Item 5B - 1836 Pearl StM E M O R A N D U M
October 3, 2018
TO: Landmarks Board
FROM: Charles Ferro, Interim Comprehensive Planning Manager
Debra Kalish, Senior Counsel, City Attorney’s Office
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Caleb Gasparek, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
for the house at 1836 Pearl St., a non-landmarked building over 50
years old, pursuant to per Section 9-11-23 of the Boulder Revised
Code 1981 (HIS2018-00239).
STATISTICS:
1. Site: 1836 Pearl St.
2. Date of Construction: c.1880
3. Zoning: MU-3 (Mixed Use - 3)
4. Lot Size: 7,138 sq. ft. (approx.)
5. Building Size: 975 sq. ft. (County Assessor estimate)
6. Owner/Applicant: Gary Hulse / Chris Hulse
STAFF RECOMMENDATION:
The Planning and Sustainability Department (P&S) recommends that the Landmarks
Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the building located at 1836 Pearl
St. 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 demolishing the building and adopt the staff
memorandum with the findings as listed below.
Staff encourages the applicant to consider landmark designation of the house and its
incorporation into future redevelopment plans for the site. A 180-day stay period would
expire on February 19, 2019.
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 P&S staff
for review, approval and recording with Carnegie Library:
Agenda Item 5B Page 1
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 photographs of the interior and exterior of
the house and garage.
SUMMARY:
On Aug. 17, 2018, the Planning and Sustainability Department (P&S) received an
application to demolish the house at 1836 Pearl St. The building is not in a designated
historic district or locally landmarked but is 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 Aug. 22, 2018, the Landmarks design review committee (Ldrc) referred the
application to the Landmarks Board for a public hearing, finding there was “probable
cause to believe that the buildings may be eligible for designation as an individual
landmark.”
After detailed analysis, staff finds that the property meets the significance criteria for
individual landmark designation as it represents a well-preserved house dating from
Boulder’s “Urban Frontier” period of development after the city was established in 1871.
For this reason, staff recommends the Landmarks Board issue a stay of demolition for a
period not to exceed 180 days from the day the permit application was accepted by the
city manager.
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 building 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 criteria 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
accepted by the city manager as complete, in order to provide the time necessary to
consider alternatives to the building’s demolition. If imposed, a 180-day stay period
would start when the completed application was accepted by the city manager (Aug. 23,
2018, when the Landmarks Board fee was paid) and expire on Feb. 19, 2019. Section 9-11-
23 (g) and (h), B.R.C. 1981.
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PAST HISTORIC PRESERVATION REVIEW
In 1994, the property at 1836 Pearl St. was considered for local designation as part of the
proposed East End Historic District. Following the submittal of a demolition permit
application for 1912 Pearl St., the Landmarks Preservation Advisory Board (LPAB)
initiated historic district designation of fifteen properties located between 18th and 20th
streets and between Pearl and Spruce streets. The LPAB withdrew the application and
the district was not designated.
In 1999, the house at 1836 Pearl Street was nominated as a Structure of Merit, an
honorary designation that recognizes places that have historic, architectural, or aesthetic
merit. The purpose of the program is to “recognize and encourage the protection,
enhancement and use of such structures.”1 The LPAB nominated twenty-four buildings
between 16th and 24th streets as Structures of Merit under the theme “Historic East Pearl
Street Corridor.” See Attachment F: Structure of Merit Nomination (1999). It is unknown
why the nomination was not realized.
DESCRIPTION
The approximately 7,138 sq. ft. lot is located on the south side of Pearl Street, between
18th and 19th streets. The property is in the Boulder East addition to the city, which was
platted in 1872. The house is positioned in the middle of the lot with a deep setback
measuring approximately fifty-five feet from the sidewalk. An alley is located along the
south edge of the property. The area is comprised of an eclectic mix of historic buildings
and newer development of both residential and commercial use. The Chamberlain
Historic District is located south of the property, while the identified potential Whittier
and Walnut historic districts are located to the north and east, respectively.
Figure 1. Location Map showing 1836 Pearl St.
1 Guidelines for Structure of Merit Recognition. July 3, 1996.
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Figure 2. Context along Pearl Street, facing south, 2018.
Figure 3. Tax Assessor Card Photograph, 1836 Pearl St., c. 1949.
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Figure 4. Historic Building Inventory Form, 1836 Pearl St., 1988 (Left) and 2006.
Figure 5. Current View, North Elevation, 1836 Pearl St., 2018.
The building was constructed prior to 1880, establishing it as one of the earliest
residences along east Pearl Street. It is an example of vernacular masonry construction,
featuring a steeply gabled roof with segmental arched openings.
A half-width gabled front porch with Craftsman elements, including tapered porch
supports, half-timbering and a fieldstone base, is located on the front of the building.
