4D - Landmark Alteration Certificate to relocate and restore the landmarked house on 3160 Airport Rd (HIS2008-00271) 1
MEMORANDUM
January 7, 2009
TO: Landmarks Board
FROM: Susan Richstone, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Allison Hawes, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a Landmaxk alteration
certificate to relocate and restore the landmarked house on the
property at 3160 Airport Road per Section 9-11-18 of the Boulder
Revised Code (HIS2008-00271)
STATISTICS:
1. Site: 3160 Airport Road
2. Zoning: LR-1 (Low Density Residential Established)
3. Owner: City of Boulder, Parks & Recreation. Dept.
4. Applicant: Chuck Sanders, Architect
5. Site Area: 24.29 acres
6. Date of construction: Pre-1929
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
With the conditions listed below, the Landmarks Board approves the request to relocate
~ and rehabilitate the Platt Farmhouse at 3160 Airport Road as requested in the
application dated 11.06.2008, finding that it meets the standards for issuance of a
Landmark Alteration Certificate in Chaptex 9-11-18, B.R.C. 1981 and is substantially
consistent with the General Design Guidelines. The board adopts this memo as findings
for its decision.
CONDITIONS OF APPROVAL:
1. The applicant shall be responsible for constructing the addition in compliance
with the approved plans dated 09.30.2008, except as modified by these conditions
of approval.
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2. The building should not be rotated fo face west. Instead, it should orient south
toward the north Boulder farmer's ditch as it has historically.
3. The full foundation should be reconstl-ucted to match existing closely and the
existing historic stair should be retained.
4. Prior to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the applicant shall submit the following, subject
to the final review and approval of the Landmarks Design Review Committee:
final architectural plans detailing the methodology for the relocation of the
building and plans for the new foundation, details regarding the rehabilitation
including paint colors to insure that the approval is consistent with the General
Design Guidelines and the intent of this approval.
SUMMARY:
• Constructed about 1908, the Platt Farmhouse was designated a local landmark in
1999 for. historic association with the Platt family, for its role u1 the agricultural
development of east Boulder, its architectural significance as an intact example of an
early twentieth century farmhouse, and its environmental significance for its
proximity to the north Boulder farmer's ditch which played a significant role in the
development of the Valmont community (see Attachment A).
• In order to allow for implementation of the Valmont Park Master Plan, increased
functionality, and to provide for adequate fire access and safety, the Parks and
Recreation department is proposing to relocate the farmhouse 700' west of its
current site.
• The intended use of the farmhouse is as a community meeting facility. To this end,
the proposal calls for the restoration of the house based upon a c.1949 historic
photograph of the property.
• If the board finds that issuing a landmark alteration certificate for the relocation and
rehabilitation of the house is appropriate, it will be necessary to amend the
landmark designation. This amendment should include the same size boundary as
proposed in figure 6 and should occur immediately after the move has occurred.
• Staff recommends the Landmarks Board conditionally approve the revised
application, provided stated conditions are met, finding that it meets the standards
for issuance of a Landmark Alteration Certificate in Chapter 9-11-18, B.R.C. 1981.
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a~~ Figure 3. Platt Farmhouse (at right) c.1949
ANALYSIS OF HISTORIC SIGNIFICANCE OF PROPERTY:
Constructed about 1908, the house is historically significant for its association with
James M. Platt and the Platt family, and for its role in the agricultural development of
east Boulder. The house is architecturally significant as an intact example of an early-
20th Century farm construction and environmentally significant for its proximity to the
North Boulder Farmers Ditch and the Boulder and Lefthand Ditch, which played
significant roles in the agricultural development of the Valmont community.
The house is surrounded by approximately 25 acres of rural, undeveloped land and is
part of the larger Valmont City Park site, which spans 132 acres to the north and south
of Valrnont Road. The landmark site respects the house's historic relationship to nearby
irrigation ditches and transportation. For this reason the boundary was drawn to
include the Boulder and Lefthand Ditch and a portion of the unpaved driveway to the
east of the house, which originally linked the farm to Valmont Road. (See figure 2.)
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Figure 4. Platt Farmhouse 2008 (south elevation)
LANDMARK ALTERATION CERTIFICATE REQUEST:
The application proposes the relocation of the Platt Farmhouse approximately 700'
southwest on the property (see figure 6). Currently, the house is located 45' north from
the farmer's ditch. The proposed new location is also approximately 45' north of the
ditch though in proximity to Airport Road and future parking far the park.
The application also proposes that the buildu1g be turned 90 degrees so the facade
addresses Airport Road rather than the irrigation ditch, as is currently the case.
In addition to the relocation and reorientation, the application calls for the rehabilitation
of the house based upon the 1949 tax assessor photograph. `This is shown to include the
removal of the non-historic east dormer and repair and Iinnited replacement of wood
elements on the south and west .facing porch.
