HomeMy WebLinkAbout5B - Consideration of a Landmark Alteration Certificate for an addition to the Contributing Howe MotY
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MEMORANDUM
January 4~, 2006
TO: Landmarks Preservation Advisory Board
FROM: Ruth McHeyser, Director of Long Range Planning
Matteo Moore, Historic Preservation Intern
Chris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a Landmarks Alteration
Certificate application for the demolition of an accessory
building, the construction of an addition at the north end of
the contributing former Howe Mortuary building, the
construction of two new houses with a combined floor area
of 6920 sq. ft. in the Mapleton Hill historic district, pursuant
to Sections 10-13-18 of the Boulder Revised Code, the General
Design Guidelines for Bouider's Historic Districts and Individual
Landmarks, and the Mapleton Hill Historic District Design
Guidelines.
STATISTICS:
1. Site: 2121 11w Street
2. Historic District: Mapleton Hill
3. Zoning: MXR-E (Mixed Residential Established)
4. Applicant: Scott Woodard
5. Date of Construction: 1921, garage added between 1930-1941.
6. Historic Name(s): Howe Mortuary/Phillips property
7. Requested new const: Houses (6920 sq. ft.), additions (5060 sq. ft.)
SUMMARY:
^ This item has been referred to the full Board for public hearing as a
result of proposed demolition and construction of two new, free-
standing houses.
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• The use for the redevelopment to single-family residential with a
congregant care component is consistent with the Mixed
Residential Established (MXR-E) zoning for the area.
~ The east elevation of the lot is considered to be the side, therefore,
a variance from the BOZABA for the construction of the proposed
porch on the east elevations of Unit #3 is required. Review of this
variance by the BOZABA is scheduled for January 5~", 2006.
^ The existing garage was built within the period of significance for
the district but because of inappropriate alterations during the
non-historic period, no longer retains historic integrity to qualify
as a contributing building.
^ With modifications to be resolved at the design review committee,
staff considers the mass, scale, and height of the proposed addition
to the existing contributing building to be generally consistent with
Secrion 4 of the General Design Guidelines, Additions to Historic
Buildings and Section 10-13-18(a)£~(b)(1-4) of the Boulder Revised Code
and the Mapleton Hill Historic District Design Guidelines.
• Staff considers the location, mass, scale, and detail of the proposed
construction of the two new single-family houses to be generally
consistent with Section 6 of the General Design Guidelines, New
Conshuction and Section 10-13-18(a)£~(b)(1-4) of the Boulder Revised
Code.
• Based upon analysis of the property's history, the proposal to
construct additions to and rehabilitate the Howe Mortuary
building, and the proposed new construction, staff considers the
demolition of the garage consistent with Section 10-13-18(4) of the
Boulder Revised Code and Section D(3) of the Mapleton Hilt Historic
District Guidelines.
Staff recommends conditional approval of the project based upon
approval of the required variance from the Board of Zoning
Adjustment, the recordation of the existing garage before removal,
and the design review committee's approval of final plans.
S:~PLAN~data\longrang~i-IISTIAI.TCERTSU-Iisroric Districts~Mapleton Hill\l lth.2121\01.04.06 memo.doc
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Figure 1. Howe Mortuary (south elevation), April, 2005.
BACKGROUND:
In the summer of 2004, the Design Review Committee first reviewed
plans for the re-development of the Howe Mortuary property at 2121 11~` Street
in the Mapleton Hill Historic District. The applicant met with the Design Review
Committee on several occasions since that time and submitted for review by the
full Board at the April meeting. After reviewing the drawings, staff indicated that
it could not recommend approval of the plans as submitted. As a result, the
applicant withdrew the application and a subsequent review meeting with staff
took place. The applicant submitted for review by the Board at the May 4th, 2005,
but withdrew the application during the meeting to provide time for additional
revisions to the proposal. 4n May 18~h, 2005 staff again met to discuss comments
made by the Board on May 4th regarding the proposed design. The current
proposal reflects changes made to the plans in response to the Board's comments
at the May 4th hearing and subsequent redesign by the applicant to accommodate
by-right development on the property as allowed in the Mixed Residential-
Established (MXR-E) zoning district.
However, because the east side of the property is considered the side of
the lot and Pine Street the front, a variance to the proposed porch on Unit #3
must be sought from the Board of Zoning Adjustments and Building Appeals,
(BOZABA). The review of this variance will be heard by the BOZABA at their
January 5th, 2006th meeting.
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Figure 2. 1931 Sanborn Map of Howe Mortuary property
PROPERTY HISTORY:
Sanborn Maps indicate that in 1885 a frame house was located on the
property in question (then identified as 1013 Spruce Street) and a larger brick
house was located at 2123 11~'' Street on the north (Pine Street) end of the lot
facing llt'' Street. Sometime between 1918 and 1921, the house at 1013 Spruce
Street was demolished to make way for the existing neo-classical "Boulder
Undertaking Company" building established by local proprietor and St. John,
New Brunswick native, Albert Edward Howe. From 1921 until 2003, the property
remained in operation as the Howe mortuary owned and operated by three
subseguent generations of the Howe family.
Sanborn maps and historic photographs indicate that at the north end of
the property (214511th Street) was a large brick house was constructed prior to
S:IPLAN~data\IongranglEIISTIALTCERTS~Historic DistrictslMapleton Hill\l lth.2121\01.04.06 memo.doc
Figure 3. Col. Ivers Philips House c. 1930 (northwest corner of Pine & 11 Streets)
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1882 by Col. Ivers Phillips, first director of the First National Bank of Boulder.
Prior to moving to Colorado Phillips was one of the founders of the national
Republican Party and in 1856 was sent as a delegate from Massachusetts to its
first national convention where John C. Fremont was nominated as that party's
first presidential candidate.
By 1922, the house had been subdivided into apartments and sometime
between 1931 and 1960, it was razed, presurnably to make way for automobile
parking at the mortuary. The Phillips house appears to have been one of the first
houses in the area and is interesting for its tall proportions, steeply pitched roof,
and simple gothic-revival elements. Photographs indicated that house was
oriented to 11t'' Street and featured an imposing Italianate portico.
Sanborn maps and tax assessor information indicate that the simple two-
segment frame garage on the property was constructed between 1940 and 1960.
Figure 4. Howe Mortuary facade, 2121 11th Street - April, 2005.
EXISTING PROPERTY DESCRIPTION:
The former mortuary building is a tall one-story neo-classical brick
building with a footprint of approximately 9000 sq. ft. set at the south end of the
lot. Its foundation is of sandstone slab construction from which sand struck brick
walls rise. The flat roof of the building is dominated by a large projecting eave
upon which is constructed a balustrade set between brick piers. The fa~ade of the
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mortuary features a colonnaded portico accessed from ground level by a wide set
of flagstone steps. Additions to the east (11th Street elevation) include a projecting
bay and enclosed porte-cochere which was constructed in 1975.
The adjacent flat roof building features a low-pitch roof, exposed rafter
tails, novelty drop siding, and a two-car wide aluminium overhead garage door.
Two lots (currently functioning as a parking lot) are located to the north of
the mortuary and continue on a steady rise to Pine Street. The applicant is now in
the process of a lot line consolidation of the three parcels into a single lot.
Figure 5. Project Site, 2121 llth Street - looking southwest from Pine Street
ANALYSIS OF HISTORIC SIGNIFICANCE:
Constructed in 1921, the forrner Howe Mortuary building is considered a
contributing building to the Mapleton Hill historic district for its distinctive neo-
classical architectural design, its operation as a mortuary for over 80 years, and
for its association with A.E. Howe and the locally prominent Howe family.
Following the 1994 survey of the district, the period of significance for the district
was determined to extend from 1865 (the date of construction of the Squires
house at 1019 Spruce St.) to 1946.
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While the pre-1970s portion of the forrner mortuary building retains a
high degree of historic integrity to its original construction, photographs indicate
that the adjacent garage has been altered significantly since 1941. In all
likelihood, the garage, as shown in the 1941 tax assessor's photograph (Fig.7) was
intended to house the mortuary's vehicles. As shown in that photograph and on
the 1931 Sanborn map, the garage was originally large enough to accommodate
four vehicles. Currently the garage can house three cars, presumably having its
south bay removed in the 1970s when the (extant) carport was added.
S:~PLANldatallongranglHIST~ALTCERTS\Historic DistrictslMapleton Hi11111th2121\01.04.06 memo.doc
Figure 6. Howe Mortuary, 1941
Figure 7. Howe Mortuary garage, 1941.
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Other significant alterations to the garage include the construction of a
cantilevered hood over the north-bay and the replacement of the replacement of
two bi-fold doors with a single aluminium overhead door. Given these
significant non-historic alterations to the garage, staff does not consider that the
building is contributing or that its removal would constitute an "adverse effect"
on the special historic, architectural, aesthetic character of the district (Section 10-
13-18 (b)(2)).
REQUEST FOR NEW CONSTRUCTION:
In addition to the demolition of the garage, the applicant intends to
remove the two 1975 additions and attached carports at the north and west
elevations of the mortuary building. Because these additions are clearly non-
historic, staff does not consider that their removal will have an adverse effect on
the historic character of the primary building or of the district as a whole.
