Partners in Preservation: Awards Recipients
2026 Award Recipients
How a Neighbor Brought His House Back to Its Original Historic Beauty and Grace
by Sally Young
Neighbors in the 300 block of Ogden, on the east side of the park, probably wouldn’t recognize 348 Ogden as it was 11 years ago. Yet a long-time neighbor watched in awe and appreciation as John Gatsiopoulos, the homeowner, began a remarkable transformation of the house where he grew up. John wanted to restore the house to its original design and authentic historic beauty.
John’s father, Ted Gatsiopoulos, grew up in a small village in Greece and survived WWII as a teenager. At twenty-nine, Ted immigrated to Denver, where his uncle owned a downtown restaurant. Ted worked there while he learned English and rented a house in Alamo Placita in the 1960s. Eventually, Ted and his brother opened their own downtown restaurant called Swift’s Cafe.
Ted met his future wife, Beverly, a Swedish-American who grew up on the Western Slope before moving to Denver. As Swift’s Cafe thrived, Ted was able to buy his dream home for his bride in 1976 at 348 Ogden—a property he had admired for years.
The original owner and builder of 348 Ogden was Paul Timm, a skilled German immigrant craftsman. He acquired the lot in 1915, designed the red brick bungalow, and helped build it. In those early years, home lots were still being defined, bought, and sold; Paul Timm was able to purchase additional land on both the south and north sides, creating a spacious homestead for his family.
As the Timm family grew to include three children, Paul Timm added two bedrooms and a half bath in what had been the attic, during the 1930s. In the 1920s, he had also extended the side patio by several feet, adding a roof and a half-high brick wall on three sides, creating a porch on the south side of the house. Paul later enclosed the porch with glass windows, turning it into a greenhouse with a heater and a sink so his wife could grow plants.
The Timm children grew up, the parents aged and passed away, and their daughter lived in the house for another decade or so.
By the late 1970s, the Gatsiopoulos family had settled into 348 Ogden. It was a safe and happy time for the four children growing up in Alamo Placita. Kids played in the park and could safely explore the neighborhood and beyond. Once, while Cherry Creek’s embankments were being redesigned, John discovered several antique colored-glass bottles in the construction rubble. Today, he displays these bottles on a windowsill, each one a reminder of childhood adventures around Denver.
As in the Timm family, the Gatsiopoulos family felt crowded in the bungalow with 6 people. So in the 1980’s, Ted Gatsiopoulos added on a front addition along the entire front of the house to create more space for the family. The enclosure covered the facade extending the full width of the house, and also covered the front side of the south porch.
John’s father was also looking out for his family in other ways. Ted applied what he had learned as a renter early in his life in Denver. Over the years, he was able to buy one home and another in Alamo Placita, renting them out, with something big in mind. Like any loving parent, he didn’t want his children to have as rough a life as he had had. As his children grew into adulthood, their dad helped them out by gifting each of them a house in Alamo Placita. So today, John and his siblings live within a few blocks of each other, along with several aunts and cousins. No wonder John feels so content and settled, living near family, in the house where he grew up, in the neighborhood he has always loved.
In 2015, the timing was right for John to begin taking down the enclosure along the front of the house that his father had added to make room for the growing family. For years, John had wanted to reveal the original beauty of the cherished bungalow. This involved removing the roof extension and walls of the enclosure, along with the foundation that extended some 8ft deep along the front of the house.
The overhang above the original front door and some rafters had been cut to allow the house's roof to extend over the enclosure. So John re- built the front porch overhang. He “scarfed in” rafters (at interlocking angles for stability) that needed extending. He replaced the tongue- and-groove in the eaves, installing roof decking, shingles, and gutters to recreate the original overhang. Fortunately, the corbels that supported the overhang were still intact, as were the beautiful wide doorway, the inner door, and the well-built screen door, all original to the house.
With the foundation for the enclosure gone, John needed to re-create the original half-moon porch at the front door and re-grade the front lawn. At the same time, he removed a low retaining wall along the sidewalk, creating a cohesive and graceful backdrop for the house. He had a new curving sidewalk poured along the path of the original sidewalk. And he added landscaping along the front wall of the beautifully restored front exterior. A new vision of an historic home for all to enjoy!
In 2016, inspired by the beauty in the front of the house, John turned his attention to the back of the house, where there was a dilapidated original 1-car garage next to a carport for 3-4 cars along the alley. John met with the Landmark Preservation Commission to discuss his ideas for a 3-car garage and learned the required specifications. He found the Landmark people very helpful. Then having learned about many of the Landmark requirements, he hired an architect to do further research and to then design his dream garage.
He learned that for the size of the garage he wanted, he needed to have a 3 ft.-deep (below frost line) slab foundation with footings such as a new house would be required to have. John learned that the garage had to have a hipped roof while meeting city code
requirements for the “bulk plane” to be pleasing to the eye for alley neighbors and passersby. Any other roof line would have been too imposing. (Since then, ADUs and their specifications with higher roof lines have been created.)
He applied to Landmark for the garage construction later in 2016, with approval granted at the hearing. John attributes this smooth path to having started the planning process at Landmark, soliciting input, learning the regulations, and hiring an architect to create the plan, which would incorporate Landmark’s requirements.
So, in preparation for the construction of the garage, John began work at the back of the house, dismantling the original garage and the carport, having filed permits for the demolition.
Then the foundation was poured and set, and the timber-frame structure with 2’ by 6’ joists was built for a greater R-value. John installed the insulation and the very durable “cementitious” siding with a 4” reveal along the lower part of the garage, then installed “lap siding” on the upper part of the garage walls.
The windows on the garage weren’t as challenging to choose as windows for a house. Most are 2 ft. by 2 ft. He finished by painting the garage himself in colors that match the brick and the house's gables.