The porch was constructed between 1922 and 1929 and replaced an earlier full-width
porch. It is unclear whether the brick on the body of the building was originally exposed;
the existing stucco finish is evident in the 1949 tax assessor photograph (see Figure 3). It
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is possible that the stucco and half timbering in the gable end were added at the time of
the porch (1922-1929) in an attempt to “modernize” the building into the Craftsman style
popular during that time.
The building has limited ornamentation and is simple in design. Two symmetrically
placed windows with segmental arches are located on the east and west elevations. The
building rests on a stone foundation that has been parged with concrete.
Figure 6. South Elevation (rear), 1836 Pearl St., 2018.
A frame “addition” extends along the south elevation and wraps the southeast corner of
the building. This portion of the building is evident in the 1895 Sanborn map, and
appears to have been enlarged between 1922 and 1929. It has a shallow pitched hipped
roof and is sheathed in asphalt siding with a brick pattern. Windows are located on the
east, west and south elevations, with a ribbon style window on the portion that extends
around the east side of the building. A simple shed roof projects above the rear entrance.
The foundation appears to be of the same method of construction as the masonry portion
of the house (stone covered in concrete).
ALTERATIONS
The building appears to be largely intact to its original construction, with alterations to
the front porch and rear addition occurring between 1922 and 1929. During this period,
the full-width front porch was replaced with a half-width porch and the frame portion of
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the building at the rear was expanded. It is possible that the building was sheathed in
stucco and that the half-timbering in the gable end was added during this time in an
attempt to “modernize” the building into the Craftsman style popular during that
period. Since 2006, the windows and doors have been boarded up. The only building
permit on record for this property is to “Repair entry to basement – replace door” issued
in 1965 to Thelma Maydew.
Figure 7. Sanborn Fire Insurance Map, 1885. Note address change.
Figure 8. Sanborn Fire Insurance Map, 1831.
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AREA HISTORY
This property was nominated by the LPAB as part of the proposed East End Historic
District in 1994. The following portions are excerpted from the LPAB memo dated Jan. 4,
1995. The full memo is included as Attachment E: Jan. 4, 1994 LPAB Memo.
Distinction in the development of the community of Boulder: The potential East
Pearl district represents a common development pattern found in Boulder near
the turn of the twentieth century. East Pearl Street, historically referred to as the
"East End", developed as a mixed-use area of commercial, industrial, and
residential uses. The East Pearl Street commercial area served the Whittier
neighborhood, while at the same time providing residence to a number of
families. The continued relationship between the historic commercial and
residential structures represents the mixed-use character of the East Pearl area
and the development pattern of secondary commercial areas in Boulder near the
turn of the twentieth century. The district represents the area's period of growth
and development which ranged from 1870 to 1930.
The potential district lies within the East Boulder Addition, created in 1872 by two
of Boulder's pioneer settler, Amos Widner and Granville Berkeley. The addition
extended from 18th Street on the west to 25th Street on the east, and from Front
Street (Walnut) on the south to Bluff Street on the north. The East Boulder
Addition included what would develop as the East Pearl commercial area,
historically referred to as the "East End", and the Whittier neighborhood.
Historically, Boulder's commercial core was located along Pearl Street from Tenth
Street to Fourteenth Street. As early as 1886, the 1500 block of Pearl was dedicated
to lumber yards, saw mills, and horse corrals; this block clearly served as a
transition to the more mixed-use character of East Pearl. Pearl Street from
Sixteenth Street to Twenty-third Street featured single family or duplex/triplex
structures interspersed among commercial buildings. Typically, the residential
buildings were set back from the street, while the commercial buildings were
located closer to the street.
Commercial Character
The East Pearl business area was historically referred to as the "East End", serving
as the Whittier neighborhood's commercial district. A number of businesses
located along East Pearl, including small markets, grocery stores, second hand
good stores, and dry good stores. 1825-27, 1831, and 1833 Pearl Street are
excellent representations of the commercial character of the district. 1825-27 Pearl
was the location of Isaac T. Earl's first mercantile establishment in Boulder, before
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he relocated to the larger Earl Building at 1322 Pearl. While the first floor was
used as a store, the upper floors were residential. From 1915 until 1950, the
building was the location of Hoover's Groceries. For seventeen years, 1831 Pearl
was the location of E. G. Horner's second-hand goods store. In the early 1900's,
1833 Pearl Street was the location of the Kuntz and Bishop Meat Market; in the
1920's, the building was the location of the East End Market and Boulder Poultry
Company. The building at 1945 - 49 Pearl Street was the location of a grocery
store and later a cabinet shop.
Residential Character
Families resided in East Pearl in three different building types: single family
residences; multi-family structures; and commercial buildings. Single family
residences were interspersed among the commercial buildings. The Carey family
built the home at 2018 18th Street where they operated the Carey Hotel; Thomas
Carey also owned and operated a grocery store at 1803 Pearl Street (demolished).
