Item 5A - 2334 14th StAgenda Item # 5A Page 1
M E M O R A N D U M
January 4, 2017
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a motion to adopt a resolution
to initiate the process for the designation of 2334 14th St. as an
individual landmark as described in Section 9-11-3, B.R.C. 1981, or
in the alternative, to issue a demolition permit for the building, as
described in § 9-11-23(f) and (g), B.R.C. 1981, which will allow for
issuance of a demolition permit (HIS2016-00191).
STATISTICS:
1. Site: 2334 14th St.
2. Date of Construction: c. 1900
3. Zoning: RMX-1
4. Existing House Size: 2,194 sq. ft. (approx.)
5. Lot Size: 6,016 sq. ft. (approx.)
6. Owner/Applicant: Alexander J. Brittin / Bob Von Eschen
STAFF RECOMMENDATION:
Staff recommends the Landmarks Board take no action and allow the stay of demolition,
originally imposed on Oct. 5, 2016, to remain in place until Jan. 29, 2017, to provide time
for the Board, staff, and the owner to review the results of the pending Structural Report,
anticipated to be completed by Jan. 3.
Because the Structural Report will not be ready until just before the January meeting, and
the Landmarks Board has expressed interest in considering initiation of landmark
designation of the property, staff recommends that the Landmarks Board hold a special
meeting prior to the expiration of the stay of demolition on Jan. 29, 2017 , so that the
decision may be informed by the additional information.
Agenda Item # 5A Page 2
Proposed Motion Language
I move that the Landmarks Board hold a special meeting prior to the Jan. 29, 2017 expiration of
the stay-of-demolition in order to consider initiation of landmark designation of the property at
2334 14th St. as described in Sec. 9-11-3, B.R.C. 1981.
SUMMARY:
The purpose of this hearing is for the Board to determine whether it is appropriate to
initiate local landmark designation for the property at 2334 14th St., or, alternatively,
lift the stay of demolition and issue the demolition permit application.
On June 17, 2016, the Historic Preservation program received a demolition permit
application for building at 2334 14th St.
On June 29, 2016, the Landmarks design review committee (Ldrc) referred the
application to the Landmarks Board for a public hearing, finding there was “probable
cause to believe that the building may be eligible for designation as an individual
landmark.”
On Oct. 5, 2016, staff recommended, and the Landmarks Board voted unanimously,
to impose a stay-of-demolition for a period of up to 180 days in order to seek
alternatives to the demolition, finding that the building may be eligible for individual
Landmark designation. See Attachment 1: Demolition Memo.
The 180-day stay period will expire on Jan. 29, 2017.
During the stay, staff and representatives of the Landmarks Board met with the
applicant and owner’s representative to discuss alternatives to the demolition,
including landmark designation, rehabilitation, and the possibility of constructing an
addition to the original building.
On Nov. 9, 2016, staff offered to cover the expense of a second structural report from
a third-party to aid the Landmarks Board in its decision. The report is anticipated to
be complete by January 3, 2017.
On Dec. 7, 2016, the Landmarks Board voted to schedule a hearing to consider either
to initiate landmark designation or to direct staff to issue a demolition permit for the
property at 2334 14th St.
To date, no letters of support for or against the demolition of the buildings have been
received by staff. Historic Boulder, Inc. spoke in support of a stay of demolition at the
Oct. 5, 2016 Landmarks Board meeting.
Staff considers the building to be potentially eligible for landmark designation due to
its architectural, historic and environmental significance; however, staff considers
that the Landmarks Board should take no action at its Jan. 4, 2017 meeting in order to
allow the stay of demolition to continue so that the Board, historic preservation staff,
and the applicant may continue to explore alternatives to demolition, informed by
the results of the pending Structural Report.
Staff recommends that the Landmarks Board hold a special meeting prior to the
expiration of the stay of demolition on Jan. 29, 2017, so that the decision may be
Agenda Item # 5A Page 3
informed by the additional information in the Structural Report.
ANALYSIS
Section 9-11-3, B.R.C. 1981, provides that the Landmarks Board may hold a public
hearing to consider initiating landmark designation of a property if the Board finds that
the building may be eligible for landmark designation pursuant to Sections 9-11-1 and 9-
11-2, B.R.C. 1981. At the Dec. 7, 2016 Landmarks Board meeting, the Board unanimously
voted to hold a public hearing to consider either initiation of landmark designation or to
direct staff to issue the demolition permit in advance of the January 29, 2017 expiration
of the stay-of-demolition.
Purpose of Stays of Demolition
The stated purposes of a stay-of-demolition are “to prevent the loss of buildings that
may have historic or architectural significance” and “to provide the time necessary to
initiate designation as an individual landmark or to consider alternatives.” Sec. 9-11-
23(a), Purpose, B.R.C. 1981. During the course of a stay, the Board may consider a variety
of options to this end, one of which is the designation of the property. The initiation of
landmark designation over an owner’s objection by the Landmarks Board has
historically been used only on very rare occasions.