To finish the ambitious projects, John also wanted to open the glassed- in side porch, returning it to its former glory as a place of fresh air. When he removed the window frames, holes were left from drilling into the finishing row of brick, damaging the bricks. But he was thrilled to find a matching brick to install a new finishing row. He found the matching brick at Mendoza Used Brick and Demolition, a long-time company that salvages historic brick by hand. Reasonably priced and a beautiful match.
John installed a tongue-and-groove natural-wood ceiling on the porch and added support columns in the style of an Arts and Crafts bungalow. He also installed tongue-in-groove flooring on the porch. He discovered in the basement the original substantial inside French doors that had led to the side porch. He refinished, painted, and reinstalled them. Then he built attractive screen doors and installed them, finishing the outdoor porch in outstanding style.
As you can see in the before-and-after photos, John Gatsiopoulos has greatly enhanced the appeal of his home by restoring it to its original historic grace. Partners in Preservation is proud to recognize his extensive work and multi-staged projects based on his own research, conducted in concert with Landmark’s input. His home on Alamo Placita Park brings beauty to the neighborhood, his block, and all who visit the park.
Interested in the history of your home? John’s journey of discovery..
Having grown up in his present home, and doing carpentry work, John was naturally very curious and excited to discover tucked away in his house Paul Timm’s handwritten receipts for doing carpentry work at many of Denver’s mansions. He was curious about who Paul Timm was and where he came from. John wasn’t aware that every homeowner in Alamo Placita has a unique 4-page “house history”, the result of all the research done in the 1990’s by Sarah Bradley and a big group of our neighbor volunteers. One of the neighborhood’s volunteers, Diana Copsey, still conducts research for neighbors and people across the country.
So in 2015, John went to the Archives Dept. at Central Library, where they have many resources open to the public, several now online. He reports that the Archives employees are very pleased when people show up with questions about Denver, their home, the builder, and ancestors, as John did. They helped him discover that Paul Timm was German-born, and that Timm and another fine craftsman Carsten, had a design business office on S. Ogden.
Recently, John also learned (by coincidence during the interview process for this article) that Timm and Carsten were cited in a “History Colorado” article among the fine artisans contracted by the famous Colorado architect Jules Benedict. Benedict designed many of Denver’s beautiful mansions in the early 1900’s, many of which are located within walking distance of Alamo Placita in two other historic districts.
Paul Timm and other master craftsmen were employed by Benedict to create vaulted domes, spiral staircases, elaborate mosaic tile work, beautiful coffered ceilings, and round arches.
John has since received his unique 4-page house history. If you would like a free copy of your unique house history, you can apply for it at the annual meetings or at the fall pancake breakfast.
There will be informal, friendly “house history gatherings” offered by Sally Young of Partners in Preservation. Interested neighbors like you will learn lots of information about Alamo Placita, the architecture of your home, the builder, helpful information about working with Landmark, along with sharing about your experience living in Alamo Placita and what your hopes are for the neighborhood.
A Couple Creates a Magical Garden Sharing Delight and Joy Far and Wide
by Sally Young
As children, Nita and AJ grew up in an atmosphere of delight and wonder, with strong family and community support. Nita’s family fostered her imagination and creativity, along with her involvement in rural Pennsylvania, where friends and neighbors were everything. AJ grew up in densely populated New Jersey by the shore, surrounded by fun and friends and lots of play time at the beach. At Christmas, his dad would gather the family and go driving around their town to enjoy the Christmas lights, beauty, and celebration in different neighborhoods. Nita had a special love for the mystery and delight of fairies, and gnomes for their spirit of benevolence and loving energy.
Ralph married and started a family, raising three boys: David, Dale, and Paul. David joined the Marines and served for 21 years as a jet pilot. After retiring, he and his family moved nearby to be close to his dad. As an adult, Dale and his wife lived at 415 Clarkson for several years before moving out as their family grew. Later, Paul also lived at the house for a while. Eventually, the house became a rental, and Paul worked with his dad to learn the rental business. Paul feels lucky to have learned so much from his father over the years.
So when the maple tree fell across 415 Clarkson, what happened inside? Paul states that two renters were sitting in the front room when the tree fell on the house. Fortunately, the porch broke the tree's fall, with one large branch piercing the roof. The people inside escaped unharmed, but the impact shifted the house off its foundation. The Lorenz family members were concerned about a variety of safety issues: first, glad that the people living there were unharmed, but knowing of the damage, they would need to find a new place to live. Next, how to remove the tree that was blocking the sidewalk and lawns? Was the house so unstable it was unsafe to be around?
Paul knew an arborist with a crane to lift the tree off the house. Permits were expeditiously pulled, and the removal was completed in seven days after the impact of the tree.
Next, the Lorenz family knew that Alamo Placita was an historic district with certain requirements. A friend of the family recommended the architect Aaron Hodgin since Aaron had experience working with and building historic homes. The Lorenz family met with Aaron and decided to engage Aaron Hodgin’s architectural expertise.
Aaron knew that before any work on the house could be done, that the house needed to be evaluated for structural damage by certified engineers. So he contacted the Landmark Preservation Commission (LPC) to affirm all the details of the requirements of the situation. By the end of 2022, the house had been evaluated by two independent structural engineers. Each of them certified that the house had sustained too much damage to be repaired. This report satisfied LPC, but it took about 2 years for LPC to give approval for demolition.
In the meantime, the Lorenz family took the first step in construction which was to file an application with LPC to build a historic-style home at 415 Clarkson. To begin the design process, Aaron Hodgin conducted a survey of Alamo Placita to determine the most common architectural styles, offering the Lorenz brothers a choice of two or three styles. The style that most seemed to suit the lot's proportions and would also accommodate a family of four was the Queen Anne style. While they waited for demolition approval, Aaron started designing the house, factoring in all the LPC requirements for an historic house build.
