Item 5C - 7 Landmark Designations - 14th and PineAGENDA ITEM #5C 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 an application to designate five
properties (1406-08 Pine St., 1414 Pine St., 2118 14th St., 2124 14th St.
and 2132 14th St.) and portions of two properties at 1424 Pine St.
and 1443 Spruce St. as local historic landmarks as per Section 9-11-5
of the Boulder Revised Code, 1981.
____________________________________________________________________________
STATISTICS
1. Sites: 1406-08 Pine St., 1414 Pine St., 1424 Pine St., 2118 14th
St., 2124 14th St., 2132 14th St. and 1443 Spruce St.
2. Legal Description: See Attachment A: Designation Applications
3. Zoning: RH-2 (Residential – High 2)
4. Number of Properties: 7
5. Owner/Applicant: First United Methodist Church
6. Dates of Construction: 1885-1903
______________________________________________________________________________
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board continue the designation hearing until
after the Site Review Approval for the Attention Homes project. The applications were
submitted as part of the Site Review proposal and the owner’s support of landmark
designation is contingent on the approval of the Site Review project.
I move that the Landmarks Board continue the landmark designation hearing for the properties
at 1406-08 Pine St., 1414 Pine St., 1424 Pine St., 2118 14th St., 2124 14th St., 2132 14th St.
and 1443 Spruce St., to a meeting after the city approves the Site Review application.
AGENDA ITEM #5C PAGE 2
BACKGROUND
On November 9, 2016, the city received landmark designation applications from
the property owner, First United Methodist Church, for individual landmark
designation of the properties at 1406-08 Pine St., 1414 Pine St., 2118 14th St., 2124
14th St., 2132 14th St., and 1443 Spruce St. An application for 1424 Pine St. has been
submitted on June 3, 2016, and was on hold by agreement of the property owner
and the city.
The property is currently in the Site Review Process. As a condition of approval,
Historic Preservation staff recommended that landmark designation applications
for the subject properties be submitted as a condition of approval.
As such, the application for landmark designation would be contingent on Site
Review Approval.
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in
its review of an application for local landmark designation, “the landmarks board shall
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.” See Attachment F: Sections 9-11-1, Purpose
and Legislative Intent, & 9-11-2, City Council May Designate or Amend Landmarks and
Historic Districts, Boulder Revised Code 1981.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
individual landmarks. See Attachment G: Significance Criteria for Individual Landmarks.
The board may approve, approve with modifications, or disapprove the application.
Findings must be adopted within 30 days of the hearing date. Should the board
disapprove the application, the board must notify City Council of that action within
fourteen days of the hearing date. City Council may call up a decision disapproving a
designation. Should an application be disapproved, the same application may not be
submitted for a period of one year.
If the board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2,
it shall adopt specific findings and conclusions approving or modifying and approving
the application. If the board approves the proposed designation, the application will be
forwarded to City Council (within 100 days) for a public hearing.
AGENDA ITEM #5C PAGE 3
ANALYSIS OF LANDMARK CRITERIA
A. Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past and does the property
proposed for designation have historical, architectural or aesthetic interest or value?
Staff finds that the designation of the buildings at 1406-08 Pine St., 1414 Pine St., 1424
Pine St., 2118 14th St., 2124 14th St., 2132 14th St. and 1443 Spruce St. will protect, enhance,
and perpetuate buildings reminiscent of a past era, past events, and persons important
in local history and preserve important examples of Boulder’s historic architecture.
Each of the buildings possess historic significance for their association with the First
United Methodist Church and date of construction between 1885 (1443 Spruce St.) and
1903 (2118 14th St.). The buildings exemplify architectural styles popular at the turn of
the twentieth century, including Classic Cottage, Queen Anne cottage, Italianate, and
Foursquare. Many of the buildings features fine craftsmanship in their method of
construction and artistic merit in the execution of their design details.
B. Does the proposed application develop and maintain appropriate settings and environments
for such buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City’s living heritage?
As a whole, staff finds the seven buildings, in addition to the landmarked First United
Methodist Church, would 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.
Landmark Site Names
The proposed landmark names are based on the first and/or longest owner of each
property. This is consistent with the Landmark Board’s Guidelines for Names of
Landmarked Structures and Sites (1988) and the National Register of Historic Places
Guidelines for Designation. See Attachment H: Guidelines for Names of Landmarked
Structures and Sites.