In the past 10 years, approximately 65 stays-of-demolition have been imposed by the
Board. Only twice during that period has the Board initiated and recommended
landmark designation of a property over the owner’s objection. However, many stays
during this same period have resulted in the avoidance of demolition through
reconsideration of projects and the subsequent preservation of buildings. Recent
examples in which stays of demolition have resulted in the applicant filing an
application for landmark designation include: 1936 Mapleton (2008); 900 Pearl Street
(2009); 2003 Pine Street (2014); and 1922 20th Street (2014). Likewise, there are many
examples of stays that have been allowed to expire (or demolition permits issued prior
the stay expiring) by the Board when reasonable alternatives to demolition have not
been found.
Initiation by Board
Pursuant to Section 9-11-3, B.R.C. 1981, the decision to initiate the designation of an
individual landmark pursuant to Section 9-11-1, Legislative Intent, and Section 9-11-2,
City Council May Designate or Amend Landmarks and Historic Districts, B.R.C. 1981, is
legislative in nature. Section 9-11-1(a) reads as follows:
9-11-1, Purpose and Legislative Intent
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
Agenda Item # 5A Page 4
reminiscent of past eras, events, and persons 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.
Staff considers that the property is potentially eligible for designation as an individual
landmark per Sections 9-11-1 and 9-11-2, B.R.C., 1981. The building has considerable
architectural, historic, and environmental significance. The building, recognized in 1988
as a Structure of Merit, is architecturally significant as an example of the uncommon
Terrace style and for its decorative masonry. The property has historic significance for its
date of construction around 1900; for its association with Charles Russell, a prominent
local engineer, industrialist, and citizen who served as the deputy United States Mineral
Surveyor for the district, served on the city council for several years, and founded the
Boulder Pressed Brick Company; and for its role in the development of the community as
an early multi-family rental complex. The property is environmentally significant for its
location within the identified potential Whittier Historic District.
On Oct. 5th, 2016, the Landmarks Board voted unanimously to impose a stay of demolition
on the building, finding that there was probable cause to believe it may be eligible for
landmark designation based upon its historic and architectural significance; that the
property contributes to the character of the neighborhood as an intact representative of
the area’s past; and that it had not been demonstrated to be impractical or economically
unfeasible to rehabilitate the building. See Attachment 1 for more information on the
significance of the property.
While staff considers that the building is potentially eligible for landmark designation,
staff considers that initiation of landmark designation at this point is not appropriate, as
discussions are in process to determine whether it is impractical or economically
unfeasible to rehabilitate the building.
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 . . . .”
Staff considers that the decision to initiate landmark designation over an owner’s
objection must be taken with great care. In this case, staff considers that initiation of the
Agenda Item # 5A Page 5
property as a local landmark is not appropriate given on-going discussions during the
stay of demolition to identify alternatives to demolition.
Over the course of the stay, staff and representatives of the Landmarks Board have met
with the applicant to discuss alternatives to the demolition. On Nov. 9, 2016, staff offered
to cover the expense of a second structural report from a third-party to aid the
Landmarks Board in its decision. The report is anticipated to be complete by Jan. 3, 2017.
Staff recommends that the board take no action on the item at this time in order to allow
the stay of demolition to continue so that the Board, historic preservation staff, and the
applicant may continue to explore alternatives to demolition, informed by the results o f
the pending Structural Report. Staff recommends that the Landmarks Board hold a
special meeting prior to the expiration of the stay of demolition on Jan. 29, 2017, so that
the decision may be informed by the additional information in the Structural Report.
Section 9-11-2 provides:
(a) Pursuant to the procedures in this chapter the city council may be 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.
Staff considers that the property may be eligible for designation as an individual landmark
per Sections 9-11-1 and 9-11-2, B.R.C., 1981. The original building has considerable
architectural, historic and environmental significance. On October 5, 2016 the Landmarks
Board voted unanimously to impose a stay of demolition on the application, finding that
there was probable cause to believe the building may be eligible for landmark designation
based upon its historic and architectural significance; that the property contributes to the
character of the neighborhood as an intact representative of the area’s past; and that it had
not been demonstrated to be impractical or economically unfeasible to rehabilitate the
original building. See Attachment 1: Oct. 5, 2016 Landmarks Board Memo.
Criteria for Review
Section 9-11-3 (d), Criteria for Review, applies when an application for designation is
received from a historic preservation organization or less than all of the property owners
pursuant to paragraph 9-11-3(a)(3) and (4), B.R.C. 1981. While not required to be
considered when the Board is considering initiation, these criteria for review may offer
some guidance to the Board in making the decision whether to initiate landmark
designation. In addition to the considerations included in Sections 9-11-1 and 9-11-2,
B.R.C. 1981, discussed above, the following criteria may be considered:
Agenda Item # 5A Page 6
(2) There are currently resources available that would allow the city manager
to complete all of the community outreach and historic analysis necessary
for the application;
Initiation of landmark designation over an owner’s objection requires additional staff
resources including outreach and analysis. There are limited staff resources available to
process applications for designation of a property for which there is not owner consent.