A site plan indicates the mortuary building is to be converted and added
to house one residential unit of 5,100 sq. ft. and three congregant care units and
common area with an area 4,710 sq. ft., for a total of 9,810 sq. ft. (currently, the
mortuary has a floor area of 9160 sq. ft including the non-historic 1970s
additions). At the north end of the lot are planned two free-standing, single-
family houses with a combined area of 6920 sq. ft. A space of approximately 48'
is shown to separate the north wall of the proposed addition to the Howe
Mortuary building and the south wall of unit #2. T'he site plan indicates that this
space will function as a driveway and parking. However, more usable open
space has been provided in the current site plan with the addition of small back
S:~PLANldata\Iongrang~HISTIALTCERTSWistoric DistrictslMapleton HiIIU Ith2121\01.04.06 memo.doc
Figure 8. Howe Mortuary garage, 2005.
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yards behind units #2 , area which was previously planned as
driveway/parking area.
PROPOSED ADDITIONS TO THE HOWE MORTUARY BUILDING:
The applicant intends to remove non-historic 1970s neo-colonial additions
to the former mortuary and in their place construct a three-story north facing
(rear) addition and rooftop addition. In plan the rear addition is shown to
extend 35' north of the historic portion of the building and to be inset at least 20'
in from the east (llth Street) facing wall. The proposed flat roofed, rooftop
addition is to be set back 40' from the south (Spruce Street) facing fa~ade and
between 5' and 25' back from the building's east elevation.
Elevations show the existing contributing building to be 26' in height to
the top of the balustrade when measured at the southeast (11t'' & Pine Streets)
corner. At its highest point from grade, the proposed rear addition is shown to
rise to 32' in height. The 'rooftop addition to the building is shown to rise to 31'
when measured from the east (11t'' Street) elevation.
In terms of mass and scale, while approximately 9' taller than the historic
mortuary building, because of setbacks the overall effect of the rooftop addition
when viewed from Spruce and Pine Streets will be mitigated. The rear addition is
shown to rise approximately 7' above the mortuary's rooftop balustrade.
However, as shown, its scale and mass are mitigated by setbacks, fenestration,
and materials. ~
Elevations show the roof top addition walls to be dominated by large
pane windows and three light transom lights that reference the one-over-one,
double hung sash and eight light transom lights of the historic portion of the
S:1PLA1V~data\Iongrang~HIS'I'~ALTCERTSU-Iistoric DistrictslMapleton Hill\11th2121\01.04.06 memo.doc
Figure 9. Proposed new construction at 2121 llth Street, (Looking northwest from Spruce Street)
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mortuary. The parapet and wall space between the windows of the rooftop
construction is shown to be simply detailed with a cementitious stucco finish.
The applicant shows the wall-dominated rear addition to be fenestrated
with one-over-one, four over one, four light fixed casement windows, and on the
third floor double hung sash with six light transoms. A neo-classical portico
providing access to an entry way to the proposed rear units is shown on the inset
portion of the east east-facing elevation of the rear addition. Bracketed balconies
are shown to project from the second and third floors on the east elevations of
the proposed rear addition. Colour renderings indicate that the walls of this
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Figure lU. 5ite 1'lan ot Yroposed l)evelopment on riowe Mortuary Property.
rigure 11. East elevation ot restored mortuary bu~lding and proposed addition.
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addition are to be finished in brick and stucco. A low flagstone base is shown to
rise for three feet frorn the foundation of the north bay of this proposed addition.
The following is an analysis of the proposal's compliance with design the
applicable design guidelines:
MAPLETON HILL HISTORIC DISTRICT DESIGN GUIDELINES
.5 Maintain the traditional approach to The proposed design of Unit #2 RESOLVE
house from the street front. provides for access to the porch AT
from a side stair. Reorienting stair
to center and front of porch more DESIGN
consistent with this guideline. REVIEW
GENERAL DESIGN GUIDELINES FOR ADDITIONS TO HISTORIC
BUILDINGS, 4.0.
the least possible loss of historic fabric in the loss of historic fabric or
and so the character-defining features of character defining features .
the buildin s are not destro ed.
2 New additions should be constructed so Removal of the addition would not YES
that they may be removed in the future result in damage to the primary east
without dama in the historic buiIdin . and south elevations of the buildin .
It is not appropriate to construct an While substantial in size elements of YES
3 addition that will detract from the design including setback,
overall historic character of the building fenestration, and finish will mitigate
. . . erceived mass.
Al! additions should be discernible from the historic sfructure. When the origina! design is
duplicated the historic evolution of the building becomes unclear. Instead, additions should be
compatible with the historic architecture but clearly recognizable as new construcfion.
1 Distinguish an addition from the Addition is clearly distinct from the YES
historic structure, but maintain visual historic building, though in terms of
continuity between the two. One mass, scale, materials, and detailing
common method is to step the addition references that buildin~.
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6ack and/or set it in slightly from the
historic structure. Every project is
different and successful designs may
incorporate a variety of approaches.
2 Do not directly copy historic elements. Historic elements are referenced, in YES
Instead, interpret historic elements in most cases in a simplified manner.
~ simpler ways in the addition.
3 Additions should be simpler in detari than Proposed detailing is simpler and
the ori inal strurture. An addifion that
g
contemporary interpretation of neo- YES
exhibits a more ornate style or implies an classicism of the fromer mortuary.
earlier period of architecture than that af
the original is inappiopriate.
4 The architectural style of additions Does not imitate design of the
YES
shouId not imitate the historic style but historic building, but rather
must be compatible with it. references in a contemporary
Cantemporary style additions are manner.
possible, but require the utmost
attention to these guidelines to be
successful. The use of two distinct
historic styles, such as adding Tudor-
sfyle half-timbering to a Classic
Cottage, is inappropriate.
' 4.3 Com atibilify with Historic Buildin s
~-'Y ' ' ; ' ~' ".` '' ~ ; =: ~ ~ c: ;;
.
Introducing new construction that contrasts sharply with an existing historic structure or site
detracts from the visual continuity that marks our historic dist~icts. While additions should be
distinguishable from the historic structure, they must not contrast so sharply as to detract from the
original building and/or fhe site. Additions should never overwhelm historic structures or the site,
in mass, scale or detaiIin .
1 An addition should be su6ordinate to While substantial in size elements of
the historic building, Iimited in size
design including setback, YES
and scale so that it does not diminish or fenestration, and finish will mitigate
visually overpower the building. perceived mass so that it does not
. overpower the existing contributing
buildin .
2 Design an addition to be compatible Relationship of solids to voids on
with the historic building in mass, scale,
proposed additions are compatible RESOLVE
materials and color. For elevations with the former mortuary building. AT
visible from public streets, the Proposed false window on 2~d- story DESIGIV
relationship of solids to voids in the east elevation is awkward.
exterior walls should also be compntible. Penthouse fenestration is unclear REVIEW
from ers ective view to east
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elevation. Reduce the amount of
lazed area on enthouse.
3 Adding a partia! or full story to the The proposed upper story will cover
historic portion of a historic building is
only 23% of the existing roof area YES
rarely appropriate. and will have minimal visibility
Erom Spruce and Pine Streets due to
setbacks.
4 Reflect the original symmetry or Proposed addition's symmetry is
asymmetry of the historic building.
consistent with the former mortuary yES
building as detailed in massing and
fenestration.
5 Preserve the vertical and horizontal Horizontal and vertical proportion
r ortion o a buildin s mass.
P~Y f S~
of the building's mass are generally YES
reserved.
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1 Design new additions so that the
overaIl character of the site, site
topography, character-defining site
features and trees are retained.
2 Locate new additions on an
inconspicuous elevation of the historic
building, generally the rear one.
Locating an addition to the front of a
structure is inappropriate because it
obscures the historic facade of a
buiiding.
3 Respect the established orientation of
the original building and typical
alignments in the area.
4 Preserve a backyard area between the
house and the garage, maintaining the
general proportion of built mass to
open space found within the area. See
Guideline 2.1.1.
~
~ ~,.
Character defining features of YES
existing site features and
landscaping will be preserved.
Addition is to be constructed at the yES
rear of the historic building.
Reductions in mass and
development of fenestration since
May 4~h submittal on proposed west
elevation will relieve the effect of
that face to abutting property
owners.
Addition respects orientations and YES
alignments of buildings in the area.
Proportion of built mass and paved NO
area is higher than average for the
Mapleton Hill historic district,
however this portion of the property
will not be visible from public view.
Roofs, porches, dormers, windows and doors are some of the most important
character-defining elements of any building. As such, they require extra attention
to assure that they compliment the historic architecture. In addition to the
idelines below, refer also to Section 3.0 Alterations for related su~gestions.
S:IPLAN~dataUongrang~HIST~ALTCERTS~Historic DistrictslMapleton Hi11111th2121\01.04.06 memo.doc
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1 Maintain the dominant roofline and Maintains dominant roof form to the YES
orientation of the roof form to the street. Street.
2 Rooflines on additions should be lower Rooflines are higher but setbacks
fhan and secondary to the roofline of the
and detailing is executed in manner YES
original building. that will ensure that addition does
not overwhelm the historic buildin .