In discussions about the demolition, Landmark encouraged the Lorenz family to preserve and incorporate some of the old house into the new build. Aaron discussed with the family the idea of hiring a salvage company to hand- harvest the brick so the original, beautiful brick from the house could be included in the new structure. The Lorenz family loved the idea.
Hodgin submitted the drawings and plans for the Queen Anne-style home to the LPC. For about a year, Aaron and Paul attended monthly LPC hearings to discuss different parts of the design and approval process.
Eventually, Nita and AJ moved to Colorado, met, and got married. So much compatibility with their playfulness, good-heartedness, love of delight, wonder, and the unexpected. In 2015, they were living comfortably at 12th and Lafayette, but Nita was thinking about a “forever home” for them. Being a realtor, Nita loved looking at homes and found the perfect one for them at 503 Downing. She called AJ, who was away at work (at a timber company), to tell him about her find. With their mutual trust and compatibility, and his love of trees and timber, Nita felt like AJ would love the 1908 house. Then, when he toured the house in person, with its beautiful original hardwood flooring, oak staircase, and original window casings, he realized how much Nita was thinking of him and what he would like. (Such love!)
Living in the house, AJ started gardening, always enjoying being outdoors. Knowing how much his wife loved gnomes and fairies, he started a gnome garden in the back yard for her enjoyment.
Then, during the difficult days of Covid, he got inspired to move the gnome garden to their side yard along a sidewalk next to 5th Ave., realizing it was a wonderful place for children and adults to pause and enjoy discovering their creations...a way to bring joy to the dismal times of Covid.
Nita’s friend Michelle remembered her grandfather reading her bedtime stories from a book about gnomes. When Michelle saw AJ’s creative garden, she thought he would love that old book. Now, Nita and AJ have it and enjoy using it for inspiration as they add new scenes to the Magical Garden.
When Nita’s parents moved from Pennsylvania, the garden kept growing in new ways. Nita’s mom and dad helped AJ construct the
homes and build new scenes with dried elm wood. AJ moved their trumpet vine to an arch in the corner to make more space for the gnome and fairy garden.
He even built a gnome- sized A-frame house because Nita had always dreamed of living in one. Nita, AJ, and their neighbors all enjoyed the fun and creativity.
Later, AJ dreamed up a “dance hall” scene for the gnomes to play music and dance in, and he had fun building a structure for their music and dancing. In the first year of the Magical Garden, they could hear children outside enjoying, discovering, and laughing in delight.
New to gnomes? They evolved in 18th century Europe as mythical figures and have evolved to represent protectors of the earth, bringing fertility, and good fortune.
As the weather started getting colder, Nita and AJ started changing certain scenes for the seasons, such as changing from Bigfoot to the Abominable Snowman. They came up with 3 seasons in the garden: spring-summer, fall-Halloween, and winter-Christmas.
They decided to add a Treasure Box filled with surprises. Nita picked out gemstones for children, and coins and message cards for adults, like this one:
“Just when you think you know exactly how it’s going, some unexpected possibility shows up and it begins to get even better.”
One of the questions Nita and AJ get asked is whether anyone takes things from the garden or harms it. “On the contrary, we’re always finding gifts in the garden like painted rocks, figurines, small trinkets, and miniature animal figures. So we incorporate the gifts into scenes throughout the garden. So fun this exchange of surprise and delight!”
In the last year, AJ added little paths of small white rocks through the garden, guiding the eye from one scene to the next and highlighting fun details that might be missed otherwise.
Passersby post their photos on Instagram and social media, which Nita learns about through conversations with them, creating a wonderful exchange of energy and delight. This spurs new inspiration and ideas in AJ, which he might not know right away how to build. So he wonders and ponders for a while, allowing the creative process to unfold til it comes to him how to build the idea.
Recently, the Kolarsicks became interested in the outdoor game of Geo Caching. In this game, people use their phones or GPS devices to find hidden containers called caches. Using the Geo Cache app, players get close to the location, follow clues, sign a logbook, and sometimes trade small items. The Kolarsicks set up a Geo Cache in the Magical Garden, and many people come to find it.
A pilot who flies into Denver with a layover tells them that geocaching all over Denver is a way to explore and enjoy different neighborhoods. There are lots of Geo caches happening in Alamo Placita. It’s another way the Kolarsicks engage with people from all over in joyful and fun ways.
People often tell Nita and AJ, “We take this route on our walks so that we can come see what’s happening in the Magical Garden. It makes us happy to see such free-spirited sharing of joy.”
AJ agrees, “It’s good for the soul, feeling joy in unexpected ways. If the garden makes people pause and smile, I’m happy too.”
The Magical Garden brings Nita and AJ together in creative and surprising ways. They also enjoy meeting people who stop to appreciate the garden and share their thanks. In challenging times, this sense of the goodness of people, a feeling of community and connection is something we all need.
If you love being outdoors exploring new places, and looking for fun treasure, you can download this app that “friends of the Magical Garden” report using.
The Heroes Who Took Misfortune and Created Beauty For All to Enjoy
by Sally Young
In June of 2022, many of you probably came across the stunning scene of an 80-year-old maple tree lying on top of the house at 415 N. Clarkson St. The tree, with all its foliage, covered the house. Was anyone inside when the tree fell? How to remove the maple tree from the top of the house? What damage happened to the house? What made the tree fall? With our large and aging trees in Alamo Placita, could this happen to others of us? Who is the 94-year-old homeowner and his three sons who turned this misfortune into something beautiful and historically accurate?