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CRITERIA, FOR THE BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark Alteration Certificate
may not be approved by the Landmarks Board or City Council unless it meets the
conditions specified in Section 9-11-18, B.R.C. 1981. Specifically:
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(b) Neither the Landmarks Board nor the City Council shall approve a Landmark
Alteration Certificate unless it meets the following conditions:
(1) The proposed work preserves, enhances, or restores and does not damage
or destroy the exterior architectural features of the landmark or the subject
property within a historic district;
(2) The proposed work does not adversely affect the special character or
special historical, architectural, or aesthetic interest or value of the
landmark and its site or the district;
(3) The architectural style, arrangement, texture, color, arrangement of color,
and materials used on existing and proposed structures are compatible
with the character of the existing landmark and its site or the historic
district;
(4) With respect to a proposal to demolish a building in a historic district, the
proposed new construction to replace the building meets the requirements
of paragraphs (b)(2) and (3) above.
(c) In determining whether to approve a Landmark Alteration Certificate, the
Landmarks Board shall consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enltanced access for the disabled.
ANALYSIS:
1. Does the proposed application preserve, enhance, or restore, and not damage or destroy the
exterior architectural features of the landtnark or the subject property within an historic
district?
The relocation of the building on the property will not damage the character of the
property ox the district as a whole provided adequate steps are taken to ensure that the
building will not be damaged during the move, that its physical location and
orientation facing south toward the farmers ditch be maintained, and that the existing
high foundation wit11 steps leading to the porch be reconstructed. The proposed
restoration of the house with the removal of the non-historic dormer is appropriate.
2. Does the proposed application adversei~ affect the special character or special
historic, architectural, or aesthetic interest or value of the district?
The staff considers that the move will not adversely affect the special historic character
of the property as its rural context will be maintained. This is based upon the condition
that adequate steps are taken to ensure that the builduZg will not be damaged during
the move, that its physical location and orientation facing south toward the farmers
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ditch be maintained, and that the existing high foundation with steps leading to the
porch be reconstructed.
3. Is the architectural style, arrangement, texture, color, arrangement of color, and materials
used on existing and proposed buildings compatible with the character of the landmark?
Staff considers that the proposal will meet this condition provided the buildu1g is
rehabilitated as shown and that ifs original high foundation is replicated.
4. Does the proposal to demolish the building within the Mapleton Hill Historic District and
the proposed new construction to replace the proposed demolished building meet the
requirements of paragraphs § 9-11-18(b)(2) and 9-11-18(b)(3)#-13-18(b)(4) of this section?
N/A
5. The Landmarks Board is required to consider the economic feasibility of alternatives,
incorporation of energy-efficient design, and enhanced access for the disabled in determining
whether to approve a Landmark Alteration Certificate.
The proposal calls for a lower foundation, presumably, to make the building universally
accessible.
DESIGN GUIDELINES:
The Historic Preservation Ordinance sets forth the standards the Landmarks Board
must apply when reviewing a request for a Landmark Alteration Certificate. The board
has adopted the Design Guidelines to help interpret the Historic Preservation
Ordinance. The following is an analysis of the proposed demolition with respect to
relevant guidelines. Design guidelines are intended to be used only as an aid to
appropriate design and are not intended as a checklist of items for compliance.
GENERAL DESIGN GUIDELINES
2. SITF. DESIGN
Site design includes a variety of character-defining elements of our historic districts and
building. Individual structures are located within a framework of streets and public
spaces that set the context for the neighborhood. How the structures oce>xpy their site, in
terms of alignment, orientation, and spacing, creates much of the context of the
neighborhood.
2.1 Buildin Ali meat, Orientation, and S acin
T`11e pattern of setbacks is an important element in defining neighborhood character. A
front yard set back serves as a transitional. space between the public sidewalk and the
rivate buildin entr .When re Bated alon the street, these ards enhance the character
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of the area. The relatively uniform alignment of building fronts, as well as similar spacing
between rimar buildin s, contributes to a sense of visual continui
Guideline: Anal sis: Conforms?
Yes
.1 Locate structures within the range of Relocation of the historic
alignments seen traditionally in the area, building will not alter the
maintaining traditional setbacks at the front, rural context of the house,
side and rear of the property. provided that distance from
farmex's ditch is same as
existing and that it faces south
onto that feature as existu~ .
No
S Orient the primary building to the street. Historically the house faced
the farmers ditch and
Valmont Road. Re-orienting to
Airport Road will alter this
historic relationship. Orient
relocated house to south.
Yes
.7 Preserve a backyard area between the house and Relocation will not affect
the garage, maintaining the general proportion relationship of built area to
of built mass to open space found within the open space.
area.
3.4 PORCHES
Front porches are a common and important visual element of many histoxic building
styles. The porch roof is generally supported by freestanding columns or by columns
resting on a masonry wall. Wood railings are anchored with masonry or wood
balustrades. A orch is enerall o en with the facade of the house lainl visible.
MAYBE
.2 Deteriorated original porches and porch The applicant proposes repair
elements sholcld be repaired or replaced and limited replacement.
following recognized preservation methods so Stairway to raised front porch
the character of ~orcll is not eom romised. should be maintained.
