HomeMy WebLinkAboutItem 5A 2889 Valmont Rd Memo 06.04.25MEMORANDUM TO THE LANDMARKS BOARD
June 4, 2025
STAFF
Brad Mueller, Director of Planning and Development Service
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
Aubrey Noble, Historic Preservation Program Coordinator
CONSIDERATION OF APPLICATION FOR NON-DESIGNATED BUILDINGS
Public hearing and consideration of an application to demolish a building constructed 1905 at 2889
Valmont Rd., a non-landmarked property older than 50 years old, pursuant to Section 9-11-23 of the
Boulder Revised Code, 1981, and under the procedures prescribed by chapter 1-3, “Quasi-Judicial
Hearings,” B.R.C. 1981.
Address: 2889 Valmont Rd.
Legal Description: TRACT 606 20-1N-70
Case Number: HIS2025-00078
Owner: Boulder Valley Health Center represented by Christie Burkhart
Applicant: Rosi Dennett, Front Range Land Solutions
Case Type: Non-Designated Demolition
Code Section: 9-11-23, B.R.C., 1981
EXECUTIVE SUMMARY
In April 2025, the owner submitted an application to demolish a non-designated building older than 50
years. The Landmarks Design Review Committee referred the application to the full Landmarks Board,
finding “probable cause the property may be eligible for landmark designation.” The purpose of this
hearing is to determine whether the building is eligible for designation and to consider the cost,
condition, and relationship to the surrounding area. After subsequent research and analysis, staff
considers that while the building at 2889 Valmont Rd. dates from 1905 and is associated with the Aumick
family, the house and its setting does not have the integrity needed to convey that significance and is therefore
not eligible for landmark designation. Staff recommends the Landmarks Board approve the application.
Recommended motion language and findings are located at the end of the memo (link).
Item 5A 2889 Valmont Road 06.04.25
PUBLIC COMMENT
To date, staff has not received public comment regarding this application.
OPTIONS FOR THE BOARD’S DECISION
Pursuant to Section 9-11-23, B.R.C. 1981, if the Landmarks Board finds that the buildings proposed for
demolition meet the criteria in subsection (f), the application shall be suspended for a period not to
exceed 180 days from the date it was accepted by the city manager as complete, in order to provide the
time necessary to consider alternatives to the building’s demolition. If imposed, a 180-day stay period
would start when the completed application was accepted by the city manager (May 2, 2025 when the
Landmarks Board fee was paid) and expire on October 29, 2025.
If the Landmarks Board finds that the buildings do not meet the criteria set forth in section 9-11-23(f),
B.R.C. 1981, the city manager shall issue historic preservation approval.
BACKGROUND
• On April 14, 2025, the Planning & Development Services department accepted a complete
application to demolish the building at 2889 Valmont Rd.
• On April 16, 2025, the Landmarks Design Review Committee (LDRC; Castellano, Daniels, Gerwing)
referred the application to the full Landmarks Board, finding “probable cause to believe the
buildings may be potentially eligible for landmark designation.”
• On May 2, 2025, the applicant paid the Landmarks Board hearing fee.
PROPERTY DESCRIPTION
Date of Construction: 1905 (County Records)
Zoning: RM-1 (Residential - Medium 1)
Lot Size: 11,735 square feet / 0.27 acres (City of Boulder GIS estimate)
Building Size: 1,948 square feet (County Assessor, above ground finished area)
The property is located near the corner of 29th Street and Valmont Road. The building faces south onto
Valmont Road. The property is accessed via a bridge over the Farmer’s Ditch, which runs between the
street and the property. The public sideway crosses through the property just to the north of the ditch,
and the house is set back about 80 feet onto the lot. The lot contains some vegetation surrounding the
building but has generally been paved for parking at the front and the rear. The property is not within
the boundaries of an identified potential historic district. The building was surveyed as part of the 1995
Boulder Survey of Historic Places, which determined “alterations to this house have diminished its
historic integrity”.1 See the 2889 Valmont Rd. historic building inventory record (link).
1 Front Range Research Associates. “2889 Valmont Road historic building inventory record.” November 1995. Carnegie Library for Local History.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A31270
Item 5A 2889 Valmont Road 06.04.25
Figure 1. Left: Map of central Boulder showing location of 2889 Valmont Rd. east of 28th Street and on the north
Side of Valmont Road (location flagged). Right: Location of 2889 Valmont Rd. near the corner of 29th Street on
the north side of Valmont Road (property outlined and flagged). eMapLink (link).
BUILDING DESCRIPTION
Figure 2. South façade and southwest corner of the building showing the front gable with Palladian-style
windows, corner porch and windows at the original front of the house and the roof additions to the rear, 2025.
Google Streetview, 2024.
Valmont Rd. 28th Street 29th Street Glenwood Dr. 30th Street Item 5A 2889 Valmont Road 06.04.25
Figure 3. Left: South elevation showing the varied shingles and a Palladian-motif window in the gable, the inset
front porch at the southeast corner and the sash and transom parlor windows with architrave lintel. Right: East
elevation at the front of the building showing the second entry door at the front porch, framed and sided porch
wall with stone foundation below, and bay window at the southeast corner behind the porch. Provided by
applicant.
The one-and-one-half story frame vernacular building has a double front gable on a hipped roof form
with wide overhanging eaves. A pair of gable dormers cross at the ridge line just behind the second front
facing gable. The front gable includes varied shingles and a Palladian window. The front porch is inset at
the southeast corner and includes slender column supports atop piers. The lower porch and stair walls
are stone with a low framed and sided porch wall on the east side.
There is a sash and transom parlor window with architrave lintel and decorative sill at the façade. Within
the inset porch, the window is double hung, one-over-one lite. The paneled and glazed door on the
south elevation of the porch includes a transom. A second entry door on the east elevation of the porch
is similar in design (paneled and glazed) without the transom.
The walls throughout are clad with horizontal lap siding, corner boards, wood cornice and water table.
And the foundation comprises small pieces of stone, mortared and parged in places.
Item 5A 2889 Valmont Road 06.04.25
Figure 4. Left: East elevation showing the stone foundation, horizontal lap siding, corner boards, wood cornice
and water table. There is a bay window near the façade (behind the inset porch). Middle: West elevation from
the southwest corner that shows part of the nested gable roof on the hipped roof with the gable dormer, and a
bay window toward the rear. Right: West elevation showing the addition at the rear with gabled dormer and
geometric windows. Provided by applicant.
The East elevation showing the stone foundation, horizontal lap siding, corner boards, wood cornice and
water table, and the wide overhanging eaves. There is a bay window behind the inset porch on this
elevation that includes a sash and transom parlor window on the east side. The windows are wood,
double hung, one-over-one lite along the east elevation. The gable dormer (not visible in image) mirrors
the west elevation.
The west elevation shows part of the nested gable roof on the hipped roof with the gable dormer. The
dormer includes a pair of geometric fixed pane windows separated by a narrow divider with horizontal
siding. The lower level includes wood, double hung, one-over-one lite windows and a bay window
toward the rear. The large addition at the rear includes gabled dormers and geometric windows.
Item 5A 2889 Valmont Road 06.04.25
Figure 5. Rear (north) elevation showing the large addition, inset rear entrance with substantial supports, gabled
dormers, geometric windows. Provided by applicant.
The north (rear) elevation includes an inset entry porch with substantial supports and a concrete pad.
The lower level includes a single wood, double hung, one-over-one lite window.
The rear has a large addition at the northwest corner on top of the original hipped roof in the form of a
one-story gable wall dormer. The dormer includes a pair of geometric fixed pane windows separated by
a single divider. The stone foundation is not visible at the rear elevation, but continues the horizontal lap
siding, corner boards, wood cornice and water table, and the wide overhanging eaves.
Analysis of Integrity
Historic integrity is the ability of a property to convey its historical associations or attributes. The
National Park Service defines seven aspects of integrity to evaluate properties (location, setting, design,
materials, workmanship, feeling, and association). 2
2 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
Item 5A 2889 Valmont Road 06.04.25
Figure 6. Left: Circa. 1949 image showing the façade of the house (facing Valmont Road) with the Palladian
window in the gable, the inset front porch at the southeast corner with trellis, and front parlor window with
architrave lintel and decorative sill.3 Right: Similar view in 2025 showing the façade, parlor window and front
porch at the southeast corner. Provided by applicant.