(3) There is community and neighborhood support for the proposed designation ;
Staff has not received any comments to date from the public on this matter. A
representative of Historic Boulder, Inc. spoke in support of a stay-of-demolition at the
Oct. 5, 2016 Landmarks Board hearing.
(4) The buildings or features may need the protection provided through
designation;
The applicant intends to demolish the existing building. Demolition of the original
building will result in the loss of historic and architectural character of the property and
the surrounding area. Should no action be taken by the Board prior to the expiration of
the stay-of-demolition on Jan. 29, 2017, the property owner would be able to secure a
demolition permit, assuming all other requirements of the permit process have been met.
(5) The potential boundaries for the proposed district are appropriate;
Not applicable.
(6) In balance, the proposed designation is consistent with the goals and
policies of the Boulder Valley Comprehensive Plan;
Policy 2.24 of the Boulder Valley Comprehensive Plan states:
The city and county will identify, evaluate and protect buildings, structures, objects,
districts, sites and natural features of historic, architectural, archaeological, or cultural
significance with input from the community. The city and county will seek protection of
significant resources through local designation when a proposal by the private sector is
subject to discretionary development review.
The plan does not speak specifically to landmark designation over an owner’s objection,
though in some circumstance this may be appropriate. Staff considers that the property
Agenda Item # 5A Page 7
retains a high degree of architectural, historic and environmental significance, and may
be eligible for local landmark designation, however, given the on-going discussions
regarding alternatives to demolition, initiation of landmark designation is not
appropriate at this time.
(7) The proposed designation would generally be in the public interest.
At this time, staff does not consider initiation of landmark designation of the property to
be in the public interest. Staff recommends that the board taken no action on the item to
allow discussions to continue. Staff recommends that the Landmarks Board hold a
special meeting prior to the expiration of the stay of demolition on Jan. 29, 2017, so that
the decision may be informed by the additional information in the Structural Report.
DECISION OF THE BOARD:
If the Board chooses not to initiate landmark designation of the property and allows the
stay of demolition to expire, a demolition permit for the original building and the
accessory building will issue on Jan. 29, 2017.
If the Board chooses to initiate the designation process, it must do so by resolution. A
draft resolution is included in Attachment 2. If initiated, the application shall be heard
by the Landmarks Board within 60 to 120 days in order to determine whether the
proposed designation conforms with the purposes and standards in Sections 9-11-1,
Legislative Intent, and 9-11-2, City Council May Designate Landmarks and Historic Districts,
B.R.C. 1981. The owner must obtain a landmark alteration certificate prior to the
submission of building permit applications for the property if they choose to proceed
while the application is pending, or they may choose to wait until the application
process is complete.
Board Options:
1. Direct staff to issue a demolition permit, finding that the requirements of Sec. 9-
11-23(h) have been satisfied as they relate to actions to consider in relation to the
consideration of preservation of the buildings. See Attachment 3.
2. Initiate designation of the property as an individual landmark by adopting the
resolution under Attachment 2. See Attachment 3.
3. Take no action and permit the initially granted stay of demolition originally
imposed on Oct. 5, 2016, to remain in place until Jan. 29, 2017, so that the Board,
Historic Preservation staff, and the applicant may continue to explore alternative
to demolition at 2334 14th St.
4. Hold a special hearing to consider initiation of landmark designation prior to the
expiration of the stay-of-demolition (Jan. 29, 2017).
Agenda Item # 5A Page 8
ATTACHMENTS:
1: October 5, 2016 Demolition Memo
2: Draft resolution to initiate landmark designation of the property at 2334 14th St.
Agenda Item # 5A Page 9
Attachment 1: October 5, 2016 Demolition Memo
M E M O R A N D U M
October 5, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
for the house located at 2334 14th St., a non-landmarked building
over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised
Code (HIS2016-00191).
STATISTICS:
7. Site: 2334 14th St.
8. Date of Construction: c. 1900
9. Zoning: RMX-1
10. Existing House Size: 2,194 sq. ft. (approx.)
11. Lot Size: 6,016 sq. ft. (approx.)
12. Owner/Applicant: Alexander J. Brittin / Bob Von Eschen
STAFF RECOMMENDATION
The Planning, Housing and Sustainability (PH&S) staff recommends that the Landmarks
Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the building located at 2334 14th
St., for a period not to exceed 180 days from the day the permit application was accepted by the
city manager, adopting the staff memorandum with the findings listed below, in order to further
analyze information on the condition of the buildings.
A 180-day stay period would expire on January 29, 2017.
Should the board choose to issue the demolition permit, or if the permit is allowed to
expire, staff recommends that prior to demolition the following be submitted to
Planning, Housing and Sustainability (PH&S) staff for review, approval and recording
with Carnegie Library:
Agenda Item # 5A Page 10
1. A site plan showing the location of all existing improvements on the subject
property; and
2. Color medium format archival quality photographs of the interior and exterior of
the house.
