Item 5A - 14th, Pine, and Spruce St. landmark designationsAGENDA ITEM #5A PAGE 1
M E M O R A N D U M
November 1, 2017
TO: Landmarks Board
FROM: Jim Robertson, Planning Director, PH&S
Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
Tony Wiese, Historic Preservation Intern
SUBJECT: Continuation of a public hearing and consideration of an application
to designate five properties at 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. each as individual local landmarks
pursuant to Section 9-11-5 of the Boulder Revised Code, 1981(HIS2016-
00127 and HIS2016-00358 to HIS2016-00363).
____________________________________________________________________________
STATISTICS
1. Locations: 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 Descriptions: See Attachment A: Designation Applications
3. Zoning: RH-2 (Residential – High 2)
4. Number of Properties: 7
5. Owner/Applicant: First United Methodist Church / Shannon Cox Baker
6. Dates of Construction: 1885-1903
______________________________________________________________________________
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board recommend that the City Council designate the properties at 1406-
08 Pine St., 1414 Pine St., 2118 14th St., 2124 14th St., and 2132 14th St., and the portions of the
properties at 1424 Pine St. and 1443 Spruce St. identified in Attachment A, each as individual
landmarks, finding that they meet the standards for individual landmark designation in Sections 9 -
11-1 and 9-11-2, B.R.C. 1981, and adopt the staff memorandum dated January 4, 2017 as the
findings of the board.
AGENDA ITEM #5A PAGE 2
FINDINGS
The Landmarks Board finds that, based upon the applications and evidence presented, the
proposed designations are consistent with the purposes and standards of the Historic
Preservation Ordinance, and:
1. The proposed designations will protect, enhance, and perpetuate buildings
reminiscent of past eras and persons important in local and state history and provide
significant examples of architecture from the past. Sec. 9-11-1(a), B.R.C. 1981.
2. The proposed designations will maintain an appropriate setting and environment
and will enhance property values, stabilize the neighborhood, promote tourist trade
and interest, and foster knowledge of the city’s living heritage. 9-11-1(a), B.R.C. 1981.
3. The proposed designations 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 important to that
heritage will be carefully weighed with other alternatives. 9-11-1(b), B.R.C. 1981.
4. The proposed designations are consistent with the criteria specified in Section 9 -11-
5(c), B.R.C. 1981.
BACKGROUND
• On Nov. 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 to landmark the property at 1424
Pine St. was submitted on June 3, 2016, and was on hold by agreement of the
property owner and the city.
• On Jan. 4, 2017, the Landmarks Board voted (5-0) to continue the landmark
designation hearing for the seven properties to a meeting following Planning Board
review and approval of the related Site Review application (see Attachments B & C) .
• On Jan. 4, 2017, the Landmarks Board approved (5-0) a Landmark Alteration
Certificate to relocate the house at 1424 Pine St. 30 ft. to the west (HIS2016-00125).
• On May 3, 2017, the Landmarks Board approved (5-0) a Landmark Alteration
Certificate to demolish an accessory building at 2124 14th St. and construct a new
accessory building (HIS2017-000104).
• On May 30, 2017, the Planning Board conditionally approved (6-1, C. Gray opposed)
the Site Review and Use Review (LUR2017-00006 and LUR2017-00007) applications.
• Staff recommends that the board find that the applications meet the standards for
individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and
recommend to City Council the approval of the applications for landmark
designation, adopting this staff memorandum as findings of the board.
AGENDA ITEM #5A PAGE 3
• Refer to Attachment B: Landmarks Board Memo dated Jan. 4, 2017 for background,
analysis and proposed landmark boundaries.
ATTACHMENTS:
A: Landmark Boundary Map and Current Photographs
B: Landmarks Board Memo dated Jan. 4, 2017 (Link to memo online)
C: January 4, 2017 Landmarks Board Meeting Minutes
Attachment A: Landmark Boundary Map and Current Photographs
Map showing proposed landmark boundaries (red) and existing landmark boundary (1401-
21 Spruce St.)
AGENDA ITEM #5A PAGE 4
Property Info
Landmark Boundary follows property line unless
otherwise noted
Current Photograph (2016)
1 1424 Pine St.
