04.11.24 City Council Agenda
M ayor
Aaron Brockett
Council M e mbe rs
Taishya Adams
Matt Benjamin
Lauren Folkerts
Tina Marquis
Ryan Schuchard
Nicole Speer
Mark Wallach
Tara Winer
Council Chambers
1777 Broadway
Boulder, CO 80302
April 11, 2024
6:00 PM
City M anage r
Nuria Rivera-Vandermyde
City Attor ne y
Teresa Taylor Tate
City Cle rk
Elesha Johnson
AGENDA FOR T HE S PE CIAL MEET ING OF T HE
BOULDE R CIT Y COUNCIL
1.C all to O rder and Roll Call
A.Space Science M onth Declaration presented by Councilmember
Benjamin
5 M in
B.Debrief on City Power Outage on April 6th & 7th 15 min
2.C onsent Agenda
A.C onsideration of a motion to accept the F ebruary 22, 2024 S pecial
C ouncil M eeting M inutes
B .C onsideration of a motion to accept the M arch 7, 2024 Regular
C ouncil M eeting M inutes
C .C onsideration of a motion to accept the Recommendation of the
C ouncil E mployee E valuation Committee (Council Recruitment
C ommittee), to identify Jeffrey Cahn as the finalist for the position of
B oulder P residing M unicipal Court J udge, to appoint J effrey Cahn as
B oulder P residing M unicipal Court J udge and to authorize M ayor
B rockett and the C ity M anager to E xecute an Employee Contract with
M r. C ahn
D .Introduction, first reading and consideration of a motion to publish by
title only Ordinance 8631, updating the streetlighting standards by
amending the C ity of Boulder Design and Construction S tandards
(D C S ), originally adopted pursuant to Ordinance 5985, and adding a
new Section 4-20-77, “S treetlighting F ees,” B.R.C. 1981, and setting
forth related details
3.Public Hearings
A.Second reading and consideration of a motion to adopt Ordinance
8627 designating the area as shown in Exhibit A, to be known as the
135
min -
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Civic Area Historic D istrict, as a historic district under Chapter 9-11,
“Historic P reservation,” B.R.C. 1981; and setting forth related details
30 min
presentation
/ 105
min
public
hearing
&
council
discussion
4.M atters from the City M anager
A.Vision Zero Action Plan Update 90 min
5.D iscussion Items
6.D ebrief
7.Adjournment
4:05 hrs
City Council doc uments, including meeting agendas, study session agendas, meeting action
summaries and information pac kets c an be acc essed at www.bouldercolorado.gov/city-
council.
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
Space Science Month Declaration presented by Councilmember Benjamin
P RI MARY STAF F C ON TAC T
Megan Valliere, (720) 665-4594
AT TAC H ME N T S:
Description
Space Science Month Declaration
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April 2024
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
Debrief on City Power Outage on April 6th & 7th
P RI MARY STAF F C ON TAC T
N A
AT TAC H ME N T S:
Description
No Attachments Available
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
C onsideration of a motion to accept the February 22, 2024 Special C ouncil Meeting Minutes
P RI MARY STAF F C ON TAC T
Elesha J ohnson, City C lerk
RE Q U E ST E D AC T I ON O R MOT I ON L AN GU AG E
Motion to accept the February 22, 2024 Special Council Meeting Minutes
AT TAC H ME N T S:
Description
I tem 2A - D RAF T F ebruary 22, 2024 Special Council Meeting Minutes
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Item 2A – DRAFT February 22, 2024 Council SPECIAL Meeting Minutes Page 1
CITY COUNCIL SPECIAL Joint Meeting of the
Council with the Open Space Board of Trustees (OSBT)
Virtual Via Zoom
Thursday, February 22, 2024
MINUTES
1. Call to Order and Roll Call:
Mayor Brockett called the meeting to order at 6:00 p.m.
Council Members present: Adams, Benjamin, Brockett, Folkerts, Marquis,
Schuchard, Speer, Wallach, Winer
A. Rare Disease Day Declaration presented by Council Member Folkerts
B. 20th anniversary of the Boulder International Film Festival Declaration
presented by Council Member Schuchard
2. Consent Agenda
3. Public Hearings
Teresa Taylor-Tate informed Council that in accordance with the Boulder Revised Code
Section 2-7-5(e), regarding “no public official shall appear before or participate in the body
where they served within 1 year of their service”, is relevant due to a former board member,
Karen Hollweg is signed up to speak during the joint public hearing and 1 year has not passed
since her service.
A motion was made by Councilmember Winer to waive the prohibition of Section 2-7-5(e)
to allow Karen Hollweg to address City Council at the joint public hearing scheduled
tonight which was seconded by Mayor Pro Tem Speer. Motion carried 9:0.
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Item 2A – DRAFT February 22, 2024 Council SPECIAL Meeting Minutes Page 2
Dave Kuntz, OSBT chair, conducted a role call for the Open Space Board of Trustees which
resulted in a quorum. OSBT members present: Dave Kuntz, Jon Carroll, Harmon
Zuckerman, and Michelle Estrella.
A. Consideration of a request from the City of Boulder’s Utilities department to use
and manage an approximately 2.2-acre portion of the Van Vleet Open Space
property to construct, access, operate and maintain elements of the South
Boulder Creek Flood Mitigation Project, pursuant to the disposal procedures of
Article XII, Section 177 of the City of Boulder Charter, and related matters - (This
item is a joint public hearing with the Open Space Board of Trustees and will include
the staff presentation and public hearing, but no deliberations or decisions.)
Dan Burke, Open Space and Mountain Parks Director and Joe Taddeucci, Public
Utilities Director, provided introductory remarks and answered questions from
Council.
Brandon Coleman, Civil Engineering Manager, Bethany Collins, Open Space Real
Estate Services Senior Manager and Donald D’Amico, Resource Project Manager,
provided a presentation and answered questions from Council.
The public hearing opened at 7:32 p.m. and the following spoke:
Virtual:
1. Dan Johnson
2. Sam Weaver – pooling with #3 Ryan & #9 Andy – 5 min
3. Ryan Bradley – pooling with #2 Sam
4. Leslie Durgin
5. Elmar Dornberger
6. Margaret LeCompte
7. James Morris
8. Peter Dawson
9. Andy Schwarz – pooling with #2 Sam
10. Lynn Segal
11. Michael Browning
12. Frances Hartogh
13. Karen Hollweg
14. Ben Binder
15. Ken Beitel
16. Richard Harris
17. Steve Pomerance
18. Bev Baker
19. Harold Hallstein
20. Curt Brown
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Item 2A – DRAFT February 22, 2024 Council SPECIAL Meeting Minutes Page 3
21. Harlin Savage
22. Kirk Vincent
23. Laura Tyler
The public hearing closed at 8:27 p.m.
Dave Kuntz, OSBT board chair, reiterated they will not be taking any further public
testimony at their March 13th meeting. They will be deliberating and submitting their
decisions to Council.
Michelle Estrella, OSBT board member, moved to continue the public hearing to the
next regular Open Space Board and Trustees meeting on March 13th, 2024. John
Carrol, OSBT board member, seconded the motion. The motion was unanimously
approved by the OSBT board.
Motion Made By/Seconded Vote
Motion to CONTINUE the public hearing to
the March 21, 2024 regular City Council
meeting.
Benjamin / Folkerts Carried 9:0
4. Discussion Items
5. Debrief
6. Adjournment
There being no further business to come before Council at this time, by motion regularly
adopted, the meeting was adjourned by Mayor Brockett at 9:05 p.m.
Approved this 11th day of April 2024.
APPROVED BY:
______________________________
Aaron Brockett, Mayor
ATTEST:
________________________________
Elesha Johnson, City Clerk
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
C onsideration of a motion to accept the March 7, 2024 Regular Council Meeting Minutes
P RI MARY STAF F C ON TAC T
Elesha J ohnson, City C lerk
RE Q U E ST E D AC T I ON O R MOT I ON L AN GU AG E
Motion to accept the March 7, 2024 Regular C ouncil Meeting Minutes
AT TAC H ME N T S:
Description
I tem 2B - D RAF T March 7, 2024 Regular Meeting Minutes
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Item 2B – DRAFT March 7, 2024 Council Regular Meeting Minutes Page 1
CITY COUNCIL MEETING
Virtual Via Zoom
Thursday, March 7, 2024
MINUTES
1. Call to Order and Roll Call:
Mayor Brockett called the meeting to order at 6:02 p.m.
Council Members present virtually: Adams, Brockett, Folkerts, Marquis,
Schuchard, Speer, Wallach, Winer
Absent: Benjamin
A. Boulder Medical Center 75th Anniversary Declaration Presented by Mayor Pro
Tem Speer
2. Open Comment:
(Public comments are a summary of actual testimony. Full testimony is available on the
council web page at: https://bouldercolorado.gov/city-council > Watch Live or Archived
Meetings.)
Open Comment opened at 6:10 p.m.
Virtual:
1. Douglas Hamilton spoke on public comment engagement program
2. Sergio Atallah spoke on ceasefire
3. Randall Clarke spoke on ceasefire resolution
4. Stephen Bross spoke on support for ceasefire resolution
5. Michele Rodriguez - withdrew
6. Flanders Lorton spoke on ceasefire
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Item 2B – DRAFT March 7, 2024 Council Regular Meeting Minutes Page 2
7. Aram Bingham spoke on ceasefire resolution
8. Essrea Cherin spoke on internation relations
9. Hep Ingham spoke on low and loud flights from Boulder airport
10. Mohamad Kuziez spoke on call for a cease fire in Gaza
11. Adal Raja spoke on Palestine
12. Laura Gonzalez spoke on local crisis
13. Gila Kaplan spoke on ceasefire in Gaza
14. Elliot Fladen spoke on Israel
15. Lynn Segal spoke on growth
16. Padi Fuster Anguilers spoke on ceasefire demand
17. Linsey Loberg spoke on ceasefire
18. Jessica Hertzberg – moved to PH list
19. Ronald Price spoke on airport closure
20. Morales Myrna spoke on ceasefire
Open Comment closed at 6:58 p.m.
3. Consent Agenda
A. Consideration of a motion to accept the February 8th Study Session Summary
regarding Homelessness Strategy Updates
B. Consideration of a motion authorizing the City Manager to convey the
permanently affordable housing unit at 3250 Oneal Cir Unit #J35, Boulder, CO
to eligible buyers and sign all associated agreements
C. Consideration of a motion to authorize the city manager to execute Program
Agreement documents to satisfy the historic preservation requirements of the
Colorado State Historic Preservation Office and the US Department of Housing and
Urban Development
D. Consideration of a motion to approve a request by Public Service Company of
Colorado (dba Xcel Energy) and on behalf of Comcast/Xfinity,
CenturyLink/Lumen and the City of Boulder Innovation and Technology
Department, to use certain City of Boulder open space lands to install and
maintain subsurface electric and telecommunication utilities via open trenching or
boring pursuant to the disposal procedures of Article XII, Section 177 of the City of
Boulder Charter
E. Introduction, first reading, and consideration of a motion to order published by
title only Ordinance 8624 adopting wetlands mapping and functional
evaluations for a property generally located on a 308.15-acre parcel and
generally known as CU South at 4886 and 5278 Table Mesa Drive, 718
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Item 2B – DRAFT March 7, 2024 Council Regular Meeting Minutes Page 3
Marshall Road, 0 Hwy 36 (2 parcels) and 4745 W. Moorhead; and setting forth
related details
F. Second reading and consideration of a motion to adopt Ordinance 8620
amending Title 9, "Land Use Code," B.R.C. 1981 to fix errors, clarify existing
code sections, update graphics, and improve the clarity of the code, and setting forth
related details
Motion Made
By/Seconded
Vote
Motion to APPROVE the consent agenda
items A-F
Wallach / Winer Carried 8:0
4. Call-Up Check-In
A. Site Review Amendment including a Height Modification request to allow for up
to seven feet six inches of additional height with a pitched roof or alternatively, up
to four feet of additional height with or without a pitched roof for each townhome
building within the approved Shining Mountain Waldorf School development at 0
Violet Ave. (LUR2023-00050)
NO ACTION
B. Consideration of a Standard Stream, Wetland and Water Body Protection Permit
for the proposed renovation of the Chapman Drive Trailhead and construction of a
pedestrian bridge over Boulder Creek generally located at 38474 Boulder Canyon
Drive in Boulder County (WET2023-00020)
Edward Stafford, Civil Engineering Senior Manager, and Jeff Haley, Deputy Director of
Open Space & Mountain Parks answered questions from Council.
NO ACTION
5. Public Hearings
A. Concept Review proposal to redevelop the 448,668 sq. ft. site at 2952 Baseline
Rd. with a mixed-use development consisting of residential, commercial, hotel,
and restaurant uses. The existing buildings on site would be demolished and
replaced with six new 4-5 story buildings containing retail, restaurant and hotel uses
as well as approximately 610 new dwelling units, and a mix of structured and
underground parking. The unit type mix would include market rate units and student
housing units. Reviewed under case number LUR2023-00038
Chandler Van Shaack, City Principal Planner, provided a presentation and answered
questions from Council.
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Item 2B – DRAFT March 7, 2024 Council Regular Meeting Minutes Page 4
Bill Holicky and Andy Bush, the project applicants, provided a presentation and
answered questions from Council.
The public hearing opened at 8:15 p.m. and the following spoke:
Virtual:
1. Lisa Harris
2. Lois LaCroix
3. Mike Marsh
4. Mitchell Block
5. David Batchelder
6. Eliza Grace
7. Shelby Bates
8. Ronald L. DePugh
9. Dorothy Cohen
10. Mike Duffy
11. Emily Ohara
12. Mark Stangl
13. Jan Trussell
14. Cecilia Girz
15. Jan Trussell
16. Lynn Segal
17. Mary Scott
18. Robert Porath – did not show
19. Brookie Gallagher
20. Daniel Howard
21. Joseph McCluskey
22. Paula Moseley
23. Jessica Hertzberg – moved from OC
The public hearing closed at 9:00 p.m.
Motion Made By/Seconded Vote
Consideration of a motion to defer this item to the
Transportation Advisory Board
Consideration of a motion to defer this item to the
Design Advisory Board
Schuchard / Marquis
Folkerts / Wallach
Carried 8:0
Carried 8:0
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Item 2B – DRAFT March 7, 2024 Council Regular Meeting Minutes Page 5
Consideration of a motion to defer this item to the
Environmental Advisory Board
Adams / Speer Carried 7:1
Mayor Brockett called a recess at 9:26 p.m. Council reconvened at 9:32 p.m.
6. Matters from the City Manager
A. Progress Update on the Implementation of the East Boulder Subcommunity
Plan: Zoning Update
Kathleen King, City Principal Planner, and Leslie Oberholtzer, of Codametrics,
provided a presentation and answered questions from Council.
7. Matters from the City Attorney
8. Matters from the Mayor and Members of Council
9. Discussion Items
10. Debrief
11. Adjournment
There being no further business to come before Council at this time, by motion regularly
adopted, the meeting was adjourned by Mayor Brockett at 10:19 p.m.
Approved this 11th day of April 2024.
APPROVED BY:
______________________________
Aaron Brockett, Mayor
ATTEST:
________________________________
Elesha Johnson, City Clerk
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
C onsideration of a motion to accept the Recommendation of the Council Employee
Evaluation Committee (Council Recruitment C ommittee), to identify J effrey Cahn as the
finalist for the position of Boulder Presiding Municipal C ourt J udge, to appoint J effrey C ahn
as Boulder Presiding Municipal C ourt J udge and to authorize Mayor Brockett and the City
Manager to Execute an Employee C ontract with Mr. Cahn
P RI MARY STAF F C ON TAC T
David Bell, Chief Human Resources Officer
RE Q U E ST E D AC T I ON O R MOT I ON L AN GU AG E
C onsideration to motion to accept the recommendation of the C ouncil Recruitment
C ommittee, to identify J effrey C ahn as the finalist for the position of Boulder Presiding
Municipal C ourt J udge, to appoint J effrey C ahn as municipal court judge and to authorize
Mayor Weaver and City Manager Nuria Rivera-Vandermyde to execute an employment
contract with Mr. Cahn including the terms set forth in the agenda memo
AT TAC H ME N T S:
Description
I tem 2C - Consideration of a motion to accept the recommendation for position of
the Municipal Court Judge
I tem 2C - Addendum Memo
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CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: April 11, 2024
AGENDA TITLE
Consideration of a motion to Accept the Recommendation of the Council Employee
Evaluation Committee (Council Recruitment Committee), to identify Jeffrey Cahn as
the finalist for the position of Boulder Presiding Municipal Court Judge, to appoint
Jeffrey Cahn as Boulder Presiding Municipal Court Judge and to Authorize the Mayor
and the City Manager to Execute an Employee Contract with Mr. Cahn.
PRESENTER(S)
Nicole Speer, Mayor Pro Tem
Ryan Schuchard, City Council Member
David Bell, Chef Human Resources Officer
EXECUTIVE SUMMARY
The purpose of this agenda item is for the city council to consider the recommendation of
the council recruitment committee, made of council members Speer and Schuchard. The
council recommends that the city council appoint Jeffrey Cahn to be the next presiding
municipal court judge. The committee recommends that the council authorize Mayor
Brockett and City Manager Nuria Rivera-Vandermyde to enter into a contract with Mr.
Cahn. Incorporating the items set forth below. The council has the option to accept or
reject the recommendation.
Item 2C - Consideration of a motion to Accept the Recommendation 1
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STAFF RECOMMENDATION
BACKGROUND
Section 12 of the Boulder Home Rule Charter, setting forth specific duties of the council
provides that the council “shall choose and appoint . . . a municipal judge . . . .” Section 9 of
the charter authorizes council to appoint a committee to screen applicants for the municipal
judge. Council appointed Mayor Pro Tem Speer and Council Member Schuchard to serve as
the committee authorized by section 9.
The committee conducted an extensive process to identify a candidate profile and recruit
candidates for consideration. The city partnered with an external recruiter to screen
candidates and present candidates to an interview committee, and to interview semi-
finalists from the initial set of candidates. Two semi-finalists interviewed with each
council member in groups of two, and with a recruitment team representative. After
reviewing the feedback received through this process, the committee recommends that
city council identify Jeffrey Cahn as the finalist for the municipal court judge and that
council appoint Jeffrey Cahn as municipal court judge.
If council appoints Mr. Cahn the committee recommends that the council
authorize Mayor Brockett and City Manager Nuria Rivera-Vandermyde to negotiate and
sign an agreement with Mr. Cahn incorporating the following terms:
Salary: $200,000 per year.
Start Date: April 15, 2024
Health Insurance: On the same terms as offered city employees.
Life Insurance: 1.5 times the annual salary, on the same terms offered city employees.
Vacation: On the same terms as offered city employees
Termination for Cause: All benefits and compensation cease upon termination.
Termination without Cause: All compensation to continue for 9 months.
ATTACHMENT(S)
A - Contract template for municipal court judge
Suggested Motion Language:
The Committee recommends council consideration of this matter and action in the
form of the following motion:
Motion to accept the recommendation of the Council Recruitment Committee, to
identify Jeffrey Cahn as the finalist for the position of Boulder Presiding Municipal
Court Judge, to appoint Jeffrey Cahn as municipal court judge and to authorize Mayor
Weaver and City Manager Nuria Rivera-Vandermyde to execute an employment
contract with Mr. Cahn including the terms set forth in the agenda memo.
Item 2C - Consideration of a motion to Accept the Recommendation 2
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EMPLOYMENT AGREEMENT
This Employment Agreement (“Agreement”), made and entered into this (day) day of
(month), 2024, by and between the City of Boulder, a Colorado home rule city (the “City”)
and (name) (the “Employee”) both of whom agree as follows:
RECITALS
A.The City Council of the City of Boulder is authorized to employ the Employee as the
Presiding Judge, pursuant to Section 86 of the City’s Charter; and
B.The City has offered, and the Employee has accepted employment with the City as
Presiding Judge on the terms and conditions set forth herein.
AGREEMENT
NOW THEREFORE, in consideration of the promises and obligations set forth below,
the parties agree as follows:
1.Term of Employment.
A.The Employee shall serve as the Presiding Judge beginning on (date), the
effective date of this Agreement and thereafter on a year-to-year basis, as provided in
paragraph 1.B below. As Presiding Judge, the Employee shall have those powers, duties,
and responsibilities set forth in Section 2-6-4, B.R.C. 1981, as it may be amended, and as
otherwise provided by law, during the term of this Agreement.
B.This Agreement shall automatically renew after (date), 2025, on a year-to-year
basis unless written notice that this Agreement shall terminate is given by either the
Employee or the City to the other of intent not to continue this Agreement. Any written
notice provided by the Employee shall be delivered to the City Council. Any written
notice by the City shall be signed by the mayor, upon the authority of the City Council,
and delivered to the Employee.
2.Duties and Responsibilities of Employee.
A.The duties of the Employee shall be as described in the Boulder Revised Code
1981, which are incorporated herein by this reference. The Municipal Court Judge shall
also be available to review warrants, issue probable cause findings and hold
administrative hearings as needed.
B.The Employee is responsible to preside over sessions of the Boulder Municipal
Court and utilize the services of associate judges only on a reasonable and necessary
Attachment A - Contract template
Item 2C - Consideration of a motion to Accept the Recommendation 3
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basis when the Employee is not available or as needed to allow the Employee to fulfill
other duties required by this Agreement.
C. The Employee shall at all times maintain the Employee’s certification to practice
law in and shall be a member in good standing of the Bar of the state of Colorado. The
Employee shall comply with the Colorado Rules of Professional Responsibility and the
Colorado Code of Judicial Conduct, as both are amended from time to time.
D. The Employee shall work collaboratively with the court administrator who is the
department head of the Municipal Court
E. The Employee shall adhere to City policies and values as they may be amended.
F. The City Council shall fix any other terms and conditions of employment, as it
may determine from time to time, relating to the performance of the Employee, provided
such terms and conditions are not inconsistent with or in conflict with the provisions of
this Agreement, City ordinances, City Charter, or any other law.
3. Compensation.
A. The City agrees to pay the Employee an annual base salary of $(salary) payable in
installments at the same time that the other management employees of the City of
Boulder are paid.
B. The Employee, during the term of this Agreement, shall not receive a salary
increase that is otherwise provided to City employees unless specifically authorized by
the City Council. Any salary adjustments that are provided shall be consistent with the
City’s compensation policies and budget assumption on the same basis as applied to
management employees.
4. Health, Disability, and Life Insurance Benefits.
A. The City agrees to contribute to and to pay the premiums for medical insurance
for the Employee and the Employee’s dependents, at a minimum, equal to that which is
provided to all other employees of the City of Boulder.
B. The City agrees to put into force and to make required premium payments for
short-term and long-term disability coverage for the Employee, equal to that which is
provided to all other management employees of the City of Boulder.
C. The City shall pay the amount of premium due for term life insurance in the
amount of one and one half (1.5) times the Employee’s annual base salary up to a
maximum of $300,000 payout, including all increases in the base salary during the term
of this Agreement, equal to that which is provided to all other management employees of
the City of Boulder.
Attachment A - Contract template
Item 2C - Consideration of a motion to Accept the Recommendation 4
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5. Vacation and Sick Leave.
A. Beginning the first day of employment, the Employee shall accrue vacation based
on the total years of service with the City.
B. In addition, beginning on the first day of employment, the Employee shall accrue
sick leave on an annual basis, at a minimum, at the rate provided to other management
employees of the City of Boulder, under the same rules and provisions applicable.
C. The Employee is entitled to accrue unused leave at the limits provided by the
City’s leave policies and in the event the Employee’s employment is terminated, either
voluntarily or involuntarily, Employee shall be compensated for accrued vacation leave
to date.
6. Retirement.
The City agrees to enroll the Employee into a retirement plan offered by the City. The
City will default the Employee to the Colorado Public Employees’ Retirement Association
(PERA) plan unless the Employee selects an alternate offering of the City within 60 days of
employment. The City shall make all appropriate City contributions on the Employee’s behalf.
7. Professional and Community Expenses.
The following expenses shall be paid for by the City provided the expenses are approved
in the normal fashion by the City Council and included in the annual budget for the Presiding
Judge:
A. The City agrees to budget and to pay for professional dues and subscriptions of
the Employee necessary for continuation and full participation in national, regional,
state, and local associations and organizations necessary and desirable for the
Employee’s continued professional participation, growth, and advancement, and for the
good of the City.
B. The City agrees to budget and pay for travel and subsistence expenses of the
Employee for professional and official travel, meetings, and occasions to adequately
continue the professional development of the Employee and to pursue necessary official
functions for the City, including, but not limited to, the Colorado Municipal Judges
Association conferences, and such other national, regional, state, and local governmental
groups and committees in which the Employee serves as a member.
C. The City also agrees to budget and pay for travel and subsistence expenses of the
Employee for short courses, institutes, and seminars that are necessary for the
Employee’s professional development, including legal education credits necessary for
licensure in the state of Colorado, and for the good of the City.
D. The City acknowledges the value of having the Employee participate and be
directly involved in local civic clubs or organizations. Accordingly, the City shall pay
Attachment A - Contract template
Item 2C - Consideration of a motion to Accept the Recommendation 5
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for the reasonable membership fees and/or dues to enable Employee to become an active
member in local civic clubs or organizations.
E. Recognizing the importance of constant communication and maximum
productivity, the City shall provide the Employee, for business use, a laptop computer
and mobile phone for the Employee to perform their duties and to maintain
communication with the City’s staff and officials as well as other individuals who are
doing business with the City. Upon termination of the Employee’s employment, the
equipment described herein shall be returned to the City.
8. Performance Evaluation.
A. The City shall annually conduct a performance review of the Employee for the
performance period of July 1 through June 30. The performance review shall be
completed each August/September following the performance period and be subject to a
process, form, criteria, and format which shall be the City’s performance policy for
management employees of the City of Boulder. In no event shall the City perform a
performance review of the Employee less than one time per performance period. The
City may elect to perform additional performance reviews during the term of this
Agreement and at any time the City, in its discretion, believes is appropriate.
B. The evaluation of the Employee shall be considered confidential to the extent
permitted by City Charter. Nothing herein shall prohibit the City or the Employee from
sharing the content of the Employee’s review with respective legal counsel.
C. In the event the City deems the review instrument, format and/or procedure is to
be modified and such modification(s) would require new or different performance
expectations, the Employee shall be provided a reasonable period to demonstrate such
expected performance before being evaluated.
9. Termination, Resignation, and Severance.
A. This Agreement shall not be terminated by either party during the term of this
Agreement except pursuant to one of the following:
i. Mutual agreement between the Employee and the City to terminate this
Agreement; or
ii. Unilateral termination for cause of the Employee’s employment by the
City; or
iii. Unilateral termination without cause of the Employee’s employment by
the City; or
iv. Death or physical or mental incapacity of the Employee preventing the
Employee from continuing as Presiding Judge; or
v. Unilateral termination by the Employee.
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B.In the event the City desires to terminate the Employee for cause pursuant to
Charter Section 86, pursuant to paragraph 9.A.ii. above, “cause” shall be limited to any of
the following:
i. Indictment or conviction of any felony, any crime involving moral
turpitude, dishonesty or personal pecuniary gain, or any crime committed
while acting in the course of the Employee’s official duties as Presiding
Judge;
ii. Addiction to the use of alcoholic beverages or to the use of controlled
substances, which affect the performance of the position of Presiding
Judge;
iii. Partaking of non-prescribed controlled substances or being intoxicated
during workdays between the hours of 8:00 a.m. and 5:00 p.m.;
iv. Damage to or negligence in the care and handling of City property;
v. Improper or unauthorized use of City vehicles or equipment;
vi.Claim of sick leave under false pretenses or misuse of sick leave;
vii. Absence from duty without authorized leave (does not include normal
and typical use of accrued leave for periods of less than three days);
viii. Continued violation of the departmental or City-wide policies;
ix. Willful giving of false information or withholding information with intent
to deceive when making application;
x. Willful violation of any rules adopted by the City Council;
xi.Willful violations of the City’s polices or ordinances regarding conflicts
of interest; or
xii.The Employee has been disbarred or suspended from the practice of law,
or has been subject to any professional discipline of any kind by the
Colorado Supreme Court.
C.After a preliminary meeting with the mayor or the mayor’s designee (the
“Loudermill meeting”), the mayor or designee may, in consultation with other council
members, remove the presiding judge for “cause” pursuant to Charter Section 86.
Thereafter, the presiding judge may, upon relinquishment of all contractual severance
payment rights, demand a hearing under the procedures prescribed by Chapter 1-3,
“Quasi-Judicial Hearings,” B.R.C. 1981, before a hearing officer appointed by the City
Council, at which hearing the City shall have the burden of proof to show cause for
removal pursuant to Charter Section 86.
In the event this Agreement is terminated, pursuant to paragraph 9.A.ii. above, the
Employee shall receive no further compensation, other than what is provided by law,
from the City, as of the effective date of termination. To affect a termination pursuant to
9.A.ii., the City shall give the Employee an enumeration of such cause in writing; a
summary of the evidence, including the names of witnesses and copies of any documents
supporting the alleged cause. At the Employee’s choice, and at the Employee’s sole
expense, the Employee may be accompanied by legal counsel at any hearing.
D.In the event the Employee is terminated without cause pursuant to paragraph
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9.A.iii. above, the City shall provide the Employee with not less than 60 days written
notice of intent to terminate. During this 60-day notice period, the Employee shall
remain a City employee and continue to receive the compensation provided for in this
Agreement, but the City may modify the Employee’s duties, responsibilities, and
authority; assign special projects; direct the Employee to report to an alternate location
for work; or take other similar actions as the City deems to be in the best interest of the
City. At the time of the Employee’s termination, pursuant to paragraph 9.A.iii., is
effective the City shall pay nine month’s compensation as severance pay. For the
purposes of this paragraph, “compensation” includes salary, allowances, deferred
compensation, and insurance costs.
E. In the event this Agreement is terminated pursuant to 9.A.iv. above (death or
incapacity), all salary and benefits afforded the Employee herein shall continue to be
provided to the Employee’s beneficiaries for a period of 90 days following death or
disability.
F. In the event the Employee elects to unilaterally terminate this Agreement
pursuant to paragraph 9.A.v. above, the Employee shall make every conscientious and
reasonable effort to provide the City with at least 60 days written notice.
10. Bonding.
The City shall bear the full cost of any fidelity or other bond required of the Employee as
Presiding Judge under any law or ordinance.
11. Liability.
A. The City agrees that, to the extent permitted by law, it shall defend, hold harmless
and indemnify the Employee from any and all demands, claims, suits, actions, and legal
proceedings at law or in equity (specifically excluding, however, any demand, claims,
suits, actions, or legal proceedings brought against the Employee by or on behalf of the
City, and any criminal proceedings brought against the Employee), in the Employee’s
individual capacity or in the official capacity as agent and employee of the City of
Boulder, provided the incident giving rise to the claim arose while the Employee was
acting in good faith and within the scope of the Employee’s employment and not
willfully or wantonly.
B. The obligations of the City pursuant to this paragraph 11 shall be conditioned on
prompt notification to the City by the Employee of any threatened or reasonably
contemplated claim; full cooperation by the Employee with the City and its legal counsel
in defending the claim; and the Employee not compromising, settling, negotiating or
otherwise similarly dealing with the claim without the express consent of the City.
C. In the event the City has provided a defense pursuant to this paragraph 11, and a
court or other decision making body having jurisdiction over the matter determines that
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the act or omission of the Employee did not occur during the performance of duties
hereunder and within the scope of employment or that the act or omission was willful or
wanton or not in good faith, the Employee shall reimburse the City for all costs of such
defense and indemnity actually incurred and paid on the Employee’s behalf.
12. General Provisions.
A. Alternate Dispute Resolution. Except as otherwise provided for in paragraph 9
above, in the event of any dispute or claim arising under or related to this Agreement, the
parties shall use all best efforts to settle such dispute or claim through good faith
negotiations with each other. If such dispute or claim is not settled through negotiations
within 30 days after the earliest date on which one party notifies the other party in writing
of the desire to attempt to resolve such dispute or claim through negotiations, then the
parties agree to attempt in good faith to settle such dispute or claim by mediation
conducted under the auspices of a recognized established mediation service within the
state of Colorado. Such mediation shall be conducted within 60 days following either
party’s written request. If such a dispute or claim is not settled through mediation, either
party may initiate a civil action in the Boulder District Court.
B. Entire Agreement. It is expressly agreed and understood by both parties that the
Employee, acting in the position of Presiding Judge, serves at the pleasure of the City
Council. As such, the only rights of the Employee regarding the maintenance of the
position as Presiding Judge are as set forth and agreed to by the parties herein. This
Agreement supersedes any prior employment agreement between the City and the
Employee, and any prior agreement shall be considered null and void as of the effective
date of this Agreement.
C. No Waiver. No waiver of a breach hereof shall be deemed to constitute a waiver
of a future breach, whether of a similar or dissimilar nature.
D. Binding Effect. This Agreement shall be binding upon and inure to the benefit of
the heirs at law and executors of the Employee.
E. Severability. If any provision or any portion thereof, contained in this Agreement
is held to be unconstitutional, invalid or unenforceable, the remainder of this Agreement,
or portion thereof, shall be deemed severable, shall not be affected, and shall remain in
full force and effect.
F. Non-Assignment. This Agreement is one for personal services to be provided by
the Employee only and may not be assigned.
G. Construction. Each party has cooperated in the drafting and preparation of this
Agreement. Hence, in any construction to be made of this Agreement, the same shall not
be construed against any party on the basis of that party being the “drafter.”
H. Applicable Law. This Agreement shall be governed as to its validity and effect
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by the laws of the state of Colorado.
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IN WITNESS WHEREOF the parties have executed this Agreement on the date first
written above.
EMPLOYEE
______________________________
CITY OF BOULDER,
a Colorado home rule city
Approved by Boulder City Council
By: __________________________
Aaron Brockett, Mayor
ATTEST:
_____________________________
City Clerk
APPROVED AS TO FORM:
_____________________________ Date: __________________
City Attorney’s Office
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CITY OF BOULDER
CITY COUNCIL ITEM ADDENDUM
MEETING DATE: April 11, 2024
AGENDA ITEM 2C
Consideration of a motion to Accept the Recommendation of the Council Employee
Evaluation Committee to identify the finalist for the position of Boulder Presiding
Municipal Court Judge
PAGE NUMBER/S:
Page 2 of Item 2C
DESCRIPTION:
The original ‘Suggested Motion Language’ of this item was to authorize Mayor Weaver and City
Manager Nuria Rivera-Vandermyde to execute an employment contract with Mr. Cahn including
the terms set forth in the agenda memo. The changed language is to authorize Mayor Brockett
and City Manager Nuria Rivera-Vandermyde to execute an employment contract with Mr. Cahn
including the terms set forth in the agenda memo.
ATTACHMENTS:
NA
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
Introduction, first reading and consideration of a motion to publish by title only Ordinance
8631, updating the streetlighting standards by amending the C ity of Boulder Design and
C onstruction Standards (D C S), originally adopted pursuant to Ordinance 5985, and adding a
new Section 4-20-77, “Streetlighting Fees,” B.R.C. 1981, and setting forth related details
P RI MARY STAF F C ON TAC T
Edward Stafford, Civil Engineering Senior Manager
RE Q U E ST E D AC T I ON O R MOT I ON L AN GU AG E
Motion to introduce and order published by title only Ordinance 8631, updating the
streetlighting standards by amending the C ity of Boulder Design and Construction Standards
(D C S), originally adopted pursuant to Ordinance 5985, and adding a new Section 4-20-77,
“Streetlighting Fees,” B.R.C . 1981, and setting forth related details.
AT TAC H ME N T S:
Description
I tem 2D - D C S 2.12 - Streetlight Standards Update 1st rdg
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CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: April 11, 2024
AGENDA TITLE
Introduction, first reading and consideration of a motion to publish by title only
Ordinance 8631, updating the streetlighting standards by amending the City of Boulder
Design and Construction Standards (DCS), originally adopted pursuant to Ordinance
5985, and adding a new Section 4-20-77, “Streetlighting Fees,” B.R.C. 1981, and
setting forth related details.
PRESENTER(S)
Nuria Rivera-Vandermyde, City Manager
Brad Mueller, Planning and Development Services Director
Natalie Stiffler, Transportation and Mobility Director
Hella Pannewig, Senior Counsel
Veronique Van Gheem, Assistant City Attorney III
Edward Stafford, Civil Engineering Senior Manager – P&DS
Devin Joslin, Civil Engineering Senior Manager – T&M
Merry Martin, Senior Project Manager
EXECUTIVE SUMMARY
The city is currently in the process of acquiring the street lighting system from Xcel
Energy as a part of a 2023 budgeted project. The Design and Construction Standards
(DCS) contain limited details about streetlights and currently provide that the Public
Service Company of Colorado (PSCO) (now known as Xcel Energy) is responsible for
providing streetlighting in Boulder. This standard reflects past practices consistent with
PSCO ownership of streetlighting within Boulder. With the city’s streetlight acquisition,
the DCS must be updated to reflect the city’s new responsibilities for streetlighting. This
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proposed ordinance would repeal and re-enact Section 2.12, Streetlighting of the Design
and Construction Standard, and would specify that the city acquires, owns, and installs
streetlighting in public streets and alleys. The ordinance also adopts new streetlighting
fees that would be paid by applicants for private developments for new installation,
relocation, or removal of streetlighting.
STAFF RECOMMENDATION
COMMUNITY SUSTAINABILITY ASSESSMENTS AND IMPACTS
•Economic – Acquiring streetlighting will provide economic benefit to the City,
and these updates will support on-going activities once the streetlights are
acquired.
•Environmental – Acquiring streetlighting will allow the City to install fixtures
that focus light where it is intended to go, minimizing upward glare and
preserving the night sky for viewing. Dimming and color temperature selection
will also provide benefit to local nightlife and sky visibility.
•Social – Quality lighting will provide social benefits to the community in
providing properly lit right of way for safe travel.
OTHER IMPACTS
•Fiscal - As previously approved by City Council as part of the 2023 budget
approval process: acquisition, separation and conversion of the Xcel Energy
streetlights will be funded from the CCRS (Community, Culture, Resilience and
Safety Tax) tax fund. The new fees proposed in this ordinance would provide cost
recovery for the city’s work on streetlighting related to private development
projects.
•Staff time – This effort is part of the workplan for the Streetlight Acquisition
Project.
Suggested Motion Language:
Staff requests council consideration of this matter and action in the form of the following
motion:
Motion to introduce and order published by title only Ordinance 8631, updating the
streetlighting standards by amending the City of Boulder Design and Construction
Standards (DCS), originally adopted pursuant to Ordinance 5985, and adding a new
Section 4-20-77, “Streetlighting Fees,” B.R.C. 1981, and setting forth related details.
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RESPONSES TO QUESTIONS FROM COUNCIL AGENDA COMMITTEE
None.
BOARD AND COMMISSION FEEDBACK
The Planning Board and Transportation Advisory Board will be advised of these
proposed changes at their April meetings. Any feedback received from them will be
included in the second reading packet for this ordinance.
PUBLIC FEEDBACK
The city engaged the public regarding the LED conversion project, but no specific public
feedback was sought regarding this ordinance.
BACKGROUND
For many years the city has been interested in converting the Xcel Energy streetlight
system to LED luminaires for energy savings/GHG reduction, cost savings, reduced
maintenance, better visual acuity, and the ability to remotely monitor and control the
street lighting system. The city was constrained in effecting this change due to the
existing regulatory structure that governs Xcel Energy’s offerings and the limited
technological solutions that Xcel Energy has available. Following the community vote to
enter into a new franchise agreement with Xcel Energy, the city and Xcel Energy
launched a project to explore solutions to achieving these goals. A formal project, staffed
by city and Xcel Energy staff, was launched beginning in November 2020 to explore
options that included:
•LED conversion through Xcel Energy’s existing program with and without
upfront investment from the city
•Developing an alternative program offering and rate design in coordination with
Xcel Energy and other communities that could be presented to the Public Utility
Commission (PUC)
•Acquisition of the streetlighting system by the city and subsequent retrofit
Based on the project team’s analysis, the joint recommendation was that acquisition was
the preferred pathway to proceed. City Council unanimously agreed with the staff
recommended approach in July 2022 and the associated work program was incorporated
into the 2023 budget.
There are two phases of the streetlight acquisition process that are now actively under
way: (1) legal acquisition from Xcel Energy; and (2) contracting for the separation,
conversion and on-going maintenance of the lights once purchased by the City of
Boulder.
Please see the study session memo from July 28, 2022 and the information packet from
August 17, 2023 for more background information, including staff’s analysis of the
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existing system condition, cost/benefit analysis of system acquisition, maps of the Xcel
and City Streetlight system, acquisition and engagement details.
As part of the acquisition from Xcel, staff is working to update streetlighting standards by
amending the City of Boulder Design and Construction Standards (DCS) and by adding a
fee section to B.R.C. 1981.
The process to acquire Xcel’s streetlights remains on track and within budget. The city
and Xcel are nearing a successful completion of negotiations and expect that an
application will be made to the Colorado Public Utilities Commission (CPUC) to approve
the acquisition of the streetlight system in Q2 2024, with the potential for the acquisition
to be completed in Q3 2024. Separation and conversion work is expected to begin in mid
2024 and take approximately 2 years to complete.
ANALYSIS
The City is moving forward with finalizing the streetlight purchase from Xcel Energy, in
which the city will acquire approximately 4500 streetlights.
The City of Boulder Design and Construction Standards (DCS) currently indicate that the
Public Service Company (PSC) of Colorado is responsible for providing streetlighting as
requested by the City. As part of the city’s overall streetlight acquisition effort, this
responsibility will be transferred to the city. To support this, staff is seeking City Council
approval to repeal and re-enact Section 2.12, Streetlighting of the City of Boulder Design
and Construction Standards.
The revised DCS would specify that the city acquires, owns, and installs streetlighting in
public streets and alleys. The ordinance also amends the Boulder Revised Code to adopt
new streetlighting fees that would be paid by applicants for private development that
create a need for and are required to provide new installation, relocation, or removal of
streetlighting. In such cases the city would install, relocate or remove the streetlighting,
and the fee would cover the city’s costs associated with providing that service.
Previously, applicants worked directly with and paid Xcel Energy for these services.
The streetlighting standards include other revisions that render the language consistent
with current city practices in locating and designing streetlighting and easement
dedication requirements that ensure that the city has the necessary rights to install, access,
maintain and repair streetlighting.
NEXT STEPS
If City Council makes a motion to approve the first reading of the proposed updates on
April 11, 2024, then a second reading is scheduled for the consent agenda at the May 2,
2024 council meeting.
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Should the City Council adopt the proposed changes staff will update the published
version of the Design and Construction Standards, and the changes will go into effect 30
days after their adoption.
ATTACHMENT(S)
Attachment A – Proposed Ordinance 8631
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ORDINANCE 8631
AN ORDINANCE UPDATING STREETLIGHTING
STANDARDS BY AMENDING THE CITY OF BOULDER
DESIGN AND CONSTRUCTION STANDARDS (DCS),
ORIGINALLY ADOPTED PURSUANT TO ORDINANCE 5986,
AND ADDING A NEW SECTION 4-20-77, “STREETLIGHTING
FEES,” B.R.C. 1981; AND SETTING FORTH RELATED
DETAILS.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section 1. The city council hereby repeals and re-enacts Section 2.12, Streetlighting of
the City of Boulder Design and Construction Standards, originally adopted by Ordinance 5986
(and amended by Ordinances 7088, 7400, 7688, 8006, 8324, 8370, 8561 and 8608), to read as
shown in Attachment A attached to and hereby incorporated into this ordinance.
Section 2. Chapter, 4-20, “Fees,” B.R.C. 1981, is amended to add as follows:
4-20-77.- Streetlighting Fees.
An applicant for a development including installation, relocation, or removal of streetlighting in
a public street or alley shall pay the following fee for each streetlight, as applicable:
(a)For steel poles:
(1)New installation ………………………………………………………….$16,514
(2)Relocation where existing light had an aerial electrical service………….$17,014
(3) Relocation where existing light had an underground electrical service…...$9,874
(4) Removal…….………………………………………………………..…….$1,910
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Attachment A - Proposed Ordinance 8631
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(b)For wood poles:
(1)New installation …………………………………………………………$11,494
(2)Relocation where existing light had an aerial electrical service…………$11,494
(3)Relocation where existing light had an underground electrical service.….$4,354
(4)Removal…………………………………………………………………...$1,410
(c)For post-top:
(1)New installation …………………………………………………………$12,374
(2)Relocation....................................................................................………….$5,234
(3) Removal……………………………………………………….…………...$1,410
Section 3. The city council orders and directs the city manager to make any additional
citation, reference, and formatting changes to the City of Boulder Design and Construction
Standards not included in this ordinance that are necessary to properly implement these
amendments to the City of Boulder Design and Construction Standards.
Section 4. This ordinance is necessary to protect the public health, safety, and welfare of
the residents of the city and covers matters of local concern.
Section 5. The city council deems it appropriate that this ordinance be published by title
only and orders that copies of this ordinance be made available in the office of the city clerk for
public inspection and acquisition.
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INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY
TITLE ONLY this11th day of April 2024.
____________________________________
Aaron Brockett,
Mayor
Attest:
____________________________________
Elesha Johnson,
City Clerk
READ ON SECOND READING, PASSED AND ADOPTED this 2nd day of May 2024.
____________________________________
Aaron Brockett,
Mayor
Attest:
____________________________________
Elesha Johnson,
City Clerk
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Attachment A - Proposed Ordinance 8631
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2.12 Streetlighting
(A)Scope
The provisions of this section shall apply to streetlighting in public streets and alleys.
(B)Private Development.
Installation, relocation, or removal of streetlighting may be proposed by an applicant or may be
required by the Director as part of a development approval under Title 9, "Land Use Code," B.R.C.
1981.
(C)City Projects
The Director decides whether and where streetlighting may be provided, relocated, or removed
considering the standards in this Section 2.12.
(D)Street Types
In determining whether streetlighting shall be installed or relocated in or removed from the public
right-of-way, the Director shall consider the ANSI/IES RP-8-22, Illuminating Engineering Society
Recommended Practice: Lighting Roadway and Parking Facilities (IES), as modified by the following
standards:
(1)Arterial Streets: Corridor lighting may be required or provided based on IES standard
practices.
(2)Collector Streets: Streetlighting may be required or provided only at intersections and
identified pedestrian crossings.
(3)Other Streets (Local): Streetlighting may be required or provided only at identified
pedestrian crossings.
(4)Alleys: Streetlighting may be required or provided in alleys in commercial areas with
significant night-time pedestrian activity. Streetlighting is not provided in other alleys.
(E)Design Standards
(1)Design: Streetlighting shall have an LED light bulb within a full cut-off fixture that is installed in
a horizontal position as designed. Streetlight poles shall be steel poles or wood poles. The pole
material shall be determined by the Director and shall be generally consistent with the poles in the
surrounding area. Relocation of a pole requires installation of a current pole design of the City.
(2)Location: Poles shall be located so that the center of the pole is three feet behind the face of the
curb. The Director may approve a different pole location that is between three feet and six feet
behind the face of the curb where necessary to accommodate the needs of other public right-of-
way uses in the sidewalk area. Streets with a detached multi-use path or sidewalk may have
streetlighting between the curb and multi-use path or sidewalk provided there are two feet of
horizontal clearance between the nearest face of the pole and the edge of the multi-use path or
sidewalk. Where a multi-use path or sidewalk are attached to the street’s curb and gutter,
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Ordinance 8631
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streetlighting shall be placed with two feet of horizontal clearance between the nearest face of the
pole and the edge of the multi-use path or sidewalk.
(F)Installation
The City will acquire, own, and install all streetlighting that is to be installed in public streets or
alleys as part of a private development or a City project. The City also performs relocation and
removal of streetlighting. An applicant shall coordinate any construction of improvements in the
public street or alley with the City’s installation, relocation, or removal of the streetlighting.
(G)Easements
Adequate rights-of-way, public access easements, or utility easements shall be dedicated to the City
to allow the City to install, access, maintain, repair, and reinstall streetlighting and their associated
facilities, such as cables, conduit, and pull boxes. The Director will determine the type and size of
dedication based on the location of the streetlighting.
(H)Fees
An applicant for a private development including new installation, relocation, or removal of
streetlighting in a public street or alley shall pay the applicable streetlighting fee prescribed by
Section 4-20-77, “Streetlighting Fee,” B.R.C. 1981, at the time of submittal of construction plans for
approval under Section 1.03, “Submittal Requirements for Construction Approval” or, if no such
submittal is required, prior to issuance of a building permit.
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Attachment A - Proposed Ordinance 8631
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
Second reading and consideration of a motion to adopt Ordinance 8627 designating the area
as shown in Exhibit A, to be known as the C ivic Area Historic District, as a historic district
under Chapter 9-11, “Historic Preservation,” B.R.C . 1981; and setting forth related details
P RI MARY STAF F C ON TAC T
Marcy Gerwing, Principal Planner
RE Q U E ST E D AC T I ON O R MOT I ON L AN GU AG E
Motion to adopt Ordinance 8627 designating the area as shown in Exhibit A, to be known as
the C ivic Area Historic District, as a historic district under Chapter 9-11, “Historic
Preservation,” B.R.C. 1981; and setting forth related details.
AT TAC H ME N T S:
Description
I tem 3A - 2nd Rdg Civ ic Area Historic District
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CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: April 11, 2024
AGENDA TITLE
Second reading and consideration of a motion to adopt Ordinance 8627 designating the
area as shown in Exhibit A, to be known as the Civic Area Historic District, as a
historic district under Chapter 9-11, “Historic Preservation,” B.R.C. 1981; and setting
forth related details.
Owner: City of Boulder
Applicant: Historic Boulder, Inc., Friends of the Teahouse, Friends of the Bandshell
PRESENTERS
Nuria Rivera-Vandermyde, City Manager
Brad Mueller, Director of Planning and Development Services
Kristofer Johnson, Comprehensive Planning Senior Manager
Chris Reynolds, Deputy City Attorney, City Attorney’s Office
Marcy Gerwing, Principal Historic Preservation Planner
Clare Brandt, Historic Preservation Planner
EXECUTIVE SUMMARY
The purpose of this agenda item is for City Council to consider adopting an ordinance
designating a portion of the area from 1777 Broadway to 14th Street and between Canyon
Boulevard and Arapahoe Avenue (see Figure 1) as a historic district under the city’s
Historic Preservation Ordinance. The council must determine whether the proposed
historic district designation meets the purposes and standards of the Historic Preservation
Ordinance (Sections 9-11-1 and 9-11-2, B.R.C. 1981), in balance with the goals and
policies of the Boulder Valley Comprehensive Plan.
If approved, this ordinance (see Attachment A), would result in the designation of the
area as a local historic district. The findings are included in the ordinance. A second
reading for this designation will be a quasi-judicial public hearing.
TABLE OF CONTENTS
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Executive Summary .............................................................................................................1
Staff Recommendation.........................................................................................................2
Community Sustainability Assessments and Impacts ......................2
Downtown Projects ..............................................................................................................4
Board Actions and Feedback ...............................................................................................4
Public Process and Engagement Summary ..........................................................................8
Description of Proposed Historic District ..........................................................................12
History of Proposed Historic District ................................................................................13
Purpose and Criteria for Council’s Decision .....................................................................16
Staff Analysis of Criteria ...................................................................................................17
Cultural Landscape Assessment for Central Park ..............................................................33
Period of Significance ........................................................................................................41
Historic District Name .......................................................................................................43
Historic District Boundary .................................................................................................43
Draft Design Guideline Framework...................................................................................47
Preliminary Character-Defining Features .........................................................................48
Findings ..............................................................................................................................48
Alternatives ........................................................................................................................49
Attachments .......................................................................................................................49
STAFF RECOMMENDATION
Suggested Motion Language:
Staff requests council consideration of this matter and action in the form of the
following motion:
Motion to adopt Ordinance 8627 designating the area as shown in Exhibit A, to be
known as the Civic Area Historic District, as a historic district under Chapter 9-11,
“Historic Preservation,” B.R.C. 1981; and setting forth related details .
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•Economic – The designation process itself does not present any additional fiscal
impacts to the city. The project management of the historic district application is
within the existing staffing budget but did require re-prioritization of other
historic preservation projects until a later date. The extended timeline negotiated
between staff and applicants provided the time needed for department and agency
coordination, research, community engagement, the draft design guideline
framework and board and council review. More broadly, studies have found that
historic preservation adds to economic vitality and tourism. Exterior changes
within a historic district require a Landmark Alteration Certificate, issued by the
Planning & Development Services Department at no charge. Most Landmark
Alteration Certificates are reviewed and approved by staff within two weeks,
however the additional review process for mo13re complex changes may add time
and design expense to a project.
•Environmental - The proposed designation does not present any additional
environmental impacts to the city. The process offered staff the time needed to
coordinate with other departments, including those related to the environment, i.e.
water resources and transportation. The preservation of historic buildings is
inherently sustainable. Owners of designated buildings are encouraged to reuse
and repair as much of the original materials as possible when making exterior
alterations, thereby reducing the amount of building material waste deposited in
landfills. The General Design Guidelines also encourage increasing the energy-
efficiency of existing buildings. The proposed historic district also includes public
park lands in addition to buildings, and staff do not expect any significant
environmental impacts, or an inability to mitigate environmental impacts, as a
result of historic designation. If designated, future changes to the landscape will
be reviewed for consistency with historic features alongside other city regulations
related to environmental sustainability, appropriate water use, etc.
•Social – The designation process provided staff the time to coordinate with the
Communication & Engagement department and prepare a strategy, use the Racial
Equity Instrument, and meet with the Community Connectors -in-Residence. The
historic district designation process further provided an opportunity to undertake
new research to understand the layered history of the area more fully, including
histories of under-represented residents. This broader history was shared through
public walking tours and an interactive StoryMap. Additionally, the Historic
Preservation Ordinance was adopted to “…enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge of the
city’s living heritage.” Section 9-11-1 (a), B.R.C., 1981. Historic district
designation contributes to Boulder’s unique sense of place by preserving
historically significant places and guiding change over time. Designation
increases the awareness of Boulder’s history and fosters a connection to the past.
As one of Boulder’s oldest areas and as its municipal center, this district
application uniquely provides an opportunity to tell multiple layers of Boulder’s
history.
COMMUNITY SUSTAINABILITY ASSESSMENTS AND IMPACTS
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•Fiscal – This designation application was processed within the existing program
funding. If designated, the city anticipates hiring a consultant to develop design
guidelines due to limited staff capacity.
•Staff Time - The designation of individual landmarks is an anticipated and
ongoing function of the Historic Preservation Program. Designation of historic
districts take additional effort, and other historic preservation projects outside of
standard program operations were postponed or reduced in scope to provide the
necessary resources to manage this historic district application. In total, staff
conservatively estimates 30% of the historic preservation program’s staffing
resources (approximately 1 FTE) were dedicated to the historic district
designation application in 2023. Additionally, three staff members from Parks &
Recreation (BPR), two staff members from Communications and Engagement and
one member from the City Attorney’s Office served on the project team. Historic
preservation staff and BPR staff met bi-weekly to coordinate efforts on the
development of the Cultural Landscape Assessment (CLA) and the overall project
management of the historic district application. Facilities staff dedicated time to
coordination with the ditch companies. Facilities, Utilities, Community Vitality,
and other division staff within Planning & Development Services participated in
the development of the Draft Design Guideline Framework. Staff across nine
departments provided input and reviewed material at key points during the
designation process. Reference Department and Agency Coordination (pg 8).
DOWNTOWN PROJECTS
As Downtown Boulder evolves with the city’s changing climate, economics and needs
for social infrastructure, the city is committed to investing in public spaces and programs
that enhance the journey and destinations in our community’s downtown.
Over the next five years, the city will work cross departmentally to provide opportunities
for community members to contribute their ideas for the future of downtown Boulder.
Downtown Projects will work to combine efforts and reach community members in a
more efficient, sustainable and further reaching way to preserve and enhance a truly
special place - now and for future generations.
Learn more about what's coming to Downtown Boulder on the project website and stay
tuned for updates and engagement opportunities.
RESPONSES TO QUESTIONS FROM COUNCIL AGENDA COMMITTEE
BOARD ACTIONS & FEEDBACK
Planning Board
On Feb. 20, 2024, the Planning Board reviewed the application and reported on the land
use implications of the designation. The board does not have a responsibility to make a
formal recommendation to City Council, but does review proposed historic district
applications for any land use implications. Staff answered questions from Planning Board
regarding the timing of the design guidelines, what design characteristics of the area may
be included in the guidelines, the proposed boundary and implications of including or not
including Block 11, and how 13th Street may be regulated in the future if the district
were approved. Planning Board comments can be summarized as follows:
OTHER IMPACTS
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• Some members believed there are minor land use implications (one member
stated the district poses significant land use implications). The underlying uses
allowed by the BVCP or zoning are not affected, but new regulations, design
review, etc. will influence future use of the area.
• Some members believe the benefits to the community provided by historic
preservation and the ability to tell a more complete story outweigh the land use
implications.
• Some members recommended including Block 11 and to actively recognize (not
just acknowledge) the residents and businesses that existed before Central Park
and the civic uses were established.
• One member was concerned that the district would limit the ability to implement
substantial changes (e.g., new built structures) in the open grassy areas of Central
Park. Another member recommended City Council be cautious when considering
approval as district designation may make future changes more difficult.
Landmarks Board
On Feb. 7, 2024, the Landmarks Board voted (4-1, Castellano dissenting) to recommend
that the City Council designate the area encompassing a portion of the area between 1777
Broadway to 14th Street and between Canyon Boulevard and Arapahoe Avenue, as
shown in [Figure 1], to be known as the Civic Area Historic District, finding that it meets
the standards for historic district designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981,
and adopted the staff memorandum dated Feb. 7, 2024, as the findings of the board.
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Figure 1. Exhibit A: Map of proposed historic district boundary recommended by the Landmarks Board .
Note that the Landmarks Board recommendation includes a revised boundary from that
submitted by the applicant, and consistent with staff’s analysis. Additionally, the
Landmarks Board made the following recommendation for City Council to consider the
district name, boundary, period of significance and integrity of park design.
On a motion by C. Castellano, seconded by R. Pelusio, the Landmarks Board
voted (5-0) to recommend to the City Council that it consider naming the district
to commemorate those who were displaced during the park’s development and
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other exclusionary actions and policies by the city, i.e. Water Street Historic
District, Boulder Creek Historic District.
On a motion by J. Decker, seconded by R. Pelusio, the Landmarks Board voted
(5-0) to recommend to the City Council that it consider expanding the boundary
to include Block 11 to recognize the historical significance of the displaced
residential area and its importance to the site of Boulder’s first Black community.
On a motion by R. Pelusio, seconded by R. Golobic, the Landmarks
Board voted (5-0) to recommend to the City Council that it consider
expanding the boundary to include the southern and western banks of
Boulder Creek.
On a motion by C. Castellano, seconded by R. Golobic, the Landmarks
Board voted (5-0) to recommend to the City Council that it consider
expanding the period of significance to a date that includes the residential
period (1880).
On a motion by R. Pelusio, seconded by A. Daniels, the Landmarks
Board voted (5-0) to recommend to the City Council that it consider
recognizing Olmsted’s plan as being intact, recognizable, and significant
to the historic district.
The staff memorandum (link to Feb. 7, 2024 Landmarks Board Memo) and video
recording (link) are available online. The discussion of the historic district (item
5B) begins at 1:11 :32.
Parks & Recreation Advisory Board
On Jan. 22, 2024, the Parks and Recreation Advisory Board had a robust conversation to
understand the potential benefits and impacts of the proposed Civic Area Historic District
designation. At the end of the discussion, a board member requested an informal straw
poll: The four members present all agreed that they do not support designation of a
historic district. Their concerns can be summarized as following:
o Lack of understanding of a unifying element or overarching theme that would
explain creating a district.
o Lack of support for additional protection and outsized input by one city board,
given that the buildings, bandshell and some areas of the park are already
protected by designation.
o Disagreement that potential benefits of designation outweigh the added process,
time and thus expense of a district.
The staff memo (link to Jan. 22, 2024 PRAB Packet, page 13-62), video recording (link)
and meeting minutes (link) are available in the Central Records archive. The board
chair’s statement begins at 1:06:30 and the closing board remarks for the PRAB meeting
begin at 1:18:35 of the video recording.
Landmarks Board and Parks & Recreation Advisory Board Joint Study Session
On December 18, 2023, the Landmarks Board and the Parks & Recreation Advisory
Board held a joint study session to hear an update on the designation process, provide
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feedback on the draft design guideline framework, and review the preliminary Cultural
Landscape Assessment (CLA) findings for Central Park. The Dec. 18, 2023 memo,
minutes, and audio recording are available in the Central Records archive (link) and the
video recording (link) is available online.
PUBLIC PROCESS AND ENGAGEMENT SUMMARY
The historic district designation process is outlined in Section 9-11-4 Public Process for
Historic Districts, B.R.C. 1981. Once a historic district application is submitted, city staff
are tasked with leading the community engagement process. While the code requires only
three public meetings (Landmarks Board, Planning Board, and City Council) and one
meeting with property owners, the city follows community engagement best practices in
addition to the requirements of the code. In part due to city ownership and the civic focus
of the area, additional community engagement was sought to ensure that the process was
informed by a diversity of perspectives in our community beyond those traditionally
associated with the field of historic preservation and impacted property owners. As a part
of this project, staff coordinated across numerous city departments (as representatives of
the public ownership), consulted with the Community Connectors-in-Residence, and
sought general community input, including by leading walking tours and by providing an
online Storymap and questionnaire. The following is a summary of efforts between July
2023 through March 2024.
Department and Agency Coordination
In August, Planning & Development Services (P&DS) staff met individually with
representatives from Transportation and Mobility, Parks & Recreation (BPR), Planning &
Development Services, Public Works - Utilities, Community Vitality, Facilities & Fleet,
City Manager’s Office, City Attorney’s Office and Communications and Engagement.
The purpose of the meetings was to provide information about the process, discuss the
effects of historic designation, answer questions and listen to concerns. P&DS staff also
solicited interest from departments to participate in the Technical Advisory Group to
develop draft design guidelines (see additional information below).
P&DS and BPR staff met bi-weekly to coordinate efforts on the development of the
Cultural Landscape Assessment (CLA) and the overall project management of the
historic district application.
Public Works – Utilities staff facilitated coordination with the Boulder and White Rock
Ditch and Reservoir Company, North Boulder Farmers Ditch Company and Boulder and
Left Hand Irrigation Company, as the proposed boundary includes a reach of the Boulder
Slough, and Smith & Goss Ditch. Staff proposed utilizing the same approach as the
landmark designation of the Boulder-Dushanbe Teahouse, which includes language in the
designation ordinance that acknowledges that use of the respective ditch easements will
not require Landmark Alteration Certificate review.
P&DS staff spoke with representatives of the Colorado Department of Transportation
(CDOT), as a portion of Broadway (Highway 93) is included in the proposed historic
district boundary. Similar to the ditch companies, management of Broadway will not
require Landmark Alteration Certificate Review if the area is designated.
Racial Equity Instrument
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This designation process is the first Historic Preservation project to use the Racial Equity
Instrument. Given the proposal site’s status as a civic area and therefore of broad
community interest, the project team used the instrument to inform the approach to
engagement and to identify the main opportunity to advance racial equity through this
process. The project team shared the Racial Equity Instrument with the Community
Connectors-in-Residences for feedback on the project’s racial equity strategies. Use of
the Racial Equity Instrument identified the opportunity to correct harmful narratives and
to tell a more inclusive history. Staff also found evidence that harmful narratives were
used to justify the displacement of residents and this finding was acknowledged in the
history presented as part of the designation process.
Research
The designation process provided an opportunity to fill research gaps in the history of the
area, in particular the history of residents and businesses that were displaced. Historic
Preservation staff were able to access recently digitized information from the Library of
Congress and National Park Service, and other state and local sources. Staff focused on
primary sources (first-hand accounts, period newspaper articles, maps and photographs)
for research, but additionally consulted local experts and contemporary secondary
sources.
Engagement Strategy
The engagement levels for this project are consult for the general public; and involve for
the key stakeholders, which include property owners and the applicants.
To date, the project team has used different methods to:
• share information about the area’s historical significance,
• raise awareness and understanding of the designation proposal,
• gather feedback from historically excluded communities,
• facilitate discussions from key stakeholders on draft design guideline framework,
and
• solicit feedback on whether the proposed area should be designated a historic
district.
