The Boulder Landmarks Board voted on Jan. 7 to schedule initiation hearings for four Arapahoe Avenue properties being considered for demolition, responding to months of site visits, feasibility work and public comment.

Staff told the board it had conducted a site visit and a subsequent virtual session in December to explore alternatives to demolition. Preservation staff summarized constraints — a steep south slope, portions of the parcels inside the 100-year floodplain and tight site geometry that complicates on-site parking and fire access — and said some scenarios left the development short of required parking for the project’s low-income housing tax credit (LIHTC) financing.

The applicants and community members gave contrasting views during public participation. Catherine Bean, who said her team had “spent money, time, effort on additional feasibility studies,” told the board that the LIHTC partnership requires 73 parking spaces for the first phase and that the sites alone would not provide the parking needed. Bean also flagged floodplain rules and mitigation costs, telling the board that raising the houses to meet FEMA substantial-improvement requirements “would probably cost about 1000000 bucks.”

Representatives of Presbyterian Manor offered a different approach. Richard Mark Libetrau, who identified himself as president of the Presbyterian Manor board, asked the Landmarks Board to set the hearing for Feb. 4 and said his board would donate the four houses for relocation if the demolition permit were approved, offering time through June 30, 2027 to identify a relocation plan and through Dec. 1, 2027 for physical relocation.

Preservation staff outlined other options discussed in December, including on-site consolidation with a 10-foot buffer, off-site relocation and limited benefit from state historic tax credits (staff estimated the credits might cover only a small share of renovation costs after other expenses).

Board members wrestled with schedule and technical constraints, noting that code timelines, staffing and public-notice requirements limited options. Because of those deadlines, the board voted separately to schedule initiation hearings for each address — 976, 986, 990 and 1004 Arapahoe Avenue — so members, staff and the public can consider designation or demolition permit requests in more detail prior to the stays’ expiration.

The scheduling motions were seconded and carried by roll call (unanimous among attending board members). The board’s action moves the items to public-noticed hearings where staff, applicants and community members can present final materials and staff can recommend findings.

What happens next: scheduling means each parcel will receive a noticed initiation hearing (the board or City Council may later act). If the board or council makes a final decision, staff and preservation committees will work through alternatives and conditions as needed.