3.6 Exterior Materials: Walls, Siding, and Masonry
YES
.1 Original historic finish materials should be Clapboard is proposed to be
preserved alTd repaired. When feasible, remove preserved and repaired.
newer materials that have been applied over
historic finish and that have not achieved
l'11StoY1C Sigll] Cal'ice 1n theiY Own Yt lTt.
3 7 Windows, Storm Windows, and Shutters
Windows, the elements that surround them and their relationship to one another are one
of the most important character-defining elements of a historic building and should be
reserved.
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.1 Retain and preserve existing historic windows Historic windows are YES
ro osed to be reserved.
Wlul.e the General Design Guidelines do not specifically address the relocation of
designated buildings, staff considers the proposed relocation of the landmark house
generally consistent with the Historic Preservation Ordinance, the General Design
Guidelines, and the Mapleton Hill Historic District Guidelines. This is based upon staff's
understanding that such relocation will preserve the relationship and orientation fo the
farmer's ditch and will preserve the historic context in which it is located. In terms of
the rehabilitation, the proposal is generally consistent with the guidelines. However., the
full foundation should be replicated to match the existing one and the front porch stair
should be retained. As such, staff finds the application consistent with Section 9-11--
18(a)&(b)(1-4) B.R.C., the General Design Guidelines, provided the conditions listed above
are met prior to issuance of a building permit for the project.
NEXT STEPS:
If the board finds that issuing a landmark alteration certificate for the relocation and
rehabilitation of the house is appropriate, it will be necessary to amend the landmark
designation. This amendment should include the same size boundary as proposed in
figure 6 and should occur immediately after the move has occurred.
FINDINGS:
The Landmarks Board finds, with the conditions listed, that the proposed Landmark
Alteration Certificate application is consistent with the purposes and standards of the
Historic Preservation Ordinance, and:
1. The relocation of the historic garage will not damage the contributing
architectural features of the subject property or the Mapleton Hill Historic
District.
2. The proposed demolition will not adversely affect historic architectural and
aesthetic interest of the property in the Mapleton Hill Historic District.
3. The proposal is substantially inconsistent with sections 7.1 "Garages, Carports,
and Accessory Buildings" of the General Design Guidelines and section P of the
Mapleton Hill Historic District Design Guidelines.
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ATTACHMENTS:
A: Designating memo to Landmarks Board for the Platt Farmhouse
B: Designating Ordinance
C: Applicant letter
D: Site plans, existing elevations, photographs
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ATTACHMENT A
MEMORANDUM
September 1, 1999
TO: Landmarks Preservation Advisory Board
FROM: Neil Holthouser, Planning Technician
Ruth McHeyser, Planner
SUBJECT: Public hearing and consideration of a recommendation to City Council
concerning a request for individual landmark status for property located at 3160 Airport
Road, also known as 5227 Valmont Road. (This item was continued from the August 4,
1999 meeting.)
Owner and Applicant: City of Boulder Parks Department.
STATISTICS:
i. Site: 3160 Airport Road
2. Zoning: Unincorporated Boulder County
3. Owner: City of Boulder Parks and Kecreation Department
4, Applicant: City of Boulder Parks and Kecreation Department
PITRODUCTION
The City of Boulder Parks and Recreation Department owns this house and plans to incorporate it into the proposed
Valmont City Park. The property is located in unincorporated Boulder County east of Boulder's city limits. 'The
Parks and Recreation Department has initiated annexation procedures for the entire park site, which includes
approximately 132 acres to the north and south of Valmont Road. The house was originally addressed as 5227
Valmont Road. The Parks and Recreation Department purchased the property in 1997, routed a new driveway to
access Airport Road, and changed the address to 3160 Airport Road. The house remains in its original location.
As a condition of annexation approval, the Planning Department recommended that the Parks and Recreation
Department apply t2>r individual landmark designation for two structures within the proposed park: 1) 3160 Airport
Road; and 2) S ] 72 Valmont Road (see Attachment A: Locator Map}. The Parks and Recreation Department applied
for landmark designation for both structures on May 1 S, 1999 (see Attachment B: Landmark Application).
SIGNIFICANCE:
The following is the result of staff's research on the property relative to the significance criteria for individual
landmarks adopted by the Landmarks Board in September, i97S. (See Attachment C: Significance Criteria)
HISTORICAL SIGNIFICANCE:
1. Date of construction: c. 1908 (Source: Boulder County Assessor)
2. Association with historical persons or events: This house is associated with the Platt family, who
operated a farm on the property from the Late 1890s until the early 19SOs. The house was built in or about
1908 by James M. Platt, who served as Boulder County's first water commissioner. The house is located in
' east Boulder in what is generally known as the Valmont community. Though the property has not yet been
annexed, it is bounded to the east and west by land #hat is within the Boulder city limits.
