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HomeMy WebLinkAbout03.12.25 LB PresentationMarch 12, 2025 Landmarks Board Meeting Planning & Development Services | Historic Preservation •The city has engaged with community members to co- create a vision for productive, meaningful and inclusive civic conversations. •This vision supports physical and emotional safety for community members, staff and board/commission members as well as democracy for people of all ages, identities, lived experiences, and political perspectives. •More about this vision and the project’s community engagement process can be found here: https://bouldercolorado.gov/services/productive- atmospheres Public Participation at Board Meetings The following are examples of rules of decorum found in the Boulder Revised Code and other guidelines that support this vision. These will be upheld during this meeting. •All remarks and testimony shall be limited to matters related to city business. •No participant shall make threats or use other forms of intimidation against any person.Obscenity, racial epithets, and other speech and behavior that disrupts or otherwise impedes the ability to conduct the meeting are prohibited. •Participants may raise their hand to speak during open comment and public comment periods during hearings. Individuals must display their whole name before being allowed to speak online. Currently, only audio testimony is permitted online. Public Participation at Board Meetings Raise Hand: Alt Y for PC Option Y for Mac *9 for phone Agenda Planning & Development Services | Historic Preservation 1.Call to Order - 6:00 pm 2.Approval of minutes from the Feb. 5, 2025, meeting – est. 6:02 pm 3.Open Comment for Non-Public Hearing Items – est. 6:05 pm 4.Discussion of Landmark Alteration, Demolition Applications issued and pending 5.Public Hearing: A.2425 Colorado Ave. –Initiation –est. 6:15 pm 6.Matters from the Landmarks Board, Planning Department, and City Attorney – est. 8:15pm 7.Debrief Meeting / Calendar Check 8.Adjournment – est. 8:45 pm *Estimated start times subject to change 5 Open Comment Planning & Development Services | Historic Preservation6 Agenda Item 5A Public hearing and consideration of a motion to adopt a resolution to initiate the process for landmark designation pursuant to Section 9-11-3 of the Boulder Revised Code, 1981 or alternatively issue a demolition approval pursuant to Section 9-11-23 B.R.C, 1981 for 2425 Colorado Ave. (HIS2024-00206). Owner: Saint Aidan’s Episcopal Church, represented by JV Desousa Applicant: City of Boulder Landmarks Board Planning & Development Services | Historic Preservation7 1.Staff presentation; Board may ask questions of staff 2.Owner presentation; Board may ask questions of owner 3.Public hearing opened for public comment; Board may ask questions of the public 4.Owner response; 5.Public hearing closed; Board discussion and motion. Motion must have at least 3 members to pass. 6.Record of the meeting is kept in Central Records Public Hearing Procedure Planning & Development Services | Historic Preservation8 Application Process Planning & Development Services | Historic Preservation Sept. 20, 2024 Staff referred application to Landmarks Board; hearing fee paid. Nov. 20, 2024 Landmarks Board Hearing; stay-of- demolition placed on application. Feb. 5, 2025 Landmarks Board voted to schedule a hearing to initiate landmark designation or issue demolition approval. March 12, 2025 Hearing to initiate landmark designation or issue a demolition approval. 9 Landmarks Board Options Planning & Development Services | Historic Preservation10 1.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between May 11, 2025, and Sept. 8, 2024). 2.Do not initiate landmark designation Stay of demolition will continue until March 19, 2025. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after March 19, 2025 (would expire on Sept. 15, 2025). 3.Approve the demolition application Approval valid for 180 days (would expire on Sept. 8, 2025). Criteria for Review Section 9-11-3(d), Initiation of Designation for Individual Landmarks and Historic Districts Criteria for Review. Including, but not limited to: (1)There is probable cause to believe that the building or district may be eligible for designation as an individual landmark or historic district consistent with the purposes and standards in Sections 9-11-1, “Legislative Intent,” and 9-11-2, “City Council May Designate Landmarks and Historic Districts,” B.R.C. 1981; (2)There are currently resources available that would allow the city manager to complete all of the community outreach and historic analysis necessary for the application; (3)There is community and neighborhood support for the proposed designation; (4)The buildings or features may need the protections provided through designation; (5)(Not applicable) The potential boundaries for the proposed district are appropriate; (6)In balance, the proposed designation is consistent with the goals and policies of the Boulder Valley Comprehensive Plan; or (7)The proposed designation would generally be in the public interest. 11 Location Map Planning & Development Services | Historic Preservation12 Left: Map of central Boulder showing location of 2425 Colorado Ave. northeast of the main University of Colorado campus (location flagged). Right: Location of 2425 Colorado Ave. to the north of Colorado Avenue and east of Folsom Street midblock between Folsom and 26th Streets (property flagged). 