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Item 5A - 2122 Goss CirAgenda Item # 5A Page 1 M E M O R A N D U M May 2, 2018 TO: Landmarks Board FROM: Lesli Ellis, Comprehensive Planning Manager Debra Kalish, Senior Counsel, City Attorney’s Office James Hewat, Senior Historic Preservation Planner Marcy Cameron, Historic Preservation Pla nner II Tony Wiese, Historic Preservation Intern SUBJECT: Public hearing and consideration of a demolition permit for the house and garage located at 2122 Goss Cir ., non-landmarked building s over 50 years old, pursuant to per Section 9 -11-23 of the Boulder Revised Code 1981 (HIS2018-00077). STATISTICS: 1. Site: 2122 Goss Cir. 2. Date of Construction: c. 1896 3. Zoning: RMX-1 (Residential Mixed - 1) 4. Lot Size: 10,733 sq . ft. (City GIS) 5. House Size: 1,066 sq . ft. (Boulder County Assessor) 6. Owner: Mary Chavez 7. Applicant: David Tenzer STAFF RECOMMENDATION: The Planning, Housing and Sustainability (PH&S) Department recommends that the Landmarks Board adopt the following motion: I move that the Landmarks Board issue a stay of demolition for the buildings located at 2122 Goss Cir., for a period not to exceed 180 days, from the day the permit application was accepted by the city manager, in order to explore alternatives to demoli tion and adopt the staff memorandum with the findings as listed below. Staff encourages the applicant to consider landmark designation of the property and its incorporation into future redevelopment plans for the site. A 180-day stay period would expire on Sept. 24, 2018. Should the board choose to issue the demolition permit, or if the permit is allowed to expire, staff will require that prior to demolition the following be submitted to PH&S staff for review, approval and recording with Carnegie Library: Agenda Item 5A Page 2 1. Measured drawings of all exterior elevations of the house and garage; 2. A site plan showing the location of all existing improvements on the subject property; 3. Color medium format archival quality photog raphs of the interior and exterior of the house and garage. EXECUTIVE SUMMARY: On March 23, 2018, the Planning, Housing and Sustainability Department (PH&S) received an application to demolish the house and garage at 2122 Goss Cir. The buildings are not in a designated historic district or locally landmarked but are over 50 years old, and the proposed work meets the criteria for demolition defined in Section 9 - 16-1 of the Boulder Revised Code 1981. On March 28, 2018, the Landmarks design review committee (Ldrc) referred the application to the Landmarks Board for a public hearing, finding there was “proba ble cause to believe that the buildings may be eligible for designation as an individual landmark.” S taff finds that the property may be eligible for local landmark designation based upon its historic and architectural significance and as a property containing a well-preserved example of a c.1900 vernacular house and mid-twentieth century garage in the Goss- Grove neighborhood. For this reason, staff recommends the Landmarks Board issue a stay of demolition for the buildings located at 2122 Goss Cir. for a period not to exceed 180 days from the day the permit application was accepted by the city manager. A 180 -day stay period would expire on Sept. 24, 2018. PURPOSE OF THE BOARD’S REVIEW: Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all buildings built prior to 1940 require review by the Landmarks design review committee (Ldrc). The Ldrc is comprised of two members of the Landmarks Board and a staff member. If, during the course of its review, the Ldrc determines that there is probable cause to consider that the property may be eligible for designation as an individual landmark , the issuance of the permit is stayed for up to 60 days from the date a completed application was accepted, and the permit is referred to the board for a public hearing . If the Landmarks Board finds that the buildings proposed for demolition may have significance under the c riteria in subsection (f) of Section 9 -11-23, B.R.C. 1981, the application shall be suspended for a period not to exceed 180 days from the date it was Agenda Item 5A Page 3 accepted by the city manager as complete, in order to provide the time necessary to consider alternatives to the building demolition. If imposed, a 180-day stay period would start when the completed application was accepted by the city manager (March 28, 2018, when the Landmarks Board fee was paid) and expire on Sept. 24, 2018. Section 9-11-23 (g) and (h), B.R.C. 1981. DESCRIPTION: The subject property, Lots 4 and 5, Block 17 of the Culver Addition, is in the Goss-Grove neighborhood of Boulder. The lot, measuring approximately 10,733 sq. ft. in size, is located on the south side of the 2100 block of Goss Circle, between Canyon Boulevard and Grove Circle. The property is located within the boundaries of an area formerly known as th e “Little Rectangle,” the center of Boulder’s African-American community during the first half of the twentieth century and associated with Boulder’s Hispanic population following WW -II. Figure 1. Location Map showing 2122 Goss Cir. (yellow) within the boundaries of the Little Rectangle (dashed line) and the Potential Goss-Grove Historic District boundaries (green). Agenda Item 5A Page 4 Figure 2. 