5A - Recommendation to City Council regarding designation of the 500 block of Marine Street as a loc-1-
MEMORANDUM
March 2°d, 2005
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
James Hewat, Historic Preservation Planner
Bohdy Hedgcock, Historic Preservation Planner
Chris Meschuk, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a proposal to designate the 500
block of Marine Street as a local historic district to be known as the
Highland Lawn Historic District (HIS2005-00008).
STATISTICS:
Boundaries: The area including both sides of Marine Street between 5'h and 6"'
Streets; the rear property boundaries forming its north and south
Limits, roughly 4.86 acres in size.
Zoning: Low Density Residential Established (LR-E)
SUMMARY:
^ The purpose of this item is for the Board to determine whether the proposed
designation of the 500 block of Marine Street as a local historic district (the
Highland Lawn Historic District), conforms with the purposes and standards
of Sections 10-13-1 Legislative Intent and 10-13-3 City Council May designate
Landmarks and Historic Districts of the Boulder Revised Code (BRC).
^ The district is significant as an early example of planned residenrial design,
with excellent examples of early Boulder architecture, and for its association
with individuals of local significance to the history of city including Jonas
Anderson, Hannah Barker, Marinus Smith, and J.J. Harris. A very high
percentage of primary buildings (89%) are considered contributing to the
district. The district has been identified as eligible for both local designation
and listing on the National Register of Historic Places.
^ The district specific design guidelines for Highland Lawn may be adopted by
the city as administrative regulations to help interpret the Landmark
Alteration CertificatQ criteria in Section 10-13-18 of the city's historic
preservation ord~nance.
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^ Staff recommends that the Board find that the designation of the Highland
Lawn Historic District, as shown on Attachment A, conforms with Sections 10-
13-1 and 10-13-3 of the Boulder Revised Code and recommend to City
Council the approval of the application for historic district designation,
adopting the staff inemorandum as findings.
• Staff recommends that the Board approve the Highland Lawn Historic
District Design Guidelines as to substance. This is the first step in formal
adoption of the guidelines as administrative regulations.
BACKGROUND:
On July 6, 2004 the Planning Department received a demolition permit
application for the residence and garage at 543 Marine Street to remove the
majority of the roof to accommodate living space on the upper-story. The
Landmarks Board reviewed the application at its August 4"', 2004 meeting and
approved demolition of the adjacent garage, but issued a 180-day stay of
demolition on the house in order to allow time for alternatives to be pursued.
On November 12~'', 2004, staff sent a letter to all residents and property
owners of the 500 block oE Marine Street expressing the city's interest in meeting
with the residents to discuss the possibility of historic district designation. On
December 9'h, 2004, a neighborhood meeting attended by twelve of the nineteen
owners of property in the potential district was held. The meeting afforded staff
an opporrixnity to address questions and concerns from the neighbors regarding
the designation process and implications of historic district designation.
Following the meeting, a questionnaire was distributed to each property owner
in the potential district regarding their opinion on designation.
At their January public hearing, the Landmarks Board voted (3-2) to
initiate the district designation process. Since that time, staff drafted a set of
district specific design guidelines, held another neighborhood meeting to review
those guidelines as well as a draft prepared by some neighbors, and produced a
revised draft incorporating comments from that meeting. The new draft was
distributed February 11~ and another questionnaire was distributed on February
14~h. This memo and revised guidelines are being distributed to each property
owner in advance of the March 2, 2004 public hearing.
A more detailed timeline of the events related to the district designation is
included as Attachment B.
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Located on a gentle slope rising south from the Boulder Creek, the
proposed 4.86 acre Highland Lawn Historic District is picturesquely situated
with Flagstaff Mountain serving as a towering backdrop to the west. The single-
block area reflects the center of the neighborhood originally platted by local
teacher and landowner, Hannah Barker, in 1884. Visually, the district is
dominated by the tree-lined Marine Streetscape and its concentration of well-
preserved houses that reflect the prevailing architectural tastes of turn-of-the-
twentieth century Boulder, including Queen Anne, Classic Cottage, and
Edwardian. Lots in the district are generally long and narrow with principal
buildings situated close together at the front of properties and accessory
buildings oriented to the alleys.
As shown on the accompanying map, the proposed Highland Lawn
historic district boundaries encompass both sides of Marine Street between 5~'
and 6'" Streets; the rear property boundaries forming its north and south limits.
These boundaries correspond with the National Register eligible district
identified as part of the 1989 historic resource survey of the area (see Attachment
C: Highland Lawn Survey Report). ~
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DESCRIPTION OF THE PROPOSED HISTORIC DISTRICT:
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HISTORY OF PROPOSED DISTRICT:
The history of Highland Lawn began during the years immediately
following the Homestead Act of 1862 with the sale of the land by the United
States government to early settler Jonas Anderson, who in 1860 had dug an
irrigation ditch across.the area from the mouth of the Boulder canyon to what is
now the University of Colorado. Anderson purchased the quarter section of land
(a portion of which the district is now located within), for $200.00 and in 1872
sold the property to Thomas J. Graham for $32,000. Situated south of the Boulder
city limits, much of the land appears to have to been under cultivation as an
orchard during this period.
In 1884, Hannah Barker, the Irish born school teacher and widow of
wealthy local business man Ezra Barker, purchased approximately 40 acres of
Andersori s original quarter section for $2,950. On it, she platted a neighborhood
that originally consisted of nineteen lots with Boulder Creek at the north,
University Avenue at the south, and 4~" & 6~h Streets forming the east and west
boundaries. Barker's plan for the neighborhood showed foresight: each lot
included water rights to the Anderson ditch and buyers were encouraged to
plant trees (cottonwoods were specifically excluded), and build fences around
their properties. The central east-west thoroughfare of the neighborhood was
originally named Vine Street and in the 1890s changed to Marine Street after
Marinus Smith, early settler, veteran of the massacre of Native Americans at
Sand Creek of 1864 , and erstwhile city water engineer.
Upon being filed on September 10~', 1884, the area
officially became the Town of Highland Lawn,
located as it was, south of the city limits of
Boulder. The town remained an independent
community untii 1891 when it was annexed by the
City of Boulder. None of the original owners built
in the neighborhood, choosing instead to
subdivide the nearly one-acre parcels into smaller
lots. Most of the lots were eventually bisected by
alleys running east - west through the district.
Development of the neighborhood seems to have
been slow at first. The earliest houses on the 500
block of Marine Street were constructed in 1895.
However by 1905, sixteen of the nineteen houses in
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the district had been constructed.' In large, the houses were constructed and
originally occupied by middle-class residents. Occupations of early residents
ranged from miners, to tradesmen, to those working in local businesses. One of
the most successful and long lived miners of the period, John James Harris (1849-
1912), lived with his wife Martha Darling Harris at 504 Marine Street where they
raised their twelve children.
Architecturally, the houses in the district are modest in size, scale, and
detailing, with the Edwardian Vernacular form being the most common. Notable
examples of somewhat more exuberant architecture in the district include the
unusual exotic-revival inspired Sahm house at 511 Marine Street and the brick
Queen-Anne Webb house at 1607 6°'' Street, both constructed in 1895 and
currently designated as local landmarks.
Today, the Highland Lawn neighborhood survives as a well-preserved
assemblage of late-nineteenth and early-twentieth century middle-class homes
with its tree lined streetscape and modest single-family houses. The district
derives its significance as an early example of planned residential design, with
excellent examples of early Boulder architecture, and for its association with
individuals of local significance to the history of city including Jonas Anderson,
Hannah Barker, Marinus Smith, and J.J. Harris.
While eligible for listing in the National Register of Historic Places, the
Highland Lawn area is also clearly eligible for local historic district designation.
An analysis of the area relative to criteria adopted by the Landmarks Board is
included in Attachments D and E. In the late 1990s, the Landmarks Board
reviewed previously surveyed areas to assess potential for local historic districts
and identify potential boundary changes for potential National Register districts.
At that time, the Board identified the 500 block of Marine Street as a potential
local and National Register district. A policy encouraging designation of historic
districts and a map of existing and potential districts were adopted in the
Boulder Valley Comprehensive Plan.
As stated in the 1989 report by Front Range Research Consultants the 500
block of Marine Street was, "found to possess a significan# concentration of
buildings united historically and aesthetically by physical developmenY' and
that, "the majority of buildings on this block have maintained their historic
~ According ro US Census s[atisucs, the popula[ion of Houlder County gew from 14,000 [0 22,000 in the period behveen 1890 and
1900.
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integrity in terms of plan, materials, and craftsmanship."z Fifteen years later, the
degree of historic integrity in this potential historic district remains very high.
PERIOD OF SIGNIFICANCE & CHARACTER DEFII~IING FEATURES
The defined period of significance for the district is from 1884 (the year of
the platting of the sub-division) to 1925. The latter date is based on the latest
date of construction for a primary structure on the block, the bungalow at 527
Marine Street. While that building was not moved to the block unti11956, it is
consistent with the mass, scale and detailing of other primary buildings in the
district, despite being a different architeciural style.
An analysis of contributing and non-contributing buildings in the
proposed historic district shows a very high percentage of contributing primary
buildings. Very few accessory building built during the proposed period of
significance retain enough historic integrity, however, to be considered
contributing. As such, the focus of the district specific design guidelines is on the
primary buildings and views from Marine Street.
° ~~ ~ ~'.: - ~_~ ,~~~ ~s~ ~>a- 4 ~;- ~ a ~ ~° ar '.~'~
~~~i~ x ..:~ . . ~:" ~. .. , . f!~~.~$ ~~.~~ ~ u~~.~ . : `~-_-~a~
Contri6uting 17 (89%) 4 (1$%)
{, ~,. cr _. . . ~a ; ~ - ~.. ,~y ~Q/ ~ ~ - m
. ...z ~ ~.c~~l. . .>. ... .v`5~,4..v~'v,..,. ~-r•,t:. _'r.=', ~.,#!F~~ti..~N~~v..~~~_.... _.,e.x . __v
Total 19 (100%) 22 (100%)
Character defining features of the proposed Highland Lawn historic
district include the tree-lined Marine Streetscape and its concentration of well-
preserved houses reflecting the prevailing architectural tastes of turn of the
twentieth century Boulder, including Queen Anne, Classic Cottage, and
Edwardian Vernacular (see Attachment H: Marine Street Photos). Long and
narrow lots are characteristic of the district with principal buildings situated
close together at the front of lots and accessory buildings to the rear, reflecting
the origina118841ayout for the neighborhood and its subsequent development
into a middle-class residential neighborhood during the 1890s and early 1900s.
Because they contain a relatively low number of buildings with historic integrity
and are not public ways, the Marine Street alleyscapes (located at the north and
south district edges) are not recognized as being a significant historic element of
the district.
Z Front Range Research Associates, 1989, Boulder Survey ojHistoric Places - Highland Lawn. (p.24)
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DISTRICT SPECIFIC DESIGN GUIDELINES:
Staff has attempted to work with residents and property owners of the 500
block to develop draft guidelines that address the special characteristics and
conditions of the Highland Lawn Historic District (see Attachment F). Staff and
the property owners identified many of the same issues in evaluating the
proposed district that require some alternative approaches from those suggested
by the General Design Guidelines. As noted above, the primary focus of the
Highland Lawn district is the view of the primary buildings from Marine Street,
along with the character-defining elements of the streetscape. The long and
narrow lots and the limited historic integrity of the alleys allows for additional
flexibility for changes on the rear of the lots. As such, the design guidelines
allow for increased flexibility in terms of the height and mass of rear additions
provided they do not adversely impact the building or streetscape. Similarly,
increased flexibility is also allowed for alterations to existing accessory buildings.
The Landmarks Board adopts design guidelines as administrative
regulations to help interpret standards for landmark alteration certificates
mandated by the historic preservation ordinance (10-13-18, B.R.C 1981). While
the guidelines allow for flexibility and interpretation, all approvals must be
consistent with the code standards.
The process for adopting administrative regulations is described in
Chapter 1-4, B.R.C., 1981. This process applies to all city boards and
commissions. A detailed description of the process is included as Attachment G.
In short, the adoption of new administrative regulations follows the following
process:
1. Present the proposed rules to the Board and the City Attorney for approval.
2. Publish norice of intent to make rules and file three copies of the rules with
the City Clerk.
3. Accept public comment (minimum of fifteen days).
4. Present public comment to the Board for its consideration.
5. The Board must consider the public comment and in its discretion, it may or
may not choose to amend the rules.
6. If amended, they must again be presented to the Board and the City Attorney
for approval. .
7. Once finalized, the Board may adopt the rules by majority vote at a public
hearing.
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The attached Highland Lawn HisEoric District Design Guidelines are
submitted for review and approval as to substance by the Board. The Board may
either approve, approve with modifications, or deny the Guidelines. Should they
be approved, they will then be forwarded to the City Attorney for approval as to
form. Additional steps toward adoption outlined above will then follow.
Staff recommends approving the Guidelines as to substance at this time in
order to provide clarity to property owners as to what guidelines will apply in
reviewing alterations should the district be designated.
NEIGHBORHOOD COMMENT:
Staff has attended two neighborhood meetings and has met with many of
the property owners individually to discuss the designation process, the design
guidelines and the responsibilities and benefits of district designation. A
questionnaire was distributed to each property owner following the November
meeting, the results of which indicated a roughly even split between those in
support and those opposed to designation (7 in favor, 10 opposed or unsure, 2 no
response).
A second questionnaire was distributed following the drafting of design
guidelines on February 14~h. Results of that survey indicate eight property
owners in favor or designation and five opposed. The xemaining owners have
not responded as of the tnne of the writing of this memo.
Copies of letters, announcements and questionnaires distributed by staff
are included as Attachment I. Copies of the responses received to the more recent
questionnaire are included as Attachment i?
THE BOARD'S DECISION:
Section 10-13-5 (c) Public Hearing Before the Landmarks Board, of the historic
preservation ordinance specifies that in their review of an application for local
historic district designation, "the landmarks board shall determine whether the
proposed designation conforms with the purposes and standards in Sections 10-
' Note: Two property owners that are currently traveling out of the country submitted emails indicating
their supporUopposition. While not specifically responding to the most recent questionnaire, these two
responses ue included in the above rotal. Otherwise, all respocises noted above are to the most recent
questionnaire only.
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13-1 Legislative Intent, and 10-13-3 City Council May Designate Landmarks and
Historic Districts'.
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 notice 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 10-
13-1 and 10-13-3 of the code, 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 the Planning
Board (within 30 days) and City Council (within 90 days) for public hearings.
Of course, any recommendation for district designation to City Council
also demands careful attention by the Board to testimony from affected property
owners. Staff has attempted provide information to property owners regarding
the implications of district designation through distribution of written material
and at neighborhood meetings over the past several months. As mentioned, two
questionnaires have been circulated to gauge support for the district. Additional
testimony at tFte puf~lic hearing is expected.
STAFF RECOMMENDATION:
For over a decade now, the 500 block of Marine Street has been identified
as being eligible for listing in the National Register of Historic Places and as a
locally designated historic district. As discussed, its level of integrity is high and
its significance to the City of Boulder relates to historic planning, architecture,
and individuals of significance.
Specifically, staff considers that the designation conforms with Section 10-
13-1 Legislative InEent of the Code which states that, "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 areas,
events, and persons important in local, state, or national history or providing
significant architectural styles of the pasY' and to, "foster knowledge of the city's
living heritage". Furthermore, staff considers the district to have; "a special
character and historic, architectural, or aesthetic interest or value that are united
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by historic, architectural, or aesthetic characteristics' as per Section 10-13-3(2) C.
Given these considerations, staff recommends that the Board find that the
designation conforms with Sections 10-13-1 and 10-13-3 of the Boulder Revised
Code and that it adopt the staff inemorandum as findings. Staff also
recommends that the Board approve as to substance the draft Highland Lawn
Historic District Design Guidelines, thereby initiating the formal adoption of the
guidelines as administrative regulations, per the process outlined in Chapter 1-4,
B.R.C,1981.
In addition to helping ensure the preservation of the area into the future,
local designation will provide property owners in the district the ability to take
advantage of local, state, and possibly federal historic preservation tax
incentives.
ATTACHMENTS:
A Map of Proposed Highland Lawn Historic District
B Timeline of Events Related to the District Application & Review
C 1989 Highland Lawn Historic District Survey Report
D Significance Criteria for District Landmarks (1975)
E Analysis of Highland Lawn Historic District Significance
F Draft Design Guidelines for the Highland Lawn Historic District
G Summary of the Rule-Making Process
H Mazine Street Photographs
I Letters and Announcements from City Staff
J February 14, 2005 Neighborhood Questionnaire Responses
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ATTACHMENT A:
PROPOSED DISTRICT BOUNDARIES
~~
^ Individual Landmarks Contributing Buildings ~ Non-Contributing Buildings
ATTACHMENT B:
TIMELINE OF EVENTS
^ August 4'", 2004: Board voted to impose a stay of demolition on the non-designated
1895 Marquardt House located at 543 Marine Street as per Section 10-13-23(h) of the
BRC.
^ November 12'~, 2004: Staff sent a letter to property owners of the 500 block
expressing interest in hosting a meeting to discuss potential designation of the area
as a local historic district (a 1989 historic resource survey determined the 4.86 acre
district eligible for listing in the National Register of Historic Places).
^ December 9"', 2004: staff inet with twelve of the nineteen property owners in the
district to provide information and answer questions regarding local district
designation.
^ December 15'h, 2004: Questionnaires were sent to property owners, the results of
which indicate a roughly even split between those in favor of and those opposed to
district designation (7 in favor -10 opposed or undecided)
^ January 3~d, 2005: Board voted to initiate the process of district designation at a
public hearing as per 10-13-4 of the BRC.
^ January 10~', 2005: Notice of initiation to designate the district was sent to property
owners by certified mail.
^ February 3T", 2005: A draft of district specific design review guidelines circulated to
property owners.
^ February Th, 2005: a neighborhood meeting was attended by eleven property
owners held to review drafts of district specific guidelines.
^ February 11~, 2005: Revised design guidelines integrating comments made at the
February 7~ meeting were sent to property owners for review.
• February 14~, 2005: Final questionnaires were sent to property owners in the
district, the results of which indicate that XX support, XX oppose.
~a'
~
, L A,1..1~ALriM~1V 1 l.
1959
. + B OULDER
SURVEY OF HISTORIC PLACES
.
i an a~n
conducted by
IZ. Laurie Simmons and Christine Whitacre
Frant Range Research Associates, Inc.
