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HomeMy WebLinkAbout06.04.25 LB PresentationJune 4, 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 May 7, 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 – est. 6:10 pm 5.Public Hearings under the procedures prescribed by chapter 1-3, “Quasi-Judicial Hearings,” B.R.C. 1981: A.2889 Valmont Rd. – Demo – est. 6:15 pm 6.Matters from the Landmarks Board, Planning Department, and City Attorney – est. 7:00 p.m. 7.Debrief Meeting / Calendar Check 8.Adjournment – est. 7:05 pm *Estimated start times subject to change 5 Open Comment Planning & Development Services | Historic Preservation6 Agenda Item 5A Public hearing and consideration of an application to demolish a building constructed in 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. Owner: Boulder Valley Health Center represented by Christie Burkhart Applicant: Rosi Dennett, Front Range Land Solutions Planning & Development Services | Historic Preservation7 1.All speaking are sworn in 2.Board members note any ex parte contacts 3.Staff presentation; Board may ask questions of staff 4.Applicant presentation; Board may ask questions of applicant 5.Public hearing opened for public comment; the Board may ask questions 6.Applicant response 7.Public hearing closed; Board discussion 8.A motion requires an affirmative vote of at least 3 members to pass. Motions must state findings, conclusions, and recommendation 9.A record of the hearing is available Planning & Development Services | Historic Preservation8 Quasi-Judicial Hearing Process Purpose for Review 1.Prevent the loss of buildings that may have historic or architectural significance. 2.Provide the time necessary to initiate designation as an individual landmark or to consider alternatives for the building. 9-11-23 (a), B.R.C. 1981 Planning & Development Services | Historic Preservation9 Criteria for Review The Landmarks Board shall consider and base its decision upon any of the following criteria: 1.The eligibility of the building for designation as an individual landmark consistent with the purposes and standards in Sections 9-11-1 and 9-11-2, B.R.C. 1981; 2.The relationship of the building to the character of the neighborhood as an established and definable area; 3.The reasonable condition of the building; and 4.The reasonable projected cost of restoration or repair. In considering the condition of the building and the projected cost of restoration or repair as set forth in paragraphs (f)(3) and (f)(4) …, the board may not consider deterioration caused by unreasonable neglect. 9-11-23 (f), B.R.C. 1981 Planning & Development Services | Historic Preservation10 Landmarks Board Options 1.Approve the Demolition Request a)Approval valid for one year (June 4, 2026) 2.Place a Stay-of-Demolition on the Application a)Provide time to consider alternatives to demolition b)Stay would expire Oct. 29, 2025 Planning & Development Services | Historic Preservation11 Application Process Planning & Development Services | Historic Preservation12 April 14, 2025 Complete application to demolish the house received. April 16, 2025 LDRC referred application to the full Landmarks Board. May 2, 2025 Applicant paid the Landmarks Board hearing fee. June 4, 2025 Landmarks Board Hearing Location Map Planning & Development Services | Historic Preservation13 2889 Valmont Rd. Planning & Development Services | Historic Preservation14 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. Property Description Planning & Development Services | Historic Preservation15 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. Property Description Planning & Development Services | Historic Preservation16 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. Property Description Planning & Development Services | Historic Preservation17 Rear (north) elevation showing the large addition, inset rear entrance with substantial supports, gabled dormers, geometric windows. Provided by applicant. Property Description Integrity 18 Left: 1966 aerial showing unaltered hipped roof form of the house with projecting porches at the rear. 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. Integrity 19 Left: Circa. 1929-1956 image showing the southwest corner 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. Right: Similar view in 2025 showing the façade, parlor window and front porch at the southeast corner. Provided by applicant. Integrity 20 Left: 1995 image from the 2889 Valmont Rd. historic building inventory record 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. Staff Analysis of Criteria 9-11-23(f) B.R.C. 1981 Planning & Development Services | Historic Preservation21 1.The eligibility of the building for designation as an individual landmark consistent with the purposes and standards in Sections 9-11-1 and 9-11-2, B.R.C. 1981; 2.The relationship of the building to the character of the neighborhood as an established and definable area; 3.The reasonable condition of the building; and 4.The reasonable projected cost of restoration or repair. Historic Significance Date of Construction County Records list the building constructed in 1905. 