Figure 7. Left: 1995 image from the 2889 Valmont Rd. historic building inventory record (link) showing the façade
of the house (facing Valmont Road) with the Palladian-motif window in the gable, the secondary gable, side and
rear additions with roof and wall dormers. The inset front porch and front parlor window is obscured by plants
and cars in the parking area. Right: Similar view in 2025 showing the second gable, side and rear additions with
roof and wall dormers. A large commercial sign and parking area blocks the view of the front porch at the
southeast corner. Staff photograph.
3 Boulder County. “Real Estate Appraisal Card – Rural Master for 2890 Valmont.” 1949-1951. Carnegie Library for Local History, Boulder. See
Attachment B - Boulder County Tax Assessor Card
Item 5A 2889 Valmont Road 06.04.25
Figure 8. Left: 1966 aerial showing unaltered hipped roof form of the house with projecting porches at the rear.4
Right: The current satellite image (Google Earth) showing the modified roofline with added secondary gable and
roof dormers near the façade and a large addition with wall dormers at the rear.
According to County records, the house was constructed in 1905. The Tax Assessor Card show that
between 1949 and 1951, the building included one open (front) porch, one enclosed porch at the rear
and two unfinished porches. There were also between three and four accessory buildings at the rear.
Permits on file with Planning & Development Services are very limited and include the permit to add
skylights in the attic in 1975. After 1975, building was modified to include the large rear addition and the
roof dormers near the façade (no permit located).
The building is in its original location, however paving Valmont Road appears to have changed the level
of the street in relation to the building. The Farmer’s Ditch between the road and the property also has
been bermed and rerouted, further blocking the view of the house from the street. The original design
of the building was modified after 1975. The secondary gable was added, giving the impression that the
roof is gabled rather than hipped, and a large addition added to the rear. The building retains some of its
historic materials, notably the varied shingles in the gable, a Palladian window, the sash and transom
parlor windows with architrave lintel and decorative trim, and the bay windows. The building façade
4 Planning Section of the Colorado Division of Commerce and Development. “Mosaic Atlas, Boulder, Colo: aerial photographs.” April 9, 1966.
Carnegie Library for Local History. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76075
Item 5A 2889 Valmont Road 06.04.25
demonstrates vernacular workmanship in the fine execution of these items. However, the building’s
ability to convey a feeling of its time has been diminished by the change in context and the setting of
the house on its property. The surroundings have been modified with the introduction of parking around
the building rather than residential lawn and plantings. In general, the building has not retained its
ability to convey its association with its early residents and architecture.
AREA HISTORY
This area is the ancestral homelands and unceded territory of Indigenous Peoples who have traversed,
lived in and stewarded lands in the Boulder Valley since time immemorial.5 In October 1858, Hinono’ei
neecee (“Arapaho Chief”) Nowoo3 (“Niwot,” “Lefthand”) and other Hinono’eino’ (“Arapaho”) Peoples
told a party of gold-seekers camped in what is now known as Boulder that they could not remain on
Indigenous land as defined by the 1851 Treaty of Fort Laramie, also known as the Horse Creek Treaty.
The 1851 treaty defined the area as territory of the Arapaho and Cheyenne and promised to protect
Indian resources and tribal hunting grounds from depredations by white settlers throughout the area. 6
However, most of the gold-seekers stayed on the land and more came after gold was found west of
Boulder in January 1859. On February 10, 1859, many of those same men formed the Boulder City Town
Company and defined 1,280 acres (2 square miles) north of Boulder Creek as a town. In 1871, a town
government was organized under Boulder County regulations and included the original townsite and
additions to the east, south and west.7
Land speculators were encouraged to purchase land through the Federal Government. The government
used the land surveying system to divide vast areas, usually unmapped, into “sections” of approximately
one square mile (640 acres). Land speculators in northeast Boulder included Genevieve C. Jefferson and
Rufus C. Jefferson who lived in Minnesota.8 By 1887, the Jeffersons owned most of Section 20 (in
Township 1 north and Range 70 west) as well as other large areas. The married couple used local lawyer
John Ellet to complete real estate transactions.9
In 1901, prospectors in the area struck oil. Although the boom-years were short lived, the discovery was
significant to the development of northeast Boulder as landowners sold or leased fractions of Sections
to oil companies. Rather than subdividing the land into small speculative residential lots, landowners
kept large parcels in the hope that they would find oil.
The Findley Crude Oil Company leased most of the block between 28th and 30th Streets, Glenwood
Drive and Valmont Road that includes the subject property. They did not find oil, or even install a rig,
and Genevieve and Rufus Jefferson began to sell the land in smaller pieces.
5 “Staff Land Acknowledgement.” City of Boulder. https://bouldercolorado.gov/projects/staff-land-acknowledgment
6 National Park Service. “Fort Laramie Treaty of 1851 (Horse Creek Treaty.” https://www.nps.gov/articles/000/horse-creek-treaty.htm
7 By 1882, the town was divided into wards, and the offices of mayor, treasurer, and aldermen were created to manage the now seventeen
additions to the original townsite and the increasing population. Although by 1900, Boulder’s population had grown to 6,150 with twenty-eight
additions added between 1890 and 1895, the residential subdivisions of North Boulder were not created until the 1940s, and the area was not
incorporated into the city until after 1954.
8 Find a Grave. https://www.findagrave.com/memorial/67472461/rufus-conable-jefferson
9 Boulder County Records. https://boulder.co.publicsearch.us/doc/181316186
Item 5A 2889 Valmont Road 06.04.25
Figure 9. Location of Section 20 (dotted line) that defined 640 acres, or one square mile of land on a 1902 map of
the oil and gas leases in the area to the northeast of Boulder city limits (lower left corner).10 The land was owned
by Genevieve C. Jefferson and Rufus C. Jefferson, residents of Minnesota, in 1887. The solid outline indicates the
area between 28th and 30th Streets, Glenwood Drive and Valmont Road. By 1902, the Jeffersons leased most of the
block to the Findley Crude Oil Company.
Figure 10. Map from 1909 with the area between 28th and 30th Streets, Glenwood Drive and Valmont Road
indicated (solid yellow line) and the building at 2889 Valmont Rd. indicated with an arrow.11 The Jeffersons sold the
land in slices, shown on the map divided by dotted lines, that each included five or ten acres. The names of the
owners in 1909, including Aumick, are written on the map.
10 Rice, P.D. (draftsman). “Maps of the Boulder oil fields.” 1902. Call No. BHS Map County 1902-5. Boulder Historical Society/Museum of
Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76579
11 Drumm, Henry A. (draftsman). “Drumm’s revised map of the Boulder oil fields.” 1909. Call No. BHS Map County 1909-1. Boulder Historical
Society/Museum of Boulder. https://localhistory.boulderlibrary.org/islandora/object/islandora%3A76255 28th Street Glenwood Dr. 30th Street Item 5A 2889 Valmont Road 06.04.25
PROPERTY HISTORY
The Aumick family constructed the house in 1905 along with two others on the adjacent lots. Members
of the family lived at the property until 1945, after which the property passed between a series of
owners. From 1978 until 2023, the offices of the Larsen Real Estate Company were located in the
building.
Land speculators Genevieve and Rufus Jefferson split the Findley Company lease land into five separate
tracts around 1902. The tract they sold to Elizabeth Roberts was about 10 acres.12 The other lots, sold to
G.W. Wingood, Rose Lacer, Louisa Aumick and others, were each five-acres. These tracts measured 165
feet wide and 1,320 feet deep.
Louisa Evangeline Aumick and Nelson Emery Aumick; John Newton “J. L.” Maxwell and Mary Rosaline
“Rose” Maxwell (Mary Rosaline Sutton) and Eugene B. “E. B.” Sutton; Lillian M. Dudley (1903 – 1945)
Louisa Aumick purchased the five-acre area “north of the Fair Grounds” from Rufus Jefferson in 1903.13
Louisa was born Louisa Evangeline Wolcott on January 28, 1848.14 She married Nelson Aumick in 1868.