In 1942, Serena Lorenz and her young son, Ralph, moved to Denver, where she purchased the bungalow at 415 Clarkson. Serena’s husband and Ralph’s father had died in a farming accident, and they arrived in Denver to make a new life. There was another son, 10 years older than Ralph, who was serving in the army at the time of his dad’s death.
As a boy, Ralph was bright, curious, and loved to learn. He showed a natural talent for building things early on. As a teenager, he worked at the local Safeway throughout high school. He also worked at a lumber company, driving a truck and unloading lumber and concrete, which helped him build the strength he would need later. Ralph enjoyed carpentry and construction. He went on to attend DU and graduated with a bachelor’s degree in business. After that, he became a contractor, building and remodeling houses, as his son Paul recalls.
And in January 2025, new foundation walls were poured inside the original foundation walls (to protect the integrity of neighboring houses’ foundation walls.)
Starting with the requirements for a house for a family of four, architect Hodgin presented a plan that would include a master suite with 3/4 ensuite bathroom and 2 bedrooms with a full bath on the second floor, with rough-ins in the basement for easy additions. The main floor would have tall ceilings with a spacious feel for family living with a full kitchen, pantry, island, dining area, and full living room all in the “great room.” There would be a half-bath near the back door.
Once approval for demolition was given, demolition began very soon in August 2024. Workmen salvaged and stacked all the bricks that would later be used on the facade of the house and the three support columns in front. A side patio and a backyard patio would employ the original brick as well as walkways formed by the bricks, around the garage. Finally, approval of the construction of the house was given by LPC.
Once the plans were approved, walls started going up in February, 2025. Being ecologically-minded, Aaron also suggested installing EV wiring in the garage for charging an electric car. He also suggested installing the wiring for solar panels if the new owner wanted to go solar.
For drainage issues and building codes, Aaron also included basement egress window wells with French drains.
Once the walls were up, and the roof was on, barricade wrap was installed. Framing on the inside could begin, along with electrical and plumbing, and then the brick masonry on the facade and porch columns could be completed, giving the home a distinctive Queen Anne style.
Little by little, the house, garage, and landscaping came together, was inspected, passed inspection, and then was put on the market. After several open houses, the house sold, and the new buyer has moved in.
This was the largest and most significant historic restoration project with Landmark’s ongoing involvement in Alamo Placita to date. We extend our deepest gratitude to the Lorenz family, including Ralph, Paul, Dale and David for their impressive dedication, follow-through, and care in completing such a significant project. We sincerely appreciate how the Lorenz family honored Alamo Placita and its historic character, making a memorable, long-lasting contribution to the neighborhood's beauty for us all to enjoy in perpetuity.
2025 Award Recipients
Please enjoy the stories of these Alamo Placita neighbors that shed light on what’s involved in a successful historic preservation project. Additionally, you might feel inspired seeing what neighbors are doing to build community connections.
Joanna Ford, Neighborhood Networker and Community Activist
We all have unique stories about how we came to live in Alamo Placita. Originally from the Bronx and the Hudson Valley, Joanna Ford moved to Denver, and became acquainted with Alamo Placita through her friend Joe Woodward, an enthusiastic organizer in the neighborhood.
Joanna was working at Urban Peak, a center for troubled youth in 2005. It’s where she met her future husband Brian. The two shared a deep commitment to being of service to others. She and Brian liked the energy and friendliness of Alamo Placita, enjoyed visits with Joe Woodward, and eventually purchased a home here.
Joanna started working on her Master’s degree in Community Mental Health Counseling, and eventually worked with people of varying backgrounds and needs. A deep compassion for people from all walks of life grew.
In addition, Joanna came from a family who were very engaged in civic and political action. So over time, she became interested in our City Council’s role in the well-being of neighborhoods, also getting to know our current City Council representatives, being curious about their voting records and projects. These days, she also volunteers and marches for different causes.
Being block captain: A win-win:
In 2013, a neighbor invited Joanna to start being block captains together, keeping the neighborhood list up to date as people moved in and out, then sharing the updated list with neighbors each year. “It’s been a great way to meet neighbors, feel more connected, and also enjoy a friendship with my co-block captain. I’m so glad to see the list is a useful tool for helping neighbors be in touch.”
After Covid, more houses came on the market, and new neighbors started moving in, two households about every 8 months. It seemed that something more than a neighborhood list was needed to help new neighbors become a part of the block.
So Joanna joined two other neighbor friends who started hosting “porch-lawn” parties to welcome new neighbors. The welcome parties became a popular tradition in 2022, 2023, and 2025. New neighbors wrote thank-you’s to organizers to say that, because of the porch-lawn parties, they now felt like they were an integral part of the block.
Joanna’s contributions to the quality of life of neighbors on her block span many years, through her calm presence, generosity, and active involvement. At the same time, her being engaged in the direction of our city’s leaders, looking out for the well being of the whole neighborhood and beyond would make Margaret Mead happy…
“Never doubt that a group of thoughtful, committed citizens can change the world; indeed it’s the only thing that ever has."
How One Couple Has Fostered Warm Community Connections Among Many
If you’ve ever found yourself out for a walk on East 5th Avenue between Emerson and Ogden, you may have noticed the delightful “chicken window” inviting you to take in a view of the happy hens clucking and pecking away. And you may glimpse the inviting fairy garden near the front door where children are drawn to play. In the summer, there are veggies growing on the side of the home that children are encouraged to pick. If you stroll by on a Thursday afternoon around 5:00pm, you’ll see blue stadium chairs in a circle welcoming one and all to stop and visit for a few minutes or a couple of hours. It’s the one-of-a-kind “Chicken Window Happy Hour.”
Who are the lovely and generous-hearted people who have created this oasis of camaraderie in an ever-busy world?…where long-time neighbors and strangers alike are invited and welcomed. Conversation is easy and congenial. People might bring their favorite creation like peach-habanero salsa to share, or their homemade sourdough-cheddar crackers, or a newly-discovered apple cider made in Aurora. Most feel perfectly fine just showing up. All are welcome.