The Campbell family resided at 1917 Pearl Street for over sixty years. The Day
and Johnson families lived in the house at 2020 19th Street; Day was a real estate
agent and Johnson was a miner. Multi-family housing was also a characteristic of
the district: the terrace structures at 2010-14 19th Street and 1911-15 Pearl Street
provided housing for a number of families over the years. In addition, many
families resided on the second floor of the active commercial buildings.
Changes
In the 1930's, many residential structures along East Pearl Street were demolished
to make way for commercial structures, disturbing, on many blocks, the balance
between residential and commercial along this street. In addition, many blocks
have undergone intrusions by incompatible buildings, dramatically altering the
character of the block. While East Pearl Street has undergone change over the
years, many buildings from its historic past still remain. In particular, the north
side of the 1800 and 1900 blocks of Pearl still retain historic integrity and the
mixed-use balance between commercial and residential which was an early
characteristic of the area.
Period/Style
The other residential structures in the potential district are vernacular in style,
typically constructed of masonry with front or side gables. "Vernacular Masonry
is a very common form of architecture found all over Colorado and dates from the
late 1860's through today. They are generally composed of brick, stone or
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concrete block, lack ornamentation and architectural details that would
distinguish [them from] a specific style..." (A Guide to Colorado Architecture,
Pearce, 1983). 2
PROPERTY HISTORY
The Glover Map of Boulder City from 1874 (Figure 9) shows what appears to be a house
in the location of 1836 Pearl St. However, this early date has not been confirmed by a
secondary source. The address is listed in Boulder’s first city directory, published in
1883.
Figure 9. Glover Map, 1874. Possible house highlighted is 1836 Pearl St.
Figure 10. Cropped view of the 1881 Freeze Map of Boulder showing the 1500-1800 blocks of
Pearl Street. The subject property is shown to be owned by H.H. Harris.
2 Landmarks Preservation Advisory Board Memo dated Jan. 4, 1994, pg. 8.
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Figure 11. Photograph taken from 17th and Pearl streets, 1887. The house at 1836 Pearl St. is
visible on the righthand side of the photo. Carnegie Branch Library for Local History.
Harris (c.1880-1883)
The first recorded residents of the property are Henry H. and Ella Harris, who lived here
with their son Herbert in 1880. Henry Harris was born in New York in 1853. The 1880
U.S. Census lists his occupation as a transfer teaming, and his wife Ella was a house
keeper. Harris’ wagon team was used move a house and to landscape the courthouse
grounds in 1881.3
The Boulder County Herald reported on Feb. 18, 1880 that “H.H. Harris has laid off a
pretty croquet ground near his residence (1836 Pearl), and during leisure moments
knocks the balls through the wickets.”4
On Jan. 12, 1881 the same newspaper reported on a strong windstorm came through
Boulder:
Perhaps the most severe wind storm which has ever occurred in Boulder began yesterday
morning, quieted down in the afternoon, but started up again with terrible energy in the
evening, lasted all night and continued to-day. Dwellings that were never known to be
effected (!) by the wind fairly shook, which many rocked as if they were about to turn over.
3 Gladden, Sanford. Improvements in Boulder, Colorado Through 1900. Carnegie Branch Library for Local History.
Feb. 23, 1881 and May 10, 1881.
4 Boulder County Herald. 18 Feb, 1880.
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Immense volumes of dust rose along the creek bottom and looked like great masses of
smoke, so much so that once the news that Sternberg’s Mill was on fire went like a cold
electric shock through the town. It proved, however to be a false alarm.
The news report continues, stating “The damage of the later
wind is as follows….The north gable end of the brick
residence of H.H. Harris was blown in almost even with the
eaves.”
Bemus (c. 1883-1896)
James E. and Estelle Bemus lived here from 1883 until 1896.
James Bemus was born in Michigan in 1848. The Bemus’s
were married in 1877 and came to Colorado that same year.5
The 1880 U.S. Census lists their occupations as a clerk in a
grocery store and a house keeper. Estelle was born in Perry,
NY in 1853 and died in 1906 of Bright’s Disease, a chronic
inflammation of the kidneys. Notice in the newspaper noted
she was “one of the best women in Boulder, and one of the
city’s earlier residents. She had been ill but a week and was
carried off by Bright’s Disease, Mrs. Bemus belonged to
several local organizations.”6 Mr. Bemus served as a Justice
of the Peace and later worked as the superintendent of
buildings and grounds at the University of Colorado. Mr.
Bemus remarried in 1908 and died in 1922.
Baker (1896-1913)
Near the end of the nineteenth century until 1914, the
property was owned by Eliza Stewart, who resided next door
at 1844 Pearl St. and rented the house to the Baker family,
who lived there from 1896 until 1913.
From 1896 until 1904, Edwin Baker lived here with his
daughters, Belle Baker and Marion Sutton.7 Edwin was born
in 1817 in Rutland County, VT to English parents. He was one
5 Obituary Abstract for Estelle Bemus. Carnegie Branch Library for Local History.
6 “Mrs. Bemus is Dead: Wife of Well-Known Justice of the Peace Passes Away.” 8 June 1906. Carnegie Branch
Library for Local History.