Lounsberry-Priest House, c.1895
HIS2016-00127
Portion of lot (2118 Pine St.)
2
1406-08 Pine St.
The White House Apartments, c.1900
HIS2016-00358
3 1414 Pine St.
Coulehan House, c.1898
HIS2016-00359
AGENDA ITEM #5A PAGE 5
4 1443 Spruce St.
Rachofsky-Faus House, 1885
HIS2016-00360
Portion of lot
5 2118 14th St.
First United Methodist Parsonage, 1903
HIS2016-00361
Portion of lot
6 2124 14th St.
Adams House, c.1895
HIS2016-00362
7 2132 14th St.
Herman-Halfen House, c.1890
HIS2016-00363
AGENDA ITEM #5A PAGE 6
Attachment B: Landmarks Board Memo dated Jan. 4, 2017
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
7. Sites: 1406-08 Pine St., 1414 Pine St., 1424 Pine St., 2118 14th
St., 2124 14th St., 2132 14th St. and 1443 Spruce St.
8. Legal Description: See Attachment A: Designation Applications
9. Zoning: RH-2 (Residential – High 2)
10. Number of Properties: 7
11. Owner/Applicant: First United Methodist Church
12. Dates of Construction: 1885-1903
______________________________________________________________________________
AGENDA ITEM #5A PAGE 7
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.
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
AGENDA ITEM #5A PAGE 8
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.
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
AGENDA ITEM #5A PAGE 9
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
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 #5A PAGE 10
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 gran d
Romanesque Revival building designed by Harlan Thomas, but for its social history as
well:
AGENDA ITEM #5A PAGE 11
“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 #5A PAGE 12
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
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 #5A PAGE 13
corner location; and 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 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 4: Map of 1406-08 Pine St.,
showing proposed landmark
boundary.
AGENDA ITEM #5A PAGE 14
Figure 5. 1414 Pine St., 2016 (left) and Tax Assessor Card Photograph, c.1949 (right)
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.
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 #5A PAGE 15
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 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 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.
Figure 6: Map of 1414 Pine St.,
showing proposed landmark
boundary.
AGENDA ITEM #5A PAGE 16
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 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 #5A PAGE 17
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 #5A PAGE 18
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 #5A PAGE 19
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. Decorative
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 #5A PAGE 20
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
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 #5A PAGE 21
house became the host of a commercial operation for the first time when Dr. Donald P.
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 #5A PAGE 22
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
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 #5A PAGE 23
and purchasing 2132 14th St., he worked as a sheet metal worker for Specht Plumbing
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 #5A PAGE 24
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
AGENDA ITEM #5A PAGE 25
a member of the congregation, but was withdrawn due to lack of support by the
majority of the congregation.
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.
13 Historic Building Inventory Form. City of Boulder, 1986.
Figure 16: Map of 1443 Spruce St.,
showing proposed landmark
boundary.
AGENDA ITEM #5A PAGE 26
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.
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 #5A PAGE 27
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
AGENDA ITEM #5A PAGE 28
EXEMPT PER DPT
07-01-025-08
AGENDA ITEM #5A PAGE 29
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Attachment B: Current Photographs
1406-08 Pine St., North (Front) Elevation, 2016.
AGENDA ITEM #5A PAGE 42
1406-08 Pine St., West (side) Elevation, 2016.
1406-08 Pine St., South (rear) Elevation (left) and East (side) Elevation (right), 2016.