Consultation with Community Connectors-in-Residence (CC-in-R): The city’s CC-in-R
represent historically excluded communities. Staff consulted with CCs -in-R twice. The
project team first met online with four CC-in-Rs representing Black, Latine, Indigenous
and people living with a disability to answer questions about the designation process and
to discuss the racial equity strategies for the project, including engagement. Following
these consultations, the main opportunity identified by the project team to advance racial
equity was to explore and build more comprehensive narratives of our city’s development
by researching, elevating and telling the stories of historically excluded populations.
The CC-in-R also agreed to participate in a ‘dry run’ of the walking tour to provide
feedback on the script through a racial equity lens. Main feedback received by CCs-in-R
include:
(i) concerns that written history is ‘white’ history;
(ii) that any educational materials should be developed with or at least reviewed by
people from diverse background to ensure it is inclusive and not offensive or
hurtful;
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(iii) that preservation should expand beyond the traditional purview of buildings; and
(iv) that negative impacts should be acknowledged. CCs-in-R also had questions
about how the proposed district benefits all members of our community and how
it can help the unhoused in Boulder.
Based on this feedback, staff undertook additional research to elevate the stories of
historically excluded or marginalized peoples in this process. Although not directly
related to this project, the feedback of CCs-in-R has influenced the content of Landmark
Board memos, which as of November 2023 now recognizes the pre-settler history when
describing the area. Staff is also committed to further deepening the partnership with
local people of color for the upcoming update of the Historic Preservation’s 10-year
Strategy in 2024.
Walking Tours: The project team and applicants collaborated over the course of six
weeks to refine a walking tour script for the public. The project team’s goal was to
continue to tell the stories of Central Park and the five landmarked properties within the
proposed district – while also telling a more complete and multi-dimensional history of
the area. This included researching and telling the stories of people that once lived here.
It included amplifying the message that the narrative about the area adjacent to the
Boulder Creek, referred to as “The Jungle” from the 1920s, is dehumanizing and used to
perpetuate dominant social structures.
- The three tours were advertised on the city’s social media, the city calendar and
website and by the applicant groups.
- Twenty-three people signed up in advance and only eight people attended. The tours
were held on Saturday, Oct. 14 at 10 A.M., Wednesday, Oct. 18 at 12 P.M. and 5
P.M.
- The project team led a walking tour for city staff on Oct. 12 (about 20 attendees).
- The project team also led a walking tour with Community Connectors-in-Residence
(CC-in-R) (5) on Sept. 21 to help identify white, privileged bias in the script that
could be exclusionary and hurtful. The applicants participated in this walking tour
with CC-in-R as observers. CC-in-R feedback was used to update the script.
Webpage, StoryMap1 & online questionnaire: The project team developed a webpage,
that has been available online since Aug. 28. The webpage provides an overview of the
project, background information, details of upcoming engagement opportunities and
latest news, and an explanation of the timeline and process. Additionally, the webpage
includes a StoryMap of the area’s history that seeks to tell a more inclusive history of the
area. It has been available online since Nov. 28 and viewed by 1,635 people as of Mar.
20, 2024.
The webpage also includes a questionnaire asking whether people support or do not
support the designation. The questionnaire has remained open and the feedback received
up to Mar. 20 is included later in the memo. It also provided the opportunity for people to
share their own historic photos of the area.
1 ArcGIS StoryMaps is a story authoring web-based application that allows you to share your maps in the context of
narrative text and other multimedia content.
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Communications and Media Coverage: Media coverage of the project included an update
in the Winter 2023 issue of the Boulder Community Newsletter (p10); a press release
announcing the publication of the StoryMap was issued on Nov. 29; and project manager
Marcy Gerwing was interviewed for a Channel 8 segment that aired Dec. 1, and Dec. 8,
2024. Social media posts include Nextdoor on Dec. 5 and Facebook on Dec. 7.
What’s Up Boulder: The project team participated in the What’s Up Boulder event at
Foothills Community Park on Sept. 10. The project team was available to share
information about the project and answer questions. The project team handed out
coloring postcards of the landmarked buildings within the proposed district, along with
an aerial view of the park and surrounding buildings.
Carnegie Library for Local History “Boulder Rewind” event. The project team
participated in a celebration of 40 years of local history at the Carnegie Library on Oct. 1,
2023, with a presentation on some of the research completed on the history of the
proposed district.
Public Comment
The project team delivered walking tours and an online Storymap (link) to raise
awareness and understanding of the layered history of the area, including stories of
historically excluded persons and communities that have not been part of the dominant
narrative to date. The goal was to provide the public with background information that
could help people make a more informed decision on whether they support the proposed
historic district designation.
Staff provided two main channels for feedback from the community, in addition to
mandatory hearings: (i) an online questionnaire and (ii) consultations with the
Community Connectors-in-Residence (CC-in-R) as part of the project’s deliberate racial
equity strategies.
Public testimony at the Feb. 7, 2024 Landmarks Board public hearing can be found
online: video recording (link)
Online form
The online form was added to the project website in mid-October. Seventy-four
responses were received between Oct. 15 and April 3, with 49% of respondents
supporting, 34% in opposition and 17% unsure of whether they support this historic
designation. Staff recognizes that this is not a statistically valid survey and that the
number of responses is relatively small, but that a diversity of viewpoints has been
shared.
Out of those respondents who support the designation, the justifications included: (i) it
would be good for tourism and business; (ii) preservation is generally a valuable goal,
(iii) this area represents the best of Boulder (besides the mountain backdrop), (iv) the
designation could help improve public safety in this area; and (v) the history being told
acknowledges impacts on historically excluded communities and supports the city’s
equity aspirations.
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Out of those respondents who do not support the designation, the justifications included:
(i) that the district is not aligned with the city’s equity and climate goals, (ii) a preference
to focus on redevelopment and programming here instead of further preservation and
restrictions; (iii) parking lots are not historic and should not be included; (iv) hope that
parking lots could be used for community benefit such as affordable hous ing; (v) the need
to ensure that our civic spaces meet the needs of our community today; (vi) insufficient
benefit of a district, (vii) a desire for the city to focus on other priorities; and (viii) a need
to effectively addresses issues related to public safety and the unhoused here before
pursuing a district.
Out of those who are unsure if they support the designation, the justifications include: (i)
needing more information and understanding of the impacts, (ii) concerns that public
resources would be spent with little return, (iii) skeptical that the collection of disjointed
buildings warrants a historic district designation, (iv) likely to be more supportive if the
use of current buildings can be reimagined; (v) concerns that the designation glosses over
the presence of unhoused in the area; and (vi) a desire for the city to focus on public
safety first and foremost.
A more detailed overview and list of all feedback received through the online
questionnaire is included as Attachment B: Public Input Received between Oct. 16, 2023,
and April 3, 2024.
Letters Addressed to Boards and Council
Between July 12, 2023, and Feb. 7, 2024, the Landmarks Board received 15 letters from
members of the public. All of the letters received within this time period were in support
of the designation. After the Landmarks Board hearing, staff received one additional
letter of support. Planning Board received one letter in opposition. Between Feb.8 and
April 3, the City Council received 23 letters, 18 in support, three in opposition of the
designation, one clarifying the NAACP Boulder County’s stance on reparations, and one
not stating a position. See Attachment C: Letters Received between July 12, 2023, and
March 28, 2024 (link).
DESCRIPTION OF THE PROPOSED HISTORIC DISTRICT
The proposed boundary of the historic district as submitted in the application (Figures 1.
and 7.) includes Central Park, the 13th Street and Sister Cities plazas, five individually
designated landmarks, and portions of Broadway, 13th Street, the Boulder Slough and
Smith and Goss Ditch, and Boulder Creek. The boundary extends from the west side of
the Penfield Tate II Municipal Building (1777 Broadway) to 14th Street, and from
Canyon Boulevard to Arapahoe Avenue. The privately owned parcels on the northeast
corner of Arapahoe and Broadway (1201 Arapahoe Ave. and 1724 Broadway) are not
included in the proposed boundary.
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Figure 2. Map of proposed historic district area. Solid line shows the boundary recommended by the
Landmarks Board; the dashed area shows the area Landmarks Board recommends Council consider
including; and the dotted lines indicate currently designated individual landmarks.
HISTORY OF PROPOSED DISTRICT
The following section summarizes the area’s history. Explore the interactive StoryMap
(link) to learn more.
The history of the area extends much beyond the earliest constructed feature that remains
today, the 1859 Smith & Goss Ditch. The creek side land is a sacred and essential part of
the ancestral homelands of Indigenous Peoples who have lived on and travelled through
them since time immemorial. Boulder has an archival silence, or gap, in its historical
record, for the Native American/Indigenous perspective of history. Staff acknowledges
that a majority of archival materials focus on the perspective of the white and European
settlers of the Boulder Valley. The City of Boulder has recently embarked on an
ethnographic study in collaboration with tribal nations to better document the history of
indigenous peoples in this area.
From the arrival of the train in about 1873, early industry in the area was predominately
rail-based. The City Storage and Transfer Building (1906) was constructed during this
period as a warehouse for moving goods in and out of the city.
Blocks 11 and 12
Residences were clustered within a two-block area between 10th and Broadway with a
few scattered outside that area. These residences along Water Street (Canyon Blvd.)
between 10th and 12th (Broadway) Street were constructed starting in the late 1870s.2 As
part of the Original Town, these two blocks were platted as “Block 11” (between 10 th and
2 Mapped in 1874 (“Glover drawing of Boulder, dated 1874 map.” 1874. Boulder Historical Society/Museum of
Boulder); first photographed in 1887 (“Panoramic views of Boulder.” 1887. Boulder Historical Society/Museum of
Boulder.)
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11th Streets) and “Block 12” (between 11th and 12th Streets – renamed Broadway). They
housed both Black and white working-class families. Many of the residences are notable
as they were owned by single or divorced women, including Mollie Gordon, one of the
first Black women to own property in Boulder.3 By 1908, the Colorado & Southern
(C&S) Railroad had constructed six rail lines along Water Street (Canyon Blvd.) and
access to the residences was limited by the “road”.4 A property owner on Block 12 sued
the railroad, which resulted in the C&S purchasing the entire block and moving or
demolishing the houses there.5 Jennie Johnson, one of the displaced owners, moved to
Block 11. She was one of seventeen Black residents on the block documented in the 1910
Federal Census.6 According to the Census record, at this point in time all but one resident
was Black.
Between 1910 and 1928, the establishment of Boulder’s municipal center included the
removal of buildings between 10th and 11th streets and further displacement of the
community. Agents for the City began buying lots where owners were delinquent on
property taxes through “tax deed.” The Daily Camera supported the acquisitions by
running articles using language that dehumanized the residents and justified the need for
displacement.7 By 1922, just nine residents remained at two houses: Jennie Johnson
continued to own her property, and requested the city pay $10,000 for it in 1921.8 The
three families living in a large brick building central to the block were renters, as the
property had been purchased in 1920 for $8 and payment of delinquent property taxes by
an agent for the city.9 They were evicted in 1925. Jennie Johnson sold her property to the
City of Boulder in 192810 for $750.11 The buildings were all demolished by 1928.
Central Park and Boulder’s Municipal Center
Land acquisition and development of Central Park and Boulder’s municipal center was
guided by the Boulder City Improvement Association (BCIA), a community group whose
state purpose was “the improvements of Boulder in health, growth, cleanliness, prosperity
and attractiveness through individual effort as well as through cooperation with other
organizations engaged in similar work” and the Park Commission Board (later the
3 Mollie Gordon official owned her property on Block 11 from 1890 when B. M. Williams deeded her lot 4. Boulder
County Records. (July 2, 1890 80113421 QUIT CLAIM DEED for L4 B11 BOULDER.) She subsequently made an
additional claim for homestead rights on this property, indicating that she had lived there for multiple years. (June 7,
1892 81113421 DECLARATION OF HOMESTEAD for L4 B11 BOULDER.)
4 “Must Open 11th Street – Joseph Yellowlee gets judgement against Clorado [sic] & Southern for Blocking the Road to
His Home.” September 2, 1908. Boulder Daily Camera, Volume 18, Number 145.
5 “February 8, 1910” Boulder Daily Camera, Volume 19, Number 279.
6 1910 Federal Census page.
7 “Purchase by the Park Board” and “City of Boulder Buys Property In Jungles To Clean Up and Beautify” Boulder
Daily Camera, April 11, 1921 and “Jungle Section of the City of Boulder to Disappear.” Boulder Daily Camera, April
13, 1928.
8 “Street Dirt Excavated: Will Level Up the Land” Boulder Daily Camera, April 11, 1921.
9 Boulder County Records. May 5, 1925. 90217566 QUIT CLAIM DEED for SEC T R TR L 2 B 11 BOULDER
10 Boulder County Records. April 20, 1928. 90251183 WARRANTY DEED for SEC T R TR L 4 B 11 BOULDER
11 It is unlikely that the City paid Jennie Johnson full market rate for the property. By comparison, Ruby L Shaff (a
white woman) sold neighboring the property to the City of Boulder the same year for $1,000 (Boulder County Records.
April 6, 1928. 90250725 WARRANTY DEED for SEC T R TR L 3 B 11 BOULDER). All other neighboring
properties were sold for a percentage of their value due to delinquent property taxes. Johnson purchased the property in
1906 for $500 (Boulder County Records. May 29, 1906. 90048533 WARRANTY DEED for SEC T R TR L 4 B 11
BOULDER).
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Boulder Parks and Planning Commission), a City Council committee formed in 1918.
The BCIA received advice from Frederick Law Olmsted, Jr., in particular on flood
control measures in the area, but also on plantings and general design.
The design for parkland along Boulder Creek was refined in plans developed by the
Olmsted Brothers firm between 1917-1923 and published in 192312 in The Improvement
of Boulder Creek in Boulder, Colorado.13 A number of failed attempts at municipal
funding resulted in reducing the scope of the “Improvements of Boulder Creek” to
grading of the area between Broadway (12th Street) and 13th Street from Boulder Creek to
Canyon Blvd. (Water Street), completed by 1925. BCIA volunteers attempted to
complete additional improvements suggested by Olmsted, including planting trees and
perimeter vegetation, and grading paths through the park. The park was used informally
by city residents with a few formal events planned, including an annual picnic held by the
Girl Reserves from 1934 to 1937 for incoming students to the Preparatory School.14
A second phase of municipal area and park planning began in 1938, influenced by Saco
DeBoer. DeBoer suggested Central Park as “the only suitable location for a bandshell”
(Glen Huntington Bandshell, constructed in 1938) and a new city hall (Penfield Tate II
Municipal Building, constructed in 1951) as part of a “city building group with flood
protection, parking areas and farmer’s market.” The intent was to create a focal point for
municipal activity. The Boulder Lions Club funded the construction of the bandshell and
gifted it to the city as the first permanent place for outdoor band concerts in Boulder. The
bandshell was “dedicated to the enjoyment of citizens of Boulder and to the advancement
of music.” 15 Between 1938 and 1974, the Municipal Building and Central Park were the
sites of a variety of political events, musical concerts, cultural programs, educational
presentations, and civic gatherings. Events in the park were organized by different
Boulder clubs, including the Optimists, Elks, Woman’s Club, American Legion, Pow
Wow and Rodeo, Soroptimists, Lions, Rotary and Kiwanas Club.16 The Archuleta Family
History recorded as part of the Boulder County Latino History Project provides an
account of the daily use of the park: “A popular place to hang out was the band shell at
Central Park. A group of kids would get together and put on shows and plays for each
other. Exploring Mackey Auditory and Chautauqua Park were always options. Although
off limits, per Mom, playing in Boulder Creek always seemed to happen. A chewing out
by Mom was guaranteed after a day at the creek, but that didn’t stop the fun.” 17
12 Olmsted Plans and Drawings Collection “Olmsted Job #3300 Boulder, Colorado Improvement Association Boulder,
CO Plan #3300-63 City of Boulder Preliminary Plan of Proposed Park Improvements Along Boulder Creek OBLA,
October 1923.” National Park Service, Frederick Law Olmsted National Historic Site.
https://www.flickr.com/photos/olmsted_archives/35378272173/in/album-72157683458369472/
13 Olmsted Brothers. The Improvement of Boulder Creek in Boulder, Colorado. Brookline, Mass., 1923. Files; 3302;
Boulder Creek; Boulder, Colo., 1917-1924. Olmsted Associates Records: Job Files, 1863-1971. Library of Congress,
Washington, DC. Page 76-86: https://www.loc.gov/resource/mss52571.mss52571-02-
186_0383_0484/?sp=76&st=image
14 “One Hundred Girls At G.R. Big-Sister Picnic.” September 20, 1935. The Prep Owl - BHS, Volume 23.
15 Front Range Research Associates, Inc. Boulder Bandshell Historical Study, p.6-9. 1995.
16 Front Range Research Associates, Inc. Boulder Bandshell Historical Study, p.11. 1995.
17 The Archuleta Family History, 1932-2012, p.5. https://bocolatinohistory.colorado.edu/document/the-archuleta-
family-history-1932-2012-p5. Boulder County Latino History.
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From 1961, the area was the center of municipal government with the construction of the
public library near 9th Street (Boulder Public Library, 1961), an expansion of the
Municipal Building and a “mall” designed to connect them. The construction of the
Midland Federal Savings and Loan bank branch (Atrium Building, 1969) utilized a
pavilion design compatible with its setting across from Central Park. As the downtown
area “decayed” and counterculture advocates confronted “the establishment,” the
municipal area was the site of political protests and civic discourse. In 1969, the large
gatherings of people led the city to ban “Rock Concerts” in the park, which the police
enforced as the use of any instrument. When that failed to disperse the groups of people,
the city manager closed Central Park for two weeks due to sanitary concerns and passed
laws to prevent camping and gathering in Central Park. The same year, Boulder
Tomorrow hosted a design competition for the Civic Area.18
The connection between the public spaces and surrounding buildings continued into the
1970s with the adaptive reuse of the Larson Brother’s warehouse building (City Storage
and Transfer Building, 1906) into a public arts center and future museum. In 1987, the
city was gifted the Dushanbe Teahouse, which was constructed in Tajikistan and shipped
in crates overseas. After a decade of deliberation, the Boulder–Dushanbe Teahouse was
reconstructed south of the Civic Park Plaza and alongside the 13th Street Community
Plaza. A public plaza dedicated to Boulder’s six sister cities was added east of the
Penfield Tate II Municipal Building in 2007. The area continues its public function as the
site of the farmers’ market, festivals, concerts, and other planned community activities,
and spontaneous gatherings in response to local, state, and national events throughout the
year.
PURPOSE AND CRITERIA FOR COUNCIL’S DECISION
Section 9-11-6 Council Ordinance Designating Landmark or Historic District , B.R.C.
1981, provides that City Council shall determine whether the proposed designation meets
the purposes and standards in Section 9-11-1(a), Purpose and Legislative Intent, and
Section 9-11-2, City Council May Designate or Amend Landmarks and Historic Districts ,
in balance with the goals and policies of the Boulder Valley Comprehensive Plan (link).
The Landmarks Board adopted the Significance Criteria for Historic Districts (link)
in1975 to help evaluate each potential designation in a consistent and equitable manner.
Additionally, staff utilized the National Park Service guidance, including National
Register Bulletin 16: Defining Boundaries for National Register Properties (link) and
National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation (link) to assess the area’s integrity and boundaries. As the proposed district
includes Central Park, staff also utilized the research and analysis from the Cultural
Landscape Assessment (CLA).
The designation ordinance may identify important aspects of the district. Section 9-11-6
(c) B.R.C. 1981 provides the following guidance on the designation ordinance:
Ordinance Designating Landmark or District: In each ordinance designating a
landmark or historic district, the city council shall include a description of
18 Taylor, Carol. “Design Competition in 1969 envisioned a Boulder Civic Center.” Oct. 12, 2014.
https://www.dailycamera.com/2014/10/12/design-competition-in-1969-envisioned-a-boulder-civic-center/. Daily
Camera.
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characteristics of the landmark or district justifying its designation, a description of
the particular features that should be preserved, and the location and boundaries of the
landmark site or district. The council may also indicate alterations that would have a
significant impact upon or be potentially detrimental to the landmark site or the
district.
Section 9-11-6(c) Designating Ordinance specifies that the City Council shall include a
description of characteristics of the landmark or district justifying its designation, a
description of the particular features that should be preserved, and the location and
boundaries of the landmark site or district. The council m ay also indicate alterations that
would have a significant impact upon or be potentially detrimental to the landmark site
or the district. See Attachment A: Ordinance No. 8627
The following sections provide analysis of the code criteria, relevant BVCP policies,
Significance Criteria for District Landmarks, Cultural Landscape Assessment for Central
Park (CLA), period of significance, name and boundary.
STAFF ANALYSIS OF CRITERIA
Staff Analysis of Code Criteria – Sections 9-11-1 and 9-11-2, B.R.C. 1981
A.Would the designation protect, enhance, and perpetuate a property reminiscent of a
past era(s), event(s), and person(s) important in local, state, or national history in
Boulder or provide a significant example of architecture of the past?
Historic district designation of this area would protect an area historically,
architecturally and environmentally significant to Boulder’s history. The proposed
district includes an area with a history that precedes the 1871 founding19 of Boulder;
had documented residential and commercial uses from the 1870s until the 1920s;
includes Central Park, an urban park formally established in 1924; and includes five
surrounding municipal buildings constructed between 1906 and 1998 that represent a
progression of architectural styles. Furthermore, as described in the analysis below,
the area retains integrity to a 1938-1974 period of significance, extending from the
DeBoer/Huntington period of park design and the construction of the Glen
Huntington Bandshell, to a point 50 years in the past to recognize the historic
significance of the area’s social, cultural and political use.
The proposed district is historically significant for its continued public function as
the symbolic, political and municipal center of Boulder’s local government; as the
site of numerous social, cultural and political events; for its significance in the history
of Boulder’s park system development; and its contribution to the social and cultural
life of the city for over a century.
The proposed district possesses architectural significance for its notable examples
of architectural styles of the past, including a 19th century commercial building, Art
Deco bandshell, International style municipal building, a Rustic Modern bank
building adaptively reused for city offices, and the Central Asian /Tajik teahouse. The
19 Boulder City Town Company was formed on Feb. 10, 1859 with sixty men as shareholders. Between
1861 and 1871, the area was governed by the County Commissioners. In November 1871, the first trustees
were appointed to govern the municipality of Boulder. Source: Frink, Maurice. “The Boulder Story:
Historical Portrait of a Colorado Town.” 1965. Pruett Press, Inc. Boulder, Colorado.
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district includes significant works by notable architects, landscape designers, builders,
and urban planners representing a progression of styles.
The proposed district is environmentally significant for its location at the historic
center of Boulder, as an established and prominent visual feature of the community at
the intersection of major transportation routes and adjacent to Boulder Creek, and for
its planned and natural site characteristics that have resulted in its distinct character as
an open central urban park space surrounded by municipal buildings.
As a whole, this area represents an eclectic municipal character that is unique to
Boulder’s history, location and climate.
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?
Designation of the area will maintain an appropriate setting and environment for the
historic area, enhance property values, stabilize the neighborhood, promote tourist
trade and interest, and foster knowledge of the city’s living heritage.
Furthermore, if the proposed boundary is modified as recommended below to exclude
the non-historic parking lots along 14th Street and expanded to include the length of
13th Street between Canyon Boulevard and Arapahoe Avenue, and the area between
the Atrium Building and Canyon Boulevard, the district will maintain an appropriate
setting and environment for the historic area. See Boundary Analysis section below.
Colorado Preservation, Inc.’s report, “Economic Benefits of Preservation 2017” (link)
studies the direct and indirect economic impacts of historic designation. Key findings
related to this proposed designation include:
• Heritage tourism accounted for approximately half of tourist spending ($7.2
billion of a total $14.1 billion) spent in 2015.
• The report provides five case studies on the impact of local historic district
designation on property values, summarizing “the results of the analysis show
that, for the most part, the values of properties located within a local historic
district increased a similar or higher rate than in the comparison areas.
Moreover, there is no evidence that local historic district designation has had
a negative effect on either property values or sales prices within the five case
study areas. In all cases, property values increased following designation
mirroring the results of similar studies from other states.”20
• In a chapter on Effective Placemaking, the report states, “From small towns
to big cities, preserving historic buildings provides a foundation for creating
and sustaining memorable places.”
Boulder Valley Comprehensive Plan (BVCP) policy 5.09 Role of Tourism in the
Economy states that, “the city recognizes the importance of tourism (e.g. heritage,
cultural, sports and open space) to the Boulder economy.” While less than 3% of
20 Colorado Preservation, Inc. Economic Benefits of Preservation 2017.
https://issuu.com/coloradopreservation/docs/final_-_econ_study_preservation.
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properties in Boulder are locally designated, they are among the most iconic in the
community. Seven out of the nine activities featured in the Boulder Convention &
Visitors Bureau’s current list of must-see things to do in Boulder (link) are in and
around historic places, a majority of which are either in or near the proposed civic
area historic district:
• Pearl Street Mall (located in the Downtown Historic District designated as a
National Register historic district in 1980 and as a local historic district in
1999)
• The Flatirons from Chautauqua (designated as a local historic district in 1976,
as a National Register historic district in 1978, and as a National Historic
Landmark in 2006)
• Boulder-Dushanbe Teahouse (designated as a local landmark in 2020)
• Boulder Theater (designated as a local landmark in 1980 and as part of the
Downtown Historic District in 1980 and 1999)
• University of Colorado (Norlin Quadrangle designated as a National Register
historic district in 1980)
• The Museum of Boulder (designed as a local landmark in 2013)
The list also includes the Boulder County Farmers’ Market, which is located on 13 th
Street adjacent to four locally designated landmarks and within the proposed historic
district.
The design review process stabilizes neighborhoods as physical changes are reviewed
to ensure compatibility with the area’s historic character. Historic district designation
anticipates change over time, and if designated, an effort will be undertaken to further
develop district-specific design guidelines that recognize the unique character and
features of the area and facilitate the review of proposed improvements, as well as to
support and guide future changes to the area. Use and function of a site is not
regulated through historic district designation; only the physical, exterior changes
related to use are reviewed. The proposed historic district highlights the value of
urban parkland at the heart of the city, and its contribution to the social,
environmental, and economic activity in the area. If designated, the district design
guidelines will anticipate changes to the immediately surrounding land uses over time
to yield new opportunities for the district to serve the community in novel ways,
while still maintaining its historic value and role in the on-going story of Boulder’s
heritage.
Historic designation fosters knowledge of the city’s living history through research
and sharing stories of Boulder’s history through virtual and in-person activities. This
designation application process provided an opportunity to fill research gaps in th e
history of the area, in particular the history of displaced residents. Staff accessed
recently digitized information from the Library of Congress and National Park
Service, and other state and local sources. The research was shared with community
members through in-person walking tours, events, and an interactive StoryMap (link).
Historic Boulder, Inc. translated the walking tour script into a free app-based tour on
PocketSights: Proposed Civic Area Historic District - Boulder (link). Community
members and visitors learn about history of designated sites through the wayfinding
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signs and plaques, interpretive panels (e.g. Pearl Street Mall, Chautauqua and the
Penfield Tate II Municipal Building), the city’s website and engagement events, such
as walking tours during Historic Preservation and Archeology Month in May.
Staff Analysis of Relevant BVCP Policies
City Council will also be required to evaluate and consider whether this local historic
district designation is “in balance with the goals and policies of the Boulder Valley
Comprehensive Plan” (Subsection 9-11-6 (b), B.R.C. 1981). The Boulder Valley
Comprehensive Plan (BVCP) provides a general statement of the community’s
desires for future development and preservation of the Boulder Valley. BVCP
policies guide decisions about growth, development, preservation, environmental
protection, economic development, affordable housing, culture and arts, urban design,
neighborhood character and transportation. The following BVCP policies related to
historic preservation are relevant to this application (emphasis added):
• 2.27 Preservation of Historic & Cultural Resources – The city and county will
identify, evaluate and protect buildings, structures, objects, districts, sites
and natural features of historic, architectural, archaeological or cultural
significance with input from the community. The city and county will seek
protection of significant historic and cultural resources through local designation
when a proposal by the private sector is subject to discretionary development
review.
• 2.30 Eligible Historic Districts & Landmarks – The city has identified areas that
may have the potential to be designated as historic districts. The Designated and
Identified Potentially Eligible Historic Districts map shows areas with designation
potential as well as areas that are already designated as historic districts (see
BVCP Figure 6-1 on page 136). These potential historic areas and historic survey
information will continue to be assessed and updated. There are also many
individual resources of landmark quality both within and outside of these eligible
areas. Additional historic district and landmark designations will be
encouraged in accordance with the Plan for Boulder’s Historic Preservation
Program. Such resources may contribute to cultural and heritage tourism
values.
• 2.28 Leadership in Preservation: City-& County Owned Resources – The city
and county will evaluate their publicly owned properties to determine their
historic, architectural, archaeological or cultural significance. Eligible
resources will be protected through local designation, including secondary
buildings or elements that are part of and convey the cultural significance of a
site, such as a farm complex and alley buildings.
• 2.32 Preservation of Archaeological Sites & Cultural Landscapes – The city will
develop a plan and processes for identification, designation and protection of
archaeological and cultural landscape resources, such as open ditches (where
practicable and in coordination with the irrigation ditch company), street and
alley-scapes, railroad rights-of-way and designed landscapes.
Additionally, the following BVCP policies are relevant to the proposed designation of
this specific area of Boulder.
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o 2.14 Mix of Complementary Land Uses
o 2.15 Compatibility of Adjacent Land Uses
o 2.20 Role of the Central Area
o 2.33 Sensitive Infill & Redevelopment
o 2.41 Enhanced Design for All Projects
o 5.09 Role of Tourism in the Economy
o 5.10 Role of Arts, Cultural, Historic & Parks & Recreation Amenities
Several areas within the proposed historic district are likely to be redeveloped or
adaptively reused in the future. Historic designation would provide additional
opportunities to evaluate future changes in the context of existing historic features
(both structures and landscape). Policies 2.14 and 2.15 speak directly to the
importance of providing a mix of complementary uses in redevelopment and the
incorporation of appropriate transitions between different uses. This will be
particularly important in this location as referenced in Policy 2.20 which identifies the
Central Area as the primary activity center of the Boulder Valley. Policy 2.33
identifies the need for infill development to be sensitive to its surrounding context,
and for the city to consider using tools such as design guidelines. Policy 2.41 details
the city’s expectations for a high level of quality in architecture and urban design
including the importance of context, relationship to the public realm, ditches,
transportation connections, and art in public places. Policies 5.09 and 5.10
specifically reference the value of historic features and park amenities to the city’s
tourism, economic vitality, and community livability. On balance, staff considers the
proposed historic district to be consistent with these additional policies and supports
the community’s vision as defined in the BVCP.
Staff Analysis of Significance Criteria for District Landmarks
Significance – Local Criteria
The Landmarks Board adopted the Significance Criteria for District Landmarks (link) in
1975 as additional specific criteria to be used in the review of historic district
applications. This Significance Criteria should be used as an aid in applying the standards
found in Sections 9-11-1 and 9-11-2, B.R.C. 1981. Three potential areas of significance
are established by the Significance Criteria including (emphasis added):
1) Historical Significance: The district, as an entity, 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 historic or
prehistoric event(s) that had an effect upon society; or exemplify the cultural,
political, economic, or social heritage of the community.
2) Architectural Significance: The district should portray an environment in an
era of history characterized by distinctive architectural period(s)/style(s);
embody those distinguishing characteristics of an architectural type specimen, a
good example of the common; include the work of an architect or master
builder, known nationally, state-wide, or locally, and perhaps whose work has
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materials or craftsmanship which represent a significant innovation; or include a
fine example of the uncommon.
3) Environmental Significance: The district should enhance the variety, interest,
and sense of identity of the community by the protection of the unique
natural and man-made environments.
The following provides staff’s analysis of the proposed district in relation to the
Significance Criteria.
HISTORICAL SIGNIFICANCE:
The district, as an entity, 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 historic or prehistoric event(s) that had an effect upon society; or exemplify the
cultural, political, economic, or social heritage of the community.
Summary: The proposed historic district is historically significance for the public
function of the area as the symbolic, political and municipal center of Boulder’s local
government, and as the site of numerous social, cultural and political events, for its
significance in the history of Boulder’s park system development and its contribution
to the social and cultural life of the city for more than a century.
1. Association with Historical Persons or Events:
This association could be national, state or local.
Summary: The proposed historic district is associated with numerous individuals
and events that are locally significant, including multiple individuals (both
protagonists and antagonists) and organizations involved in the formation of the
area. The early uses of the park area matched the religious and “moral” views of
these individuals and organizations, which focused events on self-improvement.
The general type of events changed over time, becoming more nostalgic of
“pioneer” times during the 1950s. The la te 1960s and early 1970s saw an overall
decline in maintenance of the park, and events held during that time period
reflected the political and social change of the era, culminating in rallies,
demonstrations and protests.
Elaboration: The proposed historic district is associated with historical
individuals and events.
Individuals that were instrumental in the early formation of the area include:
• Mollie Gordon (c. 1844-1904) was one of the first Black women in
Boulder to own property. She lived Boulder from the early 1880s, likely
on Water Street. A newspaper article of 189121 places her on Water Street
near 10th Street and notes that she is “an artiste” for her violin playing.
• Jennie Johnson (c. 1866-unknown) owned two different properties in the
area from 1900 until 1928. She owned a cleaning business, which she ran
from her house near 11th Street north of Boulder Creek.22 Johnson was the
21 “Locals.” August 30, 1891. Boulder Daily Camera.
22 “Cleaning Done.” May 8, 1906. Boulder Daily Camera, Volume 16, Number 37.
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last owner to sell her residence to the city for “park improvements,”
refusing for many years to leave.23
• Maryette Kinglsey (c.1860-1902) owned four different properties in the
area as early as the 1890s, and from which she ran thriving businesses.24
Her brothels were viewed by “civic improvers” including members of the
BCIA as unsightly for tourists and visitors arriving or departing by train.
• “Rocky Mountain” Joe Sturtevant (1851-1910) owned a studio at the
approximate location of the Municipal Building from 1900 until
Sturtevant’s death.25 Sturtevant made many photographs of the area, some
of which were used to promote “improvements.”26
The Boulder City Improvement Association (BCIA) was a volunteer organization
originally established in 1898 by Ira M. DeLong, H. O. Dodge, Fred L.
Williamson and Neil D. McKenzie, with the purpose of “encouraging the culture
of lawns and trees; improving and ornamenting the public highways; opening
public parks and drives; maintaining a high standard of public neatness; and
cooperating with every available agency to increase the beauty and healthfulness
of our city.”27 They reincorporated in 1903 with a focus on “the improvements of
Boulder in health, growth, cleanliness, prosperity and attractiveness through
individual effort as well as through cooperation with other organizations engaged
in similar work.”28 The BCIA acted as a de facto planning commission, strongly
focused on the downtown creek area, until 1934 when they dissolved, noting that
“the Boulder Parks and Planning Commission has almost identically the same
purpose for which our Association exists.”29 Between 1903 and 1934, many
business and civic leaders served as officers of the BCIA, including Junius
Henderson, Eben G. Fine, Fred White, Herbert A. Shattuck, D. M. Andrews,
Maud Gardiner O’Dell, and William J. Baird. Many of these members were
particularly key to the development of the area as public space:
• Ira M. DeLong (1855-1942) was professor of mathematics at the
University of Colorado - Boulder from 1888 to 1925. DeLong was one of
23 “City of Boulder Buys Property In Jungles To Clean Up and Beautify.” April 11, 1921. Boulder Daily Camera,
Number 22.
24 “Flood in Boulder.” Boulder Daily Camera, May 31, 1894.
25 “View of the buildings on the west side of Broadway between numbers 1763 and 1777. In the foreground is Joseph
Sturtevant's photography studio with his wife, Anna Lyckman Sturtevant, standing in the doorway. A streetcar is
visible in the distance (S-673).” 1900. BHS 207-3-54. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A37675
26 “Views of what was known as Cigarette Park and is now Central Park.” 1870-1920. Call No. 207-3-48. Carnegie
Library for Local History, Boulder, CO. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A40011
27 “Constitution of the Public Improvement Association of Boulder.” 1898. BHS 328-193-(7-8). Boulder Historical
Society/Museum of Boulder. Carnegie Library for Local History, Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A50763
28 “Records of Boulder City Improvement Association.” 1903-1914. BHS 300-1-10. Boulder Historical
Society/Museum of Boulder. Carnegie Library for Local History, Boulder,
CO.https://localhistory.boulderlibrary.org/islandora/object/islandora:50763
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A7574
29 White, Fred. “Letter preceding Minutes of Meeting of Boulder Improvement Association.” Feb. 27th 1934. Carnegie
Library for Local History, Boulder Colo.
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the founders of the BCIA in 1898 and drew connections between
aesthetics and morality.30
• Junius Henderson (1865-1937) Practiced law and was a county judge until
1902 when he became curator of the University Museum. He became a
professor of natural history in 1908. He was president of the BCIA in
1910, when the organization commissioned Frederick Law Olmsted, Jr. to
propose improvements for the city.
• Herbert A. Shattuck was a civil engineer who briefly worked for Thomas
Edison. He studied landscape design and designed “Shattuck’s Hillside
Park” (now the Hillside Historic District). Shattuck was instrumental in
promoting Frederick Law Olmsted, Jr.’s “plan for the city.”31
• William J. Baird (1861-1934) was a physician and surgeon. He
corresponded with Frederick Law Olmsted, Jr. between 1907 and 1934,
mainly on the details for a creek-side park.32 Baird additionally organized
volunteers33 and donations34 for Central Park.
Penfield Tate II (1931-1993): The municipal building was named in honor of the
former mayor in 2020, for his work advocating for civil rights and equality. Tate
was the first, and to date, only, Black mayor of Boulder (1974-1976). He served on
Boulder’s City Council from 1972-1976. Tate “sponsored an amendment to
Boulder’s human rights ordinance that would ban discrimination based on sexual
orientation. … due to a backlash from conservative elements in Boulder, Tate and
fellow Councilman Tim Fuller were targeted for a recall effort.”35 While the recall
of Tate failed, he did not win in the next election.
Following the construction of the bandshell in 1938, Central Park became a focal
point for social activities, typically based around musical or religious activities that
were seen by the organizers as morally appropriate. In 1939, Central Park hosted a
“Flander’s Field” memorial that involved filling the park with memorial crucifix
grave markers. During the 1930s and 1940s, the Boulder Rotary Club sponsored
events like dance exhibitions, educational talks and musical performances. The
Boulder Lions Club was chartered in 1918 as a volunteer organization. By mid-
1938, the Lions Club had spent more than $20,000 on the improvement of local
parks, including the construction of shelter houses in Blue Bell Canyon and at the
top of Flagstaff Mountain. In 1938, they donated the money to build the bandshell,
and sponsored religious and musical events. The Lions Club donated picnic tables
and a drinking fountain to Central Park in 1942.
30 DeLong, Ira B. “Aim of the Association - Public Improvement Association Papers.” 1898. BHS 328-193-(7-8).
Boulder Historical Society/Museum of Boulder. Carnegie Library for Local History, Boulder, CO.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A50763
31 Carrigan, Beverly Halpin. “Frederick Law Olmsted, Jr. Maker of Parks-Planner of Cities: Visits-Plans-Suggestions-
Goals for Boulder, Colorado 1907-1927.” Carnegie Library for Local History. Call Number 998-11-9.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A100249
32 Files; 3300; City of Boulder Improvement Association; Boulder, Colo.; 1907-1909. Olmsted Associates Records: Job
Files, 1863-1971. Library of Congress, Washington, DC.: https://www.loc.gov/resource/mss52571.mss52571-02-
185_0146_0316/?sp=6&st=image&r=0.014,0.392,0.684,0.336,0
33 “Local Personal News.” May 10, 1924. Boulder Daily Camera, Number 48.
34 “DR. O. M. GILBERT GIVES $100 FOR NEW PARK” May 22, 1924. Boulder Daily Camera, Number 58.
35 Museum of Boulder. “Proclaiming Colorado’s Black History.” 2023.
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During the 1950s and early 1960s, the events became more nostalgic. “Singalong”
concerts where “citizens of Boulder with any music ability” were invited to
participate were popular.36 In 1952, the community raised $5,095 in 1952 to
purchase an engine, passenger car, and caboose as a “monument to the pioneers of
Boulder” and the Daughters of the American Revolution sponsored a
commemorative plaque. In 1953, members of the Veterans of Foreign Wars
(VFW) sponsored the first “Huck Finn Day” fishing contest and pageant that
included a march between the fishing pond and the bandshell. The annual event
continued for most of the 1950s. “Santa Claus” events for children included
crowning a “yule queen” or “Miss Noel”37 and the “lots” west of the Municipal
Building were used for community bonfires celebrating Twelfth Night.38
The late 1960s and early 1970s saw a decline in the maintenance of the park, and
multiple areas were fenced off, and the park closed for periods of time due to
clashes between park users and the police. During the summer of 1969, Sunday
concerts in Central Park welcomed “straights, hippies and unclassified” to “truck
on down to the park.”39 Theatre in the Park formed in the 1970s specifically to
present live performances in the bandshell that incorporated ambient and
spontaneous noises of Central Park and surrounding streets.40 The 1970s also saw
rallies and protests including a Chicano rally protesting police brutality and racism
in 1969;41 Martin Luther King Memorial Vigil in 1971;42 a candle-lit march
commemorating the 17th Anniversary of the atomic bombing of Nagasaki, Japan in
1972;43 and bicycle rallies to demand safer bicycling.44 In 1972, Mahatma
Krishnasukanand used “inspiring words” to “raise the vibration of Central Park.”45
A few months later, The World Family Church sponsored a community fair that
spanned the length of the creek park from the public library to Central Park.46
2. Distinction in the Development of the Community of Boulder:
This is the most applicable to institutions (religious, educational, civic, etc.) or
business area, though in some cases residential areas might qualify. It stresses the
importance of preserving those places which demonstrate the growth during
36 “Boulder Summer Recreation Plans Include Swimming, Tennis Lessons.” May 14, 1948. The Owl - BHS, Volume
34, Number 26.
37 “Jingle Bell Miss Merry Christmas To Maintain Festive Tradition of Yuletide Season.” November 30, 1962. The
Owl - BHS, Volume 49, Number 10.
38 “Tonight's Rally Features Bonfire and Snake Dance Cheerleaders to Lead Yells This Evening Directly West of the
Municipal Building.” March 5, 1954. The Owl - BHS, Volume 40, Number 21.
39 “Sunday In The Park.” March 26, 1969. Colorado Daily - University of Colorado Boulder, Volume 17, Number 108.
40 Kaiser, Kathy. “Free plays held in Central Park.” June 17, 1974. Colorado Daily - University of Colorado Boulder,
Volume 23, Number 8.
41 “Chicanos Rally at Fountain March to Police Station.” September 8, 1969. Colorado Daily - University of Colorado
Boulder, Volume 18, Number 6.
42 “Storm chills King vigil, cuts turnout.” April 5, 1971. Colorado Daily - University of Colorado Boulder, Volume 19,
Number 124.
43 “Nagasaki memorial plans” August 9, 1972. Colorado Daily - University of Colorado Boulder, Volume 20, Number
172.
44 Ham, Richard G. “Bikeways.” April 23, 1971. Colorado Daily - University of Colorado Boulder, Volume 19,
Number 138.
45 “Go Beyond Your Mind.” September 6, 1972. Colorado Daily - University of Colorado Boulder, Volume 21,
Number 4.
46 Photo caption. September 26, 1972. Colorado Daily - University of Colorado Boulder, Volume 21, Number 18.
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different time spans in the history of Boulder, in order to maintain an awareness of
our cultural, economic, social or political heritage.
Summary: The proposed district has significance as the geographic focus of the
community-led movement to eliminate the mining-centric industry and direct
Boulder toward a health, education and tourist-based economy. Through the 1950s,
Central Park was the location for events that civic leaders of the time considered
physically and “morally” healthful and would develop a desirable community. The
placement of the municipal resources after 1951 demonstrates the growth of the
municipal identity of Boulder. A boom in population created conflict between
those nostalgic for the “pioneer days” and counterculture advocates wanting to
confront “the establishment” embodied in the municipal area.
Elaboration: Prior to the formation of Boulder, Colorado’s First Peoples relied on
the natural environment of the creek and creek-side land. Indigenous knowledge,
oral histories, and languages handed down through generations shaped profound
cultural and spiritual connections. These connections are sustained and celebrated
to this day. Land within the proposed district is considered sacred to the First
Peoples and is associated with cultural beliefs, customs, and practices rooted in the
community’s history and collective historic identity.
After the formation of Boulder in 1859, distinct areas of residences and
commercial interests developed adjacent to Boulder Creek. As the city grew, this
area was the focus of the community-led movement to eliminate the mining-centric
industry and direct Boulder toward a health, education and tourist-based economy:
It uniquely demonstrates the growth of the municipal identity of Boulder.
The working-class residents that lived in the area and much of the industry were
considered counter to the health, education and tourist-based image that the “civic
improvers,” including the Boulder City Improvement Association (BCIA),
promoted. The BCIA hired Frederick Law Olmsted, Jr. in 1910 to write a report on
The Improvement of Boulder.47 The report proposed a park along Boulder Creek
and to “group together main public buildings of a city.” Using the Olmsted report
to validate and justify the displacement, residences and commercial interests were
systematically removed by the city.
The proposal for parkland along Boulder Creek was refined in Olmsted Brothers
plans developed 1917-1923 and published in 1923 48 in The Improvement of
Boulder Creek in Boulder, Colorado.49 By 1925 much of the land to create the
park had been purchased by the city, but when a funding proposal failed to win
community support the park itself was never formally created. Instead, BCIA
volunteers, led by William Baird, planted trees and shrubs and graded the paths to
47 Olmsted, Jr. Frederick Law. The Improvement of Boulder, Colorado. Brookline, Mass., 1910. Google Books:
https://www.google.com/books/edition/The_Improvement_of_Boulder_Colorado/Qx4UMxP33pUC?hl=en&gbpv=1&
pg=PP9&printsec=frontcover
48 Olmsted Plans and Drawings Collection “Olmsted Job #3300 Boulder, Colorado Improvement Association Boulder,
CO Plan #3300-63 City of Boulder Preliminary Plan of Proposed Park Improvements Along Boulder Creek OBLA,
October 1923.” National Park Service, Frederick Law Olmsted National Historic Site.
https://www.flickr.com/photos/olmsted_archives/35378272173/in/album-72157683458369472/
49 Olmsted Brothers. The Improvement of Boulder Creek in Boulder, Colorado. Brookline, Mass., 1923. Files; 3302;
Boulder Creek; Boulder, Colo., 1917-1924. Olmsted Associates Records: Job Files, 1863-1971. Library of Congress,
Washington, DC. Page 76-86: https://www.loc.gov/resource/mss52571.mss52571-02-
186_0383_0484/?sp=76&st=image
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create the park they considered worthy of Boulder’s new health, education and
tourist-based image.
The area was modified by 1932, and the “improvements” identified on a map
created by George Hubbard (city surveyor and building inspector) for a Daily
Camera article on Dec. 31, 1937. These amenities illustrate the slight shift in
public sentiment and community needs: in addition to open lawns and gardens
around which to promenade, the park included active recreation spaces like tennis
courts and a softball field.50 Through the 1950s, the area was used for recreation to
keep both mind and body healthful.
The post WWII years in Boulder saw huge population growth. The general shift in
the type of events held in the park and the proposed addition of monuments and
memorials show a community nostalgic for “pioneer days” and simpler times. The
construction of municipal resources including the “city hall” in 1952, which
housed the police station and jail, newly centered the municipal identity of Boulder
in the area. Through the 1950s and 1960s, counterculture advocates wanting to
confront “the establishment” clashed with the nostalgia of the area, culminating in
the vandalism of Central Park’s train “Memorial to Boulder’s Railroad and Mining
Pioneers” in 1958.
By the late 1960s, the area was firmly established as the municipal center of
Boulder. As downtown was termed “decaying” and complaints about “hippies”
living in Central Park rose, Boulder’s voters were asked to decide whether to
redevelop Central Park with a second municipal building, exhibition hall,
conference center, auditorium, science museum, and theater. The bond issue failed
and Boulder retained the institution of a public gathering space anchored by
municipal buildings.
3. Recognition by Authorities:
If a number of structures are recognized by Historic Boulder, Inc., the Boulder
Historical Society, local historians (Barker, Crossen, Frink, Gladden, Paddock,
Schoolland, etc.) F.L. Olmsted, or others in published form, as having historical
interest or value.
The proposed district includes five structures that have been previously
designated as individual landmarks, recognizing their historic, architectural and
environmental significance. In addition, the area has previously been considered
potentially eligible for designation as a historic district.
Previous determinations include: Glen Huntington Bandshell (eligible for listing
in the National Register of Historic Places (1995, 2016, 2022); Atrium Building
(Eligible for the State Register, 2000), Penfield Tate II Municipal Building
(eligible for the State Register, 2000; recognized in the December 1953 issue of
Progressive Architecture), the Boulder–Dushanbe Teahouse (eligible for the
National Register, 2005).
50 “Photo 4 - Boulder from Flagstaff Mountain taken 1937 or early 1938. 1933 courthouse at left center, Valmont
Power Plant visible in the distance. Identified buildings are listed on the reverse of the photo.” C. 1937. Boulder
Historical Society/Museum of Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A67946
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Additionally, the Greenways Plan (2011) identifies Central Park as potentially
eligible for listing in the State and National Registers , with the statement
“possibly eligible as component of a historic district.”51 A 2001 Historic
Resources Survey Report prepared for the State Historic Preservation Office
identified Central Park as a “cultural landscape.”52
4. Date of Construction:
This area of consideration places particular importance on the age of the
structure.
Summary: While the history of the site extends beyond the late 19th century, key
dates within the proposed district include 1859 (construction of the Smith and
Goss Ditch), 1862 (construction of the Boulder Slough), 1906 (construction of the
Storage & Transfer Building), 1925 (design and initial grading of Central Park),
1938 (construction of the Bandshell), 1950 (Amphitheater seating), 1951
(construction of the Municipal Building), 1969 (construction of the Atrium
Building) and 1998 (placement and dedication of the Dushanbe Teahouse).
Elaboration: Grading of Central Park began in late summer, 1924 53 and the
park’s paths creating diagonal circulation patterns laid down by 1925.54 Between
1925 and 1938 the area developed informally as the city acquired additional land.
Volunteers planted trees that included elm, oak, mountain ash, hawthorn, crab -
apple, and pine.55 William Baird donated a white oak, and Mrs. Cheney and Eben
G. Fine each donated red oaks.56
The bandshell was added to Central Park in 1938, and the area re-landscaped the
following year, removing the perimeter hedges and adding a small lawn for
seating in front of the bandshell. By 1940, 13th St. and the northeast side of
Broadway included a sidewalk and boulevard of trees. Volunteers continued to
modify Central Park, adding picnic benches and a water fountain in 1942 (no
longer extant).
A multi-year plan for relocating the municipal seat to the area was developed by
Saco R. DeBoer and adopted by City Council in 1945. Implementation of the plan
began in 1950 with the installation of an amphitheater seating at the bandshell.
Construction on the new city hall (called the Municipal Building after 1952)
began the following year after delays due to costs. The “master plan” included
new circulation paths from the recreation areas west of the Municipal Building
through Central Park. The City placed the train car monument next to the Boulder
Slough in 1953. A honey locust tree was donated by Boulder High Students to
commemorate the tenth anniversary of the United Nations and planted in the lawn
51 City of Boulder. Greenways Plan, 2011. https://bouldercolorado.gov/media/407/download?inline. Pg 116.
52 Hermsen Consultants. “Historic Resources Survey Report: Broadway Reconstruction, Boulder, Colorado.” October
2001. Prepared for State Historic Preservation Office.
53 “Local News.” July 28, 1924. Boulder Daily Camera, Number 114.
54 “Boulder City Park from 12th Street bridge.” 1925. Call number BHS 141-2-48. Boulder Historical Society/Museum
of Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A30084
55 “Field Trip Is Made By Geography Class.” April 5, 1937. The Prep Owl - BHS, Volume 24.
56 “Local Personal News.” May 10, 1924. Boulder Daily Camera, Number 48.
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in front of the Municipal Building in 1955.57 The lawn area was re-landscaped in
1958.58
In 1961, the tennis courts, softball lots, and remaining building to the west of the
Municipal Building were removed to create the municipal mall (no longer extant)
and parking lot to connect the Municipal Building to the public library
(constructed 1961). The City broke ground on an addition to the west side of the
municipal building in 1962.
The construction of the Midland Federal Savings and Loan bank branch (Atrium
Building) in 1969 further established the streetscape character along 13th Street.
ARCHITECTURAL SIGNIFICANCE:
The district should portray an environment in an era of history characterized by
distinctive architectural periods or styles; embody those distinguishing characteristics of
an architectural type specimen, a good example of the common; include the work of a n
architect or master builder, known nationally, state-wide, or locally, and perhaps whose
work has materials or craftsmanship which represent a significant innovation; or include
a fine example of the uncommon.
Summary: The proposed historic district’s architectural significance includes
multiple significant works by notable architects, landscape designers, builders, and
urban planners representing a progression of styles.
1. Architectural Identity:
The area should display common characteristics or continuity, and represent a
distinguished entity that possesses integrity of appearance, and/or feeling (mood).
The area is unique for its inclusion of a variety of distinct architectural styles
spanning the twentieth century. The district’s architectural identity is unified by
its setting, mass, scale and use of simplified geometric forms. The five
individually landmarked buildings retain a high degree of integrity.
Its character is defined by an urban park along the banks of Boulder Creek and
bounded by major throughfares, with municipal buildings situated along the park
edge. The Atrium Building, completed in 1969 and used as city offices for nearly
40 years, and the construction of the Boulder–Dushanbe Teahouse in 1998
contribute to the area’s historic character.
2. Recognized Period(s)/Style(s):
It should exemplify specific elements of an architectural period/style, or contain
good examples of more than one period/style, thereby preserving a progression of
styles; i.e.: Victorian Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barker),
The History of Architectural Style (Marcus/Tiffin), Architecture in San Francisco
(Gebhard et al), History of Architecture (Fletcher), Architecture/Colorado
57 “BHS Students Give Donations for Tree.” December 9, 1955. The Owl - BHS, Volume 42, Number 12.
58 Photo caption. Aug. 1, 1958. Daily Camera, Boulder.
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(Thorsen et al) and any other published source of universal or local analysis of
“style”.
The district uniquely exemplifies distinct architectural and landscape styles
spanning the twentieth century.
• The Storage & Transfer Building, constructed in 1906, is an example of
the 19th century commercial style.
• Central Park, designed by Frederick Law Olmsted Jr. in 1924 and
modified by Saco DeBoer’s 1938 design, including the construction of the
Bandshell, reflects planned and natural site characteristics representative
of the 1938-1974 era.
• The Bandshell, designed by Glen Huntington and completed in 1938, is a
rare example of the Art Deco style in Boulder.
• The Penfield Tate II Municipal Building, designed by James Hunter and
completed in 1952, is an example of the International Style. Hobart
Wagener’s 1962 addition was designed in the Formalist style.
• The Atrium Building, designed by Hobart Wagener in 1969, is an example
of the Rustic Modern style.
• The Boulder–Dushanbe Teahouse is an exceptional example of a Central
Asian (Tajik) Teahouse and reflects the political climate at the time.
The Bandshell, Municipal Building, and Atrium Building reflect progressive
and forward-looking styles and are significant for their association with the
development of the Modern movement in architecture in Boulder. As a whole,
this area represents an eclectic municipal character that is unique to Boulder’s
history, location and climate.
3. Architect(s) or Builder(s) of Prominence:
A good example of the work of architect(s) or builder(s) recognized for expertise
nationally, state-wide or locally.
The district includes works by the following notable architects and designers:
• Frederick Law Olmsted, Jr., considered the forefather of the procession of
landscape architecture in the United States,59 authored the 1910 report,
“Improvement of the Boulder, Colorado,” which shaped not only this area
in Central Boulder, but also influenced the broader development of the
community related to flood mitigation, city planning and zoning. In 1924,
his firm, Olmsted Brothers, designed plans for Central Park, followed by a
grading plan and planting plan.
• Saco R. DeBoer, Denver landscape architect and city planner, was
commissioned in 1937 to select a site for the bandshell and design the
landscaping around it. His designs for the amphitheater seating were
realized in 1950.
59 Kluas, Susan. Frederick Law Olmsted, Jr. https://olmsted.org/colleagues-firm/frederick-law-olmsted-jr/
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• Glen Huntington, locally prominent architect responsible for numerous
historic buildings, including the Boulder County Courthouse and the
Huntington Arms.
• James Hunter, locally prominent architect who worked in Boulder
between 1940 and 1973 and designed the Municipal Building (1777
Broadway; 1951), the Boulder Public Library (1001 Canyon; 1961) and
the Masonic Lodge (2205 Broadway, 1948);
• Hobart Wagener, locally prominent architect active in Boulder in the
1950s to the 1980s. Notable works include the Atrium Building (1300
Canyon; 1969), Fire Station No. 2 (2225 Baseline Rd; 1958); the Green
Shield Office Building (900 28th St.; 1959), the Labrot House (816 6th St.;
1954) and the Methodist Student Center (1290 Folsom; 1957).
• Teahouse architect Lado Shanidze, master woodcarvers Manon Khaidarov
and Mirpulat Mirakhmatov along with plaster carver and painter
Abdoukodir (Kodir) Rakhimov and a team of artisans, including five
woodworkers and seven painters, worked for nearly four years to create
the Boulder–Dushanbe Teahouse (1770 13th St.), which was gifted to the
City of Boulder in 1987; local architect Vern Seieroe designed the rear
addition to the Teahouse, and worked with Lado Shanidze to enclose the
building and design the site (1988-1999).
4. Artistic Merit:
A skillful integration of design, detail, material, and color which is of excellent
visual quality and/or demonstrates superior craftsmanship.
Central Park, including the Bandshell and its amphitheater seating, the Dushanbe
Teahouse displays high artistic value as seen in its intricately hand-carved and
brilliantly painted wood trim and decorative exterior “faïence” tile panels. The
Atrium and the Municipal Building are significant for the high quality of stone
work.
5. Example of the Uncommon:
Elements of architectural design, detail, material, or craftsmanship that are
representation of a significance innovation.
Dushanbe Teahouse: The Teahouse ceiling was constructed using only traditional
hand tools and without any electric tools. The Teahouse is significant as the only
“chaikhona” (Central Asian/Tajik Teahouse) in the Western Hemisphere. The
Bandshell is a rare example of the Art Deco style in Boulder and one of only two
in Colorado.
6. Indigenous Qualities:
A style or material that is particularly associated with the Boulder area.
Local stone is utilized in the design of the Penfield Tate II Municipal Building,
Atrium Building, and landscaping walls within Central Park.
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ENVIRONMENTAL SIGNIFICANCE:
The district should enhance the variety, interest, and sense of identity of the community
by the protection of the unique natural and man-made environments.
Summary: Its environmental significance for its planned and natural site
characteristics, its distinct character, and its prominence as an established and visual
feature of the community.
1. Site Characteristics:
The site should be of high quality in terms of planned or natural vegetation, and
streetscape objects, i.e.: lighting, fences, sidewalks, etc.
The proposed district has environmental significance for its planned and natural
site characteristics, including:
• Spatial relationship of the civic buildings and Central Park
• Boulder Creek and the Boulder Slough
• Circulation Paths with the park creating a relatively flat central green
• Mature trees planted in groves and lining the perimeter of the park
• Views toward the Flatirons
• The Teahouse was sited as part of the City of Boulder’s 1993 Civic Park
Master Plan, a comprehensive plan of the civic use and public buildings in the
downtown campus area. Plans for the area placed the Teahouse at the center
of the Civic Park Plaza which included the Civic Plaza (north of the Teahouse
site) used for Farmers Market exhibits and performances and the 13th Street
Community Plaza (the street west of the Teahouse site) used for public events
such as the Boulder Creek Festival and the Farmers Market.
Changes within the proposed boundary, including the replacement of the
Broadway Bridge (c. 2002), the addition of the Boulder Creek Path (1980s), tree
and vegetation planting and removal, removal of commemorative train cars, the
establishment of the Sister Cities and 13th Street plazas, and the addition of small
scale features including decorative boulders, artwork and light fixtures, do not
detract from the overall historic character of the area.
2. Compatibility with Site:
Consideration will be given to scale, massing, placement, or other qualities
design with respect to its site.
The scale, massing and placement of structures in the proposed district is
generally defined by one and two-story buildings surrounding a central urban park
with mature trees and a green lawn. The Municipal Building is a prominent visual
feature, sited appropriately for an important civic structure. The park surroundings
provide an appropriate setting for the public use of the buildings, and area
complementary to their functions.
3. Geographic Importance:
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As an entity it represents an established and familiar visual feature of the
community, having unique and irreplaceable assets to the city or neighborhood.
The area is an established, familiar and prominent visual feature of the
community, its location near major thoroughfares. Situated prominently along
Broadway, Canyon and Arapahoe, major thoroughfares in Boulder, as well as
13th Street, a dedicated bike route (named for advocate Al Bartlett).
CULTURAL LANDSCAPE ASSESSMENT FOR CENTRAL PARK
A Cultural Landscape Assessment (CLA) is a tool to assist in the analysis of the potential
creation of a district, particularly regarding the considerations of historic significance and
integrity of a designed landscape. A CLA was developed for this site using the 1998
National Parks Service Guide to Cultural Landscape Reports (link) and the full report is
included in the Jan. 22, 2024 PRAB Packet, page 76-137 (link).
The CLA found Central Park to have four periods of physical development:
• Historic Period 1: 1903-1922 Acquiring Land for Central Park
• Historic Period 2: 1923-1936 Olmsted Jr. Design for Central Park
• Historic Period 3: 1937-1973 Huntington and DeBoer Designs for Bandshell
Seating
• Historic Period 4: 1970-2023 Modern Updates
To evaluate the significance of these periods of development, the CLA utilized the
National Register Significance Criteria:60
A) Association with historic events or activities,
B) Association with important persons,
C) Distinctive design or physical characteristics, or
D) Potential to provide important information about prehistory or history.
Significance – Cultural Landscape Assessment
The CLA determined two of the periods to be historically significant based on these
criteria: the 1923-1936 Olmsted Jr. design for Central Park and the 1937-1973
Huntington and DeBoer designs for the bandshell seating. The CLA found the Olmsted,
Jr. period to be significant under Criterion C (design), “as the work of a recognized
master, landscape architect Frederick Law Olmsted Jr.” The CLA acknowledges the
previous determination in the 1995 Bandshell study61 (link), and concurred the
Huntington and DeBoer period is significant under “Criteria A (Events) and C (Design)
for its role in the social and cultural life of Boulder and the design improvements
implemented between 1938 and 1950 by Glen Huntington and Saco Rienk DeBoer,
including the bandshell, the amphitheater, and the associated vegetation and grading.
Staff agree that the park has significance for its design and association with prominent
designers, and for its role in the social and cultural life of Boulder. P&DS staff also
believe the period of development prior to 1924 has historic significance, including its
potential to provide important information about prehistory or history. The CLA focused
on the development of the park, and research prior to 1903 was out of scope of the
assessment.
60 PART 60—NATIONAL REGISTER OF HISTORIC PLACES, Fed. Reg. (Nov. 16, 1981) (to be codified at 36
C.F.R. pt. 60). https://www.law.cornell.edu/cfr/text/36/part-60
61 Front Range Research Associates, Inc. Boulder Bandshell Historical Study. Prepared for the City of Boulder. 14 July
1995.
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Integrity - Cultural Landscape Assessment
The proposed district may be eligible for landmark designation if it meets the criteria
outlined in the Significance Criteria for Historic Districts (link). However, the proposed
district must also retain physical features that allow it to convey that significance. The
National Park Service provides standards 62 in the “aspects of integrity” that can be used
to define whether a site retains enough integrity to convey appropriate historical
associations or attributes.
The historic integrity of an area relates to the ability of the landscape, buildings, sites and
features to convey their historical significance. Where the CLA and city’s local historic
preservation code differ on the criteria used to identify significance, both utilize the
National Park Service Seven Aspects of Integrity 63 in its assessment:
1. Location
2. Design
3. Setting
4. Materials
5. Workmanship
6. Feeling
7. Association
The CLA additionally evaluated Central Park’s landscape characteristics, including:
• Topography
• Vegetation
• Circulation
• Buildings and Structures
• Views and Viewsheds
• Land Use
• Spatial Organization
• Small-Scale Features (for the Huntington/DeBoer Period only)
The CLA summary of findings related to integrity includes:
“Over the past century the Central Park landscape has experienced changes that
include:
• Physical changes to the landscape, such as the realignment and redesign of the
vegetation and circulation systems, and substantial regrading of the
topography.