The property was originally homesteaded by James J. Rhoads, a farmer and son of Boulder pioneer Joseph
Rhoads. The Rhoads family came to Boulder in 1859 from Missouri. Joseph Rhoads worked for several
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years as a gold miner in Gold Hill before settling in the Boulder Valley as a fanner. James Rhoads (1812-
1878) homesteaded the subject farm site in 1872, though it is not clear whether he ever lived on the
properly. (Source: Cultural Resources of Valmont Park, 1997}
The faun changed hands several times in the 1880s and early 1890s before it was purchased in 1896 by
James M. Platt. Platt was born in Iowa in 1860. His family moved to Boulder in the early 1870s and
settled on a faun in the Valmont area. Platt's first wife died in 1882, leaving him one son. Platt briefly
moved back to Iowa before returning to Boulder in 1885 to marry Lucy Lloyd. James and Lucy Platt had
eleven children together. (Source: Cultural Resources of Valmont Park, 1997)
James Platt began farming the subject property in the late 1890s. hi or about 1908, he built the subject
faun house just north of the Boulder and Lefthand Ditch. In addition to farming, the Platt family was
deeply involved with water resource issues in the Boulder Valley. In 1907, James Platt was appointed
Boulder County's first water comnussioncr, a position he held for 25 years. Upon his death in 1932, Platt
passed the position to his son, Thomas L. Platt, who 1•~eld it until his retirement in 1974. Thomas Platt also
served as a daily weather observer for the National Weather Service. Thomas' son, Thomas E. Platt, served
as water superintendent for the City of Boulder in the 1960s. (Source: Cultural Resources of Valmont Park)
The Platt family lived in the subject house until the early 1950s, when it was purchased by the Howe family
of Howe 11+fortuary. Uoldine Howe lived in the house for several years in the 1950s. In 1976, the house
was purchased by Everett Wiehe, who lived here until 1997 when the Boulder Parks and Recreation
Department acquired the property as part of the proposed Valmont City Park.
3. Disfinction in the development of the community of Boulders This house is significant for its role in
Boulder's agricultural development during the first half of the 20th Century. "fhc house reflects the area's
agricultural history in its simple wood-frame design and its proxinuty to the North Boulder Farmers Ditch
and the Boulder and Lefthand Ditch, which were Uuilt in the late 1800s to provide irrigation for Boulder's
outlying fame communities. The house is located in east Boulder in an area generally known as Valmont.
The Valmont conurrunity was founded in 1860 by a group of former miners seeking their fortunes in
agriculture. Pioneer 'T'homas Jones built the first building in Valmont in 1860 - a small log building
housing a tavern, inn and stage stop. '1'hc building, though badly deteriorated, still stands about half a nule
east of the subject farm site. The town of Valmont, platted in 186, started out as a farming community.
For a brief period in the 1860s, Valmont's population actually surpassed that of Boulder. Boulder County's
first newspaper, the Valmont Bulletin, was founded in 1866. (Source: Cultural Resources of Valmont Park,
1997)
The subject farm site is significant for its relationship to three key land features in east Boulder: the North
Boulder Farmers Ditch, the Boulder and Left Hand Ditch, and Valmont Road. The North Boulder Farmers
Ditch was constructed in 1862 to divert water from Boulder Creek to outlying farm communities. A
second irrigation canal, the Boulder and I,eff:hand Ditch, was constructed in 1873 to parallel the Farmers
Ditch. Together, the ditches played a vital role in the agricultural success of the Valmont community. The
subject farm house sits approximately 40 feet north of the Boulder and Lefthand Ditch.
Valmont's agricultural success also depended on reliable transportation. Valmont Road was built in the
early 1860s to transport agricultural products from outlying farm communities to markets in Boulder. The
road served as the original wagon route for the Overland Stage Company, which included a stage stop at
Thomas Jones' tavern in Valmont. The importance of the road as an agricultural trading route is reflected
in the placement of many farmhouses along Valmont Road, including the house at 3160 Airport Koad. The
house is set back from Valmont Koad approximately 900 feet and was originally ]inked to the road by an
unpaved drive. The drive, which crosses both the )~armers Ditch and the Boulder and Lefthand Ditch, still
exists, though it is no longer accessible from Valmont Road. (Source: Cultural lesources of Valmont Park,
1997)
4. Recognition by authorities: None.
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ARCffiTECTIJRAL SIGNIFICANCE:
1. Recognized period/style: Vernacular wood frame. This house is an intact example of an early-20th
Century farm house as reflected in its vernacular hipped-box design, simple wood-farm construction, and
prominent wrap-around front porch. The house features poured concrete foundations, central brick
chimney, and double-hung windows with wood shutters. The hipped roof features sprung (flared) eaves.
The north and south elevations feature small shed-roof dormers with wood shingle siding. A large flat-roof
dormer and projecting balcony, added in the 1970s, are located on the west elevation. The cast-facing roof
plane features three skylights, also added in the 1970s. The wrap-around front porch features round
wooden columns with square capitals.
By far the most cotrunon style of architecture, vernacular wood frame structures have been Uuilt throughout
Colorado since 1860. With an absence of architectural features and ornamentation that can distinguish a
specific style, these simple, modest homes are divided into types according to floor plan and roof shape...
