Quasi Judicial Memo

City of Boulder City Council Quasi-Judicial Agenda Item Meeting Date: September 17, 2026 Agenda Title Second reading and consideration of a motion to adopt Ordinance 8765 designating the property at 1004 Lincoln Pl., City of Boulder, Colorado, to be known as the Beard– Stoyva House, as an individual landmark under Chapter 9-11, “Historic Preservation,” B.R.C. 1981; and setting forth related details

Staff Contact  

Marcy Gerwing, Principal Historic Preservation Planner, Planning and Development Services Brad Mueller, Director of Planning and Development Services

Draft Motion Language Motion to adopt Ordinance 8765 designating the property at 1004 Lincoln Pl., City of Boulder, Colorado, to be known as the Beard–Stoyva House, as an individual landmark under the City of Boulder Historic Preservation Ordinance; and setting forth related details.

Executive Summary This item is consideration of an owner-nominated landmark designation application for the property at 1004 Lincoln Pl. The property includes a house and garage constructed 1906-1908. On July 1, 2026, the Landmarks Board voted unanimously (5-0) to recommend that the City Council designate the property at 1004 Lincoln Pl. as a local historic landmark, to be known as the Beard–Stoyva House, finding that it meets the standards for individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981.

The purpose of this agenda item is for City Council to consider second reading of an ordinance designating the property at 1004 Lincoln Pl. as an individual landmark under the city’s Historic Preservation Ordinance. The council must determine whether the proposed individual landmark designation of the property meets the purposes and standards of the Historic Preservation Ordinance (Sections 9-11-1 and 9-11-2, B.R.C. 1981). This includes that the landmark designation: 1. Will promote the public health, safety, and welfare by protecting, enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events, and persons important in local, state, or national history or providing significant examples of architectural styles of the past. 2. Will develop and maintain appropriate settings and environments for such buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s living heritage. 3. Will draw a reasonable balance between private property rights and the public interest in preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of buildings and structures important to that heritage will be carefully weighed with other alternatives and that alterations to such buildings and structures and new construction will respect the character of each such setting, not by imitating surrounding structures, but by being compatible with them. The property owner is in support of the designation. If approved, Ordinance 8765 would result in the designation of the property as an individual landmark. The findings are included in the ordinance.

Council Action Options Option

Outcome

Approve the application

If the application is approved Ordinance 8765 would result in the designation of the property as an individual landmark.

Approve the application with additional conditions

City Council may modify the landmark boundary and landmark name. Council would need to draft any modifications to the draft motion language and approval, based on the criteria for review.

Deny the application

If the application is denied the property would not be designated as an individual landmark.

Key Issues N/A

Background Property Description & Site Context The property at 1004 Lincoln Pl. is located on the northeast corner of Lincoln Place and Euclid Avenue in the University Hill neighborhood. The house faces west onto Lincoln Place and the rear abuts an unnamed alley. The property is located within the identified potential University Hill Historic District, which was identified in 1992 as a potentially eligible National Register Historic District with a period of significance from 1892 to 1942. The house at 1004 Lincoln Pl. was identified as a contributing feature of the proposed district in the 2001 resurvey of the property. The property includes a house and garage constructed 1906-1908 and is significant for its architecture as an exceptionally good example of Craftsman-style architecture with Tudor Revival influences, seen in the stucco and half-timbering which cover the entire second story; its connection to the development of the community, the Texas-Colorado Chautauqua, and the promotion of Boulder to health-seekers; and it’s environmental significance as a prominent and recognizable feature within the neighborhood.

Application Description The Landmarks Board recommends the property be known as the Beard–Stoyva House to recognize the property’s first owners, Julia and James Beard, and prominent long-term residents, Johann and Jane Stoyva, and the Stoyva family’s stewardship of the property for the last 55 years. This is consistent with the Landmark Board’s Guidelines for Names of Landmarked Structures and Sites (1988) and the National Register of Historic Places Guidelines for Designation. See Guidelines for Names of Landmarked Structures and Sites (link). The Landmarks Board recommends that the boundary be established to follow the property lines of the lot, consistent with current and past practices and the National Register Guidelines for establishing landmark boundaries. This boundary is supported by the property owner.

Application History On July 1, 2026, the Landmarks Board voted unanimously (5-0) to recommend that the City Council designate the property at 1004 Lincoln Pl. as a local historic landmark, to be known as the Beard–Stoyva House, finding that it meets the standards for individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981.

Public Comment At the Landmarks Board public hearing, three members of the public spoke regarding the designation.