• A change in use through the construction of the bandshell and its evolution as
an activated space for entertainment and performance.
These changes have resulted in a lack of historical integrity of design, materials,
workmanship, feeling, and association, which are needed for Central Park to
convey its 1923-1924 design and association with Olmsted Jr. The character of
62 U.S. Dept. of the Interior. “National Historic Landmarks Glossary of Terms.” National Park Service. Accessed
November 2022. https://www.nps.gov/subjects/nationalhistoriclandmarks/glossary.htm
63 How to Apply the National Register Criteria for Evaluation. U.S. Department of the Interior National Park Service.
https://www.nps.gov/subjects/nationalregister/upload/NRB-15_web508.pdf
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Central Park relating to the Olmsted Jr.-era has been altered to the point where it
is no longer visible in the landscape.
Both historic significance and historical integrity are required to meet eligibility
thresholds for listing in the National Register. While Central Park has its origins
in the 1920s and the Olmsted Brothers’ recommendations and designs for a park
system in Boulder, it is no longer able to tell that story through the existing
landscape. As such, while the park’s history is significant the lack of integrity in
the landscape disqualifies the park as a whole for listing in the National Register
as the work of master landscape architect Olmsted Jr.
However, the northern portion of park is still able to convey its historic
significance and association with the 1938-1950 era of park development
associated with Huntington and DeBoer. Therefore, Central Park remains eligible
for the National Register under Criteria A and C for the period in which the
bandshell and associated amphitheater seating were designed and built (1938 -
1950). The area associated with these improvements is roughly outlined in yellow
in the graphic on page 3 of this memo; it does not constitute the full park
boundary as no evidence exists linking the southern portion of the park to the
Huntington-DeBoer improvements.”
Boundary - Cultural Landscape Assessment
As described above, the CLA finds Central Park is significant for two periods (1923-1936
Olmsted Jr. Design for Central Park and 1937-1973 Huntington DeBoer Design) but that
only the northern portion of the site (currently designated as a local landmark), retains
integrity. The Peer Review Draft Central Park CLA Report, states the area associated
with the 1938-1950 improvements “does not constitute the full park boundary as no
evidence exists linking the southern portion of the park to the Huntington-DeBoer
improvements. Therefore, a boundary encompassing only the northern 170 feet of Central
Park is recommended to be included as part of a historic district.
Figure 3. Boundary related to Central Park recommended in the Cultural Landscape Assessment (CLA)
outlined as a dashed red line on an aerial image; contemporary property lines are shown in thinner
solid red lines. The CLA recommended boundary includes the Bandshell, amphitheater seating and
northernmost 170 ft of Central Park.
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STAFF ANALYSIS OF INTEGRITY
Methodology to Assessing Integrity of the Proposed Historic District
P&DS staff’s approach to the integrity analysis included:
• Researching the history of the area and assessing its historic, architectural and
environmental significance;
• Review of the CLA findings;
• Multiple site visits;
• Comparison of historic and current aerials, plans and photographs;
• Use of NPS guidance to assess the area’s integrity, based on its local historic,
architectural and environmental significance.
• Consultation with the State and National Register Historians at History
Colorado to review application of the guidance for determining integrity and
boundary.
Integrity Assessment – Proposed Historic District (1924-1937 Period)
P&DS staff agree with the CLA findings that the Olmsted, Jr. design of the park (1924 -
1937) does not retain historic integrity due to the extent of changes over time. The
following is an assessment utilizing the National Park Service’s Seven Aspects of
Integrity:
The location of Central Park has not changed.
The design of the park was substantially changed by the introduction of the bandshell in
1938 and its seating in 1950, which interrupted the distinctive circulation pattern of
diagonal walks that form a central green. The paths no longer cross at the northern end of
the park and the interior paths curving from the northwest corner to the southeast corner
of the park no longer exist. The Boulder Creek path introduced pavement north of the
Boulder Slough that reinforces the bisected condition of the park and altered the paths
along Boulder Creek at the southern end of the park to create the Arapahoe Avenue
underpass. While many mature trees date to this period, and the overall vegetation pattern
remains with mature trees along the perimeter and concentrated on the northeast, north
and eastern boundaries of the site, some of the trees have been removed or replaced with
trees of a different species. Shrub plantings have been planted around the Bandshell and
its seating to help define the space and create screening from outside of the park looking
into the event venue. While viewsheds toward the Flatirons are visible across the park
green and along the perimeter of the park, the Bandshell is a prominent visual feature
constructed outside of the 1924-1937 period. Trees along the Boulder Slough partially
obstruct the view between the northern and southern portions of the park.
Little material remains from the 1924-1937 period, except for the Boulder Slough
infrastructure and the light pilasters (reportedly part of the 1920s Broadway Bridge
repurposed as park light fixtures when the bridge was replaced in the early 2000s). The
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date of construction of the stone walls on the western edge of the park along Boulder
Creek is unknown and may date to the 1924-1937 period. The paths have been repaved.
Little remains related to the workmanship of Central Park dating to the 1924-1937
period.
The Art Deco Bandshell has significantly altered the feeling of Central Park, as it is a
prominent feature visible both within the park and from the surrounding area. Its distinct
1930s design, combined with the alteration of the original pattern of pathways, convey
the sense of a later period of time.
Central Park’s 1924 design is significant for its association with prominent landscape
architect Frederick Law Olmsted, Jr., however, as described above, the park today does
not retain the physical features to convey retain the integrity of association.
Figure 4. Side-by-side images showing the planting plan for Central Park drawn by F.L. Olmsted,
March 192464 (left); an enlarged aerial photograph from 193865 (middle) of Central Park, 12th Street
(Broadway) on the left of the image and 13th Street on the right; and an image from 2023 (right) of
Central Park and surrounding thoroughfares.
Integrity Assessment – Proposed Historic District (1938-1974 Period)
Planning & Development Services staff agree with the CLA finding that Central Park is
significant under National Register criterion A (events) and C (design) for the 1938-1973
period of development. In addition, based on consideration of the local criteria above, the
area as a whole meets local designation criteria for its architectural, historic and
environmental significance. Staff considers that historic integrity is represented across the
entire park, and not only the northernmost portion, for this period, for the following
reasons:
64 Courtesy of the United States Department of the Interior, National Park Service, Frederick Law Olmsted National
Historic Site. https://www.flickr.com/photos/olmsted_archives/29558307807/in/album-72157683458369472/
65 United States Forest Service. Aerial Photographs of Colorado. Boulder. May 8, 1938. Photograph.
https://cudl.colorado.edu//luna/servlet/detail/UCBOULDERCB1~17~17~33252~102550
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• DeBoer was commissioned to recommend the site of the bandshell and planned its
landscaping. In April 1937, he wrote “This is in regard to the matter of the
location of a band stand. I have checked over every possible site in the city, and I
believe that Central Park is the only location at the present time. With the location
of the proposed City Hall in the [east] end of the park, I would suggest that the
band stand be located on the north line against the railroad right of way,
approximately in the middle of the park. If this site meets with your approval, I
shall draw up a sketch showing my ideas in regard to the treatment of the band
stand and the grounds around it.”
• As described in the 1995 Bandshell Historical Study 66 prepared by Front Range
Research, Associates, the bandshell was “specifically designed to be compatible
with its site. As a component of the central urban park, the Band Shell was
situated to provide passersby with a glimpse of the intriguing figures to be found
within the park and encourage them to park their cars and walk into the site. The
Band Shell faces south toward Boulder Creek and away from traffic on the
thoroughfare on the northern edge of the park. The scope of the Band Shell and its
associated seating area is in keeping with the size of the park and provides a
comfortable gathering space for concerts and other cultural entertainment and is
and open air amenity allowing users to enjoy the natural beauty of the park while
attending the Band Shell programs.”
• Central Park maintains its original boundary from its formal establishment in
1924 to encompass a roughly four-acre area bound by Canyon Boulevard,
Arapahoe Avenue, Broadway and 13th Street. The bandshell was designed for its
setting within Central Park, and features of the full park in DeBoer’s sketches
have similar characteristics to the Olmsted Jr. 1924 plan with perimeter trees,
contiguous circulation located on the outside of the park and open lawn.
• The public function of Central Park and the surrounding municipal buildings and
public spaces is historically significant and reflects the changing social, cultural
and political activities of the Boulder community. Following the construction of
the bandshell in 1938, Central Park became a focal point for social activities,
typically based around musical or religious activities. During the 1950s and early
1960s, events in Central Park became more nostalgic, including singalongs, the
community-funded purchase of railcars as a memorial to “Boulder Pioneers”, an
annual “Huck Finn Day,” and Christmas programs. Events in the late 1960s and
early 1970s included experimental theater groups that presented live
performances in the bandshell that incorporated ambient and spontaneous noises
of Central Park and surrounding streets67, protests and vigils including a Chicano
rally protesting police brutality and racism in 1969;68 Martin Luther King Jr.
Memorial Vigil in 1971;69 a candle-light march commemorating the 17th
66 Front Range Research Associates, Inc. Boulder Bandshell Historical Study. Prepared for the City of Boulder. 14 July
1995.
67 Kaiser, Kathy. “Free plays held in Central Park.” June 17, 1974. Colorado Daily - University of Colorado Boulder,
Volume 23, Number 8.
68 “Chicanos Rally at Fountain March to Police Station.” September 8, 1969. Colorado Daily - University of Colorado
Boulder, Volume 18, Number 6.
69 “Storm chills King vigil, cuts turnout.” April 5, 1971. Colorado Daily - University of Colorado Boulder, Volume 19,
Number 124.
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Anniversary of the atomic bombing of Nagasaki, Japan in 1972;70 and bicycle
rallies to demand safer bicycling.71
Consideration of the area’s eligibility for designation as a local historic district, the
assessment of its integrity is based on its historic, architectural and environmental
significance. The proposed historic district retains integrity to the 1938-1974 period of
development as described below:
The location of Central Park and the five landmarked structures has not moved since their
establishment and therefore retains excellent integrity of location.
The setting of the Civic Area is integral to its significance. Located at the prominent
intersections of Broadway, Canyon, 13th and Arapahoe, the area is centrally located and
is a prominent and visual feature of the community. The view of the Flatirons directly
influenced its landscape and architectural designs and provides a mountain backdrop to
the urban park, municipal structures, and the public spaces in between. Two waterways
remain prominent features of the area: Boulder Creek creates the southwesterly edge of
the park and runs south of the Penfield Tate II Municipal Building, and the Boulder
Slough bisects the central green of the park and runs north of the Boulder-Dushanbe
Teahouse. Additionally, the integrity of the five landmarked structures within the
proposed boundary remain high and contributes to the area’s integrity of setting. Staff
considers the changes to the park and public spaces, including the introduction of and
improvements to the Boulder Creek Path and the realignment of paths within Central
Park do not detract from the overall setting and feeling associated with the d istrict’s
historic significance.
The spatial relationship between Central Park and the surrounding municipal buildings
retains a high degree of integrity of design. Defining design characteristics of the district
include but are not limited to the urban street grid of Broadway, Canyon Boulevard,
Arapahoe Avenue and 13th Street; the park with its central green with trees planted in
groves and along the perimeter of the park; Boulder Creek and Boulder Slough as
prominent water features; five architecturally distinct structures in and adjacent to the
park, many of which were designed and sited in relation to their park setting.
The district’s historic workmanship is evident in the integration of art and architecture in
the Boulder-Dushanbe Teahouse, the high quality of masonry in the construction of the
Atrium Building and the Penfield Tate II Municipal Building, and the construction of the
bandshell and its seating.
The district retains its integrity of materials. The five existing landmarks retain their
historic material, with the exception of the Bandshell, which was rebuilt in 1995 using the
same materials. However, that alteration does not diminish the structure’s historic
integrity.
70 “Nagasaki memorial plans” August 9, 1972. Colorado Daily - University of Colorado Boulder, Volume 20, Number
172.
71 Ham, Richard G. “Bikeways.” April 23, 1971. Colorado Daily - University of Colorado Boulder, Volume 19,
Number 138.
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The district retains sufficient integrity to convey its feeling of a historic urban park
surrounded by unique structures representing distinct architectural styles and periods.
As a result of the area’s historic physical features described above, the district retains
historic integrity to convey its association with the design of the park during the 1937-
1974 period, and the numerous social, cultural and political activities that occurred within
the park and the surrounding public spaces.
Figure 5. Aerial photograph from 1958 showing Central Park with the Bandshell and seating (top center
of image), Broadway and the Municipal Building (left side), 13th Street and buildings on east side of 13th
Street (right side of image). City of Boulder.
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Figure 6. Aerial photographs from 1972 (top) and corresponding image from 2023 (below) showing
Central Park with the Bandshell and seating at the center of the images, Broadway and the Municipal
Building with west addition (left side), 13th Street and the Atrium building (top right) on east side of 13th
Street. City of Boulder.
Summary of Integrity Assessment – Local Criteria
In conclusion, P&DS staff agree with the CLA findings that the Olmsted, Jr. design of the
park (1924-1937) does not retain historic integrity due to the extent of changes over time.
P&DS staff considers the proposed historic district retains its historic integrity of
location, design, setting, materials, workmanship, feeling and association from the 1938 -
1974 period of development.
On Feb, 7, 2024, the Landmarks Board voted to recommend to the City Council that it
consider recognizing Olmsted’s plan as being intact, recognizable, and significant to the
historic district. However, as described above, staff agree with the CLA findings that the
Olmsted, Jr. design of the park (1924-1937) does not retain historic integrity due to the
extent of changes over time.
PERIOD OF SIGNIFICANCE
Period of significance is the length of time when a property was associated with
important events, activities or persons, or attainted the characteristics which qualify it for
National Register listing.72 National Register Bulletin 16 provides the following guidance
on determining the period of significance for a historic district: Usually begins with the
72 NPS Bulletin 16. https://www.nps.gov/subjects/nationalregister/upload/NRB16A-Complete.pdf. Pg 42.
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date when significant activities or events began giving the property historic significance;
this is often a date of construction.
•For properties associated with historic trends, such as commercial
development, the period of significance is the span of time when the property
actively contributed to the trend.
•The property must possess historic integrity for all periods of significance
entered.
•Continued use or activity docs not necessarily justify continuing the period of
significance. The period of significance is based upon the time when the
property made the contributions or achieved the character on which
significance is based.
•Fifty years ago is used as the closing date for periods of significance where
activities begun historically continued to have importance and no more
specific date can be defined to end the historic period. (Events and activities
occurring within the last 50 years must be exceptionally important to be
recognized as "historic" and to justify extending a period of significance
beyond the limit of 50 years ago.)
On Feb. 7, 2024, the Landmarks Board voted to recommend to the City Council that it
consider expanding the period of significance to a date that includes the residential
period. In the Landmarks Board memo, staff recommended a period of significance
beginning in 1938, to align with the historic integrity tied to the existing historic
character of Central Park established through designs by Saco DeBoer and Glen
Huntington. However, expanding the period of significance to the earliest date of
construction of the extant historic buildings would also be appropriate and would be
consistent with other local historic district designations.
Therefore, staff recommends the period of significance for the district extend from 1906
(when the earliest surviving building, the City Storage & Transfer Building was
constructed) to 1974, a date fifty years in the past. The extended period of significance
represents both the earlier commercial and residential period and the period when city
leadership intentionally developed the area as a municipal center, physically anchoring it
with modern architectural structures which, in turn influenced the civic use of the park
and spaces between the buildings.
While some other periods are historically significant, including the earlier park planning
and design (1903-1923; 1924-1937), the residential, commercial and industrial period
(1870s-1928); and the Indigenous history since time immemorial, the area no longer
retains its historic integrity (physical features to convey that time) to justify an even
earlier period of significance.
Opportunities to represent the area’s earlier history is encouraged by Draft Guiding
Principle #4 (see Attachment D: Draft Design Guideline Framework): “The area is
significant for its association with Boulder’s municipal, social and political history. As
part of Boulder’s Civic Area, this district continues to have a symbolic, geographic, and
functional importance and therefore should serve as an inclusive place where all feel
welcome. Celebrate the diversity of our community and enrich our collective
understanding of different periods of Boulder’s history by acknowledging stories of
historically excluded populations.”
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Additionally, the Park Plan for the Civic Area (link) includes celebrating history as a
guiding principle and the recognition of the area’s earlier history can appropriately be
considered and implemented with Civic Area Phase 2.
HISTORIC DISTRICT NAME
The application received on May 30, 2023 proposed the historic district be named the
Civic Center/City Park Historic District. Staff and the Landmarks Board recommend the
historic district be known as the Civic Area Historic District, to reflect the commonly
known name of the area, and encompass a broad history and significance.
On Feb. 7, 2024, the Landmarks Board voted to recommend that City Council consider
naming the district to commemorate those who were displaced during the park’s
development and other exclusionary actions and policies by the city, e.g. Water Street
Historic District, Boulder Creek Historic District.
The Guidelines for Names of Landmarked Structures and Sites (link), recommends
basing the name on an original or later use, unusual architectural characteristics or a
commonly accepted name. Staff considers appropriate names for the proposed district
include the Water Street Historic District, Boulder Creek Historic District, Central
Boulder Historic District or the Civic Area Historic District. Note that the ordinance
could be amended at a later time to change the name of the district.
HISTORIC DISTRICT BOUNDARY
The Boulder Revised Code describes a contiguous historic district as an “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 distinc t section of
the city.” Section 9-11-2(a)(2) B.R.C. 1981. P&DS staff additionally utilize the guidance
in National Register Bulletin 16: Defining Boundaries for National Register Properties
(link) in the analysis for determining historic district boundaries. The bulletin provides
the following summary:
Select boundaries that encompass the single area of land containing the significant
concentration of buildings, sites, structures, or objects making up the district.
The district's significance and historic integrity should help determine the boundaries.
Consider the following factors:
• Visual barriers that mark a change in the historic character of the area or that
break the continuity of the district, such as new construction, highways, or
development of a different character.
• Visual changes in the character of the area due to different architectural
styles, types or periods, or to a decline in the concentration of contributing
resources.
• Boundaries at a specific time in history, such as the original city limits or
the legally recorded boundaries of a housing subdivision, estate, or ranch.
• Clearly differentiated patterns of historic development, such as
commercial versus residential or industrial.
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Boundary Proposed by Applicants
The application received on May 30, 2023 (link) requested the designation boundary
encompass the area west of the Penfield Tate II Municipal Building (1777 Broadway) to
the west side of 14th Street, and from the south side of Canyon Blvd. to the north side of
Arapahoe Avenue, excluding the privately owned buildings at 1201 Arapahoe Ave. and
1724 Broadway (Yocom Building); and the buildings on 13th Street south of the City
Storage and Transfer Building (a combination of city -owned and privately-owned
parcels).
Figure 7. Historic district boundary proposed by the applicants outline in black on a Google Map image
that identifies contemporary features and businesses in the area.
The applicants provided the following boundary justification in their application:
“This boundary incorporates five landmarked city-owned properties, the full extent
of the historic Central Park, and the plaza between the Teahouse and the Atrium
Building. The proposed historic district provides area integrity by combining these
significant properties in a cohesive whole and celebrates the sense of place. The
proposed boundary intentionally includes the parking lots to the east of the Atrium
Building, Teahouse, and the City Storage and Transfer buildings. Proposed
development on these properties should be reviewed for potential impact on the
historic structures and features. The applicants do support change here that is
sympathetic and respectful to the adjacent historic buildings, especially as the city
begins to repurpose their buildings.”
Note, the three applicant groups also support the two boundaries described below.
Boundary Recommended by Staff and the Landmarks Board
Staff and the Landmarks Board recommend the historic district boundary encompass the
area west of the Penfield Tate II Municipal Building (1777 Broadway) to the east edge of
the landmark boundaries for the Atrium Building (1300 Canyon Blvd.), Boulder-
Dushanbe Teahouse (1770 13th St.) and the Storage & Transfer Building (1750 13th St.),
including the 13th Street Plaza, and from the south side of Canyon Blvd. to the north side
of Arapahoe Avenue, excluding the privately owned buildings at 1201 Arapahoe Ave.
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and 1724 Broadway (Yocom Building) and the buildings on the east side of 13th Street
south of the City Storage and Transfer Building (a combination of city-owned and
privately-owned parcels). The recommended boundary includes the extent of 13th Street
between Canyon and Arapahoe Avenue, and the parking area between the Atrium
Building and Canyon Boulevard. The proposed boundary would follow the midline of
Boulder Creek. Staff considers this boundary to meet the NPS guidance, in that it:
• Contains the significant concentration of contributing buildings and sites: the five
designated landmarks and Central Park.
• Central Park retains its original boundary from its formal establishment in 1924,
and the full extent of the park is historically significant for its social, cultural and
political use within the 1938-1974 period of significance.
• Utilizes Canyon and Arapahoe as visual barriers that break the continuity of the
district (note, Broadway has historically bisected Boulder’s civic center);
• Includes portion of 13th Street
• Includes the parking area between the Atrium and Canyon
• Follows the rear of the existing landmark boundaries of the contributing buildings
along 13th to recognize the decline of concentration in the contributing resources.
• No buildings or features within the period of significance exist today, and
the parking lot itself is not historic. Inclusion of the parking lot as a
“buffer” is discouraged by NPS guidance.
• The southern boundary follows the midline of Boulder Creek, a contributing
feature and visual barrier.
While this boundary includes areas, such as parts of Central Park, Broadway and 13th
Street that are non-contributing, the grouping as a whole achieves significance within its
historic context and the majority of the components that add to the district’s historic
character possess integrity.
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Figure 8. Proposed historic district boundary recommended by staff and the Landmarks Board.
Boundary Recommended for Consideration by the Landmarks Board
On Feb. 7, 2024, the Landmarks Board recommended that City Council consider
expanding the boundary to include Block 11 (the area west of the 11th Street pedestrian
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bridge to the Boulder Public Library plaza) to recognize the historical significance of the
displaced residential area and its importance to the site of Boulder’s first Black
community. Additionally, the Landmarks Board voted to recommend to the City Council
that it consider expanding the boundary to include the southern and western banks of
Boulder Creek (see Figure 9).
Figure 9. Proposed historic district boundary recommended by the Landmarks Board for consideration
by City Council shown as a dashed and solid yellow line.
The area of Block 11 suggested for inclusion in the expanded boundary was
outside of the original application, and therefore did not receive the full research
and analysis for historical significance, integrity, and boundary determination.
Staff does not recommend expanding the boundary at this time as additional study
would be required to fully evaluate Block 11. Staff recommends maintaining the
proposed boundary described above in the previous section. Note that the
ordinance could be amended at a later time to change the boundary of the district,
as was done for the Downtown and Mapleton Hill historic districts.
The opportunity to recognize the Water Street neighborhood already exists as a
portion of the area is included in the recommended boundary on what is currently
the site of the Penfield Tate II Municipal Building. The history of the community
that was displaced in the establishment of the park and municipal center is
included in the documentation of the historic district.
In addition, the Park Plan for the Civic Area guiding principle, “Celebration of
History & Assets” includes “Inclusive History: Preserve, reflect and celebrate the
area's fully inclusive history (e.g., indigenous populations, mining, the railroad,
Olmsted's linear park and landmarked structures)” and “Integration of History:
Integrate history with arts, culture, local food, and any new structures or designs.”
Recognizing the residents who lived here prior to the establishment of the
municipal center and park can appropriately be considered and implemented with
the Civic Area Phase 2 project.
DRAFT DESIGN GUIDELINE FRAMEWORK
Canyon Blvd. Broadway Arapahoe Ave.
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The Landmarks Board adopts design guidelines as administrative regulations to help
facilitate the review of proposed changes within a district. While the guidelines allow for
flexibility and interpretation, all approvals must be consistent with the standards found in
Section 9-11-18, B.R.C., 1981. If the Civic Area Historic District is designated, specific
design guidelines would be developed to recognize the unique character of the area.
These guidelines can be different for different parts of the district based on contributing
and non-contributing features.
Staff formed a technical advisory group to involve the application group and city
departments in the development of a framework for the draft design guidelines.
Comprising representatives from Community Vitality, Facilities & Fleet, Parks &
Recreation, Planning & Development Services and Public Works – Utilities, and
representatives from the three applicant groups, the Technical Advisory Group met over
the course of three meetings to create a draft design guideline framework.
Representatives from other city departments, City Manager’s Office, City Attorney’s
Office, Community & Engagement, Transportation & Mobility, chose to review the draft
design guideline framework once complete rather than participate in the technical
advisory group.
The framework (see Attachment D: Draft Design Guideline Framework) includes the
intent and scope of the design guidelines, preliminary Table of Contents, and guiding
principles. Staff chose to postpone the development of full design guidelines until after a
final decision was made on the designation. The intent of the framework is to provide
direction for reviewing alterations and for the development of district-specific design
guidelines, should the district be designated.
The framework for the proposed historic district is attached for review. If the City
Council designates the historic district, a separate project will commence to develop
district-specific design guidelines with additional opportunities to provide input on and
refine those guidelines prior to adoption, per Chapter 1-4 “Rulemaking” and Chapter 9-
11-24 “Landmarks Board and City Manager Authorized to Adopt Rules”.
PRELIMINARY CHARACTER-DEFINING FEATURES
Character-defining features of the historic district will be determined through the
development of the design guidelines. Preliminary contributing features to be further
evaluated include the open and natural character of Boulder Creek, the Boulder Slough
(note changes within the easement do not require historic preservation review), the urban
street grid, each of the five individually landmarked structures and their settings, Central
Park’s open green with trees planted in groves and along the perimeter of the park, and
the two State Champion Trees.
Preliminary non-contributing features may include the Sister Cities and 13th Street Plaza
(including paving, artwork and stone walls), the Boulder Creek Path and associated
bridge and railings, Broadway Bridge (reconstructed c. 2003), light fixtures and engraved
boulders, the Gilbert White Flood Memorial, and the B-Cycle stations.
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The Landmarks Board finds, based upon the application and evidence presented, that the
proposed historic district designation is consistent with the purposes and standards of the
Historic Preservation Ordinances Sections 9-11-1 and 9-11-2, B.R.C. 1981, in that:
1.The designation of the Civic Area Historic District will protect, enhance, and
perpetuate an area reminiscent of a past era of history and preserve important
examples of Boulder’s historic architecture and site of historical interest.
2.The proposed designation will maintain an appropriate setting and environment
for the site, and enhance property values, stabilize the neighborhood, promote
tourist trade and interest, and foster knowledge of the city’s living heritage.
ALTERNATIVES
Modify the Application: The City Council may modify the historic district boundary
and name.
Deny the Application: If the City Council finds the application does not meet the criteria
for historic district designation, it would vote to deny the application. Should an
application be disapproved, the same application may not be submitted for a period of
one year.
ATTACHMENTS
Attachment A – Ordinance 8627
Attachment B -- Public Input Received between October 16, 2023 and March 6, 2024
Attachment C -- Letters Received between July 12, 2023 and March 6, 2024 (link)
Attachment D -- Draft Design Guideline Framework
FINDINGS
Item 3A - 2nd Rdg Civic Area Historic District Page 49
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ORDINANCE 8627
AN ORDINANCE DESIGNATING THE AREA AS SHOWN IN
EXHIBIT A, TO BE KNOWN AS THE CIVIC AREA
HISTORIC DISTRICT, AS A HISTORIC DISTRICT UNDER
CHAPTER 9-11, “HISTORIC PRESERVATION,” B.R.C. 1981;
AND SETTING FORTH RELATED DETAILS
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER,
COLORADO:
Section 1. The City Council enacts this Ordinance pursuant to its authority under Chapter
9-11, “Historic Preservation,” B.R.C. 1981, to designate, as a historic district, an area, as depicted
on Exhibit A, containing a number of buildings and sites having special character and historical,
architectural, or aesthetic interest or value and constituting a distinct section of the city.
Section 2. The City Council finds that: a) on May 30, 2023, Historic Boulder, Inc.,
Friends of the Bandshell and Friends of the Teahouse submitted a historic district application for
a portion of the Civic Area; b) on July 12, 2023, the Landmarks Board held a public hearing and
adopted a resolution initiating the historic district designation process; c) on February 7, 2024,
the Landmarks Board held a public hearing on the proposed designation and recommended that
the City Council approve the proposed designation.
Section 3. The City Council also finds that upon public notice required by law, the City
Council held a public hearing on the proposed designation on April 11, 2024, and upon the basis
of the presentations at that hearing finds that the area does constitute a distinct section of the city
Attachment A - Ordinance 8627
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and possesses a special historical, architectural, and aesthetic interest or value warranting its
designation as a historic district.
Section 4. The characteristics of the area that justify its designation as a historic district
are: a) its historic significance for its association with numerous individuals of local significance,
including Mollie Gordon, Jennie Johnson, Maryette Kinglsey, “Rocky Mountain” Joe Sturtevant,
the Boulder City Improvement Association, and Penfield Tate II; the public function of the area as
the symbolic, political, and municipal center of Boulder’s local government, and as the site of
numerous social, cultural, and political events; for its significance in the history of Boulder’s park
system development and its contribution to the social and cultural life of the city for more than a
century; b) its architectural significance for its unique variety of distinct architectural and
landscape styles spanning the 20th century; as the work of notable architects, designers and
craftsmen, including Frederick Law Olmsted, Jr., Saco R. DeBoer, Glen Huntington, James
Hunter, Hobart Wagener, Lado Shanidze, Manon Khaidarov, Mirpulat Mirakhmatov and
Abdoukodir (Kodir) Rakhimov; the skillful integration of design; and, c) its environmental
significance for its planned and natural site characteristics, including the spatial relationship of the
civic buildings and Central Park, Boulder Creek, landscape design and mature trees; and its
prominence as an established and visual feature of the community.
Section 5. Private irrigation ditches run along and within the historic district boundary
through which multiple decreed water rights are conveyed across the subject property. Three of
these ditches, the North Boulder Farmers Ditch, the Boulder and Lefthand Ditch and the Boulder
and White Rock Ditch, are co-located in a drainageway known as the Slough. In addition to the
Slough ditches, the Smith and Goss Ditch is located within the historic district boundary. The
diversion structures on Boulder Creek for all four ditches are also included in the historic district
Attachment A - Ordinance 8627
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boundary. The ditches were constructed in the late 1850s and early 1860s and their appurtenant
operation and maintenance easements arose through construction and nearly 160 years of use.
Although portions of these ditches are located within the historic district boundary, a landmark
alteration certificate shall not be required for the operation, maintenance or replacement of the
ditch or appurtenant structures, respectively, including any necessary repairs or improvements, so
long as such activities are within the scope of the ditch easement.
Section 6. The City Council further finds that the foregoing historic district designation is
necessary to promote the public health, safety, and welfare of the residents of the city.
Section 7. A new historic district is hereby created. Its official designation and name shall
be “Civic Area Historic District” and it shall be hereafter so known. The area to be included in
the district is as follows: All of the following lots in the blocks according to the recorded plats of
Original Town of Boulder and Smith’s Grove on file in the Boulder County Clerk and
Recorder’s Office, Colorado:
Original Town of Boulder Plat
Block 12 – All of Lots 1-6 and the portions of Lots 7 -12 north of the midline of Boulder Creek
Block 13 – All of Lots 1-12
Block 14 – All of Lots 4-9
Smith’s Grove
Block 1 – All of Lots 3-7 and the portions of Lots 1-2 north of the south bank of Boulder Creek
Block 2 – All of Lot 1
And all public rights-of-way within the district boundaries.
The boundary of the district and the area included is portrayed on the attached Exhibit A.
Attachment A - Ordinance 8627
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Section 8. The City Council directs that the city manager gives prompt notice of this
designation to the owners of the real property within the historic district and cause a copy of this
Ordinance to be recorded as described in Subsection 9 -11-6(d), B.R.C. 1981.
Section 9. The City Council deems it appropriate that this Ordinance be published by title
only and orders that copies of this Ordinance be made available in the office of the City Clerk for
public inspection and acquisition.
INTRODUCED, READ ON FIRST READING, AND ORDERED PUBLISHED BY
TITLE ONLY this 21st day of March 2024.
____________________________________
Aaron Brockett,
Mayor
Attest:
____________________________________
City Clerk
Attachment A - Ordinance 8627
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READ ON SECOND READING, PASSED AND ADOPTED this 11th day of April 2024.
___________________________________
Aaron Brockett,
Mayor
Attest:
____________________________________
City Clerk
Attachment A - Ordinance 8627
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Exhibit A – Historic District Boundary Map
Attachment A - Ordinance 8627
Item 3A - 2nd Rdg Civic Area Historic District Page 55
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Public Input Received - October 16, 2023 to April 3, 2024
CIVIC AREA HISTORIC DISTRICT
Online feedback (as of April 3, 2024)
The project website has hosted an online form since Oct. 16, 2023 for community members to
express their views on the proposed historic district.
Seventy-four people have provided feedback through this channel as of April 3, 2024. The project
team recognizes that this is not a statistically valid sample for our community but it does reflect a
range of views. The online form asked whether people support a designation.
Out of the 74 respondents:
-49% support the designation
-34% do not support the designation
-17% are unsure if they support the designation.
The sections below summarize the main reasons provided as well as some supporting quotes. A
table with the full list of input received is also provided.
1.Out of those who support the designation, the following reasons have been provided:
-It’s good for business and for tourism.
-Preservation is a valuable goal for our cities
-This area represents the best of Boulder (besides the mountain backdrop)
-It will help improve safety and allow people to use the spaces currently dominated by the
unhoused and substance abusers
-Central park is important for community gatherings
-The history being told acknowledges the impacts on historically excluded peoples
“Respect our Black History”
“Such a district will act as a deterrent against the spread of any radical changes…”
“Perhaps this newfound designation could also help drive some of the seedier elements of that area out of
the downtown area (or at least to a place that is not so visible or beloved).”
“Why are we so eager to get rid of historical stories of Boulder? The Italians would never tear down an article
of Art or History.”
“Thank you to these organizations and the landmark committee for seeing the civic center as something that
should be protected.”
“It’s very important that as Boulder continues to change, that we recognize and protect historic properties
and areas in the city.”
“The District will encourage tourism and economic spill-over will greatly benefit the adjacent business district
on the Pearl Street Mall.”
2.Out of those who do not support the designation, the following reasons have been provided:
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 56
Packet Page 97 of 225
- This area needs redevelopment and programming, not further preservation and restrictions.
- Parking lots are not historic. Affordable housing should be built on the parking lots.
- We need civic spaces that meet the needs of our community today.
- There is limited benefit of a district designation.
- The city should focus on other priorities.
- This is not aligned with the city’s equity and climate goals.
- Not worthwhile to pursue a district until issues of unhoused and public safety are
addressed in the area.
“There is no benefit to landmarking the parking lots and lawn areas around these already landmarked
buildings.”
“I think we can recognize the history without making this a historic district that would make future
improvements harder to complete.”…”The stories and histories of the civic area can be expressed so
creatively without the constraint of a district.”
“The results are clear – landmarking these spaces has simply crystallized their nonfunctionality. Now it’s [the
bandshell] a relic that has little relevance to the performing arts.”
“..the plan seems aimed at preserving Olmsted’s exclusive version of this area…Why is his version of the use
of this land the one that gets preserved? …Why do three groups that don’t include the communities or people
with deeper historical ties to this area get to dictate the future of this area for generations to come?”
“If we are going to spend taxpayer money on this area, it should be done in a way that repairs past harms and
oppressions, rather than preserve them.”
“Please do not do this. It was a good intention in the past, but not now. Especially because the City owns and
manages the resources. Our Downtown needs more cultural interest and creative facilities that expan d water
related experience, entertainment, art and robust and diverse markets. But a HD designation at this point is a
constraint.”
“Pointless to do this until the issues around homelessness and safety are addressed – otherwise the
designation is pointless window dressing and propaganda.”
“Are you spending all of this money for the homeless to have a beautiful place to occupy?”
3. Out of those who are not sure if they support the designation, the following reasons have been
provided:
- Need more information and understanding of the impacts
- Worried that significant public resources would be spent here with little return
- Skeptical that the collection of disjointed buildings warrants designation of a historic
district
- Would support if the use of current buildings can be reimagined
- Worried that the designation glosses over the presence of unhoused in the area and the
impact on safety and access to this area for the general public
- Worried that unless the challenges with the unhoused and substance abuse onsite are
addressed, the positive impacts of a historic district cannot be realized
- Desire for the city to prioritize public safety
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 57
Packet Page 98 of 225
“I oppose the idea if the inclusion of certain buildings within the proposed historic district will prevent the
possibility of replacing or reimagining some of the buildings within that district [reference Penfield Tate and
Atrium].”
“As far as I know the specific area on the map, it’s a lot of random generic buildings. If anything, Pearl St fits
the bill and we already have that.”
“One thing everybody hates, is a grand expenditure of resources on something that is not terribly important.”
“And I think as long as there are homeless encampments along that whole park area- which seem to be
growing – it will never be a vibrant destination. Fact.”
“If the area was cleaned and made safe I would support the designation.”
“Advertising and promoting this area will increase the danger to citizens and visitors until this area is
managed and drugs are banned from these sites.”
“No desire to preserve the lawless, degraded and dangerous place this area has become.”
“Total disconnect between lack of care and lack of law enforcement in downtown civic areas and this effort
to create historical designation of an area the City has allowed to become trashed and dangerous….Is this an
effort to obfuscate and detract from working on fixing the problem?”
Table 1 is the full list of input received through the online form.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 58
Packet Page 99 of 225
Table 1 Feedback from the online form (as of Mar. 20, 2024)
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
1
Yes Respect our Black history
Boulder's black history has been swept under the rug AGAIN.
This is another example of the City trying to do that. A
historic district will make our black history always visible and
is so important. The reporting lab article from April 2 is clear
that the City has ignored this history for 100 years and will
continue to unless it is TOLD to do something different. Tell
the Parks Department to start respecting our black history.
2
Yes
I am Joe Stepanek and my wife is Caroline Holmes Stepanek - we live in an historic family home - twice land marked .
We have a long time connection to the Central Park neighborhood and we strongly support the proposed Historic
District in the civic center area. My involvement in the neighborhood centers on the Sister Cities and the
establishment of the Tea House. They are a tangible manifestation of Boulder’s commitment to peaceful relations in
our community and beyond. I believe the proposed new Historic District would expand on this work to create bridges
of understanding among diverse populations. The buildings and park areas illustrate an almost continuous timeline of
the history of Boulder. The district would educate about the stories of disenfranchised people in this area including
indigenous people, Black Americans, and impoverished citizens. The writings on the wall of our Muni Building says it
well..."Promoting peace through mutual respect, understanding and cooperation, one individual, one community at a
time." Two of the buildings in the proposed historic district manifest this promise of peace – the Municipal Building
with its Sister Cities Plaza, and the Dushanbe Teahouse from a former Soviet country, Tajikistan. These structures
contribute to our history, to peace, and support the arts for tourism and for business. Their linkage with the other
properties in the proposed historic district would create an even more powerful message of hope and peace. Boulder
is very fortunate that the city has been good stewards of the properties in this neighborhood. Creating a historic
district here would reinforce the city’s commitment to peace, diversity, the arts, to business and to preservation.
Riches in diversity - yes – with enjoyment and respect. I strongly support this proposed Historic District. Joe Stpanek
3
Yes
The area represents an important part of Boulder's
civic history and should be recognized as significant to
the history of our city.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 59
Packet Page 100 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
4
Yes
The current use of this space is a blight on the city. The
bandshell was created as a civic space for the
community and now it's a homeless gathering space in
the middle of downtown.
We want this area reclaimed for city use instead of the
homeless, drug-addled mess that it is currently. If, by
designating this area as an historic district, it means that it
will become a safe, clean area for use by tax paying citizens,
then this designation will be great for the city.
5
Yes
Creating the Civic Area historic district will promote
valuable historic preservation of buildings and places
that are highly valued by the people of Boulder. The
District will also continue to encourage public
engagement and community interaction in a place
that is much loved by Boulder citizens. The District will
encourage tourism and economic spill-over will greatly
benefit the adjacent business district on the Pearl
Street mall. The Bandshell is highly valued by Boulder
citizens including the existing park surrounding it and
the important buildings surrounding the park.
The Civic Area Historic District will prevent development that
would contribute to uncomfortable density that further
creates more air pollution and contributes to global
warming. Preserving the park and surrounding area as a
District will assure that future generations of Boulderites can
enjoy a quality of life that the civic area has afforded many,
many prior generations of Boulder citizens.
6
Yes
It's very important that as Boulder continues to
change, that we recognize and protect historic
properties and areas in the city.
7
Yes
These buildings need to be included in order to save
the character of the area.
8
Yes Civic Park is a valuable part of Boulder history.
This area has an important history and acts as a timeline for
the city. Would be cool to display Olmsted's original design
in the park.
9
Yes
The proposed site is both of historic and
environmental importance
I am writing in support of the proposal because the area
should be preserved and protected from any further
development especially that which was approved for the
property on which the Dark Horse sits. In addition, the park
area has the potential to be a flood plain as happened in the
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 60
Packet Page 101 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
1894 flood so there should be no development there as well.
It's happened before and it could happen again.
10
Yes
Hopefully the historic district status will mean more
enforcement
Concerned that the designation will not make any difference
with enforcement
11 Yes Historic Districts are support tourism and is good for
business.
12 No A lot of this area needs to be redeveloped. Too many
parking lots and empty buildings.
Really need to build affordable housing on the parking lots.
13 Yes It's historic, and it reflects a Boulder that so many of us wish
were still there. Such a district will act as a deterrent
against the spread of any radical changes to a place that
was already perfect.
Perhaps this newfound designation could also help drive some of
the seedier elements of that area out of the downtown area (or at
least to a place that is not so visible or beloved).
14 Yes It is vital to preserve the history of Boulder and remember
all of those who came before us.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 61
Packet Page 102 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
15 Yes Central Park plays a huge role in Community Gatherings
16 Yes I remember going to the Bandshell as a child. There use to
be a train engine there, that just amazed me. Why are we
so eager to get rid of historical stories of Boulder? The
Italians would never tear down an article of Art or History.
https://youtu.be/xevBo6gfafA?si=4k4LYPwLr0uxVpnJ
I suggest you watch this video done by Denver CBS on the
Huntington Bandshell.
17 No It's a terrible idea... This is just an extension of PLAN's nimby reaction to the Civic Area
Plan which contemplated improvements and construction of new
buildings in the area to make space for civic uses such as an indoor
farmers market...landmarking the bandshell, seats, atrium
building, etc is a non-sensical approach to making civic spaces that
can meet the needs of our community. The results are clear -
landmarking these spaces has simply crystalized their
nonfunctionally. When the city met with users of the bandshell,
the main request was to add green room space. By moving it and
adding that space, it could have had life. Now it's a relic that has
little relevance to the performing arts.
There is no benefit to landmarking the parking lots and lawn areas
around these already landmarked buildings.
18 No I think we can recognize the history without making this a
historic district that would make future improvements
harder to complete.
19 Yes It has so much history and really represents the best part of
Boulder besides the mountain backdrop.
20 Yes The buildings to be included in the historic district, because
of their significance, need to have landmark protection.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 62
Packet Page 103 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
21 No Not consistent with the city's equity and climate goals This area spent far more time in the hands of the Indigenous
people who had stewarded it since time immemorial. After the
Indigenous people were forcibly removed from their land, this area
was dominated by workers, low-income people, and people of
color.
Yet the plan seems aimed at preserving Omlsted's exclusive
version of this area. Olmsted is a noted racist whose plans for this
area led to the displacement of those who had long used it for
shelter, gathering, and other purposes. Why is his version of the
use of this land the one that gets preserved? Why has there
apparently been no input from BIPOC people and especially from
those with much deeper ties to this area than any non -Indigenous
people here now on the creation of this historic district? Why do
three groups that don't include the communities or people with
deeper historical ties to this area get to dictate the future of this
area for generations to come? How does memorializing a racist's
vision of Boulder's civic area align, created through trauma tic
displacement of Indigenous people, poor people and people of
color, mesh with our city's racial equity goals?
People from groups that have been and continue to be
traumatized by displacement from this area ought to be the ones
deciding how this area is used. Resources spent creating a
historical area would be better used offering housing support or
reparations to the descendants of those displaced by Olmsted's
vision of a neat and tidy area that destroyed natural ecosystems
and excluded BIPOC residents, low income people, and laborers.
If we are going to spend taxpayer money on this area, it should be
done in a way that repairs past harms and oppressions, rather
than preserves them.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 63
Packet Page 104 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
22 Not sure Is that area really "historic"? It sounds like Boulder just wants to have a "historic district" like
other cities. Historic districts are usually a focal destination for
restaurants, shopping, walking. As far as I know the specific area
on the map, it's a lot of random generic buildings. If anything,
Pearl St fits the bill and we already have that. Boulder has MANY
other things that could use improvement and development. One
thing everybody hates, is a grand expenditure of resources on
something that is not terribly important.
And I think as long as there are homeless encampments along that
whole park area - which seem to be growing - it will never be a
vibrant destination. Fact.
I think the band shell should be demolished (it's small, dirty,
inadequate, and how often is it really used?) and a bigger stage
area could be established for outdoor events.
23 No This area has so many opportunities for redevelopment that
can anchor a variety of community focused and cultural
mixed uses. Establishing a vital snd creative mixed use East
Bookend will strengthen the urban downtown. By
establishing a historic district it will prevent so many good
things for an equitable downtown. The bandshell influence
along the public front door to Boulder is an underwhelming
civic experience. The stories and histories of the civic area
can be expressed so creatively without the constraint of a
district.
Please do not do this. It was a good intention in the past, but not
now. Especially because the City owns and manages the resources.
Our doentown needs more cultural interest and creative facilities
that expand water related experiences, entertainment, art and
robust and diverse markets. But a HD designation at this point is a
constraint.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 64
Packet Page 105 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
24 No Why designate parking lots as historic? Most of the block between 13th St and 14th St is parking lots,
which makes that block unworthy of designation as a historic
district, particularly when the city can just landmark the existing
buildings. Better to prioritize filling in those unattractive empty
spaces with something useful (housing would be nice) rather than
make it harder to develop anything by creating another historic
district. Also, the Atrium building wasn't worthy of being
landmarked, doubling down on that would compound the mistake.
25 No This area needs redevelopment and programming, not
further restrictions on use
Please invest in public use--including programming, infrastructure
and public safety--in this area.
26 No This area is TRASHED - totally unsafe currently - certainly no
longer "historic"
Pointless to do this until the issues around homelessness and
safety are addressed - otherwise this designation is pointless
window dressing and propaganda.
27 No Not until it is safe and the
28 Not sure Concern for safety of area given drug use and resulting
violent behaviors
I have great concern over lack of acknowledgment that this area is
unsafe to visit and enjoy based on out of control drug use and
aggression of people on meth and similar stimulants that cause
aggression. Advertising and promoting this area will increase the
danger to citizens and visitors until this area is managed and drugs
are banned from these sites. If the area was cleaned and made
safe I would support the designation. The history provided in the
report is very beautiful and well done.
29 No no support until the area is safe on an ongoing basis. The civic area is disgusting and unsafe. All this beautiful
accumulation of history yet, for the past few years, it has turned
into a sh*thole with the City's blessing. The intersection of
Broadway & Canyon, through which nearly every visitor to Boulder
passes, is an embarrassment. Do better and stop normalizing the
situation.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 65
Packet Page 106 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
30 Yes Because hopefully if this happens, the area will be cleaned
up and I can return to walking along the Boulder Creek in
that area, as well as bringing guest and children to play.
The sooner the better
31 No Are you spending all this money for the homeless to have a
beautiful place to occupy?
As a citizen of Boulder for over 50 yrs I do resent the intimidation I
feel when I want to enjoy our lovely river walks. I am not referring
to those who are unfortunate in losing their homes, I am referring
to those who live that life by choice. They delight in getting as
much as they can from society for free, as you well know. They
regularly harrass the Boulder High students coming to and from
school on their bikes, as you also well know.
Untill you figure out a way to create these wonderful spaces for us
the citizens to enjoy, why spend all that tax money?
32 No This area is currently an embarrassment to the city,
designating as Historic will only elevate the hypocrisy in how
this area is being managed
This area is a complete embarrassment, one of many black eyes on
the city of Boulder. Central Park is home to open drug use, open
defecation, regular drug overdoses, a multitude of encampments,
harassments, physical altercation, etc. etc. Designating as
"Historic" may lead residents and visitors coming to the area under
the presumption there is some significance/beauty to the area,
cultural relevance, or just an enjoyable site with something to be
gained (historical perspective). Visiting the area will not fulfill any
of these things interests and will likely lead to visitors leaving the
area with a less than stellar view of Boulder. Until the city takes a
proactive approach to cleaning and maintaining any of the public
spaces I am not in support of any of the efforts of this city to
designate or elevate our public spaces to anything other than what
they are, unsafe and unsanitary areas much of the public chooses
to avoid.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 66
Packet Page 107 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
33 Not sure I no longer feel safe in most of our public spaces and have
stop enjoying our public spaces. I used to love taking my
kids to Pearl Street, but we have been harassed by drug
addicts (been yelled at) and the public bathrooms are not
accessible (as meth users use these public spaces). We also
wtiness someone defecating on Spruce Street. A civic area
would not be enjoyed by most given that our public safety is
precarious!
The City's efforts need to prioritize public safety so that ALL can
enjoy our public areas. I don't see how a civic area wouldn't just be
plagued with drug addicts and unhoused citizens.
34 No Get your priorities straight. This town is pathetic nowadays. How can this even be a consideration with the rampant meth,
fentanyl, and violent crime that has plagued this area (and entire
town). Needles all over the place. Feces in the river that's covered
in trash. You guys really think meth addicts need affordable
housing? Addicts need treatment, not housing. Addiction is the
root of all of the problems here, and in 15 years of living here I'm
repulsed by it nowadays. As a business owner I pay an ungodly
amount of taxes and I can't even comfortably take my son to the
majority of places downtown. People using meth in public
bathrooms. Pathetic. The law only applies to taxpayers. Park your
car and your parking goes 3 minutes over, you have a ticket within
seconds. Meanwhile right around the corner a meth head is
committing grand larceny and BPD just shrugs it off - back to
harassing skateboarders and taxpayers. Your priorities are so far
from reality. Everyone in Boulder is so fed up with this crap.
35 Not sure Will the designation insure that regular citizens can use it
safely?? And the city will stop prioritizing the use of the are
to the meth / fent head zombies that terrorize the
passerbys?
This area has been in rapid decline the last couple of years - open
drug use, sex, violence, trashing of the land and structures. I don't
go down there any more due to the lack of safety. Are you going to
clean it up? have security guards? eliminate drug use? eliminate
camping? pick up needles? feces? it is absolutely disgusting what
has happened the this city in the last 30 plus years.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 67
Packet Page 108 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
36 Not sure Only if the area is first returned to a safe, clean and actual
civic place. No desire to preserve the lawless, degraded and
dangerous place this area has become.
Total disconnect between lack of care and lack of law enforcement
in downtown civic areas and this effort to create historical
designation of an area the City has allowed to become trashed and
dangerous. It does not make sense that resources are being
expended for this type of designation without first fixing it. Is this
an intentional effort to obfuscate and detract from working on
fixing the problem?
37 Yes to preserve the beauty of our civic center, and prevent the
area from being turned into dense concrete apartment,
blocks, or a larger, drug-filled homeless encampment
Concerns: open air meth and fentanyl use. Encampments. Propane
tank fires. Stabbings and shootings. Clean up this area. It's a
disgrace.
The current council majority that opposes the police and cleanup
resources required to keep this area safe are turning Boulder into
a dump.
Thank you to these organizations and the landmark committee for
seeing the civic center as something that should be protected.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 68
Packet Page 109 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
38 No The designation totally ignores the current situation in this
area: that citizens actively avoid the area due to crime and
harrassment by transients.
I and my neighbors with whom I have spoken are deeply offended
by this. The city spends my time and money on this designation,
but not on the unsafe coniditions there??? I am outraged by your
tone deafness.
This tells me my city staff are more effective with the past than the
present.
I am so sorry to see the decline in our city staff and elected
officials mirroring the decline in our public spaces.
I am now motivated -- after many years of support -- to work for
an entirely new roster of all of you.
You are supposed to LEAD.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 69
Packet Page 110 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
39 Not sure I oppose the idea if the inclusion of certain buildings within
the proposed the historic district will prevent the possibility
of replacing or re-imagining some of the buildings withing
that district.
It is clear to me that there are two problematic buildings within
the district boundary:
1. The current functions of the Pennfield Tate building should be
moved to the Western City Campus on Broadway, as that campus
is built. Doing so will allow the Pennfield Tate location to be re -
imagined or re-built into a facility that can serve various new
public functions - including the function as a central hub for
festivals held within the district boundary.
2. The current functions of the Atrium building should also be
moved to the new Western City Campus on Broadway, as that
campus is built. This would allow the Atrium location to be re-
imagined or re-built as a year-round indoor/outdoor Boulder
Farmers Market facility. Imagine a facility at the Atrium location
with large opening overhead doors - open during the warmer
months - and closed in the colder months - enabling a year-round
Farmer's Market. Look to the success of the Santa Fe, NM
Farmer's Market as a great example of such a facility.
40 No The area doesn't feel special anymore due to safety
concerns.
Would designation make it much more difficult and expensive for
tax payers anytime a project occurs within the "landmark"?
Will the "landmark" receive the extra help it already needs in
terms of encampments and feeling safe?
Once it becomes a "landmark", are there elements that would be
restored to represent or educate visitors on the history of the area
(not just a few signs)?
How will the "landmark" designation work with the next phase of
the implementation of the Parks department vision for the area?
What has recently been implemented seems to conflict with
"landmark" implementation as well as other department visions
for the future.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 70
Packet Page 111 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
41 Yes After reading the StoryMap, it's apparent that the area was deliberately created. Unlike some other parks in Boulder where th e
land was donated, this was a decision by city leaders to make this space. It's the first time I've heard of Boulder acknowled ging
that the city displaced residents (a bit like Denver's Auraria neighborhood) and I think the district is a good way to acknow ledge
that.
42 Not sure I support designation but with re-build of music/performing
arts structure/infrastructure.
I am in full support of designating this area Historic, with the
caveat that we have the ability to upgrade the amphitheater
design and infrastructure. We seem to be one of only a few towns
in the state that has not invested in an outdoor performance area.
This is low hanging fruit. I want to see a world-class outdoor
music/performing arts stage and have the current "seating" area
leveled, expanding all the way out across the ditch into our other
grassy area so folks can spread out and enjoy live events under our
beautiful trees and waterways. As it currently is, we don't have a
lot of support from folks because the structure, sound quality,
dance area, bathrooms/services, etc are so outdated. I can list a
dozen small towns within a few hours drive from here who have
invested in a complex and they thrive throughout the season.
Please take some of the $ we now have designated for the arts and
start planning. go see all these other towns where us Boulderites
go to enjoy outdoor entertainment. We'd sure like to stay in our
town and enjoy these events.
43 Yes Central part of Boulder - community, culture, and
architecture
44 No The area is riddled with open drug use, addicts,
encampments, overdoses- where do you propose these
people go? They won't magically disappear after you dumps
millions of tax dollars into this. And for who? I don't even go
to that area anymore due to the needles and harrassment
by those who live on the banks of the creek.
See above. This is a big waste of money- no mention of the mess
down there? Are you all BLIND?
That money would be better spent on inpatient rehab treatment
hospital for these people with mental health/ addiction disorder.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 71
Packet Page 112 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
45 Yes This area is the historic heart of the Boulder community. It
has a rich and long history that has lessons that are relevant
to our lives today. It supports the City's Comp Plan and 2015
Civic Area Masterplan to celebrate important city owned
historic places. .The hitory here is inclusive of under-
represented minority populations of Indigenous, Black and
LGBTQ people. It is a positive, 'feel-good' action that can be
accomplished
1) History has lessons for the issue of homelessness in the Park
and the creation of this district. There have been transient people
and illegal activities off and on here since the 1880's. Previous
responses by the city government have been creating a shelter
that was tied with a work program at the "Poor Farm", higher
levels of policing, sweeps of the Park to clear it for community
festivals, creation of homeless shelters, counseling services for
homeless people and more. Some versions of these historic
policies may be relevant today.
2) The creation of this historic district will shine even more
attention on the problems in the civic area by bringing more
understanding of the history of the use of the park and the high
value as the heart of the Boulder Community.
3) The process of reviewing the merits of this historic district, has
required that every department of the City has had to be
consulted for impacts to their responsibilities. So while this
historic district has no direct connection to social welfare
programs, it has reinforced the discussion within the government
about Central Park and homelessness.
46 Yes I am 100% in favor of creating the Civic Center Historic District. This area is a repository of Boulder history back in time, not only
the last 200 years of Americans settling the area but also through centuries of indigenous peoples. What a gift to Boulder and
from Boulder to the nation to specify this as an Historic sight!
47 Yes LET'S PRESERVE WHAT WE ALREADY HAVE. And a
designation will make it all the better!
For years our visits to the area always seem to result in a feeling
that the area is one of neglect, and it "doesn't belong". We have
the makings of a keystone to the entire downtown area, by
preserving what we have, and the conviction of making it better.
Your support is appreciated.
48 Yes On so many "top places to live today lists" list Boulder as one of the top places. The proposed civic area historic district would
help to preserve part of the unique aspects of our City. In many ways this area becomes part of the soul of Boulder. It should be
protected lest if destroyed Boulder would become just another, uninteresting city.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 72
Packet Page 113 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
49 No I believe this will conflict with future development How will this help the issues we face in this area currently?
50 No Nothing in the proposed district that's not already
landmarked seems all that sacred to me. I like change and
transformation and the Civic Area (especially the bandshell)
is ripe for transformation.
The bandshell was built when the population of Boulder was
nearly 13,000. Today we should be thinking about serving 10 times
as many people. Ogden, Utah, as an example, has a smaller
population (86k) but benefits from an awesome downtown
outdoor amphitheater that hosts bands like the Flaming Lips,
Death Cab For Cutie, Bon Iver, Beck, etc. Yes we have other venues
in Boulder that could attract these artists...but certainly not
downtown and certainly not in the outdated, undersized
bandshell. It should be moved to a neighborhood park like Howard
Heuston or Foothills Community Park.
51 Yes Benefits the community Heritage Preservation: Historic districts protect the community's
architectural and cultural heritage, ensuring future generations
can learn from and appreciate their history.
Identity and Sense of Place: These districts contribute to the
unique identity of a community, fostering a connection between
residents and their surroundings.
Economic Growth: Preservation efforts attract tourism, increase
property values, and support local businesses, thereby stimulating
economic development.
Environmental Sustainability: Rehabilitating historic buildings is
more environmentally sustainable than new construction,
reducing resource consumption and waste.
Quality of Life: Historic districts offer pedestrian-friendly
streetscapes and cultural amenities that enhance residents' quality
of life.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 73
Packet Page 114 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
52 No THe unhoused get enough from us already. No one I know
feels safe there
It is an unsafe area and improving it will not change that. This is
clearly seen from the last development.
53 Not sure It seems like money might be better spent towards helping
all Boulder citizens to get basic needs met.
So-called development has created a community in which many
alternatives no longer exist for buying clothing, utensils for cooking
food, bed and bath linens, and the like. Many retail stores on the
Pearl Street Mall and 29th street are too expensive and target a
much too narrow population. This results in tax dollars for all
projects being lost because we residents have no alternatives but
to either shop in another community or online. In a larger sense
this narrow vision excludes those in the community who don't fit
in the bullseye of the marketing target. I believe it's more
important to address this exclusion than to celebrate building
additional expensive housing, adding more quick fast food options
to the continuous turnover, adding more recreational
opportunities and the attendant required maintenance. If all of
this "development" is meant to attract more people, residents and
visitors alike, who MIGHT spend taxable dollars, I suggest that the
benefits to providing the above-mentioned retail options would,
over time, result in more taxable dollars being spent in the City of
Boulder.
54 Yes Boulder is being ruined by bad city planning and letting developers make big decisions such as how tall buildings can be and what
the architecture looks like
55 Yes We need more regulation about what developers can and can't do in Boulder to preserve the historic character of the city, which
is disappearing.
56 Not sure I want to be able to showcase the history of the area (think
Indigenous culture) AND also create something that's
vibrant for our future...and will those things collide??
See above
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 74
Packet Page 115 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
57 No This area is unsafe, as you well know. It is riddled with
human feces, tents, needles, violence. I am guessing you
beleive this project will draw more people to a place that
has been overrun with drug addicts and feels exceptionally
unsafe to the majority of the population. I'm sorry but I am
at a loss as to what is going on here. Spend my money on
this: clean up this area, enforce laws and sentences, make
the public areas safe for hardworking, extremely high tax
paying citizens, again. Help those who want help, fund
those programs! Arrest and help the others through
programs that the State helps pay for. Why are you even
comtemplating this expenditure? Do you spend any time
down there? We have bigger fish to fry. Please, for the love
of god, come to your senses and do the right things FIRST.
This area is unsafe, as you well know. It is riddled with human
feces, tents, needles, violence. I am guessing you beleive this
project will draw more people to a place that has been overrun
with drug addicts and feels exceptionally unsafe to the majority of
the population. I'm sorry but I am at a loss as to what is going on
here. Spend my money on this: clean up this area, enforce laws
and sentences, make the public areas safe for hardworking,
extremely high tax paying citizens, again. Help those who want
help, fund those programs! Arrest and help the others through
programs that the State helps pay for. Why are you even
comtemplating this expenditure? Do you spend any time down
there? We have bigger fish to fry. Please, for the love of god,
come to your senses and do the right things FIRST.
58 No The city has already torn up and rebuilt the entire area along the Creek from the Library to the Teahouse during 2016 -19 and
spent millions and now wants to redo it again. Meanwhile, we have many miles of continuous potholes which are especially bad
for bikes without suspensions trying to dodge potholes in traffic. and many other basic service problems.
59 Yes Plenty of historic places and buildings. Need to remember
where Boulder came from
Please do not install any more artwork similar to the square steel
structures near the north library area. They are not my idea of art.
60 No Why? It adds another layer of bureaucracy, slowing
processes, requires more staff resources and will limit
creativity.
When the city owns the buildings and they are landmarked, that
seems like more than enough restrictions.
I understand the district would require common architectural
features if new development happens.
What's common about the atrium, teahouse, bandshell, &
museum? If the area was a historic district back when the
Teahouse was built, would the district have stopped the Teahouse
building or at least substantially modified it?
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 75
Packet Page 116 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
61 Yes We need a multicultural community center run by People of
Color for people of color.
these are ideas from people of color in the community and they
needed to be honored:
You must engage the people who have been left out of the process
and here is some of their input.
is a way to use land back action for Indigenous people,
• provides inexpensive or free spaces for gatherings,
exhibits, and performances,
• truly welcomes and includes BIPOC communities with
concrete and tangible support,
• leverages universal design to create spaces that are
accessible to neurotypical, neurodivergent, and people with
different abilities,
• addresses increasing precarity in the community,
• and is a visible demonstration of Boulder's commitment
to inclusion that is easily found by all residents, visitors and
newcomers.
62 Yes Having a civic gathering space is important to the
community vitality
For the civic area to be an inclusive, safe and accessible part of
Boulder and for the community to fully enjoy the space. there is a
dire need for more seating and picnic tables that accommodate
everyone's mobility and accessibility needs. Additionally please
leave the unhoused folks alone, forcing people to move around is
cruel. Just let them be so they can focus on taking care of
themselves rather than being worried that people are going to tear
down their homes
63 Not sure Safety, Accessibility and parking challanges that would
impact use
64 No I'm concerned making it a historic district won't allow the
city to make changes needed to improve the civic area.
Making a historic district means less flexibility in creating a modern
design that addresses modern issues in the space.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 76
Packet Page 117 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
65 Yes To preserve historic buildings/structures and the
surrounding landscapes and trees
Central Park has many old historic trees that date back to the 1924
Olmstead Brothers' original landscape plan. These trees should be
preserved as part of the proposed historic district and protected
during construction of Phase Two of the Civic Area master plan.
66 Not sure It's not clear what the exact plan includes. I would object to any changes to Boulder Creek that included
changing its natural course and any channelizing. The area is fine
as it is.
67 Not sure I don't understand what the advantage of forming a Civic
Area Historic District would be, considering that the
buildings and amenities in the area will most certainly need
updating and/or repurposing in the near future.
I would like to see a return to the conversation about creating a
permanent, year-round market hall for the Boulder Farmers
Market where the Atrium building now stands, or in the space
between the Atrium building and the Dushanbe Teahouse. If the
area is given historic district status, it may be challenging to
improve and change it over time.
68 Yes The area seems neglected by the city. We were hoping the safe4kids ballot initiative would be a victory
for the taxpayers. Many avoid the area for obvious reasons.