7 Around 1900, the property address changed from 1928 Pearl Street to 1836 Pearl Street. Due to the deed research
and addressing patterns on the 1800 block of Pearl Street, staff believes the US Census incorrectly recorded the house
as 1838 Pearl St. instead of 1836 Pearl St.
Figure 12. Presbyterian Choir,
c.1898-1898. Isaac Earl,
James Bemis, Mrs. Campbell
(seated left), Belle Baker
(seated right)
Figure 13. Belle Baker,
1906-1908.
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of the pioneers of Walworth County, WI where he lived for fifty years. In 1859, he
married Priscilla Ambler and they came to Colorado by 1889. His occupation is listed as
a sexton and janitor at the Presbyterian Church. Mr. Baker died in 1904 following a short
illness. The notice of his death in the newspaper states “he was a man of gentle spirit,
cheerful and generous and living the habitation of God’s house.”8
Ms. Belle Baker was born in 1866 in Wisconsin and worked as music and vocal teacher
for decades. She was active in the Presbyterian Church, serving in the choir and is
photographed with James Bemis, the prior resident of the house at 1836 Pearl St.
Marion Sutton was born in 1850 in Wisconsin and married Theodore J. Sutton, a
teamster and Civil War Veteran. They lived in Oshkosh, WI and later moved to
Colorado Springs. In 1892, the newspaper reported that Mrs. Sutton arrived from
Colorado Springs as a delegate to the Women’s Relief Corps Convention.9 The Carnegie
Library website provides the following description of the organization:
“The Woman's Relief Corps Post No. 27 (WRC) was an auxiliary to the Nathaniel
Lyon Post No. 5 of the Grand Army of the Republic (GAR), a Civil War veterans
organization. It was formed in 1889 in Denver with Margaret Burwick Anderson
serving as its first president. The WRC's main function was to raise money
through bake sales, quilt raffles, charity balls, and dinners, for relief to veterans of
the Civil War and their families.”10
Following her husband’s death in 1898, Ms. Sutton moved to Boulder and lived with her
father and sister. In 1900, she worked as a housekeeper. Following Marion’s death in
1913, Belle moved to 1720 Walnut St. She continued to teach music until her death in
1936. The sisters are buried together in Columbia Cemetery.
Short Term Residents (1913-1928)
Between 1913 and 1928, the property passed through a number of short-term owners
and renters. Residents included Thomas and Hettie Stewart (1913); Emma Skewes, an
elderly English widow who lived there with her divorced daughter, Nellie Vaughn
(1918-1920); W.W. Bezona, an oil refinery producer and employee at Bezona-Steele Auto
Supply company at 1448 Pearl St. (1921); Woolsey Moses, a building contractor who
constructed a garage at the rear of the property (demolished) in 1923; and Milton
Murphy, a student (1926).
8 Baker, Edwin Obituary Abstract. Carnegie Branch Library for Local History.
9 Baker, Belle newspaper abstract. Carnegie Branch Library for Local History.
10 Woman's Relief Corps time capsule collection, [between 1896 and 1914]. Accessed 18 September 2018.
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Maydew (1928-1996)
Thelma Maydew is the property’s longest resident, living here for nearly seven decades
starting in 1928 until her death at age 91 in 1996.
Her parents, David (Hal) Alma Maydew, rented the house before purchasing it in 1931.
Mr. Maydew was born in Gardner, IL in 1877 and married Alma Worster in 1899. They
farmed his family homestead near Riverton, KS before coming to Boulder in 1923. A
1948 article observing the couple’s fiftieth wedding anniversary identified David as a
“retired carpenter, having built a number of homes and business buildings in and near
Boulder.”11 Mrs. Maydew passed away in 1955 and Mr. Maydew died in 1960. The
couple had five children: a son, Miles, and four daughters: Cuba Carlson, Thelma
Maydew, Ione Gains and Signa (last name unknown). David’s twin brother and Alma’s
sister were married a year before the Boulder Maydews celebrated their Golden
Anniversary in 1947.
In 1956, Mr. Maydew was jailed on charges of drunk driving and leaving the scene of an
accident after hitting a parked car near 11th and Pearl streets. He spent a week in jail and
was fined $125.
The 1930 U.S. Census records that all family members worked: Thelma, her mother,
Alma, and sister Cuba and cousin Clella worked as laundresses, while a brother and
another sister worked for an oil company. In 1940, the Thelma lived with her parents
and her eight-year-old son at 1836 Pearl St. David worked as a carpenter and Alma and
Thelma worked as laundresses.
Thelma Eleanor Maydew was born in 1904 in Riverton, NE and came to Boulder in 1921.
She did clerical work in the office of Boulder Cleaners for fifty years. She was a member
of the First United Methodist Church for more than sixty-five years and was an avid
gardener.12 She passed away in 1996 and the property was purchased by the current
owners.