3635 W. 46th Ave. ,
Denver; Colorado 80211
September 1988
/3
TABLE OF CONTENTS
I. Purpose 5
II. Survey Area 5
III. Research Design and Methodology 5
I~7. Historic Context 9
A. Boulder, Colorado Historical Background 9
B. Highland Lawn Historical Background 15
C. Results and Recommendations 23
s~bi~o~apny 2~
Map of Survey Area 30
Appendices 31
List of Sites Eligible for National Register 31
List of Sites by Street Address 31
List of Sites by State Identification Number 34
Front cover yhoto:
Although most Blacks liced in the city's Goss-Grovtntighborkood, Jama Clay, pastorof Bou/der's AfricanMethadist Episcopa! Chu~ch,
tiaad in Highlandlawnat 802 MarireStrat.Thehwaeis atillstanding,altMougk it is nowoeryremcdekd. Western HistoricalCoflections,
Univnsity Gbraries, University of Colmado at Boulde~.
~Y
`~
View of early Boulder, ca.1870's. Carnegie Brartch Library for L,ocal History,
Boulder Histvrical Society Coilection.
I. PUIZPOSE
The purpose of the 1989 Boulder Survey oE Historic Places was to identify and record approxiinately
250 historic buildings within the Highland Lawn neighborhood. Comprising th9s number were
buildings fifty years of age or older which had not been previously recorded, or buildings which
required updated survey informaHon. Of the 252 buildings recorded in 1989, three had previously
been recorded. The Highland Lawn neighborhood was chosen as the survey area because it was
determined by Bouldei's Landmarks Preservation Advisory Board to be one of the areas in the city
which possessessignificantquantities of historic resourcesand whichisexperiencingsignificant threat
from development pressures. The data resulring from this survey serves as a base for cultural and
resource planning, and as the foundation for an historic preservation program identifying, document-
ing, and evaluating cultural resources within the City of Boulder.
The City of Boulder has enacted a preservaHon ordinance that provides for the protection of historic
sites, structures, and districts. Boulder also participates in the Certified Local Government Program
administered by the National Park Service and the Colorado Historical Society. As part of the city's
preservation ordinance, a Landmarks PreservaHon Advisory Board is appointed to oversee the
provisions of the ordinance, including the designation of local landmarks. This inventory will provide
the basis on which sites and structures aze nominated for designation as local landmarks.
II. SURVEY AREA
The 1989 Boulder Survey of Historic Places surveyed 252 buildings within the.Highland I.awn
neighborhood. The survey examined approximately 109 acres of urban land. The Highland Lawn
neighborhood lies on the western edge of the city, south and west of downtown Boulder. Generally,
the neighborhood is defined by Eben G. Fine Park and Boulder Creek on the north, the south half of
University Avenue on the south, Broadway on the east, and approxunately Second Street on the west.
The neighborhood as defined in this manner is comprised of approximately 325 buildings. Because
the 1989 survey was limited toapproximately 250buildings, the area to be surveyeddid not encompass
the entire neighborhood. The area surveyed stretches from Eben G. Fine Park and Boulder Creek on
the north to University Avenue and the Anderson Ditch on the south. Tenth Street is the eastern
boundary, and the survey area stretches westward to include the 200 block of Arapahoe, and the 400
blocks of Marine and University. The survey area is located in Section 36, Township 1 North, Range
72 West and Section 31, Township 1 North, Range 70 West, Sixth Principal Meridian, Colorado.
III. RESEARCH DESIGN AND METHODOLOGY
The 1989 Boulder Survey of Historic Places called for an intensive-level survey of pre-1939 buildings
in the Highland Lawn neighborhood. The buildings were to be surveyed, photographed, and
researched, with Colorado Historical Society Historic Building Inventory Forms completed for each
building. The project also called for thecompleHon ofa U.S.G.S. topographic map outlining the survey
boundaries, a map showing the surveyed buildings' locations, and a final report explaining the survey
findings and reviewing the general historical development of Boulder and the neighborhoods
examined. The survey report would also analyze the surveyed azea in terms of possible historic
districts.
Although the Highland Lawn neighborhood encompasses approximately 325 buildings, funding for
the 1989 survey was provided for 250 buildings. Therefore, it was determined that the surveyors
wouid begin on the western edge of the survey area and work eastward, and that buildings in the most
If
easterly portion of the neighborhood would be surveyed in the following year. Generally, the
unsurveyed buffdings are located: on Marine and University, along and,east of Tenth Street; on the
north side of Arapahoe Avenue from 600 through 1000; and on the south side of the 900 block of
Grandview. ~
The historic additions within the Highland Lawn neighborhood include: Smith's Addition to Boulder,
1872; Smith's Addition to West Boulder,1874; Highland Lawn,1884: Grandview Terrace, Grandview
Heights, Buena Vista Heights, Menlo Park, and Capitol Hill, 1902; and Willow Park, 1907. The
neighborhood is predominantly residential in character, and it was expected that most of the buildings
would be houses and would fall under the RP3 Colorado Plains Historic Context. Historic Themes
were expected to include: The Urban Frontier (1860-1920); and Post World Waz I Urban Growth (1920-
1940).
The project began in Apri11989. Project participants for Front Range Research Associates included:
R. Laurie Simmons and Christine Whitacre, surveyors, and Roger Whitacre, project photographer.
Peter Pollock of the City of Boulder Planning Department coordinated and supervised the on-going
project. Christine Pfaff, Julie Morgan, and Barbara Norgren of the Colorado Historical Society
reviewed the forms, maps, and reports.
Utilizing construction dates obtained from the Boulder County Assesso~'s Office, buildings ~ifty or
more years old were identified within the neighborhood. In addition, the surveyors obtained copies
of historic assessor cards relating to the area [rom Boulde~s Camegie Library. The Carnegie Library
provided free copies of some assessor cards and other files for the project. The Boulder Genealogical
Society granted the surveyors permission to photocopy its index of the 1900 U.S. Census, also housed
in the Carnegie Library. The use of these sources, plus identification of qualifying buildings during
the field survey, is expected to produce a nearly complete survey of the neighborhood. Given the
limitations of each of these sources, it is possible that a small number of qualifying buildings were not
identified. These buildings are most likely to include drastically remodeled structures in which
historic materials and design have been altered. (See discussion of assesso~'s records in 1987 Boulder
Survey of Historic Places Final Report.)
A file search at the Colorado Historical Society Offlce of Archaeology and Historic Preservation
revealed that very few buildings in Highland Lawn had been recorded and/or resurveyed previously.
Among the buildings previously recorded were three which had been identified by University of
Colorado students in 1903. These buildings were recorded on Colorado Cultural Resource Survey
Inventory Record forms, which are designed primarily for identificaHon of rural resources. Because
these forms contained less information than those utilized by the current survey and are of a different
format, it was determined that these sites would be resurveyed. The 1985-86 Boulder Survey of
Historic Places had previously resurveyed two sites within the neighborhood: Highland School, 885
Arapahoe Avenue, which was entered in the NaHonalRegister in 1978; and the Leech (or Leach) House,
575 Arapahoe Avenue. T'hese buildings were not re-examined.
General research materials about the neighborhood, including primary and secondary sources, were
reviewed for background and site spe~cific informaHon T'his researcti induded the use of city
directories; historic maps; the fIIes, tapes, photographs, and manuscript collections of the Boulder
Carnegie Library; Boulder Daily Camera clipping files; records created by the Boulder Genealogical
Society; maps, photographic collections, manuscripts, and archives at the University of Colorado
Norlin Library Western Historicai Collections; the resourcea of the Colorado Historical Society library;
the collections of the W estern History Department of the DenverPublic Library; incorporation records
located in the Colorado State Archives; ditch decrees on file at the State Engineei's Office; and
interviews with Highland Lawn neighborhood residents conducted by the surveyors.
~~
The field survey was performed from May through July,1989, and included architectural analysis, de-
terminations of National Register potential for individual buildings, evaluation of district potential
within the survey area, and interviews with residents. Photography was completed during the same
time period. Photographic processing was provided by the City of Boulder Planning Department.
After completion of the field survey, Colorado Historical Society Historic Building Inventory Forms
were prepared. The Colorado Historical Society Office of Archaeology and Historic Preservation
assigned Smithsonian identification numbers for each site. Subsequently, the numbers assigned to
buildings in Highland Lawn were revised and new numbers were written on the forn-s by that
organization. Survey photographs were labeled and attached to forms utilizing acid-free envelopes
provided by the Colorado Historical Society. An annotated U.S.G.S. map and base map of the
surveyed area were prepared. The base map identified surveyed buildings by Smithsonian number,
the boundaries oE the potential National Register district, and the extent of the area surveyed. Blocks
and streets of the map were digitized from Public Service Company aerial photographs of 1985.
Approximate locations of sites were digitized onto the block base map. The resulting map was then
plotted by computer.
All of these survey products, together with the final report, were submitted to the City of Boulder
Planning Department and the Colorado Historical Society Office of Archaeology and Historic
Preservation. The City of Boulder Planning Department will enter information from the forms into its
computer in order to maintain a database of information regarding historic sites within the city, and
the Boulder Carnegie Library will eventually house the original fornts, making them available to
reseazchers.
Although ihe neighborhood is much more dense[y populafed n~w, this c.1885 photograph of a smail, one-story, hip~ed
roof building is repieserctative of many of Highland Inum's historic homes. Carnegie Branch Library for Local History,
BoulderHistoricalSocietyCoIlection. /Q
O
Irrigated by the Anderson DiEch, the Highlnnd Laum neigh6orhood u~as ariginally the horne af seaeraI ear[y Boulder farmers.
This undated photograph of a farm wagon Iooks west from Eighth and Marine Streets. Western Historical CalIection, I.Iniver-
sity Libraries, University of Coforado at BouIder.
/ _r
IV. HISTORIC CONTEXT
A. Boulder, Colorado Historical Background
The founding of Boulder, Colorado, in the foothills thirty miles northeast of Denver, was a direct result
of the widespread search For gold which began in the Front Range of the Rocky Mountains in 1858.
Discovery of mineral wealth in the mountains led to the first permanent settlement of the area and
influenced its growth during the first decades of its existence.
The news of the 1858 discovery of gold in Dry Creek by the William Green Russell party quickly
reached other groups preparing to head westward in search of the mineral. A prospecting party from
Nebraska City led by Captain Thomas Aikins, encouraged by the finding, arrived at the ruins of Fort
St. Vrain, located at the confluence of the Platte and St. Vrain Rivers, in October 1858. Aikins surveyed
the surrounding territory and concluded that "the mountains looked right for gold, and the valleys
looked rich for grazing."
Aikins and his party subsequently established a camp and built cabins atong Boulder Creek. The
precise location of this settlement is unlmown, although a DAR marker has been erected at Red Rocks,
near the mouth of Boulder Canyon. At this time, the group had its first contact with the Arapaho, who
had used the valley as a hunting ground since the early 1800s. The meetings, in which Chief Niwot
(Left Hand) and other Arapaho leaders spoke to the gold seekers, were peaceful. The Arapahos'
attempts to persuade the settlers to leave the area were politely ignored.
A mild winter encouraged the prospectors to conduct a thorough search for wealth throughout the
nearby terrain. In December 1858, the men were heartened to find a small amount of gold in nearby
st~eams: The following month, a major discovery was made at Gold Run, a stream twelve miles west
ofthebasecamp. Shortlythereafter,anexperiencedminertaughttheprospectorshowtobuIldasluice,
which enabled them to remove gold in great quantities.
News of the Aikuis party's discoveries spread quickly. Many of those in the large contingent of
prospectors who arrived in the area in 1859 made their way to Boulder Canyon and the camp which
soon grew at the discovery site, Gold Hill. Once the gold which could be placered out of the streams
was depleted, underground mining began. This type of work required greater amounts of machinery,
labor, and capital. J.D. Scott discovered one of the first gold lodes, the Scott, in 1859. Shortly thereafter,
David Horsfal, W illiam Blore, and Matthew McCaslin found the Horsfal Lode and further stimulated
the onslaught of gold seekers.
Hard rock mining required an extended period of intensive labor, as well as a permanent base of
operations. It soon became apparent that a corresponding settlement-with such enterprises as
grocery stores, saloons, and livery stables-was needed to support the needs of the rapidly growing
mining community.
On 10 February 1859, a group of inen organized the Boulder City Town Company. A.A. Brookfield,
president of the group, recorded the compan}~s moHvaHon:..:'we thought as the weather would not
perntit us to mine, we would lay out and commence to build what may be an important town."
The townsite encompassed 1,280 acres along Boulder Creek east of the canyon. The company set high
rates for town lots, charging one thousand dollars per 50' x 140' lot. This was at the same tune that
homesteaders couid obtain land from the federal government for $1.25 an acre by making improve-
ments. The excessive price set on Bouldets lots has been cited by subsequent historians as a reason
the town grew so slowly during its first years. Nonetheless, stockholders in the Town Company began
erecting houses, optimisHc at Bouider City's prospects for growth. Government was established on
30 July 1859, when the Boulder Mining District was created.
~
During the next decade, the town "barely held its own;' according to historian Amos Bixby. The
booming muung camps attracted most of the newcomers, while others were discouraged from
' settling in Boulder City by the high price of city lots and :he expense of obtaining provisions.
Some found that the work required to support a mining venture was more than they had bar-
gained for and headed east again. In the 1860 ce~us, Boulder City was listed as comprising sev-
enty-three dwellings, twenty-four of which were vacant. The center of town was the intersection
of Pearl and Broadway, which was also the intersection of the route along the foothills and the
route to the mountains. There were 174 residents, with the 131 males far outnumbering the forty-
three females.
Supporting activities for the mining camps commenced immediately among those who stayed in
town. The first profitable agricultural endeavor was supplying hay cut from the native grasses for
miners' horses. Henry L., Luther C., and Sylvanus Wellman are credited with being the first to
sow wheat in Boulder. The Wellman brothers claimed the best agricultural land along Boulder
Creek and began to farm, believing that the mining camps would provide excellent markets for
their products.
Marinus G. Smith, described by Bixby as "the earliest appreciator of Boulder lands;' clauned 160
acres adjacent to the new townsite in 1859. Smith and William G. Pell, who homesteaded nearby,
plowed the first vegetable garden in the area. Smith and Pell also dug the first irrigation ditch in
Boulder County in November 1859. Smith and Pell dug ditches throughout the valley to divert
water for agricultural needs. In addition, Smith became a pioneer fruit grower, experimenting
with several varieries of fruit previously thought to be intolerant of the region's clixnate. These
agricultural products found waiting markets in the neazby mining camps, and the resulting eco-
nomic acHvity helped keep Boulder alive during its infancy.
Boulder also supplied provisions to the mining camps in the form of machinery, livery, and black-
smithing facilities. It soon became apparent, however, that the feasibility of Boulde~'s role in
supplying the camps was dependent upon the establishment of roads between the town and the
mountains. Throughout the 1860s, Boulderites planned and worked on roads. One of the most
significant was the Boulder Valley and Central City Wagon Road, a toll road through Boulder
Canyon, begun in 1865. The opening of roads between the camps and Boulder facilitated a steady
commercial associarion, which provided Boulde~'s econoaric base.
In October 1860, a fire destroyed much of Gold Hill. Many miners leR the settlement at this time,
heading back East or reestablishing themselves in communities such as Boulder. Among those
who made Boulder their home were Robert Culver and Anthony Amett, who would play impor-
tant roles in the development of the town.
In February 1861, Boulder received the honor of being chosen the county seat of Boulder County,
one of the seventeen oziginal counties created in the Colondo Territory. The A.J. Macky House at
Fourteenth and Pearl served as the county offlce for several years.
A major event in the town's history occurred in November 1861, when Territorial Govemor WIlliam
Gilpin signed legislation to create a state university in Boulder. Boulder citizens had already
demonstrated a strong interest in educaHon, building a public schoolhouse in October 1860, on lands
donated by Marinus Smith. Robert Culver and other settleis believed that acquiring the state
univetsity would set the town's growthalong therightpathand provideamajor impetus to setflement.
Culver convinced Charles F. Holly, Bouldex's territorial representative, to gain passage of a bill
authorizing a state sponsored university to be sWrted in Boulder. Although the territorial legislature
agreed upon Boulder as the university site, it failed to appropriate any money to buy tand, construct
buildings, or operate the school. It would be several years before the university became a reality.
a~
Boulder citizens became involved in conflicts with NaHve Americans during the 1860s. In August
1864, Company D, a volunteer regiment, was mustered in Boulder County to serve one hundred days
to deal with probleau between settlers and Indians. The company, led by Captain David H. Nichols
of Boulder, fought with the Cheyenne near Julesburg in September 1864, and participated in the action
atSandCreekthefollowingmonth. ChiefNiwot,whommanyBoulderitesregardedfondly,waskilled
in the latter incident.
Many of those who came to Boulder County in search of quick wealth continued to be disappointed
by the hard work, high cost of living, rigorous environment, and complicated mining processes. The
town barely grew between 1860 and 1870, fulfilling only a supportive,role to the mining camps. The
1870 Census shows Boulder as possessing seventy-seven dwellings (only four more than in 1860) and
343 residents.
Growth came, however, with the discovery of silver at Caribou in 1869, eventually pumping millions
of dollars into the local economy. New sources oE prosperity encouraged new settlement and an
optimism in Boulder's ability to support a larger populace.
Amos Bixby saw the beginning of the 1870s as a watershed period in Boulder's history. The previously
stagnant town began to be seen as a residential area and Boulde~'s population began to grow. In 1870,
a group of inen including Amos Widner, Marinus Smith, Granville Berkley, Robert Culver, and W. A.
Chamberlain were involved in dividing lands into lots on the east and south sides of town. Frederick
Squires and Jonas Anderson were subdividing the west side, while the east side was being divided into
lots by a man named Pomeroy. In November 1871, a town govemment was organized and the town
incorporated under county regulations with its original townsite and three additions. First trustees
of Boulder included Anthony Arnett, James P. Maxwell, Marinus G. Smith, Frederick A. Squires, and
Alpheus Wright. By 1872, an immigrarion society had organized to supply homeowners for the new
additions.
Theuniversity question, which had been everpresent in the minds ofmany Bouldercitizens, was given
momentum when six citizens, including Marinus Smith, donated lands totaling 44.9 acres for the
univenity campus. Townspeople also contributed money for the school's first building, after the
legislature pledged a matching appropriation of fifteen thousand dollars in 1876. When Colorado
became a state in 1876, the university was designated a land grant institurion and endowed with more
acreage. The university opened in 1877 with Old Main, a three-story brick and stone structure, serving
as classrooms, library, dormitory, and President's house.