EXECUTIVE SUMMARY
On June 17, 2016 the Planning Housing & Sustainability (PH&S) Department received a
demolition permit application for the house at 2334 14th St. The building is not located
within a designated local historic district but is over 50 years old. In 1988, the Landmarks
Board recognized the building as a Structure of Merit. The proposed work meets the
definition of demolition found in Section 9-16-1 of the Boulder Revised Code 1981. On
June 29, 2016, the Landmarks design review committee (Ldrc) referred the application to
the Landmarks Board for a public hearing, finding there was “probable cause to believe
that the building may be eligible for designation as an individual landmark.”
PURPOSE OF THE BOARD’S REVIEW
Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all buildings built
prior to 1940 requires review by the Landmarks design review committee (Ldrc). The
Ldrc is comprised of two members of the Landmarks Board and a staff member. If,
during the course of its review, the Ldrc determines that there is “probable cause to
consider the property may be eligible for designation as an individual landmark,” the
issuance of the permit is stayed for up to 60 days from the date a completed application
was accepted and the permit is referred to the board for a public hearing.
If the Landmarks Board finds that the building proposed for demolition may have
significance under the criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the
application shall be suspended for a period not to exceed 180 days from the date the
permit application was accepted by the city manager as complete in order to provide the
time necessary to consider alternatives to the building demolition. If imposed, a 180 -day
stay period would start when the completed application was accepted by the city
manager (August 8, 2016, when the Landmarks Board fee was paid) and expire on
January 29, 2016. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION
The approximately 2,194 square foot brick terrace building sits on a 6,016 square foot lot,
located on the east side of 14th St. between High St. and Mapleton Ave. The lot has a
significant slope down towards the southwest and is located within the identified
potential local and national Whittier Historic District. It was recognized as a Structure of
Agenda Item # 5A Page 11
Merit by the City of Boulder Landmarks Board on September 6, 1989 as a good surviving
example of a turn of the twentieth-century Terrace Building.
Figure 1. Location Map showing 2334 14th St.
Figure 2. West Elevation (façade), 2334 14th St., 2016.
The Terrace building type, is a distinctive residential form of architecture quite common
in Colorado at the turn of the twentieth century. Typical of the Terrace form, the
Agenda Item # 5A Page 12
building is rectilinear in plan, features a flat roof and a full-with front porch. The house
is constructed of brick and features a tall parged stone foundation that has been
remodeled into a walk-in basement unit. The upper floor is divided into two identical
units with mirrored floor plans and flanking front transom topped doors providing
entrance from the front porch Two large one over one, double-hung wood windows are
located on either side of each door, each flanked by a single black wooden shutter.
Access to the shed-roof porch is provided from the side (north) by a wooden stair with
metal railing. The porch has been partially enclosed with plywood sheets and fabric
awnings. Access to the basement unit is via two wooden doors at the base of the front
façade, one of which appears to have been covered by a plywood panel.
Figure 3. East Elevation (rear), 2334 14th St., 2016.
The northeast (rear) elevation is covered by a deteriorating wooden frame addition, that
is partially roofed with translucent plastic sheathing. The addition wraps approximately
26’ along the southeast (side) elevation of the original brick building, forming a covered
porch. The side door of the southeast unit opens into this porch, and this unit also has a
door at its rear opening into the shed.
Agenda Item # 5A Page 13
Figure 4. South Elevation, 2334 14th St., 2016.
Agenda Item # 5A Page 14
Figure 5. North Elevation, 2334 14th St., 2016.
Window and door openings on the original portion of the house are crowned with
segmentally arched brick voussoirs and visually supported by a protruding brick
stretcher course which runs around the perimeter of the building. There are four
matching windows on each side elevation, three large double-hung wood windows and
one small wood window near the rear. All of the front and side windows are supported
by, now painted, sandstone sills. Two rear windows on the southeast side have been
covered by the frame porch.
Agenda Item # 5A Page 15
Figure 6. North Window, 2334 14th St., 2016.
The façade of the building’s features ten courses of finely detailed decorative brickwork
and projecting corner brick corbels. The brick walls are laid in stretcher bond, and have
been painted white on all elevations, while the roof is clad in EPDM membrane roofing
Agenda Item # 5A Page 16
Figure 7. Decorative parapet detail.
Alterations
Figure 8. 2338, 2334, and 2330 14th St., c. 1900. Photo courtesy of Boulder Public Library.
2338, 2334, and 2330 14th St., 2016.
In large, the house at 2334 14th Street is intact to its historic constriction as evidenced in
the c.1900 photograph (Figure 8). The most obvious changes to the building from this
view are alterations to the front porch including relocation of the stair from the front,
Agenda Item # 5A Page 17
removal of the denticulated porch gable, and removal of decorative railing barge
boarding.
Remodeling of the basement into a living unit appears to have occurred in two stages,
with a bedroom added in 1947, followed by a kitchen the following year. A concrete
footing was inserted under the foundation and the stone foundation parged with
concrete in 1953, followed by the reconstruction of the front porch in 1956. In 1962, the
building was re-roofed in shingles, which were replaced with the current EPDM roofing
membrane in 1986.