Nelson was born on July 24, 1842 in Pennsylvania and worked as a farmer. He fought with the 143rd
Pennsylvania Regiment during the Civil War and was wounded during the Battle of the Wilderness
campaign on May 5, 1864.15 By 1880, the family included five children, Mary Rosaline “Rose” (b. 1869),
John Burney (b. 1871), Nelson Emery Jr. (b. 1873), Silas Maurice (b. 1876), Julia May (b. 1878).16 Louisa
Angeline (Lulu) was born in 1882.17
The Aumick family moved to Boulder from Pennsylvania in 1891 for oldest son, John’s health.18 John and
father, Nelson Sr. laid the track for Boulder’s first horse-drawn street-car line along Pearl Street.
According to a 1951 interview with John:
“I was bothered with weak lungs, so our family doctor back in Pennsylvania told me to come out
to Colorado. So when father and I got into Denver we started looking for work. We bought a job
for two dollars apiece at an employment office. It was building a new street car line in Boulder …
We spent about a month and a half laying the track … When the track was finished we put the
street car on it. It was a wooden car, not very big. It had seats at each side and would hold about
12 or 15 passengers. Anyway, it never continued operating more than a few weeks that I can
remember.”19
Nelson and sons John, Emery and Silas built three houses on the south side of the five acres, facing
Valmont Road. The house on the west was for Silas, the central house (subject property at 2889 Valmont
12 Boulder County Records. https://boulder.co.publicsearch.us/doc/181707254
13 Boulder County Records. https://boulder.co.publicsearch.us/doc/181736811
14 Find a Grave. https://www.findagrave.com/memorial/11100377/louisa-evangeline-aumick
15 Find a Grave. https://www.ancestry.com/search/collections/60525/records/103615247
16 Tenth Census of the United States, 1880. (NARA microfilm publication T9, 1,454 rolls). Records of the Bureau of the Census, Record Group 29.
National Archives, Washington, D.C. https://www.ancestry.com/search/collections/6742/records/1066171
17 Find a Grave. https://www.findagrave.com/memorial/11110699/louisa-angeline-neiheisel
18 “John B. Aumick Long-Time Boulder Resident, Dies.” April 19, 1960. Boulder Daily Camera. Carnegie Library for Local History.
19 “Pioneer Recalls Boulder’s First Street Car Line.” March 29, 1951. Boulder Daily Camera. Carnegie Library for Local History.
Item 5A 2889 Valmont Road 06.04.25
Rd.) was for Rose, and the house on the east side was for parents Nelson and Louisa. The family likely
lived together in the first house they finished while building the other houses.
Rose and J.L. Maxwell purchased 2889 Valmont Rd. (tract 606) from Louisa and moved into the house as
soon as construction was complete, around 1905. Rose and J.L. married on October 10, 1888. Their
daughter, Eva, was born in 1890 in Pennsylvania.20 The family moved to Boulder with the Aumicks in
1891. By 1903, J.L. worked as a travelling salesman.21 J.L. died on June 7, 1909 and left the property to
Rose and their daughter Eva.22
Rose continued to live in the house at 2998 Valmont Rd. She married E.B. Sutton on December 24, 1921.
The newspaper announcement of their marriage notes that:
“[Rose] is an expert corsetiere … The bridegroom is the senior partner of the firm Coon and
Sutton and is clerk of the Woodmen of America. Both Mr. Sutton and his bride are very popular
in lodge circles.”23
E.B. was born in Missouri in December 1856. He was a real estate and insurance dealer for many years.24
E.B. purchased the house and property to the west (tract 605 - 2855 Valmont Rd.) from Julia (Aumick)
Hallett in 1910.25 He also purchased tract 603 near the middle of the property from Silas Aumick in
1919.26 Julia and Rose sold him tract 604 that they jointly owned in 1921.27 Lulu (Aumick) Neiheisel sold
him tract 604A in 1931.28 Aerial images from 1938 (see Figure 16) show that the area was rural and
included multiple outbuildings, but not heavy livestock or orchards.
E.B. sold some of the land to his daughter, Lillian Dudley. By the time of his death on October 12, 1948,
E.B. Sutton and Lillian Dudley owned all but two tracts of the Aumick’s original 5 acres.29 Rose died on
Dec. 7, 1944.30 She had lived at the house at 2889 Valmont Rd. for 39 years from 1905 until the time of
her death. Her older brother, John Aumick, continued to live at the house he built for his parents at
2897 Valmont Rd. until his death in 1960. Rose’s only child, Eva, died at age 19 during childbirth, so the
next direct heir, Lillian Dudley (Rose’s adult stepdaughter) inherited most of the Aumick family land.
20 United States of America, Bureau of the Census. Twelfth Census of the United States, 1900. Washington, D.C.: National Archives and Records
Administration, 1900. T623, 1854 rolls. https://www.ancestry.com/search/collections/7602/records/52319445
21 Boulder City Directory. 1903. https://www.ancestry.com/imageviewer/collections/2469/images/12773900
22 Boulder County Records. https://boulder.co.publicsearch.us/doc/181746470
23 “E. B. Sutton was Married to Rose Maxwell in Denver Saturday.” Dec. 27, 1921. Boulder Daily Camera.
https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19211227-01.2.39
24 “E. B. Sutton, Former Boulder Resident, Dies in Iowa.” Oct. 12, 1948. Boulder Daily Camera. Carnegie Library for Local History, Boulder.
25 Boulder County Records. https://boulder.co.publicsearch.us/doc/181685840
26 Boulder County Records. https://boulder.co.publicsearch.us/doc/181653517
27 Boulder County Records. https://boulder.co.publicsearch.us/doc/181379376
28 Boulder County Records. https://boulder.co.publicsearch.us/doc/186001291
29 “E. B. Sutton, Former Boulder Resident, Dies in Iowa.” Oct. 12, 1948. Boulder Daily Camera. Carnegie Library for Local History, Boulder.
30 Find a Grace. https://www.findagrave.com/memorial/44703115/mary-rosaline-maxwell_sutton
Item 5A 2889 Valmont Road 06.04.25
Figure 11. Map showing tracts owned by E.B. Sutton at the time of his death in 1948.31 The holdings included all
except the northernmost parcel and the east house (2897 Valmont Rd.) of the original 5 acres purchased by Louisa
Aumick from the Jeffersons. The south end of the area included 2855 Valmont Rd. (originally Silas Aumick’s house),
Rose (Aumick) Maxwell Sutton’s house at 2889 Valmont Rd. and John Aumick’s house at 2897 Valmont Rd.
Figure 12. The Aumick family built three houses along Valmont Road on the south side of their land. They were all
one and a half story frame houses in an Edwardian vernacular style. By 1949, the houses were separated by fences
or low hedges but all included front lawn, decorative plantings and trees. Left: 2889 Valmont Rd. c. 1949 (originally
Silas Aumick’s house) was on the west side. Middle: Rose (Aumick) Maxwell Sutton’s house at 2889 Valmont Rd.
(addressed as 2890 Valmont Rd.) c. 1949 was in the middle. Right: John Aumick’s house at 2897 Valmont Rd. c.
1949 was on the east side of the three houses.
31 “Marden Maps for the City of Boulder.” 1952. Call No. MAP CITY 1952-1. Carnegie Library for Local History. 28th Street Glenwood Drive 30th Street Valmont Road
Item 5A 2889 Valmont Road 06.04.25
Figure 13. Rose Aumick lived at 2889 Valmont Rd. from 1905 until her death in 1944. Left: Rose with younger sister
Lulu Aumick wearing dark high-collar dresses and their hair tightly curled and pinned c. 1895.32 Middle: Rose Sutton
in her later years with her hair in a “marcel” wave, wearing a beaded necklace, fur stole.33 Right: E.B. Sutton in his
later years wearing a suit, white shirt and tie. The image was used in his obituary.
Figure 14. Half page advertisement placed by Boulder realtors including E.B. Sutton encouraging people to buy or
build a home, January 19, 1921.34
32 Ancestry: https://www.ancestry.com/family-tree/person/tree/101956960/person/140079816734/facts
33 “Rose Sutton portrait.” 1904-1930. Call No. BHS 249-17-216. Boulder Historical Society/Museum of Boulder.
https://localhistory.boulderlibrary.org/islandora/object/islandora%3A7655
34 “Own Your Own Home by W.B. Wilson, Secretary of Labor.” Jan. 19, 1921. Boulder Daily Camera.
https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19210119-01.2.46.1
Item 5A 2889 Valmont Road 06.04.25
Daniel Allen Eicher and Anna L. Eicher (1945 – 1953)
Lillian Dudley sold 2855 Valmont Rd. and 2889 Valmont Rd. (the west and middle properties at the south
end of the area) to Daniel and Anna Eicher in 1945.35 The purchase included all ditches, ditch rights and
water rights including “one one-hundredth-twentieth (1/120th) of one share of the capital stock of the
Farmers Ditch Company.”
