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Landmarks Board approves demolition at 3132 8th Street, citing structural problems and high repair costs
Summary
After reviewing engineering reports and cost estimates, the Boulder Landmarks Board on Jan. 8 approved demolition of the house and garage at 3132 8th Street, finding that repair would be structurally complex and financially unreasonable; approval carried 3–1.
The Boulder Landmarks Board on Jan. 8 approved an application to demolish a non‑landmarked house and a stone‑faced garage at 3132 8th Street, concluding the structures have significant structural problems and that rehabilitation would be unusually costly.
Staff found the two buildings retain historic materials and that the house’s distinctive polygonal stone veneer is a locally notable feature, but staff recommended approval of demolition under Boulder Revised Code section 9‑1‑123 because the condition and projected cost of repair render a stay inappropriate.
Why it matters: The house (circa 1920) and matching stone garage are visually prominent on a double lot and are the only known pair of polygonal stone‑faced properties on the block. However, the applicant provided engineering assessments and cost estimates concluding that the stone veneer was applied over an older wood frame and shallow foundation, that the veneer is not tied structurally to the frame, and that both house and garage have inadequate foundations and structural issues. The contractor/architect team said feasible repair would likely require deconstruction of the stone veneer, foundation replacement and reconstruction of structural elements.
Applicant remarks: Architect John Stevens (speaking for the applicant team) told the board that a realistic rehabilitation approach would require “almost a piece by piece deconstruction of the wall, then do all the work to the house to bring it up to code,” which, combined with the house’s small size, drives a high cost per square foot. The applicant’s materials and a structural engineer’s memo cited unreinforced cast‑in‑place concrete elements in the garage, significant cracking, and sagging roof joists.
Board action: Staff recommended approval, and the board voted 3–1 to authorize demolition (motion moved by Renee Golubic, seconded by Ronnie Palusio). Chair Abby Daniels voted no. Staff said an approval letter will be issued; under current policy a deconstruction permit must be obtained within 180 days (the staff memo noted a stay would have expired May 18 if placed), or a new application will be required.
Ending: The decision allows the applicant to pursue demolition and redevelopment options; staff encouraged the applicants to contact the city with any questions about deconstruction permitting or potential alternatives.
Quotes: “I think it requires almost a piece by piece deconstruction of the wall, then do all the work to the house to bring it up to code,” said applicant John Stevens.
