5A - Consideration of a recommendation to City Council regarding the designation of 700 Pearl St. asMEMORANDUM
February 7, 2007
TO:
FROM:
Landmarks Preservation Advisory Board
Susan Richstone, Acting Long Range Planning Manager
James Hewat, Preservation Planner
Chris Meschuk, Preservation Planner
Alice Gilbertson, Preservation Intern
SUBJECT: Public hearing and consideration of a recommendation to City
Council regarding the designation of 700 Pearl Street as a local
Historic Landmark (HIS2006-00260), per Section 9-11-5, B.R.C.1981.
STATISTICS:
1. Site: 700 Pearl Street (ariginally 700, 702 & 704 Peazl, and 1920 7`" St.
2. Zoning: BMS (Business - Main Street )
3. Owner: 702 Pearl Group, LLC
4. Applicant: 702 Pearl Group, LLC
5. Lot Size: 8,458 square feet
6. Date of Construction: c. 1901 and 1911
STAFF RECOMMENDATION:
Staff recommends that the Landmarks PreservaHon Advisory Board forward to the City
Council the application to designate the building and site at 700 Pearl Street as a local
historic landmark, to be named The Racket Grocery, in that it conforms with Sections 9-
11-1 and 9-11-2 of the Boulder Revised Code and that it adopt the staff inemorandum as
findings.
SUMMARY:
^ The purpose of this item is for the Board to determine whether the proposed
designation of 700 Pearl Street conforms with the purposes and standards of Sections
9-11-1 Legislative Intent and 9-11-2 City Council May designate Landmarks and Historic
Districts of the Boulder Revised Code (BRC).
On December 16, 2004, the property owner entered into an agreement with the City
of Boulder that states, "The Applicant shall submit an application to the Landmarks
Aeenda Item #SA Pa¢e #1
Memo to Landmarks Preservation Advisory Board O1 /03/07
Re: 700 Pearl Street - Landmark Designation
Preservation Advisory Board to landmark the building prior to applying for a final
certificate of occupancy. The applicant shall not unilaterally withdraw that
application and agrees to carry it through to completion."
• On October 27, 2006, staff received a designation request for landmarking the
building.
• On January 24, 2007, staff inet with three of the condominium owners of 700 Pearl
Street during their annual meeting to provide them with information on the
landmarking process and to answer any questions they had.
~ The c. 1901 building at 700 Pearl Street is significant as representative of Boulder's
early commercial buildings and as a contributing resource to a potential historic
district. The building at 700 Pearl was identified in the 1995 Scattered Resources
Survey as individually significant and a potential local iandmark or structure of
merit. (SeeAttachment GJ
• The rehabilitation of the fa~ade, which had been compromised over the years, has
been accomplished in a way that respects the historic character of the building. The
addition to the building did not destroy historic features, materials, and spatial
relationships that are significant to the original building and site. The addition is
distinguishable from the historic architechzre. Also, the new addition does not
overpower the site nor dramatically alter its historic character.
• Based upon analysis of the individual iandmark significance criteria, it is staff's
opinion that it does have significance under the historic, architectural, and
environmental Individual Landmark Significance Criteria (1975). (See ttttachment D.)
^ Staff recommends that the Board find that the designation of the building at 700 Pearl
Street confarms with Sections 9-11-1 and 9-11-2 of the Boulder Revised Code and
recommend to City Council its designation as an individual landmark, adopting the
staff inemorandum as findings. The enHre site is to be included in the landmark,
with the additions called out as non-historic elevations of the landmark.
Agenda Item #SA PaPe #2
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Memo to Landmarks Preservation Advisory Board Ol /~3/07
Re: 700 Pearl Street - Landmark Designation
~~. ~3~tab~'s ~~ac~ie# c~r~c.~~. ~`?r, ~ru:.~t, d..~. ~tir,y ar~~ ~z~r~~ ~~,:rtx-~ar..
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702 Pearl Street Photo, ca.1903 - 1929. Photo courtesy Boulder Carnegie
Branch Library Eor Local History, Boulder, CO.
DESCRIPTION:
The approximately 8,000 square foot lot is located on the southeast corner of 7'h Street
and Pearl Street. Historic resources in the area were originally surveyed in 1988 and
resurveyed in 1995. This area has been identified as a potential local historic district in
the Boulder Valley Comprehensive Plan (West End Historic District). The building at
700 Pearl Street (originally known as 702 Pearl Street) was also identified in the 1995
Scattered Resources Survey as individually signifi~ant and a potential local landmark or
structure of inerit. (See Attcrcl~~rzent A: Vicinity rrtap arrd site plan, with proposed boacndar~)
A~enda ltem #SA Pa~e #3
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Memo to Landmarks Preservation Advisory Board Ol /03/07
Re: 700 Pearl Street - Landmark Designation
Site map with individual landmarks shown in yellow.
The building is an approximately 8,000 square foot cornmercial edifice built in several
phases over a period of nearly 50 years. Each phase was architecturally distinct, but all
were connected, resulting in a single building. The expansi~~n of the building over time
is diagramed below (also see Attc~chntent C: SanI~orn Mczp Anal~sis.)
