frank had sold the house at 2061 Bluff St. in May of 1942 to
Harold W. and Viola M. New.
Harold and Viola lived in the eastern unit, then addressed as 2061 Bluff St., and left the
western unit, 2059 Bluff St., vacant. Harold was a bus operator for the Public Service
Company. The News sold the property to Margaret Hitchcock in 1943, who in turn sold
it to Frank L. and Cora B. Creamer in 1945; they owned it for the next twelve years.
9 Bureau of the Census, 1910.
10 Find-A-Grave Index, “Mary Amanda Glaze.” Ancestry.com.; Find -A-Grave Index, “Nicholas Glaze.”
Ancestry.com.
11 Bureau of the Census, Fourteenth Census of the United States. United States of America, 1920. Ancestry.com
12 Daily Camera, “Obituaries: Christine Nelson” September 19, 1942. Boulder Carnegie Library.
13 Ibid.
14 Ibid.
15 Bureau of the Census, 1920; Bureau of the Census, 1910.
16 Daily Camera, September 19, 1942.
AGENDA ITEM #5C PAGE 11
Frank had a long career as a carpenter.17 They maintained it as a rental property, and
are never listed as dwelling there. From 1946 to 1967, 2059 Bluff was continuously
rented by John L. and Katie Love. John was an employee of the Crockett Bit and Spur
Co. The Creamers sold the property to Flossie Harvey, who likewise rented it out. She
sold it to George and Hazel J. Kreller in 1960, who in turn sold it to Charles H. and Ruth
M. Simpson in 1963. The Simpsons retained the property and rented out both units for
the next 22 years. Charles Simpson served in the army air corps during the second
world war, and worked as a salesman for the Boulder Tobacco and Candy Co. from his
arrival in Boulder from 1951 to his retirement in 1983.18 He retired in 1983, but remained
an active athlete, competing in the Senior Olympics and running the Bolder Boulder
three times before his death on July 27, 1990.19 They sold the property to Fred C. and
Susan Cooper in 1985, who retained it until 1999. City construction permit records show
the house was converted into a single unit in 1980. There were four additional owners
before the property was acquired by its present owners, Lindy M. Hinman and Jesse
Markt, who are the applicants for this Landmark designation.
CRITERIA FOR THE BOARD’S DECISION
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in
its review of an application for local landmark designation, “the landmarks board shall
determine whether the proposed designation conforms with the purposes and
standards in Sections 9-11-1, ‘Legislative Intent,’ and 9-11-2, ‘City Council May Designate
Landmarks and Historic Districts’ B.R.C. 1981.” See Attachment F: Sections 9-11-1, Purpose
and Legislative Intent, & 9-11-2, City Council May Designate or Amend Landmarks and
Historic Districts, Boulder Revised Code 1981.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
individual landmarks. See Attachment G: Significance Criteria for Individual Landmarks.
The board may approve, approve with modifications, or disapprove the application.
Findings must be adopted within 30 days of the hearing date. Should the board
disapprove the application, the board must notify City Council of that action within
fourteen days of the hearing date. 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
17 Daily Camera, “Frank L. Creamer, Popular Carpenter, Dies Suddenly.” March 1, 1960.
18 Daily Camera, “Obituaries: Charlie Sampson.” July 29, 1990. Boulder Carnegie Library.
19 Ibid.
AGENDA ITEM #5C PAGE 12
and approving the application. If the board approves the proposed designation, the
application will be forwarded to City Council (within 100 days) for a public hearing.
ANALYSIS OF LANDMARK CRITERIA
A. Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past and does the portion of the
property proposed for designation have historical, architectural or aesthetic interest or value?
Staff finds that the designation of the building at 2061 Bluff St. will protect, enhance,
and perpetuate a building reminiscent of a past era, past events, and persons important
in local history and preserve an important example of Boulder’s historic architecture.