At some point between 1979 and 1984, the wood frame shed was constructed behind the
main house. The covered porch connecting the shed and main house was added
sometime later. Since that time, the front porch has been haphazardly repaired with a
mix of plywood and MDF panels, with its lower section being entirely enclosed. At least
three original double-hung windows survive on the north elevation, while the two large
hung windows on the front porch are also likely original. Several of the original sash
have been replaced with wood windows in existing wood frames on the south face,
tough this appears to have occurred sometime ago. Evidently, two wood shutters which
would have matched the single surviving shutter on each window were removed.
Condition
The applicant describes the condition of the building in a letter dated August 2, 2016. He
states that the foundation and load bearing walls show significant lateral movement and
cracking, such that the wall is over 6” offset from the foundation in some areas. All
exterior window and door openings have structurally failures requiring repair. Staff did
observe deflection of the upper part of the south wall and some active structural
cracking though it appears the observed deflection primarily occurred prior to the 1950s
repairs.
The applicant observes that the foundation has many fractures through its stucco finish
around the entire building perimeter and that wall movement has damaged plumbing
and roof flashings, leading to interior water damage. Portions of the rubble stone
foundation are spalling. Many of the materials used in the alterations to the front porch
are not exterior-grade, and would require replacement. The porch roof has non-code
compliant framing and wooden shingle cladding. See Attachment F: Applicant’s Materials.
Cost of Repair or Restoration
In a set of condition photos submitted to city staff, the applicant provides an estimated
cost of repair for the foundation to be $233,588. See Attachment F: Applicant’s Materials.
Structure of Merit Recognition
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The Landmarks Board recognizes buildings and sites that have architectural and/or
historic merit as Structures of Merit. Properties are either nominated by the property
owner or by the Landmarks Board. Structure of Merit recognition is honorary and does
not provide protection or regulation. See Attachment G: Structure of Merit Records.
Following the historic building inventory survey of the Whittier neighborhood in 1988,
the Landmarks Board recognized seventeen identified terrace style buildings in Boulder,
including the building at 2334 14th St., as Structures of Merit. Two buildings, 2010-14 19th
St. and 1911-15 Pearl St., have been individually landmarked. Two others, 2535-37 5th St.
and 1815-21 17th St., are located within the boundaries of local historic districts. The
terrace building at 1433-35 13th St. was demolished since 1989.
The 1988 Landmarks Preservation Advisory Board Memo includes the following
description of 2334 14th St.
Address: 2334-36 14th St.
Architectural Significance: Brick construction, duplex with a shared porch covered b y a
lean-to roof supported by wood columns Segmentally arched window and door
openings. Corbelled brick cornice with corner brick finials.
1929
Assessor Card: Owner A.H. and Beatrick Mae Dean
Lot 2 less 40 ft and 30 ft Lot 3, Block 10, North
Brick, stone foundation, ¾ basement, later ½ tar and gravel roof, soft floors, plaster
interior no garage
Dimensions: 30 x 47 ½
Front porch remodeled on 5/29/1957
One bedroom each side.
Occupants
1913 City Directory 2334 Paul H. Noah (Kathryn R.)
2336 C.F. Seitz (Nellie O.) Boulderado Cleaning and Pressing
and Seitz Bros.
Agenda Item # 5A Page 19
PROPERTY HISTORY
This Terrace Duplex was part of a
complex known as Luxor Terrace
Apartments, built by prominent
Boulder pioneer and civil
engineer Charles A. Russell.1 He
was born in Sommerville,
Massachusetts on November 9,
18502 earned a Bachelor of Arts
from Tufts College in
Massachusetts in 1872, and
earned a degree in civil
engineering in 1873.3 For the next
decade he worked for the United
States Coastal Survey Department
conducting survey work along
the east coast and along the lower
reaches of the Mississippi River.4
He moved to Boulder in 1883,
where he met and married Jennie Phelps, a schoolteacher, in 1888.5
Jennie Phelps Russell, daughter of Henry Phelps, born on August 7, 1856.6 She moved to
Boulder in 1882 after being impressed by the city while visiting her sister, and soon
obtained a position as a schoolteacher. Her husband, Charles, continued his career in
civil engineering in Boulder, holding city and county engineering positions and
becoming deputy United States Mineral Surveyor for the Boulder district, as well as
serving on the Boulder City Council for many years.7 He also founded the Boulder
Pressed Brick Company and was involved in platting the North Boulder Addition to
Boulder.8 Jennie Russell’s obituary notes that, “Shortly before his death Mr. Russell built
3-double brick terraces on 14th Street near High which Mrs. Russell has been managing
since.”9 Charles Russell died on August 6, 1900, at the age of 49, due to complications
from an appendectomy.10 This places the construction of this house, and its twin, 2030
1 Daily Camera, “Mrs. Jennie Russell, Pioneer of Boulder, Dies this Morning.” June 21, 1934; Boulder Herald, “C. A.
Russell’s Death.” August 8, 1900.
