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4 - Recommendation to City Council concerning request for individual landmark status for the structu
MEMORANDUM May 7, 2003 TO: Landmarks Preservation Advisory Board FROM: Ruth McHeyser, Director of I.ong Range Plamm~g Ne~l Holthouser, Preservation Planner Matt Russell, Preservation Intern SUBJECT: Public hearmg and consideration of a recommendation to City Council concernm~ a request for mdividual landmark status for the structure and site at 1928 6` Street Applicants: Ehav Nissan and Holland Seydel STATISTICS 1 Site: 1928 6`h Street 2 Zoning. MXR-E (Mixed Density Residential - Established) 3. Owner• F1iav Nissan 4. Applicant: Ehav Nissan and Holland Seydel INTRODUCTION On April 1, 2003, the Planning Department recerved an application to mitiate landmark designarion for the buildmg located at 1428 6~h Street (see Attachment A• I,andmark Applicataon) This property, with the legal descripuon S 50 feet L.ot 6 Block 61 Boulder West, is located on a 1,556 square foot lot on the northeast corner of 6~' Street and Lynton Alley, between Walnut and Pearl Streets (see Exhibit A: Proposed Landmark Site). A demolition apphcation was prev~ously submitted to the Planning Department on June 6, 2001, by an earlier owner of this property. The application was heard before the Landmarks Board on July 7, 2001, at which time staff found that the buildmg may have historical significance and recommended a 180-day stay on the demolition for further rasearch (see Attachment B. LPAB Demolihon Memorandum). After receivmg public comment, the Landmarks Board voted to approve the demolition by a vote of 3-2 (see Attachment C: Excerpt from LPAB Hearang Minutes, July 11, 2001). Despite receiving Landmarks approval, the demolition was naver executed. DESCRIPTION The buildmg at 1928 6`h Street is a 1,219-square-foot, smgle-story commercial building located on 6`h Street between Pearl and Canyon, immediately north of the Lynton Alley. Although the property has historically been used for commercial purposes, it is located in a mixed-density residential zoning district. The lot is considered non-standard in that it does not meet the Memo to the Landmarks Preservation AdwsorM Board Re Individual Landmark Designation, 1928 6 Street minimum lot size requirements for the MXR-E zoning district. In addition, the front portion of the building extends approxtmately 7' into the public right-of-way along 6`s Street. The bmlding has experienced several alterations and additions since its ortginal construction in 1899. The original butlding consisted of a 545-square-foot, front-gabled brick masonry structure with awood-frame "false front" on the 6th Street (west) elevation. Based on early Sanborn maps of the area, it appears an addition to the north elevatton was constructed by 1906, and expanded by 1931. In the early 1970s, the original wood-frame false fronton the west elevatton was covered with corrugated metal siding The storefront doors and windows on the west elevation are not original to the building. The rear elevation features a door with radiating arch voussoirs, and horizontal wood lap stding in the gable end. The shed-roof addition to the north of the ortginal structure features a variety of stding materials, including corrugated metal, wood lap siding, and rolled asphalt sheathing on the rear. There is a double-hung window on the east elevatton of the addrtron, and two double-hung windows on the north. Attached on the northeast corner of the building are small storage units with vertical plywood panel doors. The butldmg'was originally constructed at street level. In 1980, the grade of 6th Street was raised by approximately 3' to correct for drainage and flooding problems m the area. As a result, the finished floor elevation of the butlding is currently located approxtmately 3' below street grade, with a "sunken" sidewalk providing access to the front entrance. SIGNIFICANCE The following is the result of staffls research on the proposed landmark relative to the significance criteria for mdrndual landmazks adopted by the Landmarks Board on September 17, 1975 (see Attachment D: Significance Criteria). The Landmarks Board uses significance criteria m deterrntmng rf a building conforms to the purposes and standards of Sections 10-13-1 and 10-13-3 of the Historic Preservation Code, B.R.C. 1981. Historical Significance: The building located at 1928 6rh Street is lustorrcally significant under criteria 1, 2, and 3. 1. Date of Construction: 1899. 2. Association with Historical Persons or Events: This property rs associated the blacksmith, wagon-making and automobile repair trades, which were important in the early development of Boulder's economy. The butlding is associated with William H. Pool, an early Boulder blacksmith and wagon maker, and his son Harvey E. Pool, an early Boulder bicycle and automobile mechanic. 3. Distinction in the Development of the Community: This butlding is located rn and characteristic of the former town of West Boulder. Elaboration: This building rs located to the former town of West Boulder, platted in 1874. The town was roughly bounded by 3`d Street on the west, 10th Street on the east, Front (Walnut) Street on the south, and Spruce Street on the north (see Attachment E: West Boulder Plat Map). Incorporators of the town included Jonas Anderson Jr., Harriet D Smith, Errc J. Anderson, Frederick A. Squires, Charles P Chedsey, Wtlltam G. Cook, and Willamette Arnett, all of whom had landholdings in the newly incorporated area The creation of the town was precipitated by 2 Memo to the Landmarks Preservation AdwsorM Board Re Individual Landmark Designation, 1928 6 Street the growth Boulder experienced in the 1870s and the construction of two razlroads serving Boulder. The neighborhood developed as a mixed azea of industrial, commercial, and residential buildings. Eazly businesses included the J W. Develine Machine Shop and Foundry at the southeast corner of Ninth and Peazl and the German Hotel in the 900 block of Pearl Street. By 1890, a freight depot was located on Canyon between Ninth and Tenth Streets. By the 1900s, grocery stores, markets, and boarding houses had been erected along West Pearl Street. The residents of West Boulder included professionals, businessmen, and laborers. Many of the residents worked m construction, mining, and blacksrnithing.i The historic Sanborn Maps show this block of West Boulder to be a inixture of commercialhndustnal use and residential buildings, although the largest building on the block, the "Colorado Sampling Works," is shown as "dilapidated" and closed from 1900 through 1910. The subJect property was originally part of the lazger property at 602 Pearl Street. The first owner of 602 Pearl was Jonas Anderson