Staff considers the application to meet the historic criteria for individual landmark
designation as outlined below:
HISTORIC SIGNIFICANCE
Summary: The house located at 2061 Bluff St. has historic significance under criteria 1, 3,
and 4.
1. Date of Construction: c. 1901
Elaboration: The address first appears in the 1901 city directory.
2. Association with Persons or Events: Benjamin and Christina Nelson
Elaboration: Benjamin and Christina Nelson owned the house from 1905 to 1941, the
longest owners of the property. The couple immigrated from Sweden and Benjamin
worked as a carpenter. Christina appears to have managed the property for decades,
followed by her son and daughter-in-law. While interesting, the Nelsons are not
considered to be individually significant on a local, state or national level.
3. Development of the Community: Early multifamily rental complex
Elaboration: This duplex was built c. 1901, making it both an early development in
North Boulder and an unusually early example of the properties constructed
specifically for rentals, which often provided housing for widows, bachelors and the
working class.
4. Recognition by Authorities: Historic Building Inventory Record, Structure of Merit
Elaboration: The property was surveyed in 1986 and was found to be contributing to a
potential historic district for its significance as a representative of a type, period or
method and construction: “This simple structure, virtually unaltered, represents a typical,
multi-family residence for early, working class, Boulder families. In its neighborhood
AGENDA ITEM #5C PAGE 13
context, it could contribute to a historic district.” See Attachment B: Historic Building
Inventory Form.
Following the historic building inventory survey of the Whittier neighborhood in
1988, the Landmarks Board recognized seventeen identified terrace style buildings
in Boulder, including the building at 2059-2061 Bluff St., as Structures of Merit.
ARCHITECTURAL SIGNIFICANCE
Summary: The house at 2061 Bluff St. has architectural significance under criteria 1, 3, 4,
and 5.
1. Recognized Period or Style: Terrace
Elaboration: Terrace brick houses are an uncommon typology, mostly unique to
Colorado. The building retains substantial historic integrity surviving as a
significant example of Terrace housing in Boulder.
2. Architect or Builder of Prominence: Unknown.
3. Artistic Merit: Decorative Masonry
Elaboration: The brickwork including decorative brickwork, corbels, finials,
parapet and running brick course reflect a high level of masonry craftsmanship.
4. Example of the Uncommon: Terrace Style
Elaboration: The Terrace House is relatively uncommon, though distinct variant
of architecture in Boulder, and characteristic of like houses constructed at the
beginning of the 20th century in Colorado.
5. Indigenous Qualities: Locally made brick, stone foundation
Elaboration: The brick was likely from a local brick manufacturing plant, while
the foundation is of local stone.
B. Does the proposed application develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City’s living heritage?
Staff finds that the proposed application would maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s
living heritage. Staff believes that the application meets the environmental significance
criteria for individual landmarks as outlined below:
AGENDA ITEM #5C PAGE 14
ENVIRONMENTAL SIGNIFICANCE
Summary: The building at 2061 Bluff St. has environmental significance under criteria 1,
2, 3, 4 and 5.
1. Site Characteristics: Stone retaining walls
Elaboration: The building is located above Bluff Street, with stone retaining
walls that appear in historic photographs.
2. Compatibility with Site: Residential character
Elaboration: The scale, massing, and placement are compatible with the
residential character of the section of the Whittier neighborhood
3. Geographic Importance: Visual Landmark
Elaboration: Located at the terminus of 20th Street and located above Bluff Street,
the building is a visual landmark in the Whittier neighborhood.
4. Environmental Appropriateness: Complementary Surroundings
Elaboration: The surroundings are complementary to the building.
5. Area Integrity: Identified Potential Whittier Historic District
Elaboration: The property is located on the northern edge of the identified
potential Whitter Historic District (local and national levels).
Landmark Name:
Staff considers this landmark should be known as the Nelson Terrace, for its
association with. 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 Attachment H: Guidelines for Names of Landmarked
Structures and Sites.