The opening of the Colorado Central Railroad from Golden through Boulder and Longmont to its
connection with the Union Pacific in April 1873, was a major achievement, accomplished in part by a
sizeable contribution from Boulder citizens to the raikoad. The Denver and Boulder Valley Railroad
reached Boulder in the same year. A railroad spur ran along Water Street (Canyon Blvd.) from the
depot. The arrival of the railroads cemented Boulde~s position as an established community. By 1873,
the population had risen to 1,038. By 1880, it had leaped to 3,069. Now residents with no interest in
mining could make a living in town. The character of Boulder began to change along with that of its
population.
By 1882, developers had laid out seventeen addiHons to Boulde~s original townsite. In that year, the
townwasdividedintowazds,andtheofficesofmayor,treasurer,andaldermenwerecreated. Boulder
gave its town square to the county for the site of a courthouse. Continued growth throughout the 1880s
resultedintheneed formoreschools, and Whittierand MapletonSchoolswerebuiltduring thedecade.
The next decade saw increasing debate over the futvre of Bouldei's growth and development. Some
dtizens wanted the town to emphasize its educaHonal, cultural, and resort dimension, while others
believed Boulder should begin to attmct industry for a diversified economic base.
In the 1890s, the town's status as an educational and health-resort was increased by the establishment
of a new private school, a sanitarium, and a Chautauqua association. Mount St. Gertrude Academy
was founded in 1891 as a college preparatory schooL In 1896, the Seventh Day Adventists established
a sanitarium on Mapleton Hill which would later become Boulder Memorial HospitaL In 1898, the
Texas-Colorado Chautauqua was organized by a group of Texas teachers and Boulder citizens. The
townspeople approved a plan whereby Boulder purchased an eighty acre site and erected an
auditorium and dining hall for use during summertime educational and recreational activities.
Summer residents erected cabins on the grounds. The Chautauqua Association continued as one of
the few in the United States to survive until the present day. In l 899, Boulder built an electric streetcar
line to carry Cliautauqua visitors. The line was eventually extended to connect several parts of the city.
A flood in 1894 brought disaster to Bouider. Heavy rains and melting snow caused Boulder, Four Mile,
Left Hand, and St. Vrain creeks to flood. Boulder was cut off from the rest of the state for several dF s.
Much residential property, particularly in low lying areas such as Culver's Flats, was destroyed, as
well as bridges and railroad tracks.
Bythecloseofthecentury,BouldetsbusinessdistrictwaswellestablishedalongPeazlStreet. Adjacent
residential azeas expanded outwazd from this point. A boom in residential development resulted in
the construcdon of two hundred new Boulder houses during the 1890s. Mapleton Hill was a choice
residential azea with good drainage, clean air, and scenic lots. Also available were improvements such
as electricity, gas, telephones, and running water.
The neighborhoods bordering the railroad tracks and the creek, as was common, developed as sites for
lower-income homes and attracted businesses such as livery stables, express offices, and warehouses.
Orchards, small farms, and pastures were also located here. In addition, this azea was settled by
minority groups such as blacks, Mexican-Americans, and recently arrived imaugrants. The west end
of Peazl Street contained businesses related to mining, such as smelters and mills.
By 1900, Boulde~'s population had grown to 6,150, with twenty-eight subdivisions added to the
original townsite between 1890 and 1895. Residential opportunities increased in 1908, when the
Denver and Intenuban Railway began operating between Boulder and Denver. The incorporators of
the railway believed that Boulde~s future growth would provide the venriue with profitable
commuter traffic between the two cities. Unfortunately, such growth did not occur until after World
War II, and the railway was forced to cease operations in 1926.
Boulder citizens continued to play a strong role in deterarining the town's future. In 1903, the Boulder
City Improvement Association formed to develop pazk lands and encourage desirable city improve-
ments. This movement mirrored that of Boulde~s Park Board, which acHvely acquired lands along
Boulder Creek and in areas surrounding the city for use as parks. In 1908, the Improvement
AssociaHon paid Frederick L. Olmsted, Jr., a landscape architect hom Harvard, to suggest improve-
ments to Boulde~'s physical environment. Olmsted advised the city to promote itself as a residential
place, to insure the stability of its homes, and to keep out dirty industries. Olmsted believed that
Boulder should isolate its residentiai azeas from industry. He also saw Boulder as a site of high quality
homes surrounded by irrigated small farms and gardens. Olmsted encouraged town planners to
deazly distinguishbetween traffic thoroughfares and residentialstreets, thereby furtherenhancing life
in the residential sectors.
Olmsted's reportserved as a guideforgrowthinBoulderduring the next decad~-although only a few
of his recommendarions were enacted by the city. The city had already lia-ited future expansion
because it believed the town boundaries were sufficient to contain any future growth. An addition
in 1908 was the only one allowed unti11941.
a3
In 1918, the city adopted a council-manager form of government set up by home-rule charter. A
woman, Ida Campbell, was one of the first council members elected. The new council dealt with
matters arising during World War I, and the growth of Boulder after the war, which led to a small
building boom. By 1920, the cit}/s population had risen to 11,006, partly the result of an increased
number of university students. At this time, many previously vacant lots in town were filled in, and
new areas, such as University Hill, were developed.
In 1926, the city hired Denver planning consultant, S.R DeBoer, to formulate a zoning ordinance for
Boulder. DeBoer divided the town into seven zoning districts: three residential, two commercial, one
business and one industrial. The zoning was created to limit and control the effects of new
development on established portions of the city. Boulder became one of the first western cities to have
zoning districts when it adopted an ordinance in 1928.
By the time the Eighteenth Amendment outlawing the sale of liquor was passed in 1920, Boulder had
been a dry city for thirteen years. The Prohibitionist sentiment was strong in Boulder, which even had
a commercial building named after one of the movement's leaders. The Prohibitionists were a strong
force in Boulder politics and the Women's ChrisHan Temperance Union held state convenHons in the
city beginning in 1881.
A combination of factors stimulated growth after World War I. Mining and agricultural interests
supported economic activity in the county, and tourists used Boulder as a stopping off point on their
way to parks and resorts. However, the boom of the post-war years began to fade toward the end of
the 1920s, and the town's population declined.
With the university as a major employer, and Western Cutlery as the cit}~s major industry, the effects
ofthedepressionwerebufferedinBoulder. ElizabethGoodwinfoundthatresidentialgrowthfellkom
7.30 percent between 1890 and 1920, to 17 percent between 1920 and 194~but the rate of unemploy-
ment in the dty was still below that of Colorado in general. During the early yeazs of the Depression,
Boulder organized local relief projects, which helped many of those in distress.
During the 1930s, Boulde~s physical environment benefited from local construcHon and federal
assistance projects. In 1932, the county courthouse burned and was replaced the next year with an
Art Deco style building, the construcHon of which used Boulder County labor and was a major work
project for the unemployed. The Civilian Conservation Corps created and improved mountain trails
in the county, removed and planted trees, rebuilt Flagstaff Road and Chapman Drive, and planted a
rock garden on the Chautauqua grounds. The Works Progress Administration was responsible for
opening a day care nursery in Whittier School, building the Mary Rippon Outdoor Theater on the
university campus, and replacing seats in the Chautauqua Auditorium.
After World War II, Boulder experienced increased growthas many ex-servicemen returned forhigher
educational opportunities resulting from the G.I. Bill. From 1940 to 1950, the non-student population
declined, but the student populaHon more than doubled. In addiHon, the national emphasis on
scientific training stimulated expansion of several university departments.
In 1952, the opening of the six million dollar Denver- Boulder Turnpike reduced by half the travel Hme
between the two cities, and made commuting a viable alternative for those working in Denver. The
road had been proposed as early as 1912 and Bouider citizens pedHoned the state government for
construction in 1946. For the first time, major industries began to consider Boulder as a possible
building site, bringing in new citizens and stimulating new construction. Boulde~'s economic base
broadened in the 1950s, when new scientific research and high technology industries were attracted
to the city by the presence of the turnpike and the university. The Fsquire-Coronet magazine
subscription division opened its offices in Boulder in 1949. In 1950, Boulder citizens donated 217 acres
oflandforthesiteoftheNationalBureauofStandards. TheNationalCenterforAtmosphericResearch
located in southwest Boulder, in an architecturally acclaimed structure designed by L M. Pei. The dty
continued to seek high technology industries, including Ball-Brothers Research, Beech Aircraft, and
IBM, which all opened plants in Boulder. Following Olmrsted's earlier advice, Boulder Industrial Pazk
was developed to segregate industries Erom residential areas.
The attraction of new industry caused Boulde~s population to increase 88.6 percent during the 1950s.
The city limits were extended and building activity increased rapidly.
From theend of World WarII, developers sought to gain additional sites bychangingthezoningstatus
of single-family residential neighborhoods to multi-family zones. The effects of such high density
zoning are apparent in neighborhoods such as Goas-Grove and parts of Whittier. Plans enacted to lunit
growth have placed greater development pressures on already established neighborhoods. Efforts
to mitigate the effects of development pressures include high density overlay zone design guidelines
developed in 1985. These guidelines encoumge: enhancement of existing landscape features such as
open space and irrigation ditches; maintaining design elements such as scale and set back of the
neighborhood by using components of existingbuildings as models;and the use of traditionalbuilding
materiaLs.
Boulder enacted an historic preservaHon ordinance in 1974. The law, one of the earliest in the state,
is concerned with "protecting, enhancing, and perpetuating buildings, sites, and areas of the city
reminiscent of past eras, events, and persons importantin local, state, andnational history orproviding
significant examples of architecturaI styles of the past." The ordinance is also designed to "develop
and maintain appropriate settings and environments for such buildings... "
T'he Boulder City Council may, by ordinance, designate individual landmarks or historic districts.
Bouldei's preservaHon ordinance is one of the strongest in the Colondo, providing for non-
consentaneotu landmarking and requiring certificates of alteration for new construction, alteration,
removal, or demolition. The Landmarks Board may also maintain a list of struchues of inerit in order
to recognize and encourage the protection of historic structures.
In addition, the Planning Department publishes educational brochures providing information about
historic sites. The Planning Department also provides staff support to the cit}~s Landmazk Preserva-
Hon Advisory Board as well as to interested individuals and groups. The Boulder Valley Comprehen-
sive Plan, adopted in 1977 (revised 1978) supports the Boulder Historic Preservation Code, designed
"to prevent the needless destruction and impairmenY' of the city's cultural, historic, and architecturat
heritage.
a~
B. Highland Lawn Neighborhood Historical Background
The Highland Lawn neighborhood is located on the southwestern edge of Boulder, bounded by
Boulder Creek along the north, the Anderson Ditch along southeast, Broadway Avenue on the east,
and University Avenue on the south. Gregory Creek flows through the neighborhood between
Seventh and Ninth Streets. Flagstaff Mountain looms to the south of the neighborhood and Boulder
Canyon and Boulder Mountain Pazk lie directly to the west.
One of the first developments in the neighborhood was the Anderson Ditch, which was constructed
in 1860. The headgate of the ditch is located on Boulder Creek (Section 36, Township 1 North, Range
71 West) and runs in a southeasterly direcrion though Highland Lawn. The ditch was constructed for
agricultural irrigation and mill purposes.
Although the ditch was built in 1860, the Anderson Ditch Company was not incorporated until 1871,
and the ditch was not decreed unti11882, at which rime it was granted a priority number of four on
Boulder Creek In 1875, the Anderson Ditch Company expanded the original thre~mile ditch to three
and a half miles in length. The incorporators of the company were Jonas Anderson, Marinus G. Smith,
and George A. Andrews, three prominent Boulder pioneers.'
Marinus Smith, a pioneer farmer who had extensive land holdings in the area, was one of the
forerunners in irrigarion development in Boulder County. George Andrews, who was born in Maine
in 1832, came to Boulder in 1863 and located a large ranch on the southeastern edge of the settlement.
Boulde~s first flour mill was built on Andrews's land in 1572. Andrews also established a successful
mercantile business in Boulder and, in 1872, deeded twenty-two acres of land to the University of
Colorado. The Jonas Anderson family, after whom the ditch was presumably named, were Swedish
immigrants, who came to Colorado during the Pike's Peak gold rush and settled in Boulder,
homesteading much of what would become the addition of West Boulder.z
Today, the ditch still flows through the neighborhood, although a large portion of it now runs through
underground piping and concrete flumes. The company continues to be a valid, non-profit, mutual
corporation, and the system is used for irrigation, to transport water, and to carry storm water. A few
individuals still own water rights to the ditch, however, the ]argest owner is the City of Boulder, which
holds sixty-two percent of the stock The University of Colorado is the biggest consumer of the ditch
water, which it uses to irrigate its lawns.'
Among the eazliest residents to settle in what would become the Highland Lawn neighborhood was
Ira Austin, who moved to Boulder in 1870 to operate a planing mill and culHvate fruit and vegetabies.
Austin was president of the Boulder Valley Railroad and also president of the Boulder Valley
Telegraph and Express Company. He had a large home in the 700 block of Arapahoe Avenue. Ezra
Bazker was a pioneer who had extensive mining interests and landholdings in the county and married
Hannah C. Bazker, who would plat the town of Highland Lawn.
~Anderson DiMh decree records, Division No. l, District No. 6, pp.14 and 347, State Engineef s Office, Denver; and the
Anderson Ditch Company, Colorado State Archives, Denver.
=!n 1891, the ditch company was purehased and reorganized as the New Anderson Ditch Company, the directors of which
included: Chazles G. Buckingtiam, prominent Boulder banker; Edwin J. Temple, Colorado cattleman and mine owner; and
Frederick Kcehler, Sr., owner of an 8W-acre farm, part of which would later become the Higkiland Pazk subdivision and the
Denver-Houlder Tumpike rightof-way. Portrait and Biographial Aecoid of the State of Colorado, (Chicago: Chapman
Publishing Company, 1899), p. 357-358; Rocky Mountain News,13 November 1869, p.4; G Simmons and C. Whitacre,
"Bovlder Survey of Historic P1aces,1988: Inventory Form SBL2356; New Anderson Dltch Company incorporarion records,
ColoradoStateArchives; Portraitand Biographical Record, pp.351-352; and "Boulder: Water SupplyClippingfile," Western
History Depar4nent, Denver Public Libcary.
3James Carmody, City of Boulder, telephone interview, ll September 1989.
7~
The Bixby family owned several lots in the Highland Lawn neighborhood. Marinus Smith sold acreage
to Mattie Bixby in 1872 and Augusta Bixby in 1877. The 1887 Willits map of Boulder notes that, by that
date, Amos Bixby owned Augusta's land and a house thereon. Bixby was a Boulder postmaster who
is best lrnown for his history of the Boulder vicinity written in 1880, History of Clear Creek and Boulder
Valleys. James Uumm was also an early landholder in the neighborhood. Dumm worked as a foreman
on Clinton Tyle~'s ranch and also managed Tyler's toll gate at the mouth of Boulder Canyon. In later
years, he was superintendent for both the Beasley and Anderson Ditches. Dumm lived in still existing
houses at 1605 Fifth Street and later at 604 Marine Street.4
The first addition subdivided within the Highland Lawn neighborhood was "Smith's Addition;'
created by Marinus G. Smith in 1872. This add.ition included the eastern portions of Arapahoe (then
known as Valley Road) and Marine within Highland Lawn. In 1874, Marinus Smith created another
subdivision, Smith's Addition to West Boulder, which included portions of Marine Street and
University Avenue from Sixth to Ninth Streets. A"Birds-eye View of Boulder City" produced in 1874
shows the azea as sparsely settled, with a few large homes and a number of trees, many newly planted.
The arrival of the railroads in 1873 encouraged an influx of new settlers. The city grew rapidly during
the next two decades and developers were prepared to greet the newcomers with residential
subdivisions 5
4Amos Bixby, History of Clear Creek and Boulder Valleys, Colorado, (Chicago: O. L. Baskin and Co.,1880), pp. 601-602;
Boulder County Clerk and Recorder, "Map of Lands 6elonging to the Heirs of Marinus G. Srnith, Dec.,1902"; and University
of Colorado, Norlin Libnry Western Historical Collections, W. C. Willits, "Map of Boulder, Colorado;' 1887.
SBoulder County Clerk and Recorder, "Smith's Addition to Boulder;' 1872 and "Smith's Additian to West Boulder;' 1874;
and Boulder Carnegie Library, "Birds~y~View oE Boulder City;' 1874.
~~
This photograph of the 700 block o~Arapahoe Avenue refle~ts the early pastora! characrer oj tne ntgniana Lawn necgnour-
hood. This house, which is na Ionger stanrting, may have been the home of Ira Austin, wha w,as one of the first residents of
the area. Western Historical Cofiecfions, Llniversity Libraries, Liniversify of CaIorado at Boulder.
Marinus Smith was a pioneer Boulder farmer and owner of extensive lands within the town. His
nickname was "Marine;' and Marine Street, which runs through the Highland Lawn neighborhood,
is named after him. Born in New York in 1819, Smith joined the California gold rush in 1849. There
his mining and stock raising ventures accumulated a small fortune. In 1851, he left California and
purchased a farm in Illinois. The discovery of gold in Colorado lured Smith westward once more, and
he arrived in the vicinity of Boulder in 1859. With two horse teams, he established an express and mail
line between the fledgling settlements of Boulder City and Denver, which he operated unti11871.
A veteran of the gold fields, Smith quickly realized that there was much money to be made in supplying
the mining camps. Accordingly, Smith filed a homestead claim on 160 acres next to the original
Boulder townsite. After obtaining the necessary land, Smith established a farm and in September,1859,
he and William G. Pell plowed the land and made the first attempt at growing vegetables in Boulder.
Pell, a Canadian born in 1822, came to Colorado as a miner, but quickly turned to farming. In
November,1859, Smith and Pell dug an irrigation ditch for their garden, one of the earliest in the region.
Smith was aLso the first reported citizen to plant fruit trees in Boulder. His orchards were widely
known and, in later years, he listed his occupation as a grower of small fruit. Smith's home was in the
Goss-Grove neighborhood in Boulder.b
Eventually, Marinus Smith became one of Boulde~'s most influential pioneers, donating both lands
and money toward the development of the town. When the question of a site for the state university
arose, Smith donated 25.49 acres of land for that purpose. He was also the largest contributor to the
university subscription fund. This generosity earned him the nickname, "University Smith." Old
Main and the Hale Science Building stand on land donated by 5mith. Smith also donated land for
Boulde~'s first public s~hoolhouse.'