2122 Goss Cir., aerial view. Figure 3. Northwest corner, 2122 Goss Cir., 2018. The c.1896 hipped roof vernacular wood fram e house at 2122 Goss Cir. is located on the western side of the lot and features overhanging -eaves and double-hung windows. The building is c lad in stucco with a stone veneer at the foundation of the east, west and Agenda Item 5A Page 5 south elevations and under the window sills. A projecting gable-roofed porch supported by wrought iron supports set into a concrete stoop is located at the north facing façade. A picture window with fixed shutters is located on the east end of the façade. The west elevation features a pair of double-hung windows with fixed shutters and a smaller window at the south end. Concrete steps wrap around the southwest corner of the house. Figure 4. East Elevation, 2122 Goss Cir., 2018. The east elevation mirrors the west elevation, with a pair of double-hung windows with fixed shutters. A second entrance is located at the southeast corner of the building and is covered by a projecting fiberglass awning with aluminum supports set into a concrete stoop accessed by two sets of stairs leading north and south . Agenda Item 5A Page 6 Figure 5. South Elevation, 2122 Goss Cir., 2018. The south elevation features two window openings with metal sliding windows. One of the windows is covered by a projecting fiberglass awning. A stucco-clad dormer extends south from the roof ridg e and has a metal sliding window. Figure 6. Garage, North Elevation, 2122 Goss Cir., 2018. Agenda Item 5A Page 7 Building permit records indicate the construction of a two -car garage in 1950. The north elevation of the stuccoed concrete block building , facing Goss Circle, features two multi- paneled garage doors with windows in the second panel from the top. The east elevation features two four-light casement wood windows and a projecting flat-roof carport with wrought -iron supports. The alley facing south elevation mirrors the east elevation with two four -light casement wood windows while the west face features a single four-light casement wood windows at the south end, and a door opening on the north end. The garage appears to be largely intact from its original construction. Figure 7. Accessory Buildings along the alley, facing northeast, 2122 Goss Cir., 2018. Two small sheds are located on the southwest corner of the lot. Both have flat roofs, one is constructed of concrete block and the other is of frame construction. The lot features some mature vegetation and a wood picket fence is located along the south property line. A concrete driveway extends through the middle of the lot, from Goss Circle to the garage. ALTERATIONS The Tax Assessor Card shows that an addition, valued at $500 was constructed in 1951. It appears the ridge of the original hipped roof was extended at this time, and that a concrete-block addition was constructed across the south (rear) elevation. The Tax Agenda Item 5A Page 8 Assessor Card also indicates that the façade was remodele d in 1952 to add a picture window and flagstone trim and that the frame building was clad in stucco around the same time. In 1962, the owner received a building permit to “build porch cover; aluminum support structure to withstand 30# PSF line weight.” This is likely referring to the porch on the east elevation. A letter from the owner’s daughter states that the addition was constructed for the kitchen and a bedroom a few years after they purchased the house in 1949, and that the house was stuccos around this time. See Attachment A: Applicant Materials – Alterations and Attachment E: Tax Assessor Card. It is likely that during this remodel, the front door was relocated to the west where a double- hung window was located (see figure 8). Figure 8. Tax Assessor Photograph, 2122 Goss Cir., c. 1952. NEIGHBORHOOD HISTORY This portion of the Goss-Grove neighborhood was originally platted by Robert Culver in 1874. Culver was a New York lawyer who came to Boulder to take part in the mining boom and later served as the County Clerk and Recorder and Clerk of the District Court in Boulder.1 Culver purchased land from C.J. Goss and retained a portion for his own farm and divided the remaining land into lots for development. 1 Goss -Grove Historic Context Report, p15. Agenda Item 5A Page 9 Figure 9. Plat Map of Culver’s Subdivision, from Water St. (Canyon Blvd.) t o Valley Road (Arapahoe Rd.). Marinus Smith, who constructed a house at 16th and Grove Streets, also platted a large portion of the Goss-Grove neighborhood. The area was considered to contain prime agricultural land, and for many years, was “semi-pastoral” with many orchards, small gardens and ditches.”2 Eventually, the area developed into two distinct neighborhoods. Grove Street was populated by many middle-class and working-class Swedish immigrants, including a lawyer, merchant and water commissioner, as well as carpenters, plasterers, stonemasons and contractors.3 Goss Street, on the other hand, had the reputation of being Boulder’s “other side of the tracks.”4 The freight and passenger line of the Union Pacific Railroad ran along Canyon Blvd., creating a dirty, noisy and generally undesirable place to live. Until the creek was rechanneled, the area continually flooded. The 1985 Goss-Grove Historic Context Report describes the area’s character: “It was here —in simple, often substandard housing in the “undesirable” part of town —that the city’s poor lived. Also here were the city’s minority groups. For much of the 20th century, Boulder’s black population was centered in an area known as “the little rec tangle”—bounded by Canyon Blvd on the north, 19th Street on the west, Goss Street on the south, and 23rd Street on the east.”5 2 Ibid , p14. 