Boundary Analysis:
The proposed boundary encompasses the property boundaries and is consistent with
current and past practices and the National Register Guidelines for establishing
landmark boundaries.
AGENDA ITEM #5C PAGE 15
Figure 9. Proposed Landmark Boundary (dashed line).
ATTACHMENTS:
A: Designation Application
B: Current Photographs
C: Architectural Inventory Record Form
D: Assessor’s Card
E: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981.
F: Significance Criteria for Individual Landmarks
G: Guidelines for Names of Landmarked Structures and Sites
H: Structure or Merit Nomination (Excerpt)
AGENDA ITEM #5C PAGE 16
Attachment A: Designation Application
AGENDA ITEM #5C PAGE 17
Attachment B: Current Photographs
2061 Bluff St., South Elevation (Façade), 2016
2061 Bluff St., South Elevation (Façade), Porch, 2016
AGENDA ITEM #5C PAGE 18
2061 Bluff St., East Elevation, 2016
2061 Bluff St., West Elevation, 2016
AGENDA ITEM #5C PAGE 19
2061 Bluff St., South Elevation, 2016
2061 Bluff St., Rear Addition, West Elevation (facing south), 2016
AGENDA ITEM #5C PAGE 20
2061 Bluff St., South Elevation, Brick Detailing, 2016
2061 Bluff St., Southeast Corner, Brick Detailing, 2016
AGENDA ITEM #5C PAGE 21
Attachment C: Historic Building Inventory Record
AGENDA ITEM #5C PAGE 22
AGENDA ITEM #5C PAGE 23
2059-2061 Bluff St., Survey Photograph, 1986
AGENDA ITEM #5C PAGE 24
Attachment D: Assessor’s Card
AGENDA ITEM #5C PAGE 25
2059-61 Bluff St., Assessor’s Card Photograph, c. 1929
AGENDA ITEM #5C PAGE 26
AGENDA ITEM #5C PAGE 27
AGENDA ITEM #5C PAGE 28
2059-61 Bluff St., Assessor’s Card Photograph, December, 1980.
2059-61 Bluff St, Assessor’s Card Photograph, N.D
AGENDA ITEM #5C PAGE 29
AGENDA ITEM #5C PAGE 30
Attachment E: Purposes and Intent
9-11-1 & 9-11-2 Purposes and Intent
Boulder Revised Code, 1981
9-11-1: Purpose and Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting,
enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events,
and persons important in local, state, or national history or providing significant examples of
architectural styles of the past. It is also the purpose of this chapter to develop and maintain
appropriate settings and environments for such buildings, sites, and areas to enhance property
values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the
city’s living heritage.
(b) The City Council does not intend by this chapter to preserve every old building in the city but
instead to draw a reasonable balance between private property rights and the public interest in
preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully weighed with other
alternatives and that alterations to such buildings and structures and new construction will respect
the character of each such setting, not by imitating surrounding structures, but by being
compatible with them.
(c) The City Council intends that in reviewing applications for alterations to and new construction on
landmarks or structures in a historic district, the Landmarks Board shall follow relevant city
policies, including, without limitation, energy-efficient design, access for the disabled and
creative approaches to renovation.
9-11-2: City Council may Designate or Amend Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an integrated
group of structures or features on a single lot or site having a special character
and historical, architectural, or aesthetic interest or value and designate a
landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a number of sites,
buildings, structures or features having a special character and historical,
architectural, or aesthetic interest or value and constituting a distinct section of
the city;
(3) Designate as a discontiguous historic district a collection of sites, buildings,
structures, or features which are contained in two or more geographically
separate areas, having a special character and historical, architectural, or
aesthetic interest or value that are united together by historical, architectural, or
aesthetic characteristics; and
(4) Amend designations to add features or property to or from the site or district.
(b) Upon designation, the property included in any such designation is subject to all the requirements
of this code and other ordinances of the city.