69 Yes Having lost the growth battle we need to focus on
improving what is left. BTW, I'd change the name from
Historic Distric to something else. Nothing proudly historic
about it. It is a wonderful chunk of property but it is not for
historic value.
Take out the bandshell and seating. I've lived here for 50 years...
never seen a concert there. And I would if there was ever one
scheduled. Seems to attract unwanted travelers. Scary for families
and really for all residents. Bring the train engine back.
Boulder has great bike paths. Literally some of the best in North
America. Need to figure out how to solve northsouth challenges.
Getting from downtown to hill is flatout dangerous and difficult.
70 Not sure It won't affect me that much. I've lived here since 1960 but hardly ever go down town anymore.
Too expensive. No place to park - parking garages require a cell
phone which I do not own so I cannot use those. I used to go
downtown all the time, but aging and economics have
marginalized me.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 77
Packet Page 118 of 225
No.
Do you support
the proposed
civic area
historic
district?
Please explain the reason for your selection. Please share any other concerns, questions or comments you
have related to this proposed designation.
71 No The Tea House and BMOCA building are already
landmarked. Keep and celebrate those while embracing a
new and vibrant future that includes housing, a market
building and other uses.
The move to create a historic district is misguided. This area needs
love, attention, investment and new life -- not an approach that is
focused on preserving its historic dysfunction and mediocrity. Keep
what's great, and reimagine what isn't. Embrace the possible and
have the faith in yourselves to make decisions that will create the
loved places of future generations. And while you're at it, bring
BMOCA back to the center of the community, where it belongs,
instead of banishing it to a site in NoBo where it will be lost to
everyone but those who live close by.
72 Yes Historic district are the best way to preserve portions of the
historic fabric of the city as opposed to landmark properties
that are isolated examples without their context.
I would love to see Park Central be a part of the district as a
modernist example reminiscent of Van der Rohe. I understand it
will be torn down along with New Britain. I would to see adaptive
reuse of these buildings. It seems we are too quick to tear dow n
Love that at least part of Alpine Balsam was kept for reuse. Wish
the same for Millenium. The embedded energy embodied in
existing buildings should be recognized and valued instead of
creating the blank slate energy intensive new development
requires. Every potential tear down should go through a life cycle
energy analysis. Amory Lovins has some great thoughts on this
topic.
73 Yes I like the architecture of the bandshell and would love to
see the surrounding area be more cohesive.
I don't know if this could help with making the area safer and more
pleasant to access with respect to unhoused/camping
74 No Historic District designations often create more hurdles for
developing and improving areas. The city permitting
process is cumbersome as is without a potential investor or
developer also trying to appease these advocacy groups and
committees opinions.
Drive investment and activities in these areas, make them safe
places that can be a destination for the entire city and county.
Attachment B - Public Input
Item 3A - 2nd Rdg Civic Area Historic District Page 78
Packet Page 119 of 225
Proposed Civic Area Historic District
Letters Received from July 12, 2023 to April 3, 2024
1.Paul Levitt – Jan. 15, 2024
2.Catherine Cameron – Jan. 18, 2024
3.Robert Hohlfelder – Jan. 19, 2024
4.Steve Lekson – Jan. 20, 2024
5.Barbara Beasley – Jan. 20, 2024
6.M. Roselle Mullins George – Jan. 21, 2024
7.Susan Osborne – Jan. 24, 2024
8.Jane McKinley – Jan. 25 2024
9.Joe Stepanek - Jan. 25 2024
10.Margaret Ryder – Jan. 28, 2024
11.Charles Birnbaum, The Cultural Landscape Foundation – Jan. 29, 2024
12.Jenny Elkins – Jan. 29, 2024
13.Kathryn Barth - Feb. 5, 2024 (including Olmsted
"Improvement" report 1910 and Randy Cantu report for Historic Boulder,
Inc.)
14.Joseph Stepanek - Feb. 6, 2024
15.NAACP Boulder County - Feb. 7, 2024
16.Deborah Yin (handout) - Feb. 7, 2024
17.James L. Colwell - Feb. 8, 2024
18.Teahouse employees - Feb. 12, 2024 (dated Feb. 7)
19.Alexey Davies - Feb. 18, 2024
20.Dan Corson - March 14, 2024
21.Charles Brock - March 18, 2024
22.Leonard Segel - March 19, 2024
23.Karl Anuta - March 20, 2024
24.Kathryn Buergert - March 21, 2024
25.Payson Sheets - March 22, 2024
26.Shelly Benford - March 22, 2024
27.William Bechhoefer - March 23, 2024
28.Lara Ramsey - March 25, 2024
29.Janet Zemeckis Scott - March 27, 2024
30.Olmsted Network - March 28, 2024
31. Amy Alpers - March 29, 2024
32. Rachel Segel - March 29, 2024
33. Rich Alpers - March 29, 2024
34.Stephanie Bingham - March 29, 2024
35. Thomas Cosgrove - March 30, 2024
36. Fran Mandel Sheets - March 31, 2024
37. Robert Hohlfelder - March 31, 2024
38.Stuart Lord, NAACP Boulder County - April 1, 2024
39. Ayleen Perez - April 2, 2024
40. Peter Mayer - April 2, 2024
41. Jerry Shapins - April 3, 2024
42. Patrick Bohin - April 3, 2024
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 79
Packet Page 120 of 225
From:Paul Levitt
To:landmarksboard
Cc:Paul Levitt
Subject:FEB 7 LANDMARKS BOARD DESIGNATION HEARING.
Date:Monday, January 15, 2024 5:33:59 PM
External Sender Notice This email was sent by an external sender.
Dear Committe Members,
We are what we remember. Memory makes a life. History ismemory. When that history can be experienced materially, wehave not only the story of its source, but the thing itself. Abeautiful home, for example, embodies a story, but when thehome is preserved, memory and reality become one. Preservationis the archaeology we bring to valuable sites.
Good fortune has enabled me to live in the historic Hillsidedistrict, designated in the early 2000s. It was a fair andaesthetically rewarding experience owing to the helpfulsuggestions of the preservation staff. I know that I am justone of the descendants, one of the boarders, to enjoy this homeas originally designed. The same is true of my neighborhood. Ican see in a glance the relationship of my house to the others,which form a community once known as “Little Athens.”
Living in a landmark district has drawn my disparate neighborsinto a close community and given them a common cause, united byties of architectural and environmental preservation andbeautification.
Demolishing a memorable house and/or neighborhood is akin to adeath. The playwright Tom Stoppard calls death an absence. Theperson or object was once there and is now no longer. Manyabsences can be rectified. The missing part—or something likeit—can be found and substituted for the original. But when areplacement is inadequate, the absence is all the greater.Architecture is like life. Once lost, it can never beregained.
And so I ask you to consider how important it is to retainmemory—a valuable part of Boulder’s life—by designating CentralPark and the five city-owned and already landmarked buildingsthat are in and surround the park as an historic district.
I thank you for taking the time to read and consider my letter.
Yours sincerel
Paul M. Levitt
Professor Emeritus
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 80
Packet Page 121 of 225
From:Catherine M Cameron
To:landmarksboard
Subject:Historic District for Boulder Central Park
Date:Thursday, January 18, 2024 4:50:03 PM
External Sender Notice This email was sent by an external sender.
Dear Landmarks Board:
I am writing in strong support of the proposed landmarking of the BoulderCentral Park area as a Historic District. This area is the heart of downtownBoulder, it was designed by one of the earliest and best known landscapearchitects in the country (Fredrick Law Olmsted Jr.) and, at this point, it retainsits historic character. By this I mean that Olmstead’s design for Central Parkremains intact, including the open lawns that allow for public gatherings andevents, some of the original trees and other plans remain, the viewshed (to theFlatirons) is still open, and there are pedestrian paths, an irrigation ditch, andmore that were all part of Olmsted’s original design.
I have been a resident of Boulder for almost 30 years. For a number of years inthe 1990s I was on the President’s Advisory Council on Historic Preservation. I know that well-designed and well-preserved historic places are of enormousvalue to cities economically, culturally, and with regard to creatingcommunity. I urge you to strongly consider designating Boulder Central Parkas an Historic District. This move will reap benefits for Boulder for decades tocome.
Sincerely,
Catherine M. Cameron
Catherine M. Cameron
Professor Emerita
Department of Anthropology
233 UCB
University of Colorado
Boulder, CO 80309-0233
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 81
Packet Page 122 of 225
From:Robert L Hohlfelder
To:landmarksboard
Subject:In Support of the Proposed Central Park Historic District
Date:Friday, January 19, 2024 5:33:49 AM
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Our city is constantly evolving in ways that many in our community either like or dislike. Regardless of how
Boulder changes, it should not be at the expense of our historic identity. Our landmarked buildings are the physical
manifestation of that history. Preserving the integrity of the Central Park area, bounded by some of our more
distinguished landmarks, as a historic district will ensure that the very heart of Boulder will remain as a monument
to our community’s past regardless of how Boulder addresses the challenges of the future.
But will the creation of this historic district honor the contributions of a man, Fredrick Law Olmsted Jr., who
some think was a racist? I am aware of the criticism that his park designs were intended in some instances to
exclude minorities from their use. If such restrictions were ever imposed, they were implemented by local
ordinances and not by him. He was, of course, a product of his time when our country embraced institutional racism
(i.e. segregation) and when white nationalism, embodied by the Klu Klux Clan, challenged our hopes and efforts to
achieve racial equality even in Boulder. Like everyone then or now, his personal views on any and all subjects may
have been inconsistent, changed or evolved over time. It is most important to note that there is nothing in his report
to Boulder that supports the view that he was a racist. Rather his plans suggest quite the opposite. He was a
progressive populist who wanted to make public spaces available and beneficial to all Boulder citizens. In this
regard, he was a man ahead of his times, and we should recognize and honor him for helping preserve such a vital
component of our city. I think Boulder is fortunate to have had one of the last century’s leading landscape designers
originally plan our Central Park area, so much of which still reflects his intended design. The creation of a historic
district that embraces, perpetuates, and expands his vision will guarantee that future Boulder citizens can be
cognizant of our city’s past while experiencing the benefits of a natural oasis within the core of our city.
Having been born in New York City, I know how NewYorkers acknowledge the important contribution Central
Park, perhaps the most famous of the Olmsted family’s parks, makes to improving the quality of urban life. We also
should be proud that our Central Park was FLO Jr.’s contribution to enhancing the landscape and life of our
community,
Bob Hohlfelder
Robert L. Hohlfelder, PhD
Professor Emeritus of History
University of Colorado, Boulder
robert.hohlfelder@colorado.edu
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 82
Packet Page 123 of 225
From:Steve Lekson
To:landmarksboard
Subject:Central Park Historic District
Date:Saturday, January 20, 2024 11:15:03 AM
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Dear Landmarks Board:
I write in strong support of the proposal to designate as a historic district
Boulder's Boulder’s Central Park Boulder between Canyon and Arapahoe, 13th Street. and
the Municipal Building. As you know, our Central Park was designed by Fredrick Law
Olmsted, Jr., which in itself should justify historic district status. It's very likely that the
landscape would merit listing in the National Register of Historic Places under criterion C,
"representing the work of a master" architect.
I've lived in Boulder for almost 30 years. While not a native, I've been here long enough to
value what makes Boulder unique, and Central Park is surely part of that. Listing it as a
historic district will help retain a bit more of what made (and makes) Boulder the wonderful
place it is.
Thank you,
Steve Lekson
Stephen H. Lekson
Curator of Archaeology, Jubilado
University of Colorado Museum of Natural History
Boulder CO
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 83
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From:Barbara Beasley
To:landmarksboard
Subject:Central Park
Date:Saturday, January 20, 2024 9:25:13 AM
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This note is to let you know that my husband and I fully support the designation of Central Park as Boulder’s 11th
historic district. This park is a spot that can nourish our dear city as it moves through incredible change. It’s green,
natural and designed by the Olmsted’s. What more could we want?
Thank you.
Barbara and Dean Beasley
695 Northstar Ct.
Boulder CO 80304
Sent from my iPhone
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 84
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From:roselle george
To:landmarksboard
Subject:Boulder’s Central Park
Date:Sunday, January 21, 2024 5:44:21 PM
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Growing up in Boulder in the 1960s and 1970s I was inspired by Boulder's leaders including my architectural
designer mother who fought for Boulder’s specialness and uniqueness. Now after a long career as an urban planner
and a continued presence over 60 years in Boulder I see a need to preserve the Central Park by designating it as a
Historic District. The key design elements proposed by the Olmsted Brothers still exist. It has functioned as the heart
of Boulder for so many years. Let’s preserve it so it continues to be a needed asset to the community while
respecting the historical and cultural context. We need to preserve a key area that defines Boulder and makes it
special.
M. Roselle Mullins George
2686 4th St
Boulder, CO 80304
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 85
Packet Page 126 of 225
January 24, 2024
Dear Landmarks Board members,
Thank you for the time and energy you each contribute to making our city a good place to live.
Keeping the history of our town accessible and alive is one piece of what makes it a joy to be
here - whether long time resident, newcomer or visitor.
I’m writing in strong support of the proposed Civic Area Historic District that you’ll be
considering on February 7. In a way that Marcy Gerwing’s excellent memo on the project
captures completely, Central Park, the landmarked bandshell and the four additional
landmarked buildings included in the district represent important pieces of Boulder’s past. As
an ensemble, they tell a story of our town’s evolution.
I was the lucky city planner who led the project to develop a plan for a greenway and path
along Boulder Creek in the mid-1980s. A team of the primary property owners along the creek
(the City, the County, BVSD and the University) and the implementing city departments
(Transportation, Parks, Flood Control and Real Estate/Open Space) was pulled together. During
the course of five months, we researched and then walked each reach of Boulder Creek for the
purpose of identifying obstacles, points of interest, capital projects and other possibilities.
From the first, we were inspired by Frederick Law Olmsted Jr.’s ideas about keeping open “a
simple piece of bottom-land” along the creek. And as written in his plan for Boulder, the creek
would be “near the heart of the city” and “give a piece of recreation ground worth a great deal
to the people.”
As the City team considered plan details, it was certain that there would be a bike and walking
path, but also flood mitigation, habitat restoration and historic site identification. The creek
itself would be modified to provide pools for trout and to remove obstacles to rafting and
kayaking. We envisioned a project that would connect city parks and important destinations-
civic/library functions, educational functions and commercial functions. The plan was
unanimously adopted by City Council in 1984.
The creek path from Eben Fine Park to 63rd Street was completed (remarkably!) in about five
years, although modifications and improvements continue to this day. It’s hard to imagine in
2024 when in Central Park or at the Farmer’s Market that both the Broadway and Arapahoe
Bridges into Central Park had to be rebuilt - both to let walkers, runners and bikers under, as
well as for improved flood control. Access to Central Park was made markedly better.
I share this story by way of background. I see the proposal for a Civic Area historic district as
absolutely in keeping with the plan done for Boulder Creek decades ago. It will provide a point
of historic interest and a place (in fact the only place today) where the history of the creek is
traced back to the indigenous people, through the early white settlers and the tale of our ever
evolving place.
Historic designation does not freeze either land or buildings in time. It rather assures that any
new use or significant change will be reviewed for compatibility by you and the interested
public. As the “East Bookend” for the Civic area and as the obvious non-auto route from the
University’s conference center to the downtown mall, this future historic district will
undoubtedly be an important touchstone as changes to the area are proposed. Let’s use this
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 86
Packet Page 127 of 225
opportunity to designate and highlight an historic district that reflects in its buildings and green
spaces the story of our town.
Best regards,
Susan Osborne
Past City Council member and mayor, past Parks Board member and chair, past Historic
Boulder president
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 87
Packet Page 128 of 225
From:J. MCKINLEY
To:landmarksboard
Subject:Please preserve the historic integrity of Central Park
Date:Thursday, January 25, 2024 11:43:46 AM
External Sender Notice This email was sent by an external sender.
Central Park is an anchor for personal memories and links me to the past of Boulder. The remarkably forward
thinking design has kept it a gathering place for many decades for all who live in and visit Boulder. For those people
who come and go from Boulder, Central Park is iconic. I urge you to proceed with the plan to preserve the integrity
of this park.
Thank you.
Sincerely,
Jane McKinley
Sent from my iPad
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 88
Packet Page 129 of 225
From:Stepanek
To:landmarksboard
Cc:Sara Martinelli
Subject:Re: Support for Central Park Historic District by Joe Stepanek - Jan 24
Date:Thursday, January 25, 2024 8:04:38 AM
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> Hi Sara
>
> I plan to use this draft, shortened, for my three minute verbal
> presentation for the Feb 7 Land Marks meeting in the Muni building.
> Please address a short note of support to the landmarks board as well
> - stressing perhaps public access and sagfely, good businmess environment.
>
> My thanks, Joe
>
>
> I write to support the establishment of this, Boulder's latest,
> Historic District - in Central Park, the famed Band Shell and its
> immediate area. Many have made the case for Council's approval of this
> proposal and have sited the many benefits for doing so.
>
> Here I mention another, often over-looked, reason for doing so -
> namely, as the City moves to it's new offices on Alpine and Balsam in
> coming five years or so, it has already announced that it will vacate
> its current downtown offices and perhaps sell already land marked
> buildings, perhaps 2 or 3 (The Atrium Building, the Tea House, BMOCA
> and even the Muni building itself), and even raze 1 or 2 buildings
> (new Britain and Mustard Last Stand Buildings) in the current flood
> plan. As these steps are taken, private investors will have an
> opportunity to buy, design, and build a few new structures in the
> downtown area. This governmental move will understandable create many
> issues, even crises, as City officials and even the Boulder public
> engages in this multi-year, complex process.
>
> This era of some turmoil, creates and underscores the necessary and
> desirability of rethinking Boulder's historic heritage, its riches,
> and today its many benefits. Protecting this history, written and
> manifested by a few older Boulderites, a few structures and artifacts,
> should concern us all.
>
> Imagine Neolithic man seeing Boulder Valley for the first time as
> families walked over Davidson Mesa, and then leaving a stone tool
> collection behind for next summer's use. Imagine dozens of First
> Nation tribes settling and hunting in this rich valley, who speak to
> us to this day. In more recent times, these early peoples were
> followed by European explorers, hunters, trappers, miners and farmers;
> then Black Americans seeking opportunity after the Civil War and
> today, Latinos also seeking opportunity as well. Soon there after
> Boulder voted for a university, and then, very recently President
> Eisenhower with a nudge from Ed Condon, placed the Bureau of Standard
> here as well. As a direct consequence, Boulder today is a hotbed of
> globally significant R and D. And we keep on going - by welcoming a
> Soviet era Islamic Tajik Tea House! Today this unique gift is
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 89
Packet Page 130 of 225
> Boulder's most popular retail business! Imagine that!
>
> Hence, creating an Historic District will set high expectations and
> standards for preservation and for public agreement as building
> permits, licenses etc are considered and approved for this central
> part of Boulder and of Boulder's history.
>
> For my own part, having been raised overseas and savored a career
> overseas as well, in a total of twelve Asian and Africa Countries
> spread over thirty years, and having always returned to home in
> Boulder, I have come to appreciate the remarkable riches in our global
> diversity - here in Boulder and around the world.
>
> A Central Park Historic District can also, inform us, enrich us and as
> we savor festivals, the arts, music, picnics and parties next to
> Boulder Creek. Remember our roots as we enrich future generations.
>
> Thank you
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 90
Packet Page 131 of 225
From:Margaret Ryder
To:Historic Preservation
Subject:Historic designation for Central Park
Date:Sunday, January 28, 2024 4:41:47 PM
Attachments:Screen Shot 2022-10-07 at 3.04.50 PM.png
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To the Landmarks Board,
I am writing to support the City of Boulder creating an historic district in the heart of the city
and landmark Central Park. The creation of an an historic district in Boulder’s Central Park
Boulder between Canyon and Arapahoe, 13th st. on the East and the Municipal Building on
the West, means preserving the intact design of Fredrick Law Olmsted, Jr. arguably the
earliest and best known landscape architect in this country.
No one is opposed to change. Preservation would like a seat at the table, to carefully consider
changes that remain sensitive to the importance of this sight. Given the rapid change in
Boulder and given this is historically the heart of Boulder, we would like to update the park,
make necessary changes yet consider Boulder’s roots for now and the future. After all, what
would Boulder be without the foresight of the residents who came before us, who had the
foresight to save our architecture, save the mountains from development, create our open
space program, and honor our view sheds?
Please consider preservation of the sight. A collaboration between the City of Boulder and
Preservation means the best outcome to remember and honor the past while preparing for the
future.
Best,
Margaret Ryder
4 Goldenrod
Boulder, CO 80302
214.773.2700
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 91
Packet Page 132 of 225
29 January 2024
RE: February 7, 2024, City of Boulder Landmarks Board Designation Hearing. Potential Designation,
“Central Park/Civic Area Historic District”
Dear City of Boulder Landmarks Board Members:
I am writing in support of the proposed historic district in the Civic Center area of Boulder. This area has
operated as the ‘heart’ of the community since its inception more than 100 years ago. In 1998, I
founded the Cultural Landscape Foundation (TCLF) in Washington, D.C., to document cultural landscapes
and advocate for their ongoing stewardship. The proposed district is a significant work of planning and
landscape architecture aligned with other such landscapes that create a sense of place in communities
across America and are represented in two of TCLF’s four major programs: What’s Out There (a database
of more than 2,700 nationally significant landscapes), and Pioneers of American Landscape Design
(which includes biographies of S. R. DeBoer, Frederick Law Olmsted, Jr., and Olmsted Brothers). We
encourage the Landmarks Board to look favorably on this local historic district designation.
The five city-owned buildings and Central Park taken together have the potential to tell an almost
continuous story of the evolution of Boulder. The park itself is a remarkable example of the creation of
a town center that suits the needs of a community and, to quote the great landscape architect Laurie
Olin, “serve as a center of energy.” Initially founded by a grass roots, self-improvement committee of
citizens, the Boulder City Improvement Association, Central Park has been the setting for many
memorable events. It’s significant that in 1907 the Brookline, MA-based Olmsted Brothers, undertook
the master plan for several parks and other improvements for Boulder, when the city’s population was
barely 10,000.
Like many Olmsted designed parks, there are layers of history and enhancements, and these , too,
contribute to its significance when the Denver-based planner, S. R. DeBoer made additions (it’s worth
noting that DeBoer and the Olmsted Brothers contributions can also be found in Denver’s Civic Center
Park which was designated a National Historic Landmark in 2012). Taken together, these pioneering
landscape architects and planners addressed such issues as flood control, an appreciation of the Boulder
Creek’s riparian environmental context, opportunities for healthy recreation, and myriad opportunities
for passive and gregarious enjoyment that would benefit all citizens. While changes have occurred over
time, the integrity of their designs remain intact and serve as the critical “bone structure” for managing
change today.
With our mission to "connect people to places,” we strongly support the proposed portion of the Civic
Area as a local Historic District.
Yours sincerely,
Charles A. Birnbaum, FASLA, FAAR
President + CEO
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 92
Packet Page 133 of 225
From:Jenny Elkins
To:Historic Preservation
Subject:Historic District Central Park Boulder
Date:Monday, January 29, 2024 3:22:20 PM
External Sender Notice This email was sent by an external sender.
Hi. I am writing on behalf of your efforts to create an historic district in
Boulder’s Central Park Boulder between Canyon and Arapahoe, 13th st.
on the East and the Municipal Building on the West.
I am fully in support.
Thank you,
Jenny Elkins
5 Chautauqua Park
Boulder. CO 80302
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 93
Packet Page 134 of 225
KATHRYN HOWES BARTH, AIA
ARCHITECTURE • PRESERVATION • PLANNING
Dear City of Boulder Landmarks Board, February 7, 2024
In May, 2023, three local CiAzen PreservaAon Groups: Friends of the Bandshell, Friends of the
Boulder-Dushanbe Teahouse, and fiKy-year-old Historic Boulder Inc. joined together to request
a new Historic District be created in downtown Boulder, including all of Central Park (1924 by
Olmsted Brothers) and five individually landmarked, City owned buildings: Penfield Tate II
Municipal Building (1952, by James Hunter), Glen HunAngton Bandshell (1938 by Glen
HunAngton, Saco DeBoer), Atrium Building (1969 by Hobart Wagener), Boulder-Dushanbe
Teahouse (1998 by Tajik arAsts and Vern Seieroe, AIA), Storage and Transfer Building (1908
19thc. Commercial Style), All five buildings are located in or surrounding Central Park.
Following the 1894 catastrophic flood, the Boulder City Improvement AssociaAon (BCIA) was
founded in 1903. In a 1907 le‘er to Olmsted Brothers, the BCIA introduced themselves:
“We are small but ambi.ous li0le town…situated 30 miles northwest of Denver. We want advice, and the best
obtainable, as to how to improve our city as to Parks, Boulevards and general plans for Civic be0erment.”(1)
Figure 1, 1894 Flood, Looking east along railroad tracks. Central Park would be located to the right beyond the men.
The Improvers hired Frederick Law Olmsted Jr. to plan a be‘er, safer future for Boulder. Olmsted
focused on the physical safety, health and well-being of Boulder’s residents. He designed the
first waste treatment plant for the town. He envisioned flood control measures as well as
nearby neighborhood parks and a linear green space along Boulder Creek. That green space has
become Boulder’s extensive Bike Path stretching from the point west of town where Boulder
Creek emerges from the Rocky Mountains, extending east of town to 63rd Street.
Olmsted’s wri‘en report of March 1910, “The Improvement of Boulder Colorado”, was
accompanied by a map illustraAng his recommendaAons. The area of the proposed Historic
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 94
Packet Page 135 of 225
KATHRYN HOWES BARTH, AIA
ARCHITECTURE • PRESERVATION • PLANNING
District centers around what Olmsted called “The Park at Boulder Creek”, and is shown by the
red arrow and the triangular area below it on the map “Plan of Improvements”:
Olmsted 1910 Map to accompany report. “The Improvement of Boulder, Colorado”, 1910. The red arrow locates the
proposed Historic District.
Central Park was the result of combining the talents and insights of three disAnguished
Architects, City Planners, Landscape Architects: Frederick Law Olmsted Jr, Saco R.DeBoer, and
Glen HunAngton, Architect.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 95
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KATHRYN HOWES BARTH, AIA
ARCHITECTURE • PRESERVATION • PLANNING
Olmsted was primarily responsible for the 1924 Park at Boulder Creek area design, while
DeBoer and local architect Glen HunAngton were responsible for the 1938 Bandshell design,
1939 landscaping, and the later 1950 associated wooden bench seaAng. The enAre area was
protected from floods by a low stone wall, remnants of which sAll exist, that sAll funcAons as a
levee.
Looking at aerial photographs we can see there are few substanAve changes between 1940 and
the present. The basic design elements remain even though some of the diagonal pedestrian
paths have changed over the 100 years. Note that the locaAon of trees are much like what was
designed in 1924. See 2023 Cantu Tree Study.
1940 Aerial photograph of Bandshell and Site. 2020 Aerial photo of proposed Historic District.
Olmsted showed deep concern for the wellbeing of Boulder’s residents on page 1 of the report.
“Whether knowingly or not, everyone is affected by the appearance of his surroundings, and one of the
important factors to be taken onto account in all municipal improvements is the influence which their
appearance has upon the mental and nervous condi.on of the people. As with the food we eat and the air
we breathe, so the sights habitually before our eyes play an immense part in determining whether we feel
cheerful, efficient and fit for life or the contrary.” (1)
Frederick Law Olmsted Jr. was successful in developing a new urban and natural vision for
Boulder. His design focused on making the residents safer, their lives more enjoyable and
making them ‘fit for life’. The 1938 design by Saco De Boer added a Bandshell that conAnues to
serve as a cultural and entertainment focus for dance, classical and popular music groups.
During Covid restricAons organized dance, opera and musical groups took advantage of the
Bandshell’s safe outdoor venue for their performances. Hopefully aKer this area becomes an
Historic District, improvements will be undertaken by the City to stabilize the area, protect
Boulder residents and revitalize Central Park and its surroundings.
The 100th anniversary of Olmsted’s Grading Plan, PlanAng Plan and PlanAng List is in 2024. It
seems that this year is a very fihng Ame for the Boulder Landmarks Board to recommend to
City Council that they designate this part of Boulder as an Historic District.
Please support the designaAon of an historic district in the area of Central Park including the
five surrounding already landmarked City owned buildings.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 96
Packet Page 137 of 225
KATHRYN HOWES BARTH, AIA
ARCHITECTURE • PRESERVATION • PLANNING
Thank you for the devoted and Areless work you do to protect Boulder’s historic resources.
Kathryn Howes Barth
Kathryn Howes Barth, AIA, PreservaAon Architect
Former LB member/chair, Historic Boulder Board/President/PreservaAon Chair
(1)Le2er to Olmsted Brothers, Peter Pollock, FAICP, “Fredrick Law Olmsted, Jr. and the Improvement of Boulder, Colorado,”
(2)The Frederick Law Olmsted Jr. Report, Reprinted by City of Boulder in 2001, p.1, Originally printed in March 1910 for the
Boulder City Improvement AssociaQon, 2020
Sent separately to LB:
‘The Improvement of Boulder, Colorado’, Reprinted by the City of Boulder 2001. Sent separately.
‘Randy Cantu Tree Study’, 2023. Sent separately.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 97
Packet Page 138 of 225
I
The I:mprove:ment of
Boulder, Colorado
by Frederick Law Olmsted, Jr.
Originally printed in March 1910 for the
Boulder City Improvement Association
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 98
Packet Page 139 of 225
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Preface
Boulder has long been a community that prides itself on preserving its unique quality of life and
cultivating a long-term vision of its future. The proof is in your hands. Imagine 1910 Boulder, a
city of less than 10,000 souls with dirt streets and processing mills along Boulder Creek. Think of
Boulder today with its open space and parks and pleasant streets. These changes are due in part to
a committed group of citizens that banded together as the Boulder City Improvement Association
and the plan created through their sponsorship by Frederick Law Olmsted, Jr.
The early 1900's was a period in Boulder when the concerns of park development and city planning
took expression in the form of citizen associations and ultimately city commissions and agencies.
Following an initial effort to form in 1890, the Boulder City Improvement Association was official-
ly constituted in 1903. Its stated purpose was" ... the improvement of Boulder in health, growth,
cleanliness, prosperity and attractiveness through cooperation with other organizations engaged in
· similar work." Its major contribution to the development of Boulder was bringing in Olmsted,
arguably the best the country had to offer in city planning. Olmsted's plan created a vision for
Boulder's future.
In his plan, Frederick Law Olmsted, Jr. suggests that "the manufacture of the best possible city of
agreeable homes attainable with the means at its command and with the physical opportunities and
limitations tlf the locality is, then, the principal business which the community has before it." This
vision of Boulder as a community of homes, intellectual pursuits, and tourism, but not manufactur-
ing, remained unchanged until the 1940s.
Now in 2001, as we celebrate the 50th anniversary of the creation of the Planning Department in
the 1951 Charter election, we are proud to once again reprint the work of one of Boulder's plan-
ning pioneers, Frederick Law Olmsted, Jr. The generosity of the Boulder Landmarks Preservation
Advisory Board allows us to look back at the legacy from a previous generation for the quality of
life we enjoy today.
Peter Pollock
Planning Director
City of Boulder
Greenbelts/Open Space and the Olmsted Report
The decade of the 1960s brought significant rrogress to the City of Boulder with respect to the
preservation of our scenic backdrop and oren spaces. The "Blue Line" had recently been passed by
a vote of the citizens, a line above which the City was not allowed to supply water or sewer service.
The philosophy of this effort was to stop the upward growth of Boulder onto the scenic backdrop
immediately to the west of the city. Our famous Flatirons had been set aside as a mountain park by
an act of Congress many years previous, but had not included the mesas in front of them. Except
for Chatauqua Park, all the mesas to the south were still in private ownership, which included
almost the en.tire Mesa Trail all the way to Eldorado Springs.
In the early 1960s, three significant groups were formed: (1) the University of Colorado's Natural
Area Committee, (2) the citizen "watchdog'' group PLAN-Boulder City/County. (PLAN stood for
People's League for Action Now!), which is still an active group today, and (3) the City of
Boulder's Parks & Recreation Advisory Board that was set-up by a vote of the citizens, which at the
same time established the Parks & Recreation Department. l was fortunate to be a founding mem-
ber of all three groups:
C.U.'s Natural Area Committee consisted of Robert E. Gregg (Chair), myself (Secretary), Alhert
A. Bartlett, Don L. Eicher, and Charles Norris. We represented the Departments of Biology,
Geology, and Physics. Later, members were added from other departments, such as Geography. We
reported directly to President Quigg Newton. Our first three reports urged the need for preserva-
tion in their natural state of (1) the Flatirons-Mesa Trail, (2) the White Rocks on east Boulder
Creek, and (3) the Prairie Dog colony on the east campus (where Kittredge Complex now stands).
Obviously, our third recommendation fell on deaf ears ! The other two were seriously considered by
the University, the Parks & Recreation Boa rd, and PLAN-Boulder.
T he Parks & Recreation Advisory Board was to advi se the City Council, but we al so identified
many iss ues dealing with the rrese rvation of open space in relation co Boulder's rapid growth. We
worked closely with PLAN -Boulder (some of us were in both groups), and id entified the first two
areas that urgently n eeded preservation, one small and one large.
The small area was one acre at the mouth of Boulder Canyo n near Red Rocks that was about to be
developed with a large offic e huilding . It wa s a key a c re that could eventually join Eben Fine Park
with the Red Rocks. We were able to consult with the owners who were ve ry coope rative and
agre e d to build elsewhe re if we would buy the one acre from them. I was harpy to purchase this
acre and hold it until the City could put it in their budge t and buy it bac k from me for the same
price a year later. This being accomrlished, I had the hono r of naming this parcel Settler's Parle
The la rge area wa s Enchante d M es a , ju st south o f C hatauqua Park. It was owne d by Ke nneth
Mirise , who planned to d evelop a hotel and many h o use s on this land. We were a ble to get a bond
issue on the ballot for $105,000. We had posters, ads, and bumper sticke rs that said: "Enchanted
Mes a YES!" a nd the bond is sue passed favorably. Mr. Miri se refu sed to sell Enchanted M esa for this
price , and claimed it was worth a million dollars. The matte r went to Condemnation Court, whic h
decided the City should pay $1 15,000; so we had a citizens' campaign and su cces sfully raised the
extra $10,000. Enchanted Mesa wa s purchased.
The n e xt mesa that needed prote c tion wa s Tabl e Me sa, just south of Enchanted Me sa . About that
time, Dr. Walte r Orr Roberts came forth with the rroposal to purchase the entire Tabl e Mesa area,
preserve several hundred acres a s public open spa ce, and build the National Center for
Atmospheric Re search (NCAR). This structure would be well abo ve the Blue Line, so a vote of
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 99
Packet Page 140 of 225
the citizens was necessary for an exception to permit this to happen. PLAN-Boulder played a key
role. We could oppose the NCAR plan, or come out in favor of it. The latter would be a compro-
mise of our ideals. We felt, however, since the City had no money to buy Table Mesa, and since
Walt Roberts got the National Science Foundation (NSF) to promise, in an "open" letter, to pre-
serve hundreds of acres of open space, that it was a good compromise. PLAN-Boulder came out in
favor of NCAR, and the nlue Line exception passed.
What now? Our past successes prompted us to "think big!" We felt that a sales tax to purchase
greenbelts was more important now than ever. We were well aware of Frederick Law Olmsted's
1910 report that urged the establishment of greenbelts along Boulder Creek and surrounding the
City of Boulder. About that time Thorne Ecological Institute, a nonprofit environmental educa-
tion organization that I had founded in 1954 when I was a graduate student at C.U., received a
generous grant of $500 from a Boulder resident in order to re-publish the Olmsted Report and dis-
tribute it to leaders in the community. We did just that.
This was a very positive influence in the effort to pass the sales tax for Greenbelts. We had a big
education and advertising campaign, praising and quoting Olmsted and urging the passage of this
tax. We used a bumper sticker similar to the one for Enchanted Mesa, except it said "Greenbelts
YES!" We ran photo ads in the local newspaper showing children enjoying our open spaces. We
had editorials, letters to the editor, and a display in a store window by a downtown bus stop on
Broadway with a large lighted pumpkin and a sign that said: "The Great Pumpkin says Greenbelts,
YES!" I had the fun of recording a radio "spot" using my children's voices saying: "Greenbelts are
for children ... and their children ... and their children. Vote for Greenbelts by voting FOR sales tax.
Greenbelts, YES!" The sales tax passed. Later the City was able to pass a bond issue, to be paid off
by this Greenbelts tax, in order to get a large amount of money up front to buy lots of land at the
''then" prices. It was at this time that the term "greenbelts" was changed to "open space," and the
City of Boulder Open Space Department was established. The rest is history. So many Boulder cit-
izens worked so hard and accomplished so much to make so great a difference in the way Boulder
looks today. What a decade that was!
Dr. Oakleigh Thorne, II
Founder & Honorary President
Thorne Ecological Institute
\
The Iinprovement of
Boulder Colorado
Rep rin ted November 2001
Lan d ma r k P reserv ation Adviso ry Bo a rd
Bould er, Color ado
REPORT TO THE CITY IMPROVEMENT
ASSOCIATION
BY FREDERICK LAW OLMSTED JR.
CHARLES ELIOT PROFESSOR OF
LANDSCAPE ARCHITECTURE
IN HARVARD UNIVERSITY
March 1910
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 100
Packet Page 141 of 225
l
CONTENTS
Pa,ge
INTRODUCTORY: Purpose of this Report .......................... Vi
BEAUTIFICATION AND COMMON SENSE ......................... .
Beauty, like J.:::conomy, to be Aimed at in all Municipal Work .. .
THE NET PRACTICAL RESULT TO BE AIMED A'r. . . . . . . . . . . . . . . . 1
What Boulder ls Not.......................................... l
Boulder'/! Opportunity........... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A City of Homes .............................................. 1
Industrial Enterprise.......................................... 2
Suburban Farming..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
THE FEATURES TO BE CONSIDERED ............................. 2
Public Control of Private Improvements....................... 2
Police Power. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Infh;.ence of Taxation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
$TREE.T S .......................................................... 3
Reasons for Wide Streets..................................... 3
Streets in New Additions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Percentage of Area. In Streets................................. 3
Misfit Streets................................................. 3
Advantages of Rectangular Blocks.. . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Where R<'ctangular Blocks Make Trouble...................... 4
Rectangular Platting and the Real Estate Promoter. . . . . . . . . . ... 4
Who is Responsible for the City's Interest In Street Platting?.. 4
The New York Gridiron. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 4
CITY PLANNJNG. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Advance in the Art of City Planning........................... 4
Enforcement of City Plan by Early Acquisition of Streets...... 4
Establishment of City P lan by Proclamation.................... 4
The System of Official Bluff and Special Privilege.............. 5
Unconstitutional Efforts to Establish City Plans ............... 5
American Backwardness in City Planning... . . . . . . . . . . . . . . . . . . . S
What Can Be Done............................................ 5
NEED OF A PERMANENT ADMINISTRATIVE OFFICER IN
~HARGE OF CITY PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Objection to Temporary Special Commission.................... 5
Need of Appropriations.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Official Backing..... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . S.
The Financial End............................................ 6
. SPECIFIC SUGGESTIONS AS TO STREE'r IMPROVEMENTS. . . . . . . . 6
Broadway .................................................... 6
To the Southwest............................................. 6
Flagstaff Mountain Road...................................... 6
Special Problems. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
To the Northwest. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Fourth or Fifth Street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Polic~., as to Street Railway Locations ........................ .
Twelfth Street ............................................... .
'rwentieth Street ............................................. .
Twenty-Fourth Street ........................................ .
To the Northeast ............................................. .
'l'o the East .................................................. .
Twenty-Eighth Street ......................................... .
From Seventeenth Street South and Southeast ................. .
A FUNDAMENTAL PRINCIPLE IN CITY PLANNING: DISTINC-
TIO~ BETWEEN MAIN THOROUGHFARES AND LOCAL
7
7
7
7
7
7
7
7
STREETS .............................................. 7
Effect of Such Planning on Real Estate Values.. . . . . . . . . . . . . . . 8
DE'rAILED IMPROVEMENT OF STREETS......................... 8
Roadway Width............................................... 8
iii
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 101
Packet Page 142 of 225
CONTENTS.
Page
Form of Gutters; Storm Water Drainage ............... -.. · · · · 8
Kinds of Pavement ......................................... · . . 8
The Point of View in Choosing· Pavements ............... ·.... 8
Extravagant Pavements; the Real Measure of Cost.... . . . . . . . . . 9
Asphalt ................................................. , , . · · 9
!v[odern Wood Blocks ..................................... ··... 9
Bitu!ithic ........................................ -· · , · · · · · · · ·
Brick ....................................................... .
Block Pavements ...................................... ·· .. · .. ·
Gravel ...................................................... .
Crushed Stone ................................................ .
Ob-jections to Macadam .................................... , .. .
Bituminous Binders .. _ ........................................ .
The Cause of Success and Failure With Bituminous Binders ....
Oil Treatment ................................................ .
Sumn1ary as to Pavements .................................... .
SIDEWALKS ...................................................... .
9
9
9
9
9
9
10
10
10
10
10
Sidewalk Edges... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
STREET '.!.'REES .................................................... 10
Silver Maplea and Tree Butchery ............................. .
Systematic Pruning .......................................... .
Close Planting ............................................ , .. .
Kinds of Trees .............................................. .
Controlling Purpose of Tree Planting ......................... .
Types of Tree Planting ....................................... .
Overarching A venues ......................................... .
Open Avenue ................................................. .
Avenues Decorated by Small Trees ............................ .
Uniform Trees in Straight Stre-:its ..................... -.. · · · · ·
Varied Trees on Picturesque Streets ........................ · . ·
T,o('ation of Trees ....................................... ····· -
Irrigation of Street Trees ...................... -... -...... · . · ·
Bare Earth Surfaces .............................. -........ -. -
Paved Sidewalks over Tree Roots ............................. .
Summary as to Shade Trees ........................ -..... · . -. ·
11
11
11
11
11
11
11
12
12
12
12
12
12
13
13
13
STREET FIXTURES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Underground Wires. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
The Great Harm in Overhead Wires and Poles ................. 14
Street Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Arc vs. Incandescent Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Lamp Posts ................................................... 14
ARTISTIC DESIGN OF MUNICIPAL CONS'.1.'RUCTION ............... 15
The Employment of Special Expert Designers. . . . . . . . . . . . . . . . . . 15
WA'l'.KRWAYS AND RELATED PARK OPPORTUNITIES ............ 15
Floods ....................................................... 15
Encroachments on 1'"iood Plain ................................ 15
How Boston Paid for Neglecting. its Little Flood Problem ...... 15
The R esults of Neglecting Boulder Creek. . . . . . . . . . . . . . . . . . . . . . 15
How to Deal with the Flood Problem... . . . . . . . . . . . . . . . . . . . . . . . 16
Types of TreatmE1nt. .......................................... 16
Incidental Value of Broad Flood Channel Margins .............. 16
A Boulder Creek Parle .................................. -.. -.. 16
FUNDA1'11EN'l'ALS OF PARK DESIGN FOR BOULDER .............. 16
The Outloolc from Shade to Sun ................................ 16
The Sunny Sheltere d Corner ... , ......................... · · · · . ·
A Speci~l Type of Recreation Ground Proper for Boulder( ..... .
The De:,1gn of the Boulder Creek Reservation ................. .
OU'.rLINE OF PROPOSED PUBLIC HOLDINGS ALONG BOULDER
16
17
17
CREEK ................................................ 17
River Drive ........................................ · · .. · · · . . . . 17
iv
CONTENTS.
Page
Play Field .................................................... 17
Up!a.nd Drive and View. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
River Drive and Large Athletic Field .......................... 18
The Cost of Delay. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
SEWAGE DISPOSAL PLANT ....................................... 18
Sewage Fanns ................................................ 18
Reasons for a City Sewage Farm .............................. 18
BOULDER CREEK ABOVE TWELFTH STREET. . . . . . . . . . . . . . . . . . . . 19
SUNSHINE CANON CREEK... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
THE REAL ESTATE VALUE OF PERMANENT VIEWS ............ 19
A Special Opportunity ......................................... 20
RED ROCKS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
MOUNTAIN AVENUE .............................................. 20
'.rR-EATMENT OF FARMERS' DITCH ............................... 20
Pleasant Improvements now Existing along the Farmers'
Ditch ............................................. , .... 20
OPPORTUNITY PRESENTED BY THE IRRIGATING DITCHES .... 20
An Aesthetic Predicament. .................................... 21
How to Get Park Value from the Ditches ......................• 21
Beasley Ditch ................................................. 22
County Road Boulevard ....................................... 22
NEEDS OF' EASTERN PART OF CITY .............................. 22
PARKS AND OTHER PUBLIC OPEN SPACES ....................... 22
The People and the City ]?Ian. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Back Yards vs. Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Deep Lots and no Parks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Shallow Lots plus Parks ...................................... 23
Lots are Getting Shallower .................................... 23
But no Parks are Made from the Savings ...................... 23
Who Benefits from Illiberal Sub-Divisions ..................... 23
How the Present System Works ................................ 23
An Un con t rolled Monopoly . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Land Speculation a Fair Game for the Players ................ 24
But t he Public Suffers in the End ............................. 24
The Public Must Protect itse lf and the Liberal Landowners by
Controlling the Character of Sub-Divisions ............... 24
SELECTION OF LOCAL PARK AREAS ............................. 24
Extent of Local Park Areas .................................... 24
Specific Park Sites. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Lo,·ers' Hill. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Valley in Newland's Addition .................................. 25
Chau tau qua Grounds .......................................... 26
The City Forest ................. ·.... . . . . . . . . . . . . . . . . . . . . . . . . . . 27
PUBLIC BUILDINGS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
CONTROI, OVER PRIVATE PROPERTY ............................ 29
Th e Billboard Nni sance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
CONCL PSI ON ....................................................... 29
V
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 102
Packet Page 143 of 225
'1.'he purpose of this report is to offer helpful suggestions,
drawn from experience and observation in many other cities and
from a brief and limited though eager study of Boulder, bearing
upon one of the broad fundamental questions at the base of all
municipal activities, namely: What physical improvements with-
in the reach of the city will help to make it increasingly con-
venient, agreeable and generally satisfactory as a place in which
to live and work?
THE FREDERICK LAW OLMSTED JR. REPORT
"Beautification" and Common Sense
Whether knowiugly or not, c,·eryon~ i~ nffecte<l b1· the ap-
pearance of his imrroundings, and oue of the important. factors
to be taken into account in all municipal improl'ements is the in-
fluence which their appearance has upon the mental and nervous
condition of the people. As with the food/ we oat and the air we
breathe, so the sights habitually before our eyes play an immense
part in determining whether we feel cheerful, efficient and fit
for life, or the ronirary.
The attempt to secure in the a.ppearance of our surroundings
those qualities which make for good may he called ''hrautiffoa-
tion," hut the maximum effects in this direction are neYcr to be
secnrecl by means of things clone purely for the RakP of Jecora-
tion; they are to be secured only by constant, intelligent, sensi-
tive regard for the quality of the appearance of things when-
ever any ph~·sical changl' and improvement is unMrt-aken for au_v
practical purpose whatsoever.
When the philosophers discuss the fine arts and the sense of
beauty they tell us that at the root of it all is Order; sometimes
subtle, complex, intricate and pictnre~que to -a, point tha.t defies
analysis, but always so far as analysis can carry us Beauty is
Order. is 1lcpcnrlent on the nvoicling of the impression of. di;-
order, although tlmt is only the first skp and it must he much
more besides.
When it comes to the practical problem now before us of
making the appearance of rnunicipal surroundings such as to
contrihute to a healthy, cheerful, progressiYc state of mind we
can subscribe heartily to the words of one of these philosophic
analysts: "[ object to the word 'decoration' as common!~· used
by designers, because it implies that additions are likely to be
improYcments .. * * * • As designers * * * we m:i.ke additions, in-
deed, to achieve the greater simplicity of Order, and for 110 other
reason. Our object in all cases is to achieve Order, if possible a
supreme instn11ce of Order whie:h will be beautiful. \\'c aim at
Orcler and hope for Be,rnty."' •
\\.ith this prepnr,itor~' statement to in<lirnte that regard for
bettering the appearance of n city is not a matter to he delegated
to a spccinl department of municipal 8
~tu:[•AI~~~ ;~~~~~~· adi,·i ty. lint. is a matter, like the
MUNICIPAi. WORK cconom,· ,rn,l durability of public
,rm·k,. to 1,r k.-pt con·,ta11Tl _1· in inirnl in ercry department, we
1,ill takr up a 1·omi(lerntion of the opportunities and needs for
munil'ipal impro1emc·111s thnt most impressed us at Boulder.
The Net Practical Result to Be Aimed At
The fir~t thing to he ~onght in taking up au_v pradical
prnblem, especially when it is big, rngno and ramifiell, is n clea,r
com·cption of the en<ls to be a t!ained.
Hrrc nre some ten thousand people who, for their own bene-
fit and that of their children. their sncresrnrs and others whom
any of them ma_y see fit to admit to the community by selling
or leasing a.ddiiional places of abode, choooe to obtain by joint
action nmnerous acl,;an!ages which are either impossible or at
least difficult and extravagant of attainment hy individual enter-
pri~<'. Thr. things the_,. may wisely umlcrtakc ~o to provi,lC' and the
manner of providing thc-m will depend upon the needs, desires and
means of the indi\"iclual ritizens present and future.
There are places which people rndure merely becanse they
find there opportunity for economic gain, and are thus enabled
' 1Jc11man W. Ro$$: Theory of pure desir:n.
WHAT SOUi.DER IS NOT
to sa vo 11 p money on which to enjoy
life elsewhere at a later time or to
attain certain of the comforts and advantages of increased income
Hdficient in their minds to offset the local disadvantages. In such
plares conditions making for romfort and happiness of living,
howevn important for mitigating the dra.wbacks of the locality,
must be regarded as entirely secondary to conditions that make
for increased economic producti,•eness. lf by €lauding a little
11\ore discomfort. nm! dirt and ugliness and noise and worry with-
out actually breaking down, a man can sho1icn the period of
stay in such a place that may be necessary for making the money
he thinks he needs in order to lead a comfortable and happ~' life
cl;ewhere, why he is prohabl~-right to endure them.
Boulder is plainly not such a place, and the main lookout of
the citizens is not how to make money as quickly as possible so as
to go oomewhere else to enjoy life, hut how to get ns much satis-
faction out of life us they can in a Yery agree-able locality wit.h-
out the expenditure of more money than they a.re able to com-
mand while continuing to lead a satisfactory life.
Stretching awa_r from Boulder (o the Allcghcn_Y mountains
ext.ends nn enormous region of fertile productive land, the seat
BOULDER'S OPPOR-of a vastly growing population of
TUNITY hard-working-. monr_v-rnnking-people.
\Yith all its aclnrntagcs for production this g-reat region has
certain obvious dra1vba~ks as a place for the enjoyment of life,
drawbacks of climate, for example. ancl the drawhack of relati,·c
monotony of scenery. Out of this region are coming in steadily
increasing-numbers of people of two (•lasses in search of placrs where
they may find rest and enjoyment of life. First. there are those
who have drcidcd. like manv of the present citizens of Bonlclcr,
either because of the threat of ill-health or because their eyes are
opened to a wiser philosophy of life. to shift their permanent
home-, with wha.t savings thpv may ha.Ye, to a place wher~ c-on-
di(ions are more fnrnrable fo~ ~njoying-life as it passes. Seconcl.
there are those, of whom comparatively few have yet sought
Boulder, who will continue to maintain their chief place of resi-
dence where their productive work is·done, but with their famil -
ies will seek rest and recreation for some weeks or months of i'rery
year amid different and more refreshing surroundings. These
last are not the class called tourists, who hastily pass through a
place which attracts them, leaving a few nickels behind or per-
haps paying a libera.J tribute for the serYiees and materials they
demand, but taking not t.he slight.est interest in the welfare of
the community and ofte.n conducting themse!Yes so as to interfere
scriou~ly with the comfort and welfare of those of the permanent
residents not immediately dependent upon them for financial
profit.. We refer rather to those tha.i stay long tnough each sea-
so-n to become identified in a measure with the community, who
intend to return again nnd become in many instances housel1ol<lers
aud taxpayers , rea<ly to do their share toward making the place
still more eonYenicnt., agreeable, and economical as a place of
residence.
The manufacture of the best possible city of agreeable homes
attainable with the means at its command and with the physical
A CITY OF HOMES
opportunities and limitations of the
locality i~, then, t.ht principal busi-
ness which the community has before it. Boulder will have a
gradually increasing importance as a local diatributing center for
the necessities and c·omiorts of life to a trihutary area of fann-
ing and mining country of limited extent, and first rate facilities
for carrying on this business need to be kept in view, para lie)
with the problem of a perfect city of homes as such. The pres-
ence of the State University means that Boulder will always have
:-. lnl'l!C body of students, of teachers and o! scholarly people not
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 103
Packet Page 144 of 225
JlOllLDER CITY IMPROVEMENT ASSOCIATION
directly engaged in teaching, a.11 occupied. with intellectual pur-
suits and supported, like most of those who will seek Boulder for
health or pleasure, wholly or largely by funds accumulated else-
where or by others. The meeting of the needs of all these people,
in the way of food, shelter, merchandise of all sorts, professional
ancl personal service, transportation and entertainment, will
orc-upy nncl support n great number of others; but all the facilities
for business of this sort are of course an essential part of a good
city of homes.
1Yhat other things need to be taken into account? What
other occupations need to be reckoned. with and provided. for on
,. serious scale? Nothing, we believe,
INDUSTRIAL ENTERPRISE which would be more than incidental
to a city of homes; nothing which would be inconsistent there-
with or detract from the excellence thereof. Such manufacturing
as may be carried on without the slightest drawback in the way
of noise, dirt, disorder, or annoyance to those not connected with
it would be very well, because it would support a certain number
of people and enable them to have the advantage of living in
Boulder instead of being compelled to liYe elsewhere; but any
manufacturing or other business which is not free from such
drawbacks would be a. positive injury to the main business of the
city with no corresponding advantage to the city at large, only
a private advantage to a few persons. It would be a taking from
all for the sake of a few, and developments in that direction,
however speciously they may b& presented and boomed by financi-
ally interested promoters, ought steadily to be resisted. by public
opinion.
In considering public improvements, therefore, no regarcl
need be paid to the possible requirements of general manufactur-
ing or other business inconsistent with the noxmal requirements
of a city of homes.
Any manufacturing, however, such as brick making, or any
other business no matter how unsightly or unattractive, sue!, ns
swill collection and clisposal, that may be required economically
to meet the needs of a city of homes must be pro1·ided for, and
so far as public action can affect them at all slionld be provided
for in such a way that the business may be carried on as cheaply
and as well as possible, keeping the objectionabl e features reduc-
ed always to a minimum.
Without discussing others, there is one kir,d of primary pro-
ductive business not in the least inconsistent with a community
of pleasant homes, a considerable de-
SUBURBAN FARMING n•lopment of which may perhaps be
looked forward to in the outskirts of Boulder. Irrigation farming
is only at it; beginning as yet in Colorado, and those who practice
it have carried over into it traditiom, of farming under quite
other conditions. The limit of the irrigable area is in siirht and
with the limitation of the area, under the favorable conditions of
soil and climate about Bonlder, more intensive cultivation is
bound to develop, which means larger crops, more labor, and
smaller farms. It means rather market gardens t.han farms in the
old sense, and a closer gathering together of the farmers' or gar-
deners' houses, making possible, if the opportunity is wisely
utilized, many of the advantages of town or suburban life. :c\fost
cities of rapid and isolated growth-and Boulder for its size is an
exnmple of that class-show no typical suburban de,·elopment. As
in other such cities, there is at most points on the outskirts of
Boulder a sharp distinction between the city lot, a closely stan-
dardized ar ticle a s to size, and the undivided farm land of the
countrv. There is, to be sure, a margin around the occupied city
where
0
houses are a good deal scattered, but they generally stand
on small lots with vacant lots between them that are generally
2
unproductive and uncared for. Only in certain regions, developed
for the most part at a period when Boulder was growing very
slowly and adjusted itself more perfectly to the conditions for
the time being, is there much of that truly and typically suburban
character that affords such admirable conditions for the kind of
home life which it seems to be the main business of Boulder to
provide for-homes with land enough. under irrigation, for really
useful and productive gardens that are not only a: plea.sure but a
source of substantial ~aving or even profit. with land enough for
a measure of privacy and real home liie outsid~ the walls of the
house in the gracious Colorado climate, and yet close-set enough
to bring neil!hhors and ~chool anil church and stores and the other
advantages of community life within convenient reach.
The Features To Be Considered
The most conspicuous features in the physical equipment of
the city that come more or less completely and directly under
public control arc {l) the streets, devoted primari!y to the passage
of persons and vehicles including street cars, with incidental use
as plnces of exercise and recreation; (2) the water ways, includ-
ing the natural and artificial chanucls for the discharge of storm
water and the main irrigating ditches; (3) public open spaces de-
rntccl mainly to purpores of recreation or education, but also to
various special functions; and (4) public and quasi-public build-
ings.
The equipments for the supply of ,vater, gas and various
forms of electric service and for the removal and disposal of
sewage and other wastes are of course of the utmost importance,
though less conspicuous; they form a special province of munici-
pal equipment and management with which this report will not
deal except insofar as they bear upon the four subjects first
enumerated.
One other subject, wh1d1 is of ·course the finally determining
factor in regard to the general excell~nce of a city, js the char-
PUBLIC CONTROL OF PRI-acter of development and maintenance
VATE IMPROVEMENTS that takes place on the private lands
to which all the public improvements are ancillary. The spirit
and principles of democracy, of personal freedom and individual
responsibility, with which we dare not tamper if we hope to make
well-grounded and permanent ad,ance, preclude any public au-
thority from minutely direding this development; yet the pub-
lic cannot a void influencing it in two specific ways, apart from
the influence of public sentiment as such.
1. It does so directly aud in a negative or prohibitory way
through the police power, by exercise of which it is bouud to pre-
POLICE POWER vent such use of private lands as
would unreasonably injure or jeopardize the safety, the heal th or
the comfort of others. The final arbiter for determining what
constitutes a reasonable standard of public safety, health and
romfort, with which individual property owners are not allowed by
the courts to interfere for the sake of their private pleasure or pri-
vate gain, is nothing but sustained public opinion. With ev ery
century, with every decade, in progressive countries the standard
is raised.
Indeed one means of measuring the civilization of any com-
munity is to be found in the !!ffectiveness with which the build-
ing ordinances, the regulation& of the Boards of Health and the
other applications of the police power prevent the individual
from seriously endangering or discomforting others without need-
lessly hampering his freedom of enterprise in ha-rmless or bene-
ficial directions.
THE FRt:DERJCK LAW OLMSTED JR. RF.PORT
2 . The public also influences the development of private
property in a positive though indirect manner through its
method of distributing the burden of
INFLUENCE OF TAXATION the public expenditures. License fees,
franchise taxes, fees for special services, special assessments for the
installation of special public works or for their maintenance and
operation, and other special sources of public revenue, all tend ac-
cording to their amount and th& factors which arc made to de-
termine how much of them must be paid by any given property
owner, to make certain courses of action in the development or
neglect of his property more profitable or less profitable, as the
case may be. The total amount remaining to be raised by direct
taxation of real and personal estate and the wide range of choice
exercised in practice by assessors either deliberately or uncon-
sciously in shifting its burden more or less heavily upon personal
property, upon land in 1•arious conditions. of use and neglect, and
upon buildings and other improvements, still further influence
in a very marked way the B1!tion which the property owner is
likely to take. Some municipalities have used the control over the
power of taxation deliberately and specifically to induce a desired
class of improvements on private property by offering exemption
for a term of years from certain controllable taxes upon improve-
ments of the class desired. "Not infrequently a tax is applied with
a distinct view to the discouragement of certain classes of private
undertakings as compared with others, as in the familiar high
license fees for the sale of intoxicating liquors and the less fa.
miliar but growing practice of taxing bill-boards. The subject is
a very complex one and surrounded with legal and political pit-
falls, but it cannot be ignored. Anyone whose voice has an in-
fluence in controlling or modifying at any point the incidence of
the burden of taxation and who has a regard for the physical
characteristics of his town is bound to consider with the utmost
care what sort of thing a possible change in the taxes will tend
to make the taxpayer do with his property.
Leaving these more complicated issues, we shall take up in
detail the four elements in the physical equipn,ent of the city
first above mentioned, beginning with streets.
Streets
In a town laid out as the fully developed central portion of
Boulder is laid out, with SO-foot streets, 20-foot alleys and blocks
300 feet square, about .40 per cent of the total area is under pub-
lic control in the streets. The ordinary amount of travel passing
along the streets could, as a problem in transportation engineer-
ing, be carried without change in the character of the vehicles
or the proportion of foot -passengers, and without changing the
size of the lots, upon gangways so much narrower than the streets
as laid out that this proportion could be reduced. to 10 per cent. In
the busiest part of the City of Havana, where there is more
travel of all kinds than Boulder is likely to see during the next
century, the proportion is below 10 per cent. What is the balance
good for?
1. The extra. width is valuable as the only feas ible insur-
ance against d elays, inconveniences and expeni;es in case the
REASONS FOR WIDE travel should at any time in the fu.
STREETS ture largely outgrow its present
volume . 2. It is valuable in order to provide conveniences acces-
sory to mere transportation, such as the right to stop and to load
and unload vehicles in t.lte street instead of being compelled to do
all such business on private property by means of interior court
yards such as are customary in Spanish countries. 3. In order to
avoid the necessity for the strict regulation of traffic movement
that would be required if the travel were to be carried expedi-
3
tiously upon ways of the minimum width. 4. In order to afford
freer ncc-e~s of litht and air to all the abutting property than
would otherwise be possible. 5. Finally, in order to permit the
streets to serve in some measure pnrposes of public enjoyment by
means of their agreeable spaciousness of appearance and by
means of trees and other decorations which the greater width
makes possible.
These are sound, strong reasons and the people who made
the original layout of Boulder appear to have made an intelligent
and reasonable choice iu determining the proportion of street area
to lot area, avoiding an extravagantly and inconveniently large
proportion on the oue hand and a mean and short-sightedly small
proportion on the other. Their plan is open to some criticism in
other respects, as will be noted later,-what human plan is free
from faults?-but in this regard it was an excellent start.
Under the system of "additions" platted by real estate own-
ers upon their own initiative and without control, the newer
STREETS IN NEW parts of the city ha.ve been laid out,
ADDITIONS naturally enough, with a less liberal
regard for the interests of the general public. 'l'hese "additions''
are not laid out as charitable enterprises and there is no reason
to expect those who lay them out to be influenced. by other mo-
tives than those which appear to govern them. It is their busi-
ness to get as many lots out of each subdivision as they can and
to devote as small a percentage ns they can to street area without
spoiling the sa.Je of the lots by making things too conspicuously
mMn. The demands of purchasers keep the standard from sink-
ing indefinitely, but they are not free to express their preference
effectively in this matter. It is often for them only a choice be-
tween evils, and other factors generally seem much more im-
portant to the individual buyer than liberal street width; he
wants to be near his friends, or in a fashionable quarter, or on
high ground. or near a car line, or he wants easy terms, or some-
thing which makes him ready to put up with narrow streets.
Seller and purchaser have their own proper personal and tem-
por>1ry ends to serve and it is not the business of eifper of thl!m
to look out for the general interests. And as a result, roughly
speaking, the more Boulder grows, the narrower its st.rcets get,
In the original town of Boulder the area occupied by streets
and alleys was equal to 4.2 per cent of the area of building lots,
PER CENTAGE OF AREA and including Court House Square
IN STREETS with the streets the total area under
public control is equal to 44. per cent of the area in building lots .
In the Chautauqua Heights Addition the area in streets is
equal to 32 per cent of the al'ea in lots. In the Newland Addition
the area in streets is equal to 36 per ce nt. of the al'ea in lots;
East Boulder, -!2 p er cent; Uapleton, 35 per cent; Floral Park,
35 per ceui: ~faxwell's Addition, 31 per cent; Interurban Pnrk,
30 per cent.
In non e of these additions are there any areas except the
streets left under public control.
The tendency is natural and inevitable unless it is made
somebody 's business to look after the public interest in this mat-
ter, and although the tendency has not gone far enough as yet
to lead to any very striking results, it is time that some positive
measures were taken to check it and at least hold to the s tand-
ards with which the c:ity started.