2 Boulder Herald.
3 Ibid.
4 Ibid.
5 Ibid.; Daily Camera, June 21, 1934.
6 Daily Camera, June 21, 1934.
7 Ibid.
8 Ibid.
9 Ibid.
10 Boulder Herald.
Jennie P. and Charles Russell, N.D. Photo Courtesy of
Boulder Carnegie Library.
Agenda Item # 5A Page 20
14th St., around late 1899-early 1900. It is very likely they are constructed with brick from
Russell’s own brickyard located nearby. The address first appears in the city directories
in 1901, when Ira D. and Callie E. Scott were the listed residents. Ira was a dentist. Jennie
Russell continued to oversee the apartments until her death on June 21, 1934. Through
this time, city directories show the property occupied by a variety of short -term, rental
occupants, none of whom remained at the property for more than five years.
Austin Phelps Russell, Jennie and Charles’ son, took over the property upon his mother’s
death. Born in Boulder in 1892, he attended Boulder public schools and the University of
Colorado, from which he graduated with an engineering degree in 1913.11 He launched
his engineering career by working as an assistant engineer with the Mount Whitney
Power and Electric Co. in Viscalia, California, before becoming a ranger and surveyor for
the U.S. Forestry Service in Colorado and Wyoming.12 He served with the 23rd engineers
during the First World War, and saw action in the 1918 Argonne offensive which ended
the war.13 Following Armistice, he again worked for the United States Forest Service and
as a city engineer for Rock Springs, Wyoming, before being appointed assistant state
engineer of Wyoming in 1939, moving to Cheyenne to accept the position.14 He sold the
property at 2334 14th St. to Leonard N. and Marine L. Blystad in 1944, and died in
Cheyenne at the age of 60 on January 21, 1952.15
The property then changed hands six times between 1944 and 1946, before it was
purchased by Warren E. and Myrtle S. Nord in 1949. During this time, the lower unit
was renovated into a third living space, with a bedroom added in 1947 followed by a
kitchen in 1948. The Nords sold the property to Alton H. and Beatrice M. Dean in 1958,
who owned the property until 1967, when H. M. and F. E. Doty acquired it. They in turn
sold it to Wesley E. and Janine R. Brittin in 1976, whose family trust granted the property
to its current owner, Alexander J. Brittin, in 2016. Through all these owners, city
directories indicate the property remained an apartment triplex, and was rented out to a
variety of short-term rental residents, ranging from chemical plant workers, to university
students, to retirees.16
11 Boulder Daily Camera, “Austin P. Russell, Wyoming Engineer, Dies in Cheyenne”
12 Ibid.
13 Ibid.
14 Ibid.
15 Ibid.
16 Boulder County Public Records; Polk Boulder City Directories.
Agenda Item # 5A Page 21
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board “shall consider and
base its decision upon any of the following criteria:
(1) The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in Sections 9-11-1 and 9-11-2,
B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration or
repair as set forth in paragraphs (f)(3) and (f)(4) …, the board may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff considers this property potentially eligible for designation as an
individual landmark, however, additional time is needed to consider the information on
the condition and estimated cost of restoration or repair of the building.
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff's research of the property relative to the significance
criteria for individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975.
See Attachment E: Individual Landmark Significance Criteria
HISTORIC SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets historic significance under criteria 1, 2, 3,
4 and 5.
1. Date of Construction: c. 1900
Elaboration: This house was likely constructed shortly before its builder’s death in 1900,
making it a significantly early addition to this area of Boulder.
2. Association with Persons or Events: Charles A. Russell
Elaboration: This house was built by Charles A. Russell, a prominent local engineer,
industrialist, and citizen who served as the deputy United States Mineral Surveyor for
the district, served on the city council for several years, and founded the Boulder
Pressed Brick Company.
Agenda Item # 5A Page 22
3. Development of the Community: Early multifamily rental complex
Elaboration: This house was constructed as part of a complex of three rental
properties built c. 1900, making it both an early development in North Boulder and
an unusually early example of the rental-focused properties that would eventually
become common in Boulder.
4. Recognition by Authorities: Boulder Survey of Historic Places, 1988; City of Boulder
Elaboration: In the 1988 survey, Front Range Research Associates, Inc. noted that,
despite moderate alterations, the house retains enough significance to be contributing
to the Whittier potential historic district. On September 6, 1989, it was designated a
Structure of Merit by the City of Boulder’s Landmarks Preservation Advisory Board,
as a significant example of early multifamily housing.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets historic significance under criteria 1, 2, 4,
and 5.
1. Recognized Period or Style: Terrace
Elaboration: Terrace s brick houses are an uncommon typology, mostly unique to
Colorado. Despite its remodel from a duplex to a triplex and changes to the front
porch and a rear addition, it retains substantial historic integrity surviving as a
significant example of Terrace housing in Boulder .
2. Architect or Builder of Prominence: Charles A. Russell
Elaboration: This house survives intact as part of a rental complex constructed by
prominent Boulder citizen Charles A. Russell in about 1900.