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;
11 The D.H. Maydews’ Golden Wedding is Observed At Dinner. Daily Camera. 3 Nov. 1948.
12 Thelma Maydew Obituary. Daily Camera. 15 April 1996.
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(2)The relationship of the building to the character of the neighborhood as an
established and definable area;
(3)The reasonable condition of the building; and
(4)The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration
or repair as set forth in paragraphs (f)(3) and (f)(4) …, the board may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff considers this property may be 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 landmarks as adopted by the Landmarks Board on Sept. 17, 1975.
See Attachment E: Individual Landmark Significance Criteria
HISTORIC SIGNIFICANCE:
Summary: The house located at 1836 Pearl St. meets historic significance under criteria 1, 2, 3
and 4.
1.Date of Construction: pre-1880
Elaboration: The first city directory in Boulder was published in 1883 and lists James and
Estella Bemis as residents of 1836 Pearl St. The 1881 map notes H.H. Harris as owner of
Lot 2 Block 73 of the East Boulder Addition, though it is not clear if the house was
constructed at that time. The Boulder County Herald reported on improvements to Harris’
house in 1880.
2.Association with Persons or Events: Harris, Bemis, Baker and Maydew families
Elaboration: The property is associated with early Boulder residents Henry and Ella
Harris and James and Estelle Bemis. Harris had a transfer team and Bemis was a
Justice of the Peace and later janitor at CU.
The Baker family lived here between 1896 and 1913. Edwin Baker was a sexton for
the Presbyterian Church and lived with his daughters Marion Sutton and Belle Baker.
Marion was a Civil War widow and worked as a housekeeper and Belle worked as a
music teacher.
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Thelma Maydew is the property’s longest resident, living here for over six decades
starting in 1930 until her death at age 91 in 1996. Her parents, David and Alma
Maydew, rented the house before purchasing it in 1931. David worked as a house
carpenter. Thelma, her mother, Alma, and sister Cuba and cousin Clella worked as
laundresses, while a brother and another sister worked for an oil company.
3.Distinction in the Development of the Community: Urban Frontier 13
Elaboration: The house appears to have been constructed in the first decade of the
city of Boulder’s existence. The house is located on east Pearl Street, historically
referred to as the "East End", which developed as a mixed-use area of commercial,
industrial, and residential uses. The East Pearl Street commercial area served the
Whittier neighborhood, while at the same time providing residence to a number of
families. The continued relationship between the historic commercial and residential
structures represents the mixed-use character of the East Pearl area and the
development pattern of secondary commercial areas in Boulder near the turn of the
century. The house represents the area's earlies period of growth and development.
4.Recognition by Authorities: Front Range Research Associates, Inc., Landmarks
Preservation Advisory Board
Elaboration: The property was surveyed in 1988 and found to be in fair conditions
with moderate alterations (“stucco; porch has been remodeled”). The historical
background states:
“In 1883, this was the home of James G. and Estella Bemis; Bemis worked as a city
clerk. An inscription on the back of an old photograph of James Bemis states he was
an “old-timer” in Boulder, and that in about 1895 worked as a janitor at the
university. By 1901, this was the home of Edwin Baker, sexton at the Presbyterian
church (SW corner of 16th and Walnut); and Belle Baker, a teacher. By 1913, it was the
home of Thomas and Hettie Stewart; Thomas Stewart worked as a meat cutter.”
The survey found the building to have architectural significance, stating “Although
the building has been remodeled, it represents Boulder’s early vernacular houses,
and was once the home of early Boulder residents, James and Estella Bemis.”
In 1994, the LPAB initiated historic district designation of an area along east Pearl
Street, including the property at 1836 Pearl St. The nomination summarizes the
significance of the property as:
13 Landmarks Preservation Advisory Board Memo dated Jan. 4, 1994.
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1836 Pearl: c. 1876. Vernacular Masonry, Front Gable.
This house was one of the first residences on East Pearl Street. Although the building has
been remodeled, it represents Boulder's early vernacular housing, and was once the home
of early Boulder residents, James and Estella Bemis and Belle and Edwin Baker. Moderate
alterations: stucco; porch remodeled.
In 1999, this property was nominated along with twenty-three others as Structures of
Merit. The nomination provides the following:
The 1800 and 1900 blocks of Pearl are characterized by a mix of residential with
neighborhood commercial structures. The house side of the 1800 block has three historic
residential structures set back from the sidewalk, with grass front yards. This historic
setback pattern reflects the co-existing interplay of residential and commercial in the East
End, and should be carefully protected. Research shows that the entire south side of the
1800 block of Pearl was residential.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 1836 Pearl St. meets architectural significance under criteria
1, 4 and 5.
1. Recognized Period or Style: Vernacular Masonry
Elaboration: The property is an example of Vernacular Masonry construction with
Craftsman elements, evidenced though its steeply gabled roof, segmental arched
window openings, tapered porch supports and half-timbering. The building does not
appear to have been altered since 1929, with the exception of asphalt siding applied
over the rear addition and the openings boarded up.