The hipped box is a small, one-story structure with hipped roof and usually a front porch... The topped box
has no decorative elements.c~ (Source: Sarah Pearce, A Guide to Colorado Architecture, 1983)
The house generally retains a high degree of architectural integrity, especially as viewed from the south
(front). Ilowever, a t970s addition to the west facade is not compatible with the original design of the
house. The addition consists of a large flat-roofed dormer with two double-hung windows, two narrow
plate-glass windows, and a doorway exiting onto a projecting balcony. The addition is inappropriate in its
scale, flat roof pitch, narrow window openings, and cantilevered balcony. The three skylights in the east-
facing roof plane, added in the I970s, are not compatible with the original structure. however, their visual
impact is minimal.
2. Architect or builder of prominence: Architect, if any, unknown.
3. Artistic merit: N/A
4. Examples of the uncommon: N/A
5. Indigenous qualities: N/A
ENVIRONMENTAL. SIGNIFICANCE:
1. Site Characterisfies: This house is located in east Boulder in an area generally known as the Valmont
community. The house is located on approximately 25 acres of rural, undeveloped land bounded to the
south by Valmont Road, Airport Road to the west, the Boulder County Jail complex to the north, and an
industrial site to the east. The house is set back approximately 900 feet to the north of Valmont Road and
800 feet to the east of Airport Road. An unpaved driveway leads from Airport Road to the subject farm
house; a separate driveway, which is no Longer used, runs from the house south to Valmont Road.
The North Boulder Fanners Ditch and. the $oulder and Lefthand Ditch run parallel to each other across the
site, flowing from southwest to northeast. The house is located approximately 40 feet to the north of the
Boulder and Lefthand Ditch and approximately 300 feet north of the North Boulder Fanners Ditch. The
ditches arc lined with mature trees and vegetation. The house faces south toward the ditches and Valmont
Road. The site slopes generally from north to south.
The site contains three outbuildings: a small gable-roofed building to the southwest of the house, built in
the 1970s as a guesthouse; a small hexagonal shed immediately west oi'the house, which may have been
used as a chicken coup; and aflat-roofed garage located to the northwest of the house. The outbuildings
are not contributing features of the site.
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The proposed Valmont Cily Park plan calls for the creation of bicycle and pedestrian trails along the ditch
corridors and the planting of a botanical garden to the southwest of the subject house. The proposed plans
appear in keeping with the site's historically rural character.
2. Compatibility with site: This house is compatible with its site in that it is located in a rural setting close to
the Fanners Ditch and the Boulder and Lefthand Ditch, reelecting its original use as a farm site. The
proposed Valmont City Park preserves the site's rural character through the creation of botanical gardens
and pedestrian trails along the ditches
3. Geographic importance: "I'he house is geographically important for its proximity to the Farmers Ditch and
the Boulder and Lefthand Ditch, which were essential to the agricultural development oi' the Valmont
community.
4. En~~ronmental appropriateness: 1'he house is situated in a manner well-suited to its original function as a
faun house. The house is substantially set back from Valmont Road, allowing for the cultivation of
surrounding farm land. The house is located close to the Farmers Ditch and the Boulder and Lefthand
Ditch, which allowed access to water for crop irrigation.
5. Area integrity: Tl~e house is an intact example of an early-20th Century farm house as reflected in its
vernacular hipped-box design, simple wood frame construction, and pronuncnt wrap-around front porch.
The house should retain its rural character wider the proposed Valmont City Park plan, which calls for the
creation of gardens and pedestrian trails on land immediately surrounding the house.
SUMMARY OF SIGhTI)~ICANCE:
This house is historically significant for its association with the Platt family, and for its role in the agricultural
development of east Boulder. The house is architecturally significant as an intact example of an early-20th Century
farm house. The house is environmentally significant for its proximity to the North Boulder Farnzers Ditch and the
Boulder and Leilhand Ditch, which played signficant roles in the agricultural development of the Valmont
community.
LANDMARK SITE
The house is surrounded by approximately 25 acres of rural, undeveloped land. "The site is part of the larger
Valmont City Park site, which spans 132 acres to the north and south of Valmont Road. If the board recommends
landmark designation for the subject house, then it must also decide how much land to include in the landmark site.
Stai'f believes that the landmark site should respect the house's historic relationship to nearby irrigation ditches and
transportation. Staff therefore recommends that the site be drawn to include the Boulder and Lethand Ditch and a
portion of the unpaved driveway to the east of the house, which originally linked the l~tnn to Valmont Road. The
site should further be defined to include a 25-Foot buffer to the north and west of the house. (See Exhrbrt A:
Proposed Landmark Site)
RECOMMENDATION '
Staff recommends that the Landmarks Board recommend to City Council that the building and its site at 3160
Airport Road, as defined above and shown in Exhibit A, be designated as an individual landmark under the City
historic preservation code, adopting the staff memorandum detailing the significance criteria as presented above as
findings of the board.