Jr., who sold the property in 1874, the same year he was involved with the incorporation of West Boulder. Subsequent early owners were Ezra Barker and Martha Berkley, Frank Bolton, Horace Booth, and C M. Holbrook and Nelson J. Bliss A house was built at 602 Pearl befween1874 and 1884, by Ms Barker and Ms. Berkley or by Mr. Bolton, but was later demolished. William H. Pool bought the house and its lot in 1890 William and Hulda (or possibly Hilda) Pool came to Boulder from Missouri in 1886, when Mr Pool was 49. He immediately set up shop as a black- smith. In 1899, he relocated his shop from 1945 Broadway to a new building at the rear of the 602 Pearl Street property. The shop cost $300 to build 2 The City Directory first lists 1928 6`h Street as a separate address in 1901 (one of ten black-smith listings m that edition), Five generations of the Pool faiiiily, counterclockwise from far nght and in 1904 identifies the William, Hulda, daughter Fannie Osborne, granddaughter Ella Ferguson, business as W.H. Po01 and great-granddaughter Fannie Willunson, and great-great-grandson Joseph Son, Blacksmiths. Wilkinson, Jr. (Daely Camera, 1914) According to the Sanborn Maps, an addition to 1928 6'h was constructed by 1906 as a wagon shop, followed by a smaller addition to the south that lasted from 1910 until 1922 (see Attachment F. Sanborn Maps). In 1914, at the age of 77, Mr. Pool was still working out of the shop behind his house. iBoulder Survey of Historec Places, 1988 z Sanford Charles Gladden, Improvements m Boulder, Colorado through 1901 (published 1984) 3 Memo to the Landmarks Preservation Advisor Board Re Individual Landmark Designation, 1926 6 Street Harvey E. Pool, the son of W.H. Pool and Son, was born in Moberly, Mlssouri, in 1876. At age sixteen, he was working at the Franklin Machine Works, and at 22, he had his own bicycle shop. He built what may have been Boulder's first automobile in 1904.3 It is unclear for how long he was In partnership with tits father, but he purchased 1928 6`k Street in 1916, which was by then listed as a garage, evidence of the Increased business derived from auto repair. From 1906 to at least 1908, he and his wife Florence lived behind his parents at 613 Walnut Street. During World War II, he worked at Standazd Machine Works and Western States Cutlery. He died in 1943. Florence died in 1979. Harvey Pool sold the "blacksimthing and auto reparringi4 shop to his wife Florence for $1000 in 1918, although tits business remained there until at least 1921. The building passed on to Public Trustee Thomas Mltchell in 1923 The Sanborn Map from 1930 indicates that the north addition had been increased m size slightly. There is no listing for 1928 6`I' Street between 1923 and 1930, but in 1923, Howard and Louiza Jolliff lived In the house at 602 Pearl, followed by Orlte and Budget Powell from 1926 until 1943. The 1930 City Directory lists Mr. Powell as having operated an auto repair shop out of 1928 6a', which he did until at least 1936. The shop appears to have sat vacant for over a decade, during which time It was passed among a succession of owners not necessarily coinciding with the owners of 602 Pearl, though Robert and Lessie Hicks owned both properties from 1946 to 1949. The next business to occupy the building was Carl's Cabinet Shop, from as eazly as 1951 until 1971. In 1969, a building permit was issued to "take down and reset (the) double brick wall" due to wind damage. Oliver Clark purchased the building in 1970, and may be responsible for the application of the corrugated metal siding now present on the west elevation, though no permit is available to confirm this. His company, Clark Aluminum Products, occupied the building from 1972 - 1977. The siding was cleazly present In 1980, when a daily Camera article concerning the change of street elevation featured a photograph showing the siding (left). ' Daily Camera obituazy, October 5, 1943 Crty of Boulder Business Directory, 1918 4 Memo to the Landmarks Preservation Advlsor~ Board Re Individual Landmark Designation, 1928 6 Street Beginning m 1977, Mr. Clark leased the property to the Housewarming Group, which operated the Housewarming Stove Company store there. In reaction to the Big Thompson Flood of 1976 and a subsequent reassessment of the flood potential of Boulder Creek by the Army Corp of Engineers, the U.S Department of Housing and Urban Development required that the city provide more flood protection for slow-income housing project then under construction nearby In 1980, the city responded in part by raising the level of 6`h Street approximately three feet in front of the subject burlding.5 In 1981, the building saw a new owner, Gerard Fallon, and a new tenant, Boulder Screen and Sash In a remarkable coincidence, swimming pool dealership Mr. Pool Sales Service & Design operated out of the building from 1994 -1997, bringing William Pool's old blacksmith shop full circle. Architectural Significance: The building located at 1928 6`h Street is architecturally significant under criteria I and 4 1. Recognized Period or Style: Intact, though altered, example of False Front Commercial Block 4. Example of the Uncommon: Extant false-front commercial buildings are raze in Boulder. ` Elaboration: This building is a variant of a "one-part commercial block" as defined by Richard Longstreth in The Buildings of Main Street (2000). A one-part commercial block has only a single story, which is treated much as the lower, storefront zone of the two-part commercial block. This type of commercial burlding developed during a penod of rapid urban growth across America m the mid-19th century. One-part commercial buildings were mexpensrve to build and catered to the increased demand for retail goods and services. A sub-type of the one-part commercial block rs the false-front commercial block False-fronts provided a sizable wall above the storefront for signage and advertising. It also made the facade appear larger and more urban than would otherwise be the case. False-front arrangements were especially common to small, wooden buildings erected during the second half of the 19`h century to serve neighborhoods and create the commercial core of growing towns. Their form, which was free- standing and capped by a gable roof, is linked to earlier one-story shops of the 18`n century; their facade design is more closely tied to commercial practices of the late 19`h century. It is important to note that the term block refers to the basic rectilenear form of the building. In the case of the false front commercial block, block indicates the commercial block arrangement of the facade and the impression of a block form implied by the parapet of the false front. False-front commercial buildings are rare in Boulder, due to the fact that