Smith had a role in many of the important events in Boulde~'s nineteenth century history. To
encourage the completion of the Boulder Valley Railroad, Smith gave twenty-five acres of land to the
company. Governor Evans appointed Smith as captain of the Home Guard in 1863, to organize men
to protect Boulder citizens during a period of conflict with Native Americans. He also served terms
as town trustee and county commissioner.s ,
In 1902, following the death of Marinus Smith, his heirs subdivided his extensive landholdings.
Several of these subdivisions are represented in the Highland Lawn neighborhood, including Buena
Vista Heights, Capitol Hill, and Grand View Heights.
The largest business in Highland Lawn was established in the early 1870s. The Boulder City Brewery,
located at approximately Lincoln Street and Arapahoe Avenue, was operated by Frank Weisenhorn
and Charles Voegtle. Jane Barker reports that the brewery sent daily supplies to the mining camps to
the west and coal towns in the valley, as well as supplying Boulde~'s saloons and homes. The brewery
buildings included a malt house, bottling house, and boarding house for unmarried employees. A
large beer garden with shade trees, grape arbors, and trout ponds attracted Boulder residents and
tourists. Samuel Pell purchased the company and changed the name to the Crystal Springs Brewing
and Ice Company, which he operated until Prohibition in Colorado in 1916. The brewery buildings
were destroyed by fire in 1921. The boarding house is still extant.9
6Phyllis Smith, A Look at Boulder From Setdement to City, (Boulder, Colo.: Pruett Publishing Company,1981), p. 20; Richard
Fetter, Frontier Boulder, (Boulder, Colo.: Johnson Books,1983), p. 23; Smith, A Look at Boulder, p. 20 and 27; J. Raymond
Brackett, "In the Beginning," The Coloradan,5(1904); University of Colorado, Norlin Library Western Historical Collections,
Bancroft Collection, "William Pell;' and Willits, Map of Boulder,1887.
~Fetter, p. 56; and Smith, p. ?9.
BSmith, p. 40 and 67; and Brackett.
9Several dates, ranging from 1874 to 1876, are given for the establishment of the Boulder City Brewery. Boulder Daily Camera,
March 1978; Frank Hall, History of Colorado, v. 4, p. 626; and Rocky Mountain News,17 December 1884, p. 4.
~~
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The Boulder City Biewery provided a 6oarding house for unmarried wo~kers. This building, which still stands, is located at
925 Arapahoe Avenue. Carnegie Branch Library for Local History, Boulder Historical Society Collection.
In September 1884, Hannah Connell Barker, who lived on the 700 block of Arapahoe Avenue, platted
the town of Highland Lawn. The lands subdivided included an area from the Anderson Ditch on the
south to Boulder Creek on the north, and from approximately Fourth to Sixth Street. Barker purchased
tne iand in ihat year from Josephine E. Barkerand Frank Weisenhorn. According to local historian john
Schoolland, purchasers of lots in Highland Lawn had water rights to the Anderson Ditch. Buyers were
encouraged to plant trees and discouraged from erecting wire fences. This area was annexed to the city
in 1891.10
Barker was born in Ireland in 1844 and settled in Colorado in 1867. She taught at V1~ard and, after two
years, moved to Boulder, where she was one of the town's first women teachers. In 1877, she married
Ezra Barker, who had extensive mining interests and landholdings in Boulder County. Her husband
died six years later, and Barker, who might be described as an early-day feminist, inherited her
husband's large landhaldings and wealth. She became active in community development, social
organizations, and charitable causes in and around Boulder. She was a charter member of the Boulder
Woman's Qub and a subscriber to the Fortnightly Club, another women's organization in the town.
She supported the library, Chautauqua, and beautification of Columbia Cemetery. In 1887, along with
eight other women, she started the Boulder Creamery Company, which sold stock in its enterprise. In
1898, Barker was appoint~d a director of the First National Bank of Boulder. She had a ranch near
loPeter Pollock, "Memorandum to Landmarks Preservation Advisory Board;' 7 January 1986; and Boulder County Clerk and
Recorder, "Plat of the Town of Highland Lawn," 1884; and j. B. Schoolland, From Search for Gold Eo the Gold of Research
(Boulder, Colo.: Johnson Publishing Company,1980), p. 296.
a-9
Employees of the Boulder City Brewery,1896. Carnegie Branch Library for LocaI Hisfory, Bouider Historicnl Society Collection.
3~
The BouIder City Brewery, founded in the eurly 1870's by Frank Weisenhorn and Charles Voegfle, was the largest business in
HighIand Iawn. ln later y~ars, the brewery was knoum as the Crysfal Springs Brewing and Ice Company. Carnegie Branch
Library for Local History, Boulder Historical Sociefy Collection.
Nederland which became the site of the Central Colorado Power Company's Barker Dam. Barker was
generous with her land and money, donating a parcel at 15th and Spruce for a park and money for the
Congregationalist Church and University Hospital.'1
In 1881, the Union Pacific began construction of the Greeley, Salt Lake, and Pacific Railroad (later
named the Colorado and Northwestern). This road ran fr~~m Boulder to Sunset, and branched to
Eldora and Ward, along a scenic route which came to been known as the "Switzerland Trail of
America." The route was a popular sight-seeing excursion for tourists, Boulder residents, and
Chautauquans. The tracks of the railroad ran along the northern rim of the Highland Lawn neighbor-
hood, north of Boulder Creek.
Highland Lawn Elementary School at 885 Arapahoe Avenue was the center of community activities
for the neighborhood. The school, which was built in 1891 and opened in 1892, was constructed on
lands purchased from Marinus Smith. The architectural firm of Varian and Sterner, who have been
called Denvefs most notable Richardsonian architects, designed the building which reflects both
Gothic and Romanesque elements. Two teachers were posted in the school during its first year,
Amanda Dwyer and John L. Lovelace. In 1893, the Preparatory Department of the University took up
residence in part of the building until its own school could be built. The enrollment of the "Prep" was
180 the following year and Highland Lawn School was overcrowded. In 1895, the preparatory school
finally obtained its orvn facilities.12 ,
In 1923, population growth forced the city to double the size of the school by constructing an addition
to the building's north side. Not only was the school utilized as the center of civic events, meetings,
and public entertainments, it also served many community groups. The Highland Hose Company,
established in 1894, served the area around the school and held its meetings in Highland Lawn School
and used the Boulder City Brewery whistle as its fire alarm. In 1970, the building was de~ermined to
be outmoded as a public elementary school and was sold to Historic Boulder, Inc. After renting the
building to a number of groups, that organization sold the building to a group of investors who
converted it to office space in 1978.'3In the same year, the school was listed in the National Register of
Historic Places.
In 1907, Jonas Bergheim had platted the Willow Park Addition, which included an area from Sixth to
Ninth Street on Arapahoe Avenue and land around Boulder Creek. At that date, the two major
landmarks in the subdivision were the Austin House in Block Two and the Highland Lawn School at
tne corner of Ninth. Jonas Bergheim was a prominent Boulder businessman who had come to the
United States hom Germany in 1871. Arriving penniless, Bergheim obtained work as a clerk in
clothing stores in New York. When Levy and Strasburger opened a store in Boulder in the 1870s,
Bergheim was sent as a clerk. Later, the store was known as the Boston Clothing store and Bergheim
was manager. When Strasburger retired in 1891, Bergheim became the owner and turned the store into
J. Bergheim and Company, a firm which continued to operate for over sixty years. Bergheim was active
in community affairs and r~~ 3s on the committee to write the city charter.'~
The Highland Lawn neighborhood attracted many middle and working-class residents with occupa-
tions such as carpenter, laborer, store clerk, teamster, teacher, newspaper writer, and physician. There
were several residents who worked for the Colorado and Northwestern Railroad and several who
worked for the brewery. In addition, many of those engaged in mining related activities lived in the
llphyllis Smith, A Look at Boulder, p.150 and 172; Peter Pollock, "Memorandum"; Boulder Daily Camera, 28 ]une 1978; and
Geneva Meyring, Nederland Then and Now, p.15. ' ~
uNational Re~ster of Historic Places [nventory Nomination Form for Highland Lawn Schoo1,1978; Richard Brettell, Historic
Denver, (Denver; Historic Denver, Inc.,1979), p.186; and Schoolland, From Search for Gold, p. 296.
13Ibid.
14Boulder Daily Came~a,16 March 1942.
~J~
neighborhood, perhaps because the area was near the entrance to Boulder Canyon. Several retired
farmers also lived in the area, as did several real estate and insurance agents.
One of the most widely-known residents was Joseph'Rocky Mountain Joe" Sturtevant, who lived in
a still standing, although much remodeled, house at 744 Marine. Sturtevant was an artist and
photographer, whose work recorded much of early day Boulder. Several photographs taken by
Sturtevant on Marine Street can be found in local archives. His mother, Jemuna Peck, lived next door
at 742 Marine.
Living neaz Sturtevant at 802 Marine was the James Clay family. Clay was one of Boulde~'s pioneer
black residents who served as pastor of the African Methodist Episcopal Church. Although most of
Boulder's black citizens lived in the Goss-Grove neighborhood, a few, such as Clay, resided in other
parts of the city. (For a discussion of this topic see "1985/1986 Boulder Survey of Historic Places.")
Reverend Samuel R Wheeler lived in several houses in the Highland Lawn neighborhood. Wheeler
was the founder and minister of Boulde~s Seventh Day Baptist Church at Ninth and Arapahoe. Among
the homes in which Wheeler resided were 400 Marine, 743 Marine, and 362 University.
James Cowie, who lived at 506 Arapahoe and 703 and 1053 Pine, was one of Boulde~'s prominent
pioneers. Cowie was a Scottish immigrant who became mill assayer and assistant superintendent of
the Caribou Mine. In 1899, Cowie was elected Clerk of Baulder and in 1902, he was elected Colorado's
Secretary of State. In 1905, Cowie served as Boulde~'s mayor. He was also president of the Boulder
County Abstract of Title Company.
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Early residents of Highland~Lawn included Jemima Peck, the mother of "Rocky Mountain Joe"Sturtevant, who Iived in this
stillextanthouseat742MarineStreet. "RockyMountainJoe"livednextdooraf744Marine. WesternHistoricalCaIlections,
ilniversity Libraries, University of CoIo~ado at Boulder.
Crockett Ricketts, who alsa served as a Boulder mayor and was prominent in local civic affairs, lived
at 522 Arapahoe Avenue. Rickett's ~~~vin daughters, Blanche and Elizabeth, were well-known Boulder-
area educators. Blanche Ricketts served as the principal of the Highland Lawn School for twenty-five
years.
Among the many immigrants who came to Boulder and settled in Highland Lawn was Charles R.
Larson. Larson, a Norwegian, lived at 905 Marine. He was a home builder by trade, and worked on
many houses and public buildings in Boulder. Larsan was also active in the labor union movement
and local politics, serving as Soaalist candidate for mayor and for the state senate in the early 1900s.
Frank Marquardt, who lived at 543 Marine, was a German immigrant who became a successful grain
dealer. Marquardt's wife, Emma, came to the city with Jonathan Tourtellot.'s
The Highland Lawn neighborhood developed as a stable residential area, with predominantly single
family homes. Most of the houses within the neighborhood were constructed between 1900-1919 and
were intended for middle class families. The few commercial structures which were erected provided
neighborhood residents with ~onveniences such as groceries and laundry facilities.
The natural beauty of the area was acknowledged in the 1930s, when a small tourist industry
developed on the west edge of the neighborhood, at the mouth of Boulder Canyon. Several rustic
motels were established along this portion of Arapahoe Avenue during this period. While some of the
motels have since been converted into apartments, the Foot of the Mountain Motel, 200 Arapahoe
Avenue, is representative of these early "cottage camps."16
16Jane Valentine Barker, Historic Homes of BouIder County, (Boulder, Colo.: Pruett Publishing Co.,1979), p. 75
1sCitations for biographical information may be found by consulting corresponding inventory forms.
33
.........-- --. ,. ..._._. ,,---~----~ -, - - ---- - - ., .
orre at 743 Marine. Carnegie Branch Library fvr Locnl History, Boulder HistoricaI Society Collecfion. ~
C. Itesults and Recommendations
The 1989 Boulder Survey of Historic Places recorded 252 buildings within the Highland Lawn
neighborhood. These buildings were predominantly residential in character, but the survey also
included seven buildings which were originally commercial enterprises.
Two buildings within the survey area are considered considered potentially eligible to the National
Register of Historic Places:
1. b55 Arapahoe Avenue Already a City of Boulder Landmark, this home is significant for its
unusual stone construction in the Foursquare style. The symmetrical facade has a central, hipped roof
dormer, a hipped roof porch supported by stone pillars, center door, and flat arched windows with
leaded glass transoms. The house was built in 1909 and associated with the Lennartz family. Herman
Lennartz worked for clothing store owner Joel Bergheun was an associate of William Mitchell in
mining and business ventures, and promoted popcorn enterprises throughout the West.
2. 511 Marine Street An extremely well-preserved, ornately detailed residence with Classical
and Exotic Revival details. The brick house features a large central front dormer which is shingled, and
has a recessed balcony with an ogee arch. This arch is sunilar to that on the entrance to Highland Lawn
School. The house has many notable detaiLs, including its wrap-around porch supported by short
columns with decorated capitals, its oriel and bay windows, and its central entrance with paneled and
glazed door, transom, and sidelights. In the 1890s, this was the home of Henry and Adina Sahm. Sahm
was a real estate agent. Later owners included H. P. Kellogg, who was involved in mining, and Jesse
L. Ruley, superintendent of construction for the Northern Colorado Power Company.
The 500 6lock o f Marine Street contains many o f the Highland Iaum's rnoie ornately stylerI homes, including this house at SI I
Marine., which has changed little from the time thu early photograph wru taken. Western HisforicaI ColIections, University
Libraries, University of Colorado at Bou[der. 2~~
During the 1989 survey, one potential National Register district within the Highland Lawn
neighborhood was identified. The potential historic district is defined as the even and odd block faces
of the 500 block of Marine Street and` 1607 Sixth Street. This block of homes was found to possess a
significant concentration of buildings united historically and aesthetically by physical development.
The majority of dwellings on this block have maintained their historic integrity in terms of plan,
materials, craftsmanship, and decoration. Most of the houses within the potential district reflect late
Victorian and early twentieth century styles including Queen Anne, Classic Cottage, and Edwardian
Vernacular. The period of significance for the district, reflecting the period when the contributing
dwellings were being constructed would be approxunately 1890 through 1910. Included within the
district is one house considered individually eligible for the National Register, 511 Marine Street. The
surveyors found that this was the only block surveyed in 1989 within the Highland Lawn neighbor-
hood which met the criteria for potential National Register eligibility.
In 1987, the City of Boulder Landmarks Preservation Advisory Board considered designating this area
as a local landmark district. The Board found that "the proposed district does possess a special
character and special historical, architectural, and aesthetic interest or value warranting its designation
as an historic district of the City." However, the Board also found that the property owners within the
proposed district were strongly d.ivided in opinion regarding the landmark designation. Therefore,
the Board disapproved the proposed designation. The surveyors also found, during interviews with
residenks of the block, that opinion regarding I~lational Register district designation was sharply
divided."
Of the homes surveyed in 1989, the largest percentage were constructed in the period 1900-1909, with
the second largest group being constructed during 1910-1919. The largest group of buildings were
vernacular in design and of wood frame construction, with vernacular masanry houses following
closely in number. These homes have an "absence of architectural features and ornamentation that can
distinguish a specific style."18
The Bungalow style was popular in the neighborhood, beginning around 1910, and represented the
second largest group of homes. Closely following these in numbers were Edwardian Vernacular style
homes constructed mostly during the first decade of the twentieth century. A smaller, but significant,
number of Queen Anne homes were erected in the neighborhood during the 1880s and 1890s. Other
styles exhibited in small numbers were Classic Cottage, Craftsman, Prairie, Foursquare, Colonial
Revival, Second Empire, Italianate, and Spanish Colonial.
Many good examples of the Edwazdian Vernacular style are found in the Highland Lawn neighbor-
hood, including: 559 Marine, which has decorative wood shingles, a triple window with ornamental
crown, classical columns, a two-story bay, and leaded glass; 947 University, which is a one-and-a-half
story brick house with large central dormer with shaped parapet and a triple window with decorative
crown; 955 University, which has a shingled, pedimented balcony, wood columns, and corbelled bay;
493 Marine, which is a very intact example with decorative wood shingles, a triple window with
decorative crown, wood columns, and bay and oriel windows; 497 Arapahoe Avenue, which displays
decorative wood shingles, a triple window, classical columns, and stained glass; and 504 Marine, a
dwelling which features Colonial Revival details.
Representative examples of the Bungalow style in the neighborhood are: 975 University Avenue,
which features overhanging eaves, exposed rafters, triangular braces, stucco and half-timbering in the
gable end, brick construction with stone trim, and a broad porch supported by brick pillars topped by
17City of Boulder Landmarks Preservation Advisory Baard, "Findings, Conclusions, Referral, and Recommendation in the
Matter of the App(ication of the Landmarks Preserva6on Advisory Board for the Designation of Highland Lawn as an Historic
Distr-ict," 4 February 1987.
18Sarah J. Pearce, A Guide to Colorado Architecture, (Denver: Colorado Historical Society,1983), p. 3.
~~
short, squared, wood columns; 735 University, which has stucco and wood shingled walls, overhang-
ing eaves, exposed rafters, a broad porch with tapered pier supports, and four-over-one light
windows; and 934-36 University, which is a Craftsman-influenced dwelling with stone foundation,
overhanging eaves with decorative braces, stucco, brick, and wood shingle siding, slanted surrounds,
and half-timbering.
An excellent example of the Craftsman style is found at 945 University. The house displays many
unaltered details such as half-timbering, false beams, stained glass, and brick, stone, and stucco wall
cladding. A representative Queen Anne home is at 540 Marine and features decorative wood shingles,
a segmental arched recessed porch, squared and fluted columns and a bay window. Classic Cottage
style is displayed by 450 Marine, which has a gabled eyebrow dormer, vergeboard and decorative
apron, columns, and balustrade. 655 Marine is a cottage with hipped roof, front gabled dormer, and
classical columns.