AGENDA ITEM #5C PAGE 31
Attachment F: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the
designation of Landmarks and Historic Districts in the City of Boulder. The purpose of the ordinance is
the preservation of the City’s permitted cultural, historic, and architectural heritage. The Landmarks
Board is permitted by the ordinance to adopt rules and regulations as it deems necessary for its own
organization and procedures. The following Significance Criteria have been adopted by the board to help
evaluate each potential designation in a consistent and equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age of the
structure.
Association with Historical Persons or Events: This association could be national, state, or local.
Distinction in the Development of the Community of Boulder: This is most applicable to an
institution (religious, educational, civic, etc) or business structure, though in some cases
residences might qualify. It stresses the importance of preserving those places which demonstrate
the growth during different time spans in the history of Boulder, in order to maintain an
awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder Historical
Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State
Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others in
published form as having historic interest and value.
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type specimen, a
good example of the common; be the work of an architect or master builder, known nationally,
state-wide, or locally, and perhaps whose work has influenced later development; contain
elements of architectural design, detail, materials or craftsmanship which represent a significant
innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural period/style,
i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria,
Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The History of Architectural Style
(Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture
(Fletcher), Architecture/Colorado, and any other published source of universal or local analysis of
AGENDA ITEM #5C PAGE 32
a style.
Architect or Builder of Prominence: A good example of the work of an architect or builder who is
recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent visual
quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship that are
representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by the
protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or other
qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is situated in a
manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental importance and
continuity of an existing condition, although taken singularly or out of context might not qualify
under other criteria.
Attachment H: Guidelines for Names of Landmarked Structures and Sites
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline
for the official landmark names of structures and sites designated by the City Council as City of
Boulder Landmarks will provide consistency in meeting the historic preservation goals as set
forth in the Historic Preservation Code (9-11-1 and 9-11-3).
CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES:
1. The official landmark name of the site or structure should be based on one or more of
the following criteria:
AGENDA ITEM #5C PAGE 33
A. Original owners, architect, or builder;
B. Historically significant persons or prominent long-term residents;
C. A commonly accepted name;
D. Original or later event or use;
E. Unusual or architectural characteristic which clearly which clearly identifies the
landmark; and
F. The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be considered under
the above criteria. In the event that the official landmark name does not include the present
owners, a separate plaque containing the statement “Landmark designation applied for (date)
by owners (names of owners)” will be made available at the owners’ expense.
AGENDA ITEM #5C PAGE 34
Attachment G: Structure of Merit Nomination (Excerpt)
AGENDA ITEM #5C PAGE 35
AGENDA ITEM #5C PAGE 36
Agenda Item # 5D Page 1
M E M O R A N D U M
November 2, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmark Alteration
Certificate application to relocate existing accessory building
at 1735 Mapleton Ave. so that the building and overhangs
do not encroach into the alley (Reference HIS2016-00179 for
exterior improvements), per Section 9-11-18, Boulder
Revised Code 1981 (HIS2016-00257).
________________________________________________________________________
STATISTICS
1. Site: 1735 Mapleton Ave., Boulder, Colorado
2. Zoning: RL-1 (Residential-Low 1)
3. Lot size: 7566 Sq. Ft.
4. Owner: Elizabeth Helgans
5. Applicant: Joel Smiley
6. Date of Construction: c. 1910-1918
7. Construction Type: Frame
________________________________________________________________________
STAFF RECOMMENDATION
Staff considers the relocation of the contributing accessory building will be
generally consistent with the standards for issuance of a Landmark Alteration
Certificate as specified in Section 9-11-18, B.R.C. 1981 and the General Design
Guidelines. Staff recommends that the Landmarks Board adopt the following
motion:
I move that the Landmarks Board approve a Landmark Alteration Certificate to relocate
the existing accessory building at the northeast corner of the lot at 1735 Mapleton Ave.,
from its current location to the proposed location on the same property, with a 3-foot
Agenda Item # 5D Page 2
setback from the north property line, in that, provided the condition below is met, the
proposed relocation will meet the requirements of Section 9-11-18, B.R.C. 1981, and to
adopt the staff memorandum, dated Nov. 2, 2016, as findings of the board.