many were replaced b~ more substantial, multi-floor masonry buildings in the early 1900s. The building at 1928 6` Street is unusual m that it combines masonry construction on the side and rear elevations, and wood-frame construction on the front facade. Based on research by the current owner, staff believes that portions of the original wood-frame false front are still intact behind the existing corrugated metal storefront sideing. The current owner plans to remove the metal siding and restore the original wood-frame facade. s Daryl Gibson, "Building Snafu Leaves Stove Vendor in Slump," Daily Camera, May 1, 1980 6The Buildings of Mam Street, Longstreth, 2000, A Guide to Colorado Architecture, Peazce, 1983 5 Memo to the Landmarks Preservation Adwsor~ Board Re Individual Landmark Designation, 1928 6 Street Staff believes the burlding is archrtecturally significant as a rare example of the false-front commercial block form. Character-defining features include the original gabled roof form, the back masonry side and rear walls, the arched rear door, and the basic form of the original wood- frame false storefront wall. Environmental Significance: The property located at 1928 6`h Street is environmentally significant under criterra 2, 3 and 5. 2. Compatibility with Site: This building rs compatible to its alley locatron in terms of scale, massing, placement and use. 3. Geographic Importance: This building is one of the few remazning small commercral buildings in the West Pearl area. 5. Area Integrity: Thrs burlding would contribute to a potential expansion area of the West Pearl Hrstorrc Drstrrct as defined by the 2000 Update to the Boulder Valley Comprehensive Plan. Elaboration: The burlding rs located on 6s' Street near the alley between Pearl and Canyon, and is compatible with its site in terms of scale, massrng and placement. This area of Boulder was historrcally infixed-use in character with a combination of residential, commercial and mdustrral structures. This burldrng is one of the last small commercial burldings in thrs area and is an established visual feature of the community. The building adds to the diversity of structures found in the West Pearl area. Thrs building is located in an area which has been determined by the Landmarks Preservation Advisory Board to have the potential for local historic district designation, as part of an expansion area of the presently designated West Pearl Historic Drstrrct. The area is primarily residential in character, although some commercial buildings are scattered throughout the neighborhood rn keeping with the historic mixed-use character of the neighborhood. Although the inventory survey of 1988 characterizes this building as not contributing to a National Register Historic District, it would contribute to a local historic district. SIGNIFICANCE SUMMARY The buildrng at 1928 6`h Street is 1) historically significant for its association with the blacksmith, wagon-making and automobile repair trades, which were important m the early development of Boulder's economy; 2) architecturally significant as a raze, though altered, example of a small false-front one-part commercial block; and, 3) environmentally significant as contributing to a potential expansion to the West Pearl Historic District. Character-defining features of the building include the original gabled roof form, the brick masonry side and reaz walls, the arched rear door, and the basic form of the original wood-frame false storefront wall 6 Memo to the Landmarks Preservation Advisor Board Re Individual Landmark Designation, 1928 6 Street RECOMMENDATION Staff recommends that the Landmarks Board recommend to City Council that the building and its site located at 1928 6`I' Street (as shown m Exhibit A) be designated as an individual landmark under the City of Boulder's historic preservation code, adopting the staff memorandum detailing the significance criteria as findings of the Board. Staff recommends that the building be named the W H. Pool and Son Blacksmith Shop, based on the "Guidelines for Names of Landmarked Structures and Sites" adopted as administrative regulation in 1989. (see Attachment G: Guidelines for Names of Landmarked Structures and Sates) EXHIBITS Exhibit A: Proposed Landmark Site ATTACHMENTS Attachment A: Landmark Application Attachment B: LPAB Demolition Memorandum Attachment C' Excerpt from LPAB Heazing Minutes, July 11, 2001 Attachment D. Significance Criteria Attachment E• West Boulder Plat Map Attachment F. Sanborn Maps Attachment G Guidelines for Names of Landmarked Structures and Sites Attachment H: Existrng Condrtions Photographs 7 EXHIBIT A: PROPOSED LANDMARK SITE ,.. ~' _f PEAR S~R~~'! ~`1. 1~ ~1 ~_"_ ,;~, ...... • 3 .:::....... ~a ::. .~in.t3 L'ltl ~ , va.ttn~it~i~ •7; 1928 3i!Eii i~f~?3!le - 1. ~YN/~ ... , i .. ' •• . .... .... I . .. ..... .~ ~~:. •~;..... ..~.. i.~.. .. .... i:.. .. . .. .... .... m a CANYON LEGEND ~'~ Bwldtng Footpxtnts C~ Ownexslup Parcels 1:801 N "'~r`%~ MepLlnk City of Boulder GIS TLe Wbtmvnan depicrd on dw map tv pmnkd u gmpfucal aprtvmmmn ody The Gty of BoWdct provtdce no wamnry, c:pmveed avimphcd, u m dic acrncv y and/or complevncee of the ud'atmamn conmmcd hvcon _ ~ r_;Y ~ ~ ~ '-' "' ATTACHMENT A ~ r ~l_~ ~ ~ Application for Individual Landmark Name of Building: ~~IU f Y f ~'~'i ~JI ; II t-t2~,1_ Date: -t~~ 1 I ~ , L'~1/ =~ /~~r / I Address: (1 ~ / ~!~ ` (',~ _"' 1 ~1` ~1,t' ~.t'~ ~0~- ~ ~2 W.~Y~ ~U'.T ~ l~~~r> V Ownerlsl: ~-~Yc1~' ~~I~;~"~14.,, Phone:~"%'-~~^~`~~~ ,~iJ~Y~ Addresstesl: L'JJ~ '-1~1~~,' ~~~ '~~ Applicant: ~~ li'!V` ~~~ ~C,/~~t,~~~~ltl,(•~ JFyC~ P~ Phonc: Vw~~ -~'`'~ % (~, Address• t~;(Y'j (~7N ~ ~ r Date of Construction: ~ ~ ~ J ~' Tvue of Construction: ~ll'~ ~ 1', l; r 1.i ~ i ~ ; ~~ ~ ~ ~~ ^~ ~ ~ ~ ~ Architectural Style /Period: J~ ri~~t~l'~ / ' ~7Y OL ~' nI lip Architect /Builder: ~ ~ Id~~ ~{ , I ~ 1 i ~ i TI 1 Condition of Exterior: ~(~~ { I" /~ y ~~1 ~ IV~ i I~` ~nS/ail ~"• l~lr(1 (./.G^'~~f ~~ 1^^~C~j I~~~~"~ ~I(~U~(a n Additions /Alterations to Exterior: il5l (~t~ll1~' ~" ' ~~~"~~• ~~~~" i ~^{~."E t1~I~1;1- ~'^ ~'~-i','Y ~~ ~t'+~' f+11'~u ar r c ~ (~t r.~ c ~1t~r: ~~ nlt,r~;~i^~,,,: ,~ r,r fV~uy~l r j Date of Alteration(s) /Addition(s): ,~. y v .