AGENDA ITEM #5A PAGE 43
1414 Pine St., North (front) Elevation, 2016.
1414 Pine St., Northwest Corner, 2016.
AGENDA ITEM #5A PAGE 44
1414 Pine St., South (rear) Elevation, 2016.
AGENDA ITEM #5A PAGE 45
1414 Pine St., East (side) Elevation, 2016.
1424 Pine St., North (front) Elevation, 2016.
AGENDA ITEM #5A PAGE 46
1424 Pine St., West (side) Elevation, 2016.
1424 Pine St., South (rear) Elevation, 2016.
AGENDA ITEM #5A PAGE 47
1424 Pine St., East (side) Elevation, 2016.
AGENDA ITEM #5A PAGE 48
2118 14th St., West (front) Elevation, 2016.
2118 14th St., Northwest Corner, 2016.
AGENDA ITEM #5A PAGE 49
2118 14th St., Northwest Corner, 2016.
2118 14th St., Southwest Corner, 2016.
AGENDA ITEM #5A PAGE 50
2124 14th St., West (front) Elevation, 2016.
AGENDA ITEM #5A PAGE 51
2124 14th St., Northwest Corner, 2016.
2124 14th St., Southeast Corner, 2016
AGENDA ITEM #5A PAGE 52
2132 14th St., West (front) Elevation, 2016.
2132 14th St., Northwest Corner, 2016.
AGENDA ITEM #5A PAGE 53
2132 14th St., Southwest Corner, 2016.
AGENDA ITEM #5A PAGE 54
1443 Spruce, South (front) Elevation, 2016.
1443 Spruce, East (side) Elevation, 2016.
AGENDA ITEM #5A PAGE 55
1443 Spruce, North (rear) Elevation, 2016.
1443 Spruce, West (side) Elevation, 2016
Attachment C: Architectural Inventory Record Forms
AGENDA ITEM #5A PAGE 56
AGENDA ITEM #5A PAGE 57
AGENDA ITEM #5A PAGE 58
1406-08 Pine St., Survey Photo, 1987.
AGENDA ITEM #5A PAGE 59
1414 Pine St., Survey Photo, 1987.
AGENDA ITEM #5A PAGE 60
AGENDA ITEM #5A PAGE 61
AGENDA ITEM #5A PAGE 62
AGENDA ITEM #5A PAGE 63
AGENDA ITEM #5A PAGE 64
1424 Pine St., Survey Photo, 1986.
AGENDA ITEM #5A PAGE 65
2118 14th St., Survey Photo, 1988.
AGENDA ITEM #5A PAGE 66
AGENDA ITEM #5A PAGE 67
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AGENDA ITEM #5A PAGE 69
AGENDA ITEM #5A PAGE 70
AGENDA ITEM #5A PAGE 71
AGENDA ITEM #5A PAGE 72
2124 14th St., Survey Photo, 1988.
AGENDA ITEM #5A PAGE 73
2132 14th St., Survey Photo, 1988.
AGENDA ITEM #5A PAGE 74
AGENDA ITEM #5A PAGE 75
AGENDA ITEM #5A PAGE 76
AGENDA ITEM #5A PAGE 77
AGENDA ITEM #5A PAGE 78
1443 Spruce St., Survey Photo, 1986.
AGENDA ITEM #5A PAGE 79
Attachment D: Assessor’s Cards
AGENDA ITEM #5A PAGE 80
AGENDA ITEM #5A PAGE 81
1406-08 Pine St., Survey Photo, C. 1929.
AGENDA ITEM #5A PAGE 82
1414 Pine St., Survey Photo, C. 1929.
AGENDA ITEM #5A PAGE 83
AGENDA ITEM #5A PAGE 84
AGENDA ITEM #5A PAGE 85
AGENDA ITEM #5A PAGE 86
AGENDA ITEM #5A PAGE 87
1424 Pine St., Survey Photo, C. 1929.
AGENDA ITEM #5A PAGE 88
2118 14th St., Survey Photo, C. 1929.
AGENDA ITEM #5A PAGE 89
AGENDA ITEM #5A PAGE 90
AGENDA ITEM #5A PAGE 91
AGENDA ITEM #5A PAGE 92
AGENDA ITEM #5A PAGE 93
2124 14th St., Survey Photo, C. 1932.