CONDITIONS OF APPROVAL
1. The applicant shall be responsible for ensuring that the development shall
be constructed in compliance with approved plans dated 08/09/2016 on
file in the City of Boulder Planning, Housing and Sustainability
Department.
This recommendation is based upon staff’s opinion that, provided the condition
listed above is met, the proposed construction will be generally consistent with
the standards for issuance of a Landmark Alteration Certificate as specified in
Section 9-11-18, B.R.C. 1981, and the General Design Guidelines.
REQUEST FOR BOARD OF ZONING AJUSTMENT (BOZA) VARIANCE
Relocation of the accessory building to the proposed location will require a
setback variance from the BOZA. Staff recommends that the Landmarks Board
support the requested variance per Section 9-2-3(h)(4) of the Boulder Revised
Code, as relocating the building to a conforming location would not have an
adverse impact upon the landmark property. The proposed 1’ setback from the
north and 3’ setback from the west property line represents the minimal distance
from the original location to one within the property boundaries.
SUMMARY
The applicant has submitted a Landmark Alteration Certificate request to
relocate the contributing accessory building at the northeast corner of the
property at 1735 Mapleton Ave., to be located within the legal property
boundary.
To comply with zoning and building code requirements, the building must be
moved to a location within the property boundaries before it may be
rehabilitated. Section 9-11-18, B.R.C. 1981 requires that applications for
relocation be reviewed by the board in a public hearing.
Staff considers the pre-1906 accessory building to possess a high-degree of
architectural, historic and environmental integrity, and contributes to the
character of the landmarked property.
Staff finds that with the listed condition, the proposed relocation will be
generally consistent with the criteria for a Landmark Alteration Certificate as
per 9-11-18(a) & (b)(1)-(4) B.R.C. 1981, and the General Design Guidelines.
Agenda Item # 5D Page 3
This recommendation is based upon the understanding that, pursuant to the
conditions of approval, the stated condition will be reviewed and approved
by Historic Preservation staff prior to the issuance of a Landmark Alteration
Certificate.
PROPERTY HISTORY
Figure 1. 1735 Mapleton Ave. Tax Assessor Card photograph, c.1938.
Photograph Courtesy the Carnegie Branch Library for Local History.
The main house on this site was constructed sometime before 1898, when it first
appears in city directories. At that time, it was the residence of the Greenman
family, who occupied the house until 1905.1 The Greenmans originally lived on
their farm in Counters Port, Pennsylvania.2 The first member of the Greenman
family to arrive in Boulder was Alfred A. Greenman in 1890.3 He established the
Greenman stores company, which operated drug and stationary stores
downtown and on the University Hill, and served as Mayor of Boulder from
1909 to 1911.4 His elder brother, Elbert, arrived in Boulder in 1892, where he
pursued a successful career as an attorney.5 Their mother, Louise, younger
brother Ernest, and sister Vera all arrived in 1896.6 Ernest would spend the next
1 City Directories, Boulder Carnegie Library.
2 Daily Camera, “Ernest M. “Dad” Greenman Dies at DeMarc Nursing Home Today.” March 4, 1960.
Boulder Carnegie Library.
3 Daily Camera, “A. A. Greenman, Former Mayor and Long an Outstanding Citizen, Dies.” October 3,
1939.
4 Ibid.
5 Daily Camera, “Elbert Greenman, Former Boulder Attorney, Dies.”
6 Daily Camera, March 4, 1960.
Agenda Item # 5D Page 4
few years working as a surveyor on the various railroads then being run through
the mountains above town, while Vera became a teacher.7 Ernest Greenman
would later become locally well-known for running a popular drug store on the
University Hill, and as a prominent member of Boulder’s nascent climbing
community.8 He led innumerable climbing trips to the Flatirons and Arapahoe
Glacier, and he climbed the Third Flatiron 101 times; he is commemorated by a
bronze plaque at its summit.9 Following the Greenmans’ departure in 1905, the
house was the dwelling of a variety of middle-class occupants, including a
farmer, a post carrier, some clerks, and a dental assistant.10 See Attachment A:
Historic Building Inventory Form.