2425 Colorado Ave. Building Description 13 West end of the south elevation designed by Fisher, Fisher & Davis and constructed in 1957. East end and central part of the south elevation of building, constructed 1965. Building Description 14 West elevation showing the covered court off the west side of the original chapel The north elevation of the building showing the original parish house in the foreground and the 1965 addition in the background. Building History 15 1957 photograph of 2425 Colorado Ave. 2024 image of similar view of 2425 Colorado Ave. 16 1965 photograph of 2425 Colorado Ave. 2017 image of similar view of 2425 Colorado Ave. Building History Probable Cause (§ 9-11-3(d)(1) B.R.C. 1981)Staff Analysis1.The Landmarks Board may consider whether there is probable cause to believe that the building or district may be eligible for designation as an individual landmark consistent with the purposes and standards in Sections 9-11-1, “Legislative Intent,” and 9-11-2, “City Council May Designate Landmarks and Historic Districts,” B.R.C. 1981: •The building is potentially eligible for designation: •for its association with Fisher, Fisher and Davis, one of the state’s most important architecture firms of the Twentieth Century and Art Everett and Alan Zeigel, of the firm Everett/Zeigel; •for its association with St. Aiden’s Church and as part of the Post-WWII development of Boulder; •and that it shows value as part of the cultural characteristics of the community 17 Staff AnalysisResources & Support(§ 9-11-3(d)(2) & (3)B.R.C. 1981) 2.The Landmarks Board may consider whether there are currently resources available that would allow the city manager to complete all of the community outreach and historic analysis necessary for the application •Initiation of landmark designation over an owner’s objection requires additional staff resources including outreach and analysis. There are limited staff resources available to process applications for designation of a property without the owner’s input or community support. Diverting resources away from other Board and program priorities is not recommended. 18 Staff AnalysisResources & Support(§ 9-11-3(d)(2) & (3)B.R.C. 1981) 3.The Landmarks Board may consider whether there is community and neighborhood support for the proposed designation •At the Landmarks Board Nov. 20, 2024, public hearing, eight members of the public spoke regarding the application: One spoke in support of a stay of demolition; five spoke in support of demolition; two spoke to request the Landmarks Board not Initiate designation. •In addition, 14 members of the public wrote to the Landmarks Board prior to the demolition hearing to request the Landmarks Board not Initiate designation. •Between Nov. 20 and Feb. 27, 70 members of the public wrote to the Landmarks Board. Most letters are from members of the congregation and are in support of demolition and opposed to initiation of landmark designation. Historic Boulder, Inc. wrote a letter in support of designation. 19 Staff AnalysisResources & Support(§ 9-11-3(d)(4)B.R.C. 1981) Planning & Development Services | Historic Preservation 4.The Landmarks Board may consider whether the buildings or features need the protections provided through designation •There is an active application for full demolition of the building. If the Landmarks Board does not take action on the demolition application prior to the March 19, 2025, expiration of the stay of demolition, the demolition of the building will be approved per Section 9-11-23, B.R.C. 1981. The approval is valid for 180 days. If a Deconstruction Permit is not obtained within that time period a new historic preservation application will be required. The applicants have represented that the application was submitted as part of an initial, exploratory phase to redevelopment, and that redevelopment will be a multi-year project. If demolition is approved and the approval expires, historic preservation will be considered in the future if a discretionary development review process (e.g., Site Review) is required. 20 Staff AnalysisReasonable Balance (§ 9-11-3(d)(6) & (7) B.R.C. 1981) Planning & Development Services | Historic Preservation21 6.The Landmarks Board may consider whether, in balance, the proposed designation is consistent with the goals and policies of the Boulder Valley Comprehensive Plan •Policy 2.27 of the Boulder Valley Comprehensive Plan states that, “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 plan does not speak specifically to landmark designation over an owner’s objection. Staff and members of the Landmarks Board met with the owner to discuss possible alternatives to demolition during the stay but no alternative was found. Staff AnalysisReasonable Balance (§ 9-11-3(d)(6) & (7) B.R.C. 1981) Planning & Development Services | Historic Preservation 7.The Landmarks Board may consider whether the proposed designation would generally be in the public interest •Staff considers that designating this property over the owner’s objection would not represent a reasonable balance between private property rights and the public’s interest. Based on the scope of the proposed redevelopment and the applicant’s redevelopment timeline, there will likely be a future public process to consider the redevelopment of the property and whether designation would generally be in the public interest, consistent with BVCP Policy 2.27. 22 Staff Recommendation Staff recommends the Landmarks Board not initiate landmark designation for the property at 2425 Colorado Ave. for the following reasons: •While the building is proposed for demolition, the applicants have represented that the building is actively being used and is in a years-long process to consider options to redevelop the property. Staff believes that a preservation solution may still be found through incorporation of the existing building into the eventual redevelopment of the site as those plans are further designed. •There are limited staff resources available to process applications for designation of a property without the owner’s input or community support. •Staff considers initiation over the owner’s objection would not represent a reasonable balance between private property rights and public interest in preserving the city’s cultural, historic and architectural heritage. This balance will be more appropriate to consider at the time of a future discretionary review application when more redevelopment details will be available. 