1945 1945
' 1911
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7~h STREET
The earliest portion of the building, likely constructed in 1901, was a single-story flat-
rooEed brick commercial building with two storefronts facing on Pearl Street. In 1911 an
addition was added to the south, apparently a warehouse space far the grocery. The
brick commercial block at 70O Pearl Street operated frc~m the time of construction in
about "1901 until 1920 as the "Racket" grocery store under the proprietarship of Joseph
Brady. A 1951 article in the Boulder Daili~ Camera indicates that the "Racket" was
A~enda Item #~A Pa~c #~
Memo to Landmarks Preservation Advisory Board Ol /03/07
Re: 700 Pearl Street - Landmark Designation
prosperous serving the adjacent residenHal neighborhood, then referred to as west
Boulder, and the mountain communities of Wall Street, Glacier Lake, and Gold Hill. The
prosperity of the enterprise is evidenced by the 1911 addition that was constructed as
warehouse space at the south end of the btiilding. The Racket operated at the location
undl 1932 when it moved to 720 Pearl Street.
In 1945, the southern addition was enlarg~d to the east and the same year, the gable-
roofed concrete block garage at the southern end of the lot was constructed to house a
bus repair shop. By 1953, the building was occupied by Boulcier Metal Works that
installed the Pearl Street storefront, and were the sole tenants until the building's recent
partial demolition and rehabilitation.
700 Pearl Street was identified in the 1995 Scattered Resources Survey as individually
significant and a potential local landmark or structure of inerit (see Attachment G). Based
upon the date of construction, associated historic significance, and historic integrity the
1901 and 1911 brick portions of the building are considered eligible for designation as an
individual landmark; in particular its association with the grocery industry in Boulder
County, and representation of the traditional mix~d-use character of the West Pearl
neighborhood is significant. While the historic integrity of the Pearl Street fa~ade of the
building had been compromised by a 1953 fa~ade remodeling, the building was
structurally sound. Neither of the 1945 concrete block additions were historically
significant nor worthy of landmark designation as defined in Section 10-13-23 B.R.C.
The 2004 application called for demolition of a portion of the roof over the 1911 addition,
and the removal of the 1945 additions, as illustrated on the demolition plan (Attc~clTment
1~. The applicant demolished the 1945 additions and rehabilitated the earlier 1901 and
1911 portions. Two condominium units ~re contained in the existing building and a
third unit was built in the one story addition over the existing building. New
construction on the southern portion of the property includes 3 condominium units and
a parking garage for six vehicles.
A~enda Item #SA Na~e #~
Memo to Landmarks Preservation Advisory Board Ol /03/07
Re: 700 Pearl Street - Landmark Desianation
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700 Pearl Street, March 2005 Proposed
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700 Pearl Street, December 2006
A~enda Item #~A Pa~c #6
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Memo to Landmarks Preservation Advisory Board O1 /03/07
Re: 700 Pearl Street - Landmark Designation
BACKGROUND ON PARTIAL DEMOLITION OF THE BUILDING & THE
LANDMARKING APPLICATION:
On July 30, 2004, the applicant originally applied to demolish portions of the building.
The Board heard the application in September, 2004 and imposed a 180-day stay of
demolition. In October, 2004, the Board lifted the stay and allowed the demolition of the
roof and the 1945 portions of the building, adopting conditions outlined in an agreement
with the applicant, which was finalized on December 16, 2004. (See attachment F.) The
applicant met with staff on several occasions to discuss the development plans, which
included removal of the 1945 portions of the building and demolition of the roof. The
applicant submitted plans, which were approved by the Design Review Committee on
March 30, 2005. These plans reflected a single story addition to the 1901 portion of the
building and new construction of three stories in the location of the 1945 portion.
Specific to the agreement was the submittal by the applicant to the Landmarks Board of
an application to landmark the building prior to applying for a final certificate of
occupancy. In addiHon, the agreement stated the applicant shall not unilaterally
withdraw that application and agrees to carry it through to completion. (See attachment
F). The applicant also agreed to:
• recreate or restore the Pearl Street fa~ade, including windows, historic materials
or feaiures, recessed entry, parapet, historic signage on brick (if extant), and kick-
plates;
• match the existing sash in placement and dimension on the 7~h Street elevation;
• mass, scale, and location of additions shall be substantially similar to those
shown on schematic drawings submitted to staff;
• detailed plans for the restoration and addition shall be presented for advisory
review by the Landmarks Design Review Committee (LDRC) ;
• staff will have review authority over final building permit submittal to assure
conditions in this agreement have been met, the applicant agrees to document the
existing building to HABS level II standards and documentation be provided to
the Boulder Carnegie Library;
• any changes to these condiHons shall be reviewed and approved by staff and
LDRC; and details regarding the binding of the agreement.
The LDRC approved the plans on March 31, 2005, and permits were issued for partial
demolition of the existing building and new construction. The applicant met the
conditions stated above and those detailed in the attached agreement. (See attachment F).
Specifically, the Pearl Street fa~ade has been restored, including appropriate windows,
recessed entries, kick-plates, parapet, and related materials. The historic signage on the
east elevation was uncovered and preserved.
A¢enda Item #SA Paee #7
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Memo to Landmarks Preservation Advisory Board O1 /03/07
Re: 700 Pearl Street - Landmark Designation
THE BOARD'S DECISION:
Section 9-11-5(c) Public Hearing Before the Landmarks Board, of the historic preservation
ordinance specifies that in their review of an application for local landmark designation,
"the landmarks board shall determine whether the proposed designation conforms with
the purposes and standards in Sections 9-11-1 Legislative Intent, and 9-11-2 City Council
May Designate Landmarks and Historic Districts°.
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 applicarion, the Board must notify City Council of that action within
fourteen days of the hearing date. City Council may call up a decision disapproving a
designation. Should an application be disapproved, the same application may not be
submitted for a period of one year.
If the Board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2
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 City Council (within 100 days) for a public hearing.