~-._,~ ~^ ~ rI ~7i 1-fF, ~„,, - ~ v ~^ ~ , Please attach a copy of the legal description of the property. Fee $25 (if applicable) ' A filing fee of $25.00 is required to file an application for desrgnation of an mdiv~dual landmark Should the Landmarks Board imhate designation of a property or area, there is no fee involved. ~~ Signature /.y ' - - Address ~ b G/ rr'"~ j f i r ~ Designation mit~ated by ~ `-~ __ ~~ ~ 1 ~ ~ L' ~ -~ i Date , .4 certify that the informateots and exhibits herewith submitted are true and correct to the best of my knowledge. ATTACHMENT B MEMORANDUM July 11, 2001 TO• FROM: SUBJECT: STATISTICS Landmarks Preservation Advtsory Board Ruth McHeyser, Dtrector of Long Range Planning Deon Wolfenbarger, Planner Public hearing and consideration of a demolition permit application for the structure located at 1928 6`" Street, pursuant to Section 10-13-23 for buildings over fifty years old. Owner/applicant: Gerald Fallon 1 Srte: 2. ~ Zoning 3. Owner: 4 Apphcant• 1928 6th Street LR-E (Low-Density Residential Established) Gerald Fallon Gerald Fallon The demolition permit provision m the Historac Preservatton Ordinance was adopted for the purpose of reviewing perrnit apphcarions for demolition of non-landmazked burldmgs that are over fifty years old or recognized as structures of merit. The purpose of the review is to prevent the loss of burldmgs that may have historical or architectural significance, or to provide the nine necessary to initiate designation as an individual landmark or to consider alternatives for the building (see Attachment A: Sectzon 10-13-23). On June 6, 2001 the Planning Department received a demolition permit application for the structure located at 1928 6th Street. The application has been reviewed by the Landmarks design review committee who referred the permit to the Landmarks Board for a public heazmg based on the design review committee's finding of probable cause to believe that the building may be eligible for designation as an individual landmark, as•required by the Historic Preservation Ordinance (see Attachment B: Permit/Initial Review Application). BACKGROUND This building is neither in a historic district nor locally landmarked, but is over fifty years old and is therefore subject to Section 10-13-23 of the Histortc Preservation Ordinance. The purview of the Landmarks Board is to look specifically at the demolition request and not at the issue of what may or may not replace the building The site is located on the east side of 6s' Street on the alley between Pearl Street and Canyon Boulevard The neighborhood has been determined by the Landmarks Board to have potential for inclusion m a proposed expansion of the West Pearl Historic District, a locally designated historic distract. (See Attachment G• Deszgnated & Elzgzble Historic Distrzcts) The applicant, ATTACHMENT B Memo to Landmarks Preservation Advisory Board 7/11/01 Re• 1928 6"' Street - Demolition Permit who owns the south 50' of Lot 6, Block 61, West Boulder Addition, proposes to demolish the one-story commercial building. (see Attachment C: Existing Site Plan). SIGNIFICANCE The following is a result of staffs research on the property relatrve to the sigmficance criteria for individual landmarks adopted by the Landmarks Board on September 17, 1975 (see Attachment D. Significance Critena). HISTORICAL SIGNIFICANCE: Date of construction: pre-1900; additions c. 1930/1950s (Source. Boulder County Assessor's Records; Sanborn Frre Insurance Maps; Historic Building Inventory Form, Front Range Research Assoc ,Inc , 1988) 2. Association with historical persons or events: Due to lack of early historical records, the exact construction date of this bwldmg is unknown It was probably constructed sometime between 1887 and 1900. The 1900 Sanborn Map (the earliest to cover this area) indicates a small masonry building with frame front located at the rear of lot 6, block 16 in the West Boulder Addition, while an 1887 "Map of Boulder, Colorado" shows only the house on the lot. The warranty deed prior to 1887 was for the sale of the property in 1884 by Horace Booth to C,M. Holbrook & Nelson J. Bliss for $500. In 1890, Holbrook & Bliss sold the property to W. H. Pool, again for $500 Accordrng to city directories and Sanborn Maps, the earliest known use of the building was as a blacksmith shop in 1900 by Pool It is therefore likely that Pool, who lived at 602 Pearl (the house on the north side of the lot), constructed the shop sometime between 1890 and 1900. (Source: Sanborn Fire Insurance Maps; Boulder County Assessor's records) William H. Pool and his wife Hilda came to Boulder from Missouri in 1886. He practiced as a blacksmith since that time, as well as a wagonmaker. In 1901, there were ten blacksmiths in Boulder. By 1913, the profession was listed in two separate categories m the city directories -four as blacksmiths, and five listed under horse shoers. Harvey E Pool Ioined his father in business by 1913 The Sanborn Map from 1906 shows an addition on the north of the blacksmith shop which housed a wagon shop By 1910, a very small addition to the south (possibly a porch) was added; this addition lasted through at least 1922. Although the Sanborn Maps show that the use of the building remained a wagon shop on the north, and blacksmmth shop on the south through at least 1922, by 1916, the city directories listed the site as a garage William Pool sold the property to Harvey at this point, and was no longer involved m the business. The 1916 city directory shows Florence and H.E. Pool as proprietors of an auto repair shop This is reflected in the 1931 Sanborn Map, although the city directories through 1928 have no listing at this address. Orlie E. Powell is listed as the proprietor of an auto repair shop on the site from 1930 through at least 1946 Orlie and his wife, Bridgie, moved to Boulder in 1916 from Longmont The 1931 Sanborn Map shows that the north additron which formerly housed the wagon shop appears to have increased m size, perhaps when the Powells took over the ATTACHMENT B Memo to Landmarks Preservation Advtsory Board 7/11/01 Re: 1928 6s' Street -Demolition Permit busrness. Additionally, the small shed at the southeast corner of the lot was demolished, and replaced by another shed which extended over the property lrne at the northeast corner. (Source: Sanborn Frre Insurance Maps; city directories; Daily Camera clipping files) Carl's Cabinet Shop was the next long-term business located at the site. They operated here from 1951 through 1971. In 1969, Carl's Cabinet shop applied for a permrt to "take down and reset double brick wall" due to wrnd damage. The permrt was granted for the work since rt was restoring the building to its original condition, as the lot was non- conforming by city standards at this time. From 1972 through 1977, Clark Aluminum Products operated from the building at 1926 6's Street No hrstoric photographs have been found to date, so II rs unknown when the wood false front was covered with aluminum. (Source. City Directories; City of Boulder building permits) 3. Distinction in the development of the community of Boulder: This building rs located in the former town of West Boulder, platted rn 1874 The town was roughly bounded by Third Street on the west, Tenth Street on the east, Front (Walnut) Street on the south, and Spruce Street on