2.Architect or Builder of Prominence: Unknown
Elaboration: The builder of this house is unknown.
3.Artistic Merit: None observed
4.Example of the Uncommon: This house dates from the city’s earliest period of
development and is one of the few remaining 19th century houses along east Pearl
Street. The building has a deep setback, which is unusual and recognized in the 1999
Structure of Merit nomination.
5.Indigenous Qualities: The c.1922-1929 porch is constructed of local fieldstone.
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ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 1836 Pearl St. meets environmental significance under
criteria 1, 2, 3, and 4.
1.Site Characteristics: Historically, the property has had a lawn in the deep setback
and a mature tree along the alley. Currently, the site is characterized by a largely
unlandscaped front yard.
2.Compatibility with Site: The deep setback is an unusual building location in this
area of the city; however, it is indicative of the historic pattern along east Pearl Street,
where commercial buildings were primarily located at the front lot line and
residences were setback. This house is one of the few remaining houses along Pearl
Street with a deep front setback.
3.Geographic Importance: Due to its deep setback, this house is a familiar visual
landmark along east Pearl Street.
4.Environmental Appropriateness: Mixed-Use Character
Elaboration: The area has historically been a mix of commercial and residential
properties.
5. Area Integrity: From 1928 through 1978, this area was zoned for commercial/
industrial type uses; in 1978, the area was re-zoned high density residential,
redeveloping (HR-X) from 18th Street to 21st Street and remained industrial from 21st
Street to the east. In 1982, the area was re-zoned mixed-use, redeveloping (MU-X)
from 18th Street to Folsom. The changes in zoning designations over the years has
increased development pressures along this portion of Pearl Street, altering many of
the historic blockfaces in the area. In particular, many of the once existing residential
buildings were demolished and replaced with commercial structures, or existing
historic buildings were dramatically altered. The north side of the 1800 and 1900
blocks of Pearl Street, in particular, still retains historic integrity despite the various
pressures over the years. (Landmarks Preservation Advisory Board Memo, Nov. 17,
1994)
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
The following statement is excerpted from the LPAB memo dated Jan. 4, 1995. The full
memo is included as Attachment E: Jan. 4, 1994 LPAB Memo.
Agenda Item 5B Page 18
The potential East Pearl historic district (1994) represents a common development
pattern found in Boulder near the turn of the century. Boulder's commercial core
was located along Pearl Street from 10th Street to 14th Street, while the east and
west ends of Pearl Street developed as mixed-use, residential-serving commercial
districts. The uses in these areas, such as small markets, grocery stores and dry
goods stores, were closely related to neighborhood needs. In addition, residences
were interspersed among the commercial buildings, sharing the same blockface in
many cases. Typically, the residential buildings were set back from the street,
while the commercial buildings were located closer to the street. Over the years,
many of these residential structures were demolished or "wrapped" by
commercial buildings as commercial growth pressures spread from downtown
and "seeped" into these secondary commercial areas. (The University Hill
commercial district developed in much the same way, serving the commercial
needs of the university students and surrounding residential neighborhoods).
The East Pearl Street commercial area primarily served the Whittier
neighborhood, while at the same time providing residence to a number of
families. The continued relationship between the historic commercial and
residential structures represents the mixed-use character of the East Pearl area
and the development pattern of secondary commercial areas in Boulder near the
turn of the century.
CRITERION 3: CONDITION OF THE BUILDING
The property owner is planning to submit information on the condition of the building
prior to the Landmarks Board Hearing.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The property owner is planning to submit information on the estimated cost of
restoration or repair prior to the Landmarks Board Hearing.
ANALYSIS:
Staff considers that there is “probable cause” to consider the property at 1836 Pearl St.
may be eligible for designation as an individual landmark based upon its historic and
architectural significance as a well-preserved building dating from the late nineteenth
century.
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
Agenda Item 5B Page 19
THE BOARD’S DECISION:
If the Landmarks Board finds that the buildings to be demolished 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 buildings 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 (Section 9-11-23(h), B.R.C. 1981). A 180-day stay period
would expire on Feb. 19, 2019.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the property at 1836 Pearl St. is appropriate based on the criteria
set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1.The property may be eligible for individual landmark designation based upon its
historic and architectural significance;
2.The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3.It has not been demonstrated to be impractical or economically unfeasible to
rehabilitate the building.