SIGNIFICANCE ANALYSIS
ANALYSIS OF LANDMARK ELIGIBILITY SIGNIFICANCE FOR DESIGNATION
AS AN INDIVIDUAL LANDMARK UNDER CRITERIA ADOPTED AS
ADMINISTRATIVE POLICY,1975
Staff considers the property at 700 Pearl Street to have sufficient significance for
designation as an individual landmark under the criteria for Historical, Architectural
and Environmental significance, adopted by administrative policy in 1975 (see a#achment D).
A. Historic Significance: The building has historical significance under criteria 1- 4.
1. Date of ConstrucHon: Constructed c. 1901-1911. Sanbom maps show a building
on the subject property in 1895, which is the first year the area was documented.
The current building, however, does not correspond with the footprint shown on
the 1895 and 1900 maps. A new footprint appears on the 1906 map which clearly
matches the existing building. While this could be an expansion of the original
building, there is no physical evidence to suggest such an expansion. As such, staff
assumes a new building was constructed on the site between 1900 and 1906.
2. Association with Historic Persons or Events: The building has been associated with
numerous owners and operators in the grocery business, including The Racket
Agenda Item #SA Pa¢e #8
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Memo to Landmarks Preservation Advisory Board Oi/03/07
Re: 700 Pearl Street - Landmark Designation
Grocery, Hemberger's Grocery, Joseph W. Brady, and Frank Hemberger. City
directories list a grocery at the address of 702 Pearl as early as 1898 and the Racket
Grocery was operated at this address by Ben Jain in 1901. Joseph Brady moved to
Boulder in 1901 from Wichita, Kansas with his wife and purchased the Racket
Grocery that year. Brady was a well known citizen and supplier, especially to the
mountain towns west of Boulder, operating three wagon teams at the peak of
business. Brady opened a new grocery aY Twelfth and Spruce in 1917 and sold the
Pearl Street business to long-time employee Frank Hemberger in 1920. Mr.
Hemberger operated the grocery business until 1961, though he moved the business
down the street to 720 Pearl in 1932. Between 1932 and 1943 various tenants
occupied the building as well as multiple vacancies.
In 1944 Ralph Forsythe purchased the property and constructed the two 1945
additions. Forsythe & Dowis Amusements operated out of the building,
manufaciuring carnival rides and equipment. In 1949 Ralph Ardourel purchased the
property and leased 702 as a tin shop and 704 as a cabinet shop. In 1953 the
commercial garage building was given the address of 1952 7'h Street, and Hermann
Custom Auto and Truck Repair was listed as the tenant. In 1955 Boulder Metal
Products began operating in both 702 and 704 Pearl Street, and Ardourel Excavating
occupied 1952 7'h Street. In 1972 the commercial garage was listed as vacant, and the
address is no longer listed in the city directories from 1973 on. The property was sold
in 1977 to Rodney and Sharon Shepherd. The Shepherds sold the property to 702
Pearl Group LLC in 2004. Until 2004, the commercial garage building had an address
posted of 1920 7~h Street. Boulder Metal Products occupied the entire building until
partial demolition and rehabilitation of the building. In 2006, six condominiums with
the address of 700 Pearl Street were individually sold in September through
November (see Attachment I: Directory and Deed Research)
3. Distinction in the development of the Communitv of Boulder: The building has a
long association with the independent grocery business in Boulder. Early grocers
residing in the building supplied mining towns and mining camps, primarily those
west of Boulder.
4. Recognirion bv Authorities: Historic resources in the area were originally surveyed
in 1988, and resurveyed in 1995. This area has been identified as a potential local
historic district in the Boulder Valley Comprehensive Plan (West End Historic
District). The building at 700 Pearl Street was also identified in the 1995 Scattered
Resources Survey as individually significant and a potential local landmark or
structure of inerit.
Aeenda Item #SA Paee #9
Memo to Landmarks Preservation Advisory Board Ol /03/07
Re: 700 Pearl Street - Landmark Designation
B. Architectural Significance: The building has architectural significance under
criterion 1.
1. Recognized Period or Style: The building at 700 Pearl Street is an example of a
simple storefront flanked by large display windows. The original portion of the
building at 700 Pearl Street is classified as a"one part commercial block" according to
Richard Longstreth's classification of American commercial architeciure.' The type of
architecture is characterized by a single story simple box with a decorated front fa~ade
and was developed in the mid-19'h century, rapidly becoming a common feature of
towns and cities nationwide. It was generally a simple and affordable type of building
to construct. Given the typically nanow street frontage, the buildings are often little
more than storefront windows flanking an entryway and topped with a decoraHve
cornice or parapet.
The building at 700 Pearl Street originally had a double storefront with recessed
entrances, display windows and a decorative cornice, all typical features of the style.
The storefront was modified in 1953 with the addition of fiberglass and metal siding.
The original storefront windows were replaced with modern plate glass display
windows, and a large garage door opening placed where the entrance to 700 Pearl
would have been. These significant changes to the primary fa~ade of the building
detracted from the historic integrity of the building. This altered storefront had some
aesthetic and historic significance in its own right; however, staff did not believe it rose
to the level of significance that would necessitate its retention as part of a rehabilitation
project.
The additions to the building were generally compatible with the character of the
original portion and help to tell the story of how the building had evolved over time but
were not independently significant. The 1911 addition provided additional storage
space for the grocery. The gable roofed rear addition, built in 1945, was typical of a
utilitarian industrial building. The construction was cinder block walls and concrete
pilasters, covered in painted stucco. Double wooden garage doors with four light
windows faced 7"' Street. Windows were a multi-light wood frame design. The mural
which was located on this portion of the building, suggesting a frame-constructed
blacksmith shop, was completed at an unknown date. The mural which had been on the
west fa~ade of the original building was completed sometime after 1995. Staff did not
believe the mural was of architectural, historical, or environmental significance.