We speak of this ma tter fost because it is a simple and posi-
tive question of quantity, easy to state and plain to see, but
thel'e are questions of quality really
MISFIT STREETS of much greater importanc-e. East of
Fifteenth Stl'eet, for over half a mile, as far, that is to say as any
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 104
Packet Page 145 of 225
BOl'LDER ClTY IMPROVEMENT ASSOCIATION
subdivisions have been platted, not a single street goes through
from Pearl Street to Arapahoe Avenue without one or more
kinks or angles in it and a sharp contraction in width. At the
limit of the plattings 24th Streets runs through straight because
it-was an old country highway, but it is narrow and even it stops
at Pearl Street without any connection to the north. Again, Wal-
nut Street offsets nearly half its width when it jerks across the
line into the East Boulder subdivision; Pinc Street does the same
thing and shrinks in width very perceptibly when it passes into
Tourtellot and Squires Addition; Broadway, which as the south-
ern continuation of 12th Street forms part of one of the most
important thoroughfares in the city, shrinks from 100 feet in
width to 80 feet on passing into the University Place Addition,
nnd a little further on makes an .angle and shrinks again to 60
feet wide.
Another difficulty arising out of the system of leaving the lay-
out of permanent public thoroughfares to private parties who
ADVANTAGES OF have only temporary and special in.
RECTANGULAR BLOCK terest in the result is beginning to
be seen where the growth of Boulder is encroaching on the steep
and irregular slopes of the mesas. A flat piece of paper of a given
size can be subdivided into a larger number of standard sized
fragments with less trouble by a rectangular system of cutting up
than in e.ny other way, and other things being equal a rectangular
house lot is apt to be more convenient and usable, foot for foot,
than one of any other shape. These are the principle reasons for
rectangular subdivisions, and very good reasons they are. Even
WHERE RECTANGULAR when the flat paper is the convention-
BLOCKS MAKE TROUBLE al represeutatiou of a piece of ground
that is far from flat, the advantages remain equally strong for
the dealer in lots, who alone is responsible for the method of
subdividing as things now stand; but in such a case certain dit-
ficulties are introduced for which others have to foot the bill in
years to come. Steep grades needleesly burden the community
with the triple tax of inconvenient and costly transportation, of
endless successive expenditures for making improvements in the
grade when the inconvenience becomes intolerable, improvements
that involve not only the cost of grading and of tearing up a
street in actnal use, but also more or less serious grade damages
to improved property along the line, and finally the tax of a seri-
ously increased cost of maintenance. On the other hand, the the-
oretical ad vantages of precisely rectangular lots, although they
may attract the inexperienced purchaser, are apt to be counter-
balanced by sharp differences in grade between one corner and
another that have to be overcome by costly construction, so that
the only man who gets much advantage out of the rigidly rect-
angular system thus applied is the real estate promoter, to whose
uncontrolled discretion the choice of a: plan is left.
Why should he not stick to the rectangular system regard-
less of future results? As before mentioned, he is not subdividing
RECTANGULAR PLATTING the land as a charitable enterprise or
AND THE REAL ESTATE merelv for the civic impro,·ement of PROMOTER ,
Boulder. In some cases the owner is doubtless a non-resident or
a temporary resident whose purpose is to sell out at as good a
price as he can with the least possible extra investment for sur-
,·eys, plans and improYements, and then get out. Why should he
be expected to ghe elaborate consideration in laying out the
~treete. as a wc ll-m,rnaged raili-oad company <loc s in lnying out
its right-of-way, to questions of grade, of cost of operation and
maintenance, and of promoting the permanent prosperity of the
section?
And yet under the present sys tem, if the real estate pro-
moter does not happen by some stretch of al truism or by mere
4
WHO IS RESPONSIBLE FOR luck to provide for these permanent
TH!T<;;J;~s ~t.[,.E~~~1
1 IN public interests it is certain that no-
body else will, because under the present system in Boulder no-
body else has anything to say about it.
It is just a hundred and one years since a committeeman of
New York City, standing beside a building in course of construc-
THE'. NEW YORK tio11 ancl looking o,,t over the farm
GRIDIRON lands, swamps and woocls that stretch-
ctl in New York -City from Bleecker Street to the Harlem River,
picked up a mason's sieve that was lying near at hand and laid it
down upon the map of Mauhuttan I$lanrl, $a~·ing "there, gentle-
men. what l1cttcr plan could you hnYc than that?" and because
nobody proposed anything better, the mason's sieve plan was
adopted, with a single diagonal line angling up across it con-
sisting of tho old country highway that men call toclny Broadway:
it wns an ill-considered, bad plan; and thereafter uo one was al-
lowed to open any street except upon the lines Qf the sieve.
:Yot a little experimenting has been done in the years since
the11, l,oth on the question of how to lay out streets for the best
ADVANCE IN THE ART OF permanent interests of a city and on
CITY PLANNING the question of how legally to enforce
the public will without unfairness to landowners and without an
undue burden of cxpenS(; upon the community. Today it is pos-
sible to speak more definitely upon the former question than on
the latter, for at lP.ast the principles governing the physical de-
sign of cities are well fixed, like those goHrning the design of
any piece of efficient machiucry or nuy work of fiuc art, but the
legal question has been complicated by arbitrnry cliffcrcuccs in
state constitutions, by local and temporary pccnliarities of
statute law, and by the gradually altering precedents of th e courts.
llroadly speaking, two principal legal methods haYe been
used to secure conforruity in street inyout to ·plans atlopted in
ENFORCEMENT OF CITY achu11Ct'· bv citv authorities. The first
F'LAN BY EARLY AC-is !or the-public authorities to lay QUIREMENT OF .
STREETS out and acquire the riirhts in at least
the urnin thoroughfares and often in the whole street system of
a given section, some years in achance of the physical nee<l for
the streets, leaving the constrnction to be done from time to time
a~ required. This method in\'olves the assessment and payment
of damages at the time of the original taking.
This system accomplishes the pnrpose; but it is sometimes
rathe1· hard on the public treasur_v, especially if political fnrnrit-
ism comes into play. -Certain iudividuals are bound to be paicl
<'ash <lo"·" for the right to rnn strePt~ throngh their farm lands
many years in advance of the need for construC'ting the streets,
and until the construction takes place they can go on using the
tan cl for farm or other purposes almost as though no action had
been taken. We have seen streets laid out in this way in Brooklyn,
New York, which not only were cultivated during many years by
the abutters as market gardens but which served an additional
torrupt purpose through a contract for street lighting. Being
public streets, even though not open to travel, gas mains were
laid in them, and at the standard price per light the municipal
lighing contractor sent his men night and morning through the
rows of cabbag es to light and extinguish the gas lamps.
The other principal method of procedure after planning a
proposed system of streets is to publish it and announce that no
ESTABLISHMENT OF CITY stre~ts will thereafter be accepted by
PLAN BY PROCLAMATION the city which do not conform to the
plan. In theory this is sound, but in practice the results are wide-
ly various. Usually the city officials have not the necessary back-
bone to stand up for their plan, and a persistent and cheeky
THE FREDERICK LAW OD!STED JR. REPORT
promoter, even without corruption, can not infrequently induce
the city to accept a p latting which differs more or less radically
from the established plirn. :-iometimes the promoter simply goes
ahead regardless of the city plan, rough-grades his own iuo<le -
quate streets as private ways and sells off the lots to more or less
unsuspecting citizens and leaves THEM to fight it out with the
citv. 'l'he\' will have hnilt honse~. pos.sihly in ignorant good faith, on
th~ promotc>.r's so-<'nllcd streets, and when they come with a, de-
mand for curbing, sewering, lighting, etc., it is too much of a
strain on the easy-going, good nature of American city officials to
tell them that it was their. own fault for building on streets im-
properly laid out and that they must therefore improve the
streets themsehes as private ways.and maintain them as such for-
ever at their O\\'n risk and expense. If rity officials had the back-
bone to enforce such harsh and impersonal justice, and ~tick to
their announced plan in spite of baby-talk, a few snch unpleasant
episodes would soon establish respect for the adopted plan and
THE SYSTEM OF OFFICIAL it would be followed without more
BLUF~:i~~:i:ciAL ado. But it appears to be a foct with
which it is necessary to reckon that in the mind of the n,•erage
American official any general rnle of policy and almost any ordi-
nance or statute law i, more or less of a bluff. If anybody of
good standing in the communily calls the bluff, he is apt to think
more of keeping peace in the family and avoiding harsh feelings
than of hewing to the line in the execution of his presumptive
dnt _,·. If he <lisr<',!?:arrls statute law in this loose, good-natured way.
some reforming bnsy-body may get after him in the courts; but
where it is merely a matter of general policy concerning which
his office must possess discretionary power in order to make the
system workable, his temperament plays havoc with the general
rule, resul ting in special favors for the more aggressiYe and self-
seeking disregarders of the public interest.
A great many laws have been put upon the statute books of
various sta tes auti101·izing ~itie;through specia l :machinery creat-
UNCONSTITUTIONAL ed for the purpose to establish street
EFFOR6~T~iL~t1ABLISH plans to whic-h th<' land-owners must
conform under various penalties; as for example the Board of
Survey Law in Massachusetts, whic-h provided that if any build-
ing or other improvement was constructed within the limits of
any of the proposed streets after they had been defined by the
Board of Survey the owner should not be able to collect damages
on account of such building or impro,·ement at the time when
the street is actually taken over by the city. But the courts have
repeatedly held such laws to be unconstitutional unless provisio1.1
)s nrnde h:, whi(·h th~ lan<l -o wue r 111a~· rccriw pa_nM1lt for the
encumbrance thns placed upon his freedom to do what he wills
with his land. Such laws , therefore, when they accomplish an_y -
thing, merely ser ve for a time to streng then the bluff which the
city puts np when it says the established street plan must be fol-
lowed under severe penalties: which deter the average citizen hut
which the prof~ssimia l knows cannot be or will not. he enforced if
he boldly persists in disregarding the plan.
It is easv to sec that the difCi ·
AMERICAN BACKWARDNESS ('ultv i s inti,;rntclv linker! with one
IN CITY PLANN ING of tiie weakest fei;ture s of Ollr who!~
,\ m erican poli tic-al and ,1clmini~trntive system, anrl it is thcrrfore
no wonder thfli the situation is rather discoural(ing-and that the
~trccl larnut of Am~rican cities lrns hcen f loundering for a ren-
tmy wi thont appreriable impro,·ement while u whole scien ce of
~trer.t planning has been cleveloping and is sh owi ng its
remits in F.nrop{'an cities that ha,•c been g row ing at the
snme rate as our own. It is a discouraging situ ation
hut succ€SS in it is immensely important. to the fn-
5
ture welfare of every city, and the practical question faces us
"TAKING THE FACTS AS WE FIND THEM WHAT CAN
REALLY BE DONE ABOUT IT?"
In the first plnce the city, as
WHAT CAN BE DONE represented in the political of-
ficials responsible for its policies, the .Mayor and Council, must
be convinced that it is desirable and practicable to look ahead in
the matter of street extensions and to safeguard the interests of
tho city therein, and that such insurance is worth paying some·
thing for. The policy haviug been accepted as a sound one, the
necessary authority and funds must be voted to enable a perma-
nent administrative officer of the necessary technical ability to
develop a street system plan, with or without special expert as-
sistance as may appear advisable.
NEED OF A PERMANENT
ADMINISTRATIVE OFFICER
IN CHARGE OF CITY PLAN
\Ye saY "pcrmanen t admini~trn-
(iy~ officiar' with reason . Ercn
American cilir.s arc c-oming to r<'C·
ognize that tolerable efficieucy in
the board of directors, composed of changing political officers re-
spou~il,le for ihc cih-'s policv, is supplemented hy an arlminitra-
tive and executive staff of experts more or less permanent in their
tt>nnre. It hns romc to be generally recognized, for example, that
an officer who performs duties of such a highly technicnt" nature
and depending to rnch a high degree upon continuous personal
knowledge of tcchniral details as those of a city engineer, or
his principal assistants, c·an onlv be properl_v performed if they
are in the hands of an c~pert, non-political., administrative of-
ficer, holding office praciie:ally during good behavior ; as d istin-
guished from the political or re presentative officers, whose duty
it is to control the general policy and the rate of expenditure of
the · administration in accordance with the popular ,vi!l and who
must therefore change with more or less frequency in order fairly
to reflect that will.
It i s not, in our opinion, desirable t ha t the making of a gen-
eral plan for street extensions or impro,•ements should be eu-
OBJECTION TO TEMPO-trusterl to a special, tempor~ry com-
RARY ~~;,~~ COM-mission or officer, because in the na-
ture of things it is not possible that such a plan should be
brought to a definite finish, like plans for a building. It is a mat-
ter of continuous growth and of a certain amount of continuous
revision and the duty of creating the plan and keeping it not
merely "up to date" but at least a few years ahead of up to date
should therefore be intrusted to a "permanent administrati-,e of-
ficer." In a city of the size of Boulder rnch a duty naturally falls
to the city engineer, in a larger city to a special department, but
in either case the assignment of the duty must he accompan ied
by vote of funds for the n ecessa ry assistance in doing the work.
NEED OF It i, n matter that requires iniiiativc
APPROPRIATIONS nnd iim~ for careful investigation,
and simply to assign the duty to a bmy city cngi necr·s deparl·
ment whose reso urces are habitually taxed to keep up with the
pressure of routine duties amounts to nothing without a special
fuud arnilahle for pushing this particular maitcr.
Ha\'ing got so far, the Council ought to pass nn or,linance t,)
t he effect that 110 street ,,;ll thereaftr.r be accepted by the city
OFFICIAL BACKING except u pon c0rt ifirn t c of its apprornl
by the officer in chaqn' of the street
plan. Of course this cannot pre1·cnt a snh,equ<'nt Council from
eating its words ancl accepting-any kind of n str ed rcganlle,s of
the pfon; hut it at least strengthen s thP hlufl'. ancl will cnnblc
future wPak-knee<l but well-intentionrrl Council men to esca pe
pressure from personal or poliliral friend~ who may wan t. the
plan clisregarclecl, by hiding hehincl the permanent official. The
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 105
Packet Page 146 of 225
flOUJ.DER CITY IMPROVE.IIE!'iT ASSOCIATIO:,.I
latter is better able to stand the pressure than a political offi-
rial, if he has even a half-hearted and tarit barking in the Coun-
ril, and he is helped by the pride of authorship to play the part
of the hard-hearted partner with a better grace.
Finally the city has got to come to the point of actually ac-
qnirinl! locations for a few wide, main thoronl!hfore~ forming
THE FINANCIAL END
ess~ntial features of the gradually ex-
panding plan far enough in advance
to make sure that they will not be blocked or seriously narrowed
or deflected by pri,·ate improvements or rising land ,·a!ues; and
for these fow. p;oocl, main thoroughfares the rost. whirh i~ after all
only the margin by which the damages exceed the betterments,
must simply be paid with as good a grace as possible, like an in-
surance premium or the price of grain sowed in the fall for next
vear's harvest. Even at that the money roav be raised on a long
term bond issue with more reason than the average expenditure
for municipal improvements; most of which give their highest
values when they are new and are wearing out when the bonds
fall due, whereas proper street locations of cour~~ increase in use-
fulness with every year's growth of the city.
The above appears to be a practical programme which is
within the cliscretion of the ciiy without ha.ving to go to the
legislature for any special authority. We presume there is nothing
to prernnt the city from making surveys and plans relating to
)and outside its boundaries which may at some future time come
in, since it is permitted to own and operate water works and a
park outside of the city boundaries. It might be convenient, h.:iw-
ever, to secure some additional a.uthority from the legislature:
that is a matter for the lawyers.
Ii any legislation is to be secured it would he well for the
lawy ers to consider the following device for cl iminishing the dam-
ages due to taking street locations for future development. We
are not aware that the device has ever been employed, but it does
not appear to be op~n to the fllnclamcntal constitutional objections
that lie against most of the sperial laws upon this subject. When
a street location is not utilized for street purposes fpr a number
of years after its acquisition by the city the usufruct of the land
remains in the hands of the owner, but his tenure of the usufruct
being uncertain and terminable by the city at will this fact can-
not reduce the amount of damages at the time of taking very
materially. Also this element of uncertainty of tenure. being de-
pendent upon the discretion of city officials. tends to introduce
opportunities for favoritism or at best for charges of favoritism.
Our suggestion is that the practice should be to take by con-
demnation the r ight of entering upon the street location at a
definite future time, say ten years or twenty-five years in ad-
vance, lea,·ing in the hands of the owner a perfectly definite
tenure of the land, the capitalized value of which can be taken
into account in assessing the damages of the taking. If it should
become necessary to enter upon the street for construction before
the end of the fixed period it will normall_y be because the owner
is anxious to have the impro,·ement made and ,s ready to waive
his right to the continued use of the land for other purposes in
order to have the street opened promptly, but if he is not willi ng
so to waive his rights they can be extinguished at any time by
condemnation 11pon payment of the fair value of the une:xpired
term.
So much for the legal and administrative aspect of street
planning. As for the actual laying out of a plan we can do no
more than cite a few instances of the.
SP;;1;~ ~¥~~:i~~_NS sort of thing that needs to be done
PROVEMENTS and discuss a few general principles .
To do more on the basis of our brief study of the situation would
6
be as if a tailor were to look once or twice at a man passing in
the street and then ~o home and cut a suit of clothes to fit him.
We ha,e spoken of the successive narrowings of Broadway. It
is plain that there ought to be an ample and convenient main
BROADWAY
thoroughfare bking up with the
100-Ioot portion of Broadway and
extending indefinitely into the territory thnt lil's between the
Colorado Southern Railway ancl the base of the high mesas, prob-
ably between the railway and the rorner of the new cemetery. To
i{et a good JinP, to sa.v nothing of a proper willth. would invo!v,,
some disturbance of the streets and lots of the subdivision called
"Interurban Park" and the sooner a decision is reached the better
it will be for all parties.
It will become highly important at some time in the future,
as Boulder attracts people who are able and willing to pay for
TO THE SOUTHWEST
more or less detached residences per-
manent!..-commanding fine views, such
as arc to be found by the thousand in first-class suburbs and
summer resorts in the east, to develop the magnificent possibili-
ties of the great mesas to the south of Chautauqua Park; and to
this end a first-class thoroughfare on good grades ought to be
planned leading up and into that section. It is a difficult problem
from e,·ery point of view and it is highly important that it should
be worked out before the land to the east and northeast of
Chautauqua becomes so fully occupied as to leave no flexibility in
choosing the point of departure and improving the layout and
grades of the approac~. If the best line of approach proves to be
Twelfth street, us seems not unlikely, it woul d seem important
to ronsidcr whether some impro,·ement ought not to be made in
the present means of connection between the corner of Broadway
and l'ni\·ersit_v AYenue and the beheaded southern portion of
Twelfth Street.
Some more direct ancl belter graded line of npproarh should
ce rtainly be provided to connect the rentral , the western and the
FLAGSTAFF MOUNTAIN northt>rn parts of the city with the
ROAD Flal!;:taff ::\fountain toad where it
crosses <1rrgory Canon Creek.
Lines of tra,·cl along Boulder Creek will be discus~ed in con-
nection with s torm water channels ancl park opportunities below ;
as will also the prohl<'m of han<l -
SPECIAL PROBLEMS Jinfi t h,• floo,l WNkrs of Sun;hine
Canon and seeming a proper eonneciion for.a thoroughfare in that
canon with the center of the city. A perplexing problem involving
an opportunit~· !or sc<'nriul!' exrellrnt rcslllt~ ancl a more thnn
eqnal chance of making :111 extravagant ancl wasteful botch is to
be found in lhc tlc,·clopment of the lower end of Sunshine Canon
and the s lopes below Red Rork. The hest rcsnlt• for all parties
(:an onh· he secur~1l 1,crc '"' n frank, in1elliit,•nt. 111111 fnr-si~htccl
co-oper;tion of the cit_v in· the layout of streets and parks with
the land-owner;; in the la.,·out of building lots.
Perhaps n thoron~hfare ha,·ing somewhat the character of a
parkway or pleasure clrh·c, b\\t sening also to give aceEss to scat-
TO THE NORTHWEST
tered home sites of great pirtnresq ue
,·alue but relatively high cost of de-
velopment, will be justified after the lapse of some years, branch-
ing off from the Sunshine Canon Road and Mapleton Avenue
at a point ,rest of the Sanita_rinm, rising through the valley west
of the Hogback andl passing but on to the east face of the Hog-
back a little above the level of the Silver Lake Ditch, at a point
a few hundred feet north of the place where the ditch crosses on
to the east face. Thence it would work northward on a nearly level
line commanding wonderful views to the eastward. The park
THE FREDERICK LAW OLMSTED JR. REPORT
aspect of this possible thoroughfare will be discusser! more fully
below.
A good main north and south thoroughfare wide enough for
car tracks· is needed about where Fourth Street or Fifth Street is
FOURTH OR FIFTH laicl north of :Maxwell Avem,c.
STREET Fifth Street would gi,·e consider·
ably better grades than Fourth Street and is probably preferable,
but whichever street is adopted the city ought to insist upon its
being widened and graded to a much improved profile as a pre-
liminary to its adoption as a main thoroughfare and the laying
of tracks in it. Both Fourth Street and Fiflh Street "break
joints" to some extent in passing from the "Mountain Heights"
subdivision to the "Newland Addition" and there should be a suf-
ficient enlargement or square at the junction to overcome its
awkwardness unless the general widening of the street can be
made to al'Complish the same purpose. In the Newland Addition
any widening of a north and south street would curtail the depth
of Jots, but the widening should be done without cost to the city
at large because 100-foot lots on a wide street· with car tracks are
worth more than deeper lots on a narrow stt'eet without· car
tracks. And the city will be entirely within its rights and entirely
POLICY AS TO STREET justified in taking the position that it
RAILWAY LOCATIONS will never authorize the location of car
tracks except in wide thoroughfares properly adapted for such
use. To widen Fourth Street or Fifth Street through "ll{axwell's"
and "Mountain Heights" subdivision will involve wiping out a
certain numher of lots, but ag:ain the cost of doing so will be fully
justified and may reasonably be assesse d in whole or in part upon
the adjacent property benefited by the widening and by the car
line contingent' thereon.
Twelfth Street beyond the angle near Portland Place ought
to be laid out wide enough to serve in the future all the purposes
TWELFTH STREET
of a great main thoroughfare for
traffic and car lines with ample side-
walks, shade trees, etc., for an· indefinite distance to the north.
East of Twelfth Street for a distance of a mile a high steep-
Fided rid.~e, called Lovers' Hill, blocks all north and south trn,•el
except at a sing-le pass opposite Twen-
TWENTIETH STREET tieth Street, ,rnd the only important
future thoroughfares in this section are therefore the two countrv
roads which extend north through this gap ancl past the east end
of the ridge. These should both be laitl out of ample ,vidth. In
this connection it is to he noted that Twentieth Street, which will
be of considerable importance through its connection to the nori.h,
now comes to a dead end at Walnut Street and it is seriouslv to
be considered whether it ought not to he extended south to Goss
Street between whirh ,treet and Arapahoe A ,·enuc it has already
been opened, although at a reduced width. Also. as before men-
TWENTY-FOURTH tioned, Twenty-fourth Street, which·
STREET has a fairly important connection to
the south and whi ch is on the snme line as the road which leads
to the north past the east end of Lovers' Hill, is at present laid
out as a narrow street and comes to a dead t-ncl at Pearl Street. It
certainly ought to be extended north to complete the co11nertion
at a respectable width. Its ex tensi<>n wonld inrlucle about a quar-
ter of a mile of the Beasley -Canal and coul d be matl e to have a
rather striking and rnluable character as a parkwav or boulevard
in a manner discussed helow under the proper head.
From this proposed wirleniug ancl extension of Twenty-
fourth Street at its intersection with Hill Street a wide, main
7
TO THE NORTHEAST
thoroughfare ought to be laid out on
a diagonal line to the north east, pref-
erably following the line of the Beasley Canal in whole or in part
for a considerable distance.
Either Pinc Street or Spruce Street ought to be extended
as a wide, main thoroughfare parallel to the D. & B, V. R. R., and
TO THE EAST
a new east and Wetlt thoroughfare
tapping the traffic of both Pearl and
Walnut Streets should be laid out to the eastward of 24th Street
on a. line not immediately next the railroad. This proposed new
thoroughfare would probably fork about half a mile east of 24th
Street, one branch entering the district between the D. & B. V.
R. R. and the arm of the C. & S. Railway while the other branch
wo11ld keep entirely to the eouth of the latter.
Twenty-eighth Street is a cross-town thoroughfare of some
future importance and should probably be widened and extended,
TWENTY-EIGHTH and certainly an ample cross-town
STREET line should he laid out just west of the
Wye, which offers a permanent obstacle to street travel of con-
siderable extent.
South of Boulder Creek again and between it and the ~far-
shal! Brandi of the C. & S. some improved lines of communica-
FROM SEVENTEENTH ration will be much needed. From the
STR~7:>Tu~~~1~/ND Seventeenth Street bridge in addition
to a connedion under the railroad to University ,hcnue and
through the University grounds io the south. a road ought to be
laid out on a good grade rising up the face of thP-bluff north of
the Hospital (in place of the present precipitous road that runs
between the Hospital and the Railroad). The proposed road would
rise gradually to the edge of the level ground south of the Hos-
pital and extend along near the edge of the declivity so as to tap
the various roads leatling southward while commanding a fine
Yiew of the city with Boulder Creek in the foreground. The park
value of such a road would be vecy large and it will be discussed
in more detail under that head, hut it is certainly desirable as a
mere means of communication. Ultimately, descending again to
the lower level at or near Twenty-eighth Str~t. it would presum-
ably extend off to the southeast through Section 32.
It is not to be supposed either that the above is an exhaus-
tive statement of the thoroughfares that it would be well to pro-
FUNDAMENTAL PRINCIPLE vide for or th,1t nil of the lines men-
IN CITY STREET PLANNING: tioncd nrc eqnally i 1nporttl11t to lay
MA~~si~Ng;6i~~g~~EtNo ont in adrnnce of t he actual growth
LOCAL STREETS. o( the <'ity; but it mny senc as the
baHis for a progra mme of work and it may help to make
clear a fundamental principle too little recognized in mosi of the
city planning that has been done in this country. That principle
is to mRke sure of a limited number of main thoroughfares, first;
to get these laid out of the most ample width, so ns to b~ snre
that the contingencies of the future will not overcrowd t.hcm, and
on reasonably direct and co11tinnons lines ancl with no bad gradi-
ents; to do this regardless of !oral and! indivi<lual objections and
opposition and e,,en at considerable expense in order that the
general trm1fpOrtatio11 i nterests of all othrr !ocalitic~ 11nd individ-
uals may hr propcrl.v pro,·idcd for : ,m,l then in l,1_ring out the
s(:comla ry or intermediate streets to consult !oral wishes and in-
diYidual preferences and minor economies of land and construc-
tion to a marked degree. Systematir adherence to this principle
not only re~ults in a street sy~tem that ~erve~ the practical re-
quirements of transportation adequately, but it is as a wlrole , more
economicnl of land and construction than one in which the dis-
tinction between main and secondary streets is not so clearly made,
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 106
Packet Page 147 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
and finally it tends to make a. far more interesting and agreeable
city than one in which all the streets approximate an even uni-
formity of width and character regardless of the purposes for
which they are used. For residential purposes there is a coziness
and quiet attractiveness about a street of moderate length and
moderate width through which no heavy traffic has inducement
to flow, that is in marked and pleasant contrast with the inter-
minable vistas of streets that go on indefinitely in an unbroken
straight line, especially if their grades be such as to attract con-
siderable amount of general teaming; while on the other hand for
the sort of occupation that naturally seeks the main lines of
travel, such as stores, etc., the advantage of thus concentrating
the through travel ou certain streets is very considerable. Whnt-
EFFECT OF SUCH PLAN-evt>r tends to stability in the distinct
NING 0 ~,:L~i°s ESTATE segregation of different classes of oc-
cupancy of conflicting or incongruous character tend~ to stability
of real estate values and to a higher average range of values. The
more certain a man can feel that the character of a gi,·en street
is pretty well fixed the more he is willing to p~y for the pri vilcgc
of having a lot on the kind of street that he wnnt$. The sharp
differentiation in width and character of treatment bctwren the
main thoroughfare and tl1c ordinnry streets is a step in this di-
n·dion as well ns n prncti<'al cronomy in dealing \\'ith the tnm,por-
tation problem. '£0 cliscu~s at this point the next step, whi,·h con-
c<,rns district lmih1ing laws nncl other localized restrictions in-
lendt>1l to ~afc1?"1111r1l thr c-lu~s or or<'tl]ntiou in gi,·cn districts
would take ns too for aficlcl.
The detailed i111pro,·cmcnt of existing aml future stre!'ts in
point oF pradical utilit_,·, c<·onomy of mn intcnance m11l np1w,1ranc-~
DETAILED IMPROVEMENT is the next matter to l~e consiilered;
OF STREETS the main rlcmcnts bemg roadway
pnl"cment, surface-water drainage, siclcwalk~. street trees, street
fixtures nnd incidental features, but the most important thing of
all is the gcn<'rnl cffc•ct of all these fcuturcs considered as a whole.
It i~ jn~t as wt•ll to point out at the beginning that there is no
~i 111d<' hcst type of treatment even for streets of a given width and
of the snme 1w11eral drnractcr of occnpancy. Nothing is more d~s-
peratel~· nnintrrc~tin~ and unattractiYe than the monotonous
r epetition of the sn1uc type of street. It is conceivahlc that a
committee of ladies mig-ht come to a concensus of opinion ns to
which was th<' lie.<t looking dress in town but what a depressing
thing it would be if they all took to wearing it! Yet we may ven-
ture some l!eneral recommendatio ns as to Boulder streets without
much risk ·that they will be so literally followed as to lead to
monotony of appearance.
A ,;ood roadway well maintained is a rather costly article
and the wider the roadway in any street the longer it will take
to bring it np to a good standard and
ROADWAY WIDTH the h 9nJcr it will be to keep it there.
)Ioreover every unnecessary square yaru of roadway is an un•
necessary source of dust and glare. If a street be laid out wide
enough between property lines to provide for future contingencies
it is a simple matter to widen its roadway wheneYer it proves
cle~irahle to do so, aml the saving in cos t of maintenance and in
iutere~t charges clne to 1,uil,ling n roadway narrow at first and
wiclenin" it some vcars Inter is nsnally more than enough to pay
for the
0
extr; cost' of tloing the work in two or more operations.
Except on the streets ranying n large volume of traffic we be-
lieve tlrnt most of the Boul<lrr streets hiwe a wider traveled way
than is economical!)' dcsirahle an<l thnt the~· would be distinctly
improved in appearance if t he traveled way were narrowed. Ex-
8
c·cpt on main thoroughfucs n roaclwa_,. about \!-! feet wide will
scne all practical purpo~es ancl generally look better than a
greater width. This is sufficient for ordinary vehicles to turn in
without serious incom·eniencc ancl permit vehicles to come to a
Rtop on hoth siclcs of the road without blocking passage. On minor
and suburlmn streets a width as narrow as 16 feet has been
rcrommended h.v a di~tinguishecl authority for the city of Chicago
and there uc cases in Boulder where we shonlcl endorse this
recommendation, hut in such ca~es it should ordinarily be pos-
sible for vehicles to turn off over the edge of the road on emer-
gency; in other words the curb. if any is usecl, should be set back
some distance from the edge of the roa.d, the intervening spar,e
heing occupic<l by grass, or h_v unpaved earth, or possibly by some
inferior form of pavement of low annual cost when subjected only
to light ancl occasional use. A central pavement about 16 feet
wide of first-r]ass smooth pa,·ement flanked by borders eight feet
wi<le paved with cobblestones and graded so as to act as gutters,
while at the same time providing standing space for vehicles at
the side of the road and turning space when required, makes a
form of street pa,·ement relatively inexpensive to construct and
maintain and having some distinct advantages where grndes are
steep nnd where a macadam par .ment is subject to washing and
nny · smooth pavement is liable to be slipperv on occasion_ But
ordinarily a good smooth pavement about 24 feet wide clear of
the gutters is a reasonable design for ordinary residential streets.
Except in those streets where an irri-FORM OF GUTTERS:
STORM WATER DRAINAGE gating channel serves at the same
time as a gutter for carrying off the surface water, the gutters,
as a matter of convenience and appearance, ought not to be like
ditches sharply separating the sidewalks from the roadway . But
to avoid deep big ditches requires that the storm water ~houhl
be removed from the gutters at frequent intervals into a ~.vstem
of storm-water sewers connecting ultimately with the open na-
tural channels of storm-water discharge. In th<\ long run this is
a large and costly undertaking and one that needs to be planned
in a comprehensil·e and systematic way if a good d('II] of money
is not to be wasted on it; but it is an item that evc1·y well-orl(8lli1.-
ed city has to face sooner or later.
As to the kind of pavement, there is no single kind of p,tve-
ment to which a city can turn as the best solution of the problem,
neither asphalt, nor brick, nor creo-
KIN DS OF PAVEMENT soted blocks, nor bitulithic nor maca-
dam nor st one. In anv gi,·en city each street, or each class of
streets accordinn-to their grades, the volume and character of the
traffir: and the "charader of the abutting property presents a
separate prolilem: an<l the first step in reaching a satisfactory re-
sult is for t he city engineer or other proper administrative de-
partment to classify the streets carefully and sc ientifically accord-
ing to the RhoYe fnrtor~, ancl then to deal with each class by it-
~clf.
Most progressive American cities have dealt with the street
improvement problem much after the fashion in which a well
THE POINT OF VIEW IN regulated household of moderate but
CHOOSING PAVEMENTS increasing resources deals with the
question of household furniture. An intelligent family having an
equipment with which it can get along after a fashion, invests
from time to time in pieces of good, durable, l--eautiful furniture
o! immediate use and permanent value, being spurred to each
purchase by growing requirements and a high ~tandard of living
and by the sense of financia) ability, knowing that if it can af-
ford the immediate expense the gain in comfort and pleasure will
be real and permanent with II very slight added burden of care.
It is a form of saving, really, almost like putting money in the
bank if the purchases are intelligently made, for really first-class
THE· FREDERICK LAW OLMSTED JR. REPORT
furnitnre in the hands of a good housekeeper does not seriously
deteriorate. And cities, looking upon good pavement as a kind of
municipal furniture, ha,·e been apt, when they ha"e faced the
problem at all scrionsly and progressively, to proceed in the same
way; under the spur of expanding needs and rising standards,
they ha,·e bought for one street after another a first-class pave-
ment, asking the engineers to give them a real good durable ar-
ticle. To meet the demand for durability the engineers 1vorke.d
out the granite block panment on a concrete foundation. This
was somewhat as if the fllmiture men offered to our typical
householder chnnsy cast-iron furniture; the first cost is very high
nnd comfort ancl appropriate grace of appearance are sacrificed
for the sake of durability.
:1-fauy other types of pavement have been e:,:perimcnted with,
less durable than granite blocks; but even grnnitc block pave-
ment wears out foster tlrnn good and well-carecl-for tal>les "r
chairs, and pavements have come to be regarded more in the way
carpets are,-as things to be bought of as good quality as the
purse "·ill afford, to be nsecl and swept nnd cleanecl until they
are "·om out, and finally wl1cn they are no longer mable to be
completely replaced. Thnt is the common idea. But it would be a
great d~al fairer to compare many forms of street paving with a
wooden house, which will last indefinitely if it is reshingled and
repainted anci otherwise repaired at snffiriently fre1p1ent intervals
ancl at jmt the time when the repair begins to be needed, but
whi<·h if the weather is permitted to make inroads upon it will
rot and collapse within a fe,v years after the roof ceases to keep
out the rain and snow.
The undoubtedly bacl and extravagantly costly pavements of
the ave1·a gc American city are due to the prevailing weakness of
EXTRAVAGANT PAVEMENTS
-THE REAL MEASURE
OF COST
the permanent administrative staff
ancl to the fact that it i s easier
to induce a city council to ap-
propriate a big round sum for a
complete new improvement than to vote funds for the unspec-
tacular routine work of keeping the improvements already made
from going to pieces by neglect. It is probably necessary to reck-
on with this common attitude of mind in Boulder as elsewhere,
but surely it is worth the effort to present constantly and forcibly
in connection with street pavements as with other improvement
problems, th e questiol) of NET ANNUAL COST af ter allO\ving
for depreciation and maintenance and interest charges AS THE
PROPER MEASURE OF 'rHE COST OF EVERY IMPROVE-
}.fENT whether its first cost be high or low.
Sheet asphalt is the standard smooth, clean, first-class pave-
ment in American cities and there is often a tendenc y to adopt
ASPHALT
it as the ideal ancl nse it regardless
of circumstances. It is as a matter of
fact open to serious objections for certain classes of streets; for
example, it is very slippery and for that reason unfitted for any
streets that arc not nearly level; its volatile components are sub-
ject to evaporation and under light travel "it rots" out long
before it wears out, so that the deterioration rnte is a bnormally
high on streets of light traffic; its first cost is high and the
method of repairing requires special apparatus and special tech-
nical experience, making its u se rela tively more costly and less
satisfactory for sma ll cities than for large cities, through putting
the latter more at the mercy of the asphalt contractors.
Creosoted wood block pavement on a eoucrete foundation is
a close competitor of sheet asphalt. It ii; less noisy, rather pleas-
anter to drive on, more slippery un-
MODERN WOOD BLOCKS der some conditions and a trifle less
9
elippery under others, almost equally cleanly, much more easily
and simply repaired, probably much more durable under light
traffic, and rather higher in first cost.
Another competitor now pushing asphalt rather hard is the
patC'nte<l material callc<.l "hitulithic." It is less ~lippery than as-
phalt, about equally cleanly, is claim-
BITULITHIC ed t.:i be more durable, though it has
not been in use long enough to demonstrate this positively, and
its first cost is not far different.
Pa,·ing brick makes a hard smooth surface, about as slip-
pery as asphalt under some circumstances and much less so under
others; it is harder and more noisy;
BRICK it is not quite so easily cleaned, es-
pecially when it becomes worn; it wears out faster under heavy
traffic; and it costs, usually, considerably less.
Various special types of composition block pavements have
been tried but hasre not established a standard position for them-
sel~es.
The various forms of stone block pavement need hardly be con-
sidered, for their advantages apply mainly to streets carrying a
traffic heavier than any that the city
BLOCK PAVEMENTS of Boulder has to deal with at present
or seems likely to have in the immediate future.
There remain to consider gravel and crushed stone roads.
With the former Boulder has had a good deal of experience: they
are known to be cheap in first cost
GRAVEL and at their best, under light trav-
el, to be very agreeabl e. T.hey wear out rapidly and are apt to be
dusty and muddy and otherwise dirty. It is probably fair to say,
however, that if the construction of gravel roads were more scien-
tifically done than it has been in Boulder in the past, and if they
were more systematically repaired and maintained it would be pos-
sible on streets of light travel to have gravel roads that would
he far more satisfactory than the article to which Boulder cit.izens
have become accustomed and at an additional annual cost which
would be trifling compared with that of any of the pavements
discussed a hove.
As to crushed stone roads, it is probable that most of the
citizens and officials of Boulder who_ have not happened to travel
CRUSHED STONE
much in Europe or in certain very
limited districts in this country, are
under a serious misapprehension on this subject. The things call-
ed macadamized roads in a great many parts of this country are
neither built in accordance with the principles which Macadam
laid down nor are they maintained iu such a manner as to get
tolerably good results out of the construction, such as it is. We
believe it to be a fact that under a proper system of systematic
maintenance and repair any street in Boulder, with the possible
exception of a few main thoroughfares, could be paved with a
first-class crushed stone pavement and kept permanently smooth
and in satisfadory condition for a small part of the annual cost
of sheet asphalt or other high-priced pavement, and that the sav-
ing could be more profitably expended in other directions.
The chief objections to a macailam pavement for most of
the streets of Boulder are that the wear is more rapid than when
OBJECTIONS TO the mineral particles are firmly bond-
MACADAM ed together as in asphalt or bituli thie,
that more dust is therefore produced, and that as it is difficult to
clean off the dust ancl mud thoroughly without further injury to
the pavement they are allowed to aecumulate. The objection of
thC' comparatively rapid wearing away of the surface and con se-
quent roughness of pavement almost disappears under proper
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 107
Packet Page 148 of 225
BOULDER CITY D.IPROVEl\1ENT ASSOCIATION
care and simply goes into the cost of maintenance. Proper clean-
ing and watering reduce the objection on the score of dust and
mud to a reasonable minimum, adding still further to the main-
tenance cost. A crushed stone pavement merely put down and
then almost neglected is a pretty poor investment, more so than
a pavement of asphJ1.lt or brick, but one well laid and thoroughly
well kept will give results on most of your streets of which the
city can be proud and the annual cost of which, maintenance and
all, will not be unreasonable.
It is true that the relatively dry climate of Colorado is less
favorable to macadam than a moister one, tending to more dust
and more rapid wear becau£e the bond of the surface particles is
more or less dependent upon moisture. For this reason it will
probably be advisable, especially on steep grades where the tend-
BITUMINOUS BINDERS
ency to "raYel" during rainstorms is
,·ery marked, and upon any streets
where automobiles come to be common with their notable disin-
tegrating effect upon the road surface, to utilize some of the
special binding materials introduced of late years lor dust laying
nnd protection against di~integrating action, such as nsplrnltic oil
and the special coal tar preparations like "Tarvia." On streets
of light trnrfi<-11 good ma~adam, treated annually with a surfacing
of Tania and stone-dust offers n surface having many of the
ad,·antages of a bitulithic or asphalt pavement at a very much
lower cost. In our opinion, especially under the dryer climatic
conditions of Colorado, it would be advisable to use a heavier ap-
plication of Tarvia at the time of first constru<>tion than has been
customary. The first cost is thereby slightly increased but the re-
sults should be enough better ·to justify the difference. This
method of impregnating the road for a depth of an inch or more
with Tarvia is really a long step in the tlircction of a bitulithic
(or as phalt) pavement, in which the WHOLE mass of broken
stone (or of sand) is impregnated with a bituminous binder in-
stead of only a thin top layer.
In any experiments that may be tried in the use of Tania
or similar coal tar preparations or asphalt it should be borne in
THE CAUSE OF SUCCESS
AND FAILURE WIT H BI-
TUMINOUS BINDERS
mind that apparently very slight
differences in method will change
the resuslts from success to utter
failure. Success depends.-first,
upon i;retling the bituminous material of exactly the right
composition, for which, practically speaking, reliance must be
placed upon the knowledge and good ·faith of some concern that
has had an extended and successful experience in producing ma-
terial for just these uses; second, upon having the road metal in
the right mechanical condition and thoroughly dry and sun-
warmed, conditions easily obtained in Colorado; and third, upon
heating the tar or asphalt to exactly the right temperature be-
fore applying it. Ii is noi at all difficult to securt? these con-
ditions by the exercise of some intelligent painstaking care, but
the margin between success and complete failure will b e quickly
crossed by t h e least carelessness or neglect.
The asphaltic oils, from Texas or California, require less pre-
cision in use to get good results, whether applied straight or, as
OIL TREATMENT
w~ believe to be better, in the form
of an emulsion with water. But there
i s no question, apart from practical ad vantages one way or the
other, that the oil is in nil respects much dirtier and less agree-
able in its resu Its. It is iu fact quite offensive in uppcarance and
oiten so in smell, and the particles of oily dust when they do get
on to clothing or vehicles are a serious nuisance.
To sum up as to improved street pavements, we are inclined,
for most localities in Boulder, to advise the use of macadam
10
SUMMARY AS TO properly built and properly maintain-
PAVEMENTS ed, with systematic deaning and re-
pairs and either systematic watering or the use of Tarvia for
bonding the surface. Where Tarvia is not u,ed the watering
should always be done by the City and not left to the discretion
of the abutters, for it must be regarded not primarily as a method
of mitigating the dust nuisance but as a means of preserving the
bond of the road surface and prolonging the life of the rood.
In the matter of sidewalks the standard generally adopted in
Boulder is a line of slabs eit.her of stone or cement, from four to
six feet widP., laid in the turf between the property line and the
stree! trees which follow the curb. The standard is a good one
and we have little to offer by way of suggestion. There appears
SIDEWALKS
at present to be a prejudice in favor
of the cement slabs hased in part upon
a popular misconception, to which it may be well to call atten-
tion. The preference for the cement is based upon the idea that
the cement walks nrc ipso facto smoother and less liable to hold
puddles of water and to offer irregular joints on which to stumble.
A somewhat careful examination of the Boulder sidewalks after
a rainstorm confirmed what has been our observation elsewhere
that so far as cement walks of the SAME AGE as the stone walks
do possess these advanta,:res it is not due to the fact that thev are
made of cement but to the fact that they are laid on p;oper
foundation of well-drained stone, ci1;1ders, sand or other firm
porous material. Most of the Boulder flagstones arc sufficiently
smooth, indhidually, not to hold puddles except where a stone
has settled below its neighbor or has been cracked on account of
the settlement of the foundation. Poorly laid c~ment walks after
a few years develop just the same defects and are somewhat more
liable to fracture under the same conditions. We regard the choice
between stone and cement-when equally well laid as an aesthetic
rather than a practical one. Personally we find the texture of the
stone the more agreeable, but it is a matter that turns on local
surrounding, more than upon any general considerations.
Another detail about the sidewalks is perhaps worth men-
tioning. It appears to be a common though not universal practice,
· in order to prevent the flooding of the
SIDEWALK EDGES sidewalks and the stone paths leading
up to the doors by the water used to irrigate the )awns, to dig
little ditches about four inches wide and two or three inches deep
in the tur! along each side of. the flagging. The appearance of
these little gashes is certainly far from agreeable ; ii is indeed
quite painful to the unaccustomed stranger; and assuming the
practice to have resulted from a real practi~al need we have
\\'ondercd if some better way could not be found for meeting the
difficulty. Tu the case of cement walks it would be a simple mat-
ter at the time of construction to form a groove or narrow gutter
in the cement close to its edge, like a border line. In the case of
the flagstone walks a narrow piece of flagging set on edge like a
curb, coming to the same level as the walk or a trifle above it but
removed about two inches from its edge would form a similar
little gutter. It would be neat and orderly and instead of being
separated from the grass by the frequently renewed raw and
ragged edge of the little dirt ditch the stone would be in pretty
contact with the o verhanging blades of grass.
Boulder is properly proud among Coloracle> towns on ac-
count of its numerous and large \street trees. They are an ex-
ample of the immf'.nse effect upon a
STREET TREES town's appearance that may rapidly
result from a popular custom once set agoing. The result is surely
pleasing, yet as our function is not praise but suggestion we 1nust
THE FREDERICK LAW OLMSTED JR. REPORT
point out how much better it might have been had the popular
tree planting habit been better guided, and how much it can still
SILVER MAPLES AND be improved for the future. Everyone
TREE BUTCHERY must admit that the planting of silver
maples and cottonwoods has been overdone. The reasons why it
was overdone are not far to seek, but overdone it was. The silver
m~ple is one of the most brittle of trees and short-lived at that.
It is as little adapted as almost any free could be to withstand
the pressure of late and early snows. upon its brittle branches. and
the practice of tree-butcliery frequently resorted to as a. precau-
tion against snow-hreakage is ugly in the extreme.
Systematic annual pruning of a tree, even pruning so severe
as to reduce the tree to a formal or geometrical outline, may be
SYSTEMATIC PRUNING
justifiable and proper under certain
conditions, and it will result in a
character of twig and branch formation which, although quite
different from that of the tree under favorable natural con-
ditions, yet has a certain orderliness, is indeed the natural re-
sponse of the tree to a DC\\" force systematically applied to it, just
as a certain other twig and branch formation is its natural a.nd
rharact~rist.ic rc&ponse to the conditions of a constantly windswf'pt
situation. In other words such a systematically pruned tree has a
distinc-t ancl self-consistent character· with a certain beautv of its
own, which wc nrny or mny not think appropriate under -certain
circumstances, but which we must recognize as being good of its
kind. But a tree which is unsystema.tically and unsympathetically
lopped off at irregular intervals and places and is permitted to
grow without restraint or ca-re in the interval, is apt to look lik e
nothing but a miserable cripple. It would be a great deal better
either to let the silver maple alone and prune the broken branches
after each storm or else to lop it ·off once for all level with the
ground and put in some tougher and more permanent tree.
Another common defect of management in the Boulder
street trees is that they were planted close when they were small
CLOSE PLANTING
trees in order to secure a good im-
mediate effect, and, as often hap-
pens where this is done, they were seldom thinned out when
they began to crowd each other. Consequently in most of tho
streets the continuous foliage canopy has about twice as many
trunks holding it up ~s is really necessary and the trees are less
vigorous and healthy than they should be. In some cases it is
just as well to ~cept the condition until tbe trees begin to fail
seriously and then to make a new start with better trees; in
others it would pay to thin outi even 110w. It is a matter for
close personal judgment by a competent man going over all the
trees, block by block.
As ~o lhe kinds of trees suitable for street planting in
Boulder it would be presumptuous for us to offer any positive
KINDS OF TREES
advi<'e when you han at Boulder a
thoroughly competent arboricultur-
i.s t who has studied the subject for yea rs. We refer to Mr.
D. ~f. Andrc\\'S. We insert here a report from h im upon the
subject:
Street trees in general should b e :
1st. Endlll'ing; that is, reaching 11rime of life at a great
uge, of stro11g and vigorous hut not necessarilv rnpid g r ow th.
2nd. Of pleasing proportions.
3rd. R eq uiring a minimum amount of pruning or other
attention.
4th. Free from insect pests or disease.
Street trees for Rould<ar in addition should bo:
1st. Capable of sustaining or of shedding from the brnnche!
11
without injury 3 heavy weight of snow.
2nd. Able to make a symmetrical gro"·th without tend-
ency to lean or grow one-sided when exposed to prevailing west-
erly winda.
In the opinion of the writer the following named t.ree;,
approximately in the order in which they are named, be5t 1:leet
t.he requirement. s1al.cd nbo,,e. SeYcral other oaks may be suh-
;tituted, or t hcse interchanged to meet special requirements ,,r
personal preference. All the other trees named are selected !or
individual characters, and for which other related sorts cannot
be \\'ell substituted, with the e:-.:ccption of t he Scotch elm, imteac!
of which ('ertain horticultural furms of English elm, or certain
types of American elm might he used if obtainable.
l. Thornlcss Honey Locust, Cleditsohia triacanthcs inermi,.
2. Red Oak, Qucrcus rubra.
3. White Oak, Quercus olba.
4. Ho1·s~rhestnut_. Aeseulus Hippocastaneum.
5. Sugar ~faplc, AcP.r saccharum.
G. Western Catslpa, Catalpa spcciosa (must be true).
, . American Ash, Fraxinus Americana .
8. Europran Linden, Tili>I Enropnea.
9. l'in Oak, Quercus p,il11stris.
10. Rc<>tch Elm, l:lnrn5 ,cahra.
I l. Xorwvy )l,1plc, .\cer platanoides.
12. KcnhlC'k." Coffee Tree, Gynrnocln<lus (·nnadcmi~.
In using nnv of th<: trees in the ahon list or i11 ex peri-
menting with others or g·ui<lin g the ,l c,·clopmcnt. o! nny of the
CONTROLLING PURPOSE ,·xisting ~tr~ct trees. the conl rollin,;
OF TREE PLANTING fad ,houlrl ahn11·s lJc home in mill<!
that the street clot's not exist for thr 1;nrposc of grcwing
n1·hor icultun1l ,pcc•imem hut thnt t he trees are gro\\'n for thP.
purpose of contributing to the excellence of the street. s\ good
grnr.ral cffrct is the thi11g to 11im at--0ne that s hnll he appro-
priate to the ronditions and circumstances of a gi1·en street. The
suitable ge n eral effect should he decided on fint and then the
trees ;:() ehose n, ,o planted_. and so managed, whether hy thin-
ning or lc,wing thi!'k, whether by pruning or letting alone, ns
to u~co,nplish that r!'~ult.
The l,in cls of dfcct that c,rn be scrurecl are infinitely vJ-
ri(•cl, happily (•11<111gh, but thPre are certain distinct type;, aml
TYPES OF TREE ::ome rcfcrcnrc to them will make
PLANTING tlenrr.r what we mean when we s.iv
that_ ,1 gir<'ll effect ough: to be cl10~en and then kept steadi ly
:n YJew in making every s ubsequent deci s ion of detail, as !o kind~
of trees, spnri1,g in the ro\\'S, location of rows, method and ex-
t rnt of pruninir up the lower branches, prt1ning or non-pruning
of side~ antl tops, etc., etc.
. There arc three marked t_ypcs of tr~e-planting in use on
straight, forma l anmuH and streets. The first is the over-arch-
OVER-ARCHING ing t~·pe, in \\'hich the trees grow
AVENUES to rnrh size and form that their
brnnches meet or n ebrl_, meet across the street , forming nn um-
h1·ageous tunnel or vaulting. whi ch nrny be lofty and point(•d in
its form, as often with c!ms ancl olcl cottonwoods ()r mav be Juw
nnd flat, ns oft~u with maple$. In this t)·pe of ~v enue thr com-
1n oncst defect, espc•c:ially where the st.m ight ,·i~t,1 is a long one.
1, maclequatc height. l'rnctically as well a~ aesthriically th~
s_v,t e1na tic prmung up M the lower branc·hes, not all .it once
but gnduall_y, us the tree grows taller, is very important in order
hl prol'iclc fr0r rircu lation of air ancl to make it possible to
1llmn 1nat c the street prop~rly at night, as well as in onkr to
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 108
Packet Page 149 of 225
BOULDER CITY IMPROVEMENT ASSQCIATION
giYe height reasonably well proportioned to the length of the
,·i,ta and to gi,·c an impression of pleasant spncioumess. This
t_q,c is ancl mnst remnin the commonest type on streets of
orrlinary wii.lth, and the need of systematic pruning of the
gi-oll'iug trees in order to develop tall, clean, healthy trunks and
hi~h c·ro1rns is OHC of the strong arguments for public control
of the street trees. A few lolf-branched, crnokcd trees allo\\'ccl
1t, grow in a Corm quite different from the general run of trees
on a street will interrupt the vista and spoil the gtneral effect
no matter how much pains may be taken with the rest.
The SC<'Ond type is the a1·enne which is open to the sky
uhore but ruu,; bcbHcn high walls of foliage on either siclt!.
Thi:; i~ adapted only to ,1vcnu,,s
OPEN AVENUE ll'hHc the spncc hetll'ccn the row;;
er trees. cm be cr,nsitlernhlc. :?ifo,t of our larg-c-growin1t treed
will sprcitrl in time t\\'enty-five to forty feet or so on each
sicle of the trunk if they have space for full deYelopment, awl
elms will spread eYcn further, rn that in order to leave a clear
~pace of respectable width between flanking masses of tall, free-
growing foliage the trees must ordinarily be planted a hundred
feet apart or thereabouts. But by choosing trees of t.all an-l
narrow form, as in the extreme case of the Lombarcly Popla1·,
or hy annual trimming of the side branches in the same way
that a hedge is trimmed it is often possible to secure thi~ type
of avenue in a much more limited space; and of course in its
younger stages an m·cnue of the orer-arching type gcnorally
iakcs on for a few vears this second form. For an avenue of
imprcs~ive length, c;pecially for one that has any splendid ob-
ject at the end of the vista, this ~econd type is often preferable
to the first, There are many streets in Boulder that lead toward
wonclerfol ,·icws of the rnountaim, but which are so co,npictclr
over-arched by trees that they might just as well be in a suburb
of Chicago for oil that anyone can see when he travels on them.
This second type of a,·enue cannot be classed as superior to the
fmit, or as inferior; it is merely different, and therefore prcf-
~rahle under certnin conditions. Often it would be a toss-up
whid1 to clwose, h ut choice must be exercised aud when th,i
choice is made the nece.•sary steps mu~t he taken to make it
effective by s<'lecting the species of tree with discretion, and by
clis cr<'t ion in p!JC'ing the row s, sparing the trees in the rows, an-.1
guiding the growth of the trees thereafter.
.\ third type of Hcnue is one in which the trees instcacl
<,f o,·cr-arching or cnwalling the vista are mere decorative
AVENUES DECORATED BY ndjuncts, the si des of the avenmi
SMALL TR£ES being renlly formed by the building:;.
This means comparatircl.v small trees, and is a t y pe most appro-
priate in husy city houlcrnrd8 where stores and tall buildin~s
closelv line the an•nue where large trfes would he rather in
!he \\:ay ancl would cut' off too much light from the 11•inclows.
1 'hc type is commou in French cities and would be here if our
cities took more heed of the appearance of their streets. What
we generally tlo in this country when a street beco mes so thor-
0\;ghl,r urhnn that the big trees nre out of place nncl in the way
is to kill them off one b_v one :md put nothing in their place.
'l'he Frcnc·h set out ~mall trees that ornament and shndc the
eidcwalks ll'ithont Lothering anybody. In part they nse trees
ol species that by nature remain small and in part they accom-
plish the result by persistent trimming of top and siclc branches
so ns to make ,1 series of semi-formal leafy umbrellaF. This tvpe
is well a,1nplccl to certain situations in Boulder where any high
free~ along the sides of the street would cut off fine ,·icws of
the foothills thnt nre well worth keeping ~pen. Loo king wcst-
1\anl on Pearl Street from Twelfth, although the building~
along the s i,lc~ of the stree"t arc far from ]oYcly an,J although
the whole fon,ground hns a rnther slrnbhy, unsty, unti<l_r appear-
12
ancc which the presence of trees wouhl do much to ol>scnrc nnd
palliate, yet a tra,•clcr in search of the beautiful is really grutc-
fol that the tri>es arc out nf the way as his eye sweeps up tv
the broad sunset sky aboYe the serriec.1 foothills ,mc.1 the notch of
llouldcr Canon. It wo11ld be a pity to have this scene obscurecl
b~· on·r-arr•hing rims or coUonwoo<ls, to sn_,. nothing of their po,-
fible interference with the shopping trade; but imagine the cffer,t
of lining cnch sidewalk with a row of handsome l ittle trees groll'-
ing no more than about twenty feet in height, masking the crude
arpcarnnce of the building~, giring shade to pcclc~trian~, an•l
forming n ,·erdant, flanking foreground for the di~tant view
11·itho11t cncronching on it.
It i:; ucN1lcss to ~n on tn n discussion of variants of these
types, hc~an~c these ll'ill serve to make clenr the principle th:u
iu •trt•C?t tree planting ancl in s.trcct tree ninintenance, if yon
want to _!!Ct good rcsnlts yon h,11·c gnt to make up your mind
(·Xnctl)' what .rou mmt and then sec that all the necessary steps
arc taken to produce just that particulur thing-and not just
"~ny old thing."
It mn_v bCJ well, how-c,·er, to point out that all of the abovt:
t)·pcs refrr to straight streets, of which the most striking feature
UNIFORM TREES IN is the ,·i~ta which each presents; and
STRAIGHT STREETS thnt in all of those types· a certain
uniformity of trcntmcnt i, cssentiul from end to end of eYery
vista. Spec·ifirally, one kind of tree and one method of treat-
ment only shouhl be adopted for each vista. thus to be seen as
a unit. \Yhcn we come to crooked or curving streets, of which
Boulder i:; bour.tl to sec more as houses push on to. crookeder
ground, the case is radically altered. On a street that follows
a gentle, sweeping curve, especially
VARIED TR£ES ON if the street be broad and dignified,
PICTURESQUE STREETS it st ill may be ,lesirublc to maintain
a dignifiCJd uniformity of trnes, at least for considerable distances;
hut on streets ancl roads that nre di sti nctly picturesque in type,
whether IJllilt on a series of angl<'s or on a series o( cunes, espe-
cially if they hr. comparati,·ely 11ai-ro11·, as with mountniit roads
or prirnic c\rirnwa_rs, or mlny park clri1·cs, then .uniformity 0£
kind and ,izc anrl shape and spacing in the trees that shude them
ceases to be a Yirluc and becomes n discordant note, totally out
of keeping ll'ith the c·h9rncter of the wny itself. Here, as ,1lways
in matter~ of ari, it is not whut you do, but how an(l where
you do it thnt counts.
In most of the Boulder s treets the straight al ignment and
limited witltl1 point definitely townrd the u~e of a ~ingle
LOCATION OF TREES
kind of tree for each, so planted as
to o,·er-arch the street. Ordinarily
rhc bc;t loc~tion is the usual onP., between the curb and the
side\\·alk; l.,ut sometime~ it wonlcl be hctter to plant the trees
between the sicle11·alk and the property line. 'l'his gives a grcntcr
dfr,tame between the two opposite rows o( trees, whic·h is sorne-
ti1ni-s d c.~irablc, ei-cn when an ultimate over-arching effect i~
aimed at, anrl is generally dcsiralJle when a vista permanently
open to the sky is w·ante<l. Bnt it has al~o two practical advan-
tages to cnmmcn,l it in all residential sections, where the build-
ings nre si>t back from the street line. These ndvantagps are,
firs t, thnt the trees arc much safo,· from injnr,v by horses (a
prolific cause o! cliscasc, decay and decrepitude in street trees);
oncl scconcl, that the tree roots arc enabled to spread under the
adj~cent lawn and get m11ch more moisture ru1cl nourishment than
they are apt to g.?t in the ,narrow strip between the paved road-
way and the pa reel sidewalJi:.
This brings up the question of irrigation of street trees.
Even in regions of much larger rainfall than Colorado it. often
IRRIGATION OF STRE£T becomes ne0essary to provide artifi-
TREES cial ;rrigation for street trees if
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 109
Packet Page 150 of 225
,:·~~~=~<: ...... '~ . CITY or BOULDER. COLORADO PLAN OF IMPROVEMENTS PROPOSED BY FREDERICK LAW OLMSTED LANDSCAPE ARCHITECT BROOKLINE MASS MARCH 1910 ISSUED l!>Y THE 80ULDER CITY IMPROVEMENT ASSOCIATION MAP PREPARED BY Hf.NRY A.DRUMM tCALl eoo" I • I ... c" ~,....:-,.-,, / =-$===· . ~ ::::...., -~Z.0------------"·-------\ .. ~ ~ t t !,; ' ~ ~ ~ . ~ ""~i 1h 1 / / / I _I / / LE:GBND 223 ~ _5..--,u:w ,ro,...os WIOC N1NC, .... filOAO~ PARKWAY• 7 Attachment C - Letters Received from July 12, 2023 to April 3, 2024Item 3A - 2nd Rdg Civic Area Historic DistrictPage 110Packet Page 151 of 225
\
THE FREDERICK LAW OLMSTED JR REPORT
they a re to flourish successfully under the very unnatural con-
ditions of city highways. Two principal methods are employed,
separately or in combination. One is-to prov ide some system
ot sub-surface irrigat ion by lnying tiles or blind drains in the
~oil at the time the tree is planted, connecting with one or mor.?
small box es or d rain pipes r ising to the surface of the grou wl,
throu g h which in the d ry season a large dose of water can be
quickly run into the g round around the roots of the tree either
by the use of a large hose connected wi th the regular street
hydran ts and mo,·ed quickly along from tree to tree, or by turn-
ing in a surface stream from an irrigating ditch in the usual
manner. In "Berlin and many German cities such sub-surface irri-
sra ti on is c ustomary, the wa teri11g J1o le of each tree being covered
iu som e citses hy a loose brick in the pavement of the sidewalk.
The alt~rnative method is much simpler and cheaper to
install but is troublesome and laborious in operation and p1·e-
<>ludes the maintenance of turf under the trees. It is to send
a ga ng of men around once a mouth or so during the dry mason
to spade up und culti vate a patch of ground n few square yards
in e:dep.t over the roots of each tree. When the soil is tlm,;
loosenrd a little !'.like i~ formed around the cul tivated space am l
the area is flooded with water. The flooding is repented once
or t wice if nece:lllary ancl the ground: is then smootheu o,·er.
'1'his method is practically t l1e same as that employed in orange
grorcs and fo r other fruit trees in irrigation districts, but we
han· seen It employ1:d on one of th\! !ashionable n,•enucs in t he
Cit.v of B erlin, an J in most soils it is prnba.bl y the morf ef!ir,i-
ciuus me t hod beenme th,i looscuing and cultivntiou of th<' Eurfoce
soil is as vnluable !or a slrl)~t tree a5 for a farm cr op.