Staff recommends that the building be named the Platt Farmhouse.
S:\PLAN\data\longrang\HIST\ALTCI:RTS\LandmarksWirport.3160\01.07.09 memo actual.doc
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2012055 ~ '
. . , Attachment B PAge ~ 1 of 4
,n ! ~ 01/04!20@0 03~27P
Boulder County Clerk, CO ORD R 20.00 p 0.@0
ORDINANCE N0.7016
AN ORDINANCE DESIGNATING THE STRUCTURE AND A PORTION OF
THE SITE AT 3164 AIRPORT ROAD AS SHOWN IN EXHIBIT A, CITY OF
1~OULDER, COLORADO, ALSO KNOWN AS THE PLATT FARMHOUSE, A
LANDMARK UNDER CHAPTER 10-13 OF THE REVISED CODE OF THE
CITY OF BOULDER, COLORADO 1981 AND SETTING FORTH DETAILS IN
RELATION THEI2ET0.
BE IT' ORDAINED BY THE CITY COUNCIL OF THE CITY OF BOULDER, COLORADO,
THAT:
Section 1. The council enacts this ordinance pursuant to its authority under Chapter 10-13
of the Revised Code of the City of Boulder, Colorado, 1981 to designate as a Landmark a structure
having a special character or special historical, architectural, or aesthetic interest or value.
Section 2. The council finds that: 1} on or about May 15, 1999, the owner of the~property
at 31 b0 Airport Road, City of Boulder, Colorado applied to the Ciry ofBoulder Landmarks Preservation
Advisory Board to designate said property as a landmark; 2) the board held a public hearing on the
proposed designation an September 1, 1999; and 3) on September 1, 1999 the board recommended that
the council approve the proposed designation. .
e~. ;ion 3. ~ The council also finds that upon public notice required by law, the counr,•il'_~eld
a public hearing on the proposed designation on November 9, 1999 and upon the basis of the
presentations at thai hearing Ends that the property at 3160 Airport Road does possess a special
character and special historical, architectural, or aesthetic interest or value wan•anting its designation
as a landmark.
2012055
Page ~ 2 of 4
~ ~ 91/94/Z999 03~~7P
Boulder County Clerk CO 0 D R 29,09 D 8.98
Section There is hereby created as a landmark a portion of the property located at 31b0 i
Airport Road, also know as the Platt Farmhouse, as shown in Exhibit A.
Section S. The characteristics of the subject property that justify its designation as a
landmark are: (1) its historical significance for its association with the Platt family, and for its role in
the agricultural development of east Boulder; (2) its architectural significance as an intact example of
an early- 20th Century farmhouse; and, (2) its environmental significance for its proximity to the North
Boulder Famers Ditch and the Boulder Lefthand Ditch, which played significant roles in the agricultural
development of the Valmont community.
Section 6. Tlzc council further finds that the foregoing landmark designation is necessary
to promote the public health, safety, and welfare of the residents of the city.
Section The council directs that the planning department give prompt notice of this
designation to the property owner and cause a copy of this ordinance to be recorded as required by
Section 10-13-6 (d) of the Revised Code of the City of Boulder, Colorado 1981.
INTRODUCED, READ AND ORDERED PUBLISHED BY TITLE ONLY this 9th day of
November, 1999.
.-`r
Mayor
Attest: .
City lerk on behalf of the
Director of Finance and Record
2012055
Page' 3 of 4
~ ; f 01 /6A1E989 03 ~ P7P
Boulder County Clerk CO ORD R P6~66 D 6,00
READ ON SECOND READING, PASSED, ADOPTED, ANA ORDERED
PUBLISHED BY TITLE ONLY this 21st day of December,1999.
y
Mayor
Attest:
City Clerk on behalf of the
Dixector of Finance and Record
i
EXHIBIT A ~
' Site Map Proposed Landnlar~C bite
~ ' Propoaod Landmark Stte 316t} A~ rport F~®ad
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-
ORDINANCE NO. 7016
STATE OF COLORADO)
COUNTY OF BOULDER) SS. CERTIFICATE
CITY OF BOULDER)
T, Alisa D. Lewis, City Clerk of said City in the County and
State aforesaid, do hereby certify that the foregoing ordinance was
introduced, xead on first reading, at a regulax meeting of the
City Council thereof held on the 9th day of November, 1999, and
that afterwards, to-wit: I caused the same to be published (by
title only) an the 12th day of November, 1999, in the official paper
of said City (the same being paper of general circulation
published in said city), and that said publication was made ten
days before the passage of said ordinance.
I hereby certify that the foregoing ordinance was afterwards
duly and regularly passed and adopted, by the City Council of said
City an second reading at a regular mee~.ing thereof held on the
21st day of December, 1999, and that I caused the same to be
published (by title only) on the 24th day of December, 1999, in the
official paper of said city.
WITNESS my hand and the seal of said City of Boulder hereto
affixed, this 27th day of December, 1999.