3. Artistic Merit: The brickwork including decorative brickwork, corbels, finials,
parapet and running brick course reflect a high level of masonry craftsmanship.
4. Example of the Uncommon: Terrace Style
Elaboration: The Terrace House is relatively uncommon, though distinct variant of
architecture in Boulder, and characteristic of like houses constructed at the beginning
of the 20th century in Colorado.
5. Indigenous Qualities: Locally made brick
Elaboration: Charles A. Russell, who built this house, was also the founder and
proprietor of the Boulder Pressed Brick Company. It is very likely that he used brick
from his yard in the construction of this house and its twin at 2330 14th St.
Agenda Item # 5A Page 23
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets environmental significance under criteria
2, 4, and 5.
1. Site Characteristics: None observed
2. Compatibility with Site: Well-scaled and appropriate to site
Elaboration: This 2,194 square foot house is appropriately scaled to its 6,016 square
foot lot, and allows three family occupancy while retaining a substantial street
setback and sizable back yard.
3. Geographic Importance: None observed
4. Environmental Appropriateness: Rental complex.
Elaboration: This house was built as part of a three building rental complex along
with the house at 2340 14th and the house at 2330 14th, which is a twin of this building.
The survival of all three in a relatively intact state adds to their significance as part of
a historically significant early rental complex in North Boulder.
5. Area Integrity: Whittier Potential Historic District
Elaboration: The 1988 historic resources survey found that this house is contributing
to the character of a potential historic district in the Whittier neighborhood.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD: The Whittier neighborhood is characterized by small, single family
or duplex residential houses dating to a variety of periods, with the majority constructed
c. 1890-1930. This building contributes to this small scale residential character.
CRITERION 3: CONDITION OF THE BUILDING
The applicant notes that the rubble stone foundation of this building is unstable, and its
movement has caused severe structural damage to the masonry and has severed drains
and plumbing connections. He further notes that that many materials used on the rear
Agenda Item # 5A Page 24
shed and front porch are non-code compliant and not exterior grade, and will thus
require replacement. See Attachment F: Applicant’s Materials.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The applicant estimates that foundation repairs will cost $233,588. See Attachment F:
Applicant’s Materials.
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
THE BOARD’S DECISION:
If the Landmarks Board finds that the building to be demolished does not have
significance under the criteria set forth in section 9-11-23(f), B.R.C. 1981, the city manager
shall issue a demolition permit.
If the Landmarks Board finds that the building to be demolished may have significance
under the criteria set forth above, the application shall be suspended for a period not to
exceed 180 days from the date the permit application was accepted by the city manager
as complete in order to provide the time necessary to consider alternatives to the
demolition of the building. Section 9-11-23(h), B.R.C. 1981. A 180-day stay period
would expire on January 29, 2016.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the building at 2334 14th St. is appropriate based on the criteria
set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The property may be eligible for individual landmark designation based upon its
historic and architectural significance;
2. The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3. It has not been demonstrated to be impractical or economically unfeasible to
rehabilitate the building.
Agenda Item # 5A Page 25
ATTACHMENTS:
Attachment A: Current Photographs
Attachment B: Boulder County Tax Assessor Card c. 1946
Attachment C: Historic Building Inventory Form
Attachment D: Deed & Directory Research
Attachment E: Significance Criteria for Individual Landmarks
Attachment F: Applicant Materials
Attachment G: Structure of Merit Materials
Attachment A: Current Photographs
View from 14th Street, 2016.
Agenda Item # 5A Page 26
West (front) elevation, 2016
Northwest corner, 2016
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North (side) elevation, 2016
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East (Rear) elevation, 2016
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South (side) Elevation, 2016
Attachment B: Boulder County Tax Assessor Card c. 1946
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Attachment C: Historic Building Inventory Form
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Photo from Historic Building Inventory Record, 1988.
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Attachment D: Deed & Directory Research
Owner (Deeds) Date Occupant(s)/Directory
1901 Ira D. (Callie E.) Scott, dentist
Jennie P. Russell 1903 Mrs. Cooper
1904 Not Listed
1906
1911 Francis J. Reinert
1913 P. H. Noah
1916 H. W. Berkley
1918 Myron Silcott
1921 Arthur Brubaker
1923 Mrs. Anna Zuckerman
1926 Not Listed
1928 A. J. Schafer
1930 Vacant
1932 Charles P. Stockdale
Austin P. Russell 1936 John P. (Eva A.) Bennet
1938
1940 Vacant
1943 Vacant
Leonard N. and Marie L.
Blystad (2/23/44);
Albert B. and Maude F. Pace
(7/21/44);
Charles W. V. Feigel
(7/22/44)
1944
Jack B. and Ruth G. Fawcett
(2/4/46);
Charles and Pearl
Thornburgh (7/26/46);
Harry V. and Fern E Gillette
(11/12/46)
1946 Edward B. McBride (Wilma S.) Plant Manager,
Watts-Hardy Dairy
1949 Eugene L. Nookel
Warren E. and Myrtle S.