ATTACHMENTS:
Attachment A: Applicant’s Materials – Condition of Building
Attachment B: Applicant’s Materials – Cost of Renovation
Attachment C: Current Photographs
Attachment D: Historic Building Inventory Form
Attachment E: Boulder County Tax Assessor Card c. 1929
Attachment F: Deed and Directory Research
Attachment G: Jan. 4, 1994 LPAB Memo (Proposed East End Historic District)
Attachment H: Structure of Merit Nomination (1999)
Attachment I: Significance Criteria for Individual Landmarks
Agenda Item 5B Page 20
1836 Pearl Street Conditions Assessment
1
September 20, 2018
RBC Builders LLC
PO Box 18114
Boulder, CO 80308
Gary Hulse
PO Box 18114
Boulder, CO 80308
RE: Condition Assessment
1836 Pearl Street
Boulder, CO 80302
Mr. Hulse,
RBC Builders LLC performed an overall conditions assessment of your property located at 1836 Pearl
Street, Boulder, CO 80302 on Thursday, September 20, 2018. Please see below for a summary of our
findings:
Exterior - The overall exterior condition of the home located at 1836 Pearl Street in Boulder, CO
is poor.
o The potentially original exterior brick façade was covered by a stucco type of material at
some point, which is currently falling off most of the north elevation of the home.
Water intrusion between the brick and stucco material will create a freeze/thaw
condition, which will serve to further deteriorate both exterior finish materials.
o There is a dead tree located on the northeast corner of the home, which may damage
the home or the adjacent property to the east if it is not removed soon.
o The front yard on the Pearl Street side of the property is full of weeds, stumps and a
partially covered and damaged flagstone walkway.
o The exterior windows and doors on all sides of the home have been covered with
plywood.
o The roof over the front porch on the north side of the home has a large hole in the west
side, which may pose a structural/safety issue.
o The wood trim on the north side of the home is missing and/or damaged in various
locations and needs to be sanded and painted.
o There are several different types of roofing materials that have been utilized, all of
which are in poor condition and need to be replaced.
o The wood deck and supporting structure at the front porch area are damaged and need
to be repaired or replaced.
o On the west and south sides of the home, a roofing type of material with a brick
appearance has been utilized. This material is in poor condition, with multiple locations
that possess holes and significant deterioration.
o The roof over the south side entry door is in very poor condition and may pose a
structural/safety hazard.
o There are additional exterior façade materials located on the south and east sides of the
property that do not match the brick look of the main material.
Attachment A: Applicant’s Materials – Condition of Building
Agenda Item 5B Page 21
1836 Pearl Street Conditions Assessment
2
o The stacked stone foundation appears to have been clad with some type of
concrete/masonry product, which is cracked and falling off at several locations.
o The soffit and fascia material at all elevations is in poor condition.
o Access to the crawlspace/basement is not currently possible, due to the placement of a
large tree stump in front of the access door.
o There appears to be wood siding/structure located behind the brick looking roofing
material on the south elevation, which is in poor condition.
Interior – Similar to the exterior, the overall interior condition of the home located at 1836 Pearl
Street in Boulder, CO is poor.
o The finish floor material in the south side of the home is no longer attached to the
subfloor below in multiple locations.
o There are multiple window configurations throughout the home, and the glass has been
damaged and removed at nearly every single window.
o The floor slopes in multiple directions in the south side of the home.
o The floor and walls in the laundry room are significantly damaged.
o There is painted brick on the west wall of the laundry room, which may indicate it is not
part of the original structure.
Our report includes photos of the above mentioned items. Please feel to contact us with any questions
or comments.
Sincerely,
Chris Hulse
Chris Hulse
RBC Builders LLC
Agenda Item 5B Page 22
1836 Pearl Street Conditions Assessment
3
Exterior Photos
North elevation with brick and stucco façade
Stucco falling off north elevation
Agenda Item 5B Page 23
1836 Pearl Street Conditions Assessment
4
Front porch roof damage
All exterior windows and doors covered with plywood
Agenda Item 5B Page 24
1836 Pearl Street Conditions Assessment
5
Northwest corner of home stucco/brick damage
Front porch deck damage
Agenda Item 5B Page 25
1836 Pearl Street Conditions Assessment
6
Roofing material that looks like brick utilized as siding on south side of home
Poor condition with holes
Agenda Item 5B Page 26
1836 Pearl Street Conditions Assessment