A1isa b. Lewis
City Clerk
(Seal)
cert2.ord
F;l~:~~la~j;-~
7016
II ~ II II
ORDINANCH N0.7018
AN ORDINANCE OE8!ONATING THE STRUCTURE AND A PORTION OF ITS 91TE
,AT 3180 AIRPORT ROAD AS BROWN IN EXHIBIT A, CITY OF BOULDER, COLO•
SER ~OA3 OF THE4REVISED CO E OF T!iEf CITY OF BOULDER COLORADO 1881
AND SET11N0 FORTIIOETAILS IN REIATIOh THERETO.
fTno publ!enod teKl of tho ebovo ordinance Is avallablo for public Inepoellon and as
qu!eluon In tna ONlco of the Clly Clerk, Munlctpal Bullding.1777 Broadway, BoWdor,•
CO E0392.)
INTRODUCED, READ, AND ORDERED PUBIISHEO BY TITLE ONLY THIS 8TH DAYI
CF NOVEMBER,199A. yyyy~~IIlI TToooorr
7aAY0R-
~ '
iATTEST:
Allen D, Lew1a
City Clerk
~Publie'wd November 12, 1899 In Itte pnlly Cemere • 5994x1. _
I II I II I II
ORDINANCE N0.7018
AN ORDINANCE DESIOtr'AT1NG THE STRUCTURE AND A PORTION OF R9 SIT F.
AT 3160 AIRPORT ROAD AS SHOWN IN EXHIBIT A, CITY OF BOULDER, COLO•
RADO, ALSO KNOtiVN AS 7HE PiATT FAHMHOllSE, A LANDMARK UNDER CHAP•
ANR SETT NG FORTRH DETAILS~N RELAT ON THEFEfO OLDER, COLORADO 1881
(Tho ppubllohod text of the abovo ordinance le svelleblo for pubec Ineper~lon and sa
qqukttlon to the Olfloe of the Cky Clerk, Municipal BuBdlnp, 1777 Broar7wey, Bouldefr
CO 80302.)
OF
NODVEMBEH~1~999,AND ORDERED PUBLSHED BY TITLE ONLY THIS 9TH OAY •
S R-AO ON SECOND READING ADOPTED AND ORDERED PUBUBHED BY TITLE
ONLY THIS 21 ST DAY OF OFC~M9ER, 1898.
ATTEST:
Allen D, Lewla
City CIaAt ,
Publlohed Docemhor 24, 1998 In the party Comoro - 808221 •
i
ARCHITECTURE
URHAN DESIGN
~Q INTERIOR DESIGN
The Platt Farmhouse Renovation Attachment C
3160 Airport Road (Current Address)
Boulder, Colorado
PROJECT DESCRIPTION
Nov. 6, 2008
The project consists of the relocation, alteration and restoration of the Platt Farmhouse, as part of
Phase 1 of the city of Boulder's Valmont City Park development, located at the northeast corner
of Valmont Road and Airport Road. The existing house and a portion of it's original site,
approximately 100 ft. x 120 ft., was designated as a local individual landmark in November, 1999.
The farm also included a number of farm-related out-buildings, some of which are still standing
and extensively altered, but were not included in the land-marked site.
The Platt Farmhouse was built c. 1908, by James M. Platt, a prominent farmer and Boulder
County's first-water commissioner, and is representative of the region's early 20«' Century
vernacular wood frame farmhouse. As can be determined from the 1949 Assessor's photograph,
included with this application, the exterior of the house today remains generally in its original
condition, with the exception of a large dormer room addition on the west side, skylights on the
east side of the roof, modification of the east-facing kitchen windows and south-facing front door
during the 1970s and 1980s.
The Master Plan for Valmont City Park- Phase 1, as conceived by Boulder's Department of Parks
and Recreation and their planning and landscape architecture consultant, BHA Design, involves
the relocation of the farmhouse approximately 700 ft. to the west of~it's current site; to a location
about 160 ft. from Airport Road. The house will be located slightly south of the main entrance to
the park, south of the park's Plaza and Event Green, and north of the existing Left Hand Irrigation
Ditch. There will be an open landmark site area surrounding the house, similar in size and
dimension to it's current landmark site, and the house will be located approximately the same
distance north of Left Hand Ditch as at it's current location. (See the attached Relocation Site
Plan)
The intended new use of the farmhouse will be for a community meeting facility. The Department
of Parks and Recreation will make the house available by reservation for private and public
groups, and for special events associated with the Park. It will also serve as a focal point and
visual landmark at the park entrance, and can be used in conjunction with nearby activities at the
Plaza and Event Green and other park facilities.
The reasons for relocating the house are as follows:
• The new location is consistent with the overall master plan of the park, with consideration
for park access, pedestrian circulation, and the general functionality of the park's planned
facilities and activities.
• The relocation will allow for better security of the farmhouse, being more visible from
Airport Road, in regards to management of the building's uses, and issues of potential
vandalism.