01 Association with Persons or Events 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. 02 Distinction in Development of the Community 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. 03 Recognition by Authorities The 2889 Valmont Rd. historic building inventory record from 1995 notes that “alterations to this house have diminished its historic integrity.” 04 Criterion 1: Eligibility for Landmark Designation 22 Top Left: Rose Aumick with younger sister Lulu Aumick, c. 1895. Top Right: Rose Sutton in her later years Bottom Right: E.B. Sutton in his later years. Recognized Period or Style Vernacular frame with Classical detailing, including the decorative shingle, Palladian window, and classical columns. 01 Architect or Builder of Prominence Nelson Aumick and sons John, Nelson and Silas built this house for their sister, Rose Maxwell. 02 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. 03 Indigenous Qualities None observed. 04 Example of the Uncommon 05 Non observed. 23 Criterion 1: Eligibility for Landmark Designation Architectural Significance Top: 1929-1956 image showing the one-story frame house. Bottom: Similar view in 2025. Site Characteristics Residential building surrounded by office buildings. 01 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. 02 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. 03 Environmental Appropriateness None observed.04 Area Integrity The property is not located in an identified 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 05 24 Criterion 1: Eligibility for Landmark Designation Environmental Significance Location of 2889 Valmont Rd. Relationship to Neighborhood 25 Criterion 2: Relationship to the Character of the Neighborhood Left: Aerial image from 1938 showing the area to the northeast of 28th Street and Valmont Road. 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 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. Relationship to Neighborhood 26 Criterion 2: Relationship to the Character of the Neighborhood 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. Condition of 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. 27 Criteria 3 & 4: Condition of the Building and Projected Cost of Restoration or Repair Projected Cost 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 28 Criteria 3 & 4: Condition of the Building and Projected Cost of Restoration or Repair 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. Proposed Findings Planning & Development Services | Historic Preservation29 I move the Landmarks Board approve the application to demolish the building at 2889 Valmont Rd., finding that the building does not meet the criteria set forth in section 9-11-23(f), B.R.C. 1981. Recommended Motion Planning & Development Services | Historic Preservation30 Process Planning & Development Services | Historic Preservation33 Staff Presentation Applicant Presentation Public Participation Applicant Response Board Deliberation Does this building have historic significance? If yes, place a stay of demolition on the application to provide time to consider alternatives to demolition If no, approve the demolition request Board Deliberation Planning & Development Services | Historic Preservation34 1.The eligibility of the building for designation as an individual landmark consistent with the purposes and standards in Sections 9- 11-1 and 9-11-2, B.R.C. 1981; 2.The relationship of the building to the character of the neighborhood as an established and definable area; 3.The reasonable condition of the building; and 4.The reasonable projected cost of restoration or repair. Board Deliberation - Criteria Planning & Development Services | Historic Preservation35 2889 Valmont Rd. Planning & Development Services | Historic Preservation36 Motion 38 Approve Demolition I move the Landmarks Board approve the application to demolish the building at 2889 Valmont Rd., and adopt as findings the staff memorandum, finding that the building does not meet the criteria set forth in section 9-11-23(f), B.R.C. 1981. Next Steps – Demo application approved pending documentation Planning & Development Services | Historic Preservation42 Approval granted pending final documentation or archival photographs Expires June 4, 2026 Documentation received and permit obtained within a year – demo proceeds Permit NOT obtained within a year – resubmit demo application Matters 48 -Historic Preservation Trainee -Film festival on Sunday -https://www.chautauqua. com/event/saving-our- history/