Therefore, it was not necessary for the applicant to preserve the mural as part of the
project. The Coca-Cola sign on the east wall was preserved during the rehabilitation and
wnstruction process.
~ Richard Longstreth, The Buildings of Main S[reet: A Guide to American Commercrul Architecture, 2000.
A¢enda Item #SA Page #10
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Memo to Landmarks Preservation Advisory Board Oi/03/07
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2. Architect or Builder of Prominence: None known
3. Artistic Merit: None known.
4. Example of the Uncommon: None observed.
5. Indigenous OualiHes: None observed.
C. Environmental Significance: The building has environmental significance under
criterion 5.
1. Site Characteristics: None observed
2. CompatibilitXwith Site: None observed
3. Geo~raphic Importance: None observed
4. Environmental A~ro~riateness: None observed
5. Area InteQritv: The building is considered a contributing resource to a potential
local historic district. The town of West Boulder was originally recorded in 1874,
bounded by Third Street on the west, Tenth Street on the east, and Front (Walnut)
Street on the south and Spruce Street on the north. The residents of West Boulder
included professionals, businessmen, laborers, real estate agents, civil engineers,
attorneys, jewelers, grocers, and teachers. As noted in the 1988 Boulder Survey of
Historic Places report "the neighborhood developed as a mixed area of industrial,
commercial, and residentia] buildings." By 1900 grocery stores, markets, and
boarding houses had been erected along West Pearl Street. This growth is
reflected today in the variety of late nineteenth and early twenHeth century
buildings found in the neighborhood. The building at 700 Pearl Street was a
grocery business from 1898 to 1932. During that time it was a major hub of
purchasing and supplies for the mountain towns and mining camps. The small
one-story commercial and industrial nature of the buildings match those of the
rest of the area, contributing to the eclectic feel oE the neighborhood.
NEIGHBORHOOD COMMENT:
No comment has been received regarding the designation of the house
A¢enda Item #SA Paee #11
Memo to Landmarks Preservation Advisory Board Ol /03/07
Re: 700 Pearl Street- Landmark Designation
FINDINGS:
Staff considers that the designation of the building conforms with Section 9-
11-1 Legislative Intent 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 past" and to, "foster knowledge of the city's living heritage°.
Furthermore, staff considers the house to have, "a special character and historic,
architectural, or aesthetic interest and value°.
Given these considerations, staff recommends that the Board forward the application to
City Council to designate the building at 700 Pearl Street as an individual landmark in
that it conforms with Sections 9-11-1 and 9-11-2 of the Boulder Revised Code and that it
adopt the staff inemorandum as findings. The entire site is to be included in the
landmark, with the additions called out as non-historic elevations of the landmark.
ATTACHMENTS:
A: Vicinity map and site plan, including proposed boundary
B: Current Photographs
C: Sanborn Map analysis
D: Individual Landmark Significance Criteria, 1975
E: Guidelines for Names of Landmarked Structures and Sites, 1989
F: Agreement behveen applicant and City of Boulder
G: 1995 Scattered Resources Survey
H: Demolition Plan
I: Directory and Deed Research
J: Historic Photographs
Aeenda Item #SA Pa~e #12
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AT'TACHM~NT A: VICINITY MAP AND SITE PLAN, INCLUDING
PROYOSED BOUNDARY
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Attachment C: Sanborn Map Analysis
1918
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ATTACHMENT D
Landmark Preservation Advisory Board
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
Adopted 9/17/75
Secretary to the Board
On September 6, 1974, the City Counci] adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. The purpose of
the ordinance is the preservation of the City's permitted cultural, historic, and architectural
heritage. The Landmarks Board is permitted by the ordinance to adopt rules and regulations as it
deems necessary for its own organization and procedures. The following Significance Criteria
have been adopted by the Board to help evaluate each potential designation in a consistent and
equitable manner.
Historical SiQnificance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
3. Distinction in the Develo~ment of the Community of Boulder: This is most
applicable to an institution (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, in order to maintain an awareness of our cultural,
economic, social or political heritage.
Recoenition by Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, local historians (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, etc), State Historical Society, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
04.OSsignif-indiv
~,i.~l~-C9H 9~9'~i4~~ ss_~K 'RfiE ~U
5. Other, if appiicable.
Architectural Sienificance
The place should embody those distinguishing characteristics of an architectural type
specimen, a good example of the common; be the work of an architect or master builder, known
nationally, state-wide, or locally, and perhaps whose work has influenced la[er development;
contain elements of architectural design, detail, materials or craftsmanship which represent a
significant innovation; or be a fine example of the uncommon.
1. Recognized Period/Stvle: It should exemplify specific elements of an azchitectural
periocUstyle, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread A~e (Maass), 76 Boulder Homes (Barkar),
The Historv of Architectural St~ (Marcus/Wiffin), Architecture in San Francisco
(Gebhard et al), Historv 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 in his field nationally, state-wide, or
locally.
3. Artistic Merit: A skillful integration of design, material, and color which is of
excelient visual quality and/or demonstrates superior craftsmanship.
4. Example of the Uncommon: Elements of architectural design, details, or
craftsmanship that are representaqve of a significant innovation.
Indigenous Oualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by
the protection of the unique natural and man-made environment.
Site Chazacteristics: It should be of high quality in terms of planned or natural
vegetation.