In 1979, the Boulder City Council approved the downzoning of the area between Sixth and I~linth
Streets on Marine from a High Density Residential-Established to a Medium Density Residential-
Redeveloping ~rea. The area had been zoned for high-density since the 1920s. The new zoning was
considered an encouragement to redevelopment of the existing built environment rather than demo-
lition or the construction of high density units. In this way, the Council sought to
increase the stability of the neighborhood and make it more attractive to families and occupying
owners.19
The surveyors found that the historic integrity of many blocks within the neighborhood had been
somewhat diminished by recent infill and remodeling. In addition, many of the long-time residents
of the neighborhood complained about the alteration of the setting of the area by increased traffic and
expansion of the neighborhood population through the addition of new multi-family units. The
surveyors hope that this study of the origins of the neighborhood will stimulate new interest in
recognizing and preserving the significant historic elements of the built environment whenever
possible.
2~
This house at 655 Arapahoe Avenue was oumed by theHerrnan Lennartz family. Lxnrrartz
was an rusocinte of jonas Bergheim, who plafted the Willow Park Addition within the
neighborhood. The residence is a drsfinguished exnmple of the Foursquare style and is
unusual becnuse of its stone construction. Photograph 6y Roger YVhifacre,1989.
19Boulder Daily Camera,l5 December 1978 and February 1979.
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Appendices
LIST OF STIES POTENTIALLY ELIGIBLE
TO THE NATIONAL REGISTER OF HISTORIC
PLACES
Highland Lawn Neigbhorhood
Street Address
655 Ampahce Av
511 Marine St
State ID Number
SBL2668
SBL2471
LIST OF SITES BY STREET ADDRESS
BOULDER SURVEY OF HISTORIC PLACES,1989
Highland Lawn Neighborhood
Street Address State ID Number
1603 4th St SBL2275
1628 4th St SBL2276
1632 4th St SBL22&4
1641 4th St 5BL2343
15QS Sth St SB[,2067
1519 Sth St SBL2076
1527 Sth St SBC.2107
15271/2 Sth St SBL2108
1624 Sth St SB[,2109
1627 Sth St SBL2114
1631 Sth St SBL2133
1607 6th St SBL2134
1635-37 6th St SBL213fi
1727 6th St SBL2141
1515 7th St SBL2145
1517 7th St SBL2155
1526 7th St SBL2156
1615 7th St 58L2157
1625 7th St SBL2158
1516 Sth St SB1,2501
1530 8th St SBL2500
t544 Sth St SBL2502
1505 9th St SBL2503
IS15 9th St SEL2504
151$ 9th St SBL?505
1521 9th St SBL2506
15?5 9th St SBL,2507
1537 9th St SBL2508
1544 9th St SBL2509
1547 9th St SBI,2510
1557 9th St SBL2511
1567 9th St SBL2512
1638 9th St SBL2513
1648 9th $t SBL2696
1655 9th St 58L25t8
200 ?:mpahce Av 5$L2636
210 Arapahoe Av SBL2637
798 Arapahce Av SBL2638
300 Arapahce Av SBL2639
301 Arapahoe Av SBL2595
302 ArapahceAv 5BL2640
310 Arapahce Av SBL2641
334 ArapahceAv SBL2642
340 Arapahce Av SBL2643
359 ArapahoeAv SSL2596
361~i5 Arapahce Av SBL2597
369 ArapahoeAv SBL2598
370 Arapahoe Av SBL2644
373 AraPahceAv SBL2599
380 ArapahceAv SHL2645
401 ArapahceAv SHL2601
403 Arapahoe Av SBL2602
405 Arapahce Av SBL2600
408-10 Arapahce Av SBL2648
426 Arapahce Av SBL2649
422 Arapahce Av SBL2650
425 Arapahce Av 5BL26Q3
426 Arapahce Av SBL2651
43t Arapahce Av SBLZ604
432 Arapahoe Av SHL2652
490 ArapahceAv 5BLT653
441 Arapahce Av SBL2605
455 ArapahceAv SBL2606
459 Arapahce Av SBL2607
465 ArapahceAv SBL2608
479 Arapahce Av SBL2609
485 Arapahce Av SBL2610
497 Arapahce Av SBL2611
506 Arapahoe Av SBL2654
521 Arapahce Av SBL2612
522 Arapahce Av 59L2655
526 Arapahce Av SBL2656
531 Arapahce Av SBL2613
532 Arapahoe Av 5BL2658
541 Arapahce Av SBL2614
542 Arapahce Av SBL2659
549 Arapahoe Av 'SBL2615
552 Arapahce Av SBL2660
555 Arapahce Av SBL7b16
562 Arapahoe Av SBL2661
563 Arapahce Av SBL2617
572 Arapahce Av SBL2662
574 Arapahce Av 5BL2564
603 Arapahoe Av 5BL2618
635 Arapahce Av SBL2619
645 Arapahoe Av SBL2620
655 Arapahce Av SBL2668
957 Arapahce Av SBL2621
959 Arapahce Av SBI,2623
965 Arapahce Av SBL2622
971 Arapahoe Av SBL2657
916 Grandview Av SBL2572
928 Gmndview Av SBL2573
932-34 Grandview Av SB1,2574
948 Gmndview Av 5BL2575
950 Grandview Av SBL2576
958 Grandview Av SBL2577
962 GrandviewAv 5BL2578
966 Grandview Av SBL2579
~/
LIST OF S[7'ES 8Y S1TtEET ADDRESS 720 Marine St SBL2561
HOULDER SURVEY OF HISTORIC PLACES,1969 723 Marine St SBL2492
HighlatidLawn Neighborhoad 733 MarineSt ' SBL2484
(Continued) 742 Marine St SBL2545
743 Marine St SBLT485
Street Address State ID Number 744 Marine St SBL2546
751 Marine St SBL24S6
974 Grandview Av 5BL2580 g02 Mazine St SBL2597
990 Grandview Av SBL2581 gp3 Marine St 58L2487
400 Marine St SBL2532 810 Marine St SBL2562
404 Marine St SBL2533 811 Marine St SBL2593
423 Marine St SBL2462 878 Marine St SBC2563
429 Marine St SBL2463 828 Mazine St SBL2665
432 Marine St 58L2534 g33 Marine St SBL2488
434 Marine St SBL2535 845 Marine St SBL2489
435 Marine St 5BL2964 902 Marine St SBL2631
441 Marine St SBL2965 9p5 Mazine St SBL2583
942 Mazine St SBL2536 912 Marine St SBL2565
450 Mazine St SHL2537 g20 Marine St 58L2632
458 Mazine St SBL2538 921 Marine St SBL2584
465 Marine St SBL2466 926 MazineSt SBL2566
966 Mazine St SBL2539 929 Mazine St SBL2585
474 Marine St SBL2540 932 Mazine St SBL2567
475 Mazine St SBL2967 944 MarineSt SBL2568
482 Mazine St 5BL2582 948 Marine St SBL2569
4S3 Marine St SBL2468 9491 /2 Marine St SBL2586
490 Marine St SBL2541 950 Mazine St SSL2570
493 Marine St SBL2469 052 Marine St SBL,2633
504 Mazine St SBL2542 954 Mazine St SBL2634
SQS Marine St SBL2470 959 Marine St SBL2587
511 Marine St SBL2471 963 Mazine St 5BL2588 '
512 Mazine St SBL2S43 964 Marine St SH(,2571
517 Marine St SHL2472 9(r$ Marine St SBL2594
520 Marine St 59L2544 937 University Av SBL2514
527 MazineSt SBL2590 $p5 UniversityAv SBL2515
590 Mazine St 5BL706 513 University Av SBL2516
541 MarineSt SSL2473 529 UniversityAv 58C.2517
542 Marine St SBCb86 537 University Av SBL2669
543 Marine St SBL2474 545 University Av SBL2647
544 MarineSt SBL242 555 UniversityAv SBL2519
550 Manne St SBL2598 560 Uruversity Av SBL2490
551 MazineSt SHL2475 561 UniversityAv SHL2520
558 Mazine S[ SBL2549 $Gg University Av SBL2521
559 Mazine St SBL2476 576 University Av SBL2491
568 Marine St 5BL2550 5p2 University Av SBL2666
576 Marine St SBL2591 618 University Av SBL2493
604 MazineSt SHL2553 6?5 UniversityAv SHL2522
611 Mazine St SBL24TJ 631 University Av SBL.2523
619 Mazine St 56L2478 632 University Av SBL2494
624 Marine St SBL2552 642 University Av 5BL2495
626 Marine St SBL2554 648 University Av SBL2635
627 Mazine St 5BL2479 649 University Av 58L2524
635 Marine St SBL2480 701 University Av SB[2525
636 Marine St 5BL2555 704 University Av SBL2496
646 MarineSt 58L2556 7D9 UniversityAv SBL2497
654 Matine St SBL2557 717 University Av 5$L257b
Gi~ Marine St SEL2981 72$ [Jniversity Av SBL2527
658 Maxine St SBL7558 735 Univexsity Av SBI.2528
705 Mazine St SBL2482 740 Univenity Av SBL2498
710 MazineSt SBL2559 744 UniversityAv SBL2499
715 Mazine St SBL2483 745 Uni :rsity Av SBL2670
716 Marine St 5BL2560 765 University Av SBL2530
%~
769 University Av SBL2531
801 University Av SBL2350
802 University Av 5$L2160
812 Univenity Av SBL2161
818-Z(J UnivenityAv 5BL2163
821 Univenity Av SBL2360
828 University Av 5$L2173
829 University Av SBL2361
836 University Av SBL21T7
838 University Av SBL2178
842 University Av SBL2185
870 University Av SBL2193
874 University Av SBL2194
882 University Av SBL2206
904 University Av SBL2211
907 University Av SBL2362
908-10 University Av 5BL2213
915 University Av SBL2426
920 University Av SBL2219
925 University Av SBL2427
926 University Av SBL2220
933 University Av SBL2428
934-36 University Av SBL2224
945 University Av SBL2h29
946 University Av 5BL2241
947 University Av SBL2457
948 University Av SBL2242
951 University Av SBL2458
952 University Av SBL2243
955 Univenity Av SBL2459
95G University Av SBL2245
959 University Av SBL2460
960 University Av SBL2262
975 University Av SBL2461
976 University Av SBL2264
980 University Av 58L2274
LIST OF STTES BY STATE IDENTIFICATION
NTLJ1~fBER
BOULDER SURVEY OF HISTORIC PLACES,1989
Highland Lawn Neighborhood
Street Address State ID Number
544 Marine St SBL242
542 Marine St SBL686
540 Mazine St SBL706
1505 Sth St SBL2067
1519 Sth St SBL2076
1527 Sth St SBL2107
15271/2 SthSt SBI.2106
1624 Sth St 5BL2109
1627 Sth St SSL2124
1631 Sth St SBL2133
1607 6th St SBL.2134
1635-37 6th St SBL2136
1727 6th St SBL2141
1515 7th St SBL2145
1517 7th St SBL2155
1526 7th St SBL2156
1615 7th St 58L2157
1625 7th St SBL2158
g02 University Av SBL2160
812 'University Av SBL2161
818-20 University Av SBL2163
828 University Av 5BL2173
g36 University Av SBL2177
g38 University Av 5BL2178
g4Z University Av SBL2185
870 University Av SBL2193
874 University Av SBL2194
882 University Av SBL2206
g04 University Av SBL2211
908-10 Univenity Av SBL2213
920 University Av SBL2219
926 University Av SBL2220
934-36 University Av SBL2224
996 University Av SBL2241
948 University Av SBL2242
952 University Av SBL2243
956 University Av SBL2245
960 University Av SBL2262
976 University Av SBL2264
980 Univecsity Av SBL2274
1603 4th St SBLZ275
1626 4th St SBL2276
1632 4th St SBL2284
1641 4th St 5BL2343
801 University Av SBL2350
821 tJniversity Av SBL2360
819 University Av SBL23G1
907 University Av SBL2362
915 University Av SBL2426
925 University Av SBL2427
933 University Av 5BL2428
945 University Av SB[.2479
947 University Av 5BL2457
951 University Av SBL2458
955 University Av SBL2459
959 University Av SBL2460
975 University Av SBL2461
qy3 Marine St SBL2462
429 Marine St SBL2463
q3$ Marine St SBL2464
qql Marine St SBL2465
q65 Marine St SBL2966
475 Marine St SBL2467
483 Marine St SBL2468
493 Matine St SBf.2469
5p5 Marine St 5BL2470
511 Marine St SBL2471
517 Marine St SBL2472
541 Marine St SBL2473
543 Marine St SBL2474
5$I Marine St SBL2475
559 Marine St SBL2476
611 Mazine St SBL2477
619 Marine St SBL2478
627 Marine St SBL2479
(,35 Mazine St SBL2480
(ai5 Marine St 5BL2481
~3
LISTOFSITESBYSTA'IEIDENTTFICATIONNUMBBR k58 MarineSt SBL2538
HOULDER SURVEY OF HIS'fORIC PLACES,1989 466- Marine St SBL2539
Highland Iawn Neighborhood 474 Mazine St SBL2540
(Continued) , 490 Marine St SBL2541
504 Marine St SBL2542
Street Address State ID Number ' S12 Marine St SBL2543
520 Marine St 5BL2544
705 Marine St SBL2482 742 Marine St SBL?545
715 Marine St SBL2483 744 Mazine St SBL2546
733 Marine St SBL2484 802 Marine St SBL1547
743 Marine St SHL2485 550 Marine St SBL2548
751 Marine St SBL2486 558 Marine St SHL2549
803 Mazine St SBL2487 568 Marine St SBL2550
833 Mazine St SBL2488 624 Marine St SBL2552
845 Marine St SBL2489 604 Marine St SBL2553
560 University Av SBL2490 626 Marine St SBL2554
576 UnivenityAv SBL2491 636 MarineSt SHL2555
723 Marine St SBL2492 646 Mazine St SBL2556
618 Univenity Av SBL2493 654 Marine St SBL2557
632 University Av SBL2494 656 Mazine St SEL?558
642 Univenity Av SBL2495 710 Marine St SBL2559
7(34 University Av SB[.24% 716 Marine St 5BL2560
709 University Av SBL2497 720 Marine St SBL2561
740 University Av SBL2498 810 Marine St SBL2562
744 University Av SBL2499 818 Marine St SBL2563
1530 8th St SBL2500 574 Arapahce Av SBL2564
1516 8th St SHL2501 912 Marine St SBL2565
1544 8th St SBL7502 926 Mazine St SB[.2566
1505 9th St SBL1503 932 Mazine St SBL2567
1515 9th St SBL2504 944 Marine St SBC,2566
1518 9th St SBI.2505 948 Marine St SBL2569
1521 . 9th St 5EL2506 950 Marine St SBL2570
1525 9th St SBL2507 964 Mazine St SBL2571
1537 9th St SBL2508 916 Gmndview Av SBL2572
1544 9th St SBL2509 928 Grandview Av SBL2573
1547 9th St SBL2510 932-34 Grandview Av SBLZ574
1557 9th St SBL2511 948 Grandview Av SBL2575
1567 9th St SBL7512 950 Grandview Av SBL2576
1638 9th St SBL1513 958 Grandview Av SBL2577
437 University Av SBL2514 962 Grandview Av SBL2578
5Q5 Univenity Av SEL2515 966 Crandview Av SBL2579
513 University Av SBL2516 574 Grnndview Av SBL2580
579 Univenity Av SBL2517 990 Grandview Av SBL2581
1G55 9th St SBC,2518 482 Marine St SBL?582
555 University Av SBL2519 905 Marine St SBL2583
561 University Av SBL?520 921 Marine St SBL2584
569 University Av SBL2521 979 Marine St SBL2585
625 Univenity Av SBL2522 9491 /2 Marine St SBL2586
631 Univereity Av SBG2523 959 Marine St SBL2587
649 University Av SBL2524 963 Mazine St SBL2588
701 University Av SHL2525 527 Marine St SBL2590
717 University Av SBL2526 576 Marine St SBL2591
725 University Av SBL7527 811 Marine St SBL2593
735 University Av SBL2528 965 Marine St SBL2594
765 University Av SBL2530 301 Arapahoe Av SBL2595
769 University Av SBL?531 359 Arapahoe Av SBL25%
400 Mazine St SBL2532 361-65 Arapahoe Av SBL2597
404 Marine St SBL2533 369 Arapahce Av SBL2598
432 Mazine St 5BL?534 , 373 Arapahce Av SBL2599
434 Marine St SBL2535 4Q5 Arapahce Av SBL2600
442 MarineSt SBL2536 401 ArapahceAv SBL2601
450 MarineSt SBL2537 403 ArapahceAv SBL2602
~.~lf
ATTACHMENT D
ADOPTED 10/29175
City of Boulder
Landmark Preservation Advisory Board
Sianificance Criteria for District Landmarks
Historical Significance
The district, as an entity, 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
historic or prehistoric event (s) that had an effect upon society; or exemplify the culhual,
political, economic, or social heritage of the community.
Association with Historical Persons or Events: This association could be
national, state, or local.
Distinction in the Development of the Communitv of Boulder: This is
most applicable to institutions (religious, educational, civic, etc.) Or business
azea, though in some cases residential areas 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.
1. Reco~nition bv Authorities: If a number of structures are recognized by
Historic Boulder, Inc., the Boulder Historical Society, local historians (Barker,
Crossen, Frink, Gladden, Paddock, Schooland, etc.) F.L. Olmsted, or others in
published form, as having historical interest or value.
Date of Construction: This area of consideration places particulaz
importance on the age of the structure.
Other, if applicable.
Architectural Significance
The district should portray an environment in an era of history characterized by
distinctive architectural period (s)/style (s); embody those distinguishing characteristics of an
architectural type specimen, a good example of the common; include the work of an architect or
master builder, known nationally, state-side, or locally, and perhaps whose work has materials or
craftsmanship which represent a significant innovation; or include a fine example of the
uncommon.
S:~PLAI~da[a\Comdev~I-IISTIGEMDesignationWbout Landmarks~signif crit-district.wpd
Architectural Identitv: The azea should display common chazacteristic or continuity, and
04.07siRnif-dist
represent a distinguished entity that possesses an integrity of appeazance, and/or feeling
(mood). .
Recognized Period (sl/Stvle (sl: It should exemplify specific elements of an architectural
period/style, or contain good examples of more than one period/style, thereby preserving
a progression of styles; i.e.: Victorian Revival styles, such as described by Historic
American Building Survey Criteria, Ging,erbread Age (Maass), 76 Boulder Homes
(Barker), The History of Architectural Srile (MarcuslTiffin), Architecture in San
Francisco (Gebhard et al), History of Architecture (Fletcher), Architechue/Colorado
(Thorsen et al), and any other published source of universal or local analysis of "style."
Architect (s) of Builder of Prominence: A good example of the work of architect (s) or
builder (s) recognized for expertise nationally, state-wide or locally.
Artistic Merit: A skillful integration of design, detail, materials, and color which is of
excellent visual quality and/or demonstrates superior crafrsmanship.