Boundary Analysis
Staff recommends that the landmark boundaries be established to follow the property
lines for 1406-08 Pine St., 1414 Pine St., 2118 14th St., 2124 14th St. and 2132 14th St. For
1424 Pine St. and 1443 Spruce St., staff recommends the board follow the boundary
proposed by the applicant, encompassing a portion of the property, as shown in
AGENDA ITEM #5C PAGE 4
Attachment D: Landmark Boundaries. The boundaries encompassing a portion of the lot
would protect the historic building and maintain and appropriate setting while
allowing for the development of the remainder of the site. These boundaries are
consistent with current and past practices and the National Register Guidelines for
establishing landmark boundaries.
Figure 1. Location Map, 1400 Block of Pine Street.
AGENDA ITEM #5C PAGE 5
Figure 2. Detail map showing location of lots and proposed landmark boundaries on the 1400
block of Pine Street.
HISTORY
The seven buildings proposed for landmark designation are located on the city block
bound by Pine Street on the north, Spruce Street on the south, 14th Street on the west,
and 15th Street on the east (See Figures 1 and 2). Constructed between 1885 and 1903, the
buildings are excellent examples architectural styles popular in Boulder at the turn of
the century, including Queen Ann and Foursquare. The properties are historically
significant for their association with the First United Methodist Church, which was
designated as an individual landmark in 2000. The properties meet the criteria for
environmental significance for their location within the boundaries of the identified
potential Whittier Historic District. At the time the buildings were surveyed in 1988,
each of the buildings were found to be contributing to a potential historic district. The
Parsonage, 2118 14th St. was found to be eligible for individual landmark designation.
The First United Methodist Church began in 1859, the same year Boulder City was
platted, and is home to the oldest religious congregation in Boulder. The landmark
designation memo for the building recognizes not just its architectural merit as a grand
Romanesque Revival building designed by Harlan Thomas, but for its social history as
well:
AGENDA ITEM #5C PAGE 6
“From its mission to serve not only its own members, but those within the community as
a whole and beyond, coupled with its location in the heart of Boulder's historic center, the
church building has served as a religious as well as social center for many Boulder
citizens. The Methodist Church has played a vital role in providing a variety of social
services for the entire community over the years: it managed the construction of the
Frasier Meadows retirement facility and has provided space within the church building
for several community agencies, such as Hospice, the Women's Resource Center, and the
Boulder County Aids Project.”1
The church is currently in the Site Review process to develop an existing parking lot on
the corner of Pine and 15th Streets with a two-story building with underground parking.
The units are intended for homeless young adults between the ages of 18 and 24 years
old who are in need for supportive services. As part of the proposal, the church has
submitted landmark designation applications for seven existing buildings on the site.
BUILDING DESCRIPTIONS AND STATEMENTS OF SIGNIFICANCE
1406-08 Pine St.
The building at 1406-08 Pine St. was constructed as a duplex around 1900. The façade of
the two and a half story building is symmetrically composed, with two projecting front
gables. The recessed entrance is centrally located, with a small pediment located above
the entry. Paired double hung windows are located on the second level, which wide,
double hung windows are located on the first floor of the façade. The northwest corner
of the building is chamfered, with decorative wooden brackets. The first level is
masonry with stone sills, while the upper stories are of frame construction clad in
shingles. The building appears to be largely intact to its original construction. The porch
was remodeled and the brick has been painted.
Figure 3. 1406-08 Pine St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
1 Landmarks Preservation Advisory Board Memo. City of Boulder, 2000.
AGENDA ITEM #5C PAGE 7
Notable Residents
In 1900, this duplex was home to the families of
Benjamin Ellsworth and Marquis Hornbeck.
Ellsworth was a grocery dealer; Rev. Hornbeck was a
minister with the Methodist Church. They remained
there only a short time, having moved away by 1903.
Throughout the building’s history, it has attracted
primarily short-term residents, and has changed
ownership many times. The building was first owned
by Charles Edward Coulehan, a local hay and feed
store owner.2 He acquired the land from John H.
Obrien and Estella L. Knight in 1891 and 1893,
respectively. Coulehan evidently invested heavily on
this block, as he also owned 2132 14th St. and 1414
Pine St. at around the same time. He sold all three
properties in 1919. The property at 1406-08 Pine St.
was purchased by Mary A. Schaltenbrand. The
building would pass through 10 more owners until
1967, when it was purchased by the First United
Methodist Church. During the mid 1940s, it became
known as the White House Apartments, a name
which it retained until the late 1970s when the First United Methodist Church converted
it for office use.
The 1995 Building Inventory Form found the building to be potentially contributing to a
historic district, and significant as “one of the few examples of early multi-family
housing found on Pine Street. The building is unusual in that it is a large, styled
building; most early duplexes in Boulder were small vernacular building, usually only
one-story in height.”3
Statement of Significance – 1406-08 Pine St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction around 1900, as an example of
early multi-family housing in Boulder; and for its association with the First United
Methodist Church; and 2) its architectural significance as an example of a multi-family
duplex with classical detailing; and 3) its environmental significance for its prominent
corner location; and its location within the boundaries of the identified potential
Whittier historic district.