AGENDA ITEM #5A PAGE 94
1432 14th St., Survey Photo, C. 1934.
AGENDA ITEM #5A PAGE 95
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AGENDA ITEM #5A PAGE 99
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.
AGENDA ITEM #5A PAGE 100
(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.
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
AGENDA ITEM #5A PAGE 101
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.
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.
AGENDA ITEM #5A PAGE 102
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.
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.
AGENDA ITEM #5A PAGE 103
ATTACHMENT C: Jan. 4, 2017 Landmarks Board Meeting Minutes
CITY OF BOULDER
LANDMARKS BOARD
January 4, 2017
1777 Broadway, Council Chambers Room
6:00 p.m.
The following are the action minutes of the January 4, 2017 City of Boulder Landmarks
Board meeting. A digital recording and a permanent set of these minutes (maintained
for a period of seven years) are retained in Central Records (telephone: 303-441-3043).
You may also listen to the recording on-line at: www.boulderplandevelop.net.
BOARD MEMBERS:
Eric Budd
Briana Butler
Ronnie Pelusio
Fran Sheets, Vice Chair
Deborah Yin, Chair
Harmon Zuckerman, *Planning Board representative without a vote
STAFF MEMBERS:
Debra Kalish, Senior Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner
Holly Opansky, Landmarks Board Secretary
1. CALL TO ORDER
The roll having been called, Chair D. Yin declared a quorum at 6:00 p.m. and the
following business was conducted.
2. APPROVAL OF MINUTES
On a motion by D. Yin, seconded by R. Pelusio, the Landmarks Board approved (5-
0) the minutes as amended of the November 17 Library Commission and
Landmarks Board joint study session, and the November 28 and December 7, 2016
Landmarks Board meetings.
3. PUBLIC PARTICIPATION FOR ITEMS NOT ON THE AGENDA
AGENDA ITEM #5A PAGE 104
4. DISCUSSION OF LANDMARK ALTERATION AND DEMOLITION
APPLICATIONS ISSUED AND PENDING
• 2334 14th St. - Stay of Demolition expires Jan. 29, 2017
• 3900 Orange Ct. - Stay of Demolition expires Jan. 31, 2017
• Statistical Report
5. PUBLIC HEARINGS [starting 00:07:00 and ending 2:56:10 audio minutes]
A. [00:07:00 audio minutes] 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, as described in § 9-11-23(f) and (g)
B.R.C. 1981, which will allow for issuance of a demolition permit (HIS2016-
00191). Owner / Applicant: Alexander Brittin / Bob Von Eschen
Ex-parte contacts
E. Budd and H. Zuckerman had no ex-parte contacts.
F. Sheets and R. Pelusio made a site visit.
D. Yin and B. Butler made a site visit and reviewed the case at the LDRC.
Staff Presentation
J. Hewat presented the case to the board, with the staff recommendation that 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 / applicants to review the results of the pending
Structural Report, anticipated to be completed by Jan. 3, 2017.
Applicant’s Presentation
Bob Von Eschen, 3445 Penrose Pl., #230, contractor, spoke in support of a
demolition of the building, citing discrepancies in scope and cost in the current
structural report by Dave Woodham versus the previous structural reports.
Kenneth Jacques, 128 Katie Ln., architect for the applicant, spoke in support of
demolition. He noted the structural report by Dave Woodham had incorrect
measurements and assessments, and submitted a letter with the details of his
findings.
Public Comment
Abby Daniels, 1200 Pearl St., Executive Director of Historic Boulder, spoke in
support staff’s recommendation.
Rebuttal
AGENDA ITEM #5A PAGE 105
Bob Von Eschen mentioned that they would be happy to meet later in the month
to more fully analyze the structural reports and discuss the case, but they would
prefer to have this application approved this evening.
Motion
On a motion by B. Butler, and seconded by F. Sheets, the Landmarks Board
voted, (5-0) to 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.