3 Ibid , p16. 4 Ibid , p17. 5 Goss -Grove Historic Context Report, p17. Agenda Item 5A Page 10 Figure 10. Damage near 21st and Goss Streets looking west , 1894. Carnegie Library. Goss-Grove continued to grow through the beginning of the twentieth century with the construction of modest wood vernacular houses. The historic context report notes that “many Goss Street homes were similar to the hall-and-parlor houses of the rural South, where many of the area’s original residents were born.”6 Back lot buildings, such as those at 1915 ½ Goss S t. and 1935 ½ Goss St., were built in response to overcrowding in the area. By the 1950s, a significant proportion of residents in the Little Rectangle were Hispanic . It is likely that at least some of these residents came to Boulder from Mexico in the wake of armed conflict in the decade following the Mexican Revolution of 1910 , until about 1930.7 There was also migration to Boulder from northern New Mexico and the San Luis Valley in the 1920s and 1930s as a result of drought, economic recession and lack of work in those regions. Research indicates that Hispanic migrants to Boulder often came via Walsenburg or Trinidad where work was available to miners. Many of these migrants found work in the coal mines of Boulder Count y, as laborers, or and farm workers in the area.8 The 1900 census indicates only two households in the city of Boulder with Hispanic surnames. In 1926 the City Directory lists a single address with an Hispanic name in the Little Rectangle. By 1946, seven household s with Hispanic surnames are listed in the two-block area , rising to twelve by 1955, and fifteen households in 1965.9 These figures 6 Ibid , p17. 7 Latinos of Boulder County, Colorado, 1900-1980 Volume I: History and Contributions Chapter Two: Early Hispanic Immigration to Boulder County, 1900-1940 by Marjorie K. McIntosh p.27 8 Ibid, p.44 9 http://bocolatinohistory.colorado.edu/category-search?search_api_views_fulltext=goss&page=1 Agenda Item 5A Page 11 illustrate the shifting minority demographics of th e Little Recta ngle from predominantly African American to Hispanic. Significant redevelopment in the area occurred in the 1970s and 1980s when the High Density Overlay Zone allowed higher density development, resulting in the replacement of small, single-family houses with large a partment buildings. In 2012, the area was rezoned to its current zone district, Residential Mixed Use (RMX-1). PROPERTY HISTORY The house at 2122 Goss C ir. has been owned and occupied by the Chavez family for 69 of its approximately 120 years. The address first appears in the 1896 city directory and lists James U. Mellor, a miner, and Jacob Wade, a teamster, as occupants. Four years later, the 1900 US Census lists Jacob Wade, a white, single male born in 1868 in Indiana as residing at 1711 Pearl St. and employed as a gold miner. By 1910, he had married and had two children. In 1898, the house was occupied by Mrs. Anna Walsh and Mrs. Mary Brown. Mrs. Walsh owned the property from 1898 until around 1916. Mrs. Brown’s occupation is listed as a dressmaker in 1903. According to the 1900 US Census, Anna Walsh, a white woman born in New York in 1837, was employed as a washerwoma n and lived at 2122 Goss St. with her son, Frank. Frank Walsh was born in 1869 in Texas and worked as a blacksmith for a carriage compa ny. Between 1898 and 1911, Mrs. Mary Brown and Frank, John and B.R. Walsh also resided at the house. The 1920 US Census lists the Mances, an African-American family, as owners and residents of 2122 Goss St. Wade and Georgianna Mance were born in South Carolina in 1867 and 1868 respectively. Wade’s occupation is listed as a minister for a church. Also residing at the property were their children Horace M. and Ella M., ages 19 and 15. Horace worked as a cook at a hotel. Wade Mance died in 1943 and is buried in the Linn Grove Cemetery in Greeley. Georgia nna Mance is listed at this address in 1926 -1928, and again in 1936. During this time, she was employed as a maid. The 1910 US Census lists the Mances as living in Shawnee, Kansas with their six children: Cora , Turner, James, George, Horace and Ella , presumably before they came to Colorado. From 1932 until 1949, the house was occupied by a series of short term renters in addition to Georgia nna Mance who lived there in 1936 , including Willard and Leola William s (1932, occupation unknown ), Mrs. Pansy Franklin (1938, cook ), Lola and Agenda Item 5A Page 12 Samuel Anderson (1940, employed by Sigma Phi Epsilon). By 1943 Horace and Bernadine Hernandez (miner), Frances Gomez and John Frances (1946, laundry) were listed as living at 2122 Goss Cir . Figure 11. Horace and Bernadine Hernandez (left or right) at wedding of Emma & John Martinez c.1940 In 1949, Frank and Mary Chavez purchased the property. Frank Chavez was born on Oct. 21, 1922 in Albuquerque, N.M. In 1923, Benedito Chavez, Rosa S. Herrera and their son Frank moved to