3 The existing roof form, pitch, eave T'hese elements on addition are
depfh, and materials should be used for
compatible with those on historic YES
aIl additions. building.
5 Maintain the proportion, general style, Proposed windows reference RESOLVE
and symmetry or asymmetry of the historic building without copying.
existing window patterns. Amount of glazing on penthouse AT
should be reduced and false DESIGN
window on 2~-story east elevation
should be better resolved. REVIEW
6 Lise window shapes that are found on Window shapes and designs are YES
the historic structure. Do not introduce generally consistent with mortuary.
odd-shaped windows such as octagonal,
trian ular, or diamond-sha ed
8 Use materiais and construction similar Windows will be wood, simulated YES
to historic windows. Do not use snap- divided light.
in muntins.
PROPOSED NEW CONSTRUCTION:
The applicant proposes the construction of two free-standing houses
(units #2 ) at the north end of the property, both facing onto 11~ Street. In
plan unit #2 (the more southerly of the houses) is shown to be roughly L-shaped
with a bay extending from the north wall adjacent to unit #3. Unit #3 is also
drawn as L-shaped in plan as turns the corner of 11~'' and Pine Streets. The east
walls of both houses are shown to be set back 15' from the right-of-way with the
north wall of unit #3 set back about 8' from the Pine Street property line. Plans
call for the houses to be set 14' apart (an increase of 4' from the scheme submitted
for review May 4th, 2005).
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Figure 12. Units #2 & #3, Footprint.
Drawings indicate that both houses are to be three stories, constructed to a
height of 33' (the height has been lowered 2' than the scheme presented May
4th), and to be designed in a neo-traditional manner with simplified Queen
Anne, Shingle, Tudor, Neo-classical, and Craftsman elements. Both houses are
shown to orient to ll~h Street. In an effort to address Pine Street also, stairs
accessing the porch are to be constructed at the north end of unit #3.
~ N I'C # 2
Figure 13. Unit #2, East Elevation
The symmetrically designed east (front) elevation of unit #2 is shown to
feature a hipped roof punctuated by a central chimney and a centrally located
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gable dormer flanked two shed roof dormers. Large overhanging eaves are
shown to be supported by brackets. Plans call for the roof dominated house to be
fenestrated with four-over-one and one-over-one double and four light fixed
casement sash. A centrally located single door is shown to be flanked by four
light windows. Access to this doorway is provided to 11~h Street via stone steps
set parallel to both the street and the house. Renderings indicate wall finishes on
this unit to include a flagstone base supporting brick and stucco faced walls.
The south (side) elevation of unit #2 is shown to be fenestrated with four
light casement and one-over-one, double hung windows on the upper stories
and two sets of wood garage doors at the ground level. Elevations show the
north side of unit #2 to be detailed with a two-story projecting bay, stone, brick,
and stucco finishes, and windows similar to those on the east and south
elevations.
Plans call for Unit #3 to be located 14' north of Unit # 2 and to feature an
asymmetrical design reminiscent of Queen Anne buildings of the late nineteenth
century with a cross-gabled roof forms, towers, and eclectic architectural
elements. The east elevation of the house is dominated by an integrated
octagonal corner tower and shed roof porch beneath which is set an eight-light,
half panel door flanked by side lights. A gable dormer is shown to project from
the hipped roof on this elevation, and, like Unit #2 its large overhanging eaves
are supported by brackets. Fenestration consists of four-over-one double hung
S:~PLAN~datallongrang~IIIST'~ALTCERTS~IIistoric DistrictsuVIapleton Hill\l lth.2121\01.04.06 memo.doc
Figure 14. Unit #4, east elevation.
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and four light casement windows. Smaller four light casement windows are inset
into the top of the tower providing clerestory lighting to the interior of the
building. The shed roof porch features an open gable end facing onto llt'' Street
and is supported by attenuated wood columns set upon a flagstone floor
accessed by two sets of stone steps. A simple wood balustrade and newel posts
similar to that of the rooftop balustrade on the mortuary enclose the porch and
stairs.
Like Unit #2, Unit #3 features a flagstone base upon which rise brick clad
walls (drawings indicate that this brick will differ from that used on the adjacent
house). At the third story, drawings show the exterior walls to be clad with cedar
shingle. The north (Pine Street) side elevation of the house is shown to feature
the corner tower and two story gable bay clad in shingle. Similar to the east
elevation, this face of the building is faced in flagstone, brick, and shingle. A set
of steps facing Pine Street provides access to the east facing porch and main door
into the house. This scheme shows the north elevation to be set back 2' further
south from Pine Street than the renderings presented to the Board on May 4~',
2005.
The orientation of this building to 11~h Street, is based in part, upon the
1882 Col. Ivers Phillips house which originally stood on the property and
oriented to the east in a similar fashion. The proposed south elevation of unit #2
features access to first level, garages for both Units #2 . This condition is as
result of the lowering in grade to the west and south of the property. On the east
side of the property sunken patio and small garden areas enclosed by iron
fencing are proposed. Such garden areas are shown in historic photographs of
the property, immediately to the east of the Phillips House.
The following is an analysis of the proposal's compliance with the
applicable design guidelines:
S:IPLANkIataUongrang~IIIS7'1ALTCERTS1Historic Districts~lVlapleton Hill\l lth.2121\01.04.06 memo.doc
r~gure i~. rroposea i i~c. ~~ree~scape
is-
GENERAL DESIGN GUIDELINES FOR NEW CONSTRUCTION, 6.0.
6.1 Distinction from Historic Buildin s
.1 Buildings should be of their own time The proposed designs can be YES
creating contemporary interpretations described as neo-traditional
of historic elements. referencing the form, massing, and
detailing of houses in this
transitional area in a contemporary
fashion.
2 Interpretations of historic styles may be Drawings show the proposed YES
appropriate if they are distinguishable houses to interpret a number of the
as new. historic architectural elements
found in the Mapleton Hill historic
district in a manner that clearly
distin ishable from the historic.
~
~~ ~6.2 . . .
~ Site a~d Sett~~ ~ .. ~~ ~~ ,. ~ ,. ..~, ~ ~ ~ : ~; ~ ~~ ~ -
New structures should be designed and located so that significant site features, including mature
trees, are not Iost or obscured. The size of the new structures should not overpower the site or
dramaticaliy alter its historic character. Buildings within historic districts generally display a
consistency in setback, orientation, spacing and distance between adjacent buildings. Therefore, the
compatibiiity of proposed new construction will be reviewed fo ensure that these elements are
maintained.
1 Conform to the design guide[ines found Building location on the site and YES
in Section 2.0 Site Design, regarding orientation is generally in keeping
site and setting in developing a with the neighborhood. The primary
proposed site pian. elevation's orientation to ll~h Street,
while not typical for the Mapleton
Hill District, has historic precedent
in the Philli s house.
Z Design new construction so that the Despite some cutting to west and RESOLVE
overall character of the site, site garden space at rear of units 4~2 ,
topography, character-defining site excessive amount of hard- scaping AT
features and trees are retained. does not seem consistent with DESIGN
Section 22.4 of the General Design
Guidelines.
REVIEW
3 Site new construction to be compatible The proposed houses will be located YES
with surrounding buildings that close to the street as typical for
contribute to the overall character of the buildings further south on lltn
historic district in terms of setback, Street. Location and orientation of
orientation, spacin , and distance om Unit #3 somewhat unusual, but has
S:IPLAMdata\IongranglHIST~ALTCERTS1Hisroric DistrictsVVlapleton Hill\11th.2121101.04.06 memo.doc
-19-
adjacenf buildings. historic precedent. 14' distance
between units #3 & ~3 not
inconsistent with area.
4 New construction should not be The lot coverage for the proposed RESOLVE
significantly different from house and garage is slightly higher
contributing historic buildings in fhe than the average for the historic AT
district in terms of the proportion of pattern of the area, but within the DESIGN
built mass to open space on the median range. The majority of open
individua! site. See Guideline 2.1.1. space is shown to be in driveway or REVIEW
patio.
5 New primary structures should serve as No accessory buildings planned. N/A
a guide for new accessory structures on
the site. Conform to the design
guidelines found in Section 7.0 New
Garages and Other Ac~essory
Structures.
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In considering the overall compatibility of new construction, its height, form, massing, size and
scale will alI be reviewed. The overall proportion of the building's front fa~ade is especially
impartant fo consider since it wi12 have fhe most impact on the streetscape. Whi(e new construction
tends to 6e larger than historic buildings, refiecting the needs and desires of the modern
homeowner, new structures should not be so out-of-scale with the surrounding buiidings as to loom
over fhem.
1 Design new buildings to be compafible The proposed new construction is YES
with surrounding buildings that generally consistent with those
contribute to the overall character of found in the immediate streetscape
the historic district in terms of height, in terms of height, scale, massing
size, scale, massing, and proportions. and proportion.
2 The mass and scale of new construction Plans and elevations indicate the
should respect neighboring buildings scale, massing and placement of the
and the streetscape as a whole_ proposed buildings will generally
respect neighboring buildings and
the street and alley scapes as a
~ whole.