2 Boulder Carnegie Library website description on file BHS 420-Coulehan-Charles.
3 1406-08 Pine St. Historic Building Inventory Form. City of Boulder, 1995.
Charles Coulehan, N. D. Photo
Courtesy of Boulder Carnegie
Library.
AGENDA ITEM #5C PAGE 8
Proposed Landmark Boundary and Name
The boundary is proposed to follow the property lines (see Figure 4). Staff recommends
the property be known as the White House Apartments, the name of the building from
the mid-1940s until the late 1970s.
1414 Pine St.
The one-story, hipped roof cottage at 1414 Pine St. was constructed in 1898. Rectangular
in plan, the building features a bay at the northwest corner, with a decorative porch
extending west. Hipped roof dormers with multi-paned windows are located on the
north and west elevations. The cornice is decorated with incised scrolls, and the
building features segmental brick arches and architrave surrounds at the bay window.
The building rests on a stone foundation. The building appears to be largely intact to its
original construction, including the leaded glass windows.
Figure 5. 1414 Pine St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
Figure 4: Map of 1406-08 Pine St.,
showing proposed landmark
boundary.
AGENDA ITEM #5C PAGE 9
Notable Residents
This house was constructed under the ownership of local feed store owner Charles E.
Coulehan. Like his other properties in the area, Coulehan appears to have constructed
1414 Pine as a rental property; he is never listed as a resident here. In 1900, Samuel D.
Hum, a railway auditor born in Pennsylvania, lived here with his wife, Allie, an d
daughters Leila and Frances. From 1903 to about 1910, Dr. Emley Barber Queal, his
mother, Martha, and his sister, Anna were the residents. Emley Queal was born in June,
1860 in Ohio.4 While in Boulder, Dr. Queal operated a private practice out of the
Physicians Building at 1345 Spruce St. The Queals had moved out by 1913, when
brothers Augustine C. and Clyde E. Seitz, proprietors of the Boulderado Cleaning and
Pressing Co. and Seitz Bros. Barbershop were the listed occupants. Coulehan sold the
property in 1919, when it was acquired by Benjamin M. and Bert B. Dawson. They held
the property until 1942. Bert was a Christian Science practitioner, while her husband
Benjamin was a cement worker. In 1942, the property was purchased by Frances A.
Nickols, who operated a music and gift shop with her aunt, Josephine M. Bay. Bay and
Nickols lived together at 1414 Pine St. until Josephine’s death in 1955.5 Nickols then
worked as a private music teacher. She sold the property to its present owner, the First
United Methodist Church, in 1966.
The 1987 Historic Building Inventory Record found the building to be significant for its
high artistic value, and “a good example of a classic cottage design and retains most of
its original architectural details, including a cornice with incised scrolls, wooden porch
trim, segmental brick arches, and most, notably, wooden bay windows.”6 The building
was found to be contributing to the potential Whittier Historic District.
Statement of Significance – 1414 Pine St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction in 1898; and for its association with
the First United Methodist Church; and 2) its architectural significance as an example of
a Classic Cottage, evidenced in its decorative cornice, segmental brick arches, and
wooden bay window; and 3) its environmental significance for its location wit hin the
boundaries of the identified potential Whittier historic district.
4 Find A Grave Index. Find A Grave. http://www.findagrave.com/cgi-bin/fg.cgi.
5 Daily Camera. “Deaths: Miss Josephine Bay.” July 11, 1955.
6 1414 Pine St. Historic Building Inventory Form. City of Boulder, 1995.
AGENDA ITEM #5C PAGE 10
Proposed Landmark Boundary and Name
The boundary is proposed to follow the property lines (see Figure 6). Staff recommends
the property be known as the Coulehan House, to recognize Charles E. Coulehan, who
was responsible for the construction of this building and two others on the block and
owned the property from 1900 to 1919.
1424 Pine St.
The two and one-half story Queen Anne cottage at 1424 Pine St. was constructed
around 1895. Originally a single family house, it was remodeled into a duplex in 1986.
The building features a hipped roof with a projecting front gable at the north elevation.
The first story is constructed of finely executed masonry, with stone sills and lintels and
decorative brickwork. An alternating pattern of decorative shingles adorn the gable
ends of the second story. The windows and door on the façade are single light with a
transom above.
The windows on side and rear elevations are tall, narrow semi-circular hung widows on
the lower level, and rectilinear hung windows on the upper level and in the bay
window. A single, tripartite window is located on the upper level of the northeast
elevation. A frame, shed roof addition is located at the rear and features square, four-
light windows with prominent, white wood mullions. A matching, four-light wood
door can be seen behind a single-light aluminum storm door.