2. Compatibilitv with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
Geo raphic Importance: Due to its unique location or singular physica]
04.OSsignif-indiv
~_<~~~~~~ ~r~tu, ~~SA" ~~~~ ~9.
characteristics, it represents an established and familiar visual feature of the
community.
4. Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
5. Area Inteeritv: Piaces which provide historical, architectural, or environmental
importance and continuity of an existing condition, aithough taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
S:~PLAN~da[a\ComdevV-IIS7IGEN~DesignationWbout Landmarks~signif cri[-indiv.wpd
04.OSsignif-indiv
~~'~I~tl~~L1. N~IVP €; ~~ ~
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Administrative Regulation L
Attachment E
Adopted August 2, 1989
~- ,/
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.:'E'y1'•% ~
Secretary to the Board
Adopted August 2, 1989
GUIDELINES FOR NAlIES OF LANDMARKED STRUGTURES ANU SITES
Purpose•
The City of Boulder tandmarks Preservation Advisory Board fi~ds that adoption
of guidelines for the official landmark names of structures and sites designatea
by the City Council as City of Boulder Landmarks wi11 provide consistenty 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 Of4icial landmark Names:
1. The official landmark name of the site or structure should be based on one
or more of the following criteria:
A. Original owners, architect or builder;
B. Historically significant persons or prominenti long term residents;
C. A commonly accepted name;
D. Original or later events or use;
E. Unusual or architect.~~ral characteristic which clearly identifses 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 Chat the official
landmark name does not include the present owners, a separate plaque
containing the statement "Landmark desiqnation applied for (date) by owners
(names of owners)" will be made available at the owner's expense. '
lMNames.GDL
~~e ,~~C'~FA ~~! «i [/~~! .yAG~ ~~
09.14AdminReg-L
Attachment F
AGREEMENT
~ This Agreement is entered into this~~day of ~~L~~/~~- , 2004, by and between
'7p2 ~L~ L Sr Ll.lf the owner of certain property, located at 702 Pearl Street, Boulder Colorado (the
"ApplicanY') and the City of Boulder, a Colorado municipal corporation, (the "City").
WHEREAS, on July 301h 2004, the Applicant filed an application for a permit for demolition
pursuant to §10-13-23, "Review of Permits for Demolition, Moving and Removal of Buildings," B.R.C.
1981, with the City Manager for a structure located on the property at 702 Pearl Street; more pazticulazly
described as Lots 6& SLY 43 FT of W%: LOT 5 BLK 62 BOULDER O T WEST (the "Property"); and
WHEREAS, pursuant to §10-13-23(e), B.R.C. 1981, on August l, 2004, the Landmarks Design
Review Committee referred the permit application to the Landmark's Preservation Advisory Boazd for a
public hearing based on the Committee's fiading of probable cause for the building's landmazk eligibility;
and
WHEREAS, on September 1, 2004, the Landmarks Preservation Advisory Boazd officially
imposed the stay on the Property; and
WHEREAS, at the October 6, 2004 meeting, the Landmarks Preservation Advisory Board voted
unanimously to lift the stay of demolition on the Property contingent upon the Applicant fulfilling certain
requirements as set forth in this Agreement.
COVENANTS
NOW THEREFORE, in consideration of the premises, promises and obligations set forth below,
the parties agree as follows:
The Peazl Street fapade of the building including windows shall be accurately recreated or
restored based upon historic photos and specifically that:
• any historic materials or features beneath the current faqade will be retained and
preserved, where possible;
• the proportions, dimensions, and fenestration of the fagade (including recessed entry)
shal] be recreated (metal storefront is acceptable);
• the brick castellations at the parapet will be recreated or restored;
• any historic signage on brick will be preserved, if extant; and
• Idck-plates beneath storefront windows shall be provided consistent with historic photos
and Downtown Design Guidelines
2. Any new windows planned for the brick portion of the 7~' Street elevation of the building
shall match the existing sash on that elevation in placement & dimension.
3. The mass, scale, and ]ocation of proposed additions shall be substantially similar to those
shown on schematic drawings submitted to the Historic Preservation Planning Staff.
4. The Applicant shall present detailed plans for the restoration and addition to the Property for
advisory review by the Landmarks Design Review Committee (the "LDRC"): If unForeseen
circumstances should arise which might affect the future landmark status of the building, the,
Applican[ shall seek LDRC input. ,
1' .Ilu~ inncn~i nnJ 1rqm~_~. Im ~! ui i~ ~~ rtui•~. I r^. o. I~, ,~. i~.. 6 ~~ i. .n , ~. ,.~ ,i md~u.. I~) d~,~ ~
:€;~k~Yk~l~~ ~lV~ r%!-'~ k~t'~fate ~
5. The Applicant shall submit an application to the Landmarks Preservation Advisory Boazd to
landmark the building prior to applying for a final certificate of occupancy. 'The Applicant
shall not unilaterally withdraw that application and agrees to carry it through to completion.
6. The Historic Preservation Planning Staff will have review authority over final building permit
submittal to assure that the conditions defined in this Agreement have been met.
The Applicant agrees to document the existing building, prior to work commencing, to
Higtoric American Building Survey level III standazds (see Attachment A) and that such
documentation be provided to the Boulder Camegie Library for archiving.
8. Any changes to the conditions outlined in this Agreement shall be reviewed and approved by
the Historic Preservation Planning Staff and the LDRC.
9. This Agreement is binding upon the Applicant and the ApplicanYs heirs, successors-in-
interest, and assigns, both joindy and individually. Further, the Applicant agrees to and shall
affirmatively notify any subsequent purchasers of the Property of the existence of this
Agreement and the purchaser's potential obligarions hereunder. ~
C ~~~-~ ~
CTTY OF BOULDER, COLORADO 702 PEARL S~F LLC
Frank W. Bruno, City-Manager
..---,~
gy: ~- ,~z_- -
Scott W. Call , ger
ATTEST:
City Clerk on behalf of the Director of i ance
Approved as to form
~~_
City Attomey
STATE OF COLORADO )
) ss.