• The Boulder Fire Marshal will require a full road section with 80 ft. diameter turnaround
for fire truck access to the building from Airport Road, so the closer proximity to Airport
Road allows for a reduction in the distance and area of the park covered by paving
material required for fire department use, and better visibility for early detection of fire.
• The new location wil( be adjacent to the main park entrance and parking tot, for the
convenience of users, and will have more prominent connection to Airport Road for it's
intended uses by the general public, not necessarily invo{ved with the activities of the
park.
' il" I ~ ' I1 PHONE: 303E449.8900 _
BOULDER
1801 29TH STREET, SUITE 2054 FAX: 303.449.3886
DENVER BOULDER COLORADO SPRINGS LAS VEGAS LAKE TAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM
ARCHITECTURE
URBAN DESIGN
INTERIOR DESIGN
In it's new location, it is proposed that the house t:~e reoriented so that it's front porch and front
door will face west toward Airport Road. Currently the front of the house faces south toward
Valmont Road, because the original access to the house was from Valmont Road via a long
straight driveway, with a Valmont road address. The reasons for reorienting the house are as
follows:
• It would be typical for a house of this type to face the street from which it is accessed,
with the front porch facing toward the driveway as was it's original relationship to it's
driveway, as shown on the site photos and aerial photo included here. We believe that
the original siting of the house was arranged primarily to face Valmont Road and not the
irrigation ditch. Therefore, with the housE: relocated for Airport Road access, the
expected orientation of the house would Ise with the front facing west toward Airport
Road. However, in it's new location the Flouse will be located the same distance from the
irrigation ditch, with tlTe side porch facing the ditch. (See house orientation option photos
included here.)
• It is advantageous because of the new use of the house as a community meeting facility,
for the front porch tc face Airport Road, so that the public can clearly see the front
entrance. This provides a more welcoming appearance from the street and also provides
a clearer pedestriarT connection to the adjacent parking lot and Plaza/Event Green.
The renovation of the Platt Farmhouse will focus primarily on restoring it as close as possible to
it's original condition. The large 1970s 2nd Floor dormer and balcony on the west side will be
removed and the roof and eave will be restored. The original exterior materials, most of which
remain and are in good condition, will be repaired as required, including siding, windows, doors
and trim. The porch floor and railing are deteriorated and will be replaced, but the porch columns,
roof and ceiling will be restored. The modern front door will be replaced with a door matching the
existing rear door, and the modern kitchen windows at the northeast corner will be replaced with
one double-hung one-over-one window to match the existing original windows. Regarding
exterior paint colors, it is presumed that the house was always white, but research will be done to
determine what the original colors were, and the house will be painted accordingly.
Structurally the house is in good condition. The existing concrete foundation shows no signs of
significant cracking or subsidence, so the building has not moved or shifted since it was built. In
it's new location a new concrete foundation with crawl space or full basement will be constructed
to provide an exposed foundation similar to it's current appearance. The existing 2x4 wood stud
walls have no sheathing underneath the siding, so the structural engineer has recommended that
lateral bracing may need to be added, in the form of diagonal ties installed in the walls from the
inside during interior renovation.
We believe that the proposed relocation, reorientation and renovation of the Platt Farmhouse, as
described above, will preserve it's architectural and historical importance, and is consistent with
the purpose of it's being designated as a local individual landmark. And that it's incorporation in
the master plan and development of Valmont City Park will increase it's benefit to the public as a
cultural and historical resource.
„ .
BOULDER PHONE: 303.449.8900
1805 29TH STREET, SUITE 2054 FAX: 303.449.3886
DENVER 80UI.DER COLORADO SPRINGS LAS VEGAS LAKE TAHOE BOULDER, COLORADO 80301 WWW.OZARCH.COM
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PLATT FARMHOUSE RENOVATION o
VALMONT CITY PARK -PHASE 1
BOULDER, CO
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,
VALMONT•~IKEf'AF~K
80ULOER
1 /?/2009
Dear Landmarks Board and Staff,
I am the chair of the Valmont Bike Park Committee of the non-profit
Boulder Mountainbike Alliance. We represent more than 1,000 members
of the cycling community and are a strong partner in the development
of the Valmont City Park. We have amulti-faceted partnership with
the City of Boulder Parks and Rec Department going back several years.
We strongly support the proposed move of the Platt Farmhouse at
Valmont City Park. We also support rotating the house so its front
door faces the more public, accessible spaces of the park.
Moving the house makes a lot of sense to the overall park design,
and will certainly make the house more accessible and usefizl to the
public. By relocating it and restoring it to its former condition,
it will become a beautiful and valuable facility for all park users
and the general public. As committed long-term stewards of the park,
we look forward to highlighting its history and ensuring its care .
More than 500 members of the public have donated nearly $100,000
through the Boulder Mountainbike Alliance to support the development
of the bike park. This outpouring of support has been simply
amazing, and we are committed to keeping the momentum into the future.
Thank you,
Bobby Noyes, Chair, Valmont Bike Park Committee
BMA • P.O. Oox 4954 • Boulder, CO. 80306-4954