DESCRIPTION
Figure 1. Location Map, 1735 Mapleton Ave.
The 7,566 sq. ft. lot is located on the northwest side of Mapleton Avenue,
between 17th and 18th streets bordered by an alley to the northwest, Mapleton
Avenue to the southeast, and three adjoining properties to the southwest and
7 Ibid.
8 Ibid.
9 Ibid.
10 City Directories, Boulder Carnegie Library.
Agenda Item # 5D Page 5
northeast. A two-story, 400 sq. ft. historic barn (constructed prior between 1910
and 1918) is located at the northeast corner of the property.
This house is a highly intact and finely crafted example of a vernacular frame
house. It is 1 ½ stories tall, and L-shaped in plan. Its prominent shed porch over
the front entry is supported by turned column posts, and it is delineated with
and spindled balusters.
The historic barn, located at the northeast corner of the property, has a gable roof
which runs roughly parallel with the rear alley. It is clad in pale yellow
clapboard siding, with matching wood trim. Its primary entrance is located in a
small, shed-roofed lean-to situated on the southeast side. There are three double
light sliding windows along the second story of the southeast side, and one
window on the first floor, which is obscured behind solid wooden shutters. The
second floor of the southwest elevation features a prominent 6 over 6 multi-light
double hung window, with a smaller 1 over 1 window towards the southeast.
There is no opening on the first floor of the southwest elevation, but there is a
perceptible outline where a doorway was likely covered by siding. The
northwest elevation, facing on to the alley, features a hay loft door in its second
story, and a large wooden track door on its first level. The roofs of both the main
structure and the lean-to are clad in asphalt shingles.
RELOCATION OF CONTRIBUTING ACCESSORY BUILDING
The application proposes to relocate the historic accessory building at the
northeast corner of the property. A portion of the building is currently located in
the public right-of-way, which violates Section 8-6-3, B.R.C. 1981, “Public Right
of Way and Public Easement Encroachments Prohibited,” in that:
No person shall erect or maintain any building, structure, fence, barrier, post,
landscaping, obstruction, or other encroachment within, under, above, or upon
any public right of way, path, alley, or public easement.
As such, the building must be moved to a location within the property
boundaries before it may be rehabilitated. The building’s northwest corner
currently sits 1’ beyond the northwest property line. The application proposes
moving the building approximately 4’ south, which represents the minimal
distance from the original location to one where all walls and roof eaves are
within the rear yard setbacks.
Agenda Item # 5D Page 6
Figure 2. Existing Site Plan. Not to scale.
Figure 3. Proposed Site Plan. Not to scale.
CRITERIA FOR THE BOARD’S DECISION
Subsections 9-11-18(b) and (c), B.R.C. 1981, sets forth the standards the
Landmarks Board must apply when reviewing a request for a Landmark
Alteration Certificate.
Agenda Item # 5D Page 7
(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
(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 an historic district ;
(2) The proposed work does not adversely affect the special character
or special historic, 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 constructions
are compatible with the character of the existing landmark and its
site or the historic district;
(4) With respect to a proposal to demolish a building in an historic
district, the proposed new construction to replace the building
meets the requirements of paragraphs (b)(2) and (3) above.
(c) In determining whether to approve a Landmark Alteration Certificate, the
Landmarks Board shall consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the
disabled.
ANALYSIS
1. Does the proposed application preserve, enhance, or restore, and not damage or destroy
the exterior architectural features of the landmark or the subject property within an
historic district?