Daniel was born in Nebraska on January 10, 1891.36 Anna L. Kremer was born on November 11, 1893.37
The couple married around 1912 and had two children, Milton “Pat” (b. 1914) and Glada Mae (b. 1926).
The couple farmed in Nebraska until they moved to New Mexico in the late 1930s.38 Their daughter,
Glada, married Reinhold Sprenger October 17, 1943 in Albuquerque, New Mexico.39
By 1945, Daniel and Anna Eicher had relocated to Boulder with Glada and Reinhold. Older son Pat and
family joined them by 1950. The families lived at both houses facing Valmont Road until they sold the
properties in 1953. Daniel and Anna moved to Coolidge, Arizona. Glada, Reinhold and children Paulette
Jean (b. 1946), Maurice (b. 1950) and Thaine (b.1952) followed shortly after.
The Eichers sold the house on the west tract (2855 Valmont Rd.) to Louis and Frances V. Trefny.40 The
middle house (2889 Valmont Rd.), they sold to Merrell and Nellie Jones. The 1952
William Merrell (Merrell) Jones and Nellie Jane Jones (1953 – 1974)
Merrell and Nellie purchased 2889 Valmont Rd. from Daniel and Anna Eicher in 1953.41
Merrell was born in Gainesville, Texas on August 18, 1896.42 He was enlisted into the US Army on
October 22, 1918 and was discharged on April 3, 1919.43 He met Nellie in Silver City, Iowa and they
married on April 16, 1919.44 Nellie was born Nellie Jane McGill on January 10, 1902.45
They lived in Minnesota for many years, where Merrell worked as a carpenter. They moved to Boulder in
1953. The 1966 aerial image shows the house in a rural-residential setting with multiple outbuildings
accessed via a driveway shared with 2855 Valmont Rd. to the west. The couple lived at the house until
Merrell’s death in 1971. Nellie sold the house three years later.
35 Boulder County Records. https://boulder.co.publicsearch.us/doc/181583031
36 Find a Grave. https://www.findagrave.com/memorial/52310126/daniel-a.-eicher
37 Find a Grave. https://www.findagrave.com/memorial/52310078/anna_l-eicher
38 United States of America, Bureau of the Census. Sixteenth Census of the United States, 1940. Washington, D.C.: National Archives and
Records Administration, 1940. T627, 4,643 rolls. https://www.ancestry.com/search/collections/2442/records/110326012
39 Bernalillo County, New Mexico, Marriage Records, 1898-2017. Bernalillo County Record's Office, Albuquerque, New Mexico.
https://www.ancestry.com/search/collections/61581/records/90248712
40 Boulder County Records. https://boulder.co.publicsearch.us/doc/186022997
41 Boulder County Records. https://boulder.co.publicsearch.us/doc/186027639
42 Find a Grave. https://www.findagrave.com/memorial/11107778/william-merrell-jones
43 National Archives at St. Louis; St. Louis, MO, USA; Applications for Headstones and Markers, 7/1/1970-9/30/1985; NAID: 6016127; Record
Group Number: 15; Record Group Title: Records of the Department of Veterans Affairs, 1773-2007
https://www.ancestry.com/search/collections/2375/records/3435606
44 Iowa, U.S., Marriage Records, 1880-1949 https://www.ancestry.com/search/collections/8823/records/3922066
45 Find a Grave. https://www.findagrave.com/memorial/11107787/nellie_jane-jones
Item 5A 2889 Valmont Road 06.04.25
Figure 15. The property in April 9, 1966 while owned by Merrell and Nellie Jones (arrow indicated the house at 2889
Valmont Rd.).46 The area was generally rural with a cluster of residences facing Valmont Road.
Edward Joseph Pieters, Jr. (1974 – 1977)
Edward Pieters purchased the property from Nellie Jones in 1974.47 He was likely the last person to use
the building as a residence and added skylights in the attic.
Gerald L. Wright and Jeanne A. Wright (1977 – 1978)
Gerald and Jeanne Wright bought the property from Edward Pieters in June 1977.48 The Wrights had
purchased various tracts including 2855 Valmont Rd. to the west and the easement for 29th Street.49
46 “Own Your Own Home by W.B. Wilson, Secretary of Labor.” Jan. 19, 1921. Boulder Daily Camera.
https://www.coloradohistoricnewspapers.org/?a=d&d=BDC19210119-01.2.46.1
47 Boulder County Records. https://boulder.co.publicsearch.us/doc/182306153
48 Boulder County Records. https://boulder.co.publicsearch.us/doc/182753237
49 Boulder County Records. https://boulder.co.publicsearch.us/doc/182699487 28th Street Glenwood Drive 30th Street Valmont Road
Item 5A 2889 Valmont Road 06.04.25
They held the property at 2889 Valmont Rd. for three months before selling it to James Postle and David
Larson in September.
James Postle, David N. Larson and Nance B. Larson (1978 – 2024)
Gerald and Jeane Wright sold the property, together with the property to the west, to David Larson and
James Postle in 1978.50 James Postle left the partnership in 1980, leaving David Larson as sole owner.51
David was born on February 27, 1947 in Cambridge, Illinois. He moved to Boulder in 1965 to attend the
University of Colorado, and graduated in 1969. He married Nance Whiting Brown and the couple had a
son, Neil Brown Larson, in 1989. He used the building at 2889 Valmont Rd. as an office for his Real Estate
Broker business, which he ran with Neil.
The Larsons added Nance to the deed in 2023 52 and sold the property in 2024 shortly before David’s
death on January 21, 2025 at the age of 77.53
Figure 16. Headshot of David Larson in January 1984 taken for a Daily Camera article about Boulder’s economic
development. David is wearing a checked button shirt and smiling.54
Boulder Valley Women’s Health Center Inc. (2024 – present)
Current owners, Boulder Valley Women’s Health Center purchased the property from the Larsons in
2024.55
PURPOSE AND CRITERIA FOR THE BOARD’S DECISION
Buildings proposed for demolition (as defined in Section 9-16-1, B.R.C. 1981) that are not located in a
historic district or designated as a landmark but are older than 50 years old are reviewed pursuant to
50 Boulder County Records. https://boulder.co.publicsearch.us/doc/182809208
51 Boulder County Records. https://boulder.co.publicsearch.us/doc/182925353
52 Boulder County Records. https://boulder.co.publicsearch.us/doc/186618062
53 “David Neil Larson, Obituary.” February 2, 2025. Boulder Daily Camera. https://www.dailycamera.com/obituaries/david-neil-larson/
54 “Larson, David.” January 1984. Boulder Daily Camera. Carnegie Library for Local History, Boulder.
55 Boulder County Records. https://boulder.co.publicsearch.us/doc/224084150
Item 5A 2889 Valmont Road 06.04.25
Section 9-11-23, B.R.C. 1981, using criteria defined by Section 9-11-1, Purpose and Legislative Intent,
and Section 9-11-2, City Council May Designate or Amend Landmarks and Historic Districts. The
Significance Criteria for Individual Landmarks (link) was adopted by the Landmarks Board on Sept. 17,
1975.
STAFF ANALYSIS
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff’s research of the property relative to the Significance Criteria for
Individual Landmarks (link).
HISTORIC SIGNIFICANCE:
Summary: While the building at 2889 Valmont Rd. dates from 1905 and is associated with the Aumick
family, staff considers the property does not have the integrity needed to convey that significance. The
changes to the building and the site diminish the connection between the property and the community’s
cultural, political, economic or social heritage or the development of the community.
1. Date of Construction: 1905
Elaboration: County Records list the building constructed in 1905.
2. Association with Persons or Events: Aumick family,
Elaboration: The house was one of three facing Valmont Road that were constructed by the
extended family and used as their residences from c.1903 until the 1960s.
2. Distinction in the Development of the Community: Pattern of development
Elaboration: In the early 20th Century, this area of Boulder was part of a short-lived oil boom.
Consequently, large areas were leased to oil and gas companies. Although little oil was discovered,
the large parcels were not platted for residential housing and were used for agricultural purposes
until the area was incorporated into the city of Boulder and sold for commercial and light industrial
use.