Boulder. Frank grew up in Boulder, married Mary Louise Madrigal (born 1922) on Nov. 15, 1941 and was the proprietor of Frank’s Auto Repair from 1951 to 1982. He passed away in 1989. The house is still owned by the Chavez family. See Attachment F: City Directory and Deed Research. Originally from Zamora , Michoacan, Mexico the Madrigal family moved to Boulder in 1910 to work in the coal mines. The fifth of six children, Mary was born in Longmont grew up in a house on 17 th Street between Walnut and Pearl Streets. Structures of Merit Following the 1986 Goss-Grove historic resource survey , 11 of the 118 surveyed buildings were designated as Structures of Merit, an honorary program recognizing properties with architectural, historic or aesthetic merit. Other houses in the Little Rectangle designated as Struc tures of Merit include 2118 Goss Cir. (demolished in 2013), 2250 Goss Cir., 2102 Goss Cir., 1915 ½ Goss Cir., 1935 ½ Goss Cir., and 2202 Goss Cir. The property at 2122 Goss Cir. was recorded a decade later, in 1995. See Attachment G: Structure of Merit Statements of Significance. Agenda Item 5A Page 13 The 19 95 survey of 2122 Goss Cir. found the property not to possess architectural or historic significance, stating “Alterations to this house have diminished its historic integrity .” CRITERIA FOR THE BOARD’S DECISION: Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board “shall consider and base its decision upon any of the following criteria: (1) The eligibility of the building for designation as an individual landmark consistent with the purposes and standards in Sections 9 -11-1 and 9-11-2, B.R.C. 1981; (2) The relationship of the building to the character of the neighborhood as an established and definable area; (3) The reasonable condition of the building; and (4) The reasonable projected cost of restoration or repair. When considering the condition of the building and the projected cost of restoration or repair as set forth in paragraphs (3 ) and (4) above, the board may not consider deterioration caused by unreasonable neglect. As detailed below, staff considers this property is potentially eligible for designation as an individual landmark. CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY The following is a result of staff's research of the property relative to the significance criteria for individual landma rks as adopted by the Landmarks Board on Sept . 17, 1975. See Attachment H: Individual Landmark Significance Criteria HISTORIC SIGNIFICANCE: Summary: The property located at 2122 Goss Cir. meets historic significance under criteria 1, and 3. 1. Date of Construction: c. 1896 Elaboration: The address first appears in the 1896 city directory. 2. Association with Persons or Events: None Observed Elaboration: The property is associated with the Chavez nee Madrigal families, who has owned the property for 69 of the building’s estimated 122 years. The property is also associated with Anna Walsh who owned the property from about 1898 to 1916, and the Mance family , wh ich owned the property from 1921 until 1936. While Agenda Item 5A Page 14 interesting, staff does not consider these fa milies to have made significant contributions to the community. 3. Development of the Community: Boulder’s African-American community in the first half of the twentieth century , and the Hispanic community following WW -II in the Little Rectangle neighborhood. Elaboration: This property is located within the Little Rectangle, an area bounded by 19th Street, Goss Street , 23rd Street and Water Street (Now Canyon Boulevard). It was the center of Boulder’s African-American community in the first half of the t wentieth century. By the 1950 and 1960s, the Little Rectangle was diverse, with a n increasing Hispanic population living alongside the established African community . Thus, for at least 60 years, the area remained the center of the city’s minority population. 4. Recognition by Authorities: Historic Building Inventory Record, 1995 Elaboration: The 1995 survey for 2122 Goss Cir. did not find the building to possess architectural or historic significance, stating “Alterations to this house have diminished its historic integrity.” While the 1995 survey suggests these post WW -II alterations to the property have compromised its historic integrity, staff considers the 1950s and 1960s modifications undertaken by Frank and Mary Chavez may have historic architectural significance for their association with the mid-twentieth century Hispanic heritage of the Little Recta ngle area of Boulder. During the 1986 architectural survey of the Goss-Grove neighborhood, 11 of the 118 houses surveyed were designated as Structures of Merit . 2122 Goss Cir. was not included in that recognition. ARCHITECTURAL SIGNIFICANCE: Summary: The property located at 2122 Goss Cir. meets historic significance under criteria 1 and 4. 1. Recognized Period or Style: Vernacular Elaboration: The house is an example of vernacular wood frame construction that retains its original form and massing. Alterations undertaken by Frank and Mary Chavez include the construction of a rear addition, the installation of a picture window on the façade, and the application of stucco in 1951. Further modifications in 1963 include alterations to the front porch and relocation of the front door. 2. Architect or Builder of Prominence: None known 3. Artistic Merit: None observed Agenda Item 5A Page 15 4. Example of the Uncommon: Few examples of houses associated with Boulder’s early African-American and Hispanic residents remain. 