Example of the Uncommon: Elements of architectural design, detail, materials, or
craRsmanship that are representation of a significant innovation.
1. Indigenous Oualities: A style or material that is particulazly associated with the Boulder
area.
~:~`~~
i.cTY
1. Other, if applicable
Environmental Significance
The district should enhance the variety, interest, and sense of identity of the community
by the protection of the unique natural and man-made environments.
Site Characteristics: It should be of high quality in terms of planned or natural vegetation,
and streetscape objects, i.e.: lighting, fences, sidewalks, etc.
Compatibilitv with Site: Consideration will be given to scale, massing, placement, or
other qualities of design with respect to its site.
Geo~raphic Importance: As an entity it represents an established and familiar visual
feature of the community, having unique and irreplaceable assets to the City or
neighborhood.
Other, if applicable.
p4.p7c;onif-dist
ATTACHMENT E:
ANALYSIS OF DISTRICT SIGNIFICANCE:
The following is an analysis the proposed districYs significance relative to the
criteria for district landmazks adopted by the Landmarks Board on October 29,1975.
(see Attachment D: Significance Criteria) The significance criteria are used by the
Landmarks Board in determining if an area conforms with the purposes and standards
of Sections 10-13-1 and 10-13-3 of the Historic Preservation Code, B.R.C.1981.
A. Historic Significance:
Association with historic persons or events: The Highland Lawn district is
significant as an example of an early residential development in Boulder and for
its association with several prominent citizens including Jonas Anderson,
Hannah Barker, Marinus Smith, and J.J. Harris.
2. Distinction in the development of the community of Boulder: The Highland
Lawn Historic District is significant for its association with the growth and
development of the city of Boulder as a middle-class residential neighborhood
that developed at the turn-of-the-twentieth-century.
3. Recognition by Authorities: The 500 block of Marine Street was identified
as a historic district eligible for listing in the National Register of Historic
Places in 1989 by professional architectural historians who surveyed the
area at that time. The Landmarks Board subsequently reviewed the area to
assess potential for local historic districts. At that time, the Board identified the
500 block of Marine Street as a potential local and National Register district. A
policy encouraging designation of historic districts and a map of existing and
potential districts were subsequently adopted in the Boulder Valley
Comprehensive Plan.
4. Date of Construction: The majority of buildings in the proposed district were
constructed between 1895 and 1941.
B. Architectural Significance:
1. Architectural Identity: Buildings constructed during the area's
period of significance reflect stylistic influences popular in the Boulder area
during the late-nineteenth and early-twentieth centuries. In general, the houses
in the district are modest in size, scale, and detailing, the Edwardian Vernacular
form being the most common. Notable examples of somewhat more exuberant
~~
architecture in the district include the unusual exotic-revival inspired Sahm
house at 511 Marine Street and the brick Queen-Anne Webb house at 1607 6w
Street, both constructed in 1895 and currently designated as local landmarks.
2. Recognized period/style: The district illustrates stylistic influences
of the period in the Boulder area. While somewhat behind eclectic architectural
fashions in the larger metropolitan areas of the mid-western and eastern states
which flourished in the years immediately following the Civil-War, exotic-
revival elements are evidenced on the Sahm house (1895) at 551 Marine with its
Moorish arches, the Queen Anne (1895) Webb House at 1607~" 6'~ Street, and the
colonial-revival/shingle inspired (1898) Grace Caley house at 540 Marine Street. In
general, the houses in the district are modestly scaled and detailed reflecting the
original middle-class character of the original development.
3. Architect or builder of Prominence: None identified.
4. Artistic Merit: While generally modest and understated in character, the
district possesses several more exuberant expressions of architectural design that
can be considered of higher individual architectural and artistic merit. These
include the 1895 Sahm House, 1895 Webb House, and 1898 Grace Caley House.
Examples of the Uncommon: The 1895 Sahm house with its Moorish
Revival flourishes is an unusual example of historic architectural design in the
Boulder area.
C. Environmental Significance:
Site Characteristics: The proposed Highland Lawn Historic District
survives as a well-preserved enclave of turn-of-the twentieth century
architecture. The long, narrow lots, orientation and location of the houses to the
streetscape, and mature street trees are character-defining features of the district.
2. Compatibility with site: N/A
3. Geographic Importance: Located on a gentle slope rising south from the Boulder
Creek, the proposed 4.86 acre Highland Lawn Historic district is picturesquely
situated with Flagstaff Mountain serving as a towering backdrop to the west.
4. Area Integrity: The proposed 4.86 acre district retains a high degree of integrity
in terms of design, architecture, and location.
~~
ATTACHMENT F
HIGHLAND LAWN HISTORIC DISTRICT
DESIGN GUIDELINES
~~
Eldora and Ward, known as the "Switzerland Trail of America"
was adjacent to the neighborhood on the north side of the
Boulder Creek.
None of the original owners built in khe neighborhood,
choosing instead to subdivide the nearly one-acre parcels into
smaller lots. Most of the lots were bisected by alleys running
east - west through the district. Marine Street was originally
Vine Street and was renamed Marine Street sometime in the
1890s after prominent early settler Marinus Smith. Lots in the
district are generally long and narrow with principal buildings
situated close together at the front of lots and accessory
buildings oriented to the alleys.
One of the best preserved residential areas in the city, the
Highland Lawn historic district today exhibits the qualities of a
well-established neighborhood with its tree lined streetscape
and modest single-family houses. Pecause they contain a
relatively low number of buildings from the period of
significance with historic integrity, and because the district
boundaries bisect the rear alleys, the alleyscapes (located at the
north and south edges of the district) are not a significant
historic element of the district.
10.3 District Boundaries.
The Highland Lawn historic district boundaries encornpass
both sides of Marine Street between 5th and 6~ Streets; the center
of the alleys at the rear of the properties forming its northern
and southern limits. These boundaries correspond with the
National Register eligible district identified as part of the 1989
historic resource survey of the area.
^ Landmark Building
Buildings officially designated as
city of Boulder Individual
Landmarks
Contributing Building
Buildings constructed between
I 884 and I 9XX that relate to the
historic significance of the district.
^ Non-contributing Building
Buildings constructed outside the
period of significance or buildings
that have been altered to the
point that they lack historic
integrity.
~~
Hannah Connell Barker
Carnegie Branch Library for Local History
Boulder Hisiorical Society CoUection
10.4 District Specific Guidelines
The following guidelines are intended as a supplement to the
General Design Guidelines for Boulder's Historic Districts and
Individual Lcrndrrrarks for the Highland Lawn Historic District.
These guidelines supercede those found in the General Desigrz
Gi~idelines.
Alleys
Alleys in t)te district zuere created zulzen the original 400 x 100
lots zvere bisected to crer~te smaller building parcels. Ven~ f~zv
buiidings relating to tlie period of sig~~ificance rernain tuitlz sufficient
liistoric integrih~ fo be considered contributing. As sucl~, the
c~lle~seapes nre nof considered a charr~eter-deftning feature of tl2e
districf. iMiile exterior changes fo alle~~ buildings nnd nezu
coristruction along tlze alleys rnust be reviewed, considerable flexibilih~
zvili be allozved for alterations. For nezv construction, refer to
gc~idelines 11 -14 of tl~is section.
A fezu )tistoric accesson~ huildings are considered contribi~fing hased
on their c~Zte of consfruction, historic integrihj ancl reIation to tl~e
priman~ bieiiding on tl~e lot. Tltose buildings should be reviezued uncler
th~ guidelines set out i~i Section 7.1 Existing Historic Accesson~
Structures of tlte Gerceral Design Gatidelines. Proposed changes
should be evalurzted bnsed on the impact to the chnracter of the
building and the ~roperftj, but nof to the alle~~scape as a zvltole.
Fences
Original 1884 coaenants for tl~e neigliborhood provided for propert~~
oumers fo delineate lots throiegh tl~e construction of non-zvire fences
in front ~ards.
Retain and preserve historic fences and retaining walls that
contribute to the character of the neighborhood, including
historic wire fences.
.2 New front yard fences should be low, open, and
constructed of wood picket or wrought iron. Chain link,
wire, stockade fences, and concrete or concrete block walls
are inappropriate.
.3 Given the limited focus on reviewing alterations in the rear
of lots, the construction of more solid fences up to 6' in
height may be appropriate along side and rear yards,
particularly when replacing an existing fence of similar
design. Such fences sh`ould not extend forward beyond the
~~
I 0.4.3
This side yard fence appropriately
transitions from a taller and more
opaque fence to a lower and more
open one as it approaches the front
facade o( the home.
front wall plane of the house and should transition
gradually to lower and more open front yazd fences.
Trees
Original covenants for Highland InTUn specified that owners should
ylant trees at the front of the property, provided they were not
cottonwood trees. Trees on the streetscape are an important and
character-defining feature of the district.
.4 Mature trees in front yards and the tree lawn should be
retained whenever possible.
.5 If a mature tree must be removed from other portions of
the lot, two new trees should be planted to replace it.
Alterations
Alterations will be reviewed using the guidelines in Section 3,
Alterarions of the General Design Guidelines. The priman~ focus in
reviewing alterations will be on changes that are visible from Marine
StreeE. More flexibilihj will be allozoed for rear elwations, non-
contnbufing buildings, and areas largely screened from public view,
including accessory buildings on the alleys.
Additions to Historic Structures
The onginal houses in the Highland Lazun Hisforic District zoere
generall~ modest in size and detailing, reflecting middle-class housing
of the period. Many of the buildings have evolved over time through
compatible additions and alterations. New additions to confributing
houses are appropriate, so long as the scale of the addition dces not
visuall~ ovenuhelm the existing sfructure and site when viewed from
Marine Street and is compatible with the general range of building
sizes found in the district.
.6 Raising the roof height on the historic portion of
contributing and landmark buildings is generally not
appropriate.
.7 Additions should be located at the rear of the building.
.8 If consistent with the architeciure of the building, dormers
may be an appropriate way to provide additional upper-
story space on contributing and landmark buildings.
.9 Given the length of most lots in the district, it may be
possible for an addition to rise above the height of the
historic house, provided that the visual effect of this
increase is m;~im;zed and the increased height does not
overwhelm the character of the historic house.
10.4.6 / 10.4.8
Raising the roof ot a historic building is
generally inappropriate. (upper image)
Instead, consider appropriately scaled
dormers to increase usable space in an
existing upper story (lower image).
~
.10 In all other respects additions to contributing or landmark
buildings should be consistent with Section 4, Additions to
Historic Structures of the General Design Guidelines
Additions to Non-Historic Structures
See Secrion 5, Additions to Non-Historic Structures of the General
Design Guidelines and V. Accesson~ Buildings
New Primary Buildings
See Section 6, New Primary Structures of the General Design
Guidelines and V. Accessory Buildings).
Gazages & Other Accessory Buildings
. I I The construcdon of new accessory buildings should occur
only at the rear of the lot, taking access off the alley when
possible.
. I 2 In general, new accessory buildings consfructed in the
district should be modest in scale and detailing and clearly
secondary to the primary building on the lot.
.13 Two-car garages are appropriate, when scaled and located
consistendy with other garages in the district.
.14 One and one-half story garages are appropriate, so long as
they are lower than the primary building on the lot.
10.4 Building Descriptions
Photos beIozv are frorn Boi.ricler Counh~ Assessor Records taken in
1929 or 1949. More defaiied infvrntation on tl~e histon~ of each
prirnari~ bacilding is avaiinble tlirough tl~e Carnegie Libran~ or the
Planning Department.
504 Marine Street (Contributing)
Bui1t:1900
Historic Name: John J. Harris House
Description: This one and a half story Edwardian vernacular
house has a front gabled roof with red brick exterior walls and a
decorative front porch with a flat roof.
Accessory Structures:
Garage built ca.1920 converted to an accessory unit in 1981
(non-contributing)
505 Marine Street (Contributing)
Bui1t:1902
Historic Name: Snyder-Beam House
Description: This one and a half story Edwardian vernacular
house has a front gabled roof, brick and wood exterior with a
decorative porch and bay projections on either side.
Accessory Structures:
Brick Garage built ca.1902 (contributing)
Wood frame accessory unit built in 1937 (non-contributing)
(addressed as 1624 5th Street)
51 I Marine Street (Landmark)
Designated as an individual landrnark (Lotus House) in 1994
Built:1895
Historic Name: Henry Sahm House (Lotus House)
Description: This one and a half story Edwardian vernacular
house has a flared hipped roof with brick exterior. There is a
decorative porch and unique front gabled dormer.
Accessory Structures
Wood frame garage built ca. 1900 (contributing)
Small wood frame shed (non-contributing)
Wood frame carport (non-contributing)
512 Marine Street (Contributing)
Built:1899
Historic name: Samuel and Sarah Snyder House
DescripHon: This one and a half story Queen Anne front gabled
house has a red brick exterior with a decorative porch and front
gable dormer.
Accessory Structures:
Wood frame garage built ca. 1920 (contributing)
~~
517 Marine Street (Non-Contributing)
Built: 1911 ~
Historic Name: John C. Skinner House
Description: This one-and-a-half story bungalow has a side
gabled roof with beige brick exterior. Significant changes to the
structure have been made, including the enclosure of the front
porch, and addition of front dormers which alters the historic
character of the house. Nonetheless, the building is generally
consistent with the mass, scale and detailing of contributing
buildings in the district.
Accessory Structures:
Brick accessory unit built ca. 1911 converted from a garage in
1979 (Non-contributing)
520 Marine Street (Contributing)
Built:1899
Historic Name: Jacob B. and Olive Teagarden House
Descriprion: This one-and-a-half story Dutch Colonial Revival
house has a gambrel roof and red brick exterior. There is a
distinctive two-story tower with an onion shaped roof and front
gambrel dormer opening onto a balcony and porch.
Accessory Structure:
Wood frame garage built 1973 (non-contributing)
527 Marine Street (Contributing)
Built: 1925 (Moved from 935 Regent Drive in 1956)
Historic Name: Thomas and Margaret Ritter House
Description: This one story craftsman style bungalow has a
front gabled roof with exposed rafter ends, stucco walls and
front-gabled porch.
Accessory Structures:
Wood frame garage built 1978 (non-contributing)
Wood frame garage built ca. 1925 (noted moved onto property,
likely at the same time as the house - contributing)
540 Marine Street (Contributing)
Built:1898
Historic Name: Grace Caley House
Description: This one and a half story Queen Anne house has a
front gable roof with red brick exterior walls, a decorative
porch, and a recessed balcony on the gable end.
Accessory Structure:
Wood frame garage built 1948 (non-contributing)
J~
541 Marine Street (Contributing)
Suilt: 1899
Historic Name: King House
Description: This one and a half story Queen Anne house has a
front multi-gable roof, decorative brackets, horizontal wood
siding and a small wood porch.
Accessory Structures:
Wood frame barn built post 1952 (non-contributing)
542 Marine Street (Contributing)
Built:1896
Historic Name: Uriah C. Walsh House
Description: This one and a half story Queen Anne house has a
front-gabled roof, horizontal wood siding, side gable additions,
and a small decorative wood porch.
Accessory Structures:
Wood frame garage built in 1988 (non-contributing)
543 Marine Street (Contributing)
Bui1t:1896
Historic Name: Frank A. and Emma Marquardt House
Description: This one and a half story Queen Anne house has a
front multi-gable roof, red brick exterior walls, and a decorative
wood porch.
Accessory Structures:
Wood frame garage built ca.1950 (non-contributing)
544 Marine Street (Contributing)
Bui1t:1903
Historic name: Edgar T. and Bertie E. Pate House
Description: This one and a half story Classic Cottage has a
hipped roof with a dominant front gable dormer, red brick
exterior walls, and large wrap-around wood porch.
Accessory Structures:
Wood frame garage built in 1940 (non-contributing)
550 Marine Street (Contributing)
Bui1t:1903
Historic Name: Minnie S. Hall House
Description: This one and a half story Classic Cottage has a
hipped roof with flared ends, small gabled front and side
dormers, unique one story tower with a cone roof, red brick
exterior walls, and a small wood porch.
Accessory Structures:
Wood frame garage built in 1945 (non-contributing)
~
551 Marine Street (Non-Contributing)
Built: 1905
Historic Name: Saunders-Teets House
Description: This one story side gabled house has an
intersecting shed roofed bay, horizontal wood siding, and an
enclosed porch. This house has undergone significant changes
and does not contribute to the historic character of the
neighborhood.
Accessory Structures:
Wood frame garage built ca. 1905 (non-contributing)
Wood frame accessory unit built ca. 1905 (non-contributing)
558 Marine Street {Contributing)
Built: 1900
Historic Name: Henry and Eva Seineke House
Description: This one and a half story Queen Anne house has a
front multi-gabled roof, side gable dormer, red brick exterior
walls, and a partially enclosed front porch.
Accessory Structures:
Wood frame garage built ca 1970 (2nd-story added in 1977-
non-contributing)
Stucco accessory unit built ca. 1900 (converted from garage in
1972 - non-contributing)
559 Marine Street (Contributing)
Built: 1906
Historic Name: Arthur E. and Carolyn Saunders House
Description: This one and a half story Edwardian Vernacular
house has a front gabled roof with a large gabled roof bay, red
brick exterior walls, and a large wood porch.
Accessory Structures:
None
568 Marine Street (Contributing)
Built: 1898
Historic Name: Adolphus F. and Elmira J. Roberts House
Descriprion: This one and a half story Classic Cottage has a
hipped box roof with front gabled dormers on the front and
side, red brick exterior walls, and a large decorative porch.
Accessvey Structures:
Wood frame garage built in 1935 (non-contributing)
~
576 Marine Street (Contributing)
Built:1899
Historic Name: Pleasant T. and Melissa Cobbs House
Description: This one and a half story Classic Cottage has a
hipped box roof with small front gabled dormers on the front
and side and brick exterior walls. The decorative front porch
was constructed in 2004, based on historic photos.
Accessory Structures:
Wood frame garage built in 1939 (non-contributing)
1607 6"' Street (Landmark)
Designated as an Individual landmark (Webb House)in 1998
Built:1895
Historic Name: James M. and Sue Dumm (Webb House)
Description: This one and a half story Queen Anne house has
an irregular roof plan with dormers on the front and side, brick
exterior walls with a distinctive round arched window on the
front, and a small wood porch.