The building appears to be largely intact to its original construction. A wooden porch
was located at the entry from c. 1900 to c. 1960. It featured Classical detailing, including
three irregularly spaced wooden Doric columns with wooden bases and paneled
detailing. A low railing spanned between the eastern columns, with densely spaced
turned spindles. The rear addition was constructed between 1929 and 1949, replacing an
earlier, wood frame addition.
Figure 6: Map of 1414 Pine St.,
showing proposed landmark
boundary.
AGENDA ITEM #5C PAGE 11
Figure 7. 1424 Pine St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
Notable Residents
Frank Lounsberry, a builder and owner of a local lumberyard, resided here with his
extended family from 1895 until 1908. Frank married Mildred in 1881 and they had two
children. The family moved to Los Angeles by 1910, where Frank operated a lumber
company. From 1906 until 1945, the house was occupied by a series of short-term
renters, including a real estate agent, livery operator, a painter and seamstress.
Around 1946, the property was purchased by John Priest, a retiree who had farmed
property in Newlands. He resided here with his daughter, Maude, a Boulder native and
high school teacher. She remained at the property until her death in 1976. Around 1979,
the property was purchased by First United Methodist Church, which has rented the
property as housing for ministerial staff.
Statement of Significance – 1424 Pine St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction around 1895; and for its
association with the First United Methodist Church; and 2) its architectural significance
as an example of a Queen Anne Cottage, evidenced in its finely executed masonry,
stone sills and lintels and decorative brickwork; and 3) its environmental significance
for its location within the boundaries of the identified potential Whittier historic district.
AGENDA ITEM #5C PAGE 12
Proposed Landmark Boundary and Name
The boundary is proposed to encompass the front portion of the property. Reference
Figure 8; legal description to follow.
Staff recommends the property be known as the Lounsberry-Priest House, recognizing
Frank Lounsberry, who constructed the house in 1895, and for John and Maude Priest,
who owned and occupied the house from 1946 until 1976.
2118 14th St.
The house at 2118 14th St. was constructed in 1903 and has long been used as a
parsonage for the First United Methodist Church. The two-story American Four Square
features a hipped roof with wide, over-hanging eaves. A hipped roof dormer with
paired double hung windows is centrally located on the façade. The second story has
flat-arched, double-hung windows and corbelled brick decoration at the center. The
first floor windows feature stone sills and segmentally arched openings. Small, leaded
glass windows are located on the north and west elevations. A hipped roof porch with a
front gable is located at the entrance and features classical columns. The corners are
adorned with brick quoining. The building originally had three tall chimneys. The
building appears to be largely intact to its original construction. The windows, included
the decorative, leaded windows, appear to be intact.
Figure 8: Map of 1424 Pine St.,
showing proposed relocation and
landmark boundary.
AGENDA ITEM #5C PAGE 13
Figure 9. 2118 14th St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
Notable Residents
This building was constructed by the First United Methodist Church in 1903 as a
parsonage. It cost $5,600 to construct. The building served its intended purpose as a
parsonage for most of its history, and it was the residence of several pastors and their
families. In the late 1950s, the church converted the structure into the Methodist Youth
House. By the 1980s, it was rented out as offices for a number of organizations.
The Historic Building Inventory Form found the building to potentially eligible for
landmark designation and as a contributing building to a potential historic district,
noting the building is a “good example of Foursquare architecture, embodying
archetypical elements such as a central dormer, symmetrical composition, and classical
detailing. The parsonage is associated with one of Colorado’s earliest church
organizations.”
Statement of Significance – 2118 14th St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction in 1903; and for its association with
the First United Methodist Church; and 2) its architectural significance as an example of
the Four Square style, evidenced in its two-story massing, symmetrical façade, and
classical detailing; and 3) its environmental significance for its location within the
boundaries of the identified potential Whittier historic district.
AGENDA ITEM #5C PAGE 14
Proposed Landmark Boundary and Name
The boundary is proposed to encompass the front portion of the property. Reference
Figure 10; legal description to follow.
Staff recommends the property be known as the First United Methodist Parsonage,
recognizing its historic use and the church, the building’s sole owner.
2124 14th St.
The one-and-a-half story masonry house at 2124 14th St. was constructed around 1895.
The building features a double front gable with decorative wood shingles (alternating
scallop and diamond pattern) and double hung windows. A corbelled brick beltcourse
defines the second floor level, while a stone water table defines the first floor. The
hipped roof front porch, enclosed around 1956, features a brick foundation, with an
inset entrance, and divided light windows above beadboard wood paneling. Decorativ e
diamond and heart wood detailing adorns the wood panels.