3 Historic heights and widfhs as well as The proportions of the proposed YES
their ratios should be maintained. The elevations facing 11~'` Street are
proportions of fhe front fa~ade are somewhat wider than those of single
particularly important and should be family houses on that street. Heights
compatible to those of surrounding have been reduced from May 4~h
historic buildings. submission.
4 A new house constructed behind an N/A YES
S:1PLAlV~dataVongranglHIST\ALTCERTS1Historic DistrictslMapleton Hill\l lth.2121\01.04.06 memo.doc
-20-
existing historic house shoufd be of
lesser mass and scale than the original
structure.
6.4 ~ r
~ ~ t
Ma#erials -
1 Materials should be similar in scale, Plans call for the walls of the house
proportion, texture, finish, and color
and garage to be sheathed in RESOLVE
to those found on nearby historic traditional stone, brick, shingle, AT
buildings. stucco and the roofs with an asphalt DESIGN
composite shingle (colours and
placement not specified). The REVIEW
double-hung and casement
windows specified are compatible
with those of historic buildings in
the vicini
2 Maintain a human scale by avoiding Plans for both the house show
large, feature(ess surfaces and by using
varied shapes, forms, and sizes YES
traditionally sized building found on historic buildings in this
components and materials. area of the Mapleton Hill Historic
District.
Roofs, porches, dormers, windows and doors are some of the mosf important character-defining
elements of any building. As such, they require extra attention to assure that they compliment the
historic architecture. In addition to the guidelines below, refer aIso to Section 3.0 Alterations for
related suQQestions.
.1
Design the spacing, placement, scale,
orientation, proportion, and size of
window and door openings in new
structures to be compafible with the
surrounding buildings that contribute
to the historic district, while reflecting
the underlying design of the new
building.
Fenestration shown in submitted
elevations is generally compatible
with historic buildings in the
streetscape (relates mostly to those
buildings found on the north side of
Pine Street). Reduce amount of
glazed area on bay of unit #2 and
upper story of that unit on top floor.
RESOLVE
AT
DESIGIV
REVIEW
2 Select windows and doors for new Specified 4/1, double hung wood YES
structures that are compatible in and casement sash are compatible
material, su6division, proportion, and reflective of early twentieth-
pattern and detail with the windows century windows and characteristic
and doors of surrounding buiidings that of the historic houses in the
contribute to the historic district. neighborhood. Doors flanked by
more traditional sidelights are of
compatible design in the Mapleton
Hil] historic district.
S:IPLAN~datallongrang~I-IISTIALTCERTS~-Iistoric Districts~Ivlapleton Hill\I 1 th.2121\01.04.06 memo.doc
-21-
3 New structures should use a roof form
found in the district or on the landmark
site. The proposed hip and gable roof
forms are characteristic of the
historic buildings in the disri-ict. yES
4 Porches should be compatible in The proposed porch on the east RESOLVE
massing and details ta histmic porches elevation in mass and detail is
in the district, and should be characterisric of many tum-of-the AT
appropriate to the style of the house. century houses in the district. DESIGN
Classically inspired detai]ing
reflective of such elements found on REVIEW
many historic houses in the
neighborhood. Side orientation of
porches access to porches on units
N2 &!t3 is not consistent with
historic orches in the district.
5 Dormers should be secondary to the Proposed aoss-gable and shed YES
main roof and should be lower than the dormers are secondary and lower
roofline. Oversized dormers are than the ridge line of the roof.
in r riate.
The designs for the proposed new house at 212111~ Street are generally in
keeping in terms of location, orientation, mass, and scale. It is staff's opuuon that
the designs integrate forms and elements of historic types of architecture found
in the district; most notably Craftsman and Queen Anne. In applying the
applicable standards against the proposed designs, staff finds the proposed
design to be generally consistent with the both the General Design Guidelines and
the Mapleton Hill Historic District Design Guidelines. However, details regarding
the amount of hardscaping vs. planted area, materials, and fenestration, solid vs.
void in 2^d story addition, and front porch entries still need to be resolved.
BOARD'S DECISION:
The Historic Preservation Ordinance specifies that a Landmark
Alteration Permit may not be approved by the Board or City Council unless it
meets the conditions specified in Section 10-13-18 B.R.C. Specifically:
(a) The landmarks board and the city council shall not approve an
application for a landmark alteration certificate unless each such agency
finds that the proposed work is consistent with the purposes of this
chapter.
(b) Neither the landmarks board nor the city council shall approve a
landmark alteration certificate unless it meets the following conditions:
S:~PLAN~data\Iongrang~HISTW~TCERTS~I-Iis[oric DisVictsuvlapleton Hill\I1[h.2121\01.04.06 memo.doc
_ZZ_
(1) The proposed work preserves, enhances, or restores and does not
damage or destroy the exterior architechzral features of the landmark or
the subject property within an historic district;
(2) The proposed work does not adversely affect the special character or
special historical, architectural, or aesthetic interest or value of the
landmark and its site or the district;
(3) The architectural style, arrangement, t~xture, color, azrangement of
color, and materials used on existing and proposed structures are
compatible with the chazacter of the existing landmark and its site or the
historic district; and
(4) With respect to a proposal to demolish a building in an historic district,
the proposed new construction to replace the building meets the
requirements of ~araeranhs (b)(2) and (~ of this section.
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board conditionally approve the
request for the demolition, additions to the historic Howe Mortuary building,
and new construction on the site at 2121 11"' Street based upon the findings
outlined below. T'he recommended conditions of approval are:
~ That the BOZABA approve the variance for an east facing porch on Unit
#3 .
• The final design of the new construction be reviewed and approved by the
landmarks design review committee. The final design should address all
final design details including hardscaping vs. planted areas, window
design, front porch entries, as well as details such as siding, roofing,
decorative details, and colour.
With these conditions, staff is of the opinion that the proposed demolition
and new construction is generally consistent with the conditions as
specified in Section 10-13-18(a)&(b)(1-4) B.R.C., the General Design
Guidelines, and the Mapleton Hill Historic District Design Guidelines.
FINDINGS:
With the conditions outlined above, the proposed demolition and new
construction at 2121 ll~h Street are consistent with the purposes and standards of
the Historic Preservation Ordinance in that:
S:~PLAN~data\longrang~IIIS'I\ALTCERTS~Historic DisvictsUvlapleron Aill\1 Ith.2121\01.04.06 memo.doc
-23-
The existing garage is non-contributing and thus its demolition would not
adversely affect the special character of the Mapleton Hill District (10-13-
18,(b)2, B.R.C).
2. The proposed additions to and rehabilitation of the former Howe
Mortuary building are generally consistent with the conditions oudined
above, meet the Mapleton Hill Design Guidelines and the General Design
Guidelines, adopted by the Landmarks Board as Administrative
Regulations, and thus will be compatible with the character of the site and
the Mapleton Hill Historic District (10-13-18,(b)3, B.R.C).
3. The proposed new construction, with the conditions outlined above,
meets the Mapleton Hill Design Guidelines and the General Design
Guidelines, adopted by the Landmarks Board as Administrative
Regulations, and thus will be compatible with the character of the site and
the Mapleton Hill Historic District (10-13-18,(b)3, B.R.C).
ATTACHMENTS:
A: Historic Inventory Form
B: Historic Photographs
C: Tax Assessors Sheet
D: Application Letter, Site Plan, and Elevations of proposed construction
S:~PLAN~data\longrang~I-IISTIP,LTCERTS~I-Iis[oric DisVictsU~Iapleton Hill\l lth.2121\01.04.06 memo.doc
r
,. ATTACHMENT A NOT FOq FIELD USE
-~~ ' Eligible Nonieated
Det. Not Eligible Certifietl Rehab_
... ;:~u~ .. . ,~ 7£_L'aD ( Date
-:~EC.' NaeF.- tc~~.acr Survey of Nistoric ~
_~LU*'f:
~
CITY:
STATE ID NO.: SBL5900
'
d
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ld
ticrr5wtt_re
qe5ources; 19
5 9oui~?r ou
er
iEMPORARY NO.: 1L61-25'L-81'001
:UNNENT ?:::U:aG NAME: OuNER: HCYE BUILDING PARTNERSHIP X
j~ose yorr ary 4ILL1Atl B NOYE ,
I 7180 [.DaR4COD C+l
~ acu~oER w 80301-3701
' ADOFESS 2125 '1TH ST
90Ul~ER, CO 80302
i04NSHIP 1N RaNGE 71Y SE[TION 25 SE 7/4 NE 1/G
H:STORti NeN'c U.S.G.i- :UaJ NAME: Coulder
wc,e nor,..a-y YEAR: 1966 (PN1979) X 7.5' 75•
~
3~_~:[b:: N/A lOTCS): Up .
oiSTR:Cr NpME: Auo:i:oN: Howe teolat YR. OF 11DDI7fON: N/A
FILM ROL! ~IC.: ~50-11 NEGATI`/E NO.: i.OCATICN OF NEWTIYES: D4TE OF CONSTRUCTION:
9Y: qoger uhi[3cre i 0ou~den c~y Ping. ESTIMATE: IICTUAL: 1922~
__._ _ __ _ ._ ~. SOURCE:
~
. Bldr. Daily Caa., 5-31-94
~
USE:
PRESENT:
~ i Mortuary
~ e.- ~-'
.
a~
HIST00.I[:
t,_
' ~; „~~~: ~
Mortuary
~ IIR I ~_
_zr,-• .'• '~a, CONDITION:
.