Staff finds that in this instance, the proposed relocation of the accessory building
is appropriate. The relocation will allow the building to be rehabilitated, which
will further preserve, enhance and restore this significant architectural feature of
the landmark property and the move so slight as to not affect the historic
relationship of buildings on the property.
2. Does the proposed application adversely affect the special character or special historic,
architectural, or aesthetic interest or value of the district?
Staff finds that, while not ideal, the relocation of the existing contributing garage
will not adversely affect the special character of the property as the accessory
building proposed for relocation is contributing, that the move will not
Agenda Item # 5D Page 8
significantly affect the historic relationship of buildings on the property and,
therefore, the property’s special historic, architectural, and aesthetic value will
not be adversely affected.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and
materials used on existing and proposed structures compatible with the character of the
historic district?
Staff considers the proposed relocation will be generally compatible in that it will
not have a noticeable effect on the architectural style, arrangement, texture, color,
arrangement of color, and materials on the main house and the historic district as
a whole.
4. The Landmarks Board is required to consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in
determining whether to approve a Landmark Alteration Certificate.
No information has been provided to suggest that energy-efficient design or
accessibility have been considered beyond that required by the city’s building
code
DESIGN GUIDELINES ANALYSIS
The Historic Preservation Ordinance sets forth the standards the Landmarks
Board must apply when reviewing a request for a Landmark Alteration
Certificate. The Board has adopted the General Design Guidelines and the
Mapleton Hill Historic District Design Guidelines to help interpret the historic
preservation ordinance. The following is an analysis of the proposed new
construction with respect to relevant guidelines. Design guidelines are intended
to be used as an aid to appropriate design and not as a checklist of items for
compliance.
The following is an analysis of the proposal’s compliance with the appropriate
sections of the General Design Guidelines and the Mapleton Hill Historic District
Design Guidelines.
GENERAL DESIGN GUIDELINES
2.3 Alleys & Existing Accessory Buildings
Along the alleys are historic accessory building of various shapes and sizes including barns, chicken coops,
sheds and small garages. This variety contributes to the general feeling of human scale in the alleys.
GUIDELINES: ANALYSIS: CONFORMS
Agenda Item # 5D Page 9
.1 Maintain alley access for parking and retain
the character of alleys as clearly secondary
access to properties.
Proposed relocation will not impact
existing alley access or character.
Yes
.2 Retain and preserve the variety and character
found in the existing historic accessory
buildings along the alleys.
Proposed relocation will not impact
existing character of the alley or the
contributing building.
Yes
.5 Maintain adequate spacing between accessory
buildings so that the view of the main house
is not obscured, and the alley does not evolve
into a tunnel-like passage.
The relocation of the existing building
3’ to the south will not have a
significant impact on the existing
relationship between the house,
accessory building and alley.
Yes
7.1 Existing Historic Accessory Buildings
A primary concern of the Landmarks Board in reviewing proposed changes in historic districts is the protection
of existing historic accessory structures and the character of the site and district.
GUIDELINES: ANALYSIS: CONFORMS
.1 Retain and preserve garages and accessory
buildings that contribute to the overall
character of the site or district.
The relocation of the contributing
building will allow for its rehabilitation
and will further preserve, protect and
enhance this significant architectural
feature.
While never a first option, the
relocation of contributing buildings is
sometimes appropriate especially if the
orientation does not change and the
spatial relationship of the buildings on
the property is not significantly
changed.
Yes
.2 Retain and preserve the character-defining
materials, features, and details of historic
garages and accessory buildings, including
roofs, materials, windows, and doors.
The materials, features, and details of
the accessory building will be
maintained.
Yes
Staff finds that the proposed relocation of the existing garage generally
appropriate in terms of site planning and preservation of character-defining
features and that the proposal will meet the standards set out in Section 9-11-18,
B.R.C. 1981, and will be consistent with the General Design Guidelines.
The building cannot be rehabilitated its current location in the public right-of-
way and proposed new location, 3’ within the north property line, will place it in
compliance with the minimum allowed setbacks.