3. Recognition by Authorities: Front Range Research Associates, Inc.
Elaboration: The 2889 Valmont Rd. historic building inventory record (link) from 1995 notes that
“alterations to this house have diminished its historic integrity.”
ARCHITECTURAL SIGNIFICANCE:
Summary: The building is representative of vernacular residential construction of the period. However,
the additions to the building diminish the architectural and aesthetic interest or value. It is not a
significant example of architectural styles of the past.
1. Recognized Period or Style: Vernacular frame with Classical detailing, including the decorative
shingle, Palladian window, and classical columns.
2. Architect or Builder of Prominence: Nelson Aumick and sons John, Nelson and Silas built this house
for their sister, Rose Maxwell.
Item 5A 2889 Valmont Road 06.04.25
2. Artistic Merit: Fine execution of the varied shingles in the gable, a Palladian-motif window, the sash
and transom parlor windows with architrave lintel and decorative trim, and the bay windows all
demonstrate artistic merit and craftsmanship.
3. Example of the Uncommon: None observed. The original front gable set on a hipped main roof is
unusual but has been substantially modified through later additions including the addition of a
secondary gable.
4. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The property does not have environmental significance. The building does not represent a
unique natural or man-made environment and the property is not located within the boundaries of a
potential historic district. Additionally, the changes to the property have diminished the connection to
the site.
1. Site Characteristics: The building was constructed by the Aumick family as one of three houses
facing Valmont Road on the family’s five acres. The flanking houses were demolished after 1960.
The lawn and gardens were paved and converted to parking after 1978. The Farmer’s Ditch on the
south side of the property (between Valmont Road and the building) was bermed, rerouted and
mature trees removed from the front of the property in 2017.
2. Compatibility with Site: The building retains the main entrance facing south, however the paved
parking area at the front of the lot with commercial signage has eliminated the residential origins of
the site.
3. Geographic Importance: Due to the addition of the berm at the Farmer’s Ditch and paving of
Valmont Road, the building is somewhat hidden on the site, which is now lower than the street. The
building is not prominently visible.
4. Environmental Appropriateness: None observed
5. Area Integrity: Not located within a potential Historic District. The area’s rural character was mostly
lost after 1983 when the block was redeveloped for commercial and light-industrial uses. The block
retained some rural character until c.2022, when greenhouses on a neighboring lot were
demolished.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD
The property is a remnant of northeast Boulder’s rural past. In the early twentieth century, oil was
discovered in the area, so while other edges of Boulder were speculatively platted for residential uses,
the area to the north and east of Boulder retained large lots that were leased or sold to oil and gas
companies. Although oil was never found on this block, the land was divided slowly, first as five and ten
area lots, and later as large (150 ft square) tracts. With relatively large tracts available, the outskirts of
Boulder to the northeast developed a mix of commercial, light industrial, and high-occupancy residential
beginning in the 1970s.
Item 5A 2889 Valmont Road 06.04.25
The property at 2889 Valmont Rd. does not retain its original relationship with the neighborhood as the
house is somewhat hidden from public view due to the paving of Valmont Road and the development
around the property.
Figure 17. Google Earth image looking northwest at the corner of Valmont Road and 28th Steet. Building at 2889
Valmont Road flagged. The area is used generally for commercial and light industrial on both sides of 28th Street
and the south side of Valmont Road. The north side of Valmont Road is a mixture of commercial and high-
occupancy residential buildings.
Figure 18. Left: Aerial image from 1938 showing the area to the northeast of 28th Street and Valmont Road. 56
The image shows the area as generally rural with residences interspersed with trees. The Fairgrounds south of
Valmont Road show on the image as a empty block. Right: Google Earth image of the same area showing the
56 United States Forest Service. “Aerial Photographs of Colorado. Boulder.” May 8, 1938.
https://cudl.colorado.edu/luna/servlet/workspace/handleMediaPlayer?lunaMediaId=UCBOULDERCB1~17~17~33257~102551 28th Street 28th Street Valmont Road Valmont Road
Item 5A 2889 Valmont Road 06.04.25
commercial and light industrial on both sides of 28th Street and the south side of Valmont Road and the mixture
of commercial and high-occupancy residential buildings on the north side of Valmont Road.
CRITERION 3: CONDITION OF THE BUILDING
The applicant has submitted information on the condition of the building. See Attachment A –
Application Materials. The materials received include a report by Henry Zurbrugg, CEO of Symmetry
Builders Inc. that is summarized in the application materials (see Attachment A – Application Materials):
• The building has significant structural issues including the lack of a structural foundation. The
mortar and cobble stone assembly supporting the original part of the structure has been
repaired over the years with pieces of flagstone that cannot effectively handle settlement
issues. Visible cracks inside and outside the original part of the building near windows and
doorways indicate settlement issues caused from the lack of a proper foundation.
• The current siding and trim are in poor condition, and most of the original siding has been
replaced.
• All the windows are single pane and do not comply with current code requirements for energy
efficiency.
• The front porch has substantial settlement damage and needs to be restored or rebuilt. Only
one of the columns supporting the front porch roof is the original wood column. The others are
steel columns that were added likely in the 1970s.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The applicant has provided information regarding the projected cost of restoration or repair. The cost is
summarized as follows:
• Foundation repair: $138,000 to $158,000
• Replacement of sheathing, siding and trim: $192,000 to $224,000
• Window replacement: $78,000 to $95,000
RECOMMENDED MOTION
Issue Historic Preservation Approval
If the Landmarks Board finds the buildings not eligible for individual landmark designation based upon
its historic, architectural, and environmental significance, or that the condition and estimated cost of
restoration or repair is unreasonable, staff recommends the following motion language:
I move the Landmarks Board approve the application to demolish the building at 2889 Valmont Rd.,
finding that the buildings do not meet the criteria set forth in section 9-11-23(f), B.R.C. 1981.
ALTERNATE MOTION
Issue a Stay-of-Demolition
If the Landmarks Board finds the buildings may be eligible for individual landmark designation based
upon its historic, architectural, and environmental significance, and that it has not been demonstrated
Item 5A 2889 Valmont Road 06.04.25
that the condition and estimated cost of restoration or repair is unreasonable, staff recommends the
following motion language:
I move that the Landmarks Board issue a stay-of-demolition for the buildings located at 2889 Valmont
Rd. for a period not to exceed 180 days from the day the application was accepted by the city manager in
order to explore alternatives to demolishing the buildings.
A 180-day stay period would expire on October 29, 2025 (180 days from May 2, 2025, when the
Landmarks Board review fee was paid).
FINDINGS
Staff recommends that the Landmarks Board adopt the following findings:
Approval of the demolition of the building at 2889 Valmont Rd. is appropriate based on the criteria set
forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. While the building at 2889 Valmont Rd. dates from 1905 and is associated with the extended Aumick
family, the building does not have the integrity needed to convey that significance;
2. The additions to the building diminish the architectural interest or value, it is not a significant example
of architectural styles of the past; and
3. The house does not represent a unique natural or man-made environment and the loss of the
building would not constitute a significant impact on Boulder’s historic resources.
ATTACHMENTS
A: Application Materials
B: Boulder County Real Estate Appraisal Card
Item 5A 2889 Valmont Road 06.04.25
A City of BoulderW Planning & Development Services HIS Historic Preservation Demolition Review Application
►REQUIRED MATERIALS FOR ALL APPLICATIONS
�Signed application
�Site Plan (please show the footprint of the building(s), streets and alleys). Provide as PDF.la current photographs of each side of the building, including the view from the street. Provide as PDF.
Oside by side elevations of existing/proposed changes -Partial demolitions only. Provide as PDF.
►TO SUBMIT YOUR HISTORIC PRESERVATION DEMOLITION APPLICATION
•Email application to P.P.Sskipa_triQ@QQYl9er _r;Qf.9.r...g._d_o.gov. Put Historic Preservation in the subject line.
•Review fee will be invoiced to email address listed below. Log into Customer Self Service Portal (CSS) to pay.
•Questions? Reference the Demo Review FAQs or contact 303-441-1994 or historic@bouldercolorodo.gov
•Si necesita ayuda para traducir esta informaci6n al espanol, llame al 303-441-1905.