EX[ELLENi 7( GOOD
F~IR DETERIORATING
E%iENT Of ALTERATIONS:
MINOR X MODERATE MAJOR
DESCRIBE:
.. _ Flat roofed projection on east with
- .__._ ____; .,,,~. never uirtdousJ porte cochere on north.
Chapel section appears to be later
addttion.
_ ~ . - , ~~ -,~
TINUED YES % NO
CO
N
Stt~h: [lassical Nevival SION1tS: ORIGINAI SIiE 1( MOYED
1 D~TE<5) OF MOVE:
MATERIALS: Brick, Stone, Wood S0. FOOTAGE: N~TION11l REGISTER ELIGIBILITY
N/A
tNDIVIDURL: YES % NO
RRCHITE[TURA~ DESCRIPTION:
One-story ~ire drawn hrick 6uilding vith classical detaiLs has ftat roof with CONTRIBUTING TO DISTRICT:
brick piers projecting beyond [he roofline and roofline balustrade. Flat roofed, YES NO
projecting portico uith thick cotumns and brick piers has stone base and stairs. LOCAL LANDMARK DESIGNATlON: No
Central, paneled and glazed door. Raised toundation canposed of thin tayers of
stone in University of Colorado style. Oouble-hung ~indows [opped by sulti- NpME:
DATE:
light transoms have brick sills
features gabled brick chapel
Rear of buildin
.
g
with corner pilasters. Entrance of chapel intludes paneled doubLe doors topped by ASSOCIATEO BUILDINGS? % YES NO
eulti•light stained glass transom; entrance is flanked by colum~s supporting TMPE'
pttached garage
-ncablature. Above entrance is octagonal stained glass ~indou; other uindows of
iapel are multi-tight vith stained glass. On north is porte cochere with brick If INVENTORlED, LIST ID NOS.:
CONTINUED? YES % NO
ters.
ADDITIONAL PAGES: YES X NO
?~aN SHAPc: ARC4ITECT: STATE iD NO.: SBL5900
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RIGINA OWNER.
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1858-Present
CONSTRUCTICN HISTORY (DESCRIPTION, NAMES, DATES, ETC., RELATING TO MAJOR AITERATI0N5 TO ORI6INAL STRUCTURE):
CONTINUED YES X NO
NIS70RICAL BACKGROUND (DISCU55 IHPORTANT PERSONS AND EVENTS ASSOCIATED UITH THIS STRU[TURE):
This is the long-time site of the Houe Mortuary, vhich ~oved here in 1922. The business was started by Albert Edvard Howe,
a nati•:e of New BrunsWick, uho had entered the undertaking business in Boutder in 1908 after serving t~ao tuo-year terr~s as
eoulder County assessor. Houe brought his four sons, Norm, George, Ted, and Carl, into the business, Which continued to
be a fac.ily-ouned operation until 1991. At that time, it was believed to be Boulder's oldest family-owned company_ Norm
Howe worked in the family business more than 70 years. In 1991, the mortuary uas purchased by Rockey and Kathleen uells.
Norm Howe died in 1993. In 1994, MHI Group, a funeral services corporation based in Tallahassee, Florida, purchased the
Howe Mortuary in Boulder.
CONTINUED YES X NO
SIGNIFICANCE (CHECK APPROPRIATE CATEGORIES AND BRIEFLY JUSTIFY BELOU):
ARCHITECTURAL SIGNIFICANCE: HISTORICAL SIGNIfICANCE:
REPRESENTS THE 110RK Of A MASTER X ASSOCIATED NITH SIGNIFICANT PERSONS
POSSESSES HIGH ARTISTIC VALUES ASSOCIATED uITH SIGNIFICANT EVENTS OR PATTERNS
X REPRESENTS A TYPE, PERI00, OR METHOD OF CONSTRUCTION CONTRIBUTES TO AN HISTORIC DISTRiCT
TIER EVALUATION:
STATEMENT OF SIGNIFICANCE:
7his building is associated uith the history of mortuarial services in Boulder as the site of Boulder's longest
continuously operating mortuary facility, Howe~s Mortuary. The building reflects Classical Revival influe~ces in its
columned portico, roofline balustrade, cornice, and chapel entrance framed by columns_
CONTINUED YES X NO
REFERENCES (8E SPECIFIC):
Boulder County Assessor records; Boulder City Directories; Boulder Daily Camera files.
CONTINUED. YE5 x N~
~ SURVEYED BY: R.L. Simaons/7.H. Simmons AFfILIA~ION: Front Range Researcn Associates, Inc. OaTE: November 1995
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i'.~ J, ; ; ~; , ~ ! c'r . • • ~O~ ~~ //Y-7~ Appraised 19 .i~,
BOULDER COUNTY REAL ESTATE APPRAISAL :~~
OWNER \~9~ .1~ /~~ /`~~ ~r.~_~~ ' ~ ~.
. ~: . _ .
HOUSE No. /~^ =; rJ 3TREET ' ~'~.,, ~ . ~ •, r . ; . . . CITY ,_% . ~. ~ ~ .. _' ~ .
~
LOTS ~'~.;' ~~~ D O BLOCK ADDITION ~
' ~
No. Cub(c F
Ca~t p~e ca.
Total Cosl..
Porc6~~_._.
GuaQe ..__
EIu6~""'
/g;t ~7 ~
. ,
:, ,~~ %, i~ z ~,~. ~ , : ~_. t~--. a•~~ ~.~ ~ . ~ .l- - • r ~ ~ ~ - ~I
OF ~ALUATION ~ ~
~,;1 ,, ,• n ., ~
lALT • HLD4 ~1tT H QAHAdi ~j •i ,i ~I •,
' ~ • ' J~~ e , ,,
..~ 6. ----L .1~ --`~'`----G- -~ ~ G.~:~ n -~~, ,,. ,. ~Y ~~_
~r~j, ~'~. i---4~-`-f ~~-- s- 1 `~-~ -:._
-_ ,~ ~ ------ --- -------- : ~.
""" •"""""' "'-"" ~ ~' r iF . 1
""" """""' """" ~ h~ ~ j~' ' r~..,~ J
~.
" r '~'" "~"""'. "~ ~~_
i~ ~
, , ~..
~-~- ~ ~_ =`- Q--- ~ ~ ~
~--------------li--------------I=__.__._.._. n ~.
-------------- s-------------- s----------- ~'~ ~ ~
DBBCRIPI'ION -`~ ,~ ~p' "'~. ..~
_ ~ ~~ i3v~Gri(.._ Jy,E,
L-~ '_ BWlnent"'_'I Jd ' ' "' Q. ~~
~ =---. ~:-------- -~--~'-~~_1-z-- r~~ ~-~ ~
,,, ~ (:3
,',~
or
oi
BUILDING PLAN
fr'' r%, .
' ? ~
M
r~~
~,
~~ -
'~G
G`.l' J ~, ~'~ (• y~-G ~, U
. ~. I
. ~ ~
I i
I ~~
,U
i '
~ ~~
,
I ~
~. -
~. . ,
'C 1 ~ .
1 ~ ~'tJ /~ Y ~
T•~ ,~ ~ ~' . d : !
. /
Hsf~ht of BuildinQ__________________
ANNOAL A88B88MBNT
UNT I T6ARII LAMD ~IM~ROYLMSN[fII TOTAL I
~
~
~
~
~
z
~
~
~a,~
d19 _
f ~A L.,
~.
~.~b'",ei ~ ~` ~,`rr~!~'i*.. ' '+'~'q''• ' '
_ ~~'„f~,+e~'_,~( "lt~l..._ ~. .. ... .,:~[ ~; ~``~~ . - ~,,,,'r~
~' ~T~ ". 'r.i , e,r,. ~; '~ ~iL, „ ,v,T ';i
,' ~,. ' , , , ' ! . ` ~ r . t. _ .•"+y~
~';', ~, , ••.. ~,' ~,~ , ~ . ~
' --.--•. ~ ~
BUILDING PL,I~N ~ ~
~ ~ .,
~ CLABS OF BUILDING
i '
~1-Single Aeeidence_______
' - - • .
8-Bunaalow, Apt., Crt..
. 4-Fln! or TerrRCe ._.___
; 6-Apartment Hoube.____
~ B- Hotel-----------------
i ?-9tore HaftdinQ _____._.
g"----° -----------------
j 9-Ofllce Building_._____.
~10-Hoapltsl or Sanitarium
Honse or Gr.
tr~ Houee___
~s or 86ads_.
I CONBTRUCTiON
~
~Frsme --------------------- ----
IBrick------•-------------•- ~
~Tile------°--------°------ ----
IStone -------------°------ --
,Concrete, Plaln or Block___ ____
Coacretq R~inlorced__..__._ ___.
~Ste~l Fnme---------------- -°-
i
~--------------------- °--•-- ----
i
CHARACTER OF CONBT.