COUNTY OF BOULDER )
The foregoing instrument was aclmowledged before me this L,_?_ day of ~_ _,
200~, by Scott W. Callan as Manager of 702 Pearl Sh~eet, LLC, Applicant. ~ ~
Wifiess my hand and official s~.
My commission expires: ~~.'~Z - . ~~ ~
.. ~
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~SEt1L1 NOx21
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ATTACHMENT A: Historic American Building Level III Standards.
~'.1Do~umcni~:mdtieium_.lui~ Lucul'innm~. Icinpur.n, Inion.~i I u.,~)I.~.~~V ,~_r_eincni~,I I uJri.~.~n~hue7q_'..I~~~ ,JC")
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Attachment G
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i~0 droadua ,~ , ..,~rado ~C203 ~
:3TCR" , . . '~G .^i~/L`.";NY ftc•.:~~NJ
~ NOT FOR FIELD USE
I _ ~,itigible _ Nominated
)et. Not Eligible _ Certified Rehab.
DaTe
~_
~4aECT NANE: EoulCar Survey of His;on c COUNTY: ~:i~Y: STATE ID NO.: $BL6262
Ptaces-SCat.ered Resources, ~995 BouLder 3oulder
I TEMPORARY NO.: 9461-25-4-43-006
CURRENT 9UILDLNG NAME: C4NER. SM`.~HCRD :CDPIEY '_ 3 ~~dtON L
BouLder MeTal Prooucts
~ h91? O~DE S'~,E 2D
906L7E2 ;0 3C3C2
FDORE55: 702 PEnR~ ST
BOULDER, CO 30302
70WNSH[P 1N 4aNGE ' .~ SECTION 25 SE 1/4 SE 7/4
HISTORIC NAME: U.S.G.S. OUAD NRME. 3oultler
Jain Grocery YEAF: 1966 (PR'1979) % 7.5' 15'
BLOCK. 62 ~OT(5): 5, 6p
DISTRICT NAME: ADDITION: West 9oulder YR. OF ADDITION: 1874
F;IM ROLL NO : 958-37 NEGA7IVE NO.; LOCATION OF NEGATI4E5: DATE OF CONSTRUCTION:
BY: 7.H. Simmons 13 Baulder Ciry ?ing_ ESTIMATE: 1$90s ACTUAL;
_ ~' -
'~
~ SOURCE:
~' Sanborn Maps
USE:
PRESENT:
Commercial
'p ~ HISTORIC:
y~ ~ ~
L Commercial
';• -
.~
~
;
CONDITION:
EXCELLENT GOOD
- X FAiA DETERIORATING
EXTENT OF ALTERATIONS:
MINOR X MODERATE MAJOR
-~ DESCRlBE:
Metal trim and corrugated and painted
metal on fiacade; garage door added to
' facade.
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?~ CONTINl1ED YES % NO
S7YlE: Nineteenth Century Commernal ST7RiF5: ORIGINAL SITE X MOVED
9 ~A7E(5) OF MOVE:
MATERIALS: Brick, Stone, Metal SQ. FOO7AGE: NATIONAL REGIS7ER ELIGI9ILITY
8133
INDIVIDUAL: YES X NO
AR[HITECTURAL DESCRIPTION:
One-story brick commercial building vith flat roof; loWer ilat roofed projection CONTRIBUTING TO DISTRIC7:
toward rear; chimney touard rear; corbelted cornice. facade has metal trim and YES NO
painted and cor~ugated metal siding. Brick side elevations uith painted signs. LOCA~ LANDMARK DESIGNATION: No
Central uooden, metal, and glazed door flanked by display vindows; also garage
door flanked by plate glass u9ndous on facade. Rear portion of building has NAME:
DATE:
segmental arched vindoWS with brick lintels and stone sills and door Nith
segmentat arched transom. ASSOCIATEO BUILDINGS? X YES NO
NPE:
' 192~ 7th
If INVEN70RIED, LIST ID NOS.:
CON7INUED? YES % NO SBLSSb7
ADDITiONAL PAGES: YES X NO
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PLAN SHAPE:
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ARCHITECT: STATE ID NO.: SBL6262
Unknovn
ORIGINAL OLINER:
Unknoun
SOURCE:
SOURCE:
BUILDER/CONTRACTOR:
Unknown
THEME(S1:
SouRC"e: Urban [ommercial Districts, 186D
to Present
CONSTRUCTION HISTORY (DESCRIPTION, NAMES, DATES, ETC., RELATING TO MAJOR ALTERATIONS TO ORIGINAI STRUCTURE):
CONTINUED YES J( NO
HISTORICAL BACKGAOl1N~ (DISCUSS 1MPORTANT PERSONS AND EVENTS ASSOCIA7ED U1TH TH1S STRU[TURE):
Although the 9oulder County Assessor indicates that the date ot construction for this building was '1943, a building in the
same footprint appears in ihis site on the 1900 Sanborn map. The building housed a grocery, uith attached duelling behind.