the north Incorporators of the town of West Boulder included Jonas Anderson Jr., Harriet D Smith, Ertc J. Anderson, Frederick A Squires, Charles P. Chedsey, William G Cook, and Willamette Arnett, all of whom had landholdings in the newly incorporated area. The creation of the town was precipitated by the growth Boulder experienced in the 1870s and the construction of two railroads serving Boulder The neighborhood developed as a nuxed area of industrial, commercial, and residential buildings Early businesses included the J.W. Develrne Machine Shop and Foundry at the southeast corner of Ninth and Pearl and the German Hotel rn the 900 block of Pearl Street By 1890, a freight depot was located on Canyon between Ninth and Tenth Streets By the 1900s, grocery stores, markets, and boarding houses had been erected along West Pearl Street. The residents of West Boulder included professionals, businessmen, and laborers Many of the residents worked in constrnctron, Honing, and blacksmithing (Source: Boulder Survey of Hastorrc Places, 1988) The hrstoric Sanborn Maps show this block of West Boulder to be a mixture of commercral/rndustrral use and residential buildings, although the largest burldrng on the block, the "Colorado Sampling Works," is shown as "dilapidated" and closed from 1900 through 1910 4. Recognition by authorities: The 1988 field assessment on the Historic Buildrng Inventory Form indicates that this building is not individually eligible for the National Register of Historic Places, but does assess its eligibility as local landmark. In the significance section, rt does note that the Buildrng represents a "type, period, or method of construction," and states that "although the facade of this building has been covered with non-historic siding, rt rs an example of one of Boulder's few remaining false front buildings and is associated with the blacksrrrrthrng trade. (Source: Historic Buildrng Inventory Form, Front Range Research Assoc., Inc., 1988) ARCHITECTURAL SIGNIFICANCE: 1. Recognized period/style: Tlus burldrng rs a variant of a "one-part commercial block" as ATTACHMENT B Memo to Landmarks Preservation Advisory Board 7/11/01 Re: 1928 6`h Street -Demolition Permit defined by Richard Longstreth m The Buildings of Mam Street (2000). A one-part commercial block has only a single story, which is treated much as the lower zone of the two-part commercial block. This type of commercial building developed during the mid- 19th century and was soon a common feature in towns and cities. It proliferated because of the rapid growth in communities during the Victorian era. By catering to the growing demand for services, these buildings could generate income even though they represented a comparatively small investment. Most one-part commercial blocks constructed durrng the 19's century were used as retail stores. A sizable wall often existed between windows and the cornice, which provided a place for advertising. It also made the facade appear larger and more urban than would otherwise be the case. A sub-type of this building type is a false-front commercial block False-front arrangements were especially common to small, wooden buildings erected during the second half of the 19`h century to serve neighborhoods and create the commercial core of growing towns. Their form, which was free-standing and capped by a gable roof, is linked to earlier one-story shops of the 18`h century, their facade design is more closely tied to commercial practices of the late 19`s century (Source: The Buildings of Main Street, Longstreth, 2000; A Guide to Colorado Architecture, Pearce, 1983) The false-front commercial building at 1928 6's street is a variant of this style in that its rear and side walls were constructed of brick with a frame false-front The false front, which extends into the public right-of-way, is currently covered with aluminum siding' The false front presents an appearance of a taller commercial building, while hiding the easier-to-maintain gable roof. The ground floor is set beneath the street grade, which at one time was level with the building. The doors and windows on the front (west) elevation are not historic. The entry door on the original portion of the building has a centered single glass sash door flanked by sidelights of equal width. In turn, the entry is flanked by single sash rectangular windows The north addition also has a centered door flanked by windows The south brick wall of the original building appears to have been rebuilt, as rt is laid m a running bond with brick of differing color than that found on the rear, which is laid m common bond. There is a rear door with a radiating arch voussoirs. At the rear (east) gable end, there is a small double-hung window at the attic level. The addition to the north has a shed roof which extends the plan of the original roof. It is covered in wood lap siding on the north, and rolled asphalt sheathing on the rear. There is a double-hung window on the east elevation of the addition, and two double-hung windows on the north. Attached on the northeast corner of the building are small storage units with vertical plywood panel doors. 2. Architect or builder of prominence: Unknown. 3. Artistic merit: n/a. 4 Examples of the uncommon: False-front commercial bwldmgs are rare m Boulder due to their inexpensive construction and the pattern of commercial redevelopment that has 'There is no data to indicate the date that the aluminum siding was applied. ATTACHMENT B Memo to Landmarks Preservation Advisory Board 7/11/01 Re. 1928 6°' Street -Demolition Permit occurred near the commercial core. Their scarcity is worthy of further investigation. Indigenous qualities: n/a ENVIRONMENTAL SIGNIFICANCE: 1. Site Characteristics: The front elevation of the building extends into the right-of-way of 6`h Street Since the street grade is higher than the first floor of the building, there is a sunken sidewalk with upper iron railing in front of the building. There is paved parking to the rear 2. Compatibility with site: The building is located on 6`s Street near the alley between Pearl and Canyon, and is compatible with its site in terms of scale, massing and placement. This area of Boulder was historically infixed-use m character with a combination of residential, commercial and industrial structures - 3. Geographic importance: This burldmg is one of the last small commercial buildings m this area and is an established visual feature of the community The burldmg adds to the diversity of structures found in the West Pearl area. 4. Environmental appropriateness: The building is located in a residential neighborhood with other buildings similar m scale, character, and period of construction. The context is historically one of mixed-use structures. 