W ith a moderately clean soil which does not get too mnJdy
,,·hen it is ,yet o r form impalpable dust when dry, there is_ much
less ohjc<:tion to clcuu, tidr, well-
BARE EARTH SURFACES hp: surfaces of bare eurth than
po pular prejudice ·in Ameriea is apt to suppose, esp<·cially where
such :mrfoces are well shaded by t rees. Colora do has been ;;citied
mni nly by people from the enstern state~, which in turn receivell
their t raditions from England where, even more than in the
eastern states, grass flourishes naturally and covers al most all
unpa1·cd surfaces that are not kept under cultivation o r suhjectcJ
to the se1·erest 11·ear and tear or darkened by the densest shade;
so that most peo p le in Color ado as a matter of habit or tradition
tend to think of gra~i; M the only proper and pleasing trcntmen t
for the suddCC of unpaved ground. We are not here argLting
for the g eneral substitution of bare earth for grass under t he
street tree~; but we •:lo mean to urge that there may be man.v
plncel!, especiall.v in th~ levelfr central anrl eastern pu r ls of the
ci t y, where the soil is gr:ivelly or snndy, and especially ih places
where the shade is dense or the wear and tear is heavy, in wh ich
it woulu b~ po~sil.Jle by proper attention to keep o. rnrfaec of bare
ea r t h looking :i grt1nt deal neater and better than an nttempl at
grass could be kept nnd at n small fraction of t he cost, while
inci<.le ntally it wculd simplify the problem of proper!.,· irrigating
th<: trees. Only it must first b e g ot into the heads of peoplu
that the presence of bsre earth does 11ot justify ncgler.t anu
that sn(·h a surface needs to be raked and swept and kept in
orc1er like tht' floor of a house. But il tnkes less ,vork to
kt'ep it in n~nt onler thnn turf does in the .Bouldc1· climate.
In loca lities where th~re is o great deal of wear and teur ou
the surfa ce, as i n busy shopping districts, it becomes practically
PAVED SIDEWALKS OVER n('c-cssar_y to put clown some hard
TREE ROOTS pa vement o,cr pr,1 rt it"ollr the whole
Slirfurc from curb to property lin e. Where this is done ove1·
the roots of <>stablished trees they may tut n loug time aft<'r
13
the pa ving, but it is hard upon them and it mak<>s t he growth
of young tree,; very slow and difficult. Unlc~s some ;peci»l
prcrnutions are taken in such cases fo r the per manent main-
tenance of the tret>s the_v arc very apt to go. T h e best metho,1,
judging from the experiments of European cities where the
most attention hns been given to these matters, is to lower the
surface of the boil in which the tree is p lanted a fe w inches
helow the finished grad<! of the sidewalk, say about t he ltvel
o{ the street gutter, and to lay that part of the sidewa lk which
comes ove r this soil area in the fo rm of slabs, either of cast
iron or of stone or reinforced concrete, supported at t heir edge~
on ly, 11·ith an ai r space between them and the surface of t h e
soil. 'fhc sidewalk slabs can be lifted once a year or so and
the soil cultiva ted and manured, while irrigating can easily be
<lone at any time without disturbing the sidewalk at nil. If the
soil under the slabs is at or slightly be low t he le\'el of the
gutter and the curb has occasional openi ngs in it the soil
r tcei1·cs natural irrigation at every rainstorm and artificial irri-
gation is accompli~hP.d merely by turning n stream into the
gutter when watcri11g is requ ired. A modification of the usual
snb-snrfare irrigntion system is one in which the holes whiclt
lead in to the irr igotiou pipes or blind wells of t h e tree pits open
out of the gutter in t h e same wny M the above. B u t t h ere
is clanger of over-watering by either of these methods except
where the soil is Ycry porous and well-d rained.
'l'o ,um up iu reg11 rd to street trees: 'l'he planting of trcee
i11 t he ,treets and their maintc11ance or negl<'Ct may he left, and
SUMM ARY AS TO SHADE j u 111any COlllll llllli tics arc left, to
TREES chance nnd privat e i nitiu tive. Ii
thi. policy is pursued the incl"ilable result, with the groll"th of
a <·ity, is the gradual disappearance of street t re e; foll owi ng a
Jeng period of raggedness a11d shabby decline. Half-hcnrtccl ,111 d
unsy-;lcnrnlic effortr, on the port of the m unicipal ity may pro-
long the periocl of d<'<>line, arrest it sporadically, or ~poraclically
<'.Sl11l,lish new rOll"S of ~ha<le trees; but i{ satisfoctor.,· r<>sult e Rre
to be ,cc11re cl the multcr hn~ to be taken up scriou~l.v 011cl sys-
temat ic ally, with a fnir counting of the cost, bccau ,;c here 11 s
el sew he re il j~ impossible t o get something for nothing n111l
u11 d er the arduous con<litions to be foun d in city street, any
tree~ ll"Orth the haring-can he pcrmancntl_r mniutained only hy
systemat ic nncl somewhat costly care-nncl that care 11111:;t be
d irec ted not so m11d1 to in1111ediate conditions and resul t ns tu
conditillns and rc~u lts years in the future, becau,c the prin ci-
pal returns from any expenditures on street t rees can be obtained
only after a long period. It takes about t wenty years before
most planted trees begin to be really fine, and their life t ime
thereafter, if wise precautions have been taken in p lanting anil
caring for th em, is apt to be anywhere from twenty-fire to 11
hundred ye&rs or more. The return is an annual oue, and it
is obvious that the biggest returns on any investment in the
planting an<l maintenance of striet trees are t o be secured only
when steps arc taken to secure those returns during a long
periotl of years after the time the trees have reached a rcspect-
a ble size.
The umal method~ are such that city street t rees begin t-,
go to the bad long before they reach the period of their full
volue, and by far the major part of the expected return upon
the investment is entirely lost.
In cver.v cily there are many streets wh ere it woul d cost
more to establish and maintain good and long-lived trees than
they would be worlh. 1n some streets it pays best to main-
tain cheap, quick-growing t rees for a few years a t a t ime, in
some streets no tree$ at all, in some streets t rees of n compact,
small-growing h a bit, in others trees of great height and s pread,
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 111
Packet Page 152 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
like the American Ehn. These questions can be intelligently
decided only after full consideration of such questions as thE'
width of street and sidewalk, the present and prospective char-
acter of occupancy and amount of travel, the character of the
sub-soil and1 exposure, and the possibility and estimated cost oi
establishing and maintaining successfully certain alternative
styles of street tree plantations.
To hand!~ this street tree problem in a bu,inesslike way
each street or distinct portion of a street ought to be taker,
up on its own merit~, in relation to its surroundings nnd con-
ditions, and after reasonable inquiry into the facts and cou-
sultation with the a butters by hearings or otherwise, it should
be decided what definite policy it will best pay to adopt in
regard to trees in that street durinµ: the next fifty or seventy-
five years, considering the probable resulti, of the proposed
policy and facing the necessary cost fairly and squarely.
Next to the street trees the most conspicuous objects in the
streets are the various necessary fixtures, suc h as lamp-posts,
STREET FIXTURES
hydrants, street name signs, mail-
boxes, fire-alarm and police-tele-
phone boxes, tloxes or cans for papers and other wast.e, etc.,
and poles for the support of various electric wires, together
with the wires which they carry. The first principle in regard
to these fixtures is to combine them as much as possible so as
to reducP. the number of obstructions and of confusing objects
on the sidewalks; the second principle is to make them as simplt•
and as ngreeably proportioned as possible, with little ornament,
but of pleasing outline. As to the poles for the support of
telephone and telegraph and electric light wires, the ultima te
ideal is unque,lionahly their entire removal and the substitu-
tion of underground conduits, but as an im mediate practica.l
matter the effort ~hould be to adhere more rigidly to the prin-
cipl~, already sc,mewhat generJ!l in Boulder, of confining such
p,,les and overhead wires to the alleys.
It is by no means a Utopian proj ect, however, to under-
tE:ke the gradual introduction of underground conduits for the
UNDERGROUND WIRES
wires, beginning with the central
part of the city and gradually ex-
tending. But the thing must be taken up in a conservative,
business,like way with the ele ctri c service companies con cerned
and a reasonable policy adopted. It is true that in a com-
munity the size of Boulder the annual cost of an underground
conduit service, allowing for the interest on the investment,
would he higher than that of an overhead sen·ice, even allow-
ing for the greater depreciation and repair charges of the latter;
and added to this extra annual cost is the difficulty of financ-
ing the first investment for the conduits. But there is nr>
cloubt on the other hand that !he gradual elimination of the
overhead wires will be of very real advantage to the community
and is worth paying for. Tho community must pay for it in
the long run, for no gor>rl is t o be obtained in the end by trying
to beat the electric service corporations out of a fair profit;
but on the other hand the community ought to make sure that
the companies do not screw an unfair profit out of it or give
it a poorer equipment and service t han it is entitled to get
for the price it is willing to pay. ln the matter of putting
the wires underground either one of two policies may be fol-
lowed: One is for the city to build and own the conduit.,
appropriating to that end a certain amount every year and plan-
ning the system in conference with the experts of the electric
service cor porations, and then require the companies to put
their wires into the conduits district by district a$ they are
completed; tlHi other is to decide after t horough conference
with the comp,rnies upon certain dates within which the wires
14
are to be put underground in certain districts by the companies
in their owu conduits, and then hold them to a strict account-
ability for completing the work in each dishict on time. In
either case both the public and the 8tockholders of the companies
are entitled to a thorough investigation of costs and the deter-
mination of rates that shall be a fair compensation for the
equipment 3nd service provided, neither more nor less.
Few people realize the great importance of this matter of
overhead wires as affecting the a.ppea.rance of the city because
custom gradually blunts our sensi-
THE GREAT HARM IN OVER-l>ilitv to the effect of the wires and
HEAD WIRES AND POLES pole;. They are like nn irritating,
little noise to which one gets so accustomed as not to notice it
at. all until it ceases; then one suddenly \,~comes aware of a
grateful, refreshing quietness.
In a city the only thing the ~ye can rest upon that is no(
necessarily controlled by man, either for good or ba.d, is the sky;
and while we are most actively conscious of the objects on or
near the ground, with which we have immediate practical con
ccrn, our feelings of pleasure or depression are largely depend-
ent upon the subconscious effect .)f the ever-present sky, whether
it be bright aud soft and beautiful, or overcast with. clouds or
smoke, or obscured with ugly and inharmonious objects of
lnuna n interjection. Both in the slightness of the impression
it ordinarily makes on the att.ention and in its immense real
effect upon the general sense of pleasure or discomfort, the
appearance o! the sky nnd what is seen against it may be com-
pared with thd purity of the air habitually breathed or with the
degree of noi~e or quiet in habitual surroundings. The nervous
sys tem can be adju sted to all\lost any constant surroundings so
that they cea~~ to be noticca blc, no matter how noisy or how
foul, but the effec t of the conditions upon the health of the
nervous system and upon the general sense of well-being doe,
no( cease when the attention becomes blunted.
Iu ihc matter of street lighting Bo ulde r hr.s a capital oppor-
tunity in the proposed municipal lighting plant, to ·be operated
STREET LIGHTING
by the surplus head o{ the city
water sup ply. With an excess of
available water power the city should he able to afford the
luxury of the very best o! lighting. Now, apart from the ques-
tion of cost, one of the elements of excellence in street lighting,
whethe r from the practical or aesthetic point of view, is the use
of numerou s wcll-distrihuted sma:11 units instead of R m0re lim-
ited number of very -powerful units. Especially in a city like
ARC vrnsus INCANDES· Boulder, where the streets arc full
CENT LIGHTING of tzees, powerful arc lights at rela-
tively infrequent intervals give far less satisfactory results than.
nnmerous incandescent lights, because the trees are apt to throw
large parts of the street into black shadows unless the light, are
set so low as to dazzle and blind the eyes in approaching t hem,
whcre,,s the incandescent lights may be set below the foliage
level withont the slightest objection and give a much more uni-
form as well as n mellower light and more decorative effect.
Jt is to be hoped, therefore, that incandescent lighting may be
nooptr<l as the standard, for the residence streets at lll events.
It is hardly necessary to say that the design of the lamp-posts
is an important nrntter, too generally treatecl with carelessness.
LAMP POSTS
A go~d deal of money has to be
spent upon them and cast iron costs
about the same amount per pound whether it is given the clumsy,
uninteresting, or ill-decorated form of some stock pattern or n
rea1ly distingui,;;1c<l and beautiful form specially designed for the
city by an able artist. A moderate investment in devising a first-
THE FREDERICK LAW OLMSTED JR REPORT
class pattern for such posts is a very good inve,tment.•
Other objects within the highway limits, street signs, hy-
drant~, rubhish boxes, catch basin inlets, etc., and especially large
ARTISTIC DESIGN OF ,tructures, like bridges, offer ill
MUNICIPAL CONSTRUCTION their location and design an inter-
minable series of problems, both large and small, calling for the
joint application of technical knowledge, artistic skill and goou
common S<'llSC. ln· proportion as these qualities are jointly ap-
plied to all of rnch problems the streets of the city will improYc
and in propoa·tion ns any or a11 these qualities are left out of
consideration the streets will suffer. It is only by unusual good
fortune that n city can fill its service with men who are thor-
oughly and adcquatE'ly strong in all three of the requisite qual-
ilics, and practically in order to accomplish good results the most
importnn t thing is that there should he a clear recognition of the
natural human Jim itation~ of responsible officials aud that they
should be provided with assistants or with consulting a,h•isors
competent to help them out on their short suits. An official
may be somewhat short on artistic skill or on technical knowledge
or even on l,oth provided he has common sense and the desire and
opportunity to get the co-operation of people who are long where
he is short, nnd he will get good results. But somehow or other
all three of the above qualities must be brought to bear or the
results will be relati\·ely unsatisfactory.
Assuming that the leading responsible officials are reason-
ably long on common sense and honest de~ire for excellence and
efficiency, it ought to be possible to secure as assistants, if a
reasono.bly permanent tenure could be assured, men having botJ,
technical and artistic training. But aside from any doubts nbout
the above premises, it i s very hard to find assistants having a
technical training in municipal construction work who have any
artistic .training at all. The artistic ~ · pcct of construction work
is so genernlly ignored in the training of civil engineers, and
on the other had most ar,:;hitects and architectural draughtsmen
nre so lackin g in 1hc particular kine! of technical knuwl~dge
required in municipal work, that the right combination is very
hnr<l to fin,l. Men with a sound, professional training as land-
scape architects might come a little nearer to filling the bill
t han architects, hut the number of such men available us mu-
nicipal employees is too small to be worth mention ing. Prac-
tically clepen<l,mce must be placed mainly on securing assistants
whose training has been along engineering lines, leavened if pos-
sible by a ,mall proportion who have had artistic training in
landscape architccmre, architecture or otherwise, and on supple-
men t ing this somewhat one-sided agency by the occasional or
rcgulror serrices of a consulting architect nnd a consulting lan<l-
scap~ architect.
Of course, when it comes to the design of a school house or
the laying out of a park, or the adoption of a radically new water
THE EMPLOYMENT OF SPEC-supply or sewerag~ SJStem, it is CUS·
IAL EXPERT DESIGNERS tomary and proper to sel ect and em-
ploy for that special un<'lertaking an expert who has
proved by hif work elsewhere that he ha s specia l skill
in dealing with such a problem. But it is neither con-
ve nient nor economical nor productive of harmonious resuiis to
parcel out all the minor constructional problems of a city 3mong
ind~pendent professional men. 'Gp to a certain limit c,f magni-
tude and difficulty the problems ought to be dealt with bv n de-
partmental force, the responsible executi Ye head of which ·is nor-
mally an engi neer. In cities of moderate size there is one such
department unclcr a City Engineer, and in very large cities sev-
eral such depo rtments, under independent Chief Engineers. But
•For arc Uabts cbe rorm of suDDort 1nd U1)u1 i111"0d11ctd ia 1be Sou1h Pa;t S,uem of
Chiuso Hd known u 1bc Oulela Syarcm ot boulnard licl11fr.1 it worth careful 1:oaaldcratioo.
15
in any case the work turned out by such city departments is
npt to be of better all-round quality if the responsible execu-
ti1·e head ha_s tbP. privilege of informal consultation with certain
othn experts, especially on artistic matters. The City of New
York has recently established the office of Consulting Architect
to the Board of Estimate and Apportionment, the holder o(
which office is debarred from undertaking any architectural work
for the city on his own account, but whose advice as a consultant
is open to any of the city departments that prepare projects for
construction to be passed on by the Boar<l. The principle is a
sound oue ancl ought to be more generally applied.
Waterways and Related Park Opportunities
The principal waterway in Boulder is Boulder Creek, and it.
priDcipal (unction, from which there is no escaping, is to carry
off the storm-water which runs into
FLOODS it from the territory which it drains.
If, lulled by the scc·uri ty of a few seasons of small storms, the
c·ommunity permits the c-lrnnnel to be encroached upon, it will
incdtably, pay the price in destructive floods. So with the chan-
nel of Sunshine Canon and others of lesH importance. In the
case of Boulder CrPck the formation of the ground indicates that
at one time or another the stream has spread or wandered over
the whole of the low-lying part of the city. Its present banks in
that section arc low and the larger floods hal'e always been re-
lieved in the past by a great increase in the width of the stream
whene,·er it has risen more thun n fe.w feet abo,·c its nclrmal
summer l~l'cl. 1'he fact that the lends nearest to the stream
channel arc so obviously subject to flooding has tended auto·
rr.r.tically to retard their occupation and keep them free for the
passage or floods, but increasing laucl va lues are steadily in-
cre asing the i11ducement., offered to the owner of any given
pnrcel of these lands to fill it to a le\·el above what he guesses
ENCROACHMENTS ON the floods will reach and so build
FLOOD PLAIN upon it. It is ob\'ious that if this
process goes 011 without the exercise of nny control for the pur-
po;;e of mnint.aining nu aclequnte channel, the cheap, unoccupied
low-lands ovel' which the flood-waters no,v pass harmlessly away
will all be fi lled up an d occupied; and then when a big floor!
comes, larger than the. restricted channel can carry, the flood
is going to tear through streets anu houses, doing immense dam-
age. Again and ngsin this little piece of history has repeated
itself on stream after stream, in town after town; and after the
damage from exceptional f loods has come to be enormous the
community has gone to work at further great expense to widen
and otherwise incrt'nse the capacity of the storm channel, often
co ndemning buildiugs and huil<ling land of much value to secure
the necessary Te!ie!.
It is well !o point out in this connection that the City o!
Boston. through neglecting to take action to prevent encroach-
HOW BOSTON PAID FOR
NEGLECTING ITS LITTLE
111cut on the channel of Stony
Hrook -a much smaller s tream than
FLOOD PROBLEM Houlut•r Cree k and much Jc ;;s tor-
renti al in character-was finally compelled by repeated flooding
of sirecl, a11Cl baseml'nts to untlcrtnkc radical improrcmcnts
which hare r.os;t to date upwards of two mill ion dollars.
t:nle::s some sys tem,l!ic community action is taken for the
rcgulution uf the ,;lream and its banks ancl flood cham1el one
THE RESULTS OF Ol' the other of two serious econoll\ic
NEGLECTING BOULDER wastes is bouml to take place.
CREEK Eithcl' a good deal of the lo\\' land
near the ~trcum will remain unimpro,·ecl, idle, ,md negk-ctcd,
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 112
Packet Page 153 of 225
BOULDER CITY !MPROVEMENT ASSOCIAT!ON
tending to Jcpreciate 1·alues near it and inrnh-ing a serious loss
of the opportunity afforded by its lorntion near the heart of the
town: or l'l:iC this land wil] be Ii!Jed and nsed for private pur-
JlOSC:': tlrns rrstrirtiHg \he flood <·hannel of the streum nn<l
soonrr or later cmsing calamitons floods.
This .i.~ on its fare a ph1i11, strnighifonnml questio11 of hy-
clnrnlics mnl municipal com111<m sense. If the people of Bonlder
011 ]1-ha,c \he stc>n~e to t.ake w,uning l,y the experience of other
to,;m thr1· will deal with it now, while it can be dealt with
chc,iply ni;d ea,;ily, instead of waiting till a catastrophe forces
them to rcmed_r their neglect under c·onditions that will make
n solntion [ar more costly and less satisfactory.
What wouhl be a bnsinPsslike procedure? First, to form
a serious am! pniustaking estimate or forecast of the maximum
,·olume of flood water which the HOW TO DEAL WITH THE
FLOOD PROBLEM c·rcek is iikcly to ha1 ·e discharged
into it in the future, based upon a carefnl compilation and study
of all the existing records aucl reports of past floods and upon
n comparison r,f the extent and character of the drainage nrca
and the precipitation thereon with those of other comparable
streams of which the flood records have been kept. With this
estimate it is a relatively simple matter for a hydraulic engin-
eer to figure how much of a channt'l muet be left to provide
free outlet for the expected flood without its being forced to
tear through the streets.
It is a complicated techniC'al investigation, but in principal
it does not ,iiffer one 1vbit from the process through 1vhich 11.
woman "'oes when she looks at the howl into which she is about
to turn: can of peaehes and makes up her mind whet.her it will
hold ·\\·hat is in the C'an. Either ·it will or it won't, and she is ,1
foolish woman if ~he gives no heed to the probabilities until the
peaches slop over ou the table.
Without attempting to anticipate the results of a careful
im·cstigation of the flood proLkm of Boulder Creek it i~ safe to
say this: There are two general
TYPES OF TREATMENT types of channel adapted to meet"
such condi1.i,)ns as Boulder Creek presents. One is the relatively
narro1r wallP<l channel of relatively great depth, deep en9ugh or
hil!h-sided enough io take any expectable increase of flow with-
out an appreciable widening of the stream. This may be called
the artificial reproduction or imitation of a canon or gorge. The
other pro vides a small shallow channel for the urdinary stages o[
t he Hream bnt permits the water when it rises above the level
1_1.( this low-u·ater rhannel to spread out and occupy a much
bronder flood-chnnn~l, which can carry it off without forcing it
to rise much high~r. This is of course an adaptation from the
ordinary form of a na tural river channel in ]o\\•land country.
Where land values nre \'ery high and land is preo~cupied by
buildings, etc., so that the saving in width 11'ill pay for the cost
of constructiun of the deep channel with its high, protecting
walls all<l numerou~ in cincntal expenses, the former is generally
employed c,·en in flat ground, but where land values are lower
the latter is apt to be cmployeil. We are strongly inclined to
believe that at least below the Twelfth Street bridge the latter
will prove the more economical and satisfactory plan. Under
~u<'h a plan, in n citv, one great
INCIDENTAL VALUE OF in cidental 1·nh11• ,1ttarhcs to the FtOOD CHANNEL MARGINS ·
margins of flat laml snb,icd lo occ1-
~ionnl floocling whi("h intervene between the orcl inary d,anncl aucl
the ontcr embankment$ that limit the !lood channel. With t h ~
ext'eption of ,i ic11· <lays in \he year these "washfs," as such
lancls arc cnll<-cl in 1.hc Englifh mi,llnncls. arc ,lry ground, a1·ail-
,1blc fo r >Jn _,. kintl o[ use not inc·onsistent i\·iih the free passage
16
of thr floo,l waters when the lime comes. To make a "park''
of such gro11nd in the sense in which that mud1 al,us~cl term is
often appliccl, a~ inc.licati1,g something very highly polished nnd
exquisite with cosily flow~rs and other clerorations of a kind that
woul.d be mined by flooding. woulcl
A BOULDER CREEK "PARK" be foolishue$S. But the plnn of
keeping oprn for pnblic nse near {he heart of the cit.y a simpli,
piece of prP.t!v bottom-land of the Yery sort that Boulder Creek
has been flooding over for countless centuries, of growing a. few
to1wh old tree-; on it ancl a few bushes, and of keeping the main
par; of the ground as a simple, open common, where the chil-
dren can pluy nnd 01·er whirh the wonclcrfnl dew:; of the foot-
hills ran be obtained at their best from the shaclecl paths an•t
roads nlong. th~ embankment edge-this would gi,·e n piece nl
recreation ground worth a great deal to the people. And at th,1
same time it is probably the rheapcst way of h,mdling the flood
prohlem of Bonlder Creek. _
Before discussing further the landscape treatment of the
"washes" of Boulder Cl'e~k, in case of the adoptioll of the treat-
ment we suggest for the flood chunnel, we should like 1.o set
forth certain ronsiderations that have a general application to
any parks or pleasure grounds that may be undertaken in the
city.
The three great untural ndvantages attaina blc within the
city of Boulder are: First, the climate, supplemented by ample
water, without which the climate
FUNDAMENTALS · d f OF PARK DESIGN FOR woulcl become a curse mste~ o a
BOULDER blessing; second, the views toward
the beautifnl foothills; third, the eastward views from the higher
ground in tile wc~krn parts of the city out over the plains.
Tn a region of brilliant sunshi ne wl1ich at times becomes
distinctly too hot. for the greatest romfort all{] at times is sought
fen-i /s grntcfol warmth by anyone TH E OUT LOOK FROM
SHADE TO SUN who <'an fincl a ~unny spot that is
sheltered from the !lriring 11·in<l, two types of situation nnd of
lamls-c·apc hecon;c of especia l rnlue. One is the dcnsd_r sha<lcd
promrn,,clc ,l!" groYc from which one can look out upon the coll·
irnsting hrilli,mc-y o[ open snnshine nn<l luminous air, nncl enjoy
its hrillimiee the more for the contrast. To stroll or sit on n
warm day bC'u cath dean-stcmmPd frees through 1rhich the breeze
mav frrclv clrnw, to feel tbcir c-anopy orerheacl protecting th<' eYe
fro;n ihc · glare of sky and sun, and to look out upon an ~pen
spncc hnthed in the brilliant sunshinP. eYen if it be but a lJtlle
open Mm-tyard or lawn or a s treet, is to tnste one of the highest
c·hnrm:; of t he 1ro11clerfnl climate with whie:h Boul,kr i,; bk,se,1.
'l'he other t ype of si tuation is a nook sheltered from the search-
THE SUNNY ing winds 1,_v wall or hcrlgc or mass
SHELTERED CORNER of trees but freely open to (he
sun above. In cithc-r c·asc one of the <'ssentials is 11 certain
,,mount o[ rlcar open space not pbstrncted by trees or l,uilcling~
01· ,mylhing ri~ing nnl('h nlJo,·c the surfoce.
.\!!ain: if one wonld enjoy t he yicw of the foothills or the
oc('n~io~1ai g-limp,c of \he Arapahoe Peak, looming up over the
noH·h of Bo ulder. Canon from any place-in the central or eastern
pad of the ci t )' he must hear in mind that houses and tr_ees will
c-ompletely ~hut off those vie,vs un!<!ss he can find'a spot m front
uf which there is open gronnd in the line of view entirely free
from ,mch obstructions for a considerable distance.
.\ny iHtelligent effort in the ,way of providing public recrea-
tion ground s in Bou!aer and cspeMally in the f latter eastern part
\hereof rannot fail to be profoundly influenced by the above con-
sic.lerations. J~xcept where peculiar circumstances dictate some
other treat.mcnt, the problem must be to secure, with whatever
variation in detail and in expression, certain elements of design
THE FRED'ERICK LAW OLMSTED JR REPORT
essential to utilizing the great na.tural resourc~s of the situation;
A SPECIAL TYPE OF RECRE-a more or less densely sha~ed
ATION GROUND PROPER promenade generally surrounding
FOR BOULDER and always contiguous to an open
space which shall be preferably free from all obstructions rising
above the level of the eye, and which shall be of such size and
shape in relation to the height and character of the enclosing
objects as to afford permanent views of the foothills from the
promenade, and preferably from the open space itself, over a
pleasing foreground. These essentials may be secured again and
again without any samene~s, indeed with infinite variation of
character 1f proper skill be used. The shaded promenade may
be a 1·ine-clad arbor or a formal and orchard-like grove or a,·enue
of trees; it may be a winding path that picks its way along
within the margin of the most irregular and picturesque of varied
plantations. The open 6pace may be a garden all aglow with
bloom, or a smooth, irrigated grass plat, or a field of alfalfa ready
for the scythe, or the smooth, bare surface of a playground,
or a wide basin of water where children could wade and play
with boats or even go in swimming, or it may be the rough,
unkempt but cleanly surface of a pasture. The principle is the
same in any ~ase, though the execution be indefinitely ·varied.
In the ire11tment of the "washes" of B·ouldcr Creek thi~
principle points to the concentration of the tree planting mostly
THE DESIGN OF THE BOUL-along the roads and paths of the
DER CREEi< RESERVATION bordering embankments, the careful
studying out of the bPst views and the limiting of all other tree
and shrub growth to locations that will never interfere with
these \'iews but merely affo;d them pleasing frames. The treat-
ment of the remaining surface is something of a problem. Every
re!luirement oi landscape enjoyment would be met by laying it
down in alfalfa and either cutting it for hay or pasturing it.
Indeed it would be a simple and inexpensive way of maintaining
a beautiful piece of park-like landscape to fence off the "washes"
from the roads and paths of the enclosing embankment and turn
C'attle in to graze at so mu<'h per head. This would not prevent
those who are unafraid of eows from str9llin~ along the stream
or through Lhc fields and it would certainly tend to form a very
beautiful type of landscape excellently suited to the circum-
stances. i\o 011e eron doubt this who has see-n the little bits of
pastured ground along the creek above the railroad, where
gypsies or other campers have been in' the habit of gathering
and turning luo~e their auimals to graze. If cattle are to be
excluded from the "washes" mid if they are opened to general
trampling by the public, some experimenting will have to be
done to fiml i he best treatment of the surface; but whatever
happens we hope the city will not be led into the foolish extrav-
agance of tryin.~ to make an artificial clipped lawn of these areas.
Such a trnatment would be far less beautiful and far less appro-
priate, as well as far more costly, than to treat it as rough
pastnre or mowing land-just set apart to be seen and enjoyed
from the ample paths and roads on its margin during all times
of year, to serve as a simple open foreground to the lovely dis-
tant views, 11nd to serve when the· floods come down as n vent
for their rising volume.
'l'he width as well as the treatment of the propo~ed public
holdings along Boulder Creek must be adjusted in detail accord-
OUTLINE OF PROPOSED ing to land prices and local avail-
PUBLIC HOLDINGS ALONG nbility for park purposes as well as
BOULDER CREEK by hydraulic requirements, but a
superficial study of the-~ituation suggests the following approxi-
mate outline. Starting down stream, beginning at the Twelfth
Street bridge where the land values are high, we advise limit-
ing the control of the banks to a very narrow strip on each side,
17
enough only to provide an adequate channel for the stream, with
substantial walls to protect its banks in place of the present
wooden bulkheads whenever their reconstruction is justified,
with an ample foot:path shaded by a single row of trees along
the north embankment and with some planting against the
Twelfth Street, lots on the south embankment. After getting
beyond Twelfth Street lots the breadth of the embankment could
be increased at small expense, giving room for more trees and
for benches, etc.
After reaching Arapahoe Avenue (by means of which ve-
hicles can reach the b1nks of the stream from Twelfth Street
without the necessity of any costly
RIVER DRIVE new roadway through expensive
property) the left bank of the creek would be bordered by a
park drive and promenade, overlooking the ~ater and command-
ing occasional views across it to the footh11ls. _'l:lus bo~dary
drive or street woulcl be set at a grade just suff1c1ently high to
protect the lands northeast of it from flooding and woulu u
the same time form a very attractive new street for house front-
age, thus tending to raise adjacent value~ considerably. It
would reach 17th Street just north of the bridge, and woulu be
con tinned east of J 7th Stre~t on a due cast line, pa.ssing jnst
south of the occupied lot on the southeast corner of 1 'l'th uu
Athens Streets.
On the sonth side of the stream below the Arapahoe Aveuue
bridge it would seem expedient to widen boldly and include the
considerable tract of vacant l~vel
PLAYFIELD land lvin" Letween the railroad
and the creek east of the lots which f:ce on 12th Street. This
tract would be very useful as a play!ield and as an open space
OYer which to enjoy the foothill views from the drive and path
along the north bank already described. Where the houses have
been built close to the stream bank just west of the 17th Street
bridge, of course it would not pay to take any land, exrept the
valueless land under water in the bed of the stream itself. The
reason for acquiring the latter is to guard effectively against any
encroachiuent upon the stream in connection with pc1ssible fur-
ther improvements of this land and to put the city in a position
to put up an embankment wall on the west side of the stream
if it should at any time seem desirable. But since the city
could not acquire any holdings above this bank at present with-
out getting into rather heavy damages it is not advisable for the
citv to take over the burden of maintaining the protection of
th; bank itself against the wash of the stream.
East of 17th Street on the right bank a new street or park-
way already referred to should be laid out, starting from 17th
UPLAND DRIVE AND Street by a curve just south of
VIEW the bridge, passing so uth of Mr.
Parce's house about on the line between his lot and that of. tlrn
Uni1•crsity, and rising by an easy grade along the steep hillside
below the Hospital so as to reach the upper level about opposite
the end of Palmer Street producecl. 8uch a drive running along
the edge of the bluff would command a superb view of the city
with the mesas and foothills rising behind it to the north and
northwest, with the Yalley of the creek in the foreground. Unless
some such nril'E: is built, this view, which is one of the most
characteristic in the city, will be permanently lost to the public.
The University originally commanded this very view, but the
location-of the railroad and the building up of intervening lots
have already greatly impaiN!d that outlook, and the process is
still going on. Soon no one will get the benefit of this situation
but some of the patients in the back rooms of the Hospital and
thoee OC'cupying the back rooms and back yards of a few private
lots on University Av enue. The accompanying sketch shows tbe
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 113
Packet Page 154 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
type of cross section we have had in mind for this drive and
promenade. It is assumed to be taken at a point a little west of
the line of Palmer Street. At the rear of the Hospital the road
would be wholly in fill; at the upper end it would be perhaps
wholly in cut. This drive would cross the County Road at or
about the corner of University Avenue and continue on to the
end of the ridge at 28th Street, whel'e it might be expected to
branch, one branch following along the south side of the creek on
the low ground and the other extending as a thoroughfare to
the southeast.
With the exception of the brick yard and a small dwelling
near the County Road and of Mr. Parce's dwelling just east of
17th St.reet, all of which might be omitted from the purchases,
the property between this proposed drive and the creek is of very
little market ralue and shonld be secured for park purposes very
cheaply. For park purposes it is decidedly valua hie as the fore-
J(round to <t series of inspiring \'iews from th~ high level parkwav,
and as the enclosure nnd protection of the landscape of the creek
o,·er which the views of the foothills are to be obtained from the
low level parkway on the north bank of the creek.
Returning to the latter, there are some large vacant fields
just west of the County Road and extending practically up to the
RIVER DRIVE AND LARGE yard of the Lincoln School. This i~
ATHLETIC FIELD the nearest point to the heart of the
c-ity and to the principal schools where a good sized field can be
Recured, and the purchase of it at present prices is very mtich to
be desired . Between the County Road and the outfall of the
dty sewer a much more limited taking would suffice to protect
the stream and afford an agreeable parkway. Indeed all that ie
needed in this whole section from 17th Street eas t warJ is nn
inexpensive gravel r oad and some skillful thim1ing of the trees
and brush to make a parkway of very remarkable beauty. It is
at present such a difficult matter to make one'fi way along the
creek through fenceij and thickets and other obstructions that
we venture to guess there are very few citizens of Boulder who
have any conception of the potPntial beauty of such a parkway
ns is here suggested. And always it is to be borne in mind that
soo ner or lafor the problem of controlling and caring for the
flood waters of the creek 11--ill force the city to take control of
THE COST OF DELAY
the channel. If action is delayed
too long the only result will be a
costly piece of engineering construction serving no purpo~e other
than the prevent.ion of floods; w(lereas if the matte, is taken in
hand now the city will spend less money on the hydraulic im-
provement and get a beautiful parklny to boot.
We hAve made no examination of the creek banks bel ow the
sewer outfall, because there is no hurry about that part of the
improvement., b1J.t it would seem desirable ultimatelv to extend the
parkway indefinitely in the direction of Valmont ·and the lakes.
Just what to do in ihe neighborhood of the sewer outfall
is a complicated question about which we liave only certain gen-
eral considerations· to put before you.
SEWAGE DISPOSAL PL.ANT The problem of a permanently suit-
able method of sewage Jisposal is one which the City of Boulder
will ~ooner or later have to face. At present the sewage is dis-
charged with all its dangerous impurities into Boulder Creek a
short Jistancc. below the town, and passes in a somewhat diluteJ
condition into the Eeveral intakes that supply water to varion~
localities further down the st.rer.m. Experience elsewhere indi-
cates that considerations of public health will require these condi-
tions to he remedied and that either voluntarily or under legal
tempul~i on Boulder will have to assume the burden of disposing
of itg sewage without menace to the health of ot.her communi-
ties.
18
Of late years under carpfu} scientific st.udy of the problem
the method most generally a<lopted for the purification of munic-
ipal sewage has been the use of "bacterial filtration beds," so-
cnlled, in some of their many forms. The same results in trans-
forming the dangerous organic matter of the sewage into harm-
less compounds have also been obtained, and to a great extent
hy identical natural processes, where the sewage has been applied
not to bare filter beds but' to cultivated and productive sewage
SEWAGE FARMS
farms. The chief reasons why the
bare filter beds have been favored
in American cities as against the irrigated sewage fann are, we
believe, first, that tl1e area required to deal with a given amount
of sewage is smaller in ihe case of the bare beds, and second,
!hat under ordinary conditions of municipal management, the
farming is a more complicated business than city employees can
be expected to carry on successfully, even though it might bring
in enough income if skillfully handled to pay for a competent
manager. An-ither reason is that in the East, where most of the
development in sewage disposal methods has thus far taken place,
irrigation farming is an unaccustomed idea and water is generally
regarded merely ds something to be got rid of in the easiest pos-
~ible way. It is hardly necessary to say that the latter condition
is entirely reversed at Boulder and that everv economic reason
points to,;·ard the utilization of the Boulder se;rnge for irrigation
purposes. We have been given to understand that an offer has
already been made to pay the cit,v for the right to use the outflow
from the sewer for irrigating private lands.
There appear to be t,,·o sound reasons for objecting to this
method of de.aling with the que~tion and for preferring a sewage
REASON FOR A CITY SEWAGE farm owned by the city . The first
FARM is a sa nitary one. 'l'he primary
purpose of the undertaking being to protect the public healt11
it wo11ld be ve ry unwi se for the cit.y to turn over the handling 01
this dangerous though useful material to a private part~· whose
main object would not be to make . sure of its purification, but
to use it in the handiest way for inigation. The second reaso n
is t hnt owing to the difficulty and co:;t of frequently changin~ the
point of discharge of the sewage there would he little if any com-
petition in bidding for its me and the city would be more or
less at the· inerry of the land owners with whom the fir st con-
tracts were made. On the other hand if the sewage were npplied
to land owned by the city the business of growing crops on the
irrigated l and , under proper r es trictions for insurin g the sani·
tary disposal of th e sell'age and preventing the use of crop s (like
lettuce, etc.) of a sori that might endanger health through their
contamination hy sewage . could be leased out annually or at longer
intervals to t he highest bidder.
As the city grows to the eastward it wonld become necessary
nt intervnls of some years to extend the sewer sys tem, to acquire
a new· sewage farm and to dispose of the old one for other pur-
poses, in part probably for building land and in part for p~rks
aud other public purposes.
EH~n while in 1;se for its original purpose a sewage farm
wonlcl han <;0me park value, for if properly conduc,ted it is in
no way an unsightly or disagreeable spot, and though the general
public could not be permitted to walk about in the irrigated aren,
there might very well be a public drive, and promenade along the
border overlookin g the fields· and commanding the mountain
views beyond them. The natural place for such a farm would be
on or n ea r the banks of the creek, ~ts precise location and ex tent
being more or less closely determined by engineering considera -
tions as to grade of outfall and probable volume of sewage to he
handled.
Retumiug now to the 12th Street bridge and working up
THE l'"RED'ERICK LAW OLMSTED JR. REPORT
stream, it appears impracticable to securti any continuous drive-
BOULDER CREEK ABOVE way or border street near the creek.
TWELFTH STREET It does seem practicable and desir-
able, howe,·er, to secure a margin of vacant land of varying
wiclth, most of it subject to occasional overflow. It is desirable
here us el~tlwhere to avoid the complete obstruction of these
"washes" by filling in right up to the edge of the creek because
all such constriction of the channel tends inevitably to raise the
flood level of the creek. If ihe public controls a comparatively
narrow margin of the lowland on each sid'e of the creek, and if
trees are allowed to grow near the property lin.e as a screen
against the rather unattractive class of occupancy to be foun<l
in much of this section, and if too many trees are not permitted
to grow along the stream banks so as to obstruct the v11llcy, the
immediate result will be to conserve and greatly enhance the
views that can be obtained from all of the street bridges in
crossing the creek. But even here these "washes" can be made
of direct service for park purposes by means of a. low level path
reached by steps from the bridges and winding along the streao-
side. This path should be formed of cement or tar concrete and
should be so designed and built that it would offer no obstrua-
tion to the water when covered by floods and cause no eddies
that would be likely to start a washout of the adjacent surface.
Although the head-room would be very limited, such a path
could pass under the existing bridges and form a continuous park
path that would offer a very attractive stroll when the surround-
ings aro decently cared for. Very likely people in Boulder have
got so accuHtomed to thinking of the creek ancl its hanks as a
place to throw tin cans and· rubbish that it may require too great
a feat of the imagination to conceive of it a8 a pretty, shacly spot
with a clean, well-kept park path running beside the murmuring
waters, but as a matter of fact such an ideal is quite easily attain-
able. Of course every time the creek is flooded the path will
be put temporarily out of business, but the day after it goes
down, when the caretaker has had time to sweep off a little mud
or gravel here and there and pick up and burn the driftwood or
rubbish tha.t may have lodged against the bridge abutments or the
trees, it will all be as good as ever.
Next 12th Street the strip of low vacant land between the
creek and the first building south of it and about an equal
amount on the north ought thus to be acquired, running l.hrough
011 these lines to the railroad bridge and the ·"paper'' location of
11th Street. We~t of 11th Street; the south bank of the creek
is occupied (on paper) by a narrow street or alley called Riverside
Street which would be continued through as such to 9th Street.
On the north side of the creek from 11th to 9th Street the taking
line would be ahout parallel with the creek, starting from J 1th
Street on the line of the alley as laid out and meeting 9th
Street just north of the angle where the latter turns to go over
the bridge. A row of lots would be left between this taking
line and the railroad and they would have frontage on the em·
bankment roadway.
West of 9th Street on the north bank of the creek onty
a path, at varying levels, can be provided fot·, It would pass
between the reduction works and i.he creek, under the rnilroad
bridge, along a bulkhead between the Boyd mill and the creek
and so along to the w~stward. On the south bank it is to be
hoped that a street can be put through from 9th to 6th-Street,
passing just north of the Highland School grounds and the old
house marked "Austin" on the large map, and that all the low
land covered with interesting vegetation which lies between this
line and the creek can be included for park purposes. ,Yest of
6th Street there is an alley or path for a short distance which
ought to be extended through as a public path as far as the
19
railroad. The creek is here bordered by a fine growth of trees,
and despite the extreme difficulty of scrambling along the bank
at present there are sigllil that it is a good deal used, probably
for the most part by tramps and small boys. A proper public
path which could be lighted and policed would do away with
a nuisance here at the same time that it opened a pretty stroll-
ing place to decent people. At present such a path would dead-
end against the railroad and anyone eoinsr bevond would have
to cross the railroad at grade as they do now; but ultimately
it would be perfectly feasible to carry the path down the bank
nnd under the railroad bridge in the creek bed, where of course
it would be flooded whenever the creek rose but would ordi-
narily be entirely convenient. West of the railroad bridge lies
a strip of land 011 the soul.h side of the creek which is now en-
tirely isolated between the stream and the railroad. A portion
of it next the creek is prettily wooded and the higher open part
backing on the railroad is goocl for building purposes if it could
be made accessible. There is probably no market for it now,
but is is to be considered whether it would not be worth while
to arnmge, after a few ye.irs, for parking the banks of the stream,
puttiug in n park boundary street upon which lots backing ou
the railroad could fare and putting in a bridge across the creek
to connect with a street leading out to Pearl Street along the
line of Sunshine Canon Creek.
This brings us to the problem of Sunshine Canon Creek,
a torrential stream which has already play~d havoc more than
SUNSHINE CANON CREEK once with improvements in its vicin-
ity because people had not learned
snffic·ient respect for its flood volume and had not arranged to
give it space enough in which to sweep harmlessly down to
Boulder Creek. We did not have time to study the problem
carefully, as need s to be don e, but this much is plain: That
the city ought to take steps to lay out and put in order a proper
&nd well-protected channel extending from the wooden culvert
to the inverted syphon by which the Farmers' Ditch crosses
Sunshine Canon Creek clown across Pearl Street to Boulder
Creek, and that when such an open channel is being ·laid out
it would be a ~ensible and pleasing design to provide for a road
and sidewalk on each side so that the open space of the channel
and its hanks may count as part of a street or parkway instead
nf being Wtt$ted in the back of a block. An incidental advan-
tage is that such a channel is much more easily policed and kept
in orcler if it runs in the midst of a parkway than if there art:
bock yards abutting directly upon it.
Beyond the line of the Farmers' Ditch and Mountain A,·enue,
us the valley of the creek becomes more pronounced the park
opportunity which it affords becomes more striking. 'rhe pres-
ent creek bed and the low ground close to it on either side are
a positive burden and drawback to the owners from the point
of view of sub-division into lots, and they ought to be delighted
to transfer them to the city to hold as a park, over which their
lots on the northeasterly side would command a permanent view
of the foothills ov~r a most charming foreground.
It is not going to take the lot-b.uying publi c of Boulder very
much longer to realize that when it is attracted to a lot on high
THE REAL ESTATE VALUE ground because of the fine view
OF PERMANENT VIEWS commanded thereby, the paying of
any extra price on account of that view is sheer folly if there is
another lot just across the street on which the next purchaser is
certain to put up a house that will absolutely block the vielV.
And per contra, those few lots which are so arranged that they
have permanent command of fine views will fetch constantly
growing prices with the growth in the number of people who
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 114
Packet Page 155 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
appreciate such things and can pay for t h em.
Here is a notable case in point. By setting apart for park
purposes a narrow strip of steep hillside andl a piece of valley
bottom wa.she4 by the torrential
A SPECIAL OPPORTUNITY floods of Sunshine Canon Creek, and
by laying out a. parklike street at the edge of t he valley, a
row of lots can be obtained on the upland which not only will
have perm8llent command of a view that will put them in a class
apart from almost all of the lot~ with which they come into
market competition, bnt will have a frontage on what woulcl
probably become one of the fashionable drives. This valley
parking should certainly extend up to include the picturesque
Green Rocks and ultimately something more than a narrow road
ought to come within public control in the further part of
Sunshine Canon.
It would be a beautiful _thing to retain the whole slope from
tire valley parkway dee~ribecl in· the foregoing up to the Red
Rorks as an open public spac~,
RED ROCKS but we doubt very much whether
the city w9uld do wisely to charge itself with the double bur~en
of paying out cash for the market value of the land and deprmng
itself of the tax returns which would result from the develop-
ment of most o! it into house lots. It is a piece of land which
is capable of development into a r.011Siderable number of resi-
dence Jots of attractive and valuable kind; but it is equally
capable of heing very badly botched if it is lotted up in a
thoughtle53, commonplace way. If the hitter is done the sellers
of the Janel will be thP. losers to some extent, but the chief losers
will be the purchasers and the. city at large through failing to
get what the opportunity entitles them to. The steep upper part
of the elope and the Red Rock~ themselves, together with the city
resenoir, ought cert~inly to become a public park.
An opportn11ity almost equal to that pre~ented by the n orth -
east side of Sunshine Canon between ?.fountain .Avenue and
'i\fapleton Avenue as jmt described,
MOUNTAIN AVENUE existed, and is not yet finally lost, in
the case of :Monntain Avenue its~lf. The ~plendid views to the
south and southwest from that street and from the houses on the
north side of it are entirely at the mercy of the owners of the lot,
whirh slope steeply down from the opposite side of the Farmers'
Ditch. These lots have not been so built upon as to obstrnd thP.
view thus far, because they are steep, poor lots upon which it
would be relath·ely costly to erect houses; but it is only a question
of time befoN the demand !or lots in this locality will induce
people to go to the rxpeme of propping up buildingK there, and
then good-bye to. the vi<?w. If it were only a matter of tran;;-
ferriug the control and enjoyment of the view from one set of
house owners to another the public would hav.e no cause to worry
:ihout it; but the fact is that this proces., if it is allowed to take
place will me,m thJt the p11blir, which can now e11jC1y the view
from the street, would also he the loser, and the command of the
l"iew would be trAnsferrecl from the fronts of one set of l10us~s to
the backs of another set. The park commission ought to buy or
condemn the hillside lots below the Farmers' Ditch from the point
where it crosses Spru<'e Street to where it crosses Sunshine Canon
Creek, but the owners of \he lots north of Mountain Avenue eould
well afford as a matter of inrn~tment to meet thr whole cost of
such a park taking themsch·es rather than let the situation go
by default.
1n cC111n~ction with this park taking some intelligent trcat-
m~nt of the margim of the Farmers' Ditch with a shady path and
20
TREATMENT OF benches would of course be under-
FARMERS' DITCH taken, and a good deal of skill sh?uld
be utilized to make this a pleasant shady spot for people to str oll
and sit and en j oy the view, but without allowing any trees to
interf P.re unduly with the ,-iews from the street and from the
houses north of it. 'l'his means careful study on the spot and th~
limitation of the foliage to exactly the r ight places. Not im-
probably it would mean, in part, recourse to systematic pruning,
or to the \\SC of a vine-clad arbor or pergola for shading pa rt of
the path instead of trees, but it might be possible to accomplish
the result l>y selecting small tr~es of low habit and placing them
Yery c·orefully. Already there has been some manipulation of the
natural growth along the d itch by pruning, a pparently to improve
vie~s from hou~es, on the opposite side of the str eet, but it has
neither been systematic nor agreeable in ih general effect.
The presence of the Farmers' Ditch is a very happy feature
here, as a part of a public promenade. Given sunshine and breeze
and the wonderful plunging view across the valley to rugged
mountains bathed in sunlight; given shade from the direct glar~
of the sun and sky, easily to be obtained by plant.ing; the one thing
wanted to complete the situation is water, and the quiet flowing
canal on its way to irrigate t.he fields beyond the city gives the
,·ery note that is needed. To be sure its banks are here shabby
and negl~ctcd, the vegetation is weedy and an appearance of
squalor is more or less in evidence, so that a superficial obs<.>rver
might turn away without feeling the least interest in the ditch.
But all the ess'!ntial clements of the most beautiful scenes of Italy
at·e here, waiting only a little patient, skillful care to unite them
into a little picture of paradise.
Indeed, there is nearby, although without the distant view
and without the outlook from shade into sunlit space which is the
sou l of this situation, an example
PLEASANT IMPROVEMENTS .
NOW EXISTING ALONG THE winch suggests the charm that can
FARMERS ' DITCH be found in the simple combination
of the quiet, flowing wate r of the irrigat ing ditch with-n little
well-kept foliage. At several points between Spruce Street and
the Mapleton School the so-called d itch, in passing through a
garden, becomes the c<.'ntral feature of a really charming scene.
The stiff walling of the banks and the raising of the adjacent
ground quite high above the. water leYel makes the water count
for less than it might, and we can call to mind ma ny more lovely
gardens boru,•ring ~anals in European count ries where the people
ha,·c acquired a greater knack at such things; but here and any•
where a considerable degree of charm is felt the ve ry moment any-
one takes care of the borders of such an irrigating stream in an
appreciative spirit. The hand or a good housekeeper is the thing
most eesentially needed, doing nway wifa dirt and slatternl y neg-
lect, but not changing everything into a rigid and mechanical
formali~m.
We are inclined to dwell upon this point, bcc1rnse ll.ot onl y
in the Farmrrs' Ditch hut in the many other irrigating channP.ls
whirh traverse the city in eo many quarters Boulder has what
seems to us a veritable treasure of municipal decoratioH8, now for
the most part neglected and defaeed, but all retaining their css<.>n -
tial elements unspoiled and ready to shed beauty ail about them
if onl_v given a proper setting.
Amllng those people of e,·e,i·y generation and every race who
ha\'e most enjoyed life and the \beauty of the world about them,
OPPORTUNITY PRESENTED but especrnlly among people dwelling
BY THE IRRIGATING DITCHES in climates of sunshine, blue skies
and dry ai r, t he testimony is overwhelming. whether we look to
the poet, and to literary recor<1s of the enjoyment of beauty, or
THE FREDERICK LAW OLMSTED JR REPORT
to pain ters, or to gardens themselves; that living water, g lancing
in the sunlight and the shadow, is one of the most refreshing,
cheerful, lovely elements t hat can be introduced into any seen().
Whether it be spring or jet or fountain, picturesque cascade or
smooth overpouring of mill-dam, meandering brook or prim canal,
the essential beauty persists throughout; and only the .igns of
human contempt, foul contamination and slovenly surroundings,
can obscure the natural beanty of water in the open air. A
thing that strikes the easterner unaccustomed to the irrigatin~
ditch, is that however neglected and iguored such a di tch may be
as to its banks and surroundings there is something about it rad-
ically d ifferent from the ditches he is familiar with at home; a
something that makes it far more attractive, more suggestive of
p leasant possibilities. 'l'he feeling is hard to analyze, but it
arises, perhaps, mainly from two causes. First, the water of the
ditches is relatively clean and spar kling; and second, it is elevated
close to the level of the adjacent ground, or even above it, thus
catching the sunlight and holcling the eye, and expressing the
fact that it is ~ared for and conveyed as a thing of value destined
for human use, instead of being sunk in a drainage ditch as far
below the surface as possible, rejected wd considered only as
something to be got rid of quickly and completely. If the in-
herent beauty of the watar of the irrigating channels were sup-
plemented by tuch treatment of their immediate borders as would
remove the unpleasant associations that now in many places attach
to them, such treatment ns ,wou ld bring out and enhaurP. the
natural associations of refreshment and abundance that are in-
separable from them and would re-enforce their intrinsic charm,
these channels alone would serve to make .Bou lder a place of high
civic beauty.
If only people could be got to realize that while they are
looking for beauty in things which have no use except for dee-
AN AESTHETIC orative purposes, the h ighest pos-
PREOICAMENT sible beauty is to be found nine times
out of ten in the most utilitarian things wheu perfect.Ad an.J
treated as wort,hy of respect and loving care, they would be saved
a vast deal of extravagant and foolish expenditure ~hich now
le.ads to confusion, disharmony and ugliness though made in the
nin hope of achieving beauty. It is the peculiar difficulty of
such an awakening to the value of beauty in the scheme of lite
as is now being manifested all over our country, that people whose
interest has been largely concentrated upon utilit.arian things
from the commercial standpoint are apt, when they do awaken to
the ,·alu~ of 'beauty and set to work to get their share of the
e njoyment of it, to look anywhere else for it rather than in the
familiar things which they have ahvay11 regarded as of commercial
or practical interest only, not at all realizing that the lack of
beauty or thei positive ugli ness of these things is due ~o l el y to
the misshaping of them by their own narr ow commercialism and
that of others like them.
We trust the good people of Boulder will pardon us for this
preachment. They are no worse sinners than most of us in thii;
great, prosperous, well-meaning nation, where opportunities aN
sc, numerous that ,ve spen<l all our energies trying to g rasp mo1'P.
of them than we can bold and so have no time left in which reallv
to live. It is merely that a person is more vividly struck b~
examples of foolish waste of a kind new to him than by those to
which he has become accust.orned; so when Boulder is visitlld by
an eastern stranger who hRs an eye for beauty and some acquain-
tance with the use to which water is put in the gardens and c ities
of older counbi cs he cRnnot fail to be strikingly impressed with
the neglect of what seems to him an extraordinary opport uni ty
for civic beauty.
There are several canals in which the city has a shareholder's
21
inter est in addition to its powers of general cont rol, and al ong
HOW TO GET PARK.VALUE the banks of most of t h ese the city
FROM THE DITCHES has a right-of-wav ~Iany ind ee d arc
wi thin the limit~ of streets or public alleys, al ready adequat e in
width or capable of being widened at sligllt expense ~o as to p ro-
vide the essential elements for the public enjoyment of the op por-
tunity which the waterway presents.
What are those essentiah?
First, con,·enient provision for the publ ic t o pass or to stop
where it can enjoy the opportunity. This may mean no more
than the roadway and sidewalks of a street within which the
waterway occurs, or even a bridge carrying some street over a
waterway in such a manner that those crossing it can get a p leas-
ant view over a rail or parapet designed to present the view to
the best advantage. Or i t may mean a special path running along
near the water with occasional benches at the more invi ting
spots; am\ from that anything up to summer-houses and refresh-
ment booths 1rnd concert groves along the banks of wa t erways,
with all of the incidP.ntal provisions for pnblic comfort and con-
\"enience that attend upon public p arks. The only vital t hing
in ·this regard is that convenient, eafe and decent provision ,be
made in some manner for the corni ng and going and pausing of
the people where they can enjoy the beaut y that is offered .. Civ i.i
beauty is worthless, even if it can be said to exist at a ll, where
it is not seen and enjoyed by the people.
Second, offensive, fo11l and ugly things, where they come in to
view, should be done away with, made over, or o bscu red by. fol i-
ag~ or otherwise, so far as pos;ib le; a ~eneral impress ion t}ta l t he
place is regarded by _someone as wor.th caring for, as expressed by
the fact that it i s always swept and garnished, h u a groat dea l
to do with the extent to wh ich others will ca re for it and be able
to appreciate it.
Third, agreeable scenes and compositions sh ou ld be note<l
;incl enhanced, or created, mainly by such con t rol of ligh t und
shade nnd of enclosing and framing masses as ca n readily be
effected through controlling the disposition of the fo li11~e of trees
and bushes. Along many of the dikhes t hat run t h rough all ey~
or on private rights-of-way there are many trees an d bushc!
already present in combination with the water and the sk y ,·ery
pretty scenes and which need only to be supplem e n t ed by a good
p~th and a few benches and an impression of good order nnd so-
licitous appreciation to become ready-made park sp ots of the
highest value. In many other p laces judicious removals a nd :1
,·ery moderate amount of supplementary pl,mting won ld soon
bring similar results. In other places the foliage element is still
to be eupplied by planting.
Fourth, in places a certain amount of manipu lation of the
edge$ of the channei or of the adj acu11t surface or Lit e g r ound may
be called for in order to harmonize these elements with the gen-
eral effect of the scene of which they form a part. Fortnnately
the rnlume of water is comparatively conetant and its surface is
normally but little below the level of the banks, so t h at the chan-
nels just as they now are give that ever-delightful impression of
brimming abundance and of intimacy of rel ation be t ween t he sur-
face of the wat~r and that of the ground. Generally speaking,
the more closely on a level they can be and t h e more intimate
their rel ation the happier will be the result. Where t h e general
impression of the ;;cene is one of formality, of conspicuous reg-
ularity of order in its dominant features, the mRrgin of the water
may need some rectification to bring it into harmony wi th t his
impression; where the general effect is notably pic turesque and·
informal it may be that some inharmoniousl v formal lines in the
canal could be to advantage modified or obsc~red; n ot infrequent-
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 115
Packet Page 156 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
Jy, especially where a path comes n~xt to t he ditch, it may be
desirable to introduce n simple curbing or a. piece of wall (mostlt
below the water level) to hold the earth from crumbling or ~lump-
ing. But generally speaking it is better to avoid the use of walls
or banks which would have the effect of depressing · the water
below the adjacent ground by more than a very small fraction of
the width o( the stream. lf this mistake is a voided the. water will
be all right anyhow, and it will be just as well to do nothing to
its margi11 · except what is really needed as a. practical matter for
the proper maintenance of the ditch. In the case of the little
ditches that run :,long in the parking of so many of the street.
in the easterly part of the town, the boards which form their sid!\s
rise just to the level of the ground and are gener111ly overhung
with gr.ass that gets a delightful, fresh riclmess from the water.
The effect is char1ning 11nd it would seem a pity to suhstitutc a
conspicuous and rigidly formal curbing either of concrete or stone
and the substitution oi a perfectly smooth hottom for one made of
rough r.obl,l~stonc:; takes out an element of interest and be:mty for
no sufficient reason, for the sparkle and dance of the w-ater as it
runs over the cobbles is part of its life and charm. The boards
must give way for something more permanent, certainly, because
their maintenance is troublesome and expensive. But why not
substitute for them thin slabs of local sandstone of irregular
lengths set at the same height as the present ~d_gings so that
the grass will overgrow them somewhat as it now does the plank?
And why not use the same old cobble pavement for the bottom?
Of the larger wuterways the Beasley Ditch was the only one
of which we made a complete examination throughout its length
within the city. With the possible
BEASLEY DITCH exception of one or two short pas-
sages we found that it wou ld be possible to convert this ditch and
its margins into a very attractive public promenade at surprisingly
small expense. From 12th Stre!\t to 19th Street, for example, it
runs mostly through a public alle.v not used as a thoroughfare for
other purposes, and by tht! acquisition of a few bits of vacant land,
the opening of a good path, and a small amount of thinning and
planting, the thing would be done; while just north of 21st
Street the ditch passes through or borders a piece of land excel-
lently adapted for local park purposes and can be made to add
much to its park value if acquired. It is however, useless to diB-
cuss these possibilities in detail in view of the proposition since
called to our attention for a great increase in the capacity of the
Beasley Ditch. This will involve, of course, an entire change of
conditions all along the route and radical changes in man_y
8treet.s. The matter should be taken up by the city and the pro-
moters of the project in a spirit of intelligent co-operation and
a ,veil -conceived plan should be adopted that will take into
account the hydraulic requirements, the result upon the street
system, and the opportunities for public recreation afforded by
the banks of the canal if properly utilized. One suggestion which
we were prepared to offer in any
COUNTY ROAD BOULEVARD t•ase appears still more appropriate
in viP.w of the probable changes in the Beasley Ditch. It is that
in wide11ing. the Co_!lnty Road and ext~nding it north from Pearl
street past th e east end of Lovers' Hill as a great, cross-town
thoroughfare, the Beasley Ditch, so far as it occupies the line of
the street, be treated as n formal ornamental canal or basin run-
ning down the ceuter of the boulevard, with a fairly wide border
of grass on either hand and flanking rows of trees on the edges
of the hv-o roadways that would border this parking.
We cannot too urgently point out the facts that on the one
hand the eastern part of the ci ty is the region where the tupog-
NEEDS OF EASTERN PART r~phy makt>S possible the ~asiest,
OF CITY most convenient and most inexpen-
22
,ive urban developmrnt, where transportation facilities by road-
way and by trolley can be most easily and cheaply perfected and
extended, and where, by consequence, is likely to occur the prin-
cipal development of dwelling places for people of small or mod-
erate meang, nud that ou the other hand the continued attract-
iveness of this flat region is closely dependent upon the mainte-
nance of public open spaces, sufficient to preserve the views of
the mo,.mtain, and to afford the rnnny openings with contrasting
shady or sheltered promenades which are requisite to the full
enjoyment of the climate and which are absolutely unattainable
on fifty-foot. lots occupying level ground. The need has not yet
been strongly felt, partly because there are so many vacant lots
scattered among those already occupied or at least within ea~y
reach, and partly bccau~e people have not thought much about the
basic physical advantages which make Boulder a better place to
live in than other cities of the same size and tax rate. They must
think about them and preserve them if they would no-t kill the
goose that la vs their golden eggs.
The County Road boulevard suggested above and the pro-
posed parkway along Boulder Creek would be good examples of
the sort of thing that is needed, but a considerable number of
]oral parks and squares ought also to be acquired.
Parks and Other Public Open Spaces
~ot only the eastern part of the city but all parts ought to
be provided with local parks, some to be used primarily for play-
grounds, others mainly or wholly for more sedate recreation, all
contributing to the agreeableness of the town.
Every home in the city ought to be within about a quarter
of a mile of a good playground and of a spot where older people
can Ulke I heir exercise or their ease THE PEOPLE AND THE
CITY PLAN in the open air under pleasant sur-
rqundings and in the presence of a fine view or :1t least of such
breadth of sunlighted open space as is wholly beyond the means
of most to attain on their own property. The man who can af-
ford to own a roupl<> of acres in the outskirts of the city, or one
of the limited numbP.r of sites on the commanding eminences Htlar
it and who ca.n pay for the relatively high cost of the roads or
street~ required to make such sites available, and who can keep
a carriage or an Qutomob1 le to take him back and forth, is able
to look out for himself. If he fails to make intelligent use of the
opportunities which Boulder presents for the enjoyment of life,
it is due mainly to his own lack of appreciation and initiative.
But for the majorit_y of people, whose means are limited, who
ha,•e neither the financial strength nor the physical strength and
mental aggrcssivene~s that would enable them to seize for their
own exclusive use the means of enjoying udequately those precious
commodities, air and sunlight, and that subtle promoter of health
and cheerfulne~s, the sense of spaciou~ness and freedom-for
these, the great body of the citizens, a co-operative, de!llocratic
method of attaining these ends must be so ught.