The 1900 city directory indicates that this was the site of the Jain Grocery, uith proprietors B.F. and Clara Jain. The
Jains resided at 33~ Pearl. The 1913 city directory indicates that this building housed the grocery of Joseph W. Brady,
addressed as 700 Pearl, vho lived with his Wife, Dora, at 430 Mapteton. Also in the building in '1913 was the meat market
of Herbert C. Hocking. In 1943, the buildtng uas vacant. In 1946, the Forsythe and DoWts Amusements Co. occupied this
building, With proprietors Ralph tl. Forsythe and DonaLd Dovis. By '1953, the current occupant, 8oulder Meial Products, uas
located in this building. Aftiliated uith Bouider Metal Producis uere Edvin 5. Morrill, president, and Julian V1. Peck,
secretary/treasurer.
CONTINUED YES X
SIGNIFICANCE (CHECK APPROPRIATE CATEGORiES AND BRIEFLY JUSTIFY BEL04):
ARCHITECTURAL SIGNIFICpNCE: H15TORICAL SIGNIFICANCE:
REPRESENTS THE YORK OF A MASTER ASSOCIATED IIITH SIGNIFICANT PERSONS
POSSESSES HSGH ARTISTIC VALUES X ASSOCIFTED UITH SIGNIFICANT EVENTS OR PATTERNS
X REPRESENTS A TYPE, PERIOD, OR METHOD OF [ONSTRUCYION CONTRIBUTES TO AN H15TORIC DISTRi[T
TIER EVALUATION:
STATEMENT OF SIGNIFICANCE:
This building reflects late nineteenth century commercial construction through its flat roof, corbelled cornice, and
entrances flanked by large windous. 7he building is associated with the commercial dcvelopment of Uest Pearl Street in
BouLder, having been erected during the ninexeenth <eniury as a grocery sSOre.
CONTINUED YES
REFERENCES (9E SPECIFIC):
Boulder County Assessor information; Sanborn Insurance Maps; Boulder City Directaries; Sanborn Insurance maps.
1( NO
CONTINUED YES % NO
SURVEYED BY: R.L. Simmons/T.H. Simmons AFFILIATION: front Rgnge Research Associates, Inc. DATE: November 1995
~~~=w~~~~ R~tu~;F 5~.'~~ac~~ .
COLORADO HISTORICAL SOCIETY NOT fOR FIELD USE
Office of Archaeology and Historic Preservation ELIGIBLE
1300 Broadway, Denver, Colorado DET NOT ELIG
HISTORIC BUILDING INVENTORY RECORD NOMINATED
CITY OF BOULDER, COLORADO Boulder County CERTIFIED REHAB
DATE
PROJECT NAME: BOULDER HIST RIC PLACES State IDN: 5BL2320
*Bui ding Name: B ULDER ME7 L PR DUCTS
*Bui ding Address: 702 PE RL S REE BOULDER, LORAD 80 02
Building Owner: RODNEY AND SHARON SHEPHERD
Owner Address: 6912 OLDE STAGE ROAD BOULDER, COLORADO 80302
USGS Quad: B ULD R uad Year: 19 R V.1
*Legal: Tnsp 1N Range 71W Section 25 1 4, 1/
*Historic Name:
District Name: NOT APPLICABLE
B ock: 2 Lot: , Addition: B ULD R W S
Year of Addition: 187A
~ilm Roll By: ROGER WHITACRE Film Number: BL-26
~mber of Negatives: 11 Negative Location: BOULDER
onstruction Date: IM E: 189
Source: ASSESSOR/SANBORN MAPS
Present Use: METAL SHOP Historic Use: VARIOUS COMMERCIAL
U5E5
Condition: 6 D Extent of Alterations: MODERA
Description: NEW FACADE.
RIGINAL If Moved, Date s:
Style: N NETEENTH CENTURY C MMERCIAL Stories: 1
Materials: BRICK Square Footage: 8133
Field Assessment: NOT ELIGIBLE District Potential: NO
Loca Landmark Desi9nation?: NO Name: Date:
ssociated ui tngs.: ype:
If Inventoried, List Id Numbers:
Architect: UNKNOWN Source:
Builder/Contractor: UNKNOWN Source:
°iginal Owner: UNKNOWN Source:
-ti ~.~~ a~~ k~~_ti~u ,= 5~,~~ra~~ , ~
702 Pearl Street
Plan Shape: . . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
. . . . . . . . . .
Theme(s):
The Urban Frontier (1860-1920).
Page 2
Architectural Description:
One-story, red brick building; flat roof. The front of the building
has been altered with new display windows, fiberglass siding. The side
elevation has a corbelled brick cornice; rectangular windows with flat
arches; and a segmental-arched side entrance.
Construction History:
Historical Background:
The early Sanborn maps indicate that Lhis building was used for a
number of commercial operations, including a carpet weaving studio and
rocery store. The building has served as a sheet metal shop since 1949.
rchitectural Significance:
Represents the work of a master.
Possesses high artistic values.
X Represents a type, period or method of construction.
Historical Significance:
Associated with significant persons.
Associated with significant events and/or patterns.
Contributes to an historic district.
Statement of Significance:
This simple, one-story, commercial building is one of the oldest
extant buildings on West Pearl Street, arrd represents Boulder's early
commercial construction.
References:
Boulder County Assessor's Records
Sanborn Insurance Maps
Surveyed by Whitacre/Simmons Affiliation: Front Range Research
Date: June 1988
~ ~~ ~ ~,:;c,~G- . ~~
ATTACHMENT H: DEMOLITION PLAN
,:~~RE=~~~9~~.9~~#1'd=. ~~_,~'qC3.~- ~`~
ATTACHMENT I: DIRECTORY AND DEED RESEARCH
OWNERS OF LOT 6, BLOCK 62:
Bold Indicates long-term ownership
1893 to 1899 Henry S Davis
1899 to 1900 William H Davis
1900 to 1902 Agnes F Brace
1902 to 1940 Hilda Johnson
1940 to 1944 Ed C Johnson
1944 to 1949 Raiph Forsythe
1949 to 1949 Forsythe Rides, Inc.