23 Process Planning & Development Services | Historic Preservation25 Staff Presentation Owner Presentation Public Participation Owner Response Board Deliberation Board Options Planning & Development Services | Historic Preservation26 1.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between May 11, 2025, and Sept. 8, 2024) 2.Do not initiate landmark designation Stay of demolition will continue until March 19, 2025. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after March 19, 2025. 3.Approve the demolition application Approval valid for 180 days (would expire on Sept. 8, 2025). Owner Presentation Planning & Development Services | Historic Preservation27 2425 Colorado Ave. 29 Board Options Planning & Development Services | Historic Preservation30 1.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between May 11, 2025, and Sept. 8, 2024) 2.Do not initiate landmark designation Stay of demolition will continue until March 19, 2025. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after March 19, 2025. 3.Approve the demolition application Approval valid for 180 days (would expire on Sept. 8, 2025). Motion Planning & Development Services | Historic Preservation Do Not Initiate Landmark Designation I move that the Landmarks Board adopt the staff memorandum dated March 12, 2025, as the findings of the board and not initiate the process for landmark designation, finding that it does not meet the criteria for such initiation pursuant to Section 9-11-3 “Initiation of Designation for Individual Landmarks and Historic Districts” of the Boulder Revised Code 1981, and, in balance, is not consistent with the goals and policies of Section 2.27 of the Boulder Valley Comprehensive Plan. 31 Motion Planning & Development Services | Historic Preservation Approve Demolition I move that the Landmarks Board approve the application for demolition, finding that the building at 2425 Colorado Ave. does not meet the criteria for initiation pursuant to Section 9-11-3 “Initiation of Designation for Individual Landmarks and Historic Districts” of the Boulder Revised Code 1981, and, in balance, is not consistent with the goals and policies of Section 2.27 of the Boulder Valley Comprehensive Plan. As a condition of approval, prior to approval of the demolition application, the owner shall submit to staff for review, approval, and recording with the Carnegie Library for Local History: 1. A site plan showing the location of all existing improvements on the subject property; 2. Measured elevation drawings of all exterior elevations of the building depicting existing conditions, fully annotated with architectural details and materials indicated on the plans; and 3. High resolution and professional quality digital color images of all exterior elevations. 33 Planning & Development Services | Historic Preservation34 Next Steps 1.Initiate designation of the property as an individual landmark by adopting the resolution under Attachment A. Landmarks Board Designation Hearing held between 60 and 120 days (between May 11, 2025, and Sept. 8, 2024). 2.Do not initiate landmark designation Stay of demolition will continue until March 19, 2025. If the Landmarks Board allows the stay of demolition to expire, the city manager will approve the demolition application after March 19, 2025 (would expire on Sept. 15, 2025). 3.Approve the demolition application Approval valid for 180 days (would expire on Sept. 8, 2025). Matters 48 Landmarks Board Appointment City Council appointments scheduled for March 20 Archeology and Historic Preservation Month Awards Ceremony Monday, May 8th at 6:30, with refreshments 6 PM Chautauqua Community House Update on statistics Next regular meeting – April 2 No public hearings for the April meeting Total Case Review (Applications Rec’d to Date) LACs, 10 Demos, 4 Tax Credits, 1 Designations, 0 2024 YTD (Feb)) LACs Demos Tax Credits Designations LAC, 18 Demos, 10 Tax Credits, 3 Designations, 0 2025 YTD (Feb) LAC Demos Tax Credits Designations LDRC Cases: Year to Date February 2024 •4 Wednesdays, cancelled 1 meeting •10 cases reviewed by LDRC •8 LACs •1 Tax Credits •1 Demolition •5 were approved; 4 revisions requested; 1 referred to LB •Average meeting time: 1.5 hrs •Staff LAC Review: 4 (50%) February 2025 •4 Wednesdays; cancelled 2 meetings •5 cases reviewed by LDRC •4 LACs •1 Demolition •4 were approved; 1 revisions requested •Average meeting time: 1 hour •Staff LAC Review: 14 cases (78%) •7 would have been reviewed by LDRC last year •State Tax Credits: 2 •LDRC case load decreased by 64%! •Total LDRC time: 3 hours (ave. 38 min/case) 2025 Landmarks Board Award Ideas Landmarks Board Project Awards 2024 None 2023 New construction in the Downtown HD Rehabilitation of Rosetta Hall Reconstruction of the Chautauqua Pavilion Rehabilitation of individual landmark Rehabilitation of the Art Hardware Building 2022 None 2020- 2021 Ceremony Cancelled 2019 Window rehabilitation (2) Rehabilitation and addition in MHHD Relocation of Nelson House to Lafayette 2018 Rehabilitation and addition to Whittier School Adaptive Reuse of the Stephens Granary 2017 Rehabilitation of downtown commercial building Rehabilitation and addition in MHHD Rehabilitation of the Hannah Barker House