~
Cheap--------------------- -
, - - -
Medium---°--------------- ----
,Good---------------------- ~
, - -
~Fire Red~ting-------------- ---
Nan-Fin R~d~ling--------- ----
~
~------------°-°----------- --°
I
~ STATE OF R~PAIRB
~
No. of
Beick
Coacr
Stone
Wood
Half ----------•------
Thres-Qnarker :______
Full-----------------•
Cemsnt Flooe ._____._
FInl~6ed W ~ll~ ~nd Cai
Laundry ---------°--
E%TERIOR
.Common Brlck .------
Pres~ed Bricic_____._.
W~re Cut Br(ck_______
Gl~zed Brick ---------
Wood Slding ---------
Wood 8hlnale~ ----°.
Csmeot 9tucco _..____
Kalla~too~ --------- •-
9Wne -°---------°--
Corrng~t~d Iron___.__
Terr~ Cotta...._..---
Ttle ..................
OUTBIDE Tltlbt
wooa --------------•---
Tsrrt Cotta------------
Stone ------------- .
Ga1v.Iroa.____..._.. __
Concrete ---------------
~ i..
ROOF `: , LIGHT 1
Check
CONBTRUCI'lON Electrlclty ................
Wood Shfngle---
---------- _
-° Gu----------------~------
Compo~ition 5hin~le------- --.. 011---f--------------------
Tu and Gravel------------ - -Y_ •---------------------------
Prepared Psper ----------------------------
Sheet Iron________________ ___. PIt1YAT~ GAKAG~
C°pP°r----•--------------- ----
Coocreta Til~ .......:......
.... 9ise
---------
-----° ------
Clsy Tile-----------------
"
Slate
- - Con~Eruction.
Floor.---~°- .
~ ------
-~---~-----
.-~--°-------------- ---- •
~
f
Asbe~to~ Shlnala_-•----•-_ ---- Roaf .----'- c.
r
t 1----
~
Tin ---------------------- - Heat
...... '
-- -~~- ---
BTYLE ------------- -------------
Gabla.___
Sip _.._..
Flat ____.
Gsmbrel _
OQan~ard .
lvo. bath Tub~.._......
No. 5hower Batha ._.___
No. ToileG .............
No. Lavatorie~----•----
No. Ucinale_.._..___.__
No. Laundry Tu6e _____
No. 3inka______________
9anitar~ Clo~eta___..___
Ce~e Pool _~~....------
HBATINQ
Stove .---•---------------- ----
Hot Air------------------ -
HoC Water---------------- -J
Staam ----------•-------- 7
No. Flrepi~cai ------------ -I--
No. Dumm~ Firepl~ces_._. ...
Air Conditloned ___________ ____
FUBL
Coal .---•--------------
011._..------------- ° --
Gae-------•---.._._....
Electrlclt~ -------------
LUCALIMPROYEMBNTB
Street Paving________________
Allay P~vinQ-----------------
Sidew~lke--------------------
CurbinQ----------------------
Water -----------• --°-------
Storm 9ewer----°-----------
Saaitary 5ewer______________
Electrlcity -------------------
C u --------------------------
9idaboard~-------------------
Buftat -----------------------
Cabinet----------------------
Book Cases___________________
9aam Cailing----------------~
Incinerator___________________
Sk~ L1Qhts-------------------
Refrigerator or Cooler .___...
Bay Window~----------------,
Dormer Wlndow~_____________
Porche~----------------------
~ DEBCR[PTION
ROOM9 STORIE9
~ e..~m~e ~~ ~~ ~ i
Livina Room.
Dining Room.
DinetEs.._._.
Kitcden._.__.
Broakfast No
Bed Room....
B~th Room __
Toilet Room_.
Show~r Room
8leeping Porc
Sun Room____
Uen-------- °
9torege Room
Offtcs _______.
en~~
FINISH afh Nomrer•
Pis~terad. Plai~
~ Pleet~red, Ora~
--- P~parad-------•
Palnted or Tint
~ Softwood Floor
Hard~vood Flooi
~ Softwood Finl~1
Hardwood Flni~
_ Tila-----------•
N; Mubls or Un~a
W~11 Hoard ---.
~ 9hsetrock __._.
~ Celot~x .------•
Wafn~cctina __.
~ Metal Cd1InQ ..
ABMAAHB ~
._IY ~.~.... r - ----------------- ------ ---
' , I L , ~ ~ ~ ~d~' (~:, ''~ ,~ ~ ~"`~c.~,~'f/.~~.~t-t~r'v'
. ~ ~,rti. i ~I.. ~Il_ _ __ APPraiaed 19 ~ ~'
~ • ~ , .
~~~ BOULDER COUNTY,REAL ESTATE APPRAISAL
_ ,
. owNFx ~~ ~ ~~ ~ .^ .. ,
,
!,~ e_.~' c.~e..~..1:+ 1',.-:~.t_ 1~- ~ ~.•i- _
~ ` , - CITY ~: r ~ ~~~~ ' ,
HOUSE No. ' STREET , -
LOTS~it.~ ~- ~ J'~O~SG~L~OCK ~ ` i A~IDITImN ,
~/r~d. I
Yr,ar f;nnatritr.ted /r'~` ,_/ ~ • Est. Life in Years .~ ~+ , `
EBTIMATE OF VALUATION EUILDING PLAN
HLDO. PAIT A HLDQ TAST 8 OARAGi
No. Cubic Fest------- -------•------- °----°------- 1~GiQ. ~. 6
.
.
.
Co~t er cu.tt.-------
Tot.i Co.t---------- -
Porchu--------------
- --°------- -
_------------ -
------------- -
- -----------
:---- -----
-------- ---- -
- `_~0_~G.
=--~0-'~ ~-
--------- .
, J_.~
c
~
N ~"
~~' .. -~~', • C,~
,
_ I ~.~ ./. .. I~
.
, ~ ~„ ~
Y'v,
G~ra~e-------°----- ----------- -------_--- -------- . . ,..~
%~~ ~ ,'r f"., , ., i, ,
Estra~--------°---
---_•------- -------
---°-------------------
"
--------•--
-----------
--------------- -----------
- ..__._...--
------°---°-- --------
------
----
----
---- r ~ ~ .., .
._......... ._.. ._._. i ~
~
TOTAL : ~ -
~
~
°
~ ~
;
~
------
. ~i Ob~ole~eoce_
! f ~~ Ph
i
i D --------------
°----- --------------
- ~-- °-- --
-
-
--
G'
~
-~ - ~ ~
.~'
~ ~ 5 ~ U
y~
ep. _
_
ca - _---
.
Net After Deducting
D
i
ti ~ 3 a ~~ ~
`
eprec
a
on--- -
- _------------ -
- ~------------ ;- _
.
_.
sl i
~ •
4~tC1lG Ut111ty Dep._-- ;-------------- ::
;-------•-----_ =-•Y_-
`l~°,~.__.
PRESENT VALUE-- _'--•---------- _•-----°---- {
=~,9-Q-°
D~BCRIPTION
Clus of Blda.- ~ ^= ----. ~ _._
- - - ~ - Bu~msat--- -
- I- --------------
- --
Con~truction__ '~'~' ~-, /
~------~~ ._
---
Roof--------
--
-- --
-------------- '•
Char. of Coa~k -:F=rS-s:-.}:4.:~ He~tlnQ------- - --------
_....---- Heigbt of Buildiaa-----------------.
Ezterior _.ZY ~'_ ~-:--:t-------- Plumbiaa----- -----------
-" BUMMABY
I ANNUAL A88B88MENT
Intssios Finl~6 __ ~_'::_' ~~~ /
, ------~. -
Liaht"""' ---
" •'_' "' DYlCRIPiION A)IOUN? TEAB I
LAND
1NPROY~N6N77
tOTAL
F'loors .----_
-. -i'~__.- ~----- ~
` ---°
Pri~. Gar~ge-- •..-..--:~_•_--
-- ° Build(eg P~rmit
# 1D88
i
i
i
9torlai_____.__ .._ r ~
5.-------
_" i"
Barns or Sh~d~
""""""""" OrfQln~) Co~t, Improveroanti Only = 1DY9
.
.
~ .
/
_ Additions ~nd B~ttsrmenb , = 18~~-
Flr~ RedstlaQ- -- -
? ~:?-- -----
' ' 5tat~ of fiepa. _-------- ..
' -"' " ~
Own~e ~ E~tlmata of Pre~ent Vafua
1841
r
~l
T ' ; ~
1~ ~
Foandation----
~
,_- ~
---=---_-
Locsl Imps.---
---------------- ••
Private AppraisRl
~
a
1942 ,
Y. ~'~
~
ADDITIONS AND BETTERMENTB • In~uranea f 1948 '
rs~s s~coudr trsnR ,-~ouerr Morta^g~ = 194!
. Monthly RentRl ~ i 1946
--- -- ------ - 5-------------°-- ------------- • ~----------------- AdverNsed tor Ssie f
I 1946
---~----------.
E-----------------
-------°------
_°----°---------
Transferred in 19
E
1947 I
~
, Photograph . .