At the happy hour, a collection of baby strollers are scattered along the sidewalk while mothers and fathers share their latest news, discoveries, and challenges. Neighbors from Marion St. to the east and Washington St. to the west eagerly arrive. A guest at the nearby Air B&B drops by to meet locals and enjoy a chat with friendly people. Some regulars come early or stay late and gladly help set up and put away chairs. There’s a sublime uplifting air of acceptance and openness.
As you might guess, the couple who created this on-going invitation to relax with neighbors are big-hearted people who thrive on social contact and conversation. You might not know that Anne and Peter Thulson have been long-time dedicated school teachers. So how did the Thulsons originally find their way to Alamo Placita?
When Peter and Anne Thulson started a family, they bought a H.U.D. house in Observatory Park. By the time they had fixed it up, it had grown too small for their growing clan. So they began to look for a bigger house. They didn’t realize until friends from Alamo Placita told them how neighborly it was here, being so convenient to grocery stores, downtown and beyond. They found and purchased the house in the 90’s where they live today. Currently, Anne can ride her bike or take the bus to Metro where she teaches. So convenient!
The Thulsons’ connection to Alamo Placita actually started with Peter's mother who lived at 525 Pennsylvania St. in the 1930’s. She was part of a Swedish-American community along with Greek-Americans and Danish-Americans who were some of the groups who populated what was then called Arlington Park. Later in the mid-1990’s, Peter and Anne helped historic researchers learn more about the first immigrant groups in Alamo Placita by arranging interviews with his relatives.
When their children were 10, 13, and 16, Anne and Peter took them on a bicycling trip during the summer on a Fund for Teachers grant. During a month, they rode from Rome to Venice. What a life-changing experience for them all, helping their children experience people from all over being friendly and helpful.
No wonder that Peter and Anne’s daughter Maggie was inspired by her parents’ love of teaching. She became a teacher herself. As coincidence would have it, Maggie was the teacher of one the neighborhood children. The father says it was an unforgettable peak experience for his daughter to have Maggie as her teacher, so skilled, so engaging. A wonderful bond was established between Maggie Thulson and his daughter. The dad observed, “The apple doesn’t fall far from the tree."
So how and when did the Chicken Window Happy Hour get its start? Peter and Anne are such outgoing and people-centered neighbors, when Covid hit, they were missing having contact and interaction with people. Peter put up a sign on their fence inviting folks to drop by on a Thursday for happy hour, chairs were set up 6 ft. apart, Peter plopped down a bucket of kids’ and adult beverages. and the gathering was on.
You may wonder how the “window” came about in the name. Anne says that she had the idea for Peter to create an opening or “window” in the fence (close to the height of the chickens). That way, all the children and families walking past could stop and see how “the girls” were doing. Peter covered the opening with a piece of lattice work. Later, someone came up with the idea to nail a metal box with a lid next to the window and the Thulsons kept it filled with food so that children could feed the chickens. A fun, interactive spot for young and old was created in the neighborhood.
So most Thursdays when the weather isn’t too challenging, the Chicken Window Happy Hour happens. Even if rain sputters, the wind picks up, and the temperature drops, people have been to known to stay, continuing their conversations. If it’s early fall, Peter invites the kids to pick something out of his vegetable garden nearby. And he grows pumpkins that he gives away to families for carving at Halloween. Another neighbor Juliet warmly shared that the Thulsons baked her a cake to celebrate the occasion of her becoming a U.S. citizen. And a neighbor Grant says he visits on Thursdays in the winter, and Peter starts a big fire in the back yard pit to stay warm while the conversation flows.
At the Chicken Window Happy Hour, camaraderie happens, relationships have grown, trust has evolved, and new people feel welcomed and can become well-known neighbors. The atmosphere is warm and relaxed. What else could a person ask for? Heartfelt thanks to Peter and Anne Thulson for supporting a genuine sense of community among so many neighbors.
Jack Hermanson, A Mighty Welcome Force in the Neighborhood
In 2022, after college and starting work in the Denver Tech Center, Jack Hermanson had never heard of Alamo Placita. But after a few months of a new life of work “in the ‘burbs’, Jack and his husband just didn’t feel comfortable in the DTC with the scale of the roads, buildings, and impersonal-ness of the area.
So he and his husband explored Denver neighborhoods like S. Broadway, downtown, and Cap Hill. When they stumbled into Alamo Placita, it was just what they were looking for—beautiful big trees and historic homes, convenient shopping and eateries, and a cozy park to tie it all together—a human-scale community for people vs. an impersonal place built to carry traffic through.
Jack had read Bowling Alone by Robert D. Putnam years before about how our health is supported by our community involvement. He practiced the principles of community engagement in college, having goals while also collaborating in groups for great outcomes, keeping an open mind, and practicing constructive communication.
So when he noticed a flyer in his building for the APNA annual meeting, he was thrilled to learn that such an organization existed to support neighbors’ quality of life and safety. He went to the annual meeting and joined the board in the spring 2023.
His enthusiasm, positivity, and good humor were welcomed by the board, and members were glad to hear about his concern and goals for the unsafe corner in the neighborhood…at 5th Ave. and Corona near Safeway. “So many young mothers with strollers and elderly folks and people walking dogs trying to cross there, with cars zooming by at 40 mph.” His energy was infectious with the board as he shared the steps he planned to take to find a solution.
Maybe others have a similar concern about a safety issue in the neighborhood, and are curious about the steps Jack took. He first called 311 where a ticket was assigned to DOTI (Dept. of Traffic and Infrastructure) MANY times, with each ticket being closed summarily by DOTI. So he asked the APNA board to sign on to a complaint which was sent to several high-ranking DOTI officials.