5. Indigenous Qualities: None observed ENVIRONMENTAL SIGNIFICANCE: Summary: The house at 2122 Goss Cir . is not considered to have environmental significance. 1. Site Characteristics: The residential lot features and open lot with some mature vegetation. 2. Compatibility with Site: The character of the Goss-Grove neighborhood has changed over the last 40 years, with the construction of large multi-family buildings. A few original houses remain in the neighborhood. 3. Geographic Importance: None observed. 4. Environmental Appropriateness: None observed 5. Area Integrity: The 1986 survey found that the extent of alterations and incompatible development in the area had diminished the area’s integrity: “While the “little rectangle” has important historical associations and individually significant buildings, the surveyors found that the overall integrity of the area has been irreparably altered, to the point where it no longer has the potential to be an historic district. Large, incompatible, multi- family residential developments in the neighborhood have diminished, and are continuing to diminish, the area’s original historic setting and integrity.” See Attachment I: Goss-Grove Historic Context Report Excerpt . CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD: The area in which the house is located was first platted in 1874 and developed primarily from the 1880s through the 1920s. Large multi-family residential developments have changed the character of the neighborhood, creating a non-cohesive mix of modest single-family houses and large apartment buildings. The area is currently identified as a potential historic district in the Boulder Valley Comprehensive Plan; however, the Agenda Item 5A Page 16 boundaries only include a portion of the Little Rectangle, due to the construction of large buildings that are incompatible with the historic character of the neighborhood. CRITERION 3: CONDITION OF THE BUILDING The applicant has sub mitted a report on the presence of asbestos. See Attachment B: Applicant Materials - Environmental Report. CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR: No information about the projected cost of restoration or repair was received as part of this application. NEIGHBORHOOD COMMENT: Staff has received no comment to date from the public on this matter. THE BOARD’S DECISION: If the Landmarks Board finds that the building s to be dem olished do not have significance under the criteria set forth in section 9 -11-23(f), B.R.C. 1981, the city manager shall issue a demolition permit. If the Landmarks Board finds that the building s to be demolished may have significance under the criteria set forth above, the application shall be suspended for a period not to exceed 180 days from the date the permit application was accepted by the city manager as complete in order to provide the time necessary to consider alternatives to the demolition of the building s (Section 9-11-23(h), B.R.C. 1981). A 180-day stay period would expire on Sept. 24, 2018. FINDINGS: Staff recommends that the Landmarks Board adopt the following findings: A stay of demolition for the property at 2122 Goss Cir. is appropriate based on the criteria set forth in Section 9 -11-23(f), B.R.C. 1981 in that: 1. The property m ay be eligible for individual landmark designation based upon its historic and architectural significance and as a property containing a well- preserved example of a vernacular house associated with the African-American and Hispanic heritage of Boulder in the Goss-Grove neighborhood dating from the turn-of -the-twentieth century to the 1960s; Agenda Item 5A Page 17 2. The property may contribute to the character of the neighborhood as an intact representative of the area’s African American and Hispanic heritage; 3. It has not been demonstrated to be impractical or economically unfeasible to rehabilitate the building. ATTACHMENTS: Attachment A: Applicant Materials – Alterations Attachment B: Applicant Materials – Environmental Report Attachment C: Current Photographs Attachment D: Historic Building Inventory form Attachment E : Boulder County Tax Assessor Card c.1949 Attachment F: City Directory and Deed Research Attachment G: “Little Rectangle” Structures of Merit- Statements of Significance Attachment H: Individual Landmark Significance Criteria Attachment I: Goss-Grove Historic Context Report Excerpt Agenda Item 5A Page 18 Attachment A: Applicant Materials – Alterations Agenda Item 5A Page 19 Attachment B: Applicant Materials – Environmental Report Agenda Item 5A Page 20 Agenda Item 5A Page 21 Agenda Item 5A Page 22 Agenda Item 5A Page 23 Agenda Item 5A Page 24 Agenda Item 5A Page 25 Agenda Item 5A Page 26 Agenda Item 5A Page 27 Attachment C: Current Photographs Agenda Item 5A Page 28 Agenda Item 5A Page 29 Agenda Item 5A Page 30 Attachment D: Historic Building Inventory Form Agenda Item 5A Page 31 Agenda Item 5A Page 32 Attachment E: Boulder County Tax Assessor Card c.1949 Tax Assessor Photo, c. 1952 Agenda Item 5A Page 33 Agenda Item 5A Page 34 Agenda Item 5A Page 35 Attachment F: City Directory and Deed Research Deed and Directory Research – ADDRESS Lots 4-5 Block 17 Culver Owner (Deeds) Date Occupant(s)/Directory No List 1883 No List No List 1892 No List No List 1896 Me llor, Jas. U. (miner); Wade, Jacob (teamster) No List 1898 Brown, Mrs. May; Walsh, Mrs. Anna No List 1900 Census No List 1901 Walsh, Franklin (labor); Walsh, John (farmer); Walsh. Mrs. A.M (widow, Joshua). No List 1903 Brown, Mrs. Mary (dressmaker); W alsh, Mrs. Anna (wid. Joshua). JNO No List 1904 Tomlinson, G.E.; Walsh B.F. (labor); Walsh, J.S. (labor) Walsh, Mrs. Anna M. (widow) No List 1905 Walsh, B.F. (labor); Walsh, J.S. (labor); Walsh, Mrs. Anna M. (widow) No List 1906-07 Walsh, Frank (City Labor), Walsh, Jno (City Labor) No List 1908 Walsh, Frank (Bertha) emp. Wellington Co.; Walsh, Anna No List 1910 Census No List 1911 Walsh, John S. (labor); Walsh, Anna M. No List 1913 No List No List 1916 Vacant No List 1918 Mance, Horace (barber); Mance, Georgia Mrs. Georgia & Wade Mance 1920 Census Georgia & Wade Mance 1921 Reverend William H Mance Georgia & Wade Mance 1922 Rev. W H. Mance Georgia & Wade Mance 1923 No directory (missing) Georgia & Wade Mance 1924 No directory (missing) Georgia & Wade Mance 1926 Mrs. Georgia A. Mance 1928 Mrs. G. A. Mance (maid) Georgia & Wade Mance 1930 Census Vacant Georgia & Wade Mance 1932 Williams Willard O. (Leola E.) Georgia & Wade Mance 1934 No directory (missing) Georgia & Wade Mance 1936 Mrs. Georgiana Mance Georgia & Wade Mance 1938 Franklin, Pansy Mrs. (cook) Georgia & Wade Mance 1940 Census Anderson, Samuel D. M. (Lola) hsemn Sigma Phi Epsilon Henry Mance 1943 Hernandez, Horace (Bernadine) miner Henry Mance 1946 Gomez, Frances (ironer, Boulder Laundry); Frances, John (USA) Frank and Mary Chavez 1949-1989 Chavez, Frank (Mary L.) mechanic Antrim Motors, INC. Chavez Family 1989-Present Agenda Item 5A Page 36 Attachment G: “Little Rectangle” Structures of Merit- Statements of Significance GOSS-GROVE STRUCTURES OF MERIT STATEMENTS OF SIGNIFICANCE AND PHOTOGRAPHS, 1987 CHARLES B. ANDERSON HOUSE 1902 Grove The brick house at 1902 Grove Street was built by Charles B. Anderson in the 1890’s. The Anderson House is one of the most significant in the Goss-Grove neighborhood through its association with Charles B. Anderson. Anderson moved to Boulder in 1875 and was a prominent Boulder contractor who worked on the Highland School, Ryssby Church, and many residences and office buildings in Boulder and other Colorado towns. Anderson owned several acres of fertile land in the Culver Addition, now referred to as Goss-Grove. He planted 2,000 fruit trees, which may have been the reference for the name Grove Street. The Anderson family lived in a log cabin on the site of 1902 Grove Street before the present house was constructed. Anderson was active in recruiting Swedish immigrants to settle in Boulder and he was responsible for shaping patterns of growth and construction in the Goss-Grove neighborhood. The Anderson House is a simple one story brick house of vernacular style. It has a cross gable with open porch, supported by large, turned wood spindle posts. The window openings have arched lintels. Some of Anderson’s orchard and some outbuildings are still intact. These elements make the site a significant remnant of Boulder’s pioneer heritage. Source: 1986 Survey. 2141 GROVE STREET The builder and date of construction of the Goss-Grove neighborhood house are unknown. The significance of this small, one story residence is that it is one of the few remaining examples of a hall-and-parlor folk house, a building type that Boulder’s earliest Black residents transplanted from the rural south when they moved west. The form of hall-and-parlor houses is a simple frame box with side gable roof or relatively steep pitch. This roof breaks to one of the shallower pitch that covers a simple porch that extends across the front of the house. The porch is usually one step above grade, and the roof is supported by simple posts. Source: 1986 Survey. Agenda Item 5A Page 37 FRANK HALL HOUSE 2118 GOSS STREET The builder and exact date of construction of this simple frame house are unknown. Its significance is two-fold: It was the home of Frank Hall at the turn of the century. Mr. Hall’s parents moved to Boulder in 1876, and Mr. Hall’s father was a former slave and Civil War veteran. In addition to the association with Frank Hall, the house is one of the few remaining hall-and-parlor folk houses in the Goss-Grove neighborhood. This building type was transplanted from the rural south, where many of Boulder’s early black residents were born, and this house is a substantially unaltered example. Source: 1986 Survey. HENRY DRUMM HOUSE 1638 GROVE STREET This vernacular masonry residence was built in the 1890’s and is located in what is now known as the Goss-Grove neighborhood. This house belonged to Henry and Stella Drumm at the turn of the century, and is historically significant because of Henry Drumm. He was a prominent Boulder citizen, an 1878 graduate of the State Preparatory School, and a member of CU’s first graduating class in 1878. He was a lawyer, Justice of the Peace, City Council member, and more importantly, a cartographer. Drumm produced maps which are still being used today. Drumm’s wife Stella was the daughter of one of Boulder’s pioneers and one of the first residents of the Goss-Grove neighborhood, Marinus Smith. The Drumm