B. [00:48:30 audio minutes] Public hearing and consideration of a motion to adopt a
resolution to initiate the process for the designation of 3900 Orange Ct. as an
individual landmark as described in Section 9-11-3, B.R.C. 1981, or in the
alternative, to issue a demolition permit, as described in § 9-11-23(f) and (g)
B.R.C. 1981, which will allow for issuance of a demolition permit (HIS2016-
00229). Owner / Applicant: Jarrow Montessori School / Michael Girodo
Ex-parte contacts
D. Yin and F. Sheets made a site visit.
E. Budd and B. Butler reviewed at the LDRC.
E. Budd and R. Pelusio reviewed case with applicant during the stay-of-
demolition.
Staff Presentation
J. Hewat, presented the case to the board, with the staff recommendation to not initiate
landmark designation for the property at 3900 Orange Ct.
Applicant’s Presentation
Michael Girodo, 1094 Fairway Ct., Head of Jarrow Montessori School, spoke in
support of demolition of the two buildings, noting that the school’s development
plans are not yet determined, and that the building may or may not be
demolished in the near term. He thanked staff for their assistance through the
process, noting that they had gained a lot from the process.
Public Comment
No one from the public spoke to this item.
Motion
On a motion by R. Pelusio, and seconded by E. Budd, the Landmarks Board
voted (5-0) that the Landmarks Board find that due to its lack of historic and
AGENDA ITEM #5A PAGE 106
environmental significance, and the lack of public interest in preservation of the
buildings during the demolition review process, landmark designation of 3900
Orange Ct. over the owner’s objection does not balance private property rights
and the public good and adopt the staff memorandum dated Jan. 4, 2017, as the
findings of the board. As a condition of approval, prior to issuance of the
demolition permit, the Landmarks Board recommends that staff require archival
documentation of the property.
C. [1:14:55 audio minutes] Public hearing and consideration of an application to
designate seven properties located at 1424 Pine St., 1406-08 Pine St., 1414 Pine
St., 1443 Spruce St., 2118 14th St., 2124 14th St., and 2132 14th St. as local historic
landmarks as per Section 9-11-5 of the Boulder Revised Code, 1981 (HIS2016-
00127 and HIS2016-00358 to HIS2016-00363). Owner / Applicant: First United
Methodist Church / Jeff Dawson
Ex-parte contacts
D. Yin had no ex-parte contacts.
B. Butler, R. Pelusio, and F. Sheets made a site visit.
E. Budd currently serves on a Better Boulder’s Steering Committee Board, in
which one of the applicants also serves on, yet they have not discussed these
cases.
H. Zuckerman heard the Attention Homes’ concept review while serving on the
Planning Board.
Staff Presentation
M. Cameron, presented both cases (Item C & D) in an effort to provide context for both.
Staff recommended 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. Staff recommended
the board conditionally approve the Landmark Alteration Certificate request for 1424 Pine
St.
Applicant’s Presentation
Shannon Cox Baker, 3845 Elmhurst Pl., SCB Consulting, the development consultant
to the owners, expressed support for the project. She discussed the overall vision of
the project, including the relocation of the house at 1424 Pine St. Ms. Cox Baker
highlighted that this project is unprecedented in its support from public, private,
and religious entities.
Jon Kottke, 2975 Valmont Rd., Senior Lay Leader at the First United Methodist
Church, spoke in support of the applications. He pointed out that the Attention
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Homes project was founded at the church over 50 years ago by Judge Holmes.
Mr. Kottke expressed that the church would like to offer this housing project to
the community, as well as preserve the existing house in this block for the
neighborhood.
Jeff Dawson, 1350 Pine St., Suite 1, architect at Studio Architecture, answered a
question regarding 1424 Pine St.’s finish floor height in relation to the existing
buildings (to the west), as well as new buildings (to the east), relative to grade.
He also answered why the underground parking lot cannot be kept where it is
and dig underneath, because the goal is to fully build a subsurface parking
structure where the house is currently, then once the parking structure is built,
that the house would move a second and final time to its destination, allowing
the rest of the parking structure to the east be built.