Then a little serendipity happened at the 2024 annual meeting where our new City Councilwoman, Flor Alvidrez spoke. At the end, Jack asked her about the damaged and destroyed street monuments in Alamo Placita and how to get them repaired. Something in his demeanor was inviting and constructive. It was a cordial conversation, and Ms. Alvidrez wrote herself a note. She offered to attend one of the APNA board meetings, maybe a first for a city councilperson.
Our Councilwoman actually attended two meetings, and this afforded time for everyone to get to know each other. A positive connection was made. She encouraged Jack to have persistence with the unsafe corner issue. She also sent one of her staff members to subsequent board meetings and the relationship grew. The staff member put Jack in touch with a contact at DOTI and the DOTI contact person came to a board meeting. Progress!
Jack kept following up with the designated DOTI person, with support from our city council office. Finally, Success! In the spring this year, a crosswalk and sign were installed at 5th and Corona, and cars have slowed down. Please check it out and celebrate our improved safety! Jack was creative, patient and perseverant, calm but insistent. And it paid off—with the input and help of several groups. The author of Bowling Alone was right: working in cooperation with several groups and agencies is much more effective and their support helps us stay enthused and persistent.
In the meantime, Jack was also updating the APNA website and sending APNA news in emails to the neighborhood. Much needed and appreciated! He also volunteered to organize a community neighborhood cleanup day in September 2024.
He designed an attractive announcement card and found a grant to get them printed and mailed for free.
He contacted the Parks Dept. who provided mulch and equipment to spread the mulch around trees. He located funding to provide food for the participants.
It was a great opportunity for everyone to meet and get to know neighbors, including some new neighbors, helping people feel more connected to each other.
Last, over time, Jack has established a robust and effective working partnership with our City Councilwoman through her staff members. He has been instrumental in helping obtain the funding for two street monuments (at cross streets and Speer) to be rebuilt, the funds offered by city councilwoman Flor Alvidrez.
Jack is a delightful addition to our neighborhood. He lives community activism. He’s a role model for us in the way he takes the initiative and has the heart to persistently follow through with projects that benefit the whole neighborhood. We deeply appreciate Jack Hermanson and his contributions.
Jerred Lane, multi-talented home project designer and builder, plus
Our only nominee this year for a renovation project is well-known and appreciated on his block
and beyond. He’s an aerospace engineer; so you might picture MacGyver from the TV series, seemingly able to solve most any problem using physics, the laws of nature, energy dynamics… It seems to me that engineers are able to understand the inner workings of the physical and energetic world in a way most of us don’t. What a gift!
Not only is Jerred Lane gifted in a variety of ways, he’s also generous-hearted with friends and neighbors, helping solve any number of neighbors’ property issues, even building a “little library” for a neighbor who had been wanting one for her front yard.
Originally living in Wash Park, Jerred first noticed the 1979 Mediterranean-style show home at 916 E. 5th Ave. about 25 years ago, admiring how well it was designed and constructed. Over the years, he met and became good friends with the owner and his relatives. He admired how the house sat on the property, the different views of nature from all the windows, the abundant light throughout the house. When the original owner decided to move out of “the big city” in 2016, Jerred offered to buy the house.
The first issue that Jerred wanted to address was the sinking garage caused by a constant “pond” of water in the alley. Being an engineer, Jerred had a pretty good idea about the reason for the sinking. It was water seeping down into the soil eroding the foundation, and he knew what the permanent solution would be—to drill piers into the soil til contacting bedrock or enough pressure to hold the piers in place. The last step was to use the piers as leverage to lift the garage back to a level position. No small feat! After the garage level was corrected, he worked with the City helping them see their responsibility and liability to correct the pond issue in the alley, especially since he had gone to the expense to correct the garage sinking caused by the pond. The City agreed and fixed the pond issue permanently, which also helped his neighbor on the other side of the alley.
Next, Jerred turned his attention to the front yard of the house wanting to create an elegant and attractive finished look to the front of the house…with defining walls and planters, lots of perennial color and interest, employing low water and low maintenance principles.
Knowing that water drainage was the first thing to address, he designed four French drains to handle the run-off from the roof. He also worked with a neighbor architect who drew up a design for the walls and planters that would reflect the Mediterranean motif of the home.
He submitted his plans to the City via the permitting process. The City quibbled over the plans for the French drains, and Jerred, with his engineering background, was able to explain to the City the design and math he employed, and the City then accepted his plans. (Jerred explained that the City uses guidelines and mathematical calculations that work very well for most projects, especially for those of us who don’t have a background in engineering.)
Once the permitting process was a “go”, Jerred filed an application with the Denver Landmark Commission, and after some discussion, work began. To clarify, Denver Landmark gets involved in exterior changes involving construction and “hardscaping", but doesn’t have purview over plant material or plantings. So if you want to convert parts or all of your lawn to xeriscaping, it does not require Landmark’s involvement.
Two large planter boxes were built in the parkway (between the street and sidewalk), along with two other planter boxes near the home, with a wall along the sidewalk to create a visual container for the perennials between the wall and the home.
Asked whether he likes living in an historic district (with the extra guidelines and involvement of Landmark for exterior projects), he responded most positively. He admires the lasting integrity of the historic homes in Alamo Placita (versus all the teardown of original homes and McMansions built in their place, for example in Cherry Creek and Wash Park). Jerred also appreciates the unique neighborliness that is characteristic here, along with the Neighbors Association actively advocating for historic preservation.
Jerred and his infectious energy are a major contribution to the neighborhood, empowering other homeowners to learn and understand how to repair or enhance their property. Being friendly and being outdoors working on different projects, interacting naturally with neighbors, he’s a positive force in Alamo Placita. He helps “de-mystify” a project for most of us homeowners who aren’t builders or engineers, helping us see what’s involved in a project. He’s a model for us helping us imagine how we might make positive changes around our own home.