►APPLICANT CONTACTINFORMATION
Name Phone#
Agent. Rosi Dennett. AICP, Front Range Land Solutions 720-220-1451
Address
1100 E 17th Ave Apt F203
City
Longmont
Email Address
rosidennett@gmail.com
State co
►OWNER CONTACT INFORMATION 0 SAME AS APPLICANT
Name Phone#
Boulder Valley Health Center , clo Christie Burkhart 303-442-5160
Address City
2855 Valmont Road Boulder
Email Address
christie@bvwhc.org
State co
Zip
80504
Zip
80301
Signature of 9wner or Authorized Agent: Date: 4/4/2025
►PROJECT INFORMATION
Project Address:
2889 Valmont Road
Number of Buildings
proposed for demolition: One
Building Type and Date of Construction-Review is required
far bufldings over 50 years aid (check all that apply)
Scope of Work-Review is required when one or more of the following
is proposed (check all that apply):
� Pre-1940 primary building (estimated date of
construction: 1905 ) D Post-1940 primary building (estimated date of
construction: ) D Accessory building(s) over 50 years old (estimated
date of construction: )
[a Full Demolition D On-Site Relocation D Off-Site Relocation D Removal of mare than 50% afthe roof0 Removal of more than 50% of the exterior wallsD Removal of any porrlon of a street-facing wall D Replacement of siding an a street-facing wall D Construction in front of a street-facing wall
Planning&. Development Services I 1100 Arapahoe Ave.
P.O. Box 791 Boulder. CO 80306 303-441-i880
boulderolandevelop.net P;iee I of 1
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
FRONT RANGE LAND SOLUTIONS
Rosi Dennett, A.I.C.P.
Office 303-682-9729 1100 E 17th Ave F203
Cell 720-220-1451 Longmont, CO 80504
rosidennett@gmail.com www.rosiplanning.com
April 4, 2025
Landmark Docket Review Committee
Boulder Planning & Development Services
PO Box 791
Boulder, CO 80306
Dear Landmark Docket Review Committee,
Please find the attached application materials for the Historic Preservation Demolition
Review Application for 2889 Valmont Road in Boulder. I am the planning consultant for
the Boulder Valley Health Center, located on the adjacent property to the west, who
recently acquired the subject property to allow for the much-needed expansion of the
Health Center. We will be going through the City’s review process to amend the current
PUD/Site Review permit and were advised by City Planning to complete the Historic
Preservation Demolition Review process first.
Architects with the SmithGroup have completed the preliminary assessments of both
properties and determined the most energy-wise and cost-efficient approach is to
remove the building on 2889 Valmont Road and expand the existing Health Center on
the adjacent property (2855 Valmont Road). Part of the site review process will include
the removal of the property line between the two properties which will allow us to meet
the City’s required amount of parking.
Review of the City’s records regarding 2889 Valmont Road indicates numerous building
permits issued in 1975 and 1979 for substantial remodeling projects. In addition, an
historic building inventory completed in 1995 does not indicate a local landmark
designation and states that alterations to this house have diminished its historic integrity.
Therefore, we respectfully request approval of the demolition permit. Thank you for your
consideration.
Sincerely,
Rosi Dennett, AICP
Planning Consultant
Copy: Boulder Valley Health Center, c/o Christie Burkhart
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Sheet 1 of 2: Lot Overview
See Sheet 2 for LEGAL DESCRIPTION
ond NOTES.
SCALE 1 "=.30'
SW COR. SEl/4 SWl/4 SEC, 20
(NOT FOUND OR SET)
Tom Willis
2024.09.19
'00'06-16:31 :44
Tom
Willis
PARKING � (RECS. 0081541!2/ 4 '
408829)
(REC. 4011829)
a• UTIUTY EASDIENT
(REC. 03460708)
549.6'
. ..
EAST 50'
.,. 2u· ,.;
Flatirons Inc. Land Surveying &rvices 3825 IRIS A II£; SV,Tc J95 BOULDER. CO SOJOt (JOJ) ,f.,fJ-7001 .... ..,,�
FOUHO 08&CO LS17ff+
30' WAlERMAIN EASEMENT (l!f:CS. '"3166/360765)
45' Slll£WAU< EASEMENT
(RfC. J2J671)
---✓<io�+---;,;-..---
' CURB
WEST 50' VALMONT ROAD
Ton.-..�LS.f,)4"1 IMPROVEMENT LOCATION CERTIFICATE
I hereby certify l.hot thlt lmprowm.nt locolion c«ttftCOle was pr.,ored for MARl<ET REAL ESTAlE ANO LANO lln.£ QJAAANl[E co .. that il is not a LmuJ Suney P1ol or 1mpr.,_,,en1 Sur,,ey Plot, ond \hot it " not lo be ,e1...i upon for 111• estobf..,_,_t of fence, buidin9 or olher future �ent lines.
lhb c«tlflccte lo '"'6d only for use by MARKET REAL ESTATE ANO LANO lT1lE: QJAAA.NTEE CO. ond d"""'ib" the pon,ol's oppoa-on .. on SEPTlM�ER X. 2024.. I ru,th_.. owtlfJ' u,at ti'I• lmpr°"""ent.s-on lh• obOYe dncrlbed porcel on thl• dot,. SEPTEMSER x. 2024, except utillt)' t:onnkUons, or• 11n�lr_tly within the boundories of the porcet. ucept os lhown. thot th.,.. ore "° 4'\Cl"oodvner.ts upon th• dncr"ibed pt..-ntWtl by improvement, 01'1 on"J. odjOini,9 pNfflittt, Hcept •• lncllcol� ond ll>ot there b no "'pcrent Nd«lct er s,gn of ony __,1 c,onln9 or bur-"'9 ony port of ....i po,c . uct9l o,, ftOlod.
NOTIC£: Thi, lrnpro-,,..,t I.O<oUOn C«tlneote b prepored for lho •ol• p-of u .. by I/le potti4,s stoled ,-_,_ the ...., of INs ....,,__,, l.ocalion Ctrtlficote by ony - or entity olh• Ihm, U.. p<r..on ., enlity c:«tlroed to wlDIGut Ille exprtn po,mio,ion of F!oli'ons. Inc. is prohibited.
Th.. certme<1to is <ny .arod fir 90 days from tho ,;gnobire dole. It io nol o Lond s..,.,.,, Plot os d•fin•d by C.R.S Je-51-102(12) or on lmprove<nont
s.,,.,,,y Plot 01 dof"1ed by C.R.S 311-51-102(9), It doe• not e,tablioh prop.-ty cam,,.. A more p,ecbe Nlotlot,ohlp of tlo• lmpro-,,enb to the bound"'Y
llntt con be dolenM>td by o Lond Sul'W)' or lmp,._t s.t,,ey, lhe �-la oro gonerolly situated os _,. ond only _.,.,1 <-• ot Ill•
time or n.tdwor1c) �l• ond mtUoochmeftl• cw• noted.. noltrons. Inc:. and TOM L WU.JS wil not be Uot,.ie tor more than lh1 cost of this
lmproYement Locollon Cerllffcole. and then only lo the potties opteificolly shown honion. Acceptonce ond/or use of Ulis lmproWffl<flt Locullon c.rt1r....ie for any purpose consUtules odcnowtedgment mid 09re.ement to all t«m:s stated t,ereon.. F1oUrons No, 24-81751 T,Ue Co. Ne>. A8Z70M9132 8..,.owr. 80UUlEJI VHJE'( WOll£)IS H£Allli CTR INC.
o,.,_ 8y;\\1l8 COPYIIICHT 202• nATIROHS. INC.
303)44.3-7001 Boulder, Colorodo
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
BVHC OPERATIONAL NEED FOR ONE BUILDING | Page 2/2
May 7, 2025
Boulder Valley Health Center Operational Need for One Building
Operating an abortion clinic is already an intricate endeavor, fraught with unique logistical,
safety, and financial demands. When the operation is split between two separate buildings—
one serving as the clinic itself and the other as an administrative center—those costs and
complications multiply significantly.
At first glance, having distinct facilities may appear to streamline workflows by separating
medical care from administrative functions. However, in reality, the duplication of critical
infrastructure and services across both buildings often results in soaring operational expenses
and organizational strain.
1. Security: A Non-Negotiable Necessity
Abortion clinics are frequent targets of harassment, protest, and, at times, violence. The threat
landscape demands comprehensive and continuous security—24/7 surveillance, access
control, physical barriers, and trained personnel. When these measures must be implemented
across two separate buildings, the cost doesn't simply double—it compounds. Each building
requires its own entry point monitoring, alarm systems, and emergency response protocols.