Accessory Structures:
None
~9
ATTACHMENT G
~~ ~~
CITY OF B~UL~ER, COLORA~O ~ ~
~
Oftice of the City Attorney Joseph N. de Raismes, I
Municipal Bwlding Cdy Attorney
P.O. Boz 791
Boulder, Colorado 80306 Jane W. Greenfield
Phane 441 •3020 Deputy City Attorney
MEMORANDUM
TO: Ruth McHeyser, Planner
FROM: David J. Gehr, Assistant City Atto n~
SUBJECT: The Rule Maldng Procedure for Adopting the Mapleton Hill Design
Guidelines
DATE: March 19, 1993
The Landmarks Preservation Advisory Board is authorized to adopt administradve
rules pursuant to Pazagraph 2-3-1(d)(3), B.R.C. 1981, "Unless otherwise provided by law,
each oiry board or commission is authorized to: Adopt rules interpreting its legislative
duties under this code and establishing prceedures in aid of its function." The provisions
for adopting adminisuative rules are contained in Chapter 1-4, B.R.C. 1981, "Rulemaking."
Below is a general description of the rulemaldng process that the Boazd should use to adopt
the revised Mapleton Hill Design Guidelines.
Summary of the nile-malriug process
1. Present the proposed niles to the $oazd and the City Attomey for approval.
2. Publish notice of intent to make rules and file three copies of the rules with
the city clerk. .
3. Aceept public comment (minimum of fifteen days).
4. Present public comment to the Board for its consideration.
5. The Board must consider the public comment and in its discretion, it may or
may not choose to amend the rules.
6. The rule will be adopted on the date indicated in the notice.
~%~~
~~ 09A I AdminReg-Intro
Discussion
1. Review by the Board and the CiEy Attomey.
Before a rule is published, or a proposed rule, as changed after public comment,
becomes effective, it should be submitted to the Boazd. The Board shall approve the new
rule as to substance. The rule should also be forwazded to the City Attomey for approval
as to form and to legality. $gg Section 1-4-2, B.R.C. 1981.
2. File Three Copies of Rule With City Clerk.
( Once the rule has been approved by the Boazd and the City Attomey's Office, the
~~lj.~~1J Secretary of the Board should file tbree copies of the rule with the City Clerk. Additionally,
provide copies of the proposed rule to any interested persons who may request them without
charge. ~gg Section 1-4-7, B.R.C. 1981.
3. Publicatioa
The Secretary of the Board proposing the rule has to arrange for iu publication in
~, the Daily Camera. The public must be allowed at least fifteen days following the date of
,, publication of the nodce to make written commenu. In its discretion, the Boazd may or
may not incorporate the public response into the regulations. ,~gg Section 1-4-4, B.R.C.
1981. Tlie notice of the City's intent to adopt a rule that is published in the Daily Camera
should include:
a. The date the rules were 51ed with the City Clerk;
b. The general content of the rule ~ the full text of the rule;
c. Notice of the public's right to submit written comments on the rule; and
d. The time during which comments may be filed and where to file them (the
public must be given, at a minimum, fifteen days to comment in writing on the
rules).
As a courtesy, it is helpful to include the name/posidon and phone number of the
appropriate staff person with an invitation to the public to call to make oral comments. ~gg
Section 1~-3, B.R.C. 1981.
4. Adoption of the Rule After Public Comment.
a. After the period for public comment has expired, the Boazd must decide
which, if any, of the public comments bear suf6cient merit to warrant
amending the rules. ~gg Section 1-0-4, B.R.C. 1981.
b. If the rules are amended, provide a copy, as amended, to the City Attorney,
who appraves them as to form and legaliry and forwards them to the Chair
and the members of the Board who will approve them as to substance. ,~
Section 1-4-2, B.R.C. 1981.
~ / 09A l AdminReg-Intro
5. When a Rule Becomes Effective.
~ The rules become effective after a signed copy by the Chair of the Board and the
City Attomey is filed with the City Clerk and the time for public comment has passed or
upon a later date specified in the rules. ~ Section 1-4-5, B.R.C. 1981.
6. Helpful Hints.
An addidonal notice provision should be placed upon the departmental letterhead
and attached to the rule wben it is 51ed with the City Clerk. It should read somet3ing
similaz to the following:
Notice of Rule Making
~.~L~ ~o~ The L.andmark Preservation Advisory Board of the City of Boulder
~~j1~" proposes to adopt the following rule by the rulemaking procedures set forth
M~ in Chapter 1-4 of the Boulder Revised Municipal Code, 1981.
The Secretary of the Board has filed three copies of the proposed rule
with the City Clerk, located in the Municipal Building, 1777 Broadway,
~ Boulder, Colorado on . 1993. Those copies are available for
~' ` public review and comment until , 1993 (give the public at
~ ~•.~ '' ^ least 5freen days after publication to comment). Written comments should
~ J ' be submitted to by , 1993. ^
The following information should be included at the end of a rule that is proposed
for adoption:
Proposed rule approved as to form and legaliry by the City Attomey's Office
on by , City Attomey.
Proposed rule approved prior to publication by the Landmarks Preservadon
Advisory Boazd on
Three copies of the proposed rutes filed with the City Clerk on
~ ~ ~ I,C ~
~' Date of publication of notice in the Dailys;amera
~
J Approved by the Landmarks Preservadon Advisory Board without change
after considering public comment on bY
, Chair of the Landmuks Preservation Advisory Boazd.
Adopted rules 51ed with the City Clerk and effective on
PL LB YLB
~ ~'
09.0 IAdminReg-Intro
ATTACHMENT H
Highland Lawn Historic , Attachment H
504 Marine -1900 - Harris Residence
ca. 1949
Main Residence - Contributing
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Highland Lawn Historic District Attachment H
505 Marine -1902 - Snyder-Beam Residence
ca. 1949
Mam Residence Contribut~ng
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A ccessory Unit - Non Contributing Garage - Contributing
Hig/iland Lawn Historic District Attachment H
511 Marine -1895 - Sahm Residence
(Individual Landmark - Lotus House)
1910
~ce - Contributin~
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Highland Lawn Historic District Attachment H
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1949
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Attach~nent H
517 Marine -1911- Skinner Residence
1949
Highland Lawn Historic District
Attachment H
520 Marine -1899 - Teagaden Residence
1910
~~
Higliland Lawn Historic District
Attacl:ment H
527 Marine -1925 - Ritter Residence
(Moved from 935 Regent in 1956)
1949
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540 Marine -1898 - Caley Residence
1949
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541 Marine -1899 - King Residence
1976
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543 Marine -1896 - Marquardt Residence
1949
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Highland Lawn Historic District
Attachn:ent H
544 Marine -1903 - Pate Residence
1949
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550 Marine -1903 - Hall Residence
ca. 1949
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Highland Lawn Historic District Attachment H
551 Marine -1905 - Saunders-Teets Residence
ca. 1949
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Highland Lawn Historic District Attaci:ment H
558 Marine -1900 - Seineke Residence
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1949
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ATTACHMENT I
~~~
~ ~ ~
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CITY OF BOULDER
Planning and Development Services
1739 Broadway, Thi[d Floor P.O. Box 791 Boulder, Colorado 80306
Phone:303.441.1880 Fax:303.441.3241
November 12, 2004
Boulder, CO 80302
Deaz >
As you may know, the 500 block of Marine Street has been recognized as having both
national and local historic significance. Proposed changes to one of the properties on the
block (the c. 1890 Marquazdt House at 543 Marine Street) has once again brought the
azea to the attention of the city's Landmarks Preservation Advisory Boazd.
City historic preservation staff is interested in meeting with area property owners to
discuss the possibility of historic district designation. We've enclosed a small brochure
that answers some common questions about the designation process along with a
description of the benefits and responsibilities that come with living in a historic district.
We'd he happy to meet with you as a group to answer additional questions and provide
more information.
Also enclosed is a brief history of the azea and a copy of the Historic Building Inventory
Record for your property. This information is from a grant-funded survey of the larger
Highland Lawn neighborhood completed in 1989. That survey originally identified the
block as a resource of both local and national significance. It is potentially eligible for
designation on the National Register or Historic Places and as a city oF Boulder historic
district.
We recognize that this is a hectic rime of yeaz for everyone; however, we would like to
schedule a meeting to discuss this issue prior to the New Yeaz if there is adequate
interest.
We look forwazd to hearing from you regazding this matter
Sincerely,
James Hewat
HewatJnci.boulder.co.us
(303) 441-3207
Bohdy Hedgcock
Hed~cockB(c~ci.boulder.co.us
(303)441-4293
~3
~~
~ ~
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado, 80306
Phone:303.441.1880 Fax:303.441.3241
December lst, 2004
Kathryn Kellett & Stephen Nowell
540 Marine Street
Boulder, CO 80302
Dear Kathryn & Stephen,
Your neighbor Elizabeth Garfield at 1607 6`h Street has volunteered to host a
neighborhood meeting at her house on Thursday, December 9`" at 530 PM to discuss the
possibility of the 500 block of Marine Street being designated as a loca] historic district.
We anticipate this meeting will provide affected property owners the opportunity
to ask questions of historic preservation staff about the benefits and responsibilities of
such designation.
We recognize that this is a hectic time of year but sincerely hope that you will be
able to attend this meeting to discuss the possibility of historic district designation for
your block.
Please feel free to call either James or Bohdy if you have questions or need more
information regarding this matter. We looking forward to meeting with you on December
9~n~
Sincerely,
James Hewat Bohdy Hedgcock
HewatJna,ci.boulder.co.us HedQCOCkBna,ci.boulder.co.us
(303)441-3207 (303)441-4293
~~
ARE YOU INTERESTED IN
HISTORIC DISTRICT DESIGNATION
FOR THE 500 BLOCK OF MARINE STREET?
The Landmarks Preservation Advisory Board
will hold a public hearing to consider whether
to initiate the historic district designation
process for this neighborhood.
After hearing public comment, the Board may elect to initiate the
hinoric dinrin designation process. That process will include
additional opportunities for public input before any final decision on
district designation is made by the Board and City Council.
For more information contact:
- \ James Hewat
303.441.3207
• Hewati anci.boulder.co.us
or
Bohdy Hedgcock
303.441.4293
hedgcockb(c~ci.boulder.co.us
City of Boulder Historic Preservation Program
Highland Lawn Lacal Historic District
~~ -•,,~r4 -~
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o.~ o e.a o.,: ~~.
BALSAM
Proposed Highland Lawn Historic District
Boundaries.
The Landmarks Board would like to gauge whether
property owners and residents o f the a f fected area generally
support or oppose the creation o f a local historic district.
Please complete the attached survey form and return it to the
Planning Department (attn: James Hewat) at 1739 Broadway
- 3r° Floor 6y Wednesday, December 29`~, 2004 at 12:OOpm.
All survey forms and comments will be provided to the
Landmarks Board prior to their January 5`". 2005 meeting.
PLEASE SUBMIT ONLY ONE SURVEY PER HOUSEHOLD
HIGHLAND LAWN POTENTIAL HISTORIC DISTRICT
QUESTIONNAIRE.
Please take a few minutes to complete this survey for the
Landmarks Preservation Advisory Board. Return it by December
29`", 2004 to:
James Hewat
Planning Department
Ciry of Boulder
1739 Broadway- 3'' Floor
PO Box 79I
Boulder, 80306-0791
Do you live or own property within the proposed
boundaries of the historic district (see front map)?
YES
Address(optional)
NO
2. Would you support landmark designation of the area
described above and shown on the attached map?
YES
NO
NOT SURE
3. Comments?
You are invited to comment on this item at the Landmarks Board
meeting on January 5'" in the City Council Chambers at 1777
Broadway. The meeting begins at 6:00 pm.
A Reminder
The Landmark Preservation
Advisory Board will consider
whether to initiate the process
of local historic designation for
the 500 block of Marine Street at a
public hearing to be held at:
6:00 PM
Wednesday ~anuary 5t", 2005
City Council Chambers
1777 Broadway Avenue
Please attend this meeting
if you would like to comment
on the proposed district designation.
Questions?
Call James Hewat at 303.441.3207
, CITY OF BOULDER
~~/Ji~~~ Planning and Development Services
~ 1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado 80306
~g ~
Phone:303.441.1880 Fax:303.441.3241
January 6, 2005
Dear Highland Lawn Homeowner,
As you may know, on January 5`h, 2005, the city's Landmazks Preservation Advisory
Board formally initiated the process to designate the 500 block of Marine Street as a local
historic district.
You will have numerous additional opportunities to comment on whether you believe
designation is appropriate or not. The next official step in the process is a public hearing
before the Landmarks Board, when they will consider whether or not to recommend
designation to City Council. That hearing is scheduled for March 2"d. It will be held in
the City Council chambers (1777 Broadway, 2"d Floor) beginning at 6pm. Should
designation be recommended, additional hearings will be scheduled before Planning
Boazd and City Council. Prior to the Landmazks Board hearing, several additional steps
will occur, including the consideration of district-specific guidelines for alterations and a
more formal survey of property owner opinions on designation. Please note that while
the application is pending, exterior alterations to properties in the potential district require
review~and approval.
Exterior alterations in Boulder's historic districts are reviewed relative to the General
Design Guidelines for Individual Laridmarks and Historic Districts. Copies of this
documenf were distributed at the December neighborhood meeting and are also available
from our office or online at: `
http: //www. ci. boulder. co. us/buildingservices/historicpres/gurdelines/drajtgenguidelines.pdj
We look forward to working with the neij;hborhood to identify those aspects ofthe
Highland Lawn neighborhood that are of significance and should be preserved. To help
facilitate this effort, staff suggests forming a small "working group" of neighbors to help
create an addendum to the General Design Guidelines. The group's work would be
shazed with the entire neighborhood at a future meeting to get additional feedback. IF you
are interested in working on this effort, please let us know as soon as possible.
Staff and the Landmarks Boazd are very interested in working with property owners to
answer questions and provide additional information related to the benefits and
responsibilities of living in a historic district. We encourage you to contact us with youi
questions and concerns. Additionally, you are welcome to meet with staff or attend a
meeting of the Design Review Committee,(Wednesday mornings) to discuss what types
of alterations might be appropriate for,your pa,rticular property.
~~
As mentioned, prior to the March hearing we will conduct a more formal opinion survey.
The survey will be sent by registered mail with ample time to respond. The goal is to
present an accurate picture of owner opinion on the issue for the Landmazks Boazd (and
potentially City Council) to consider in making their decisions. Of course, public
testimony is also expected and welcomed at the public hearings.
We look forward
es Hewat
( )441-3207
hewatj @ci.boulder. co.us
with you.
~~ ~
~~
Bohdy Hedgcock
(303)441-4293
hedgcockb@ci.boulder.co.us
~ ,
~
a~'v~'~~
~
CITY OF BOULDER .
Planning and Development Services
1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado 80306
Phone:303.441.1880 Fax:303.441.3241
February 3'~, 2005
Dear Highland Lawn homeowner,
Yow neighbor Elizabeth Gazfield at 1607 6`~ Street has volunteered to host
another neighborhood meeting at her house on Monday, Februazv 7, 2005 at 6:30 p.m..
Planning Staff has been working a draft for the Design Guidelines chapter for the
Highland Lawn potential historic district. In the draft we have attempted to integrate
issues and concerns specific to the unique character of the disriict. A copy is enclosed for
your review and comment.
We foresee next week's meeting as an opportunity to discuss the content of these
draft guidelines and give property owners the opportunity to make suggestions as to how
we might further modify them to suit the district. We aze working to prepare this
information so that it can be included in the landmazks board packet for the Mazch 2,
20051andmazks boazd hearing on the designation of the Highland Lawn Historic District.
Please feel free to call either James or Bohdy if you have questions or need more
information regazding this matter. We look forwazd to meeting with you on Februazy 7`h.
Sincerely,
James Hewat
HewatJ(a~ci.boulder.co. us
(303)441-3207
Bohdy Hedgcock
HedgcockB(cilci.bou lder. co.us
(303)441-4293
~Q
~~
~ ~
CITY OF BOULDER
Planning and Development Services
1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado 80306
Phone:303.441.1880 Fax:303.441.3241
February 16~', 2005
Dear Highland Lawn Homeowner,
As we had discussed in previous meetings and letters, enclosed is a questionnaire
of property owners in regazds to the local historic district designation of the 500 block of
Marine Street. Please use the enclosed pre-paid envelope or email James at the address
below to retum your response. Results of the questionnaire will be included in materials
prepazed for the LPAB hearing on March 2"d. Materials will be sent out to the Board on
February 25, so it is important to receive your response prior to that date. As a reminder,
public testimony will also be heard at the Mazch 2"d meeting before the Landmazks Boazd
at 6:OOpm in the Council Chambers at 1777 Broadway.
Feel free to contact us with any questions.
Sincerely,
James Hewat
HewaU cr,ci.boulder.co.us
(303) 441-3207
Bohdy Hedgcock
HedgcockB(a ci.boulder.co.us
(303)441-4293
****~~**~**********«**xr************sast******rrs**r**s***s**~**a*r***t*
Do you support the designation of the 500 Block of Marine Street as a local historic
district and the use of the General Design Guidelines and the Highland Lawn Design
Guidelines as administrative regulations to evaluate proposed exterior alterations?
Please note that a final draft of the Highland Lawn Design Guidelines will be developed
and adopted by the Landmarks Board as an administrative regulation if the district is
designated. While there will be additional opportunities to provide input on and refzne
those guidelines prior to adoption, the general intent and scope of the guidelines will not
change. Copies of the current draft of the guidelines were distributed Friday, February
11~~. Ifyou need another copy, please contact us.
YES
Comments:
NO
9/
ATTACHMENT J
From: "Fran Sheets"
To: <HewatJQci.boulder.co.us>
Date: ~2/25/2005 220:22 PM
Subject: Historic District
Hi James - We mailed our ballot in on Tues. AM. But just in case it doesn't
arrive, we are, without hesitation. strongly in favor of the district
happening on our block
My comments, which I will make publicly as well, are that this time around
the process was much more civil with some discussion among some of the
neighbors. This time around you and Bohdy worked hard and were very
available and helpful with the process. In the same way, it was
discouraging, again, that there are always neighbors who remain negative
without participating in the process and understanding what historic
districting is all about. And just like the last time, it is too bad the
board didn't participate more in the process with the neighborhood because I
think it would have had a positive effect and set a good example for the
neighborhood.
Don't just search. Find. Check out the new MSN Search!
http:l/search.msn.click-url.com/go/onm00200636ave/direct/01 /
9~-
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Do you support the designation of the 500 Block of Marine Street as a local historic
district and the use of the General Design Guidelines and the Highland Lawn Design
Guidelines as administrative regulations to evaluate proposed exterior alterations?