Criteria for Review Applicable Boulder Revised Code Sections Section 9-11-6(b), Council Ordinance Designating Landmark or Historic District, of the historic preservation ordinance specifies that in its review of an application for local landmark designation, the council must consider “whether the designation meets the purposes and standards in Subsections 9-11-1(a) and Section 9-11-2, City Council May Designate Landmarks and Historic Districts, B.R.C. 1981, in balance with the goals and policies of the Boulder Valley Comprehensive Plan.” The City Council shall approve by ordinance, modify and approve by ordinance, or disapprove the proposed designation. 9-11-1, Legislative Intent, B.R.C. 1981 states: (a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting, enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events, and persons important in local, state, or national history or providing significant examples of architectural styles of the past. It is also the purpose of this chapter to develop and maintain appropriate settings and environments for such buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s living heritage. (b) The City Council does not intend by this chapter to preserve every old building in the city but instead to draw a reasonable balance between private property rights and the public interest in preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of buildings and structures important to that heritage will be carefully weighed with other alternatives and that alterations to such buildings and structures and new construction will respect the character of each such setting, not by imitating surrounding structures, but by being compatible with them. (c) The City Council intends that in reviewing applications for alterations to and new construction on landmarks or structures in a historic district, the Landmarks Board shall follow relevant city policies, including, without limitation, energyefficient design, access for the disabled, and creative approaches to renovation.

9-11-2, City Council may Designate Landmarks and Historic Districts, B.R.C. 1981 states: (a) Pursuant to the procedures in this chapter the City Council may by ordinance: (1) Designate as a landmark an individual building or other feature or an integrated group of structures or features on a single lot or site having a special character and historical, architectural, or aesthetic interest or value and designate a landmark site for each landmark; (2) Designate as a historic district a contiguous area containing a number of sites, buildings, structures or features having a special character and historical, architectural, or aesthetic interest or value and constituting a distinct section of the city; (3) Designate as a discontiguous historic district a collection of sites, buildings, structures, or features which are contained in two or more geographically separate areas, having a special character and historical, architectural, or aesthetic interest or value that are united together by historical, architectural, or aesthetic characteristics; and (4) Amend designations to add features or property to or from the site or district. Upon designation, the property included in any such designation is subject to all the requirements of this code and other ordinances of the city.

Applicable Plans and Guidelines N/A

Analysis Summary of Significance To assist in the interpretation of the historic preservation ordinance, the Landmarks Board adopted an administrative regulation in 1975 establishing Significance Criteria for Individual Landmarks (link). For additional information on the history of the property, see the July 1, 2026 Landmarks Board Memorandum (link). ANALYSIS: A. Would the designation protect, enhance, and perpetuate a property reminiscent of a past era(s), event(s), and person(s) important in local, state, or national history in Boulder or provide a significant example of architecture of the past? Staff considers, and the Landmarks Board found, that the proposed designation of the property at 1004 Lincoln Pl. will protect, enhance, and perpetuate a property

reminiscent of a past era of history and preserve an important example of Boulder’s historic architecture. B. Does the proposed application develop and maintain appropriate settings and environments for such buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the City’s living heritage? Staff considers, and the Landmarks Board found, that the proposed designation will maintain an appropriate setting and environment for the building and site, and enhance property values, stabilize the neighborhood, promote tourist trade and interest, and foster knowledge of the city’s living heritage. HISTORIC SIGNIFICANCE: Summary: The property located at 1004 Lincoln Pl. meets the following historic significance criteria. 1. Date of Construction: 1906-1908 Elaboration: Boulder County records list the year of construction of 1908. The house was commissioned by the Beard family in 1906. They moved into the house in 1908. 2. Association with Persons or Events: The property at 1004 Lincoln Pl. has had a number of stewards over the last 118 years. The longest (and current) owners, the Stoyva family, purchased the house in 1971. Jane Bliss Stoyva ran the Wardenburg Student Health Center at the University of Colorado–Boulder, working first as a psychotherapist and later as the director of clinical social work, from 1965 until her retirement in 2000. She also organized the University Hill Neighborhood Association (UHNA). Johann Stoyva studied sleep, biofeedback and stress-related disease at the University Medical Center (now Health Sciences Anschutz) in Denver. He wrote many books and scientific papers on his research. 3. Distinction in the Development of the Community: Texas-Colorado Chautauqua, development of rail connections, promotion of Boulder to health-seekers, multi-family housing. Elaboration: The rail connection between Fort Worth and Colorado was a key factor in the development of the Texas-Colorado Chautauqua, and also the neighborhood. About one fourth of all lots in the University Place neighborhood were developed between the arrival of the Colorado Chautauqua and the streetcar and 1910. Original owners, Julia and James Beard, were attracted to Boulder because of the easy rail connections to their family in Texas but also as a location promoted to ease tuberculosis. Subsequent owners also came to Boulder seeking better health. Boulder continued to be an attractive location for health-seekers during the 1960s