5 Area integrity: 1928 6`s Street is located m an area which has been determined by the Landmarks Preservation Advisory Board to have the potential for local historic district designation, as part of an expansion of the presently designated West Pearl Hrstoric District. It is primarily residential m character, although some commercial buildings are scattered throughout the neighborhood. This building is an example of the continuity of the mixed-use character of the West Pearl neighborhood since before the turn of the 20s' century. NEIGHBORHOOD COMMENT Staff has received a phone call from the attorney representing the tenant, with questions about what was planned for the site. PRESERVATION ORDINANCE The Historic Preservation ordinance states that the landmarks board shall consider and base its decision based upon any of the following criteria [10-13-23(f)]: (1} "The eligibility of the building for designation as an individual landmark consistent with the purposes and standards m Sections 10-13-1 and 10-13-3, B.R.C. 1981; ATTACHMENT B Memo to Landmarks Preservation Advisory Board 7/11/01 Re• 1928 6~' Street -Demolition Perrmt (2) "The relationship of the building to the character of the neighborhood as an established and definable area; (3) "The reasonable condition of the building, and (4) "The reasonable projected cost of restoration or repair. "In considering the condition of the buildrng and the projected cost of restoration or repair as set forth in paragraphs (3) and (4) above, the board may not consider deterioration caused by unreasonable neglect " DECISION OF THE BOARD If the Landmarks Board finds that the budding to be demolished does not have historical sigmficance under the criteria set forth above, the city manager shall issue a demolition permit. If the Landmarks Board finds that the building to be demolished may have historical sigmficance under the criteria set forth above, the application shall be suspended for a period not to exceed 180 days from the date the permit application was filed [Section 10-13-23(f)] - ANALYSIS Staff believes that the building may be eligible as an individual landmark given its association with an early Boulder blacksmith, W.H. Pool The blacksinithing trade was once a common occupation for residents of West Boulder. It is additionally a rare example of a late 19`s century false-front commercial block building The scarcity of this property type m Boulder mitigates the non-ongmal siding material Additionally, removal fo the aluminum siding on the false-front may reveal historic siding material which might change the evaluation of the building's level of integrity. Lastly, the Landmarks Board has recently determined that this area has the potential to be included in a potential expansion of the existing West Pearl local historic district. This building would be a contributing element to a potential expanded local district. Due to the non-conforrmng site, any redevelopment of this property would require a discretionary review Typically in this type of review, a requirement for redevelopment is submittal of a landmark application for any potentially eligible historic building. Due to the constraints on this particular site, it is unlikely that a full demolition would be allowed anyway. A stay period would provide the time necessary to explore alternatives to demolition, including consideration of initiation of mdrvidual landmark designation and/or incorporation of the building into a redevelopment proposal. Landmark designation would provide the opportunity for a rehabilitation project to take advantage of the state preservation investment tax credit program, while allowing for appropriate additions to the rear. FINDINGS Staff recommends that the Landmarks Board adopt the following findings: • The building to be demolished may have historical significance based on the following. 1 The buildrng may be eligible for individual landmark designation m that (a) the building is associated with an early Boulder blacksiith; ATTACHMENT B Memo to Landmarks Preservation Advisory Boazd 7/11/01 Re 1928 6w Street - Demolition Permit (b) the building may be a rare example of late 19`h century false-front "one-part commercial block" in Boulder; and, (c) the building may exemplify the inixed-use chazacter of this area of Boulder at to the turn of the 20`h century, and contribute to a potential histortc district PLANNING DEPARTMENT RECOMMENDATION The Planning Department recommends to the Landmarks Board that it issue a stay of demolition for the building located at 1928 6th Street, for a period not to exceed 180 days from the day the permit application was filed, adopting the staff memorandum with the findings as listed above, to order to further explore alternatives for the building. Staff encourages the applicant to consider landmark designation of the structure and incorporation into the redevelopment plans for the site. A 180 day stay period would expire on November 3, 2001 Should the Board choose to issue the demolition permit, or tf the permit is allowed to expire, staff recommends that a condition of issuing the perimt be that• prior to the issuance of the demolition permit, the applicant shall provide two sets of the following documentarion, provided to the Crty of Boulder Carnegie Library and the Colorado State Historic Preservation Office and recorded at HABS/HAER "Documentation Level I," as defined by the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (Russell, HABS/HAER Standards, 1990)• (1) Drawings: a full set of measured drawings depicting existing or histortc conditions, fully annotated with architectural details and materials indicated. (2) Photographs: black & white photographs with large-format negatives of exterior and interior views; photographic copies of select existing drawings or historic views where available (3) Written data• architectural description (including interior) ATTACHMENTS: ATTACHMENT A: Historic Preservation Ordinance, Section 10-13-23 ATTACHMENT B: Permit/ Initial Review Application ATTACHMENT C. Existing Site Plan ATTACHMENT D: Significance Criteria ATTACHMENT E: Historical Background Information ATTACHMENT F: Existing photographs ATTACHMENT G. Designated & Eligible Historic Districts S•\I'LAN\data\Comdev\HISTiGEN\Demos\6[h 1928\1928-6th mein wpd ATTACHMENT C Public hearing and consideration of a demolition permit application for the structure located at 1928 6th Street, pursuant to Section 10-13-23 for buildings over fifty years. Owner: Mr. Gerard Fallon Mr. Gehr gave an overview of the public hearing process and then asked that board members reveal any ex-pane contacts they had regarding this item. Mr. Balance and Ms. Rosall saw the item at design review. No other board members had any contacts. Ms. M~ swore m those people wishing to speak