Coordinating security across multiple structures also introduces vulnerabilities that could be
exploited.
2. Safety Infrastructure and Emergency Protocols
Due to the politically charged nature of abortion services, additional safety infrastructure is
critical. Both the clinic and administrative building must have reinforced windows, controlled
access points, panic buttons, and secure staff-only zones. Fire and lockdown drills must be
coordinated and duplicated, requiring time and training investments that could otherwise go
toward patient care or organizational development. When buildings are separate, these
protocols become more complex to manage and more expensive to maintain.
3.Staffing and Utilities Duplication
Separate buildings mean duplicated staff coverage for basic operations—reception, janitorial
services, maintenance, IT support, and management oversight. Even non-clinical staff such as
HR or finance must coordinate with clinical teams across physical distance, leading to
inefficiencies. Utilities like electricity, water, HVAC systems, and internet also incur separate
bills, often without economies of scale that single-building operations can leverage.
4. Communication and Workflow Barriers
Physical separation introduces communication friction. Staff often have to move between
buildings for meetings or case coordination, which slows down productivity and can impact
patient care. Internal communications may rely more heavily on technology like secured
digital messaging systems, adding IT and equipment costs.
2855 Valmont Road, Boulder, CO 80301 | www.bouldervalleyhealth.org | (303) 442-5160
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
BVHC OPERATIONAL NEED FOR ONE BUILDING | Page 2/2
5. Redundant Equipment and Resources
Each building requires its own stock of office and medical supplies, emergency kits, IT
systems, and backup power sources. While some sharing is possible, the logistics of
transporting sensitive materials between buildings increases labor demands and security risks.
6. Community and Legal Implications
Running two buildings also increases visibility in the community, potentially attracting more
protest activity and scrutiny. It also may impact relationships with local law enforcement, and
community groups, each of which adds time, cost, and complexity.
Conclusion
In the context of abortion care, where providers face not only the standard challenges of
healthcare operations but also extraordinary political and social pressure, the costs of running
two separate buildings are profound. Every duplicated system, from security to staffing, adds
to the financial strain. In the long term, consolidating services under one roof, when feasible,
offers greater efficiency, better safety, and a stronger foundation to support both patients and
staff.
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
1
FRONT RANGE LAND SOLUTIONS
Rosi Dennett, A.I.C.P.
Office 303-682-9729 1100 E 17th Ave F203
Cell 720-220-1451 Longmont, CO 80504
rosidennett@gmail.com www.rosiplanning.com
May 7, 2025
Boulder Landmarks Board
c/o Marcy Gerwing, Principal Planner
Boulder Planning & Development Services
1731 Broadway
Boulder, CO 80306
Re: Demolition Permit Application for House at 2889 Valmont Road
Dear Landmarks Board Members,
Please find attached the condition report on and cost estimate to repair the building
proposed to be demolished at 2889 Valmont Road in Boulder. The report was provided
by Henry Zurbrugg, CEO of Symmetry Builders Inc who has extensive construction
experience as is demonstrated in the attached company profile.
The property was recently purchased by the adjacent property owner, the Boulder Valley
Health Center (BVHC) after unsuccessfully searching for the last year to find a property
within or near Boulder that met its operational needs to expand. BVHC has provided
medical services to the Boulder area community for the last 30 years and wants to
continue doing so, but it has an immediate need for more building space. By acquiring
the adjacent subject parcel and removing the existing structure, it would enable an
expansion of the existing building at 2855 Valmont Road onto the subject property (and
the remaining area will be used for parking).
As indicated in the report by Symmetry Builders Inc, the 1905 building has been
significantly modified over the years with additions that almost doubled the original size.
These modifications diminish its historic integrity as stated in the City’s historic
preservation survey completed on this property in 1995.
BVHC finds the existing building does not meet the review criteria for landmarking as
specified in Section 9-11-23, B.R.C. 1981 as follows:
1.The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in sections 9-111, “Legislative
Intent,” and 9-11-2, “City Council May Designate or Amend Landmarks and
Historic Districts,” B.R.C. 1981;
The City’s legal ability to landmark properties is understood.
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2
2.The relationship of the building to the character of the neighborhood as an
established and definable area;
The agricultural uses in the surrounding area that existed at the time the structure
was constructed are no longer in existence. The building is dwarfed by the multi-
story commercial structure immediately east of the site. It is surrounded by a mixture
of commercial and multi-dwelling housing uses. The existing building is now out of
character with the current neighborhood.
3.The reasonable condition of the building; and
The building has significant structural issues including the lack of a structural
foundation. The mortar and cobble stone assembly supporting the original part of
the structure has been repaired over the years with pieces of flagstone that cannot
effectively handle settlement issues. Visible cracks inside and outside the original
part of the building near windows and doorways indicate settlement issues caused
from the lack of a proper foundation. The current siding and trim are in poor
condition, and most of the original siding has been replaced. All the windows are
single pane and do not comply with current code requirements for energy efficiency.
The front porch has substantial settlement damage and needs to be restored or
rebuilt. Only one of the columns supporting the front porch roof is the original wood
column. The others are steel columns that were added likely in the 1970s. There is
no ADA compliant access to the building. The interior of the building does not have
ADA compliant restrooms, does not have an elevator to serve the second story, and
has no automated fire sprinkler system, CO2 detectors or smoke detection systems.
4.The reasonable projected cost of restoration or repair.
As stated in the attached cost estimate of repairs, it is not cost-effective to restore
this structure. It is estimated to cost approximately one million dollars just to repair
the building and to meet the minimal code requirements for a commercial building.
As Landmarks Board members are aware, extra care is required when working to
rehabilitate an old building as well as taking on a greater degree of unknowns. This
increases the time, risk and expertise needed to complete the work which
substantially increases the costs over what a generic commercial structure
renovation would be.
One of the Landmarks Board members at the Landmarks Committee meeting inquired
about possibly relocating the building. Symmetry Builders Inc included an assessment
of that scenario and identified many cost-prohibitive issues around moving the structure
including the need to separate the original structure from the addition, the steep and
narrow access to Valmont and the ditch crossing.
For informational purposes, a narrative from BVHC is also attached which explains why
operationally occupying two separate structures is not feasible and does not meet its
expansion needs.
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
3
In summary, BVHC respectfully requests the Landmarks Board approve the demolition
permit for 2889 Valmont Road. The original structure has very few historical elements
left to preserve, and the historical agricultural context no longer exists in this area. The
most operationaly-proficient and cost-efficient approach for BVHC’s need to expand is to
remove this building and expand the existing adjacent medical facility onto this site.
Thank you for your consideration.
Sincerely,
Rosi Dennett, AICP
Planning Consultant for BVHC
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
2889 Valmont Road, Boulder
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
May 1. 2025
Attention: Rosi Dennett, AICP
Front Range Land Solutions
1100 E 17th Avenue F203
Longmont, Colorado 80504
RE: 2889 Valmont Road
Boulder, Colorado 80301
Symmetry Builders Inc was asked to provide a report on the existing conditions of the property
with ROM budgets to remedy any of the identified issues. The details of the report are based on
a visual inspection of the property on April 24. 2025.
Project Description:
The property located on 2889 Valmont Drive, Boulder CO is located along the North side of
Valmont and adjacent to the current Boulder Valley Health Center on the East side.
The original building, from available records, shows original construction around 1905 as a
single-story building with a loft / mezzanine facing Valmont. The original building area is
assumed to be around 1,340 square feet. Subsequent additions and renovation all the way
through to late 1970’s added more first floor space and added a full second floor. In the process
of these additions and alterations, new rooflines and facade features were added. The current
total area of the building is around 2,480 square feet. The original building was used as a
single-family home. The addition and renovations converted the space into a commercial use.
The building is currently situated on a 0.30 acres site.
The following are our findings:
Foundations:
The project shows no signs of a structural foundation system under the original footprint. The
visible support shows a mortar and cobble stone assembly which was typical for the time frame
of early 1900’s constructed homes. The structure is over a crawlspace area. Repairs have been
made with local red flagstone pieces that are visible around the perimeter of the structure.