Nord
1950
1951 Marvin F. Boone (Patricia A.)
Lloyd E. and Anna E.
Bussert
1954
1955 Kenneth L. Ingram (Betty K.) Student, U of C
Tom C. Stanford (4/26/58);
Alton H. and Beatrice May
Dean (7/25/58)
1958
1960 Daniel J. McGrew (Carolyn S.), Manager
Parkway Service
1965 Joel Johnson, Retired
H. M. and F. E. Doty 1967
Agenda Item # 5A Page 37
1970 Ronald I. Shall (Jem), Employee Arapahoe
Chemicals
Wesley E. and Janine R.
Brittin
1976
Alexander J. Brittin 2016
Attachment E: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. The
purpose of the ordinance is the preservation of the City’s permitted cultural, historic,
and architectural heritage. The Landmarks Board is permitted by the ordinance to adopt
rules and regulations as it deems necessary for its own organization and procedures.
The following Significance Criteria have been adopted by the board to help evaluate
each potential designation in a consistent and equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be
the site of a historic, or prehistoric event that had an effect upon society; or exemplify the
cultural, political, economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age
of the structure.
Association with Historical Persons or Events: This association could be national, state,
or local.
Distinction in the Development of the Community of Boulder: This is most applicable to
an institution (religious, educational, civic, etc) or business structure, though in some
cases residences might qualify. It stresses the importance of preserving those places
which demonstrate the growth during different time spans in the history of Boulder, in
order to maintain an awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder
Historical Society, local historians (Barker, Crossen, Frink, Gladden, Paddock,
Schooland, etc), State Historical Society, The Improvement of Boulder, Colorado by F.L.
Olmsted, or others in published form as having historic interest and value.
Agenda Item # 5A Page 38
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder,
known nationally, state-wide, or locally, and perhaps whose work has influenced later
development; contain elements of architectural design, detail, materials or craftsmanship
which represent a significant innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural
period/style, i.e.: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The
History of Architectural Style (Marcus/Wiffin), Architecture in San Francisco (Gebhard
et al), History of Architecture (Fletcher), Architecture/Colorado, and any other published
source of universal or local analysis of a style.
Architect or Builder of Prominence: A good example of the work of an architect or
builder who is recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent
visual quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship
that are representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder
area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community
by the protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or
other qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental
importance and continuity of an existing condition, although taken singularly or out of
context might not qualify under other criteria.
Agenda Item # 5A Page 39
Attachment F: Applicant Materials
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Attachment G: Structure of Merit Materials
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Attachment 2: Draft Resolution to Initiate Landmark Designation
RESOLUTION NO. _______
A RESOLUTION OF THE LANDMARKS BOARD INITIATING
THE DESIGNATION OF 2334 14TH ST. AS AN INDIVIDUAL
LANDMARK.
WHEREAS, on Dec. 7, 2016 the Landmarks Board voted to schedule an initiation hearing
for 2334 14th St. and
WHEREAS, on Jan. 4, 2017, the Landmarks Board held an initiation hearing to determine
whether to initiate designation of the property at 2334 14th St. and determined that the property
meets the standards for initiation;
NOW, THEREFORE, BE IT RESOLVED BY THE LANDMARKS BOARD OF THE CITY OF
BOULDER, COLORADO:
The City of Boulder Landmarks Board hereby initiates the designation of 2334 14th St. as
an individual landmark, and will schedule a designation hearing in accordance with the historic
preservation ordinance no fewer than sixty days and no greater than one hundred-twenty days from
the date of this resolution.
ADOPTED this 4th day of January 2017.
This resolution is signed by the chair of the Landmarks Board on Jan. 4, 2017.
_____________________________________
Chair, Landmarks Board
ATTEST:
_________________________________
Secretary to the Board
Agenda Item # 5A Page 75
Attachment 3: Alternate Motions
MOTION (Approve Demolition)
I move that the Landmarks Board find that landmark designation of 2334 14th St. over the owner’s
objection does not meet the criteria in Sec. 9-11-3 “Initiation of Designation for Individual
Landmarks and Historic Districts” of the Boulder Revised Code, is not consistent with the
purpose and intent of 9-11-23 “Review of Permits for Demolition,” and is not consistent with the
goals and policies of Section 2.33 of the Boulder Valley Comprehensive Plan. As a condition of
approval, prior to issuance of the demolition permit, the Landmarks Board recommends that staff
require archival documentation of the property.
MOTION (Initiate Landmark Designation)
I move that the Landmarks Board initiate landmark designation for the property located at 2334
14th St., finding that it meets the criteria for such a hearing in Sec. 9-11-3 “Initiation of
Designation for Individual Landmarks and Historic Districts” of the Boulder Revised Code, is
consistent with the purpose and intent of 9-11-23 “Review of Permits for Demolition,” and in
balance is consistent with the goals and policies of Section 2.33 of the Boulder Valley
Comprehensive Plan.