House is a vernacular structure with Queen Anne detailing, a common type in Boulder; however, there are very few structures that remain unaltered, and is among the small, simple houses of Goss-Grove, this larger and more substantial house is significant and intact. Source: 1986 Survey. Agenda Item 5A Page 38 JAMES SACKETT HOUSE 2250 GOSS STREET The exact date of construction and building of this simple vernacular frame house are unknown although it was probably built before 1896. Its significance is twofold: It was the home of James Sackett who was a fruit grower. The Goss- Grove neighborhood was first settled as an agricultural area, filled with orchards, and this house is one of the few that can be directly linked to this past. In addition, it is a virtually unaltered hall-and-parlor house, a folk building type transplanted from the rural south by early black settlers. Source: 1986 Survey. MARTHA HALL HOUSE 2102 GOSS STREET The builder of this vernacular frame house, as well as the exact date of construction are unknown. Its significance lies in the fact that it was at one time the home of long-time Boulder residents, James and Martha Hall. Mr. Hall was a former slave and Civil War veteran. The Halls moved to Boulder in 1876 and were living in this house by 1896. This simple hip roofed frame house is typical of the residences built near the turn of the century in the area referred to as the “little rectangle” bounded by Canyon Boulevard, 19th Street, Goss Street and 23rd Street. This area was home to the city’s minority groups in the late 19th and early 20th centuries. Source: 1986 Survey. 1728 GROVE STREET The builder of this vernacular cottage is unknown, as is the exact date of construction although it was probably built in the 1890’s. Although similar masonry structures were common in Boulder, the significance of 1728 Grove lies in the unusual amount of unaltered detailing applied to this simple Goss-Grove neighborhood house. A one and one half story hip roofed cottage, and decorative ornamentation includes a columned porch, patterned shingles in gable ends, and patterned brick work. Source: 1986 Survey. Agenda Item 5A Page 39 1915 ½ GOSS STREET The builder of this vernacular cottage is unknown, as is the exact date of construction. The significance of this small, simple house is that it is one of the only remaining ‘back lot’ houses. Back lot houses were built as a result of overcrowding in the Goss-Grove neighborhood, since housing was generally unavailable to early black residents in other areas of Boulder. This back lot is a rectangular frame box with hip roof that extends from the front of the house to cover the porch. The roof has simple post supports and there are several steps from grade to porch. The entry is centered with windows on either side. Source: 1986 Survey. 1935 ½ GOSS STREET The builder of this vernacular structure is unknown. The significance of this small frame house is that it is one of Boulder’s only remaining ‘back lot’ houses. Although it has been substantially altered over the years, its size has remained unchanged, making it recognizable as a back lot house. Back lot houses were built as a result of overcrowding in the Goss-Grove neighborhood, since housing was generally unavailable to early black residents in other areas of Boulder. Source: 1986 Survey. OSCAR AND MARY WHITE HOUSE 2202 GOSS STREET The building and exact date of construction of this vernacular frame house are unknown although it was probably built before 1898. Its significance lies in the fact that it was once the home of Oscar and Mary White. Mr. White was a former slave and civil war veteran. The Whites were charter members of the Allen Chapel of the African Methodist Episcopal Church which was the focal point of Boulder’s early black community. This simple hip roofed house has been changed somewhat over time, but remains an example of Boulder’s early minority housing in the “little rectangle” area of the Goss-Grove neighborhood. Source: 1986 Survey. Agenda Item 5A Page 40 Attachment H: Individual Landmark Significance Criteria SIGNIFICANCE CRITERIA Individual Landmark September 1975 On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the designation of Landmarks and Historic Districts in the City of Boulder. The purpose of the ordinance is the preservation of the City’s permitted cultural, historic, and architectural heritage. The Landmarks Board is permitted by the ordinance to adopt rules and regulations as it deems necessary for its own organization and procedures. The following Significance Criteria have been adopted by the board to help evaluate each potential designation in a consistent and equitable manner. Historic Significance The place (building, site, area) should show character, interest or value as part of the development, heritage, or cultural characteristics of the community, state or nation; be the site of a historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political, economic, or social heritage of the community. Date of Construction : This area of consideration places particular importance on the age of the structure. Association with Historical Pe rsons or Events: This association could be national, state, or local. Distinction in the Development of the Community of Boulder: This is most applicable to an institution (religious, educational, civic, etc) or business structure, though in some cases residences might qualify. It stresses the importance of preserving those places which demonstrate the growth during different time spans in the history of Boulder, in order to maintain an awareness of our cultural, economic, social or political heritage. Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder Historical Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others in published form as having historic interest and value. Other, if applicable. Architectural Significance The place should embody those distinguishing characteristics of an architectural type specimen, a good example of the common; be the work of an architect or master builder, known nationally, state-wide, or locally, and perhaps whose work has influenced later development; contain elements of architectural design, detail, materials or craftsmanship which represent a significant innovation ; or be a fine example of the uncommon. Recognized Period/Style: It should exemplify specific elements of an architectural period/style, Agenda Item 5A Page 41 i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The History of Architectural Style (Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture (Fletcher), Architecture/Colorado, and any other published source of universal or local analysis of a style. Architect or Builder of Prominence: A good example of the work of an architect or builder who is recognized for expertise in his field nationally, state-wide, or locally. Artistic Merit: A skillful integration of design, material, and color which is of excellent visual quality and/or demonstrates superior craftsmanship. Example of the Uncommon: Elements of architectural design, details, or craftsmanship that are representative of a significant innovation. Indigenous Qualities: A style or material that is particularly associated with the Boulder area. Other, if applicable. Environmental Significance The place should enhance the variety, interest, and sense of identity of the community by the protection of the unique natural and man-made environment. Site Characteristics: It should be of high quality in terms of planned or natural vegetation. Compatibility with Site: Consideration will be given to scale, massing placement, or other qualities of design with respect to its site. Geographic Importance: Due to its unique location or singular physical characteristics, it represents an established and familiar visual feature of the community. Environmental Appropriateness: The surroundings are complementary and/or it is situated in a manner particularly suited to its function. Area Integrity: Places which provide historical, architectural, or environmental importance and continuity of an existing condition, although taken singularly or out of context might not qualify under other criteria. Agenda Item 5A Page 42 Attachment I: Goss-Grove Historic Context Report Excerpt Excerpt from the Goss-Grove Neighborhood Survey, 1986 Although no district in Goss-Grove was identified, it is important to realize that the neighborhood is significant due to its early development and its historical associations. Individual houses meriting further research and possible local landmark/National Register status include: the Henry Drumm House, 1638 Grove; the Charles B. Anderson House, 1902 Grove; the house at 1728 Grove; and the Boulder and White Rock Ditch. These residences have significant historic associations as well as integrity of construction. In addition, several building in the “little rectangle” are associated with important members of Boulder’s early black community. At least two Goss Street residences—the James and Martha Hall house at 2102 Goss Street, and the Oscar and Mary White house at 2202 Goss Street—were once occupied by long-time Boulder residents who were former slaves and Civil War veterans. As such, they are important links to our national heritage. While the Oscar White house has been extensively remodeled, the James Hall house, together with the Frank Hall (James’ son) house next door at 2118 Goss Street, are representative examples of Boulder’s early low-income, minority housing. Another important structure in the district is the John Wesley McVey house at 1718 Canyon Boulevard.10 This, again, virtually unaltered house was the long- time residence of a prominent member of early Boulder’s community of black musicians. And finally, 2019 Goss Street was the home of Ruth Cave Flowers, the first black graduate of the University of Colorado and one of the city’s best known black citizens.11 In addition, these homes are significant in that they represent the lifestyles of Boulder’s working class. Just as the homes along Grove and Arapahoe represent the lifestyle of middle class, skilled tradesmen, so do the houses in the ”little rectangle” represent the lives of Boulder’s lower-class, minority citizens. The size, scale and design of many Goss-Grove homes typify these lifestyles, and convey much to the observer. Report available online: https://bouldercolorado.gov/pages/historic -preservation-survey > “Goss-Grove (1985-1986)” 10 Note: The McVey House at 1718 Canyon was designated as a local landmark in 1995 (Ordinance #5763). 11 Note: The Ruth Cave Flowers House at 2019 Goss was designated as a local landmark in 1992 (Ordinance #5466).