Agenda Item # 5D Page 10
FINDINGS
Staff recommends that the board adopt the following findings:
The request for relocation of the existing contributing garage is compatible with
the Historic Preservation Ordinance, in that:
1. If constructed in compliance with approved plans dated 08/10/2016 on file
in the City of Boulder Planning, Housing and Sustainability Department,
the proposed work will not damage or destroy the exterior architecture of
the property.
2. The request will meet the standards for issuance of a landmark alteration
certificate per Section 9-11-18, B.R.C 1981, and will be consistent with the
General Design Guidelines.
ATTACHMENTS:
A: Tax Assessors Card
B: Historic Building Inventory Record
C: Current Photographs
D: Plans
Agenda Item # 5D Page 11
Attachment A: Tax Assessors Card
Agenda Item # 5D Page 12
Agenda Item # 5D Page 13
1735 Mapleton Ave., Tax Assessor Photograph, c.1929.
Agenda Item # 5D Page 14
Attachment B: Historic Building Inventory Form
Agenda Item # 5D Page 15
Agenda Item # 5D Page 16
Agenda Item # 5D Page 17
Agenda Item # 5D Page 18
Attachment C: Current Photographs
1735 Mapleton Ave., Barn, West Elevation, 2008
1735 Mapleton Ave., Barn, West Elevation, 2008
Agenda Item # 5D Page 19
1735 Mapleton Ave., Barn, South and West Elevations, 2008
1735 Mapleton Ave., Barn, East Elevation, 2008
Agenda Item # 5D Page 20
Attachment D: Plans
DATE: November 2, 2016
TO: Landmarks Board
FROM: James Hewat, Marcy Cameron
SUBJECT: Update Memo
Library Commission and Landmarks Board Joint Meeting
A joint Library Commission and Landmarks Board meeting will be held on November 17 from 6-8 p.m. at the
Canyon Meeting Room at the Boulder Public Library. The purpose of this joint board meeting is to discuss the
results of the historic resource survey of the north wing of the Boulder Public Library. No action will be taken
at the meeting. The status of the entire west bookend will be discussed in more detail once the Human Services
Strategy is completed and the Library Master Plan is updated in 2017.
University Hill Commercial District – National Register Nomination
On December 8, 2015 the City Council reviewed the University Hill Reinvestment Strategy Update (click for
memo). As part of the strategy, the city is pursing National Register designation for the commercial district.
Front Range Research Consultants is now under contract to undertake the work with view to a May 2017
review of a National Register of Historic Places by the State Review Board. Staff had a kick-off meeting with
the consultants the second week of October.
Atrium Building/Public Market
The Public Market team has periodically been out at the Wednesday evening or Saturday morning Boulder
Farmers’ Markets to hear from the community about what they think “Boulder’s version” of a public market
could look like. Initial input gives community members the opportunity to share some of their experiences at
other community markets, and to react to draft vision statements and draft goals. The feedback presented
Public Market workshop on September 27th with David O’Neil (leading market hall expert) where public was
given to assist the city refine the Public Market vision, goals, proposed program, and phasing that will be
presented to City Council for direction in November. Discussion is ongoing in considering whether the Atrium
Building might be used as a Market Hall on a temporary or permanent basis. Historic Boulder has agreed to
continue keeping the March 2015 application to landmark the Atrium on hold as exploration of these options
continues. Update at meeting.
Civic Area
The Civic Area webpage has been updated to provide current information on the historic resources in the
Civic Area. Update at Meeting.
Grandview Conference Center
A memorandum of agreement between the City of Boulder and the University of Colorado’s Board of Regents
has been signed for cooperation in developing the Grandview site for conference center. The agreement sets
out a process for consideration of potentially historic buildings in the area.
Chautauqua Historic District
Update on Chautauqua Improvements (2A) and design guideline planning process at meeting.
Landmarks Board Retreat.
Update at meeting