The standard house lot in Boulder appears to be 50 feet wide
by about 150 feet deep, although a tendency is apparent through
the uncontrolled operation of supply
BACK YARDS VS. PARKS and demand to reduce the size of
lots as well as the width of streets. To reduce the depth of the
lots from 150 to 125 feet would mean, even if there were no co r-
responding reduction in width, t\iat 1-6 of the usable ground
after substracting streets would be left over. If this am9unt ot
space were set apart for joint use in the form of playgrounds,
squares, and local parks it ,vould mean that every half mile
square of the city would have not less than 16 to 20 acres of
THE FREDERICK LAW OLMSTED JR. REPORT
public grounds. No one who considers this proposition for a
moment can doubt that the average householder with a 150-foot
lot is in no such enviable position, with his extra 25 feet at the
back end of his back yard, all shut in by other people's houses,
a.s he would be with a lot measuring 50 x 125 feet and the use
of a big, safe playground for his children within less than a
quarter of i\ mile of his house and the use of pleasant parks and
squares close at hand on every side of a size sufficient to com-
mand the beautiful views which he is now unable to see to ad-
vantage unless he goes entirely outside of the built-up city.
The point is worth pausing over a moment. A given tract
of land half a mile square, provided with streets occupying a third
of the total area will subdivide in
DEEP LOTS ANO NO PARKS 619 Jots ,,f the standard Boulder size
of 50 x 150 feet. In such a district, when the lots are all occu-
pied, there will be no playgrounds for the children e-xcept the
streets and the cramped back yards, there will be no parks or
squares or other open / ground whatever, no vie,vs of mountain or
plain except an occasional glimpse between the chimney pots. If
on the same tract, with the same area in streets the same number
SHALLOWER LOTS PLUS o! houses should be erected on Jots
PARKS 50 by 125 fe,,t in size, there would be
ieft over 17.7 acres for purposes of public ?ecreation. This
would be more than enough, if well arranged, to assure for nil
time that every bo} and young man who will ever live in that
district shall have opportunity and inducement near his o,m home
to play baseball and all the other vigorous outdoor games that
make for a sound body, a clean mind and a healthy nervous sys-
tem; that space could be set apart for a swimming pool to be
put in operation whenever the neighborhood or the city might feel
disposed to pay for constructing it and supplying the water; that
the little children could have a shallow pool of their own with
a clean, sandy beach and bottom where they could wade and play
with toy boats and m:1ke sand pies and forts as well as if they
were to be taken thousands of miles to the 0<:ean beach itself;
that for all time the dwellers in that district would hnve only to
walk two or three bl0<:ks or so to find a pleasant open spot with
shady paths and benches for summer use, looking out upon a
cheerful prospect, with sheltered sunny nooks and covered benches
for the season when co ld or driving wind makes walking in the
streets unpleasant and tends to keep the people closely housed.
Again we Bay that no sane man can doubt the advantages of
the latter method of subdivision, with its slightly smailer lots
supplemented by parks, if he will take note of the trifling ad<li-
tional use which the average householder derives from the deeper
lots of the old part of the town as compnred with the shallower
lots in other localities. That the average householder jg reason-
LOTS ARE GETTING ably well content with the shallo,ver
SHALLOWER lot., even wh~re ha gets no parks at
all in compensation, is proved by the fact that h e does not hesitate
to buy the shallower lots. He is evidently not seriously influ-
enced in selecting hi s abode by the fact that lots in the University
Terrace Snbdivi~ion are nearly 20 per r.ent. shallower than thll
lots in East Boulder.
But if the lo t s are being made shallower why does the honse-
holder get no benefit of the saving in the form of puhlic recrea-
BUT NO PARKS ARE MADE lion grounds ? Simply because he
FROM THE SAV INGS does not insist that his agent and
r.?presentative, the City Cfovernment, shall look out for his obvi -
ous interests in dlle season, and make the luying out of a reason-
able percentuge of public re(\reation ground a s much a matter cf
course in the acceptance of a new subdivision as the laying out
of streets. Thl'y should both bP. regarded a.s co nditions precedent
23
to the city's furnishing the means for e:1:ploiting the land into
building lots by providing water, sewerage, street lighting, polic-
ing and other urban Qdvantages. The burden of the <:ost of set-
ting apart such local recreation grounds should normally fall
upon the districts particularly benefited. It ma.y fairly be placed
upon the land-owners; who have the option of recouping them-
selves for the value of the laud thus devoted to neighborhood uses
either by dividing their remaining )and into smaller lots, made
acceptable b.v the presence of the parks and playgrounds, or by
charging higher prices for the standard size of l ot, the choice de-
pending on the demands of the market.
Under the present system the lots are being made smaller,
but the space thus saved is used Mt for parks but only for mor11
lots; to the manifest detriment of the conditions of life in the
city; and to whose benefit?
Not to the land-owners as a whole, certainly; for since the
condition of the indhidual householder is plainly less satisfactory
WHO BENEFITS FROM with the smaller lots and without
ILLIBERAL SUBDIVISIONS! the local parks, it simply means that
the demand for lots in Boulder will be less keen than would other-
,vise be the ca.se and the value per lot will average lower; which
is only another way o! saying that the land value per family of
residents will bP. less, or that the total land value of the city per
thousand of population will be less. Incidentally its growth will
be slower because of its ]Esser attractiveness. With a slower
growth of population and a lower total of land values per thou-
sand of population it is obvious that the less attractive method of
development into which Boulder is now drifting tends to retard
the gr01vth of the total Ian<! values in geometric ratio.
Who docs benefit ?
No process goes on actively under the pressure of uncon-
trolled commercinl motives unless somebody sees a profit in it.
The immediate und obvious resuits of curtailing at every
possible point the amount of city land used per family, in lot and
HOW THE PRESENT SYSTEM street and park antl oth-erwise, is to
WORKS lllakc a city more compact, to make
it spread more slowly, and to concentrate the population, ,u,d
therefore the total land values which arise from the demand for
housing space, upon a more limited area. If the owner of a tract
of undevelopl'd land on the immediate outskirts of the city's
growth, by means of laying ,mt as narrow streets and as small
lots as he is able to market, and by means o! omitting from his
subdivision any squares or parks or other provision for public
recreation, can s ucceed in concentrating upon his land say 5 per
cent. of the c·ity's total grc,wth in population during the suc<>eed-
ing decade, together with a correspondingly large share in the
city's total increment in land l'alues during the same period, an<l
if he can sell out and realize upon this increment it is obviou~
he is better off, comm
0
ercin.lly, than if a morQ enli~htened public
poli<'y controlling the met.hod o! subdivision had led to a 25 per
cent. greater incre11se in th~ city's totRI land values but prevented
him from gobbling more than 3 per cent. of it.
In other words, under the present happy-go-lucky method of
commercial exploitation of the increment in land values, the !ew
AN UNCONTROLLED people who happen, by chance 01'
MONOPOLY foresight, to be possessed at any
given time of the lands on the edge of urban growth are pra~-
tically permitted to establish an undesirable density of urban
development at their own discretion and for their own immediate
financial benefit, at t.he direct expense of all the other land-owners
in the city, who would of course be the gainers by a more widely
diffused increment.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 116
Packet Page 157 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
There is nothing essentially unfair in the game of land spec-
ulation, and the biggest profits in the long mu go to the shrewtl-
LAND SPECULATION A FAIR est and most expert players; i.he val-
GAME FOR THE PLAYERS ues of undeveloped laud on the ou t-
skirts of a city are market ,·alues which take into account the
chances each piece offers for scooping some of the "unearned
increment;" so that there is, perhaps, no great need to worry over
the fact th .. t the present system enables the skillful players to
make a profit at the expense of those who are so unfortunate a.s
to be holding property that lies either outside of the zone of
sharply rising prices or inside of that zone in the district of
improved property and relatively stable values.
But it -is manifestly to t.he disadvantage of the community at
large, to the majority of land-owners in the long run, and
BUT THE PUBLIC SUFFERS emphatically to every wage-earner
IN THE END and every family dependent upon a
salary 01· upon an income derived from non-speculative invest-
ments, thal the players of the game of land speculation, interesting
and legitimate though it be, should be permitted to make tht! ciiy
less pleasant, convenient and healthful to live in, and of a slower
growth and smnllcr total n1ltution than it can perfcrtly well he
made if the couununit_v sim11ly insists on .such n pro,•ision of
streets ~nn. such a provision of public recr~ation grounds and such
other arran_g.-,ment~ as will give the best practicable results from
the point of view of tho,c who have got to live in the city after
it is built. We ue not here roncernccl with any socialistic proj-
ects for approp riating the "unearned increment" to the people.
As we ha,e prc,iou,ly pvinted out the total land values, and
therefore the total "unearned increment" passing into the hand$
of land-owner,, would l,e largnr in case there were an adequate
allowance of park area than without it. What we are concerned
THE PUBLIC MUST PROTECT with is such action by the community
ITSELF AND THE LIBERAL as will result in t he invariable set-
LAND OWNERS BY CONTROL-. ] -b
LING THE CHARACTER OF ting apart of t lC dwra le propor-
SUBDIVISIONS tion. of public open spaces as a
necessary incident of the subdivision of Janel and ihus
remorn the pre:S.~ure under which an illib eral and sho1·t-
s ighted policy is forced, as a plain matter of business.
upon the promoters who now determine the layout of
subdivisions. It is poss ible that rnch action might tend to r~duce
the purely spcculati,e profit in pntting lots upon the mnrket,
and it might be expected to arouse opposition from those who
are, or who think they are, particularly skillful in the speculative
game; but for the main body of real estate owners ns well as for
all the rest of the community such action would be distinctly
advmtageous.
What doc, suc·h a puhlic policy involve? Briefly, that in or
for every neighborhood or district which is subdivided and added
to the city n rertain minimum per ceutage shall be set apart for
public r~creation grounds. What this minimum should be we
will discuss later. The me thod of setting it apart, in the case of
a considerable subdivision, or district under a single ownership
would normally be derhcotion, as in the ea5e of streets; but in
the case of a. subdivision owned by a numoor of different parties
the city might hav~ to purchase or condemn t.he necessary t.racts
and assess the cost of them upon the whole district benefitted.
Jn districts already fully suhcliYidcd and largely occnpien. n sim-
ilar method may be followed except. that since the \Yh olP. city is
short of local parks it would be fair to charge a part or the whole
of the cost in such cases to the general fund.
As to the selection of the areas to be set apart for local
y,ark purposes, it is of prime importance that they should bP.
SELECTION OF LOCAL
PARK AREAS
equitably distributed, and preferalily
so that no neighborhocd will be
24
more ,han about a quarter of a mile from the areas that serve it.
WiL1 the exception of cerlain special sites to he mentioned later
which hal'e peculiar ndvantages for certain park purposes, the
chief points to be considered in selecting land for local parb aTe
cheapness, and nceei;sibility to the people who will use them.
The best plan, always asrnming the neccss.,ry funds to be avail-
able, is !irot to decide upon the general locality within which the
local park is needed, to examine carefully the assessed valuation,
of property within the locality and to select (tentatively) one
or more ~ites which seem promising as to location and cheapness.
The second ~tep is for the commission to obtain options on such
of the lands within the limits of the tentative site or sites as
can be put under favorable options. The third step is to ask
publicly for the tender of any lands within the locality for park
purposes and to hold public hearings thereon; and the final step
is, in the light o! all the information thus secured, to select defi-
nitely the site anrl boundnries of the park or playground and
take the land by condemnation proceedings. '£he land taken will
ordinarily consist in whole or in part of tracts upon which the
commission has obtained options or l)Ublic tenders of sale at rea-
sonable prices and for such lands it can settle at once at ihe
agreed price, while the price of other Jots required to secure
proper boundaries will be determined nnder condemnation pro-
ceedings either by agreement or before a jury. It is far better
to 'Proceed in thi~ way than to buy or accept certain pieces of land,
no matter how favorable the terms may be, and subsequently
acquire adjacent pieces for the rectification of boundaries or com-
pletion of the rPquisite area; because the very establishment of
a park renders the adjacent land more valuable at once, and if
the city buys park hnd piecemeal it has to pay in the later pur-
chases an in creased price due simply to its having previously
started to estnhlish a park in the neighborhood. The condem-
nation proc~ss, preceded by obtaining options where possihle,
takes all Lhe iand at one and t he same instant and at. the value
of lsncl in a. di strict which ha~ no parks.
As to the proportionate extent of !or.al parks, we ha,,e seen
that the reduction of Jot depths from 150 to 12/i f ee t and the use
of the hncl thus saved out "f the lots EXTENT OF LOCAL PARK
AREAS for parks and squares would give 10
to 12 per ecnt. of the total city area in lo cal parks (depending
upon the proportion of the total area occupied by streets.) Fi ''t!
per cent. has been considered a. reasonable minimum allowance in
some large cities, Lut no positive rule can be laid down. Perh~ps
as nrn(•h as we can say is that less than 5 per cent. is generally
inadequate and that much more than 15 per cent. in small Jor,al
parks, except under peculiar circumstances, is apt to imply a need-
lessly dispersed, um) therefore costly, urban development.
Since ir, general the se.Jcction of local park lands shonld be
determined mainly by considerations of price it i s inexpedient for
us to make any definite recommend-
SPECIFIC PARK SITES ations except in r.ase of certain sites
possessing peculiar advantages f:or park purposes in proportion to
the-ir apparent market rnlun ns real estate. Of these,, we ha\'c
referred to three pieces in connection with the discu ssion of
waterways. One is the vacant land on the south side of Boulder
Cre<Jk just east of the 12t h Street lots, and another is the vacant
meadow lying between the creek and the Lincoln :School. Both
of these are vulu,1ble for lanclscape purposeh and as playgrounds
and they are well dietributed. \
'£he third is the wes t half of the block lying between Nine-
teenth Stre<?t and the line o! 'fwcnty-J:'irst Street. This piece is
tra\'crsccl and bordered by the Beasley Ditch, and the water, with
the trees that occupy its hank~ in part, gives a good start toward
THE FREDERICK LAW OLMSTED JR. REPORT
making a pleasant little park. Jf the three inexpensive houS<:s
on Water Str~ct south of the ditch are acquired it would be pos-
sible to form au open playground of more than two acres in extent,
surrounded by a shady walk along the ditch and along the sur-
rounding streets, with an existing grove at the northwest corner
and a small sepa.rate playground for little children in the spac\l
between the ditch and Nineteenth Street. E,·en if the house
Jots on Nineteenth and Water Street were omitted the vacant
land alone would make a good though very limited local park.
Apart from the park value which attaches to the waler of the
Beasley Ditch and to the grove of trees, the chief advantage of
this tract is that it is the nearest considerable piece of vacant
land to the High School and the Jefferson School. It is within
a short couple oi blocks of those two schools, which are urgently
in need of playground space.
Tn connection with Boulder Creek we have called attention
to the importance of preserving public access east of Seventeenth
Street to the edge of the bluff that
LOVERS' HILL flanks the south side of the valley
and commands such fine views over the city. North of the '°alloy
a similar situation is presented by Lovers' Hill. This mesa, if it
ie proper so to call it, is divided into a western aud an eiU!tern part
by a notch, through which Twentieth Street makes iis twisting
way. 'l'he eastern part has one house upon its southern edge,
reached by a rather precipitous approach from the south. The
western part, though platted (on paper) into 6treets and Jots, is
wholly vacant and is being slowiy eaten away from the northwest
by the brick works situated at its base.
To those citizens of Boulder who are not familiar with the
view we urgently 1ecommend a stroll, some pleasant Sunday, along
the top of Lovers' Hill, both parts, from Fourteenth Street to tht!
County Road near 'fwenty-Fifth Street. The vi e w, especially
toward sunset time, is OM that cannot be matched in many thou-
sand miles of traveling.
The situation is a delightful one for dwellings were it not
for the difficulty of access and the entire absence of trees, which
renders it bleak and unsheltered both in appearance and in fact
except in the pleasantest of weather. Of the two possible mcthous
which have occurred to us for utilizing the recreative value of this
hill one provides for <1cveloping also the opportunity which it pre-
se nts for buildmg sites. Starting from Thirteenth Street, we
advise widening High Street on the vacant north side, so as to
make it nt least the equal of the old streets in liberality, and park-
ing it and planting it with trees. East of Fourteenth High Street
now ,,anisbes into nothing up the steep hillside. A parkway in
continuation of High Street should be carried through, in a cut,
on a reasonably easy rising grade, until it reaches the surfnce of
the mesa at its southerly edge. It should follow this edg-1
approximately, on a curving line working off in an easterly and
northeasterly direction at the level of the flat top surface of the
hill to a point whence it could descend agaiu by a reasonable
grade, mainly in cut and rrossing to the north side of the ridge,
so as to meet the grade of Twentieth Street where the latter goes
through the saddle between the west aud east parts of the hill.
Thence the parkway would rise again on a line just north of the
present city boundary and again would skirt the southerly escarp -
ment of the hill on curvi,ng Jines to a point from which it could
descend by nn easy grade to join the County Road just as it
crosses the easterly tail of the hill.
Wherever it is not encroached upon by house&--and those
points are fortunately few-the steep hillside below this proposed
parkway should be acquired and kept permanently open to protect
the view. The muket value of the land in question is relatively
trifling because it is for ihe most part too steep to build on and
25
most of it is rather inaccessible. 'l'he parkway itself would con-
s'i.st of a drive of moderate width, say thirty feet, and on the
eoutherly side of it, commanding the view, a broad promenade
or gathering place, with benches, the whole heing sha<led by
rather closely planted trees forming a Ieng am) somewh,1t wind-
ing or irregular grove rather than mere rows as in a street. The
promenade or grove would vary somewh.at in width, accor<ling to
the shape of the hill, from a minimum of twelve or fifteen feet
up to perhaps fifty or seventy-five feet and would sometimes be
on the same level as the drive and sometimes a little below it.
The water required for irrigation of the trees would be delivered
on each part of the hill from a simple fountain which might in
one case form the central feature of a concert grove where the
band could play occasionally on summer e,enings, a time when
t.his promenad11 would be peculiarly attractive because of catching
every breeze that stirs across the city.
The level land of the hilltop north of the parkway might be
left in whole or in part available for building sites fronting on
the parkway. In this case t.he increased value of the land as a
result of the opening of' such a parkway wotild offse.t a respect-
able share o! the cost of laud and construction. But it would be
very much finer if ihe whole top of the narrow ridge could be
kept forever open as a place of public recreation, commanding
the views to the north and northwest as Willi as those to the south
and southwest.
It is to be noted that the northern part of the hill is perhaps
more valuable at. the present time as a source of brick clay than
for any other purpose, and that it would probably be very costly
to make an adverse taking which would interfere with the estab-
lished brick industry dependent on the use of the hill. If, how -
ever, the city should decide on the parkway and establish the
grades thereof an advantageous co-operation with the brick works
might be brought about, permitting thein to remove the surplus
material down to the grade of the parkway where it is in heavy
cut at the north end with little or no expense to the city, and
then pennitting th~m to excavate to an indefinite extent along
the north side of the parkway, provided enough material we re
left to support it at the established grade. If this were done the
parkway in this section would be a peculiar and interesting civic
feature, a driveway and grove accessible on easy grades but stand-
ing isolated at a l evel above the roofs of the city, over which it
would look both north and south to the 1nouutains.
It is important that some decision should be reached soon
for while it would be equally convenient for the brick works to
adjust their e:i:cavations to the plan of a high level parkway, they
are not unlikely, in the absence of such a plan, to excavate that
portion of the ridge over which the parkway should run, thus
complicating or wholly blocking the project.
Another point of some topographical interest for park pur-
poses is the basin-like valley round which the Farmers' Ditch
VALLEY IN NEWLAND'S makes a large loop in the Newlands
ADDITION Addition. lt is true that the soil is
a wretched, stiff, alkaline shale, very ill-adapted for the growth
of park vegetation, soggy, wet, cold and undra.ined, a most un-
promising field from a horticultural standpoint. Nevertheless
would we gladly see a park established there, for the form of the
ground, within the boundaries marked by the Farmers' Ditch and
Ninth Street and First Avenue, is from the artist's point
of view most admirable, and the way it lies in relation to the
views of the foothills gives opportunity for the development of
a beautiful landscape of a type nowhere else to be found in Boul-
der and nowhere else in the city possible of creation in so perfect
a form.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 117
Packet Page 158 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
We should hesifate to cast our opinion against that of Mr.
Andrews, who has condemned this site for cultural reasons; indeed
we have admitted that the soil is wretched; but unless the case
is rendered hopeless by factors of which we are left in ignorance
by our superficial e::i:amination we sho\1ld think it possible to re-
deem the soil sufficiently by thorough underdrainage and irri-
gation. This process might cost, at a guess, say $1,000 an acre.
For park purposell the land, on account of its topography, is cer-
tainly more than $1,000 an acre in advance of the valuP. of any
other vacant land in the northwesterly quarter of the city, and at
the same time its low, wet situation must make it much less val-
uable for most other purposes.
Chautauqua Grounds
The city has an interesting and valuable institution in the
Chautauqua grounds and buildings and one which ought to be-
come incre11singly useful as time goes on. It is a wrt of insti-
tution that may be expected both to grow and to alter in char•
acter a. good deal from decade to decade as new conditions and
new opportunities of usefulness arise, and it seems to us peculiarly
a case where rigorous adherence to a predetermined plan of devel-
opment is 11lmost out of the question, and where it is wise, con-
trary to the principle which should ordinarily be followed in public
works, to treat much of the improvements as frankly temporary,
making the first cost low even at the expense of higher main-
tenance charges. 'fhis has been the policy in regard to much
of the work done hitherto and we mention the point only becaw;e
this is one of the rare cases in which such a temporizing policy
has anything to commend it. We do not mean for a moment to
suggest that it is not desirable or even necessary to ha.ve a plan
cf development a.nd to work to that plan. Nothing but confu-
sion and waste can result from proceeding without a programme
of well defined aims. But we do mean to suggest that this is
peculiarly a case where a comprehensive plan cannot be drawn up
once for all and then carried out piece by piece literally and me-
chan ically just as dl'8wn. I! this were attempted some new con-
dition would soon turn up for which the plan made no provision
and something would have to be done contrary to the plan, or at
least something not provided for therein. After a few such occur-
rences the plan would appear hopelessly! out of date and woul<l
soon be disregarded. The only wise procedure is to keep the gen-
eral plan alive and up to date every year by revising it to meet
new conditions as fast as they arise. That is to say, when there
appears to be goodl reason fo r doing something contrary to the
plan, the conditions ought to be squarely faced and an attempt
made to see jnst how such a change would affect other features
of the plan considered as a consistent whole. I£ the changes
still seem wise. the plan: &hould be changed first and the work
then conti nued in accordance with the up to date plan. Obvi-
ously such change1l and adaptations can be more under..tandingly
made by the man responsible for the plan than by anyone else.
We make these explanations because this is an important
question oi general policy and al so because we were consulted
about the desirability of departing from the general plan pre -
pared by :Mr. Paree. lt is a good plan and the work alrea<l.y done
undt>r it is interesting and very attractive; we strongly adv ise
against departing from it; but we do think that Mr . Paree and
the Commission might consider whether it would not be wise to
modify it at certain points. :For one thing it struck us that it
would be an agreeable addition to plant a considerable number of
trees on t he terrace of the Auditorium with a view to pro,•iding
shadci and 1•er<!'ure close to the building and at the point co m-
manding the best view. As it is desirable not to blanket the
building entirely. these trees ought to be low and spreading, form-
ing a sort of canopy or awning about the base of the building.
26
We had in mind the treatment often adopted in such situations
in European countries. where it is cemmon to use sycamore trees
(Platanus orienialis) for this purpose. They are planted pretty
closely, ei-en as close as 15 or 20 feet apart, their side branches
are pruned so as to give clean, straight stems about 10 or 12 feet
tall and at that leve l the branches are allowed to spread but th,?
top-of the tree is headed back by persistent annual pruning so
as to prevent . it from getting more than 15 or 18 feet tall alto-
gether. Often the young branches that push up above the stand-
ard level are bent down a.nd forced to grow horizontally by tying
them down to light" poles extending from tree to tree. With a
little patience and persistence a living arbor can be formed in this
'll'ay that would give shade without _checking the breeze and
greatly enhance the attraC'tiveness of such a terrace as that of the
Chautauqua Auditorium.
Another point to be consid<!red is whether in the long run
ihe sacrifice of a good part of the view from this terrace will not
be too great a. price to pay for the advantage of having a grove at
the particular point below the terrace where trees have been
planted.
A third point to be considered is as to the area north of the
Dining Hall. In view of the necessarily tentative and experi-
mental development of the grounds we question whether the large
oval terrace for tennis com-ts is qu.ite justifiable. It is a rather
large undertaking that must be put through completely at one
operation if the design is not to look very unfinished and con
fused, and the amount of grading is rather large in proportion to
the number of courts W'hich ca.n be accommodated on an area of
this form. Further, the practical neC'essity of tall hack-nets fot·
the tennis courts would introduce a very conspicuous and inhar-
monious formal element, built on a reC'tangular. plan to fit the
tennis courts and seriously injuring the effect of the oval with
its border •)f informal shrubbery as designed. Bearing in mind
this practical requirement of a formal character and the fact that
the straight row of buildings to the west of the space already
establishes a somewhat formal treatment of that side, and the
further fact that the tennis courts must ha ve a dirt s urfac•?
instead of a turf surface, we are inclined to think that it would
look more reasonable (and therefore better) to plan for a series of
terraces rectangular in plan and substantially parallel with the
row of buildings, each terrace being just wide enough for one row
of courts. The first of these terraces, coming immediately east
of t.he road on whi ch the Dining Hall face~, could probably be de-
pressed enough below the level of that road to allow the steep
ban k or boulder wall which would support the latter to serve
instead of a back-net on the west side, espeC'ially if sup plemented
by a parapet or closed railihg a long its upper edge. This would
do away with any obstruction to the northward view from this
road and would enable people to stand or sit on the road terrace
and look down upon the tennis games as from a grandstan<l.. Of
course the tennis courts ought to be turned with their long axis
approxima tely north and south so that the afternoon sun wi!l not
be in the eyes of either set of players. Tht> first terrace of such
a series would accommodate a.s many court s as the whole o·val,
with a movement of hardly more than half the quantity of ma-
terial, and the plan is so simple that it would not look unreason•
able or confused in design to build part of such a terrace, (enough
~ay for two or three courts only) at the first go-off nnd to extend
it· later on when the demand and the funds might justify. '!'he
number of courts might subseq11ently be doubled or trebled by
adding other, lower, terraces to the eastward.
\
As to the plan for cottage& facing toward the Dining H:ill
and backing upon Park .-\venue (the Base Line Road), about
which we were questioned, we are in some doubt. Unless a
reserved space of some width is left between the street and the
THE FREDERICK LAW OLMSTED JR REPORT
backs of the cottages and is well planted out, there is a danger
that the effect upon the general public and upon those approach-
ing the grounds by electric car would not be altogether agreeable;
and further unless some rather heavy grading were done the cot-
tages themselves might appear to be rather below the road on
which they were facing, or at all events too much below the bank
on the uphill side of it. On the whole we are inclined to think
it would be better to omit this row of cottage sites and use this
pa.rt of the grounds ultimately for such genl!l'al purposes as tennis
and basketball courts, a little children's playground, and general
park purposes in which the public ent~ring a.t the adjacent gate
is more interested than in the cottages. The best opportunity for
the institution to expand in case of need is westward, and the land
belonging to the city in that dir~ction ought to be held with such
possible expansion in view.
Up the hill to the southwest beyond the reservoir there is
a change in the character of the topography and scenery, and it
seems to us of the utmost importance to maintain a pronounced
and sharply defined difference in treatment. The Chautauqua.
grounds ought to be nicely kept, orderly, trim, thoroughly
domesticat<id in character. If they are expanded from time to
time by taking in additional pieces of land, lhis character of treat-
ment should be extended also, but always they should have a well-
marked. boundary and once across that boundary all domestic
nicene.~s of finish and especially all garden-like planting, or lawn-
making or decoration-in short all sophistication whatever-
should be left behind.
The City Forest
In the great tract of unspoiled foot-hill scenery lying above
and beyond the Chautauqua. grounds Boulder has a. priceless pos-
session . It may be that only a comparatively small proportion
of the citizens have learned to make full use of it. Indeed mo,t
of it is as yet so ill-provided with means of access that it is very
difficult to reach it at all. But as paths and well planned roa ds
are gradually extended through the tract it will become possibl e
for anyone to traverse in the course of two hours' leisurt!ly walk-
ing or driving, as beautiful, wild and refreshing scenery as any
that thousands upon thousands of busy, hard-working Americans
spend largely of their money and time to enjoy by traveling thou-
sands of mileij from home.
We have littfe specific advice to offer beyond the caution not
to spoil what a bountiful nature has provided. The qualitie,
that make such scenery precious are subtle and difficult fo
analyze. Verdure of a richer quality than these foot-hills have
to show may be found in every commonplace suburb in the coun-
try; handsomer trees ~bo und throqghout at least thre<?-<J.Uarter3
of the United States; taller and mort! precipitous cliffs, deeper
chasms, are to be found along the canons of Wal! Street a.nd
Broadway and in the business districts of other great ce nters of
population throughout the country. But on the foothills of
Boulder, beside the intrinsic beauty of color and form and tex-
ture in the wouderfully l!Culptured surfaces of earth, in the ro ck
masses and iu the vegetation; beside the impression of spacious-
ness and freedom derived from the height of the peaks, the depth
of the valleys and the bread th' of sweeping outlook over miles
of varied open plain; there is beyond all that, a. sense of escape
from the tiresome evidences of the human management of every-
thing in sight which pervades all civilized life and especially life
in cities. The more highly civilized our life becomes and th,!
more ~ki!lfully and perfectly all our affairs arc managed by hulllan
agencies, the more we come to value the means of securing occa.-
~ional relief from the insistent pressure of human contact and
27
control. Therefore the one principle before all others that should
control the management of Boulder's City l<'orest in the foot-hills,
is to avoid every single thing that would obtrude the idea of
human control of the scenery, except insofar as is neoessarv to
provide convenient means of making the scenery accessible.
Roads and paths, well plenned, on easy grades, to lead people
without undue effort to the most lovely-points of view are cer-
tainly needed. But they should be so designed as to be as unob-
trusive as possible and from the very edge of the traveled way,
if possible, Nature should appear to be in full command. Some-
times to accomplish this end may require more interference with
nature at the time of constructing the road or pa th than the
businesslike engineer would regard as necessary. The minimum
o! construction, for example, might leave a raw, stiff, artificial
bank of earth beside the traveled way some twenty feet in width,
of such a character that the processes of nature would not subdue
it and bring it into hannony wi th the rest of the hillside for sev-
eral generations if unassisted, whereas by flattening and modelling
the bank and merging its edge with the surface beyond, the way
might be prepared fer nature to repossess the surface in a. short
time, leaving the traveled way itself as the only conspicuous mark
of dominant human interference. But very often in such rough
and rocky ground, especially on steep side-hills, a rough wall to
support the lower sicle of the road leaves the least conspicuou~
mark of hunun interference beyond the traveled way, and has the
great advantage of stopping sharply and not "dribbling" out over
the landscape. Other human structures may be needed here and
there in time, bridges and shelters for example. But any such
things should have two invariable characteristics; unobtrusivenes~
in design, material and color, depending in detail upon the nature
of the immediate background and surroundings; and such per-
manence of character that nature can have tinic to adopt them a.~
her own by the processes of surface weathering and the growth
of lichens and of larger vegetation upon and about them, long be-
fore they are so far decayed as to need renewal.
Above all M single thing should ever be done within the
limits of the City Forest with a view to decoration, for human
decorations are bound to be trivial and distracting if applied to
nature on this great scale.
To guard against the defacement of the foothills by fire or
by careless private exploitation the area now controlled by the
city ought to be gradually and systematically extended so as to
include all of the frontal escarpment directly in view of the city,
reaching southward beyond South Boulder Peak and northward
to the vicinity of Two Mile Canon. So much of this land as
is still in the hands of the Government ought to be secured as
a gift on condit ion th11t it be held forever as a public forest.
A plan ought to be devised for a system of first-class roads
on easy gradei!-leading through the most interesting paEsages of
scenery that can thus be made accessible; and then each year as
much road should be built, according to plan, as the city feels
ready to pay for. Walking trails, being so much more flexible
in loca tion and so much cheaper to build need not be so thor-
oughly planned in advance, but a certain amount of planning and
construction of trails should be done each year as well.
One other small improvement of some importance is tli.e
establishment of conveniences for picnicing at certain selected
points, especially at points where water is available. At these
points convenient stone hearths should be prepared so situated
and designed as to minimize to the utmost the danger of tho
spread of fire, and a supply of firewood shauld be kept on hand.
so that every induC'ement will be offered to the "beefsteak
parties" and to campers to use these points a.nd no others for
fi res. Stringent rules should then be published against the
making of fires except at the designated camping places.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 118
Packet Page 159 of 225
BOULDER CITY IMPROVEMENT ASSOCIATION
When we urged above that beyond building necessary roads
and structures nothing should be done in the forest that would
obtrude the idea. of human control, we did not mean to imply
that nothing at all should be done to it. Protection against fire
is an essential, and the utilization and sale ot the timber a.s it
ripens io merchantable size is a reasonable and proper use of the
forest, provided it be done in a conservative manner and with due
regard to certain special passages of scenery where venerable and
even decrepit trees are important elements of scenic value.
Indeed there are thousands of places where the present con-
dition of sparse small tree growth, by permitting an unobstructed
outlook from road, path or other special vantage point, offers
greater enjoyment of scenery than would be the case were th~
trees to grow to full size and density of stand. The new forest
growth is spreacling steadily down over the lower slopes and thick-
ening above, and throughout a large part of the reservation the
time will soon be ripe to begin systematic thinnings and cuiting~,
whether the matter l,e regarded mainly from the point of view
of scenic enjoyment, as we believe it should, or from the stand-
point of economic forestry. While we believe that the ordinar.v
considerations of economic forestry should here be secondary, we
can see no reason why they should be wholly disregarded; and
with the steadily rising price of timber· there is no reason why the
forest should not, under proper management, bring in a small
return from timber sales, sufficient, presumably, to pay the
expenses of protect.ion and care, so that the city would be bu1·-
dened only with the cost of such improvements as new roads onrl
trails.
Another small source of income which can be utilized to the
distinct advantage of the scenery is the g razing privilege . There
are a number of tracts, especially on the lower slopes and on the
mesas, where persistent grazing, if properly regulated as to
amount, will tend to extend and maintain on e of the mo st beau-
tiful types of quiet land scape that can anywhere be found, the
park type of landscape in the true sense of that misused word,
a type of smooth-cropped pastoral land merging into open wood-
land with scattered trees and groups of trees and shady groves
and open sunny glades intermingling ond merging one into the
other in a succession of charming picturesq ue compositions of end-
less variety and beauty.
It is to be hoped that the people of Boulder will nev er he
beguiled into l:'ermitting the establishment upon Flagstaff Moun-
tain, or elsewhere in the midst of the Municipal Forest, of a
so-call€d amusement park such as has been proposed in connec-
tion with a project of an in cli ned railway. 'fhis is not becau se
we have anv ob jection to amusement parks as such ; we have laid
them out and we fully appreciate the am ount of pleasure they
can give. Al so we fully appreciate the fact that if they occupy
sites of peculiar natural interest they will draw larger crowds than
otherwise; for many are attracted by points of natural interest
made easily accessible who would not go out of their way fo r the
"amusements" alone, although when they are on the spot they
are apt to follow the herd and leave their share of nick els behind.
The promoters of the shows and the transportation companies
gain from thi3 combination and those who go primsrily for the
sake of the amus ements get a mild flavoring of the sauce of
scenery along with their salad of varied excitements and amuse-
ments. The people who go primarily for the sake of the seenery
are apt to be in doubt whether they are the more pleased to hav e
it accessible or the more disgusted to have th eir attention dis-
tracted by so many incongnious sights and sounds.
The enjoyment of scenery is a good deal like the enjoyment
of music. ,\ great many p~'Ople , probably the majority of peop le,
are rather pleased to hear music, if it is not too loud or too
absorbing, when they are ,1t a gay dinner party and busily engaged
28
in chatting and eaiing their dinner. It is the habit of some of
the vulgar rich to treat the best of opera music in the snme way,
a;; a mere sauce to conversation in their boxes. But no one who
really enjoys music wants to be distracted from a great. per-
former's playing by eonversation or dinner or a game of billiards
or any of a thousand and one things that he might be glad to
do at some other time and place.
'l'he scenery of Flagstaff }fountain is too noble, too magnifi-
cent, too precious, to be wasted in serving as an almost unheeded
accompaniment to the fun of roller coasters, moving pictures and
vaudeville shows. The1·e are dozens of places near Boulder whert!
a pretty and attractive amusement park could be laid out and
provided with transportation facilities at less expense than on
Flagstaff Mountain and where it wonld draw just about a.s big
a crowd and give just about as much pleusure, whereas an amuse-
ment park on Flagstaff Mountain would to a great extent ruin
the highest value pcssessed by the whole City Forest, na?lely, that
whe.u you get into it you pass into a different world from the
city, into a place of quiet mountain scenery, remote and vast,
where the weary can find peace.
Public Buildings
The maLter of public buildings and their location is one to
which, in our brief study of the city. we did not give the attention
which the subject deserves. But we could not help notjcing Lhat
the present arrangements for the City Hall and other city offic es
are a makeshift, neither convenient nor by any mea ns worthy of
the community.
It goes without saying that it is desirable, within reasonable
limits, to group together the main public buildings of a city, both
as a matter of convenience and for the sake of appearance, and
'fhen one examines the opportunity of making, such a grouping
in Boulder he is confronted with two alternatives. The City has
a distinct center in Court House Square and the tho ught natur
ally suggests itself that the principal public buildings ought to
b~ grouped around this square. But since the sides of the square
are already occupied by private pro-perty of considerable value a
good deal of expense would be involved in such an improvement
nnd one looks, as an alternative, for so me che aper property where
a new center could be formed.
The Pearl Street frontage on Court Home Square is part
of the principal shopping street, and· apart from the expense of
acquiring the property for public buildings there is a strong objec-
tion, for general commercial reasons, to the complete interrup-
tion of the continuity of stores along such a shopping street.
We may therefore dismiss the Pearl Street frontage as a site for
public buildings. On the Thirteenth Street frontage the new
hotel has just been erected, a quasi-public b uilding of the sort
that can rnry properly form part of a civic center. Jt i~ to he
carefully considered whether the remainder of the Thirteenth
Street frontage and the frontage on Spn1ce and Fourteenth
Streets cannot reasonably be utilized for public buildings. The
price of such sites, taking into account land and buildings, would
be relatively high, but the advantage of facing Court House
Square, the great convenience of sueh a grouping in so central
a lo ca lity, and the architectural effect made poHible, would be
worth paxing a good price for.
\
Conditions do not seem ~o favor starting a new ce nter . 'l'he
nearest loca li ty where a sufficien tly large block of land to make
a re ally good group co uld be secured at a low price is toward
Boulder Creek, and apart from the prejudice against a low site
nnd one which is now in such unattractive condition, thi s is
THE FREDERICK LAW OLMSTED JR. REPORT
objectionable because of its being separated from the business
center of the town by the railroad.
Fine isolated sites for public buildings or monuments are to
be found al the norlhe1·ly ends of several sfreets where thev
terminate against Lovers' Hill, and in planning and acquiring
the proposed parkway along that hill it would be well to secure
public control of these strategic points, which can so readily be
used for striking features at the termini of the several street
vistas. The opportunity is particularly goodi at the ends of
Fourteenth, Sixteenth, Seventeenth, Eighteenth (if we remember
('Orrectly) and Twenty-Third Strrets. A glance northward on
Fifteenth Street, the vista of which is closed by a small private
house, will ~uggest the value of ,1 proper nrchitectural treatment
of these sites and the desirability of gP.tting them into public
possession.
Control Over Private Property
This report bas already drawn itself out to such length that
we must not further extend it by entering upon a general did-
cussion of the pregnant subject of the control which may rea-
sonably ond wisely be exerted by the munioipality oYer the free-
dom of the individual to use his property according to his per-
sonal pleasure without regard to the interests and wishes of his
neighbors.
We cannot, however, forbear to touch upon one poin L, the
matter of billboards and display advertising. "No one can ques-
tion that the presence of large and
THE BILLBOARD NUISANCE frequently garish advertising signs,
designed specifically to stand out strikingly from their surround-
ings and violently arrest the attention, is more or less irritating
and annoying to most people and tends to ma ke the city le ss
agreeable in appearance. Not infrequently an acceptable piece
of information is conveyed to the mind, es_pecially in the case of
posters announcing some entertainment or other passing event,
but it is very seldom that the ordinary citizen gets any advantage
from the signs and posters that compensates him for the annoy-
ance. It is clearly a case where the privilege of the abutter upon
a public highway to see and to be seen by the passing public is
liable to abuse, and frequently is abused to the detriment of the
general public which pays for maintaining the street. When the
abuse goes so far as to give indubitable offense to public moral5
or health through the nature of the advertisement or through the
erection of a shield which inl'ites tlie commission of nuisa nr es by
others ; or when the abuse goes so far as to cause serious 1·isk of
life, limb or property through the maintenance of structurally
dangerous or inflammable billboards; tlrnn the courts will protect
a complainant under the law of nuisance, if anybody is willing to
take the trouble to go to law ~bout a matter which is everybody's
business and therefore nobody's business. In our easy-going
American way most of us hate to take an unpleasant initiative, or
to risk getting the reputation of being fault-finding busy-bodies;
so we do not get the relief and protection from such nuisances
whicb we might get even ·under the common law. But the court,
are, properly, so conservative and cautious about arbitrarily inter-
fering with an individual's use of his own property that the abu~e
has to be a c:rying,and outrageous one before the courts will ord~r
it to be abated under the law of nuisa nces. And up to that point
there is now no l'elief or mitigation of the abuse. The most
€ffective way to deal with it appears to be by lic ense and taxa-
tion, the same ruethod that is used to control many other busi-
ness enterprises which are legitimate but liable to abuse.
29
The requirement of a license before any sign may be publicly
exhibited, other than one relating to business carried on upon the
premises; the requireruent that any sign or structure for the sup-
port and exhibition of signs or posters which may be erected under
the license shall be securely built, and of fireproof material (gal-
vanized iron is commonly used); the imposition of a rea.sonably
heavy annual license tax based upon the size of the sign or bill-
board authorized by the license; and a proviso that the license moy
be revoked or suspended at the discretion of the licensing author-
ity in care any immoral, indecent or fraudulent :idvertiseruent is
exhibited; these measures are legally practirable a.ml will tend to
keep the abuses of the business ·within bounds.
In closing this long and discursive report we beg to express
the pleasure and interest we took in our visit to Boulder, brief
as it was, and the interest with which we look forward to the
results of a fuller awakening of the citizens to the peeuliar oppor-
tunities of the situation and to the need of a progressive munic-
ipal policy in conserving and developing them.
Brookline, Mass.
Nov. 9th, 190S.
Respectfully submitted,
OLMSTED BROTHERS,
Landscape Architects.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 119
Packet Page 160 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 1 of 9
Boulder’s Central Park is a historical treasure, and a beautiful greenspace. One of the most
noteworthy features of the property, in addition to the expansive lawn, is the abundance of
large old-growth trees.
Referring back to the original 1924 Planting Plan, a document created by Olmstead Brothers –
Landscape Architects, one wonders if any of the current large trees possibly date from this era,
when the park was formally created, almost 100 years ago.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 120
Packet Page 161 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 2 of 9
This Planting Plan also has an accompanying Planting List, which was used to identify each type
of tree, shrub, and ground cover plant, as well as their planned location.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 121
Packet Page 162 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 3 of 9
Here is a detailed excerpt of the Planting Plan showing the accompanying identifying numbers
from the Planting List:
As you can see, the plan precisely identified locations and designs of planting beds, shrubbery,
and trees.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 122
Packet Page 163 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 4 of 9
The City of Boulder Forestry Department maintains an online Tree Inventory that presents a
detailed layout of all of the 126 exisitng trees in the park, with their exact location, as well as
some identifying characteristics, such as, genus, scientific name, common name, trunk
diameter, etc.
Using some creative digital graphics manipulations I was able to overlay the original 1924
Planting Plan on a map of the current tree inventory.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 123
Packet Page 164 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 5 of 9
This is the result. Each blue dot represents a currently inventoried tree in the Forestry
Department’s system, and the gray lines/drawings are from the original Planting Plan:
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 124
Packet Page 165 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 6 of 9
Looking a bit more closely one can see that some of the originally planted trees align very
closely with exisitng mapped trees:
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 125
Packet Page 166 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 7 of 9
Using this information, as well as on-site observation, I investigated a subset of large trees that
we suspected were old enough to be from the original park development. I specifically looked
at any tree that has a trunk diameter of 29 inches or greater and aligned closely with the
original planting locations. For most trees, the 29-inch diameter would represent a growth
period of at least 100 years.
I came up with 10 trees that are
likely candidates. Here is a map
with their locations and trunk
diameters (largest to smallest):
1 - Shumard Oak - 51”
2 - White Oak - 44”
3 - Northern Red Oak - 43”
4 - Silver Maple - 41”
5 - Shumard Oak - 35”
6 - Honey Locust – 36”
7 - Northern Red Oak – 34”
8 - Northern Red Oak – 33”
9 - Northern Red Oak – 31”
10 - Northern Red Oak – 29”
*note that these measurements are
current as of April 2023, so they may
differ from the measurements on the
city’s inventory
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 126
Packet Page 167 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 8 of 9
These 10 trees match up closely with the planned locations. And all but one of them match the
planned species. The one exception is the 43” diameter Northern Red Oak (Tree #3 at the left
center of the map). It is listed on the original Planting Plan as an American Elm, but has been
documented by the City Foresters as a Northern Red Oak. It’s interesting to note that the
original plan called for almost 50 Elm trees, but as a result of the Dutch Elm Disease epidemic,
today there is only 1 large Elm remaining in the park. Also, the original plan did not include any
true Ash trees, only some European Mountain Ash, which are immune to Emerald Ash Borer.
And, as an added bonus, two of these trees are State Champions! Tree #1 (the 51” Shumard
Oak) and Tree #2 (the 44” White Oak) are both on the Colorado Tree Coalition’s State
Champion Tree Registry (www.coloradotrees.org/champion-tree-program). So, as State Champions they hold
the distinction of being the largest of their species in the state of Colorado.
Also, an interesting observation is that the calculated ages of many of these 10 trees are well
beyond what would be expected if they were planted around 1924, the date of the original
Planting Plan. The only true methods of determining a tree’s actual age is either by
documented record-keeping from the time of planting, by taking core samples, or by cutting
the tree down and counting its annual growth rings. Another less-accurate, but commonly
accepted method for estimating tree age is to multiply the trunk diameter by the known growth
factor for a particular species. Using several different on-line tree age calculators we came up
with the following estimated ages:
Tree # Species Diameter Estimated Age
2 White Oak 44” 220 years
3 Northern Red Oak 43” 172 Years
1 Shumard Oak 51” 153 years
7 Northern Red Oak 34” 136 years
8 Northern Red Oak 33” 132 years
9 Northern Red Oak 31” 124 years
4 Silver Maple 41” 123 years
10 Northern Red Oak 29” 116 years
6 Honey Locust 36” 108 years
5 Shumard Oak 35” 105 years
*Sources: https://www.purduelandscapereport.org/article/how-old-is-my-tree/ https://www.omnicalculator.com/biology/tree-age
As you can see, the majority of these trees have an estimated age that seems incongruous with
the estimated planting date of around 1924, even taking into consideration that they were
likely several years old when transplanted from a nursery. There could be a few possible
reasons for this:
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 127
Packet Page 168 of 225
Boulder’s Central Park Old-Growth Trees
Research by Randy Cantu for Historic Boulder, Inc.
(revised 4-11-23)
Page 9 of 9
1) The formula for these estimates is based on averages. So, it’s possible that these trees
are exceptions to the rule. They could just be unusually healthy specimens, having been
well-maintained, and having just grown incredibly well.
2) It’s possible that some of these older trees existed before the park was created. In fact,
if the age of the two oldest trees in the chart above is roughly correct, those trees would
have taken root even before Boulder saw its first settlers 165 years ago, in 1858.
3) It’s also possible early homeowners could have planted and nurtured these trees. Below
is a section of an original city plat map dating from 1878 with small city home lots on the
land that would eventually become Central Park.
So, in theory, the park designers might have then developed their Planting Plan to
incorporate these already-mature trees, either naturally occurring or planted by
landowners.
Regardless of their origin, these beautiful senior trees are a vital part of Boulder’s Central Park
and should be respected and maintained for their value to the citizens and visitors of Boulder
for years to come.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 128
Packet Page 169 of 225
From:Stepanek
To:landmarksboard
Cc:Joe & Caroline Stepanek
Subject:Support for the proposed Central Park Historic District
Date:Tuesday, February 6, 2024 4:46:54 AM
External Sender Notice This email was sent by an external sender.
Joe and Caroline Holmes Stepanek We reside at 720 11th St. - a twice
landed, family designed and owned structure, built in 1922; City
landmarked in the 1960; placed on the National Register in 2022.
Here we mention another, often over-looked, reason for establishing this
proposed Historic District.
As the City moves to it's new offices on Alpine and Balsam in coming
five years or so, it has already announced that it will vacate its
current downtown offices and perhaps sell already land marked buildings,
perhaps 2 or 3 (The Atrium Building, BMOCA and perhaps the City's Muni
building itself), and the City has also announced that it may raze 1 or
2 buildings (new Britain and Mustard's Last Stand buildings) in the
current flood plan. The Bandshell was landmarked with early work by
June Holmes (Caroline's mother) and others to preserve it.
As these steps are taken, private investors will have an opportunity to
buy, design, and build a few new structures in the downtown area. This
City move will understandable create many issues, as City officials and
even the Boulder public engages in this multi year, complex process.
This era of some turmoil, does creates and underscores the desirability
of rethinking Boulder's historic heritage, its riches, and today its
many benefits. Protecting this history, written and manifested by a few
structures and artifacts, should concern us all.
As a Tea House operator has stressed - the Central Park should foster
prosperity, beauty and safety - it should foster community. his process
should welcome public discussion, inclusiveness, and high standards of
preservation.
As City moves out, and new businesses move in. A new preservation
district can and should promote all the performing arts, as well as
retail businesses. Tourists from far and wide are attracted to historic
districts. These processes can and should foster a sense of community,
our rich history and the enjoyment of Boulder Creek and the City's
newest public space. Thank you.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 129
Packet Page 170 of 225
2/7/2024
Dear Landmarks Board Members and City Council,
We, the Executive Committee of the NAACP Boulder County Branch, are writing to express our
strong support for the proposed “historic district” designation of the Central Park area in
downtown Boulder, including the crucial expansion to encompass Block 11. This comprehensive
designation is scheduled for discussion at your meeting on February 7th, starting at 6 pm MT, at
the Municipal building. We firmly believe that recognizing the entirety of this historic area,
including 11th street, is long overdue and essential in acknowledging the complete history of our
Community.
Central Park Area Historic District: We believe that recognizing the Central Park area as a
historic district is not only significant but long overdue. This area holds historical significance as
the site of Boulder’s first Black community, dating back to the 1880s. It was a neighborhood
where some of Boulder’s first Black business people and entrepreneurs resided, particularly
Black women who operated businesses to support the working-class community.
Despite the deliberate erasure of much of this area’s history from documented records, its
importance in Boulder’s earliest Black history cannot be understated. We strongly urge the
Landmarks Board to consider an appropriate naming convention for the historic district that
acknowledges the early residents of this neighborhood. Additionally, we suggest naming the
pedestrian bridge after a resident of the area. The Landmarks Board and City Council should
support the historic district only if it recognizes the historical Black neighborhood within its
boundaries and name.
We believe that it is essential to acknowledge the complete history of this area, even if it may
not meet all current preservation guidelines or criteria. Historical preservation criteria sometimes
prioritize the dominant narrative while overlooking or erasing the stories of Black communities.
Recognizing the historical significance of this neighborhood is a step towards rectifying this
Imbalance.
Property Acquisition Injustice: It is worth noting that the homes and properties in the historic
Black neighborhood were acquired at prices significantly below their market value or asking
prices, further highlighting the historical injustice and economic disparities faced by the Black
community in Boulder.
We are a local unit of the renowned, 114-year-old NAACP founded by a diverse group of forward-thriving individuals with a mission
to ensure the political, educational, social and economic equality of rights of all persons and to eliminate race-based discrimination.
1
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 130
Packet Page 171 of 225
African American Cultural Center: In addition to our support for the historic district
designation, we feel it is paramount that the city of Boulder allocates funds to establish an
African American Cultural Center. Such a center will not only enrich the cultural landscape of
our community but also play a pivotal role in restoring the history of the African American
community in Boulder County, which was tragically disrupted and dispossessed in the late
1800s.
The Benefits of an African American Cultural Center: An African American Cultural Center
will serve as a beacon of knowledge and understanding, celebrating the rich heritage and
contributions of African Americans to Boulder County and our nation. It will provide a platform
for education, art, culture, and history, fostering a sense of unity and belonging among all
members of our diverse community. Such a center will:
1.Restore Historical Justice: Acknowledging and commemorating the history of the
African American community in Boulder County is a crucial step in redressing the
injustices of the past. Establishing this center is a significant way to honor the resilience
and contributions of the African American community.
2.Promote Education: The center will offer educational programs and exhibitions that
shed light on the often-overlooked history of African Americans in our region. It will
provide a space for learning and dialogue, fostering understanding and reconciliation.
3.Encourage Cultural Exchange: An African American Cultural Center will be a hub for
cultural exchange, offering a diverse array of events, performances, and exhibits that
celebrate the traditions, arts, and achievements of the African American community.
4.Strengthen Community Bonds: By providing a space for community gatherings,
discussions, and collaborations, the center will strengthen bonds among residents of
Boulder County, fostering a more inclusive and united community.
5.Support Black Entrepreneurship: The African American Cultural Center will actively
promote and support Black-owned businesses by dedicating space for entrepreneurship,
workshops, and showcases. This commitment will stimulate economic growth within the
Black community, fostering self-reliance, financial empowerment, and economic
independence. It aligns with our dedication to advancing economic equity and prosperity
for all residents of Boulder County.
We are a local unit of the renowned, 114-year-old NAACP founded by a diverse group of forward-thriving individuals with a mission
to ensure the political, educational, social and economic equality of rights of all persons and to eliminate race-based discrimination.
2
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 131
Packet Page 172 of 225
Reparations Consideration: In addition to advocating for the African American Cultural Center,
we also request an investigation into the historical injustices suffered by the African American
community in Boulder County, particularly the displacement and land theft that took place in the
late 1800s. We call for the formation of a committee to consider reparations for these past
actions, make recommendations to the City Council, and ensure that justice is served.
We emphasize the importance of using equity tools to make informed decisions regarding the
establishment of the African American Cultural Center and the formation of a committee for
reparations. By doing so, we not only acknowledge the dark days of our history but also commit
ourselves to a more equitable and just future.
We firmly believe that the establishment of an African American Cultural Center and the
consideration of reparations are vital steps toward healing and reconciliation in our community.
We look forward to your support and collaboration in these important endeavors.
Thank you for your attention to these matters.
Sincerely,
Executive Committee, NAACP Boulder County Branch
We are a local unit of the renowned, 114-year-old NAACP founded by a diverse group of forward-thriving individuals with a mission
to ensure the political, educational, social and economic equality of rights of all persons and to eliminate race-based discrimination.
3
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 132
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic DistrictPage 133
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 134
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 135
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alexey.davies@gmail.com appears similar to someone who previously sent you email, but may not be that person.Learn why this could be a risk
From: alexey davies <alexey.davies@gmail.com>
Sent: Sunday, February 18, 2024 4:51 PM
To: boulderplanningboard <boulderplanningboard@bouldercolorado.gov>
Cc: alexey davies <alexey.davies@gmail.com>
Subject: Civic Area and the proposed Historic District
External Sender Notice This email was sent by an external sender.
HI
I respectfully question the need for designating part of the
Civic Area as a historic district.
Given that the land is city owned and the existing
landmarking, I feel that the area can be preserved and the
story told of the history of Boulder without a district.
The Civic Area project has a limited budget. The process of
setting up an historic district will involve numerous
departments, staff, board & Council time, and if approved
will be an extra hurdle for any changes.
I understand that there could be potential financial benefits in terms of
external funding if a historic district is formed. Have the costs & benefits
been quantified?
That said, I'm looking forward to the improvements to the
Civic Area.
Sincerely
alexey davies
Boulder
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 136
Packet Page 177 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Dan Corson :- Historic Preservation/Landmarking
Date:Thursday, March 14, 2024 10:06:26 AM
Preferred Form Language: English / Inglés
Name: Dan Corson
Organization (optional):
Email: dwcorson@msn.com
Phone (optional): (303) 842-9975
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Dear Honorable Council Members,
I offer support for the proposed historic district in the civic center area. I am a 50+ year citizen
of Boulder who has served the community in many ways including chairing the planning
board and serving on city council.
The expanded proposal that is the staff recommendation with the support of the NAACP
would honor two groups of Boulder citizens. For most of its history Canyon Boulevard,
known then as Water Street due to its propensity to flood, carried several railroad track lines.
The area to the south of the tracks was an undesirable place to live and was home to those
living on the margins--both Black and white citizens--a veritable "wrong side of the tracks."
Smelters and other ore-processing plants spilled poisonous chemicals into Boulder Creek. The
landmarked building housing BMOCA is the last remnant of this industrial heritage. This
group of marginalized citizens would be honored by the designation.
As this industrial use started to wane at the turn of the 20th century, a group of Boulder
citizens lobbied for improvements to benefit all Boulder citizens. After successfuly lobbying
for the first parks board in the state in 1907, in 1908 with their private funds it hired the
premier landscape architect in the country--the Olmsted group in Massaschusetts--to
recommend a plan for the city. This plan included using Boulder Creek and its tributaries for
flood mitigation and recreation to prevent the results of the 1894 flood from occuring again
calling for a "Boulder Creek Park" and similar use of the drainages that are now our
greenways. He also recommended that no citizen should be more than 1/4 mile from a park,
preserving the mountain backdrop, and recognzing that the agricultural land to the east was
part of the community character. Olmsted continued to advise the city for decades regarding
the creation of the city manager form of government in 1918 that also created the first
planning board [combined at that time with the parks board], and the landscape design for
Central Park. It should be noted that one of the parks Olmsted recommended is now called the
Emma Gomez Martinez Park that was along the railroad tracks in the working-class and
minority neighborhoods of the city. The efforts of this group of future-minded citizens would
also be recognized by the historic district designation.
I personally recommend that the district should be called the "Water Street Historic District"
because the street was Water Street for more than twice the time is has been Canyon
Boulevard.
Thank you, and thank you for your service.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 137
Packet Page 178 of 225
Dan Corson
[[FSF080521]] Submission ID is #: 1204660526
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 138
Packet Page 179 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Charles Brock :- Historic Preservation/Landmarking
Date:Sunday, March 17, 2024 6:02:21 PM
Preferred Form Language: English / Inglés
Name: Charles Brock
Organization (optional):
Email: charles.a.brock@comcast.net
Phone (optional): (303) 887-2523
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback:
Dear Councilmembers:
My name is Charles ("Chuck") Brock, and I live at 717 Evergreen Ave in Boulder. I am
currently (through March 2024) the Chair of the Parks and Recreation Advisory Board. This
letter represents my own opinion, and not that of the PRAB nor any other member of the
PRAB. It also does not represent any opinion of any member of the Parks and Recreation
Department.
In January 2024, the PRAB heard presentations from Planning and Development Services
staff regarding the proposed Civic Area Historic District (CAHD) initiated by Friends of the
Bandshell, Friends of the Teahouse, and Historic Boulder Inc. The PRAB had a number of
concerns regarding the creation of the CAHD. A straw poll of the PRAB members present
showed unanimous opposition to the CAHD. My own concerns included:
1) A lack of recognition that the Civic Area hosts the core civic functions of the City, and has
functioned in the past to always evolve--sometimes rapidly--to meet the needs of the City and
its residents,
2) the timing of the effort to create an expanded bandshell Landmark, and now a historic
district, and its physical scope, coming just as city staff begin planning for the Phase 2
development of the Civic Area and covering precisely the areas that are intended for this
effort,
3) the lack of clear benefits to having a historic district, and
4) the potential costs associated with delays to the Civic Area Phase 2 planning and
construction.
Please allow me to expand on these concerns. First, I will say that the history of the current
Civic Area is fascinating, and I enjoyed reading the detailed history of all that has taken place
in this area, from indigenous peoples to the settler era, the stories of the various homeowners
and businesses, the Olmstead Jr. park development, the DeBoer bandshell construction, the
social activism of the 60s and 70s, the assembly of the Teahouse in the 90s, and on through to
the present day.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 139
Packet Page 180 of 225
I also appreciate that the three organizations applying for historic designation have the best of
intentions to preserve this remarkable history and to ensure that it is not erased by over-
aggressive redevelopment. I also agree with them that the history of the Civic Area needs to be
told, raised up, and discussed more broadly.
But when I look at this eastern end of the Civic Area, what I see is Boulder's civic heart, a
place that has changed with time according to the activities and societal needs of the day.
Since its founding, Central Park has been repeatedly modified, adapted, and altered to fit the
concerns and desires of the community. New buildings have appeared. The bandshell was
built. The railroad display was constructed, vandalized, repaired, and ultimately moved. The
Farmer's Market arrived, changing the use of the park and street. And, recently, camping and
open drug use have altered how the site is viewed and used, and may necessitate a response
from the City.
In fact, I would say that change in response to the demands of the times is THE defining
feature of the Civic Area and Central Park. It is essential that the civic core of Boulder be
adaptable in response to the changing needs of the community.
I am deeply concerned that the historic district application is intended to put the brakes on the
Civic Area Phase 2 process. It's interesting to note that the history of the Civic Area extends
well beyond the boundaries of the proposed CAHD. For example, the areas west of the
Penfield Tate II Municipal Building, including the Library, are also integral contributors to the
history of this section of town. Yet the proposed CAHD seems limited to only that area being
considered for Phase 2 redevelopment. Making this area a historic district will dramatically
slow the Phase 2 process down, adding at least 6 months to the evaluation as the historic
aspects of proposed designs are given unique public input, evaluated by the Landmarks Board,
sent to Council, and voted on. It's not clear to me if only one such round would be needed, or
if small modifications to the plan would trigger a new process each time they occur. Each
delay is costly and causes substantial additional effort by city staff members across a range of
departments.
The Phase 2 redevelopment is essential to take what is basically a tired and abused, but also
much-loved, park, and to reinvigorate it with new features and designs. The goal is to
"activate" the park so that more people are drawn to it. Phase 2 should also reimagine how key
pedestrian and bicycle connections are made, especially between the Hill businesses and
downtown, as well as eastward to the Goss-Grove neighborhood.
In contrast, the benefits of the historic district are not at all clear to me. There are five
buildings near the park that already have protected status: the Penfield Tate II Municipal
Building; the Atrium building, the Dushanbe Teahouse, the Storage and Transfer Building
(BMCA), and of course, the Bandshell. They are landmarked; they will not move or be
changed. The Cultural Landscape Assessment performed by an outside consultant found that
found virtually no historic integrity remaining between the current park design and the original
design of Olmstead Jr., with the exception of the landscape immediately around the bandshell.
In other words, the park itself is not historic physically because it has been changed so many
times in the past that it does not reflect Olmsted's original design. (I understand that some
members of the Landmarks Board disagree with this assessment. To me the consultant's
findings make sense and are consistent with my intuition when I try look at the park as
dispassionately as possible.)
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 140
Packet Page 181 of 225
If the CAHD is approved, we will get a bronze plaque. And we can make some online exhibits
about the history of the area. But we don't need a district to celebrate the history of the area;
it's already celebrated by the landmarking of the key buildings. And the stories around the past
uses of this land can be told regardless of whether it has an official designation. The putative
benefits of historic designation can be realized without official designation.
Boulder's civic heart needs to be able to adapt to the current and future needs of the city.
Those current needs include bringing more activity to the area so that the drug use and
camping is discouraged, improving transportation connectivity, providing recreation and
relaxation activities for Boulderites, and improving commercial viability of businesses in the
area. These changes will be made with careful evaluation of and great respect for the historic
context of the existing park as part of the Civic Area Phase 2 process. We do not need a new
historic district designation to treat the area with the respect and love it deserves.