Public Comment
Michael McCue, 3796 Moffit Ct., member and chair of the board of the First
United Methodist Church, spoke in support of the project. He shared that the
project is part of the church’s mission and has over 95% approval from the
congregation. Mr. McCue shared his belief that this will be a lasting benefit to the
community.
Gary Urling, 2240 17th St., lives in the Whittier neighborhood and expressed
concern about moving the house at 1424 Pine St., especially because there would
be three moves, making it eight times as likely to fail. He encouraged the board
to consideration the impetus of moving the house is not for historic reasons, but
for maximizing amount of new construction square footage. With regard to new
construction, Mr. Urling expressed that the new design does not match the
historic elements of the block’s buildings or the neighborhood.
Abby Daniels, 1200 Pearl St., Executive Director of Historic Boulder, was
supportive of the landmark designation and relocation of the house at 1424 Pine
St., highlighting that the block is an important transition between downtown
Boulder and a residential neighborhood. She encouraged the creation of a small
historic district for the block.
Rebuttal
Shannon Cox Baker, clarified that moving the house at 1424 Pine St. would only
move twice as part of the project. She indicated that the new construction design
was based upon input from over ten community meetings.
Motion
AGENDA ITEM #5A PAGE 108
On a motion by B. Butler, and seconded by F. Sheets, the Landmarks Board
voted, (5-0), 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.
D. [2:54:40 audio minutes] Public hearing and consideration of a Landmark
Alteration Certificate application to demolish an accessory building, remove a
rear addition and relocate the house at 1424 Pine St., a pending landmark,
approximately 30 ft. west to 1418 Pine St., per Section 9-11-18 of the Boulder
Revised Code, 1981 (HIS2016-00125). Owner / Applicant: First United Methodist
Church / Jeff Dawson
Note that the ex-parte contacts, staff presentation, applicant presentation, public input,
and applicant rebuttal were combined with item 5C.
Motion
On a motion by E. Budd, and seconded by R. Pelusio, the Landmarks Board
voted, (5-0) adopt the staff memorandum dated Jan. 4, 2017, as the findings of the
board and approve a Landmark Alteration Certificate for the proposed
demolition and relocation shown in the application materials dated May 5th, 2016,
finding that they generally meet the standards for issuance of a Landmark
Alteration Certificate in Section 9-11-18, B.R.C. 1981, subject to the following
conditions:
CONDITIONS OF APPROVAL:
1. The Applicant shall be responsible for ensuring that the development shall be
completed in compliance with plans dated January 4, 2017 on file in the City
of Boulder Planning Department, except as modified by these conditions of
approval.
2. Prior to submitting a building permit application and final issuance of the
Landmark Alteration Certificate, the Applicant shall submit the following,
which shall be subject to the final review and approval of the City Manager:
a. A written description and map of proposed temporary location of the
building; detailing methods for securing the building during the
relocation and construction;
b. A written description of the moving technique and steel layout as
proposed by the building mover;
c. Final architectural details, including a foundation plan and proposed
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south elevation, including materials and colors.
Amendment
On a motion by D. Yin, and seconded by B. Butler, the Landmarks Board voted
(5-0) to amend the main motion, so as to further modify the recommended
conditions of approval, in particular, that when the building is in its final and
new location, that the first floor grade will relate to the original location and to
the adjacent buildings in a way that is generally consistent with the original
grade relationship.
8. MATTERS FROM THE LANDMARKS BOARD, PLANNING DEPARTMENT,
AND CITY ATTORNEY
A. Update Memo
B. Subcommittee Update
1) Design Guidelines and Code Revisions
2) Outreach and Engagement
3) Potential Resources
10. DEBRIEF MEETING/CALENDAR CHECK
11. ADJOURNMENT
The meeting adjourned at 9:09 p.m.
Approved on _______________, 2017
Respectfully submitted,
____________________________, Chairperson