Hardworking and contented homeowner Jerred Lane enjoying his finished project at 916 E. 5th Ave
If you’re curious about drainage issues and foundation problems and solutions, here’s a video of TV host and narrator Mike Rowe on the job, sharing an honest view of the whole process: If you’re curious about drainage issues and foundation problems and solutions, here’s a video of TV host and narrator Mike Rowe on the job, sharing an honest view of the whole process: https://youtu.be/rqCBGcumqjc?si=03yFuRIl-xqlrobv
2024 Award Recipients
Learn about the 2024 Partners in Preservation recipients below.
Restoration of Tree-Damaged Front Porch at 650 N. Downing Street
When Jared Coffin and Kate Miyamoto were looking for a home, they really wanted to be in a neighborhood with historic homes. In 2011, they were able to purchase a home at 650 N. Downing. The home was constructed in 1905 and extensively remodeled in 2012. They are a family of four now with their two young children.
In October of 2020 they were unfortunate to have a giant tree limb fall on the house, causing extensive structural damage to the porch as well as a portion of the house. The damage to the porch included the facia, soffits, and both double-column brick supports.
After much back-and-forth contact with the city building department, the Landmark Commission and the selection of a contractor, they were able to begin restoration. This laborious preparation process took a period of 12 months.
The damaged porch was completely disassembled. All brick work was taken down piece by piece to preserve the original grey-speckled brick.
The double-column brick supports were reconstructed with added reinforcement to comply with current building codes.
The porch decking and steps were replaced with concrete. A damaged front corner of the house was repaired as required.
The main porch beam was rebuilt with steel reinforcement to meet current codes as well. The porch roof was reconstructed with compliant materials.
Many components of the porch’s architectural front façade were salvaged and reused. Some components needed to be fabricated.
Please notice in the photo the salvaged vertical wooden details on the right in dark color, with the two newly-fabricated vertical wooden details on the left in a light color.
The finished project was painted the same as the original porch with colors matching other details of the house. The front landscaping was replaced.
This entire project took a period of 18 months. With meticulous attention to detail and a profound respect for the home's historical significance, the renovations have breathed new life into the structure while maintaining its intrinsic character.
2022 Award Recipients
Learn about the 2022 Partners in Preservation recipients below.
Story of a New Historic Porch and Paint Colors at 441 Pearl St.
Angelique and Justin Gault were very happy to find and purchase the home at 441 Pearl St. in March of 2020. They’d always wanted to live in a historic district, and looked forward to honoring and enhancing the historic nature of their home that was built in 1901.
Before the renovation…
After standing for 50-60 years, one corner of a previous front porch construction had begun to sink as the result of structural deterioration. Upon examination it was revealed that the porch foundation was in need of major repair.
For their biggest project so far, the porch reconstruction, they worked with a contractor-builder in the design of the porch. Then they submitted their plans to Landmark for approval, and with back-and-forth discussions (during Covid), the approval process took a total of about three months. Most people could probably expect projects that involve replacing the existing structure to progress more quickly.
In the meantime, the Gaults began working with a historic preservation colorist for help in choosing the colors for the exterior of the home. When Landmark asked for their plans for color changes on the porch and the rest of the home, the Gaults submitted those plans.
The Porch
The original pillars, the covered porch, and bead board ceiling of the porch were preserved. The porch and porch stair height were kept the same. The height of the side balustrades was lowered to align to the lower sill of the front window, as recommended by the historic preservationist. A front balustrade was added. Pressure-treated wood was not used for the construction of balustrades, but instead pine. Cedar was used for the porch decking, which was stained to reflect the wood tones of the front door. Lattice, custom-created with cedar, was designed to align with historic and aesthetic values, with vertical lines being predominant. The original dentil molding was preserved and painted black to create an attractive contrast.
Balustrades lowered to align with window sill edge.
Dentil molding painted black for contrast.
1940s Newspaper Found
While prepping for paint around the upstairs bay window, 1940s newspaper was found insulating the window, with signs of smoldering fire in the past. Newspaper was removed and the area was properly insulated and painted.
Historic Paint Colors
The paint colors for the exterior of the house and garage were selected to reflect the period of the home, using Benjamin Moore's "Historic Color" collection. Louisberg Green was chosen as the main color of the brick, with Newburg Green as the secondary body color for the scalloping and shingles found on the gables and dormers. StandishWhite and black were used for the trim to highlight some of the architectural features. And, lastly, Rockport Gray was used on the masonry stone to mimic the original limestone.
The renovated porch sporting lower balustrades, lattice work instead of skirting, and a historically-based color palette.
Many congratulations to Angelique and Justin Gault for their extensive planning and well thought-out decisions. Their preservation accomplishments greatly enhance the historic nature of the property and serve as a beautiful example of preservation for the neighborhood to enjoy for years to come.
The Gaults' insights and tips for working with Landmark
Because we made aesthetic changes to the porch at the time of planning (lattice for the skirting, lowered side balustrades, additional front balustrade) our submission had to be referred to the committee for review. Our deck contractor appeared on the committee’s review day and walked them through the plans (what was the same, what was different) and used our preservationist’s website content to help illustrate and justify the reasons for the changes, which were designed to make the house’s architectural features be more authentic to the time period.
Due to the changes we made on the construction of the porch as well as the historic colors we chose, we strongly suspect that it helped us receive full approval on our plans without any back and forth.
One big thing we learned (and did not know going into the project) was how critically important the color placement is. Our preservationist had many “before and after” examples on his website to help illustrate what a difference color placement makes on a home with historic architecture.