P?ease note that a frr.al draft ef t5e Highl~nd Law.^. Desie G:~idelines will be developsd
and adopted by the Landmarks Board as un administrative regulation if the distriet is
designated. While there will be additional opportunities to provide input on and refine
those guidelines prior to adoption, the general intent and scope of the guidelines will not
change. Copies of the current draft of the guidelines were distributed Friday, February
11`~. Ifyou need another copy, please contact us.
_~YES NO
Comments:
r;:~;,::
d; ~'.
.~ ,.
N':.,' :;
<:'.. . .
~;'s.'.
Do you support the designation of the 500 Block of Marine Street as a local historic
dish-ict and the use of the General Design Guidelines and the Highland Lawn Design
Guidelines as administrative regulations to evaluate proposed exterior alterations?
Please r.~:c tF:at c f na! draft of:F.e Higl:l~nd Lc:an Desigr. G:~idelir.es ~vil1 be de~~eloped
and adopted by the Landmarks Board as an administrative regulation if the district is
designated. Whi[e there wil! be additional opportunities to provide input on and refine
those guide[ines prior to adoption, the general intent and scope of the guidelines will not
change. Copies of the current draft of the guidelines were distributed Friday, February
11'h. If you need another copy, please contact us.
~ YES
NO
Comments:
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Do you support the designation of the 500 Block of Marine Street as a local historic
district and the use of the General Design Guidelines and ttte Highland Lawn Design
Guidelines as administrative regulations to evaluate proposed exterior alterations?
Pieuse no[e ihut u firtul uruft oj the i~iKhiunu Luwr~ Design vuideiiites will ~e ileveloped
and adopted by the Landmarks Board as an administrative regulation if the district is
designated. YVhile there will be additional opportunities to provide input on and reftne
those guidelines prior to adoption, the general intent and scope of the guidelines will not
change. Copies of the current draft of the guidelines were distributed Friday, February
Il `h. If you need another copy, please contact us.
V YES NO
Comments:
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Bohdy Hedgcock - Landmark Hearings
From: "Scott Raderstorf' ~
To: <Hedgcockb@ci.boulder.co.us>, <HewaU@ci.boulder.co.us>
Date: 2/10/2005 11:57 PM
Subject: Landmark Hearings
CC: '"Henry Vellandi"' ~ _
Dear Mr. Hedgecock and Mr. Hewat,
We are writing to register our vote against designating the 500 block of Marine Street as a historic district. We
bought our 95-year-old home at 517 Marine Street in 1998. Prior to that, we were homeowners of the 107-year-
oid home at 574 Arapahoe. Unfortunately, we are unable to voice our opposition in person as we are out of the
country for six months and will not retum until May 2. We would however like to share some history to support our
position.
Around 1997, the planning department chose our neighborhood to pilot a neighborhood design guideline process.
I was voluntarily serving on the Flatirons neighborhood committee at that time and was aware that our
neighborhood was chosen because a number of neighbors voiced concerned about a modem house being built
on Marshall St. The process lasted for six months, was incredibly divisive and in the end tailed because of
overwheiming opposition. Since the concept for design guidelines failed, I can count eight homeowners that have
conducted renovations on the 500 block of Marine Street, all tasteful and appropriate to the design of the
neighborhood without an additional design review. That means that 50 % of the houses on our block have already
been remodeled without the need for an additionai reveiw from the Landmarks Board.
As one of the 50% who've remodeled, we know firsthand that the current review process is already quite
cumbersome, expensive, and more than adequate. When there is a situation between two neighbors regarding a
remodeling project (as in the situation that prompted this current discussion), it seems more appropriate to have a
mediation board to address the specific concerns. We are fully in support of individual homeowners applying for
landmark designation of their own home.
Should you have any questions regarding our thoughts, we can be reached by email at scott@raderstorf_,c_om
We appreciate your hard work in trying to resoive this challenging matter.
Sincerely,
Joellen and Scott Raderstorf
9~
To: <HewatJ~ci.boulder.co.us>
Date: 2/25/2005 1:53:43 PM
Subject: my erslwhile vote
Hi James,
Thanks for your cali a few minutes ago, saying that now, as things turn
out, my garage on 6ih St. would 'not' be a"contributing" structure in the
proposed historic district.
Heretofore it was always designated as "contributing" in all the paperwork
we received (showing up in green color). I will look forward to the next
papervvork showing that it will not be contributing.
So, here is my vote as of this minute in time:
"Yes" (for historic districting) if my garage would not be a
contributing structure in that district.
"No" (against historic districting) if it would be a contributing structure.
yours,
James R. (Russ) McGoodwin
~Y
James Hewat - Designation of 500 block of Marine St. as a local historic district
To: <hedgcockB@ci.boulder.co.us>, <hewatj@ci.boulder.co.us>
Date: 2/24/2005 4.26 PM
Subject: Designation of 500 block of Marine St. as a local historic district
CC:
Bohdy and James
As a preliminary matter, thank you both for calling me back. And, Bohdy, thank you for taking
the time to answer my questions and explain the process of making additions to homes that
are part of a historic district. As you know, my husband and I currently do not live in Boulder
full-time although we try to spend some part of each summer there. We have owned 512
Marine Street for more than 20 years. Because we intend to come back to Boulder and Marine
St. to live at some point, this historic districting process and the impact it will have on us and
our neighborhood is very important to us. Unfortunately, we will not be able to attend the
hearing on March 2. If we lived closer, we would be there.
Please convey to the Landmarks Board our support of (i) the designation of the 500
block of Marine Street as a loca/ historic district, and (ii) with one reservation described
below, the use of the General Design Guidelines and the High/and Lawn Design
Guidelines as administrative regu/ations to evaluate proposed exterior alterations. Our
one reservation about the High/and Lawn Design Guidelines is the description of the
accessory buildings as "contributing." While we support the inclusion of the
accessory buildings in the historic district, we would like that part of the gufdelines
reconsidered (as we understand is being contemplated) to allow homeowners more
flexibility to remove and rebuild dilapidated and unusable garages.
Please let me know if you need more information from us or if we can be of help in promoting
the historic districting of our block to the Planning Board or City Council.
Sarah and Jim Griffin
512 Marine Street
Boulder. CO
Sarah Heck Griffin
JONES DAY
The preceding e-mail message (including any attachments) contains information that may be confidential, be
protected by the attomey-Gie~t or other applicable privileges, or constitiute non-puhlic infaRnaGon. It is intended
to be conveyed only to the designated recipieni(s). If you are not an intended recipient of this message, please
notify the sender by replying to this message and then delete it from your system. Use, dissemination,
f ~
James Hewat - Re: Historic vote
'Fo: Bohdy Hedgcock <Hedgcockb@ci.boulder.co.us>
Date: 2/23/2005 12:24 PM
Subject: Re: Historic vote
Hi Bohdy,
Thank you for the guideline draft. I never received it on the l lth of February so I was not aware of the
progress you had made with them. Thank you for your efforts. I realize that you don't want us to get
hung up on the language, but as it applies to the issue of fencing, for example paragraph 10.43, the
language states:"In some cases the construction of more solid privacy fences...". The words "In some
cases" to me mea~s that it would be more of a rarity for the majority of the back yards to have 6"
privacy fences (which is not currently the case). If you changed the wording to "In many cases the
construction of..." I would feel a whole lot more comfortable. We are in agreement with the rest of the
fence guidelines. I think it is appropriate to leave the guidelines open to refinement as long as there are
no major changes to what we have adopted so far (We want to be comfortable being able to replace our
6' privacy fence with a like 6' privacy fence in the future). With these stipulations in mind, Steve and I
would be willing to vote in favor of the district.
Thank You,
Kate Ke11etUSteve Nowell
Bohdy Hedgcock <Hedgcockb@ci.boulder.co.us> wrote:
Henry & Kate -
Thanks for copying me on this email exchange. I feel compelled to reply, not to try and sell you
on anything, but just to try and explain the intent of the letter that accompanied the survey. Feel
free to shaze this with others in the neighborhood, as there is obviously some misunderstanding.
We feel like we have worked hard to incorporate the concerns of the neighborhood into a
document (the guidelines) that also meets basic preservation goals. We only received two
comments on the last draft of the guidelines that we distributed. (one from Henry regarding side
yazd fences and a list of comments from Maude and Heidi regarding the impact on their
property - we are meeting with them on Thursday to discuss those issues). Given the limited
feedback, we assumed that the neighborhood was generally satisfied with that draft. The only
changes we have since made is to add additional photos and graphics. That version is attached
and will be included in the Boazd memo.
We have heard nothing but support from the Landmarks Board regarding the draft version of the
guidelines. There is no reason to expect them to make any substantial changes to them.
However, we are hying to reserve the opportunity to refine them based on additional
neighborhood input if necessary.
You'll recall that I made a statement at our last meeting that I hoped no one who supported
designation would vote against it simply because there were details of the language that they
were uncomfortable with. That's the issue that we were trying to address in the language
accompanying the questionairre - trying to acknowledge the opportunity to refine the guidelines
while providing adequate assurance that the rules would not change from what the neighborhood
had ideritified as appropriate. Obviously, that wasn't cleaz in the letter, and thaYs my fault.
~~
We will include a recommendation in the memo to the Board ta adopt findings stating that the
guidelines as drafted are appmpriate and that they should be adopted upon designation.
Thanks for the time yo,u have spent on this issue. Please let me know if I can ansv~er any
questions.
Bohdy Hedgcock
303.441.4293
»> kate kellett > 2/22/2005 10:03:32 AM »>
Ai Henry,
It feels uncomfortable to agree to this thing with guidelines coming after the fact. The letter
made us uneasy as well. I will be sure to make the comment that without specific guidelines, we
are not for the designation...IYs just not good business. The general guidelines just don't work for
our neighborhood and right now that is all that is finalized. We will be out of town on March 2-
14th so hopefully someone can represent us in front of the Landmarks Boazd on the 2nd. It's too
bad they couldn't just get the guidelines finalized...Oh well. I'm copying James Hewat and
Bohdy Hedgcock as well
Kate Kellett/ Steve Nowell
540 Marine Street
Vellandi <i.
Hi Kate,
We had a good look at the letter that the city sent out and decided that they really aren't going to
give us what we asked for, which is a finished set of guidelines to vote on. The la~dmarks board
will finish the guidelines after we are a historic district. We're going to vote against it for that
reason - it feels too much like signing a blank check. Maybe after the process changes it would
be worth trying historic designation again we can guarantee having more say in the process. I
talked with some other neighbors and they felt the same way.
I He~ry
ATTACHMENT part 2 application/msword name--Guidelines 02.25.OS.doc
~~
To: znewa[~ a~ci.oouiaer.co.us>
Date: 2/22/2005 4:38:57 PM
Subject: Vote on behalf of matheson at 568 marine street
James '
I am sorry to inform you that Becci and i feel as though we have to vote
against, the historical district at the moment, until a solid guidelines is in
place.
Thank you
Hugo Matheson
,~
/Q~
Page 1 of 1
James Hewat - highland lawn historic district vote
To: "'James HewaY" <HewaU(c~ci.boulder.co.us>
Date: 2/22/2005 10:03 AM
Subject: highland lawn historic district vote
Hi James,
We have decided to vote against district designation
While it was a good and useful process to work on the specific guidelines, the reality is that the landmarks board
will finish the specific guidelines after the district is in place and the homeowners really have no true control over
the regulations that will be imposed. The guidelines are also (perhaps necessarily) vague, which opens the door
to outof-context interpretations far into the future that may significantly vary from the original intent.
{f ihe process changes to guarantee more homeowner conirot over the guidetines, we most likely would be in
favor of a future historic designation of the block.
Henry & Beverly Vellandi
542 Marine
_ /D/
From: ~ _
To: Bohdy Hedgcock <hedgcockbQci.boulder.co.us>, James Hewat
<HewatJ aQci.boulder.co.us>
Date: 2/23/2005 2:32:51 PM
Subject: Marine Street Historic District
James & Bohdy,
I am writing to let you know about my feelings regarding the
Marine Street historic district. 1'll cut to the chase and let
you know that I am still opposed to the district at this point
in time.
That is not to say that I, nor any of my neighbors that have
voted against this measure, are opposed to preservation. The
primary concern is the open ended-ness of the proposed design
guidelines amendments; the fact that these still need to be
approved by the landmarks board and that there is no recourse
should they decide not to adopt, or significantly alter this
proposal. I also understand that even if they did adopt
guidelines that adequately met people's concerns, that there is
nothing preventing future alteration or dissolution of these
guidelines by future landmarks boards. In short, it seems like
the process needs refinement, and hopefully the reforms that are
currently being considered will address these shortfalis.
In light of our meeting with the Design Review Committee this
morning and the subsequent grant of the Landmarks Alteration
Certificate to us, I, more than ever, don't understand the need
to push this district through prior to consideration and
adoption of Landmarking reforms. I understand that our project
was just the catalyst, and that the district has taken on a life
of iPs own, but I do feel that pushing something through prior
to adopting those reforms sends the wrong message.... even if
you are following a process that you feel may be adopted in
those reforms. I certainly hope that the reforms will consider
a better process for adopting design guideline changes and
making those alterations binding, prior to making the decision
of whether or not to designate an area as a historic district.
Ultimately, I think we all want the same, or very close to the
same result with respect to preserving the character of the
neighborhood. I also admit that despite being on the short end
of some of the process (the 180 day stay, for example), that
this was ultimately beneficial in educating us about better ways
of designing to be preservationally sensitive. I look back on
our earliest designs and understand how much we had to learn.
Anyway, I'm digressing. I, and I think many others, appreciate
your efforts coming up with the design guideline proposals and
meeting with the neighborhood. My vote against the district at
this time is an indictment of the current process and seemingly
unnecessary haste, not against the work that the both of you
have put in. ~
Regards,
!~v
Page 1 of 1
Bohdy Hedgcock - Re: leaving
To: "Bohdy Hedgcock" <Hedgcockb@ci.boulder.co.us>
Date: 1/20/2005 8:42 AM
Subject: Re:leaving
yes I am in favor.
---- Original Message ----
From: Bohdy Hedgcock
To: blav_ender west.net
Sent: Thursday, January 20, 2005 8:25 AM
Subject: Re: leaving
Barb -
We'll be sending out another survey before the heamig in March. Since you won't be around, do you mind
sending a quick email back to me stating whether or not you support the historic district designation? I think it
would be heipful to have a written statement.
»> "Barbara Lavender" <blavender@qwest.net> 1/19/2005 5:43:34 PM »>
Hi, got the letter, looks good. I leave tomorrow, return March 21, so will not be responding to anything for a
while.
l~~
CITY OF BOULDER
~~~~ Planning and Development Services
~ 1739 Broadway, Third Floor P.O. Box 791 Boulder, Colorado 80306
~ Phone:303.441.1880 Fax:303.441.3241
February 16~', 2005
Dear Highland Lawn Homeowner,
As we had discussed in previous meetings and letters, enclosed is a questionnaire
of property owners in regazds to the local historic district designation of the 500 block of
Marine Street. Please use the enclosed pre-paid envelope or email James at the address
below to return your response. Results of the questionnaire will be included in materials
prepazed for the LPAB hearing on March 2"d. Materials will be sent out to the Boazd on
February 25, so it is important to receive your response prior to that date. As a reminder,
public testimony will also be heazd at the Mazch 2"d meeting before the Landmazks Board
at 6:OOpm in the Council Chambers at 1777 Broadway.
Feel free to contact us with any questions.
Sincerely,
James Hewat
HewatJ cr,ci.boulder.co.us
(303) 441-3207
Bohdy Hedgcock
Hed cog ckB(~a ci.boulder.co.us
(303)441-4293
rss~*r*rr******~***r~r~~*:**~***~*~*****~**s*~*sa*s~*r***~~*s*****a*****
Do you support the designation of the 500 Block of Marine Street as a local historic
district and the use of the General Design Guidelines and the Highland Lawn Design
Guidelines as administtative regulations to evaluate proposed exterior alterations?
Please r.o.e that a f nal drafi cf ihe Iliohlwnd Lairo:n Design Guidelines will be de~~eloped
and adopted by the Landmarks Board as an administrative regulation if the district is
designated. While there will be additional opportunities to provide input on and refine
those guidelines prior to adoption, the general intent and seope of the guidelines will not
change. Copies of the current draft of the guidelines were distributed Friday, February
11 `h. If you need another copy, please contact us.
YES V NO
Comments:
,5 z~- M~r~ S%,
/0~
To the Landmarks Board,
My husband and I will be out of town for your March 2 hearing on the potential historic
designation of the 500 block of Marine Street so I wanted to share a few thoughts and
observations. I have been fortunate to have lived at 558 Marine Street since the fall of
1971, or about 33 %: years. In that time I have seen the gentrification of our
neighborhood, as the older generation has moved away or passed away and younger
families, such as mine at the time, moved in and raised families. I raised two children and
two dogs here.
As families grew and lifestyles changed, neighbors crafted additions and changes to their
homes. But, as you have noticed, despite the change, most all of the houses remain very
much the same, at least from the Marine Street perspective. Two houses have already
been individually landmarked. I value this continuity, and would presume that others
have moved here for the same reasons. Our block is elegant and timeless, yet diverse.
There is diversity in the size and style of the homes. Residents have taken great care with
their additions and renovations.
Similarly, they have, with care and thoughtfulness, provided input into the design
guidelines for the 500 block. The staff has been flexible and responsive to the neighbors'
input. This has resulted in a proposed set of design guidelines that reflect the diversity
and goals of the neighbors. This will help ensure that residents will be able to continue to
add on and adapt their houses as their needs change, in a respectful way that enhances the
block by valuing the whole as much as the separate parts.
I enclose a picture of a house under construction on the 400 block of Marine Street that
reflects the opposite mindset, that of valuing the sepazate at the expense of the whole.
Although some may not think the designation is necessary, one has only to look around
Boulder's neighborhoods to see many examples of how a single project can interrupt the
continuity, character, and livability of a block.
I urge you to approve the designation of the 500 block of Marine Street so that we may
retain our unique chazacter and encourage our houses to grow along with our families,
but within the context of the design guidelines.
Sincerely,
Louise and Ferd Grauer
558 Marine Street
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James Hewat - Highland Lawn Historic District
~:~,~,~~,~>.,~,t~.r~~;~.~,~a~a ~
From:
To: <hewatjQci.boulder.co.us>
Date: 2/25l2005 8:00 PM
Subject: Highland Lawn Historic District
Dear James,
I don't know how we missed voting... but of course we vote yes. And we're keeping our fingers crossed.
Liz and Candice
1607 6th Street