..' ~,." ~
,. ~ ,
j
19 :..~ t -
~~~
. I
--- -~_-~
~' _ ~4~~^ ~1A11
°~.. ~
-~ _ ~ • ti s:.'~4~~~~.~
. ..i ~ ~t~ ~
• trr ~ - : ~" .~
.. ` .~.' . . -' i .` ~n~'
r ~~ . . ' 9R"~f ~'~.
. . , ~~,. , . ~ 'n. ,. 4~~a" . ,
~ ~ . ~ ' . , ~ ' • "~,'11!
, 9<
• ~ ~t . w'
BUILDING PI~.AN
~
Photogr~,ph
_ ~ `~ ~
, , ,.
.~.
~ ~, .., ,, :.
-the Shoulcler~ Jane tsar~er ~ .y . .-. _ .
Q-~~-~-~ L ~ ~' ~ ~ •
~ ~ ~ HOWE M~RTUARY
HOWE MORTUAAY ia ~ threr
generatlon Ilrm thnt haa ~ been ln
business in Boulder County for near-
ly 70 ~ years, The oftice oi county
coroaer haa been held by a member
oi the Howe tamily for the paet halt-
century.
Albert Edward Howe, a native of
St. Jolin Province, New Brwlswlck,
spenl hts early yeara ln the home oi
hfs uacle's iemUy following~ t6e
deaths oi hls own parenta. In 1889,
he came West to Deaver. When he
waa 21, he aettled oa a r~nc6 in
oorth St. Vrain Canyon.
In t6c eummera he r~iaed vegeta-
bles and aold them to customera tn
Lyons and ln the m[ning c4mps. He
also aold lce whlch he h~d cut
during the winter trom lgkea and
ponds. For a whUe he~ operAled a
summer resort on l6e St. Vr~in.
In 2887 Howe marrfed Lur~ McFa-
dden at the Stone Church in Lyona.
~
pleted work on the railroad. The
femily then moved to Lyona.
(McFadden took up farmland
tlong the St. Yrain, but relurned to ,
rotdbuilding aa an engineer oa the
Sout6 St, Vr~tn~road. He and g son
loter lost their lives whlle trtying to
eave a bridge during a flash ilood.)
HowB took ptrt la commuNty and
county atteire sa a member oi the
Lyona Town Council, a member oi
the achool board, ,nd later aa depu-
ty county ~saesaor. In 1904 he was
elected •seeeaor on the Republlc~n
ticket,~ ~cd tao yeara later he wa:
~reelected.
. After completing hle second term
early in Jaou,ry,190A, Howe moved
hla irmily to Boulder and went into
t6e undert~lcing buaineea~ wilh Ben-
iamin A. Holley. The p,rtnera pur-
c6~~ed the intereaV oi F.J. Buch-
hett and operated a roortuary on the
miin floor of the Odd Fellowa'
bullding at 1.6th and Pearl. '
ing was rafsed 1n 1D65 to make way
for a city parklag lat.) The building
had been bullt ~by W,P. 5ale and
uied na a hotel for inany years.
Aiterwarda lt became , senitarium
opereted by Dr. O.G. Place.
Howe remodeled the building to
use aa a mortuary, aud for living
quertere for hie famlly. The Iamily
included tour deughlers and lour
eoa~. The daughtere were Alberta
(Mra. J.C. Oliver), Vlrginla (Mra.
Charle~ Lough), Roae (Mri. C.G.
Garbtrlao), and Emma (Mre. Chrla
Hedge.)
Aa We aoae - Norm~n, George,
Ted, and Carl - became old enough
they entered the mortu~ry bu~iaeea.
When t6e eenlor Howe retired as
Boulder County coroner after aerv-
ing for many year~, George was
elected to the job.
In 1922, t6e Howes purchased lhe
new bulld[ng al lhe coraer of Spruce
and lilh Streeta.
In 1945 George purchaaed lhe
Shaw biortuary in Longmont. Ne
al~o retained hla intereat in the
Boulder tlrm, but Norman became
t6e manager here. After Ted re-
lurned Erom World War II aervlce
with the Navy he left the mortuary
buainess to become a partner ln
Sturtz-Copelend Floriats. Carl re-
malned wtth the mortuary ilntll 61s
deaW in 1860.
Mias McF,dden a tatber, s clvil
engtneer, 6ad helped-bulld t6e rall• In 1~18 Howe purchaaed Place'e
road west. He brou~ht lila iamily to Santt~rium. •t 2121 Broadway,
Colorado ia a covered wagon and tcroea the ~lley trom the Fir~t
they lived in Denver while 6e com- ~Congreg~tloaal Church. (The build-
Norman w~e elected Boulder
County coroner ln 1954 and aerved
for nearly 20 yeare. ~
~
~
~
a
n
s
1
.~
~
1
-~
v
Portrait & Biographical Record - Denver & Vicinity
Mardos Collection
COL. IVERS PHILLIPS.
PORTRAIT AND B[OGRAPHICAL RECORD.
Page l of 11
utive of the city in the absence of the mayor. In 1897 he was a~~ain nominated for the
position, but declined to become a candidate. While in Chicago he was made a M.:son,
identifying himself with Ashler Lodge No. 308, A. F. & A. M., and later he becamc; a
member of the chapter and commandery at Urbana. As a citizen he favors all measures for
the benefit of the people and the extension of the commerce of the city, and his personal
influence is given to aid all public-spirited projects.
OL. IVERS PHILLIPS, of Boulder, is a very remarkable man; his life, which very
nearly spans the present century, having been characterized by unusual activity and
enterprise in numberless directions. He has been the president of railroad companies,
financially connected with banking institutions and other business concerns; has officiated
with distinction in public positions, both in the government and military service; ha: oeen
no less faithful in minor civic offices, and was one of the founders of the Republican party.
Thus, very briefly, is summed up a portion of the affairs which have interested him - matters
comprehensive enough to have occupied a dozen different men, it would seem, but he has
been equal to much more than this.
Portrait & Biographical Record - Denver & Vicinity
Page 2 of 1 I
In tracing the history of Colonel Phillips we find that his birth took place in Ashpenham,
Worcester County, Mass., July 28, 1805. He recalls incidents of the wu of 1812, and
though he is now in his ninety-fourth year of age, he retains every faculty and enjoys life as
in days of yore. His childhood was spent in Fitchburg, Mass., and Ipswich, where he
attended the public schools and Appleton Academy. He remained under the parental roof
until he attained his majority, and the following year he determined to see something of the
then far west. Going across Pennsylvania, until he arrived at the Ohio River, he proceeded
down it and the Mississippi River to New Orleans. There he stayed for a short time and then
took passage in a sailing vessel bound for Boston. Years afterward, in 1873, he once more
traveled through the west, and for nine years spent much of his time in visiting all poRions
of the United States and Canada.
But before entering further into the details of the colonel's history it might be well to
devote some space to his forefathers. He is justly entitled to belong to the Sons of the
Revolution (and is connected with the Denver branch of that order), as his grandfather, Seth
Phillips, was a lieutenant in the colonial army during that conflict. After the war he settled
in Fitchburg, Mass., and died in that town when he was seventy-five years of age. He was a
native of Pembroke, Plymouth County, Mass., in which locality his English ancestors had
settled in the early days of colonial history. His father bore the name of Lot Philtips. The
parents of the colonel were Samuel and Sally (Thurston) Phillips, both natives of Fitchburg,
and reared upon farms. The former removed to Ashpenham, Worcester County, Mass., but
in 1811 he retumed to the old homestead where his boyhood had been passed. Two of his
brothers served in the war of 1812, and he would have enlisted but for physical disability.
He departed this life when in his fifty-eighth year. His wife, who died in 184$, was likewise
of English lineage. Her father, Deacon John Thurston, a native of Plymouth County, Mass.,
participated in the early Indian wars, and later was a farmer in Fitchburg. The only sister of
our subject, Mrs. Sally Russell, died in Massachusetts.
Col. Ivers Phillips continued to dwell on the old pazental homestead until 1833, when he
was appointed deputy-sheriff of Worcester County. Before his term had expired he was
elected county coroner, and acted in that capacity from 1836 to 1856. A portion of that time
he also officiated as a justice of the peace, and there was not one interruption in his public
office-holding during his entire residence in his native state, from 1833 to 1873. June 1,
1825, he was made corporal of a company of light infantry in the Fourth Regiment, Seventh
Brigade, Sixth Division, of Massachusetts state militia. Subsequently he was appointed
ensign, later lieutenant, and May 13, 1831, was commissioned major of the regiment by
Govemor Lincoln. August 4 of the same summer he was raised to the rank of lieutenant-
colonel and March 12, 1833, was made colonel of the Fourth by Governor Lincoln. May 2
1835, he resigned his commission, as other affairs required his attention. Thus before he
was thirty years of age he had been colonel of two different regiments (one infantry and one