to the item. Staff Presentation Ms. WolfenbarQer reviewed the staff memorandum and showed slides of the property. She handed out a photo from 1895 showing the Poole blacksmith shop at a different location, thereby verifying that thrs building was built after that trine. Gerard Fallon, 1564 Bison Drive- mentioned problems with some statistics in the staff memo, rncludmg the wrong zoning listed as LR-E but rs actually MXR-E. He also mentioned that rn 1979 there was a major alteration to the building when the City raised 6`h street for flood mitigation, leaving his building far below the street level. As for the architectural significance, he thinks that the north and east windows are non-historic replacements and that the double-hung window on the east gable rs also new. As for the environmental significance, he does not agree that rt rs a "visual feature of the community" and thinks this is a very subjective comment To him, the building rs an eyesore His opinion is that most people in the neighborhood will not rxuss rt. There's only been one call against it. In general, because of the major alterations, there is little historical reason to keep it It would be impractical to take on a restoration project. For all these reasons, he asks that it not be designated. Nan Johnson, Current Planner, said that during apre-application meeting she had with the applicant, she discovered that the building rs non-confornng, has anon-standard use, and is on a non-conforming lot Furthermore, the building does not meet setbacks. She explained that there are provisions m place to deal with these types of situations. Ms. Rosall opened the public hearing. Public Hearing Dan Lewitt 730 Lincoln Place, tenant of the property m question, requested that rf the board issues a perrmt, they allow him to finish his lease on Jan 31, 2002. ATTACHMENT C Ms. Ramsev, representing Historic Boulder, said her organization supports the staff recommendation. This is a rare example of a false front historic building. bet's explore alternatives. Board Motion Ms. Durgin made a motion to allow demolition, stating that she thinks major alterations have changed it. It doesn't meet the criteria for landmarking. She hopes that the applicant will honor his lease with his tenant, although that is not part of the board's purview. Mr. Stutsman seconded the motion. Mr. Balance said this is a difficult decision for him. The more he looked, the more he wondered if it could be a landmark. However, it is very old and representative of Boulder's industrial side. He as concerned that the mutilation of the front elevation changed the building. However, before alternatives are explored, he cannot allow a demolition. Therefore, he won't support motion. Mr. Rosall said she won't support the motion The purpose of a stay is to do more exploration of alternatives and try to determine the buildings true importance for Boulder. She requested that those from the public who are interested in the building submit any further information they might have. Ms. Egger said it is difficult to make a decision on this one. There is something charnung about it and its history However, it's been substantially altered and the grade change in the front is extremely problematic. Therefore, she will support the motion. Mr. Stutsman said he doesn't see how to deal with the grade issue on the front Therefore he will support the motion. Mr Balance agrees with Mr. Stutsman, but thinks the stay of demolition is worth it He thinks there may be a way to resolve the issue and the building is worth taking this time The building really says "Boulder." Ms. Wolfenbarger reminded the board that if the demolition is approved, there will be discretionary site review conducted by the current planning division. Ms. Durgin said that because the City was responsible for changing the grade of the street in front, the applicant should not be required to take on this hardship. Vote The board voted 3-2 to support the motion to issue a demolition permit for the structure at 1928 6`h street. ATTACHMENT C Ms. WolfenbazQer reminded the board that there is no requirement for documenting the building prior to the demolition Ms. Durgin made a motion that, prior to the issuance of the demolition permit, the applicant shall provide two sets of the following documentation, submitted to the City of Boulder Carnegie Library and the Colorado State Historic Preservation Office and recorded at HABS/HAER "Documentation Level I," as defined by the Secretary of the Interior's Standards and Guidelines for Architectural and Engineering Documentation (Russell, HABS/HAER Standards, 1990)• (1) Drawings: a full set of measured drawings depicting existing or historic conditions, fully annotated with architectural details and materials indicated. (2) Photographs. black & white photographs with lazge-format negatives of exterior and interior views, photographic copies of select existing drawings or historic views where available (3) Written data: architectural description (including interior) to include this Ms. Ei?eer seconded the motion. Vote The board voted unanimously to support the documentation requirements The board took afive-minute break. ATTACHMENT D Landmark Preservation Advisory Board Adopted 9/17/75 Secretary to the Boazd SIGNIFICANCE CRITERIA Individual Landmark September 1975 On September 6, 1974, the Ctty Council adopted Ordinance #4000 providing procedures for the designation of Landmarks and Histonc Distncts m the Ctty of Boulder. The purpose of the ordinance is the preservation of the City's permitted cultural, hrstonc, and architectural heritage. The Landmarks Boazd is permitted by the ordinance to adopt rules and regulations as tt deems necessary for its own organization and procedures The following Significance Cnteria have been adopted by the Board to help evaluate each potential designation in a consistent and equitable manner. Histoncal Sit>nificance The place (building, stte, area) should show character, interest or value as part of the development, hentage, or cultural charactenstres of the community, state or nation; be the site of a hrstonc, or prehistonc event that had an effect upon society; or exemplify to cultural, political, economic, or social heritage of the community. Date of Construction. Tlus area of consideration places particular importance on the age of the structure. 2 Association with Histoncal Persons or Events. This association could be national, state, or local. Distinction in the Development of the Community of Boulder: This is most applicable to an msrituhon (religious, educational, civic, etc) or business structure, though is some cases residences might qualify It stresses the importance of preserving those places which demonstrate the growth during different time spans in the history of Boulder, rn order to maintain an awareness of our cultural, economic, social or political hentage. 