Finally, I have heard some public comments that Parks and Recreation staff members are
opposed to the historic designation, and that PRAB members are merely their mouthpiece. Let
me state very emphatically that, in my viewpoint, P and R staff have been resolutely neutral in
their presentation of materials regarding the bandshell landmarking effort, and now the
proposed CAHD. In fact, it has been impossible for me to elicit an opinion from them. And I
have tried!
Thank you for considering my comments, and for your service to the community.
Chuck Brock
303-887-2523
[[FSF080521]] Submission ID is #: 1205614565
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 141
Packet Page 182 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Leonard Segel :- Historic Preservation/Landmarking
Date:Tuesday, March 19, 2024 12:36:17 AM
Preferred Form Language: English / Inglés
Name: Leonard Segel
Organization (optional): Ferguson Pyatt Architecture
Email: leonard.segel@gmail.com
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Greetings City Council members of Boulder:
I am writing in support of the proposed historic district in the Civic Center area of Boulder.
This area has operated as the ‘heart’ of the community since its conception more than 100
years ago.
The primary reasons to create this historic district now are:
1) The district designation would ensure that the historic spirit of Boulder would be included
in considerations for the redevelopment plans being explored for this area.
2) The proposed district is unique and significant. The historic properties here tell an almost
continuous story of the evolution of Boulder.
3) The history of this district includes stories about underrepresented minority groups –
Indigenous tribes, Blacks, and blue-collar workers.
4) Officially recognizing the important historic contributions of this neighborhood would give
this area a fresh appeal. Designation would give citizens more appreciation of the area,
encouraging them to participate in activities like the Farmers’ Market in the Park areas.
5) This historic district can bring more visitors downtown. According to the Boulder tourism
board, 6 of the top 10 most visited places in Boulder are historic.
6) This historic district would be recognized state-wide and nationally, permitting access to
preservation funds.
7) In 2022 the City Council directed the Planning staff to explore the designation of this area.
There are several policies that direct the city to value its own historic properties and preserve
them, including this area.
There are some misconceptions about this historic district that need to be addressed, as
follows:
1) Historic Districts do not create an unnecessary layer of bureaucracy. Think of them as
stepping stones, not stumbling blocks. The 10 existing historic districts thrive, not in spite of
the designation but because of it. They help property owners understand the historic qualities
of their buildings and landscapes.
a. The system of collaboration between the Preservation planners and other departments of
government is well established and has been very successful.
b. In the past year 88% of requests for modifications to landmarked properties have been
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 142
Packet Page 183 of 225
approved within 2 weeks.
2) The historic district would in no way limit the housing developments being considered
along 14th street.
3) This historic district does not curtail the potential adaptive reuse of the properties.
Renovation vs. demolition is inherently environmentally progressive.
4) The designation of this historic district does not put limits on the use of this area by
unhoused people. It does not interfere with social service efforts to remedy the issue of
homelessness.
5) Historically-speaking, the creation of the civic area was not discriminatory. It was a citizen-
led, grass roots effort to improve Boulder that began around 1900. For 100 years this area has
provided many benefits for all citizens of Boulder.
6) The park design is primarily intact from 100 years ago. While some changes have occurred
the basic design principles are alive and well.
7) Some people are asking why create an historic district when most of the properties are
already landmarked. Aristotle gave the answer 2,400 years ago. He said, “The whole is more
than the sum of the parts."
Thank you for the work you do to protect and honor Boulder’s historic built environment.
Please support the designation of the proposed historic district in the civic center area.
Leonard Segel
[[FSF080521]] Submission ID is #: 1206073951
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 143
Packet Page 184 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Karl Anuta :- Historic Preservation/Landmarking
Date:Wednesday, March 20, 2024 12:31:00 PM
Preferred Form Language: English / Inglés
Name: Karl Anuta
Organization (optional): None
Email: karl.anuta@gmail.com
Phone (optional): (720) 562-8005
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: I can remember when a locomotive, a passenger car and a
caboose sat of tracks in Central Park. Things have changed. Central Park, since its creation
(and even before) has been the cultural center of Boulder. It still is in many aspects.
There is pending a proposal to designate the Park as an Historic Landmark. This is a
recognition of our community’s history, and most critically a means to preserve the Park and
prevent future destruction.
Change would still be allowed to accommodate new uses, and to assure economic viability,
but Landmark designation would assure that two City boards (not just one) would have input.
Modifications and “improvements” would thus receive critical and through review and citizen
input. Like Chautauqua, the Pearl Street Mall, and several other locations, our Council and
citizens are well versed in handling multi-layered Community amenities.
I urge the Council to approve designation.
Karl F. Anuta
[[FSF080521]] Submission ID is #: 1206697689
Compose a Response to this Email
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 144
Packet Page 185 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Kathryn Buergert :- Historic Preservation/Landmarking
Date:Thursday, March 21, 2024 9:51:32 PM
Attachments:114330582_240321 Boulder City Council.docx
Preferred Form Language: English / Inglés
Name: Kathryn Buergert
Organization (optional):
Email: kathrynb7000@gmail.com
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Dear Members of the Boulder City Council,
I urge you to support the establishment of a Historic District in heart of our city.
The proposed Civic Center District (encompassing the area from the Atrium Building and
Dushanbe Tea House on 13th Street to our Public Library, from Canyon Boulevard to
Arapahoe including the Boulder Bandshell) holds immense historic, architectural and
environmental significance for our community.
Throughout history, this area by the Boulder Creek has played a pivotal role in our city's
development. Serving as a vital water source for indigenous communities and early settlers,
'Central Park' has remained a focal point in Boulder. Its rich tapestry of stories, including those
of early Black citizens, miners, pioneering business men and intrepid business women,
embodies the essence of our community's heritage.
Furthermore, the beauty of this historic section significantly contributes to Boulder's tourist
industry. Its scenic beauty and proximity to downtown enhance our reputation as a premier
destination for both residents and visitors, fostering a sense of pride and belonging.
Recognition of the its historical worth would encourage appreciation and wider use of Central
Park for cultural and community events.
Preserving our historic assets not only enriches our cultural identity but also facilitates
informed decision-making in city planning. By designating this area as historic, we can unlock
access to additional preservation funding, ensuring its longevity for future generations to
enjoy.
I urge you to support the proposed Civic Center historic district, safeguarding the spirit of
Boulder for years to come.
Sincerely,
Kathryn Buergert
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 145
Packet Page 186 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Payson Sheets :- Historic Preservation/Landmarking
Date:Friday, March 22, 2024 9:21:43 AM
Preferred Form Language: English / Inglés
Name: Payson Sheets
Organization (optional):
Email: payson.sheets@colorado.edu
Phone (optional): (720) 347-0556
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Dear City Council Members,
I was surprised to learn that some people are claiming that our Central Park has been
significantly modified from Olmstead’s design and achievement a century ago. I have two
lines of data-based reasoning that demonstrate that its integrity does persist to today.
Therefore, I request that you consider protecting our park from significant changes, so that
multiple generations of Boulderites that have not even been born yet, can enjoy it.
First, my grandparents moved our family from Durango to Boulder in 1920. We continue to
live in Boulder, and five generations have enjoyed Olmstead’s achievement (my grandparents,
parents, my sister and I, our two daughters, and two grandchildren). We plan to continue
enjoying it well into the foreseeable future, if it can be protected. We have always lived within
walking distance to the park, and have enjoyed regular picnics, performances, and other
activities. Our sustained use for decades indicates its integrity. Had any significant landscape
changes occurred, we would have known about it, and we would have raised one helluva fuss.
Those changes have not occurred, and this jewel in the center of our community is intact and
must be preserved.
Second, I professionally document and interpret landforms in three countries (USA, El
Salvador, and Costa Rica). I distinguish human-caused changes from inadvertent ones, and
those caused by natural factors, and I study the interactions among them. It is easy to test the
allegations that significant landscape modifications occurred since the park of Olmstead’s
1924 plan was created. I took his map to Central Park, and compared its details to what is
existing today. The result is an encouraging high degree of integrity. Most importantly are his
two largest contiguous areas: the triangular-shaped zones in the northeast and the southeast of
his map. These comprise the majority of the park area. My detailed comparisons with today’s
reality clearly demonstrated that significant landscape modification has not occurred. I would
be glad to walk the park with you and compare it with his map. Please call me at 720-347-
0556, and we will find a time that works for you and me.
My conclusion is clear: most of today’s Central Park is reassuringly close to Olmstead’s
design. I therefore ask you to protect it from major changes. Please include Central Park as a
key element in a Civic Park Historic District.
Dr. Payson Sheets 520 Marine St. Boulder. Payson.sheets@colorado.edu.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 146
Packet Page 187 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Shelly Benford :- Historic Preservation/Landmarking
Date:Friday, March 22, 2024 10:23:25 AM
Preferred Form Language: English / Inglés
Name: Shelly Benford
Organization (optional): The Colorado Chautauqua
Email: shelly.benford@chautauqua.com
Phone (optional): (303) 952-1617
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Hello -
I am writing in support of the creation of a new official historic district in the civic center area
of downtown Boulder.
This area is the historic heart of Boulder and has historic, architectural, and environmental
significance. Importantly, a district designation would ensure the historic nature of the area is
considered in future designs for the neighborhood.
Shelly Benford
[[FSF080521]] Submission ID is #: 1207446602
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 147
Packet Page 188 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:William Bechhoefer :- Historic Preservation/Landmarking
Date:Saturday, March 23, 2024 1:04:27 PM
Preferred Form Language: English / Inglés
Name: William Bechhoefer
Organization (optional):
Email: wbb@umd.edu
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: I am writing to support the creation of a new Historic
District centered around the Central Park area in the heart of Boulder. I was a member of the
"Friends of the Boulder- Dushanbe Teahouse" that supported its landmarking, and I feel
strongly that such a new district would enhance and increase protection for this important area
that is central to the history and identity of Boulder.
The Olmsted plan for Boulder of the early 1900's is in itself noteworthy as urban and
landscape design, and it also tells the story of Boulder's history and civic identity. The Central
Park area of the plan is the setting for a significant grouping of landmarked structures; as such,
the district should be considered as an ensemble in which buildings and landscape create a
whole that is
greater than the sum of its individual parts. This is how civic identity is reinforced and
protected - not just individual buildings, but the totality of a cultural landscape. Creating this
historic district would demonstrate the City's conviction about the values that historic
preservation gives to the culture and vibrancy of Boulder. I support the designation of this
important neighborhood as a new Historic District.
William Bechhoefer, FAIA
Professor Emeritus of Architecture, University of Maryland
825 10th Street, Boulder, CO 80302
[[FSF080521]] Submission ID is #: 1207749508
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 148
Packet Page 189 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Lara Ramsey :- Historic Preservation/Landmarking
Date:Monday, March 25, 2024 1:43:02 PM
Preferred Form Language: English / Inglés
Name: Lara Ramsey
Organization (optional):
Email: alramsey2@comcast.net
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: I'm writing to ask for support of the creation of a new
official historic district in the civic center area of downtown Boulder. This area meets the
Historic Preservation Code's requirements for historical, architectural, and environmental
significance.
Designation of this area provides the following opportunites to the City of Boulder, land
owner and steward.
1) Education - the proposed district is unique and significant. The historic properties and land
areas here relate an almost continuous story of the evolution of Boulder from the Indigenous
inhabitants to today.
2) Minority representation - the history of this district includes stories about underrepresented
minority groups – Indigenous tribes, Black citizens, and blue-collar workers. The district
would bring to light stories of these underrepresented people.
3) Designation will improve the quality of the future developments planned for this
neighborhood. The district designation would ensure that the historic spirit of Boulder would
be included in considerations for the designs for these developments.
4) Reviving the reputation of this area - officially recognizing the important historic
contributions of this neighborhood would give this area a fresh appeal. Designation would
enable better appreciation of the area, encouraging people to use it more often.
5) Economic benefits: According to the Boulder tourism board, 6 of the top 10 most visited
places in Boulder are historic. Some of these include Pearl Street, Chautauqua, the Dushanbe
Teahouse, and Mapleton Hill. This historic district can bring more visitors and money
downtown.
6) Publicity could access outside sources of funds to the city. This historic district would be
recognized state-wide and nationally. This would permit access to preservation funds and
enable positive media coverage.
7) “Walking the talk”! There are several policies that direct the city to value its own historic
properties and preserve them. Some of these policies include the Comp Plan, the Greenways
Plan, the Civic Area Masterplan, and the Preservation Plan. In 2022 the City Council directed
the planning staff to explore the designation of this area.
8) Affordable Housing - creation of this historic district would enhance the development of
affordable housing nearby. It is proven that landmarked properties add gravitas to new
developments like the Union Pacific train depot at the Transit Center on 30th street. This
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 149
Packet Page 190 of 225
historic district would not limit the potential development of the housing being considered
along 14th street.
9) Coordinated city planning - Historic Preservation would create a more informed and
coordinated decision-making process in the city government. Designation would not add
bureaucracy to the process of proposing improvements to this area. There are 10 historic
districts in Boulder that have been in operation for 46 years.
[[FSF080521]] Submission ID is #: 1208456778
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From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Janet Zemeckis Scott :- Historic Preservation/Landmarking
Date:Wednesday, March 27, 2024 12:51:45 PM
Preferred Form Language: English / Inglés
Name: Janet Zemeckis Scott
Organization (optional):
Email: janet@janetz.net
Phone (optional): (970) 690-5507
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Historic area with Band Shell. Hi! My family moved to
Boulder in 1959 and I consider Boulder my home. As Boulder has evolved, as most cities do,
some of the familiar structures have gone by the wayside. It is ultimately sad to see what made
Boulder Boulder go by the wayside in the interest of Development. I see the Dark Horse will
go, the Harvest house, the vintage buildings on the Hill razed to make way for Hotels and
Convention centers. I fear that someday Boulder will not be recognizable. It is such a beautiful
city rich with history, that I support Historic Boulder's efforts to make this area a historic
district. Thank you for your time, Janet Zemeckis Scott
[[FSF080521]] Submission ID is #: 1209214925
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 151
Packet Page 192 of 225
PARKS, PLACES & PEOPLE
March 28, 2024
Boulder City Council
1777 Broadway
Boulder, CO 80302
By Email
RE: Support for Designating a “Civic Area Historic District”
Dear Members of the City Council:
The Olmsted Network wholeheartedly supports designation of the Civic Area Historic
District. Such designation would provide due acknowledgment of the inspired work of
Frederick Law Olmsted Jr. and others in creating the city’s historic core.
The proposed Historic District offers unique insight into town leaders’ visionary early
planning, desire for open space, and commitment to exceptional public design. Boulder’s
City Improvement Association, a group of committed volunteers, realized that Boulder was
transitioning from a mining town to a residential community – and they wanted to ensure
both beauty and utility in the town design.
As with many other cities at that time, Boulder sought out the most famous landscape
architecture firm of the day, Olmsted Brothers, specifically requesting Frederick Law
Olmsted Jr., the son and namesake of the profession’s founder.
Olmsted Jr. birthed the field of urban planning, making Boulder one of the early
beneficiaries of his planning vision. Commissioned in 1907 by the Improvement
Association, Olmsted Jr. immediately recognized the genius of the place, then a town of
barely 10,000 people. He created a master plan which included a linear greenway along
Boulder Creek, including Central Park and the civic center. He also proposed the locations
for North Boulder Park and Martinez Park, and the preservation of the mountain
backdrop.
Biographer Elizabeth Hope Cushing singles out Olmsted Jr .’s work in Boulder. She notes
Olmsted’s painstaking research of the terrain (including scrambling in the bush and
bicycling around town), his meetings with local officials and business people and his
lecture at the university about landscapes and parks. From this work, Olmsted developed
ambitious plans for Boulder that would make it a livable city and accommodate people
from all economic levels.
In the 1910 report, Olmsted focused on defining “physical improvements within the reach
of the city [that] will help make it increasingly convenient, agreeable and generally
satisfactory as a place in which to live and work.” He set out streets, waterways, parks and
quasi-public buildings and singled out Boulder Creek as an especially fine natural amenity
and one that offered design opportunities, including flood control.
Board of Trustees
Philip Schultz, Chair
Fox Point, WI
Douglas Luetjen, Vice-Chair
Seattle, WA
Stephanie Crockatt, Secretary
Sarasota, FL
William Bell, Treasurer
New York, NY
Mark Buscaino
Washington, DC
Steven Livengood
Washington, DC
Spencer Tunnell
Atlanta, GA
Bronwyn Nichols-Lodato
Chicago, IL
Mary Caraccioli
New York, NY
Ray Chambers
Seattle, WA
Wyman Winston
Cudahy, WI
Anne “Dede” Neal Petri
President and CEO
Victoria Vanhuss
Director Communications & Outreach
Leslie Jacobs
Office Manager
Madelaine Momot
Olmsted Online Content Manager
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 152
Packet Page 193 of 225
PARKS, PLACES & PEOPLE
With Central Park in mind, he urged “keeping the main part of the ground as simple open common … over
which the wonderful views of the foothills can be obtained at their best from shaded paths and roads along
the embankment edge – this would give a piece of recreation ground worth a great deal to the people.” To
this day, the open common embodies the Olmstedian ideal of a “democratic space” that brings people of all
backgrounds together in community.
Olmsted emphasized the future potential of Boulder parks to provide citizens – not just the rich and powerful
– access to the “precious commodities, air and sunlight, and that subtle promoter of health and cheerfulness,
the sense of spaciousness and freedom.” His design of Central Park and the Civic Area embodied those
worthy goals.
Like many Olmsted-designed parks, Central Park today includes a later enhancement made by another
designer, Denver planner, Saco DeBoer. Both Olmsted’s and DeBoer’s designs planned for flood control, an
appreciation of the Boulder Creek riparian environment, opportunities for healthy recreation, and cultural
offerings that benefit all citizens.
While changes have occurred over time, the integrity of the Olmsted design is clear. By designating the Civic
Area Historic District, the Council can honor the visionary work and planning of Boulder leaders and help
protect and preserve the beautiful and useful open space designed by Olmsted Jr. over a century ago.
The Civic Area has served as the “heart” of the Boulder community and a setting for memorable events.
Today, the park and the five city-owned buildings tell an almost continuous story of Boulder’s evolution. This
important part of downtown Boulder is worthy of local historic recognition and we strongly support its
designation.
Thank you for protecting and honoring Boulder’s historic built environment.
Sincerely,
President & CEO
The Olmsted Network is dedicated to championing Olmsted parks, places and principles through advocacy, education and
stewardship. We foster and support park conservancies, friends’ groups and citizen volunteers to protect and preserve these
special places. Our Network includes Central Park Conservancy, Biltmore, Washington Park (Milwaukee), Prospect Park Alliance,
Bok Tower Gardens, the Midway Plaisance Park Advisory Council and Louisville’s Olmsted parks. For more information, go to
www.olmsted.org.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 153
Packet Page 194 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Amy Alpers :- Historic Preservation/Landmarking
Date:Friday, March 29, 2024 11:03:17 AM
Preferred Form Language: English / Inglés
Name: Amy Alpers
Organization (optional):
Email: amy@thepilatescenter.com
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Hello City Council Members:
I’m a long-time resident of Boulder and am writing in support of the historic district being
proposed in the civic center area. This neighborhood has historic, architectural, and
environmental significance. In many ways this area is the historic heart of Boulder.
Please vote in favor of this historic district at your meeting on April 11th.
The primary reasons to create this historic district now are:
1) There are currently several redevelopment plans being explored for this area. The district
designation would ensure that the historic spirit of Boulder would be included in
considerations for the designs for these developments.
2) The proposed district is unique and significant. The historic properties here tell an almost
continuous story of the evolution of Boulder from the indigenous inhabitants to today.
3) The history of this district includes stories about underrepresented minority groups –
Indigenous tribes, Blacks, and working-class people. The district would bring to light stories
of these underrepresented groups.
4) Officially recognizing the important historic contributions of this neighborhood would give
this area a fresh appeal. Designation would give citizens more appreciation of the area,
encouraging them to participate in activities here.
5) It will increase tourism, bringing more visitors downtown.
6) The City will demonstrate it is ‘walking the talk’ regarding the protection of its own historic
properties.
The evolution of Boulder has been complex and varied. This neighborhood encapsulates many
of the significant stories of Boulder all in one location.
Please vote in support of the proposed Civic Center historic district to help to keep the spirit of
Boulder alive for the next generation.
Amy Alpers
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 154
Packet Page 195 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Rachel Segel :- Historic Preservation/Landmarking
Date:Friday, March 29, 2024 10:55:06 AM
Preferred Form Language: English / Inglés
Name: Rachel Segel
Organization (optional):
Email: rachel@thepilatescenter.com
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Hello City Council Members:
I’m a long-time resident of Boulder and am writing in support of the historic district being
proposed in the civic center area. This neighborhood has historic, architectural, and
environmental significance. In many ways this area is the historic heart of Boulder. Please
vote in favor of this historic district at your meeting on April 11th.
The primary reasons to create this historic district now are:
1) There are currently several redevelopment plans being explored for this area. The district
designation would ensure that the historic spirit of Boulder would be included in
considerations for the designs for these developments.
2) The proposed district is unique and significant. The historic properties here tell an almost
continuous story of the evolution of Boulder from the indigenous inhabitants to today.
3) The history of this district includes stories about underrepresented minority groups –
Indigenous tribes, Blacks, and working-class people. The district would bring to light stories
of these underrepresented groups.
4) Officially recognizing the important historic contributions of this neighborhood would give
this area a fresh appeal. Designation would give citizens more appreciation of the area,
encouraging them to participate in activities here.
5) It will increase tourism, bringing more visitors downtown.
6) The City will demonstrate it is ‘walking the talk’ regarding the protection of its own historic
properties.
The evolution of Boulder has been complex and varied. This neighborhood encapsulates many
of the significant stories of Boulder all in one location.
Please vote in support of the proposed Civic Center historic district to help to keep the spirit of
Boulder alive for the next generation.
Rachel Segel
[[FSF080521]] Submission ID is #: 1209845230
Compose a Response to this Email
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 155
Packet Page 196 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Rich Alpers :- Historic Preservation/Landmarking
Date:Friday, March 29, 2024 11:01:29 AM
Preferred Form Language: English / Inglés
Name: Rich Alpers
Organization (optional):
Email: rich.alpers@gmail.com
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Hello City Council Members:
I’m a long-time resident of Boulder and am writing in support of the historic district being
proposed in the civic center area. This neighborhood has historic, architectural, and
environmental significance. In many ways this area is the historic heart of Boulder.
Please vote in favor of this historic district at your meeting on April 11th.
The primary reasons to create this historic district now are:
1) There are currently several redevelopment plans being explored for this area. The district
designation would ensure that the historic spirit of Boulder would be included in
considerations for the designs for these developments.
2) The proposed district is unique and significant. The historic properties here tell an almost
continuous story of the evolution of Boulder from the indigenous inhabitants to today.
3) The history of this district includes stories about underrepresented minority groups –
Indigenous tribes, Blacks, and working-class people. The district would bring to light stories
of these underrepresented groups.
4) Officially recognizing the important historic contributions of this neighborhood would give
this area a fresh appeal. Designation would give citizens more appreciation of the area,
encouraging them to participate in activities here.
5) It will increase tourism, bringing more visitors downtown.
6) The City will demonstrate it is ‘walking the talk’ regarding the protection of its own historic
properties.
The evolution of Boulder has been complex and varied. This neighborhood encapsulates many
of the significant stories of Boulder all in one location.
Please vote in support of the proposed Civic Center historic district to help to keep the spirit of
Boulder alive for the next generation.
Rich Alpers
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 156
Packet Page 197 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:stephanie bingham :- Historic Preservation/Landmarking
Date:Friday, March 29, 2024 1:05:42 PM
Preferred Form Language: English / Inglés
Name: stephanie bingham
Organization (optional):
Email: stephanie@binghamarts.com
Phone (optional): (720) 260-5680
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: I am writing in support of designating Boulder's civic
center neighborhood as a historic district. As a long-time resident, I believe this recognition is
essential for preserving our community's rich heritage.
The district safeguards our history amidst redevelopment plans, ensuring Boulder's unique
character remains intact. Each historic property tells a diverse story, from indigenous tribes to
present-day residents, underscoring the neighborhood's enduring legacy.
Official acknowledgment would shed light on the contributions of underrepresented groups,
fostering inclusivity and empathy. Moreover, it would reignite interest and investment in the
area, boosting civic pride and economic vitality through increased tourism and local
engagement.
By embracing this designation, Boulder demonstrates its commitment to preserving its
heritage, setting an example for others. I urge you to support this initiative, ensuring our
community's soul endures for future generations.
Thank you for your attention, and feel free to contact me for further information.
Sincerely,
Stephanie Bingham
[[FSF080521]] Submission ID is #: 1209888381
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 157
Packet Page 198 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Thomas Cosgrove :- Historic Preservation/Landmarking
Date:Saturday, March 30, 2024 3:26:22 PM
Preferred Form Language: English / Inglés
Name: Thomas Cosgrove
Organization (optional):
Email: tcos@comcast.net
Phone (optional):
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: I support establishing the new historic downtown
designation area to be voted on the April 11th meeting.
[[FSF080521]] Submission ID is #: 1210118145
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 158
Packet Page 199 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:FRAN MANDEL SHEETS :- Historic Preservation/Landmarking
Date:Sunday, March 31, 2024 10:26:07 AM
Preferred Form Language: English / Inglés
Name: FRAN MANDEL SHEETS
Organization (optional): 520 MARINE ST
Email: fmandelsheets@gmail.com
Phone (optional): (720) 660-9999
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Two and a half years ago, as a member of the Landmarks
Board, I made a motion to expand the Bandshell’s southern boundary. After consideration the
Board passed the motion over the opposition of preservation staff. When the proposal went to
Council on June 14, 2022 staff recommended a best practice would be to designate an historic
district for the area. It is this historic district in the heart of downtown that is before the
council now.
In June 2022 Council voted 5-4 against the Bandshell expansion but gave clear instructions for
staff to bring a historic district forward by the end of 2023. This process was finally started
when three organizations came together and submitted an application in May of last year.
Despite delays and hundreds of human hours later, the historic district is finally ready for
designation by this new Council.
The Landmarks Board designation hearing held two months ago was long and fruitful. The
Board approved the designation and added five recommendations each approved with a 5-0
vote.
Staff said there was not enough turnaround time to modify the memo for Council. Many of us
who have worked hard for this designation are concerned the recommendations not get lost in
Council deliberations. The recommendations are all important to this being an effective
district.
In brief, the recommendations are:
The district should commemorate those displaced during the park’s development.
Council should consider expanding the boundary to include Block 11 to be more inclusive.
Council should consider including the southern and western banks of Boulder Creek.
City Council should consider expanding the period of significance to a date that includes the
residential period (1880)
City council should recognize Olmsted’s plan as being intact, recognizable and significant to
the historic district.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 159
Packet Page 200 of 225
The fifth recommendation is highlighted for your consideration and discussed here.
it is staff’s opinion the Bandshell addition in 1938 devalued Olmsted’s plan such that the
defining features of the original Olmsted design have been compromised and the park is no
longer eligible for recognition or protection in the district. Though designed by Olmsted, it
would be non-contributing in historic preservation terms.
This opinion stands alone among professionals including former City Council and Landmarks
Board members, former preservation staff and the Cultural Landscape Foundation, a national
organization. It is clear Olmsted’s original design is visible, intact and remains significant to
the district.
Preservation does not prohibit change. Think of Chautauqua or Boulder’s Downtown Pearl St.
Mall. They are major contributors to our city’s historical heritage. They are both landmarks
and both have been modified over the years. They change over time yet maintain their
relevance. So are Boulder’s landmarked homes. Another example is New York’s Central Park.
Many buildings have been constructed since it was originally built but the park remains
recognized as one of Olmsted’s major accomplishments and is a national landmark because
the defining features remain intact.
We will argue the same is true of our central park: the original Olmsted design is intact.
Olmsted designed Boulder’s park. He advocated for nature, openness, mountain view sheds,
the water running through, the open grassy areas, and the trees in the park and along 13th
street.The topography Olmsted drew is intact.These are defining features and make the park
what it is today. Olmsted’s legacy should be recognized. He was a major figure in Boulder’s
design of both the park and city.
It’s amazing to me that Boulder residents had the insight in 1900 to have engaged Olmsted to
plan our small city given his national prominence at that time. Boulder is lucky the people
before us worked hard to design and build a carefully planned city we still enjoy today. The
significant features in Olmsted’s drawings for our central park are intact and visible as they
were 100 years ago.The park helps make Boulder a beautiful place to live today and hopefully
into the future. Hopefully you will designate this as Boulder’s newest historic district.
Thank you for your time, commitment and effort!
Thank you for reading this.
Fran Mandel Sheets
Boulder
[[FSF080521]] Submission ID is #: 1210228637
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 160
Packet Page 201 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Robert Hohlfelder :- Historic Preservation/Landmarking
Date:Sunday, March 31, 2024 11:51:13 AM
Preferred Form Language: English / Inglés
Name: Robert Hohlfelder
Organization (optional): University of Colorado, Boulder
Email: robert.hohlfelder@colorado.edu
Phone (optional): (720) 273-4349
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: The story of our city gives credence to the tenet that
change is a principal constant of life. Boulder is evolving before our very eyes in ways that
some citizens embrace while others decry. Regardless of the character of our growth, it should
not be at the expense of our historic identity and heritage. Our many landmarked buildings are
the physical manifestation of that history. Preserving the integrity of the Central Park area,
bounded by some of our most distinguished landmarks, as a historic district will ensure that
the very heart of Boulder will remain as a monument to our community’s past regardless of
how we address the challenges of the future.
The creation of this historic district will also honor the contributions of a man, Fredrick Law
Olmsted Jr., whose vision for creating a park that would serve the needs of all Boulder
residents endures to this day. In this regard, he was ahead of his times as one of the last
century’s leading landscape designers. At a point in our history, when our country embraced
segregation and when white nationalism challenged our hopes and efforts to achieve racial
equality even in Boulder, he was a progressive populist who wanted to make public spaces
available and beneficial to all Boulder citizens by planning for a central park area that would
be a vital component of our city’s life. Fortunately, the historic district now under
consideration still reflects much of his original design. It embraces, perpetuates, and expands
his dream and guarantees that future Boulder citizens can be cognizant of our city’s past while
experiencing the benefits of a natural oasis within the core of our city.
Some will argue that the creation of a Central Park historic district will prevent any future
modification or development. This view is incorrect. Changes can and will be made as the
needs and aspirations of our community shift in the future. But the historic district designation
will simply ensure that all future alterations will respect and not denigrate the historic integrity
of what many citizens see as the core of our city.
Having been born in New York City, I know how New Yorkers acknowledge the important
contribution that Central Park, perhaps the most famous of the Olmsted family’s parks, makes
to improving the quality of urban life. We also should be proud that our Central Park was FLO
Jr.’s contribution to enriching the landscape and vitality of our community. I urge you to
establish the historic district that will ensure the integrity of Central Park and the associated
landmarks.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 161
Packet Page 202 of 225
Robert L. Hohlfelder, PhD
Professor Emeritus of History
University of Colorado, Boulder
robert.hohlfelder@colorado.edu
[[FSF080521]] Submission ID is #: 1210240140
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 162
Packet Page 203 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Stuart Lord :- Historic Preservation/Landmarking
Date:Monday, April 1, 2024 8:18:47 PM
Preferred Form Language: English / Inglés
Name: Stuart Lord
Organization (optional): NAACP Boulder County
Email: drstuartlord@gmail.com
Phone (optional): (720) 438-8323
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Point of Clarification
In response to inquiries regarding our recent letter to the City Council regarding the Civic Park
historic designation decision, the NAACP Boulder County wishes to provide clarification on
our stance regarding reparations.
Our letter to the City Council emphasized the importance of acknowledging and addressing
historical injustices suffered by the African American community in Boulder County,
particularly the displacement and land theft that occurred in the late 1800s. We advocated for
the formation of a committee to investigate these past actions, make recommendations to the
City Council, and ensure that justice is served.
It has come to our attention that there may be some confusion regarding the connection
between our request for a committee to study reparations and the Civic Park historic
designation decision. We would like to clarify that our request for the formation of a
committee to consider reparations is separate from the Civic Park issue.
Our intention in advocating for the establishment of a committee to study reparations is to
address historical injustices comprehensively and ensure that the voices of those affected are
heard. We believe that it is essential for the City Council to engage in a thorough examination
of past actions and consider measures to rectify these injustices.
We hope this clarification addresses any misunderstandings and reaffirms our commitment to
advocating for justice and equity in Boulder County.
If you have any further questions or require additional information, please do not hesitate to
contact us.
Thank you for your attention to this matter.
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 163
Packet Page 204 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Ayleen Perez :- Historic Preservation/Landmarking
Date:Tuesday, April 2, 2024 7:43:57 PM
Preferred Form Language: English / Inglés
Name: Ayleen Perez
Organization (optional): CU BOULDER
Email: ayleenperez@gmail.com
Phone (optional): (303) 735-1025
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: The evolution of Boulder has been complex and varied.
This neighborhood encapsulates many of the significant stories of Boulder all in one location.
[[FSF080521]] Submission ID is #: 1211094553
Compose a Response to this Email
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 164
Packet Page 205 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Peter Mayer :- Historic Preservation/Landmarking
Date:Tuesday, April 2, 2024 8:40:16 AM
Preferred Form Language: English / Inglés
Name: Peter Mayer
Organization (optional):
Email: peter.mayer@waterdm.com
Phone (optional): (720) 318-4232
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback: Dear Council,
My remarks will not be popular with those in favor of historic preservation. I have lived in
Boulder and attended events at the Huntington Bandshell since 1969, I have attended plays,
concerts, dances, protests and more. I have also attended similar events in other cities. The
Boulder bandshell is terrible venue and should be replaced. The acoustics are awful with
traffic noise and a longt distance between stage and audience. The seats are uncomfortable,
and the overall layout and structure chains Boulder to the past and prevents us from doing
something truly great in the future.
I urge you to un-landmark the bandshell and announce a national competition for a fully
redesign of the municipal area and farmers market. The design should include a new modern
performance space with good acoustics, closer to the creek and away from traffic noise. We
can do so much better.
The current bandshell is ugly and very poorly located and given all the changes that have
occurred downtown with the farmers market and Dushambe Tea House, we could use this
space far more effectively.
Somethings are simply not worth preserving and the Huntington Bandshell is one of them. It
has been a lousy, under-utilized venue for many years.
Boulder has many wonderful historic buildings that are worthy of preservation. Our city would
be better served with a dramatic new vision for the municipal downtown area that does not
include the historic, but basically useless Huntington Bandshell.
Thanks for your consideration.
[[FSF080521]] Submission ID is #: 1210828959
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 165
Packet Page 206 of 225
From:No Reply
To:Council; ContactCoB; Mueller, Brad; Johnson, Kristofer; Gerwing, Marcy
Subject:Jerry Shapins :- Historic Preservation/Landmarking
Date:Wednesday, April 3, 2024 7:58:43 AM
Preferred Form Language: English / Inglés
Name: Jerry Shapins
Organization (optional):
Email: jshapins1@gmail.com
Phone (optional): (720) 839-6280
My question or feedback most closely relates to the following topic (please choose
one):Historic Preservation/Landmarking
Comment, question or feedback:
Dear City Council!!!
Great you are weighing in on the Civic Area..And especially Central Park re Historic District.
Good for Boulder to think deeply here but...
we all need to support better ways to preserve history and good ideas through good design and
development rather than outdated rules, regs and policies that limit and “strangle” our
futures!!! What we have at Central Park now remains detached from its context and in need of
green facilities and urban vibrancy plus the area is not performing like it should…we
demonstrated this with many past studies and most recently Social Streets. Finally we can act
with focusing on implementation. We are way behind most cities re engaging and equitable
downtown urban parks and public gathering places. The ideas of the past can be interpreted in
so many creative ways. The potential for mixed uses and connections to CU and Downtown
are critical. Plan it first with wholistic urban design not a mindset from a narrow slice of the
population…and then evaluate from a broad perspective. The area needs diverse and creative
and compelling experiences to broaden its impact to all..so lets change it with class…and
equity too that resonates with future generations. We can surely do that with our amazing staff
and team (RIOS) recently hired if you let them. So great!
Thank you so much for your amazing work and patience and care for citizens here.
Ciao! Ciao! Jerry
[[FSF080521]] Submission ID is #: 1211218891
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Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 166
Packet Page 207 of 225
From:PAT BOHIN
To:Historic Preservation
Subject:Support for Proposed Historic District Designation of Central Park
Date:Tuesday, April 2, 2024 6:09:44 PM
Attachments:Central Park"s Notable Trees.pdf
CV_Patrick Bohin.pdf
External Sender Notice This email was sent by an external sender.
Dear Marcy,
I strongly support the proposed historic district designation of Central Park.
As a former Boulder City Forester, I wish to see Central Park preserved as it was originally
designed by the Olmsted Brothers in 1924 including the pedestrian paths, open lawn areas and
the many notable trees.
I was dismayed by the improvements that took place in the park area between the Main
Library, South Wing, and the Municipal Building where several mature trees were removed
and the space was sectioned off with posts and chains restricting access to the public.
Working with another concerned citizen, Randy Cantu, we did an analysis of the trees in
Central Park and identified 15 trees that date back to the Olmsted Brothers' original landscape
plan. These trees are a part of Boulder's heritage and should be preserved and protected.
Improvements to Central Park will likely affect the root zones of these trees compromising
their health. Designating Central Park as a historic district will help to preserve these trees.
I am attaching a report I wrote about the notable trees in Central Park and my CV. Please see
to it that my email to you, the attached report on Central Park's Notable Trees and my CV are
submitted to the City Council packet for the upcoming public hearing for the proposed historic
district for Central Park.
Thank you,
Patrick Bohin
Consulting Arborist
ArborCraft LLC
Attachment C - Letters Received from July 12, 2023 to April 3, 2024
Item 3A - 2nd Rdg Civic Area Historic District Page 167
Packet Page 208 of 225
Civic Area Historic District
Design Guideline Framework
March 6, 2024
Intent
What is the purpose of these design guidelines? How will they be used?
(Language from Boulder’s General Design Guidelines and University Place Historic District
Design Guidelines)
The purpose of the guidelines is to facilitate both the Landmark Alteration Certificate (LAC)
application and approval of alterations proposed for design review by assisting owners and
designers as they plan maintenance and changes to buildings and public spaces and to provide
the Landmarks Board with a framework for evaluation of proposed improvements.
The guidelines reflect the Landmarks Board’s philosophy that underlies all its decisions: to
encourage the preservation and careful treatment of the city’s historically significant resources,
while recognizing the need for continuing adaptation and improve ments to these resources.
The guidelines have been developed to recognize the unique character of the district and are
intended to supplement the General Design Guidelines for Boulder’s Historic Districts and
Individual Landmarks (the General Design Guidelines), which apply unless otherwise stated.
Where the two guidelines conflict, the district-specific guidelines shall prevail.
The design guidelines are intended to be used as an aid to appropriate design and not as a
checklist of items for compliance. In some cases, unusual circumstances may allow for projects
to deviate from them.
Table of Contents
What areas will the guidelines address?
•Review Process
•Roles and Responsibilities
o Include review bodies, policies and regulations (i.e. floodplain, Park Plan for the
Civic Area, Art Acquisition Policy, Downtown Urban Design Guidelines, plans and
policies related to the list in Guiding Principal #2, etc.)
•What Requires Review?
o Define what does and doesn’t require review in the design guidelines to
streamline and clarify the review process (i.e. maintenance, emergency repairs,
new work)
o Clarify that improvement or maintenance work within the ditch easements and
CDOT easement (Broadway) is exempt from LAC review
•History of the Area
o Summary of area history based on new research to tell more inclusive history of
area.
Attachment D - Design Guideline Framework
Item 3A - 2nd Rdg Civic Area Historic District Page 168
Packet Page 209 of 225
• Design Guidelines
o Rehabilitation of Historic Structures
o Additions to Historic Structures
o New Construction
o Coordination with Floodplain Development Regulations
o Central Park
o Boulder Creek
o Public Art
o East Bookend
o 13th Street
o Plazas
Guiding Principles
What values are important to inform the district -specific design guidelines?
1. The Secretary of the Interior’s Standards for Rehabilitation are the foundation for the
historic district design guidelines.
Rationale: Adopted by the Landmarks Board in 1985 (revised in 1990), the Standards for
Rehabilitation are the foundation of the General Design Guidelines and the eight district -
specific design guidelines. As a Certified Local Government, design review is required to
be consistent with the Secretary of the Interior's Standards.
2. To ensure life safety and accessibility, p reserve maintenance access and align the
design guidelines with related management practices in adopted city plans and
policies for utilities infrastructure, urban trees, park design standards, flood mitigation
and transportation networks.
Rationale: The City has established programs and professional staff that manage the
many assets within the historic district. The design guidelines should reinforce the
importance of life safety and accessibility within the boundaries of the district.
Additionally, defining what does and does not require review in the design guidelines will
clarify and streamline the review process and ensure that emergency repairs and regular
maintenance projects can be swiftly executed.
3. The area has character-defining features that contribute to its historic character and
setting. Define these key historic features within the historic district and consider
drawing inspiration from them. Key features include but are not limited to:
• Boulder Creek as a living entity that is significant to Boulder’s past, present and
future and provides critical public safety, health, flood conveyance, water supply,
and environmental benefits.
Attachment D - Design Guideline Framework
Item 3A - 2nd Rdg Civic Area Historic District Page 169
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• The unique architectural character of the area as defined by five distinct,
individually landmarked structures, each representing a forward-looking and
progressive city identity.
• The area is a place for recreation, gathering and play that contributes to the
health and well-being for all and should continue to reflect the variety of
community needs and desires for the enjoyment of the site.
Rationale: The area has character-defining features that contribute to its historic
character. While this is not a complete list, this guiding principle emphasizes the
importance of Boulder Creek, the unique architectural character of the structures,
and the importance of the area as a place for recreation, gathering and play.
4. The area is significant for its association with Boulder’s municipal, social and political
history. As part of Boulder’s Civic Area, this district continues to have a symbolic,
geographic, and functional importance and therefore should serve as an inclusive
place where all feel welcome. Celebrate the diversity of our community and enrich our
collective understanding of different periods of Boulder’s history by developing and
installing educational elements that focus on sharing the stories and history of
Boulder’s historically excluded communities.
Rationale: The historic district process provided an opportunity to tell a more complete
history of the area. While there is additional work to be done, it is evident that the area
currently tells only a portion of Boulder’s history. As the civic center of Boulder, it is even
more important that it be inclusive and welcoming, and broad representation through
art, educational opportunities and programming is encouraged. This principle aligns with
the Park Plan for Boulder’s Civic Area, which states “Preserve , reflect and celebrate the
area's fully inclusive history (e.g., Indigenous Peoples, mining, the railroad, Olmsted's
linear park and landmarked structures).”
5. Align the selection of works of art within the Civic Area Historic District with adopted
city plans and policies to encourage creativity, contribute to a sense of place, spark
conversation, tell our shared stories and capture our moment in time, foster the
enjoyment of diverse works of art, and be thoughtfully designed contributions to the
urban environment of our vibrant city. Additionally, select artwork within the Civic
Area to attract, inspire, educate and engage the community.
Rationale: The Civic Area Park Plan identifies this area as one of the major art centers of
Boulder, and new artwork within the proposed historic district is anticipated and
encouraged in the future. This guiding principle repeats the mission of the Acquisition
Criteria of the Public Art Policy , as well as language from the Park Plan for the Civic Area.
Both of these statements are compatible with the intent of historic district designation,
which among other things, seeks to promote tourist trade and interest and foster
knowledge of the city's living heritage. Understand and strengthen coordination
Attachment D - Design Guideline Framework
Item 3A - 2nd Rdg Civic Area Historic District Page 170
Packet Page 211 of 225
between the Landmarks Board and Arts Commission the design review of art
installations.
6. Encourage a vibrant mix of uses in the East Bookend through adaptive reuse and
creative infill. New building design may reflect the character of its own time and have
meaningful juxtapositions, while respecting the integrity, scale and massing of the
surrounding historic buildings. (Park Plan and DUDGs)
Rationale: The East Bookend is anticipated for redevelopment. Both the Park Plan and
the Downtown Urban Design Guidelines provide guidance on how redevelopment should
occur, and encourages a vibrant mix of uses, adaptive reuse and creative infill. As the
East Bookend includes three individually significant buildings, care should be taken to
respect the existing integrity, scale and massing of those buildings.
Attachment D - Design Guideline Framework
Item 3A - 2nd Rdg Civic Area Historic District Page 171
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C OVE R SH E E T
ME E T I N G D AT E
April 11, 2024
AG E N D A I T E M
Vision Zero Action Plan Update
P RI MARY STAF F C ON TAC T
Devin J oslin, Civil Engineering Senior Manager
AT TAC H ME N T S:
Description
I tem 4A - Vision Zero Action P lan Update
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CITY OF BOULDER
CITY COUNCIL AGENDA ITEM
MEETING DATE: April 11, 2024
AGENDA TITLE
Matters from the City Manager: Vision Zero Action Plan Update
PRESENTER(S)
Nuria Rivera-Vandermyde, City Manager
Pam Davis, Assistant City Manager
Natalie Stiffler, Director of Transportation & Mobility
Valerie Watson, Deputy Director of Transportation & Mobility
Devin Joslin, Principal Traffic Engineer
EXECUTIVE SUMMARY
Vision Zero is Boulder’s goal to eliminate all severe crashes resulting in a fatality or
serious injury. Vision Zero is a priority of the Transportation Master Plan (TMP), and it
also informs the city’s other transportation plans and standards. The Citywide Strategic
Plan includes Priority Actions in support of achieving Vision Zero within the
Sustainability, Equity, and Resiliency (SER) Framework goal area of Safe.
This memorandum provides an update on implementation of the Boulder Vision Zero
Action Plan, May 2023, which includes a five-year list of actions for the period 2023-
2027. The Vision Zero Action Plan is oriented towards the implementation of
improvements across Boulder’s transportation system that will reduce the seven common
crash types, as well as address other location-specific safety issues. The most recent
update to the Action Plan is innovative in that it takes a Safe Systems Approach to
transportation safety, which is a proactive and human centered approach rather than the
historical reactive approach based solely on crash data. The plan prioritizes
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implementation along the High Risk Network (HRN) then expands to other streets. The
Vision Zero Action Plan includes four categories of actions to achieve Vision Zero
through 20 specific actions (and numerous sub actions) as outlined in the plan document.
The purpose of the April 2024 presentation to City Council is to give Council an update
on implementation of actions in the plan.
STAFF RECOMMENDATION
COMMUNITY SUSTAINABILITY ASSESSMENTS AND IMPACTS
•Economic – The Vision Zero Action Plan promotes safe access to Boulder
destinations in support of a diverse and sustainable economy that supports needs
of all segments of the community.
•Environmental – Implementation of the Vision Zero Action Plan will have
positive effects in transportation by reducing fatal and serious injury crashes.
Thoughtful implementation of proven safety countermeasures will ensure that
these effects can be achieved cognizant of impacts to air quality and greenhouse
gas emissions.
•Social – For location-specific projects, the Vision Zero Action Plan prioritized
projects according to Boulder’s Racial Equity Index and community feedback
received through Be Heard Boulder. Staff met with the Center for People With
Disabilities and Community Cycles Advocacy Committee twice during
preparation of the plan and this feedback informed development of the Vision
Zero Action Plan.
OTHER IMPACTS
•Fiscal – The cost of countermeasures, especially higher cost capital improvement
projects, exceeds the amount of city funds available annually toward Vision Zero.
The Vision Zero Action Plan prioritizes actions so that they can be completed
incrementally as resources (including competitive external grant funds) become
available. The cost of countermeasure installation is also balanced with resulting
ongoing maintenance costs, which informs this funding strategy and
implementation timelines.
Suggested Motion Language:
No action is requested. Staff are presenting an update on the implementation of the
Vision Zero Action Plan.
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The crash analysis and data-driven process to prepare the Vision Zero Action Plan
set the Transportation & Mobility Department up to pursue competitive federal
grant funding for actions and projects identified in the plan. In December 2023,
the United States Department of Transportation awarded the city with a
monumental $23 million Safe Streets and Roads for All (SS4A) grant. These
funds will significantly accelerate implementation of key actions to eliminate
severe crashes. Projects will be in design over 2024-2025 with construction
occurring between 2026-2028.
•Staff time – The actions and timelines identified in the Vision Zero Action Plan
are key priorities of staff work plans for 2024 through 2027. In 2024, staff are
working on the following actions, in support of timely plan implementation:
o Speed limit setting and signing framework
o Pedestrian Crossing Treatment Installation Guidelines Update
o Signal Timing Practices Update
o Photo Enforcement Expansion
o Right Turn Slip Lane Signing/Marking Changes
o Green Conflict Markings along the High Risk Network
o Traffic Signal Upgrades
RESPONSES TO QUESTIONS FROM COUNCIL AGENDA COMMITTEE
None
BOARD AND COMMISSION FEEDBACK
Staff presented the Vision Zero Action Plan to the Transportation Advisory Board (TAB)
throughout development of the plan. Prior to city council receiving the final Vision Zero
Action Plan on April 6, 2023, at the March 13, 2023 meeting, TAB unanimously (4-0,
with one member absent) endorsed the plan.
Staff continues to involve TAB on the development and implementation of key actions
within the Vision Zero Action Plan.
PUBLIC FEEDBACK
Gathering diverse perspectives about travel safety and areas of community concern was a
key goal of the community engagement strategy for development of the Vision Zero
Action Plan. The project team conducted engagement in two phases, with the first phase
taking place from summer to fall 2022 and the second phase in winter 2023. Throughout
development of the plan, key engagement materials were provided in both English and
Spanish. Materials can be reviewed on the project webpage, available at this link: Vision
Zero Action Plan
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During the first phase of community engagement, the project team completed the
following activities in 2022:
•Hosted a virtual public meeting in June
•Spoke with Center for People with Disabilities, attended the San Lazaro Resource
Fair, and analyzed over 700 community member responses to a Be Heard Boulder
Questionnaire in July
•Spoke with Community Cycles Advocacy Committee in August
•Spoke at the Boulder Chamber Employee Transportation Coordinator meeting in
September
•Sought feedback from the Community Connectors in Residence in October
For the second phase of community engagement in Winter 2023, the project team posted
short videos and a summary sheet in both English and Spanish languages to describe the
plan approach and process to the project webpage in late January 2023. These resources
were shared with the public and key stakeholders via city social media and through
stakeholder communication channels. City staff hosted a virtual public meeting on
February 7, 2023 to provide more detailed information on the plan. The meeting
presentation slides and recording were posted to the project webpage. On March 3, 2023,
the draft plan with recommendations were posted to the project webpage and
subsequently reviewed with community partners, Center for People with Disabilities and
Community Cycles Advocacy Committee. Staff answered questions from these groups
and made minor changes to the plan based on their feedback alongside changes requested
from TAB.
For continued implementation of the Vision Zero Action Plan in 2024-2027, each action
or project will have its own tailored community engagement strategy, as appropriate.
Consistent with recent advice from TAB members, staff intend to be clear on where
stakeholders and community members are asked to consult on matters of policy versus
provide feedback or be informed on technical engineering and operational matters.
BACKGROUND
Staff presented the Vision Zero Action Plan to Council on April 6, 2023. Materials
submitted for that agenda item can be found here:
•April 6, 2023: Vision Zero Action Plan Update
As previously mentioned, the Vision Zero Action Plan contains 20 specific actions (and
numerous sub actions) divided into four categories. The four categories include:
•Implement and improve engineering solutions to reduce fatal and serious injury
crashes (9 actions)
•Pair engineering solutions with education and enforcement (6 actions)
•Improve the city’s internal Vision Zero practices (2 actions)
•Improve Vision Zero data and transparency (3 actions)
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Through a comprehensive crash data analysis, seven common crash types that account for
62% of fatal and serious injury crashes on the HRN were identified. Focusing on the
HRN will have an outsized impact on reducing fatal and serious injury crashes. For this
reason, the actions within the Vision Zero Action Plan rely on a systemic safety approach
that aims to: focus on common crash types and effective solutions; prioritize locations
with the most risk; and proactively implement solutions across the transportation system.
Table 1 summarizes the actions, timeline, and implementation status.
Table 1. Vision Zero Action Plan Progress Summary
Action Status Time Frame
Implement and improve engineering solutions to reduce fatal and serious injury crashes
1 – Broadly implement low-cost projects on the HRN to
address top crash patterns Gold Ongoing
2 – Strategically implement higher cost solutions on the
HRN to address top crash patterns Gold Ongoing
3 – Implement capital projects to improve safety and comfort
along HRN and CAN corridors Gold By 2027
4 – Upgrade traffic signal equipment not built to current
standards Gold Ongoing
5 – Update signal timing practices for right turn on red and
left turn phases Gold 2024
6 – Update Pedestrian Crossing Treatment Installation
Guidelines; document existing marked crosswalk locations
that no longer meet the guidelines
Green 2024
7 – Update and implement polices and practices regarding
speed limit setting Green New practice by
2024; ongoing
implementation
8 – Pursue and attract state and federal funding for high cost
projects Green Ongoing
9 – Study right-turn slip lane design Gold Begin study by
2025; evaluation
complete by 2027
Pair engineering solutions with education and enforcement
10 – Identify and enforce unsafe travel behaviors Green Ongoing
11 – Strategically deploy photo radar van along high-speed
corridors where allowed by state law Green Ongoing
12 – Expand the use of red light running cameras at eligible
locations Green Ongoing
13 – Support legislation to enable expanded photo
enforcement Green Ongoing
14 – Collaborate with regional partners to implement
campaigns focusing on behaviors of concern (e.g. distracted
driving)
Gold Ongoing
15 – Combine countermeasure deployment with
accompanying events, such as press releases, ribbon cuttings,
etc.
Green Ongoing
Improve the city’s internal Vision Zero practices
16 – Designate a representative to champion Vision Zero
across city departments Gold Ongoing
17 – Continue participation in the national Vision Zero Cities
Network Gold Ongoing
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Improve Vision Zero data and transparency
18 – Maintain and update the crash data dashboard Green Ongoing
19 – Continue to refine and improve accuracy in and utility
of crash documentation Gold Ongoing
20 – Annually summarize progress in delivering the Vision
Zero Action Plan Gold Ongoing
Legend:
Green = action on track to be completed or completed
Gold = action underway but less than 50 percent completed
Gray = action not yet started
The 2024 staff work plan includes focusing on the following key actions (found in the
Action Plan document starting on Page 64):
•Speed limit setting and signing framework (Action 7)
•Pedestrian Crossing Treatment Installation Guidelines Update (Action 6)
•Signal Timing Practices Update (Actions 1.A.ii, 1.A.iii, 1.B.ii, 1.C.i, 5)
•Photo Enforcement Expansion (Actions 11, 12, 13)
•Right Turn Slip Lane Signing/Marking Changes (Actions 1.E.i, 1.E.ii)
•Green Conflict Markings along the High Risk Network (Action 1.D.i)
•Traffic Signal Upgrades (Actions 4, 8)
In December 2023, the United States Department of Transportation awarded the city with
a monumental $23 million Safe Streets and Roads for All (SS4A) grant. The city received
an approximately $3.2 million Demonstration grant and an approximately $19.8 million
Implementation grant. These funds will significantly accelerate implementation of key
actions to eliminate severe crashes, and further the Core Arterial Network (CAN)
initiative. Projects will be in design over 2024-2025 with implementation and
construction phases occurring between 2026-2028. The projects funded with the SS4A
grant include the following and are shown on Figure 1 below:
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Figure 1. SS4A Project Locations
•Demonstration Grant
o Conduct a demonstration to evaluate the safety of various configurations
and traffic control options for right turn slip lanes (Action 9).
Change 8 locations from wide angle to tighter angle design.
Change 8 locations from wide angle design to traffic signal
control.
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Implement changes to 16 locations (to configuration shown to
maximize safety)
Evaluation and reporting.
•Implementation Grant
o Enhance nine existing pedestrian crossing treatments (Action 8).
Broadway/Union Avenue – static signs to RRFB
Broadway/Norwood Avenue – RRFB to pedestrian signal
Folsom Street/Newton Court – static signs to RRFB
Folsom Street/Taft Drive – static signs to RRFB
28th Street south of Iris Avenue – RRFB to pedestrian signal
28th Street north of Spruce Street – RRFB to pedestrian signal
30th Street south of Spruce Street – RRFB to pedestrian signal
30th Street south of Walnut Street – RRFB to pedestrian signal
Pearl Street east of Target Access - RRFB to pedestrian signal
o Construct multimodal and safety improvements along Arapahoe Avenue
from Culver Court to 33rd Street (Actions 3, 8; CAN corridor).
o Construct multimodal and safety improvements at the intersection of
Arapahoe Avenue and 30th Street (Actions 3, 8; CAN corridor).
o Construct multimodal and safety improvements along 30th Street from
Pearl Street to Diagonal Highway (Actions 3, 8; CAN corridor)
o Construct improvements at key HRN intersections, as identified in the
Vision Zero Action Plan (Actions 1, 1.F.i).
Other Transportation & Mobility Department items related to Vision Zero presented to
council recently include:
•July 20, 2023: Core Arterial Network (CAN) Information Item
•October 5, 2023: E-Bike Safety Information Item
•November 2, 2023: Design and Construction Standards Update, 1st Reading
•November 16, 2023: Design and Construction Standards Update, 2nd Reading
•December 7, 2023: Photo Enforcement Expansion
In the next two months, key Vision Zero-related work items are also scheduled to come
before council. Staff are planning to provide council with an update on the overall
collection of corridor projects under the CAN initiative via an Information Item on May
16, 2024 and an update specifically related to the Iris Avenue Transportation
Improvement Project, a CAN priority corridor, scheduled on June 6, 2024. Significant
progress has been made on the CAN since it was initiated in January 2022. The CAN
initiative remains on track with 18 projects on 9 of the 13 CAN corridors having funding
or being active in planning, design and/or construction in 2024, as shown on Figure 2.
Work on CAN corridors is an integral part of achieving Vision Zero since the projects
will transform some of Boulder’s busiest arterial streets – where 67% of traffic crashes
resulting in serious injury or fatality occur – with enhanced multimodal infrastructure and
proven safety countermeasures.
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Another key work plan item is to update the Design and Construction Standards (DCS),
beginning in 2025, pending 2025 budget approvals. The effort will be joint between
Transportation & Mobility and Planning & Development Services Departments. The
update will complete all transportation related section updates of the city’s Boulder
Revised Code (BRC) and DCS to align with the adopted policy and technical documents,
so Boulder’s transportation infrastructure (constructed by both private and public
projects) is designed and constructed using industry best practices for safety, mobility,
sustainability, and/or quality and so that outcomes are more effective, consistent, and
Figure 2. Core Arterial Network Map – Project and Funding Status
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efficient in delivery. The update is anticipated to be complete by mid-2026. Staff are
scoping the effort in 2024.
As part of VZAP action item 14, in 2024-2025, staff are also continuing to advance
multimodal and micromobility safety and courtesy education campaigns, local to Boulder
as well as in partnership with regional agencies including CU Boulder, Boulder County,
Boulder Valley School District, and DRCOG. In fall 2023, the city launched an initial
safety and courtesy education campaign, called Share the Path, focused around shared
micromobility to coincide with the citywide expansion of Lime shared e-scooters. Staff
are currently working to advance this initial campaign more broadly with more public
communication anticipated later this year.
Vision Zero remains a core tenet of many aspects of the Transportation & Mobility
Department work plan. In everything we do, we consider how to advance safety and our
community’s Vision Zero goals, whether related to how we acquire and enhance the
streetlight system, how we upgrade traffic signal system communications and monitoring,
or collaborate with CDOT on key corridors, like Arapahoe Ave (CO 7), to name a few
examples of 2024 departmental priority work plan items.
ANALYSIS
Staff are presenting an update on progress implementing this operational plan; there is no
proposed change to policy or formal council action required. In the future, as work on
key projects and actions advances, such as on the Iris Avenue CAN priority corridor,
council will be asked to provide feedback and direction on tradeoffs related to various
alternatives aimed at advancing Vision Zero.
2023-2027 Vision Zero Action Plan Status: Work is underway on all 20 actions
contained within the Vision Zero Action Plan. Nine actions slated for 2024 initiation are
on track to be completed or have already been completed. Work has been initiated on the
remaining eleven items with later timeframes, and all are anticipated to be completed.
There are no actions for which work has not yet begun or that are anticipated to be
delayed or not completed by 2027. As noted in the Background section of this
memorandum, there are also many work plan items not explicitly described or contained
within the action plan that also relate to and advance Vision Zero.
Beyond the current VZAP: As actions are completed over the next five years, staff will
continue to anticipate future equipment and infrastructure enhancements across the
transportation system that will best achieve Vision Zero. Specifically, several actions of
the 2023-2027 Vision Zero Action Plan focus on updating city guidelines and practices
relating to pedestrian crossing treatments, traffic signal timing and phasing, and other key
tools. In tandem with these updates, and as envisioned in the VZAP, staff will identify
approaches for either programmatically retrofitting or enhancing the transportation
system over time in future years according to the outcomes of the updated guidelines and
practices as well as identify candidate priority locations. This allows the department to
anticipate and be prepared to apply for funding to augment limited local dollars in future
Item 4A – Vision Zero Action Plan Update Page 10
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external grant funding cycles, most of which are competitive in nature and not
guaranteed.
Additionally, it is likely that the outcomes or work products of several 2023-2027 Vision
Zero Action Plan action items will directly lead to efforts that will become actions in the
next five-year update to the city’s Vision Zero Action Plan, which is currently in its
second full update.
Resource Considerations: Staff are also mindful, however, that the Transportation &
Mobility Department budget is constrained. Every action plan investment and capital
project enhancement that is made must be balanced against taking care of existing
transportation system assets. Further, each enhancement adds to the ongoing maintenance
cost of the transportation system (e.g. as more green conflict markings are installed, more
must be maintained annually). With continued inflation experienced on contractor labor
and materials, the cost to provide core services and routine maintenance of transportation
system assets is also increasing. For this reason, the overall strategy for funding Vision
Zero Action Plan items is to focus local dollars on preliminary design, community
engagement, and consultant assistance for priority actions. Funding for final design and
construction efforts, to realize Council’s vision for transformative, capital-intensive
outcomes, will be solicited from external grant opportunities, such as was done to achieve
the monumental SS4A grant award that will greatly accelerate progress on constructing
key action plan priorities.
Additionally, given this resource-constrained condition, funding availability impacts the
timeline by which the city makes progress on implementation of the Vision Zero Action
Plan. As discussed previously in this memorandum, the premise of the Action Plan is to
identify key actions generated from a data-driven and safe system approach and prioritize
them in order of which will best address crash severity and the most common severe
crash types. In this way, the city makes the most of its limited resources to accelerate
progress on our community’s Vision Zero goal.
NEXT STEPS
Staff will continue implementing the 2023-27 Vision Zero Action Plan as the
department’s funding strategy and resources allow. In 2024, staff will continue work on
scoping the 2025 update to the city’s Design & Construction Standards (DCS). Staff will
also continue work on multiple Core Arterial Network (CAN) corridors that will be
detailed in full via an Information Item at the May 16, 2024 council meeting. Lastly, staff
will continue 2024-2025 work on multimodal and micromobility safety and courtesy
education campaigns.
ATTACHMENT(S)
Attachment A – Safe Streets and Roads for All Grant Award Fact Sheet
Item 4A – Vision Zero Action Plan Update Page 11
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Safe Streets and Roads for All
(SS4A) Grants
17
Rural
Safe Streets for Boulder: Systemic Safety Countermeasure
Implementation
Applicant: City of Boulder
Boulder, Colorado
SS4A Award: $23,032,000
Project Description
The City of Boulder, Colorado, is
awarded funds to address intersection
and corridor safety issues for pedestrians
and bicyclists. The project focuses on
three key problems: pedestrian safety at
marked, non-signalized crosswalks,
crashes affecting vulnerable road users
on priority arterial segments, and severe-
injury crashes at 6 key intersections.
To address these issues, the project will
implement safety best practices at 22
intersections in the City, including
installing leading pedestrian intervals,
rectangular rapid-flashing beacons, and
protected intersections. Project
components also include adding traffic
signals and retroreflective backplates,
constructing protected bike lanes and
bus lanes, completing missing segments
of an existing multi-use path, increasing
all-red clearance intervals, and
prohibiting right turns on red at key intersections. The project includes a demonstration activity
to study and address right-turn slip lanes across Boulder.
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Attachment A – Safe Streets and
Roads for All Grant Award Fact Sheet
Item 4A – Vision Zero Action Plan Update Page 12
Packet Page 225 of 225