of
632 PORTRAIT AND BIOGRAPHICAL RECORD.
light infantry) and was then honorably discharged, merely at his own request. June 22,
1863, Governor Andrews commissioned Mr. Phillips captain of the first company of
Massachusetts State Guazds, organized under the special law. He served as such throughout
the Civil waz, and was once or twice called into action for a few days at a time. Later he was
again appointed to the captaincy of the same company by Govemor Bullock
, - . •
QUALITY SERVICE COURTESY
G. E Keeten. T~~ B~~ ~ ~O~'s. Ph^: BoulOer 117 J
CV
1&10 TWELFTM STREET OFFiCE PHONE BOULDER 117 W
~p k:. L Yulk D~~tory Ca's 1l31
BOULDER COUNTY NEWS-HER-IBOU7.DER PUBLIC LIBRARY,
AI,D, liuion Pub Co Pubs, zo.t9~ Lena R Fenton Librarian, ccs5 Pine
[xth (see page ~o) BOULDER PUBLISAING CO (L
BOULDER CREDIT RATING AS- C Paddock -1 A Paddocic and C A
SOCIATION, Chas W V Feigd Butsch) Pubs Daily Camera, ioy3
Sec and Atcornep, [~ i5 Earl Bldg, Pearl, Tel Boulder 90 (see page [[)
Tel Boulder 833 (see iront cover Boulder Rubber Tire W'orks (W Ir
and page ~) >loore) [505 Pearl
Boulder llay Nurscp• Jlrs E J Wight- I Boulder Studio (H W Saunders, A C
~
~ man matron i0o~ 44alnut I Christmsen) t3io Pnrl
BOULDER FEED & SUPPLY CO, , BOULDER TYPEWRITER EX_
W H Dan~elson Pres, C J Daniel-; CHANGE, J W Fogz Prop, c;t6
son Sec, Hay, Gnin, Flour, Feed, ~ Peart, Tel Boulder ~Iti ~see top
Poulcry Supplies and Groceries, ~ i~nes and page [;)
ic36 Pearl. Tel Boulder z28 IBoulder linder[aking Co (J D Rose)
Boulder Fire Dept Yo t E A Johnson ~ ~0,77 Spmcr
chi io38 Pearl I Boulder 1i Ray ~ssn E B Queal sec 9
'
, Bldg
Boulder Fire Dept :io z too3 Aurora; Physicians
Boulder Hospital Assn Carbon Gil- I BOLLDERADO fiOTEL, Sprute n
laspie pres, C W Poley v-pres, ~L E~ ~v cor tlth
\Iiles seo-treas zroj [3[h I Bound~~ Cyrus r ro.~g roth -
BOULDER INVESTMENT CO ~~oundy ]Iuy,A (w~d John G) h iso~
. THE, C F linslcy Pres and Mgc, ~ Pine
R L Olson Sec, F W Kohler Treac, IBoumn Chas A r ~tio Li¢toln pl
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, j b[ W'hne Mgr Real Estate De- ~ BOUTON LOYD E~Fa~~e B) ~Igr
c parimen~, insurance. Real Estatq' O~'crland ]lotor Sales Co, h[[to
:•i and Surety Bonds, tg35 i;th, Tel ~ Lincoln pl, Tcl Bouldv [3g~
'~; en Allcn H(~(arr) slsmn h z8o~
ulder t33 (see mp tines and page i B 4[
8
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;
Boulder Laundry & Towel Co (j ~iI ~ Bo~vm John R(Lillie) n 1803 Water
"' Belisle) 93y Pnrl i Boa'er DSavrice student r i~05 Broad-
~~:.- BOULDER MILLING & ELE- R'~
.+;; YATOR CO, C li~ Rowland IDlgr, ~ Bowes ~Gm H r z6~9 yth ~
~~ Flour, Feed and Poultry Supplies, ~ Bo~oman Donald studrnt r ioo; ~yth
~
~ ~$3o fIth, Tel Boulder ig ~Bo~~~man Erma s[eno r it_y Sprute
'
~ ~fuilda ~wid Geo) waiter r
BOULDER MOTOR CO, Jack Gnnt ~ Box~man
~
~ y(gr, Bvick Distribuwrs, t.µ8 PeaA, ~ i6tt Grove ~
S,~ Tels Boulder n9 and ;}7 ! BOYD DEAN M(Rachel) Srore ~igr
I'" BOULDER NATIONAL BANK„ Boulder-Colo San, h 607 ~Iaawdl _
( Harry Casaday Pres, J S S~vitzer:Boyd Francis E h 8?t \[ax~vdl ac
~
1 Charcman oE The Board and V- ~ Eoyer Ho~~-ard ](Elizj lab h.~t- \La-
R
~ Pres, F W Kohler Cashr, C G Wal- r~ne
y:;' ton Asst Cashr. [?y5 Pearl, Tel Boyington Amanda 5(~cid Danl) h
t!; Boulder ao Ia=. z'd
, Boulder National Bank Bldg 12.{$ Boylan D Oscar (Slina) carp h 80~ ,
• Pearl Dlarine
BOULDER NEWS-HERALD THE, B'»'~'~un Du 6osc student : ~*05 i;th
~ ~
alte: Ci inst
Cnion Publishmg Co Pubs. ¢o~q~L'race Clara H(~~~d ~\
t~[h (see page w) G oi C h 333 ~;th .`
' Boulder Oldsmobile Co lLeonard L' Brace Letitia A tehr r 338 tlth )i
and Gto E Smithl uoq ~Valnut Braeken Christopher C mi• r r z~~3 "-i
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Boulder Ore Sampling Co H A Frey i3th .,,
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BoulJcr Palace oi Swects. (G J Com cmcnms C oi C h~5g ~_th
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stan[inc) ~yo9 Pcarl and '_'ot¢ ~1th ~ Bracy Danl H(E~la) sand tontr z~~! ~
Boulder Press Britk & Lbr Co F\I' Bluti
~ Lesser mgr zsoo ~3th ' Br0.cy Sarah )[ tchr r x5u Eluti
Boulder Cleaning & Dye S~orks
T6e Best Equipped Plantin Northern Colorado
Goods Called For and Detivered
cug Spruce Te: Boulder 837
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"THE HOUSE OF BIG ATCRACTIONS^
2016-2020 14tL STRBET BOULDER TEL 749 ',
15u (19"51 R. L. POLS D[RECTORl" CO: S
Ho~vard Eug checl:er rl'_'10 Pleasaa[
Hoa•ard Jaa A r13Ja Piue
Howard Jessie I Cchr ri01 .lrapahoe a~•
Howard John R' (Ruthl studeac r1Util 9th
Howxrd \ellie G(wid EQe-) h1003 lbth
Howard Wallace student r701 Arapahce av
Ho~ard Nalter J student r"53= SfaxRell ae
Howard ~4m H(31arS: .laderson Bacterv Service S[a[ionl li_53= 6tii
Howarth Erwin ~I fastr li oi C r10Ui liW
AOR"E .1LBEBT E(Lqr:i Uq Hnne Nal'tu~'). h•_'1°_I LU~ '
Howe Geo W r~121 l~th .
Howe HareeT Pres .11pha Be[a rl"_~9 Cnicersitl' a~-
HOti{"E ~[ORTCARY (.114ed F. Hoo~e), Fin~eral Directing and Em-
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HUR'E \OIt][.L\, 117th Hoe'e _llortnsr}', r10:.: tipn~ee
Howe Theo E r_1^_I 13th
Hox~e tiirglnia r21~1 1?th
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Howeli Fannie B bkpr r:u~6 9Ch ~ ~
Howell Floreace R tchr r3U7e 9t6
HowertL HewLer[ lab rES"_6 Pine
REAL ESTATE, LOANS AND INSURANCE
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A. F. D~ORAK, R~~tQr
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Hosie Edith lwld Silas P) h1Ufi6 lOth
Hosie Louis C stuAent r1065 10[I~
Ho~• Geo R' R(Kacie E) s[udent h51°_ llarine
Hoyt Ceneva nurse Bouider Colo San
HoYt Hattie T ivSd Jos \i h:3i1 1_[h
HoS[ Johu Nk r95: AraDahoe ~v
Hradeckp Jos P(\ellie 0) lab h31S lsc ac
Hradeck~- Paul D IaA r51i lst av
Huh T6e UWrtin and Francis Reineru da 1~02 Pca:l
Hubhard Bertha C(~cid Etberb h93:i lU[h
'HuhA•rrd Earl S ~GertnWe C1 Sro 113~ Pear! h5~l~: ~lapleton av
Hubbard Ceu R clk r6i:: .llapleton ac
HubLnrd Helen C s[uden[ r~lUO Pennsytcania ac
Hubbard .ias li(Rhodn Sfl floris[ h^_IUU Pennsph-anir ac
Hubbar~l .I~Un R ~\lxry SI l~^a~lG T[h
Hubbnrd Fath s[uden[ r9S:i lU[h
Huhbard Ralph instr C ot C r9S5 lnth
Hubbar4 Rnlph B(F[elen ~~ RF'n! enq tCestern L s P l'o h~f3L' Pine
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Hnbhril Ralp'. h r 1' 1: Hnhbell
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UNDERTAKERS
THE CHURCH FUNERAL HOME. HOWE MORTUARY
AMBUWNCE SERVICE LpDY ASSISTANT
' Spevice Street at Elevmth Phone at Any How-134
Kelsa- & Tuttle
EMBALMERS
and
FUNERAL DIRECTORS
Flficient and Personal Service Reverentially Rendered
PARLQRS 1545 PEARL ST.
PHONE 390-W
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