1949 to 1977 Ralph Ardourel
1977 to 2004 Rodney and Sharon Shepherd
2004 to 2006 702 Pearl Group LLC
2006 to now Units sold to individual purchasers
OCCUPANTS OF LOT 6, BLOCK 62:
Bold Indicates long-term occupancy
Prior to 1896 Address Not Listed in Directory
1896 (700 Peazl) Henry S. Davis, Mrs. Mattie Burdick, S.E. Green, Mrs. Lucetta
Len
1898 (700 Pear]) Henry S. Davis, Mrs J. L. Pearson, W.T. Groceries
1901 (700 Pearl) 7ain Grocery, Ben. F. Jain
1904 to 1918 (700/704 Pearl) The Racket Grocery, J.W. Brady
704 Pearl address Grst appears in 1908 under Racket
Meat Market)
1921 to 1932 (702/704 Pearl) The Racket Grocery, Frank S. Hemberger
1936 (702 Peazl) Golden West Feed Store
(704 Pearl) Mountain Mercantile Co Produce
1938 (702 Pearl) Vacant
(704 Pearl) Tempie Upholstery, Elmer S. Temple
1940 (702 Pearl) C. M. McCosh Cabinetmaker
(704 Pearl) Temple Upholstery, Elmer S. Temple
1943 (702 Pearl) Vacant
(704 Peazl) Temple Upholstery, Elmer S. Temple
1946 (702/704Pear1) Forsythe & Dowis Amusements
1949 to 1951 (702 Pearl) Donaid Whiting Tin Shop
(704 Pearl) Vitts Cabinet Shop
1953 (702 Pearl) Boulder Metal Products
(704 Peazl) Vitts Cabinet Shop
(1952 7`h St.) Hermann Custom Auto & Truck Repair
1955 to 1971 (1952 7`" St.) Ardourel Excavating garage
Address first appears in 1953, listed vacant in 1972, not
listed from 1973 on
1955 to 2005 (702/704 Pearl) Boulder Metal Products
NOTE: Carnegie Library's collection of city directories is intermittent beginning in 1869, and
annual beginning in 1958. "No Retum" or "No phone" does not necessarily mean the
building was vacant.
5i4-~ 2-~l
:~~~a ~~ ~~_a ~,~~~~ ~___._
BIOGRAPHY OF OCCUPANTS AT 7001702i704 PEARL AND 1952 7TH STREET:
The first known occupant is Ben Jain, who started the Racket grocery in the building at the corner of 7`h
and Peazl Street. It is unknown when he started the grocery, but it is estimated around 1898. In 1901
Jain sold the grocery to J. W. Brady, and then moved on to Idaho and then California. Joseph W. Brady
was born July 10, 1874 in Havana, NY. He moved to Boulder in 1901 from Wichita, KS. He mariied
twice, his first wife Rosena K., died in 1908. He remarried in 1910 to Dora Miliner. Brady operated the
Racket grocery as a wholesale business to the mountain towns, as well as a retail business to citizens.l
The store appears to have always operated out of the 702 side of the building, while although the 704
Pearl Street address did not appear until 1920, a meat market is known to have operated there in 1910.2
The store had an address of 700 Pearl until 1921, when it began to be listed under 702 Pearl. In 1915
Brady purchased a lot on the northwest comer of Broadway and Spruce and in 1917 razed the
Hungerford Sanitarium and constructed a new grocery store. He opened the store January 1, 1918, and
operated it until April of 1936. Brady was in the grocery business for 35 yeazs. J. W. Brady died March
24, 1958. 3 He sold the Racket Grocery to one of his employees, Mr. Frank S. Hemberger in 1920.
Hemberger had worked at the store since 1910. He was bom in Golden, CO on September 9, 1893, and
came to Boulder in 1901 with his parents. He mairied Ruby Alice Poe on November 8, 1914 in Golden.
He operated The Racket, later named Hemberger's Grocery until 1932, when he moved the store.
Hemberger built a brand new store at 720 Pearl, the lot next door to 702 PearL He opened the new store
on November 12, 1932. Frank and Ruby operated the grocery store for 41 years. He sold the
Hemberger's store to Frank Griggs in 1961. Frank died in 1969, and Ruby died in 1989 4
After the store moved out, the building had various tenants until Ralph Forsythe purchased the building
in 1944, and built the garage and side addition in 1945. When he sold to Ralph Atdourel in 1949, his
excavating company inhabited the garage building, addressed as 1952 7`h Street. In 1955 Boulder Metal
Products began operation in 702 and 704 Pearl. Sometime after 1972 they began using the garage
building, which carried an address of 1920 7`~' Street.
~ Obi[uary dated Mazch 25, 1958. Boulder Daily Camera.
z L.M. Jain. Anc~le da[ed 1/8/1910. Boulder Daily Camera Library.
~ Obimary da[ed March 25, 1958. Boulder Daily Camera.
° Obimary dated Apri{ 28, 1969. Boulder Daily Camera.
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ATTACHMENT J: HISTORIC PHOT4GRAPHS
North (Front) Elevation, 2004
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AT'IACHNIENT,J: HISTORIC PHOTnGRAPHS
South (Front) Elevation, Ri~ht Side, formerly 7U2 Pearl, 2004
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ATTACHMENT J: HISTORIC PHOTOGRAPHS
Detail of West (Side) Elevation, facing 7`h Street, 2004
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