Our paint consultation with the preservationist was done via zoom and cost less than $200 (in 2021), but it was so incredibly worth it. Exterior painting is expensive, so the added cost of a consultant may seem daunting, but we were SO much happier with the colors we chose in the end, compared to what we had been considering before we met with him. The historic preservation colorist was also the one who suggested changing the solid skirting to lattice and lowering the balustrade, giving us the architectural reasons for why it would make the house be more authentic to its period.
Our consultant: Ken Roginski of The Old House Guy (oldhouseguy.com) 732-455-9499
Ted Swan, Team Player, Natural Leader, and Outgoing Neighbor
Ted Swan of 516 Ogden St. will be the first to tell you that he lives on a very friendly block of activity-loving and people-loving neighbors. They nominated Ted for this award because of his tremendous warm and welcoming nature that has brought people together in new and bigger ways.
While waiting to pick up his daughter at kindergarten, he introduced himself to another waiting parent. They were pleasantly surprised to learn that they only live two blocks apart. They exchanged contact information, and he invited the family to the next Ogden St. event, introducing them around to neighbors. Now that family is part of the “Ogden family.”
Ted is a natural…starting conversations with strangers, welcoming new people to neighborhood parties, adding to the sense of community…all while helping organize multiple events. These Ogden neighbors host events for young and old, bridging generations. This year, Ted and neighbors hosted a February multi-cultural block party that included a Mardi Gras celebration with tossing treats, toys, and trinkets from a balcony to excited neighborhood children waiting below, with delighted parents and neighbors enjoying the fun too.
Valentine’s Day was also celebrated at the February block party with decorated houses along with an exchange of Valentine cards and candy.
At the block party, they also celebrated Chinese New Year, authentically sharing “the red envelope” tradition with dollar bills inside to wish friends a healthy and prosperous new year, all with houses decorated in a Chinese theme.
Here’s the invitation to the February block party. Have you ever heard of the “Lunagrastine Fest”?
When you figure the name out, if you’re like me, you’ll laugh out loud at the fun creativity of this group.
Ted and his community spirit were also a big part of the Easter Egg hunt for neighborhood kids over the last few years.
During the pandemic, Ted and neighbors were still active, keeping connections going with a summer 2021 block party with air castle and other activities that attracted all generations.
Deep appreciation to Ted for his warm, inclusive, engaging spirit that has such a positive effect on his neighbors and beyond.
Long-time Architect Integrates New Addition
In 2018, architect Candy Roberts and her husband Andy Roberts were thrilled to find and purchase an historic home in Alamo Placita. This private residence at 1111 East 3rd Avenue, Denver, CO was built in 1918.
The “before” view from East 3rd Ave. in 2018
Candy Roberts is an architect in Colorado who has worked on many Historic Preservation projects. Candy was a founding partner in the architectural firm “Semple Brown Roberts”, now “Semple Brown Design”, who are proudly celebrating their 40-year anniversary. Andy Roberts has Historic Preservation experience serving as an advisor for the National Trust for Historic Preservation for nearly a decade as well as in the restoration of several significant historic buildings in downtown Denver.
The Roberts hired architect Bob Wacker to join Candy in the design and documentation of the home renovation and restoration and Peter Monroe, Structural Engineer, with IMGE Engineers.
Candy Roberts developed the overall vision and design for the property. This included an open area on the south (3rd Ave) as an outdoor gathering and dining area. The garden has a south / west orientation which is adjacent to the pedestrian traffic from the Denver Country Club Neighborhood from the east, into the Alamo Placita Neighborhood and Park to the west.
New gathering and dining area, 2022
The Roberts wanted to find the exact roof tile from the original house. The original distinctive profile of the flat interlocking roof tiles (vs. more common barrel-shaped tiles) is no longer made. However, the General Contractor, Lifehouse Construction, searched and found a demolition underway that had the exact same flat interlocking roof tile. The tile was purchased and used for the Roberts’ home expansion. It was a big win to find matching tile for an historic building. From the Roberts’ point of view, the roof is one of the most attractive and prominent design characteristics of their home.
View from East 3rd Ave. in 2022 with replicated roof tiles
To distinguish between what is historic construction and what is new is the goal of historic preservation. The design of the addition replicates the architectural features of the original 1918 design. All the original roof details, the window proportions and divisions of the glass window and door mullions and their placement were all considered carefully as a nod to the historic look.
The owners desired that the exterior wall of the addition be built of masonry, feeling that keeping the same material would strengthen the architectural integrity of the home. However, the Design Guidelines for the Denver Landmark Structures and Districts required the addition be clad in four-inch, painted lap siding exterior which the Roberts followed.
The original exterior painting had of course been altered over the years. The color scheme of the house when they purchased it felt too busy to the Roberts. They chose one color for the exterior walls feeling it more complimentary to the classic historical composition.
Fortunately, the existing building foundation and site drainage did not cause any construction concerns.
The Roberts were delighted with their General Contractor. The Roberts found Lifehouse Construction exemplary in their professionalism, attention to detail, historical home renovation experience and construction skills incredibly important to the success of this project. Having a knowledgeable contractor to navigate the City and County of Denver governing agencies was extremely valuable. The Roberts strongly believe that choosing an experienced contractor was key to the success of their project.
Approvals were needed by the Landmark Commission to move forward with the construction. The most impactful change was the need to add a garage (none existed) and additional square footage to the master bedroom. The approval process was challenging at times but in the end, the outcome was a success.
The Roberts said they would be honored to share with the community their renovation experience to support saving more of the extraordinary historical architecture of the neighborhood. Indeed, the Roberts have made a great contribution to the integrity, beauty, and history of Alamo Placita and Denver.
The “before” view of front entrance on Corona St., 2018
The “after” view of front entrance, 2022