The building appears to be largely intact to its original construction. The 1987 Historic
Building Inventory Form found the building to be in excellent condition with moderate
alterations, including a “new enclosed porch; painted brick and stone.” The original
porch featured a gable roof with turned spindle supports and latticework.
Figure 10: Map of 2118 14th St., showing
proposed landmark boundary.
AGENDA ITEM #5C PAGE 15
Figure 11. 2124 14th St., 2016 (left) and Tax Assessor Card Photograph, c.1929 (right)
Notable Residents
In 1896, the residents were R.H. Brenner, a clerk, B. F. Ellsworth, who operated a
grocery and utensil shop, Frances Peirson, a Nurse, and Maude Peirson. Ellsworth
remained at the property through 1898, but had moved away by 1900. The 1987 Survey
form found the building to be significant as a boarding house in the early 1900s. In 1900,
it was occupied by ten people, including Guy Adams and his wife Annie; his brother-
in-law Theodore Strawn, a grocery clerk; Ira Rothergerber, law student; Addie Sullivan
and Louise Fisher, dressmakers; and Burt Battles and Joseph Stamm, dairymen. Guy
Adams was an early resident of Colorado, who distinguished himself by promoting the
advancement of Boulder through its governmental, religious, and civic institutions. He
served on the city council, as deputy county clerk and as police judge for Boulder. He
organized the Boulder County Abstract Company and practiced law in Boulder for
many years. Ira C. Rothgerber was a graduate of the University of Colorado Law
School, who later became a Denver County judge. Rothgerber was a strong supporter of
the University Law School after his graduation. By 1904, Strawn, by then proprietor of
Strawn and Esgar Groceries, was the sole occupant listed. In 1908, three men of the
same family, Charles H., E. Glenn, and J. Guy Archibald were the residents, along with
Charles’s wife, Susie. Charles was a grocer, E. Glenn was a student, and J. Guy was a
Deputy Clerk for the District Court.
The property was acquired by Clarence W. Burner around 1916. He used it as an
individual residence of himself and his wife Lula, ending its history as a boarding
house. Clarence worked as a salesman at a shoe store.7 Following Clarence’s death on 3
November 1934, Lulu owned the property, selling it shortly before 1940.8 In 1953, the
house became the host of a commercial operation for the first time when Dr. Donald P.
7 United States of America, Bureau of the Census. Fifteenth Census of the United States, 1930.
Washington, D.C.: National Archives and Records Administration, 1930. Ancestry.com.
8 Find A Grave. Find A Grave. http://www.findagrave.com/cgi-bin/fg.cgi. Ancestry.com.
AGENDA ITEM #5C PAGE 16
and Esther J. Jensen purchased the property. The Jensens both lived there and operated
Jensen Chiropractic Clinic on the premises. They continued in this until 1970, when they
sold the property to the First United Methodist Church, the present owner. The FUMC
rented the property out to a series of restaurants, including Nancy’s Restaurant, Vicki’s
Restaurant, and today, Lucile’s.
Statement of Significance – 2124 14th St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction around 1895; and for its
association with Guy Adams, an early civic, religious and governmental leader; and 2)
its architectural significance for its artistic merit evident in its corbelled detailing; and 3)
its environmental significance for its location within the boundaries of the identified
potential Whittier historic district.
Proposed Landmark Boundary and Name
The boundary is proposed to follow the property lines (See Figure 12). Staff
recommends the property be known as the Adams House, to recognize Guy Adams, an
early resident of Colorado, who distinguished himself by promoting the advancement
of Boulder through its governmental, religious, and civic institutions.
2132 14th St.
The small, one-story wood frame building at 2132 14th St. was constructed around 1890
and has been the offices of Out Boulder! since 2004. The side-gabled building features a
gable with decorative shingles above the central shed-roof front porch. The porch is
supported by delicate spindlework supports with brackets. The porch walls are covered
with wood shingles. Two windows with segmentally arches flank the entrance. The
original masonry exterior walls have been clad in stucco.
Figure 12: Map of 2124 14th St., showing
proposed landmark boundary.
AGENDA ITEM #5C PAGE 17
The building appears to be largely intact to its original construction. Stucco has been
applied over the exterior masonry. The 1988 Historic Building Inventory Form found
the building to be in fair condition with moderate alterations.
