Council approves demolition of deteriorated Harrison Avenue building but denies proposed replacement

Leadville — On March 3 the City Council approved a certificate of appropriateness permitting demolition of a deteriorated wood-framed building on Harrison Avenue after staff and an independent engineer concluded the structure is not suitable for safe human occupancy and rehabilitation is likely infeasible. The same meeting considered a proposed three-story, mixed-use replacement; after lengthy public comment and staff analysis the council voted to deny the proposed replacement building’s certificate of appropriateness.

Planner Alex Willis reviewed the cultural-resource survey and two structural assessments. The applicant’s engineer and the city’s third-party reviewer described extensive water damage, loss of load path and inadequate lateral and vertical support. The third-party report stated in part that "the building is simply not suitable for human occupancy" and that rehabilitation was "not practical or economically feasible." Staff and the Historic Preservation Commission (HPC) focused the demolition decision on structural and safety evidence and on required mitigation measures for adjacent buildings.

The council approved demolition subject to conditions including a pre-demolition inspection by the building official, required permitting through Lake County Building Department, plans for dust, erosion and weed control and measures to protect adjoining structures during demolition and site stabilization.

The second, separate portion of the application proposed a contemporary three-story mixed-use replacement with a vertical steel-and-marble facade and a small rooftop set-back feature. Staff reported that although scale, massing and overall site layout broadly complied with Harrison Avenue site standards, the proposed materials and facade treatment did not meet multiple elements of the Harrison Avenue design guidelines (notably exterior facade materials, storefront details and horizontal alignment). The Historic Preservation Commission had recommended denial. Public commenters echoed both sides: some supported new investment and long-term use, others urged preservation of downtown character.

Council voted to deny the certificate of appropriateness for the proposed new construction, citing incompatibility with adopted Harrison Avenue design guidelines. Staff will manage required demolition permitting and a sequence of protections for adjacent masonry buildings. The applicant may revise and resubmit design proposals for future HPC review and a new COA application.