and 1970s, but in these decades the health trends were more connected to “wellness” and radical changes in healthcare, especially in mental health care. During the Great Depression (1929 – 1939), this was one of many houses in Boulder to be converted to multi-family use. It was maintained as multifamily through the Second World War, into the 1970s, and continues today. 4. Recognition by Authorities: Front Range Research Associates, Inc. Elaboration: The 1990 Survey considered the house eligible for inclusion on the National Register of Historic Places based on the high artistic values and significant as “an exceptionally good example of Craftsman-style architecture in Boulder. The house also has Tudor Revival influences, seen in the stucco and half-timbering which cover the entire second story. The building also features a bay window, an oriel window, and several multi-pane windows. Craftsman-style homes were popular in Colorado in the early part of the twentieth century. Although many Bungalow/Craftsman-style homes can be found in Boulder’s University Hill neighborhood, this building is one of the largest and best examples.” ARCHITECTURAL SIGNIFICANCE: Summary: The building at 1004 Lincoln Pl. meets the following architectural significance criteria. 1. Recognized Period or Style: Craftsman with Tudor Revival influences Elaboration: The building is an exceptionally good example of Craftsman-style architecture which emerged from the Arts and Crafts movement of the early 20th century and stressed comfort and utility through the use of natural materials and a lack of pretension. Character-defining features include the two-and-one-half story front gabled form with asymmetrical massing. Exterior texturing through the use of the combination of red brick and stucco, together with ornamental halftimbering. The full width front porch with stucco and half-timbering in the gable end and paired porch columns on a brick porch wall. The non-symmetrical window openings with stone sills and arched brick headers; windows arranged within the pattern of the half-timbering using the timbers as window frames; the oriel windows; and the front door with stone lintel. The windows with divided lights in the upper sash and a single light in the lower sash. Many Craftsman houses display a small amount of false half-timbering, however this house includes the character-defining features of a Tudor Revival style, including ornamental half-timbering covering the upper story, a steeply pitched roof and asymmetrical massing. Common to both styles, the exterior texturing through the use of brick, stucco and half-timbering gives the building a picturesque composition. 2. Architect or Builder of Prominence: Not known

Elaboration: Although neither the architect nor builder are currently known, Julia and James Beard commissioned the house. 3. Artistic Merit: Ornamental half-timbering and the oriel windows Elaboration: 1990 Survey considered the house to be eligible for inclusion on the National Register of Historic Places based on the high artistic values. The high artistic values are seen in the building overall, but specific details include the ornamental half-timbering with windows arranged within the voids of the halftimbering using the timbers as window frames and the oriel windows. 4. Example of the Uncommon: While many Craftsman-style and Tudor Revival homes can be found in Boulder’s University Hill neighborhood, this building is one of the largest and best examples. 5. Indigenous Qualities: The stone foundation and brick is likely locally sourced. ENVIRONMENTAL SIGNIFICANCE: Summary: The building located at 1004 Lincoln Pl. meets the following environmental significance criteria. 1. Site Characteristics: The house is set on multiple lots and is surrounded by mature and newer vegetation including apple trees. Many of the trees on site were planted by Johann Stoyva circa 1971-2024 to replace older trees that had reached the end of their lifespan. 2. Compatibility with Site: The massing and scale of the house and the property’s mature vegetation is compatible with its residential setting. 3. Geographic Importance: While the primary façade faces west toward Lincoln Place, the design includes prominent features on the south elevation that create a secondary façade facing Euclid Avenue. The orientation and prominence of the house creates a familiar visual landmark within the neighborhood. 4. Environmental Appropriateness: None observed. 5. Area Integrity: The property is located in the identified potential University Hill historic district. Elaboration: An intensive survey of the University Hill neighborhood in 1992 identified the boundaries of a potential historic district. This district was potentially eligible for the National Register (period of significance from 1892 to 1942). The

proposed district was noted to be “associated with significant people, many of whom were affiliated with the University of Colorado, and includes many high style homes designed by known architects as well as residences representative of particular architectural styles and methods of construction. In addition, the proposed district is significant for its association with the historic development of Boulder, as reflected in such aspects as its streetcar system, the university campus, boarding houses and the houses of fraternities and sororities, and University Hill school and business district.” 1004 Lincoln Pl. was identified as a contributing feature of the proposed district in a 2001 resurvey of the area.

Findings The Landmarks Board finds, based upon the application and evidence presented, that the proposed designation application is consistent with the purposes and standards of the Historic Preservation Ordinance, in that: 1. The designation of the property at 1004 Lincoln Pl. will protect, enhance, and perpetuate a property reminiscent of a past era of history and preserve an important example of Boulder’s historic architecture. 2. The proposed designation will maintain an appropriate setting and environment for the building, and enhance property values, stabilize the neighborhood, promote tourist trade and interest, and foster knowledge of the city’s living heritage.

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Attachments Attachment A – Ordinance 8765

About Quasi-judicial Items Quasi-judicial decisions before council are constrained by very specific criteria. Specifically, unlike other Council decisions, direct fiscal impact to the city organization is not an allowable consideration. Development projects are required to pay fees and taxes to cover the costs of city review and approval processes and of the development’s impacts on the city’s capital facilities. Review of the project is part of the P&DS team’s standard workplan and its impacts are incorporated into the annual revenue forecasting as part of the annual budget development.