Figure 13. 2132 14th St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
Notable Residents
In 1896, the house was the residence of Samuel Martin, a baker, and Amos Senior, a
miner. In 1900, the house was owned by Louis Herman (formerly Aronowitch), an
immigrant from Germany who was born in 1868. Herman is significant to Boulder’s
history as an early German immigrant and Boulder businessman, had a dry goods and
shoe store at 1239 Pearl St. His wife, Bessie, was born in 1869 in New York. The
Herman’s children included Mildred and Harry. Also living in the house was their
servant, Hedois Carlson, a Swedish immigrant. Through the 1940s, the 2132 12th was
rented by a series of short-term renters, including Anna E. Hawley, a dressmaker,
Belshe C. Garbarino, owner of a garage at 1102 Pearl St., and Mrs. Laura Thompson, an
instructor at Boulder Dance Studio. In 1945, it was purchased by John S. and Mae
Halfen, who occupied the residence themselves. They remained there for the next 30
years. John was born in 1894, while Mae (alternately spelled “May”) was born in 1897,
both in Wisconsin.9 John served in the U.S. Navy during the closing days of the First
World War, enlisting in 1918 and serving until 1921.10 By 1940, he and Mae were living
in Sullivan, Wisconsin, where he owned a hardware store.11 After coming to Boulder
and purchasing 2132 14th St., he worked as a sheet metal worker for Specht Plumbing
9 Social Security Administration. Social Security Death Index, Master File. Social Security Administration.
Ancestry.com.
10 Beneficiary Identification Records Locator Subsystem (BIRLS) Death File. Washington, D.C.: U.S. Department
of Veterans Affairs. Ancestry.com.
11 United States of America, Bureau of the Census. Sixteenth Census of the United States, 1940.
Washington, D.C.: National Archives and Records Administration, 1940. Ancestry.com.
AGENDA ITEM #5C PAGE 18
and Heating. They sold the house to its current owner, the First United Methodist
Church, in 1975. Mae died in July of 1977, and John died in November of 1979.12
Statement of Significance – 2132 14th St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction around 1890; and for its
association with Louis Herman, a German immigrant and Boulder businessman; and 2)
its architectural significance as an example of an early masonry vernacular residence;
and 3) its environmental significance for its location within the boundaries of the
identified potential Whittier historic district.
Proposed Landmark Boundary and Name
The boundary is proposed to follow the property lines. Staff recommends the property
be known as the Herman-Halfen House, to recognize Louis Herman, a significant figure
in Boulder’s history as an early German immigrant and Boulder businessman, and John
S. and Mae Halfen, who owned and resided at the property from 1945 until 1979.
12 Social Security Administration.
Figure 14: Map of 2132 14th St.,
showing proposed landmark
boundary.
AGENDA ITEM #5C PAGE 19
1443 Spruce St.
Figure 15. 1443 Spruce St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
This house exemplifies the Italianate variant of late nineteenth century house design in
Boulder, with deep eaves supported by coupled brackets, segmental brick arched lintels
with brick headers and stone sills. A porch is located at the southeast corner and
features wood decorative trim. The one-story porch of the building has a lower pitch
roof with shallower eaves and more decorative splayed brackets, which are decorated
with scrollwork. The building was featured in Jane Barker’s 1976 books “76 Historic
Homes of Boulder.”
Notable Residents
The house, one of the earliest in Boulder, was built by J. Levi Rachofsky in 1885.
Rachofsky was a dry goods merchant in Boulder in the 1880s and 1890s. He was a
native of Poland, and first settled in Central City. Jacob and Katherine Faus purchased
the property in 1905, after losing their house at 9th and Pearl streets in the 1894 flood.
Mr. Faus, a native of Germany, was a blacksmith and is said to have owned the second
car in Boulder. They resided at 1443 Spruce St. until their deaths in 1941 and 1946. The
First United Methodist Church purchased the property in 1959. In 1974, the building
was proposed for demolition due to a lack of funding to bring the building up to
current building codes. In response, Historic Boulder, Inc. applied for landmark
designation of the property. The church rescinded its request to demolish the building,
and the City Council voted to deny the landmark designation in order to provide “more
freedom to weigh plans” after members of the congregation expressed concern about
the ability to move the building. In 1978, a member of the congregation offered funding
to rehabilitate the building. It was then converted for office use and is currently used by
Attention Homes. A second landmark designation application was submitted in 2012 by
a member of the congregation, but was withdrawn due to lack of support by the
majority of the congregation.
AGENDA ITEM #5C PAGE 20
The Historic Building Inventory Record found the building to possess high artistic
value and be historically significant for its association with Rachofsky and Faus.
“Contrasted with the mansions of Mapleton Hill, this house is an excellent example of
the simpler, yet well-designed homes of Boulder’s early merchants and tradesmen.”13
The house at 1443 Spruce St. was proposed for landmark designation in 1976 and in
2012, though the application was withdrawn prior to the designation hearings.
Statement of Significance – 1443 Spruce St.