4 Recoenition b~Authonties: If it is recognized by Historic Boulder, Inc. the Boulder Historical Society, local histonans (Bazker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State Histoncal Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others to published form as having histoncal interest and value. 5. Other, if applicable 04.05srgnif-indiv Page 1 of 3 ATTACHMENT D Architectural Stentficance The place should embody those distingurshing chazacteristics of an architectural type specrmen, a good example of the common; be the work of an architect or master builder, known nationally, state-wide, or locally, and perhaps whose work has influenced later development, contarn elements of architectural design, detail, materials or craftsmanship which represent a srgmficant innovation, or be a fine example of the uncommon Recognized Penod/Stvle: It should exemplify specific elements of an architectural penod/style, re: Victonan, Revival styles, such as descnbed by Historic Amerecan Building Survey Creteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkaz), The Histor~of Architectural Stvle (Mazcus/Wiffin), Architecture m San Francisco (Gebhard et al), History of Architecture (Flectcher), Architecture/Colorado, and any other published source of universal or local analysis of "style " 2. Architect or Builder of Prominence: A good example of the work of an architect or builder who is recognized for expertise m his field nationally, state-wide, or locally. Artistic Merit: A skillful integration of design, matenal, and color which is of excellent visual quality and/or demonstrates supenor craftsmanship. 4. Example of the Uncommon• Elements of azchitectural design, details, or craftsmanship that are representative of a significant innovation. Indieenous Ouahties• A style or matenal that is particularly associated with the Boulder area 6. Other, if applicable. Environmental Sienificance The place should enhance the variety, rnterest, and sense of identity of the community by the protection of the unique natural and man-made environment. Site Charactenstics. It should be of high quality m terms of planned or natural vegetation. 2. Comoatib~hty with Site: Consideration will be gwen to scale, massing placement, or other qualifies of design with respect to its site. Geoerauh~c Im~ortance• Due to its unique location or smgulaz physical characteristics, it represents an established and familiar vtsual feature of the 04.OSsigntf-mdiv Page 2 of 3 ATTACHMENT D community. 4. Environmental Appropriateness: The surroundings are complementary and/or it is situated in a manner pazticulazly suited to its function. 5. Area Inteerity: Places which provide historical, architectural, or environmental importance and continuity of an existing condition, although taken singularly or out of context might not qualify under other cntena. 6. 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A~ p L. vv ~ ~~ wM.a 9 a{ i i 1 ~_ $ ! ~ ATTACHMENT F NIOJ I ~'' r ;.....~ 4"NNP£ BTH ST. .E WRK ~.....~ 1 ~ i i /.99//9~MP7 /Nn m/ r ~i e? „: r s ~ nq m 'er~}. ~1F~ b ~ 4 y"" u,R.n ~ x Y ~y!I';-D~~-~~~ -~q r ~ 3 3 5 -- 6 l ~r~ieu Mr. / / Q ~ lz (r~D~ H I. f`.4r /~ y r, /y /'~ Y B 6 ~1r9 / ~L=FI i p ..... 5 s a ~ ~TFI ST ~ }pt /Y95 /E/ __ /9U /9U5 a u r D e Y OUNIE/ HOME /; V ~r r ' n b V~~1 ~ N O b ` r .~ D ! r ~ G . 0 z 3 , ,,a ~--- 5 9 ~ D G ,r r te EP. b% `n f- 3 6'TN ® Lvw .. y ~ ~ ~ c_ 5 9 // ~ W ~~ p,N / 9 l ! v NN ~4N ~___/ D __ Iyr ~~9 ,D / F r /Z / ~ /~i ~ P // a _. r /r60 h ;~ ~ r B { n ~ s a .~. rD / /. g c ~ T rw /I ~ H s ~, H Il ___ _a il NI i i .rr, l g ~+ r E ~ _ / ~' A 61 /9P6 xa/r a~ ~~ Mna 1918 BOULDER COLD H/ONLNNO SCHOOL Nrwr.Wr,nrw - ~,Gxe1.rF a NO 6roeuxr nwr mnr •" __ loveen NGxe He ~__- THE NHHOY LUMBER CB. ~__________________ _i r_____1 ~ c,..ux ~ iw.x..~ l _ ~ • J ONive _ _- - txwxxn ww,ux J , _ r_.._ OF/Vf c~.exn .rxxo an+~Nx. ST °~ LR CONCFNTRR~REBRO xe w.,nwwx-/M .f/ • nI Mvu (arcrwK nlWik'/~/~ x warn, ex e.. ,~ ~a°ri ~i: ~' ~: P: 'a IJI i i Ali 0~ n t 1 i ATTACHMENT F ro~ ~ ~ ~ O~ ~ ~' ~ - ~ y~ y A~ V ~' a s Wif MM MuNOFY 9 s s 1 2 9 / ~ D D J R S Mr/> -- - B Hra ~ ~ , eo C D ~~ D H ~; x ~ ~n 9 D 0 y ~r ;{ . s. 1 1 [ ~' v 7'TM+ ST. DL ~ .~ d ~ --~ LaL 9 OUNnI / HOME ~ 9admJ yY, Zt W~ i~ D ~ ,ti Q r 3 R V 4 /~ D 3 / L~ y~ 6 ' M r Z J 6il~ .~., ~ ~~ D~9 /2 x .D M1 // _y/ ® D ® A/ b Y 9 ©.. rrr 9 B D 7 ~~ ~J~ ~' ..~L_Y ya D t" ~ ~ r y ~ /a T4,~( x ~ // Lwgd~ / J /N 0 N 9 9 .+r-=rn 9'C!i H/6NLNN0 SCHOOL .x..nvmw .Nrrfwm Na i/iawv Nxirvr l~0' ST. ~~; ..` FEB,1822 ~; BOULDER Coro R, Q W 0 a a a Q i .,IYIt ,.,. H.N,w J` INN.Wi-MwlNHiDiIpHw JYONf CYf/JH/Mi/LIN[ 253 F// Mri"'f ~. .w.w.N ST. Www[ Ha 1 nI ~ b'ou it ~...afgrs I! ` 252 ~4 c h t ~l P l~ J ._ r. StR R k aH n ti J r B ~ .~ a W a gTH 7IN V su i r D ~ J r 3 ~T v ti ~ t x- r w q i 4 eJ r T I i 1• n 6 atl x M w •,xy Pw rb "YI x r ~~ 1 0 I ~/; ~ ~ ~i Q D ~ L 15 Ip..~~~8 ST ATTACHMENT F ~~,~~ a 18 i9 !HK ~ 1 .9~=.. a.~n......._~ JnN 193 BOULDER ~~ 1 i nn. 'w N // D w i • /O 1 -Tj ~ D 9 rT v r y ~/ L' D s ~ D `` rl ST 22 .FF" rv WOOD Wxa pC sr WOOr fW/LFJ~C01C /( NO 4{ 4~.'.'..°.. n{ R i an 'D D i~ _.__ 7 ~ imD !: D f: N _ _~_ __D T D ~ y w s .r D B D it ~ ,1. N l 81 gTH mf eN s, an ~r .v~ ,vr! i,_-_ r D' DI DID R i R T~ O D ~ u F N D ~ 5 j ~ J Q z 3 80 e $05 / ~~ ATTACHMENT G Adopted August 2, 1989 ~~ i / ,I~;, ~~~ ~, Secretary to the Board Admmtstrahve Regulation L Adopted August 2, 1959 GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES Puroose~ The Ctty of Boulder Landmarks Preservation Advisory Board finds tnat adoption of guidelines for the official landmark names of structures and sites designated by the City Council as City of Boulder Landmarks will provide consistency in meeting the historic preservation goals as set forth in the Historic Preservation Code (10-31-1 and 10-13-3). Criteria for Selection of Official Landmark Names: 1. The official landmark name of the site or structure should be based on one or more of the following criteria: A. Original owners, architect or bud der; B. Historically significant persons or prominent long term residents, C. A commonly accepted name; D. Original or later events or use; E. Unusual or architectural characteristic which clearly identifies the landmark, and F. The contributions of both men and women. 2. Owners requesting landmark designation for their buildings may be considered under the above criteria. In the event that the official landmark name does not include the present owners, a separate plaque containing the statement "Landmark designation applied for (date) by owners (names of owners)" will be made available at the owner's expense. ' LMNames.GDL U9 14AdmmReg-L