Severe settlements have occurred during the last century and are visible on the outside front
porch, some of the window headers and interior location where cracking has occurred. The
settlement issues are not as pronounced in the addition as they are in their original space. This
would let us assume a more up-to-date foundation was placed under the newer spaces. The
movements have continued, and will continue especially with two different support systems on
one structure.
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
To mitigate this issue, the areas under the original home have to be excavated, the cobble
stone foundation removed and replaced with a new cast-in-place foundation supported by
concrete pads or helical piers. The existing system under the newer areas has to be evacuated
as well and adequate repairs have to be made as well to provide a unified foundation system.
ROM Cost for this scope is in the range of $138,000 to $158,000
Siding / Exterior Trim:
The original exterior 1x6 pine siding of the building has been mostly replaced with a 1x6
medium dense fiberboard product during the additions and renovation in the 1970’s. Some of
the original siding is still visible along the bottom 2 to 4 feet of the original structure. The siding
is in overall poor condition with water damage from the lack of regular maintenance that is
required for a siding product as installed.
What seems to be original diamond and half round shaped shingle siding is still visible on the
gable of the South facing original facade.
Exterior window trim has suffered extensive water damage due to the lack of maintenance and
caulking and will have to be replaced.
To provide a water-resistant exterior we suggest the complete replacement of all siding, trim
and damaged sheeting underneath.
ROM Cost for this scope is in the range of $192,000 to $224,000
Windows:
The current windows, original and addition, are single pane units that are outdated and do not
comply with any current code requirements. The windows in the original space, in the South
facing gable, seem to be original but with glass that has been replaced over the years.
Our recommendation is the replace all windows with code compliant units. This will require
some reframing of openings to receive the deeper jambs and trim pieces.
ROM Cost for this scope is in the range of $78,000 to $95,000
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Building Access:
Currently the building has two access points: A) the original porch on the south side and B) the
newer access into the addition from the north side.
A)The original access from the south-facing porch shows substantial settlement damage
and needs to be restored or rebuilt. The round columns off the porch supporting the
roof overhang have been replaced with steel assemblies at some point in the past. Only
1 (one) original wood column remains. Railings are missing and need to be added.
B)The current main access on the north-facing shows minor settlements which can be
restored. However, none of the sides have ADA compliant access. The north side access
would be the logical area to add this via a new ramp / railing system.
ROM Cost for this scope is in the range of $118,000 to $128,000
Fire Safety:
The current building does not have an automated fire sprinkler system (NFPA13) nor does it
include adequate CO2 and smoke detection systems. To upgrade this to current codes, a
retrofit of these systems will be required. Depending if the City will allow a surface-exposed
assembly or will require a concealed system, the cost of this scope can vary greatly.
A new 4” fire line would have to be constructed tying into the current system in Valmont.
ROM Cost for this scope is in the range of $114,000 to $154,000
Interior ADA compliance:
The current building does not include an elevator serving the second floor. The two restrooms
(one on each floor) are not to code and are not in compliance with ADA requirements. Most
interior doorways are less than 36”, some of them are 24”. In our initial review, the current
fixture count of on WC per floor could be adequate, but no provisions are in place for facilities
for Women, Men and Unisex.
ROM Cost to add an Elevator with the code required generator back-up: $217,000 to $255,000
ROM Cost to upgrade the existing Restrooms: $115,000 - $135,000
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
Moving the Structure:
The idea of potentially moving the structure was brought up. The original, historical building
portion would have to be separated from the mid-late 1970’s addition(s). That would require
complete structural redesign, shoring and rebuilding of exterior (and interior) elements;
facades, roofs, floors and exterior wall assemblies.
The current access to Valmont Road is too narrow to allow a moving rig to make the required
turns. The access to Valmont Road is steep and has a ridge that would high-center the
equipment. In addition, the underground Boulder and White Rock Ditch runs parallel to
Valmont which would require structural upgrading. Extensive and very costly rework of the
entrance and ROW (including closures on Valmont) would be required to make this work.
A ROM cost estimate for this option would have to be developed with more planning and
engineering feedback. In our opinion this could be >$800K
This estimate does not include the cost of purchasing a vacant lot in the Boulder area on which
to place the structure.
Summary:
The building in its current existence has very few “historical” elements left. Renovations, repairs
and additions have reduced the value of the items to be salvaged to little or nothing. Given the
high costs of the required repairs and code required work, in addition to the logistical
difficulties of incorporating this building with the planned work on the new building in terms of
personnel and patient safety, the benefits of saving this structure are little to none.
Items that could potentially be salvaged for the City’s use include the original window design on
the south-facing gable and the one wood column.
Attachments:
Project Photos taken on 4.24.2025
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
� The Sym_metry� Companies
Crafting solutions,
building excellence.
At The Symmetry Companies. we are more than a
construction company -we are community builders
and problem solvers. Founded with a vision to
transform spaces and elevate both working and
living experiences, our family of companies brings
together industry-leading experts dedicated to
delivering exceptional results.
We understand that every project is unique, which is
why we offer a comprehensive, integrated approach
that spans from initial concept to final completion.
Our team combines deep regional expertise in the
Rocky Mountain West with a commitment to
innovation, quality, and client collaboration.
WITH OUR team
EXPERIENCE
WHAT WE DO
Commercial General Contracting
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Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
AJ Symmetry AJ Symmetry � Symmetry � Tcon � Teton Builders Modular � Development ta, Specialty Builders ta, custom Homes
� Symmetry � Consulting
Attachment A - Application Materials
Item 5A 2889 Valmont Road 06.04.25
REAL ESTATE APPRAISAL CARD--RURAL MASTER CrrY OR TOW'N OWNER'S NAME AND ADDRESS: CHl'NGES IN OWNERSHIP:
ADDRESS OF PROPERTY I z /'
/ 9--' 7✓ l)eftieJ O aPchf+Qf L. ft�
INDEX
,� TYPE ______ N_A_M _E ______ 1 ________ A_D_D_R_E_s_s _______ F,_v_o_L_u _M_E_, __ P_A_G_E---t-•N_s_T_R_u_M_E_N_T---f---..
TAXING DISTRICTS: CITY _________ CHOO _____FIRE SA.NITARY ____ OTHE, ____ _ LEGAL DESCRIPTION
Tr 606 20-JN-7O
I SECTION I TWP, I RANG_• , I
LAND VALUE ADJUSTMENTS RURAL LAND VALUE CALCULATION
NUMBER ADJUSTMENT ITEM DESCRIPTION OF PERCENT AMOUNT LAND CLASS .ACRES UNIT VALUE '1:0TAL VALUE ACRES ---� � ADD. D11:0. ORCHARDS ---------MERCHANTABLE TIMBER ---MINERALS OR COAL '\ ------WATER RIGHT '\ r, ---OTHER "\ LOCATION FACTORS \ Dl•TA""C£
---ALL WEATHER ROAD "\ ---\ ---TYPE OF .ROAD ---LOCAL TRADING CENTER ROADS AND DITCHES ---OTHER '\ T0TAL xxxxx " ---OTHER ' TOTAL NET ADJUSTMENTS s TGTAL ADDITION AND DEDUCTION s s TOTAL NET ADJUSTMENT . . s TOTAL FARM LAND VALUE $ ANNUAL ASSESSMENT SUMMARY OF VALUES SUMMARY % LAND IMPROV!:-TOTAL YEAR CHANGE REASON MENTS FULL APPRAISED
6f s d<OO s oi_7fo 5 d.9!'0 VALUE 19 TOTAL LAND VALUE DESCRIPTION DATE AMOUNT 19 .· 19 BUILDINGS AND IM-ORIGINAL COST ( IMPROVEMENTS) s 19 PROVEMENTS (THIS CARD) ADDITIONS AND BETTERMENTS 19 CARD No. OWNER'S ESTIMATE OF VALUE 19 CARD No. PRIVATE APPRAISAL 19 TOTAL BUILDINGS INSURANCE 19 AND IMPROVEMENTS MORTGAGE 19 1s TOTAL LAND, BUILDINGS ;:zc;fo ADVERTISED F0R SALE 19 AND IMPROVEMENTS TRANSFERRED 19
I . /, CHECKED BY J' .,-MEASURED BY DAT"" CLASSIFIED BY DAT"" DAT£ I
Attachment B - Real Estate Appraisal Card - 2889 Valmont Rd
Item 5A 2889 Valmont Road 06.04.25