The characteristics of the subject property that justify its designation as a landmark are:
1) its historic significance relevant to its construction in 1885, making it one of the
earliest houses in Boulder; for its association with J. Levi Rachofsky , a dry goods
merchant, and 2) its architectural significance as an example of Italianate design
evidenced in its deep eaves supported by coupled brackets, segmental brick arched
lintels and sandstone sills; and 3) its environmental significance for its prominent
location at the corner of 15th Street and Spruce Street, within the boundaries of the
identified potential Whittier historic district.
Proposed Landmark Boundary and Name
The boundary is proposed to encompass the front portion of the property. Reference
Figure 16; legal description to follow.
Staff recommends the property be known as the Rachofsky-Faus House, to recognize J.
Levi Rachofsky, the original owner of the house, and Jacob and Katherine Faus, who
owned the property from 1905 until 1946.
13 Historic Building Inventory Form. City of Boulder, 1986.
Figure 16: Map of 1443 Spruce St.,
showing proposed landmark
boundary.
AGENDA ITEM #5C PAGE 21
ATTACHMENTS:
A: Designation Application
B: Current Photographs
C: Architectural Inventory Record Forms
D: Assessor’s Cards
E: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981.
F: Significance Criteria for Individual Landmarks
G: Guidelines for Names of Landmarked Structures and Sites
AGENDA ITEM #5C PAGE 22
Attachment A: Landmark Designation Applications
Case
Number
Address Proposed
Landmark
Name
Proposed
Landmark
Boundary
Date of
Construction
Legal
Description
HIS2016-
00127
1424 Pine
St.
Lounsberry-
Priest House
Portion of
lot (2118
Pine St.)
c.1895 W 37 1/2 FT LOT 3
BLK 122
BOULDER O T
TAXABLE EFF
8/15/96
APARTMENT
RENTED
HIS2016-
00358
1406-08
Pine St.
The White
House
Apartments
Follows
property
lines
c.1900 N 70.54 FT OF W
10.79 FT LOT 5 &
N 70.54 FT LOT 6
BLK 122 BO
HIS2016-
00359
1414 Pine
St.
Coulehan
House
Follows
property
lines
c.1898 N PT LOTS 4 & 5
BLK 122
BOULDER O T
AKA TR 997 30-
1N-70 PER DEED
827669 09/21/66
BCR
HIS2016-
00360
1443
Spruce St.
Rachofsky-
Faus House
Portion of
lot
1885 LOT 12 BLK 122
BOULDER O T
DPT FILE 07-
01025-10
HIS2016-
00361
2118 14th St. First United
Methodist
Parsonage
Portion of
lot
1903 BLOCK 122,
TOWN OF
BOULDER
SUBDIVISION,
LOCATED IN THE
SW ¼ OF
SECTION 30-1N-
70W
HIS2016-
00362
2124 14th St. Adams
House
Follows
property
lines
c.1895 S 34 1/2 FT OF W
10 FT LOT 4 & S
34 1/2 FT OF LOTS
5-6 BLK 122
BOULDER
HIS2016-
00363
2132 14th St. Herman-
Halfen
House
Follows
property
lines
c.1890 PT LOTS 4 5 & 6
BLK 122
BOULDER O T
AKA TRACT 996
30-1N-70 PER
DEED 131194
03/07/75 BCR
100% TAX
EXEMPT PER DPT
07-01-025-08
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Attachment B: Current Photographs
1406-08 Pine St., North (Front) Elevation, 2016.
1406-08 Pine St., West (side) Elevation, 2016.
AGENDA ITEM #5C PAGE 34
1406-08 Pine St., South (rear) Elevation (left) and East (side) Elevation (right), 2016.
1414 Pine St., North (front) Elevation, 2016.
AGENDA ITEM #5C PAGE 35
1414 Pine St., Northwest Corner, 2016.
1414 Pine St., South (rear) Elevation, 2016.
AGENDA ITEM #5C PAGE 36
1414 Pine St., East (side) Elevation, 2016.
1424 Pine St., North (front) Elevation, 2016.
AGENDA ITEM #5C PAGE 37
1424 Pine St., West (side) Elevation, 2016.
1424 Pine St., South (rear) Elevation, 2016.
AGENDA ITEM #5C PAGE 38
1424 Pine St., East (side) Elevation, 2016.
2118 14th St., West (front) Elevation, 2016.
AGENDA ITEM #5C PAGE 39
2118 14th St., Northwest Corner, 2016.
2118 14th St., Northwest Corner, 2016.
AGENDA ITEM #5C PAGE 40
2118 14th St., Southwest Corner, 2016.
2124 14th St., West (front) Elevation, 2016.
AGENDA ITEM #5C PAGE 41
2124 14th St., Northwest Corner, 2016.
2124 14th St., Southeast Corner, 2016
AGENDA ITEM #5C PAGE 42
2132 14th St., West (front) Elevation, 2016.
2132 14th St., Northwest Corner, 2016.
AGENDA ITEM #5C PAGE 43
2132 14th St., Southwest Corner, 2016.
1443 Spruce, South (front) Elevation, 2016.
AGENDA ITEM #5C PAGE 44
1443 Spruce, East (side) Elevation, 2016.
1443 Spruce, North (rear) Elevation, 2016.
AGENDA ITEM #5C PAGE 45
1443 Spruce, West (side) Elevation, 2016
Attachment C: Architectural Inventory Record Forms
AGENDA ITEM #5C PAGE 46
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AGENDA ITEM #5C PAGE 48
1406-08 Pine St., Survey Photo, 1987.
1414 Pine St., Survey Photo, 1987.
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1424 Pine St., Survey Photo, 1986.
2118 14th St., Survey Photo, 1988.
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2124 14th St., Survey Photo, 1988.
2132 14th St., Survey Photo, 1988.
AGENDA ITEM #5C PAGE 60
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1443 Spruce St., Survey Photo, 1986.
AGENDA ITEM #5C PAGE 65
Attachment D: Assessor’s Cards
AGENDA ITEM #5C PAGE 66
AGENDA ITEM #5C PAGE 67
1406-08 Pine St., Survey Photo, C. 1929.
1414 Pine St., Survey Photo, C. 1929.
AGENDA ITEM #5C PAGE 68
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1424 Pine St., Survey Photo, C. 1929.
2118 14th St., Survey Photo, C. 1929.
AGENDA ITEM #5C PAGE 73
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2124 14th St., Survey Photo, C. 1932.
1432 14th St., Survey Photo, C. 1934.
AGENDA ITEM #5C PAGE 78
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1443 Spruce St., Survey Photo, C. 1929.
Attachment E: Purposes and Intent
9-11-1 & 9-11-2 Purposes and Intent
Boulder Revised Code, 1981
9-11-1: Purpose and Legislative Intent states:
(a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting,
enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events,
and persons important in local, state, or national history or providing significant examples of
architectural styles of the past. It is also the purpose of this chapter to develop and maintain
appropriate settings and environments for such buildings, sites, and areas to enhance property
values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the
city’s living heritage.
(b) The City Council does not intend by this chapter to preserve every old building in the city but
instead to draw a reasonable balance between private property rights and the public interest in
preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of
buildings and structures important to that heritage will be carefully weighed with other
alternatives and that alterations to such buildings and structures and new construction will respect
the character of each such setting, not by imitating surrounding structures, but by being
compatible with them.
(c) The City Council intends that in reviewing applications for alterations to and new construction on
landmarks or structures in a historic district, the Landmarks Board shall follow relevant city
policies, including, without limitation, energy-efficient design, access for the disabled and
creative approaches to renovation.
AGENDA ITEM #5C PAGE 83
9-11-2: City Council may Designate or Amend Landmarks and Historic Districts states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an integrated
group of structures or features on a single lot or site having a special character
and historical, architectural, or aesthetic interest or value and designate a
landmark site for each landmark;
(2) Designate as a historic district a contiguous area containing a number of sites,
buildings, structures or features having a special character and historical,
architectural, or aesthetic interest or value and constituting a distinct section of
the city;
(3) Designate as a discontiguous historic district a collection of sites, buildings,
structures, or features which are contained in two or more geographically
separate areas, having a special character and historical, architectural, or
aesthetic interest or value that are united together by historical, architectural, or
aesthetic characteristics; and
(4) Amend designations to add features or property to or from the site or district.
(b) Upon designation, the property included in any such designation is subject to all the requirements
of this code and other ordinances of the city.
Attachment F: 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
AGENDA ITEM #5C PAGE 84
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.
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
AGENDA ITEM #5C PAGE 85
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.
Attachment H: Guidelines for Names of Landmarked Structures and Sites
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline for
the official landmark names of structures and sites designated by the City Council as City of
Boulder Landmarks will provide consistency in meeting the historic preservation goals as set
forth in the Historic Preservation Code (9-11-1 and 9-11-3).
CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES:
1. The official landmark name of the site or structure should be based on one or more of the
following criteria:
A. Original owners, architect, or builder;
B. Historically significant persons or prominent long-term residents;
C. A commonly accepted name;
D. Original or later event or use;
E. Unusual or architectural characteristic which clearly which clearly identifies the
landmark; and
F. The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be considered under
the above criteria. In the event that the official landmark name does not include the present
owners, a separate plaque containing the statement “Landmark designation applied for (date) by
owners (names of owners)” will be made available at the owners’ expense.