7
Roof over south entry porch damaged
Siding repaired with mismatched materials
Agenda Item 5B Page 27
1836 Pearl Street Conditions Assessment
8
Exposed stacked stone foundation – poor condition
Soffit and fascia – poor condition
Agenda Item 5B Page 28
1836 Pearl Street Conditions Assessment
9
Roof in poor condition – needs to be replaced
Wood siding/structure in poor condition
Agenda Item 5B Page 29
1836 Pearl Street Conditions Assessment
10
Additional photo of damaged roof over south entry porch
Agenda Item 5B Page 30
1836 Pearl Street Conditions Assessment
11
Interior Photos
Interior of home in poor condition
Kitchen flooring and subfloor in poor condition
Agenda Item 5B Page 31
1836 Pearl Street Conditions Assessment
12
Damaged window
Laundry Room floor and wall damage
Agenda Item 5B Page 32
1836 Pearl Street Conditions Assessment
13
Laundry Room wall damage
Laundry Room floor damage
Agenda Item 5B Page 33
1836 Pearl Street Conditions Assessment
14
West wall of Laundry Room – Brick painted white
Additional damaged window
Agenda Item 5B Page 34
Projected Cost of Restoration Budget 1836 Pearl Street
Boulder, CO 80302
Scope of Work Cost
Demolition of Unsafe/Hazardous Structural Components $18,040.00
Asbestos Abatement Allowance $15,785.00
Lift/Lower Structure off of Old and onto New Foundation $27,060.00
Site Cleanup/Dead Tree Removal $3,608.00
New Utility Services $25,256.00
Landscaping Allowance $18,040.00
New Concrete Foundation $36,080.00
New Concrete Flatwork $11,275.00
Remove Stucco and Repair Brick Façade $27,600.00
Preserve/Protect Stone Front Porch Walls $2,706.00
Exterior Stair Handrails $4,059.00
Framing/Wood Structure Repair $67,650.00
Interior Backing & Blocking $1,804.00
New Siding on South Side of Home $16,236.00
Repair/Replace Front Porch Structure & Decking $14,432.00
Interior Trim, Cabinets & Millwork $31,570.00
New Roof $20,295.00
New Gutters & Downspouts $4,059.00
Foundation Waterproofing $3,157.00
New Wall & Roof Insulation $13,530.00
Remove & Replace Windows $23,452.00
Remove & Replace Interior & Exterior Doors $9,020.00
New Door Hardware $1,353.00
Drywall Hang, Tape & Finish $13,530.00
Interior & Exterior Painting $11,275.00
Interior Finishes Allowance $21,648.00
Window Treatments $1,578.50
New Plumbing & HVAC Systems $45,100.00
New Electrical System $33,825.00
Construction Contingency (7%)$36,611.65
Design Fees $31,570.00
Design Contingency (10%)$3,157.00
Permit Fees $22,550.00
General Conditions $31,381.41
Insurance $5,230.24
Fee $41,841.88
Total $695,365.67
Page 1 of 1 Prepared by: RBC Builders LLC on 9.20.18
Attachment B: Applicant’s Materials – Cost of Renovation
Agenda Item 5B Page 35
Attachment C: Current Photographs
North Elevation, 2018
North Elevation, 2018
Agenda Item 5B Page 36
South Elevation, 2018
South Elevation, 2018
Agenda Item 5B Page 37
South Elevation, 2018
Context along Pearl Street, facing southwest, 2018.
Agenda Item 5B Page 38
Attachment D: Historic Building Inventory Form, 1988
Agenda Item 5B Page 39
Agenda Item 5B Page 40
Historic Building Inventory Photograph, 1988
Attachment E: Boulder County Tax Assessor Card c. 1929
Tax Assessor Photograph, c.1949
Agenda Item 5B Page 41
Agenda Item 5B Page 42
Agenda Item 5B Page 43
Attachment F: Deed and Directory Research
Deed and Directory Research – 1836 Pearl St.
LOT 2 BLK 73 BOULDER EAST
Owner (Deeds) Date Occupant(s)/Directory
Henry H. Harris 1880 Gladden’s Improvements to Boulder (pg258): “H.H. Harris
has laid off a pretty croquet ground near his residence (1836
Pearl), and during leisure moments knocks the balls through
the wickets.
1881 Gladden’s Improvements to Boulder (pg295) “Jan. 12,
1881…The north gable end of the brick residence of H.H.
Harris was blown in almost even with the eaves.:
1883 Bemis, James E (Estella)
1880 Census (no address; spelled “Bemis”). James, 33,
worked as a grocery clerk; Estella, 27, was employed as a
housekeeper.
1887 House visible in 1887 photograph from 17th and Pearl.
1892 Edwin Baker (lab); Belle res Pearl bet 18th and 19th
1896 Edwin(Janitor at Pres); Belle Baker
Note: address listed as 1828 Pearl St.
1898 Miss Belle A Baker, teacher 1828 Pearl; Marion Sutton
Address change
from 1828 or 1836
Pearl between 1898
and 1900.
1900 Census Edwin Baker (83, W, janitor), Marion Sutton (49, Wd,
housekeeper) and Belle Baker (34, S, Music Teacher)
Note address typo “1828/38”
1901 Baker, Belle (music teacher)
Baker, Edwin (Sexton Presbyterian Church)
Eliza Stewart (19??
–1904) note: she
lived at 1844 Pearl
St. in 1900
1903 Baker, Belle (music teacher)
Baker, Edwin (janitor, Presbyterian Church)
William F. Stewart
(1904 – 1914)
Charles S. Stewart
(1914 – 1919)
Emma Skewes
(1919 – 1922)
1904 Baker, Belle
1905 Baker, Belle (music teacher)
Baker, Edwin (Sexton Presbyterian Church)
1906-07 Baker, Belle (music teacher)
Baker, Edwin (janitor, Presbyterian Church)
1908 Baker, Belle
Marion Sutton (59, Wd) and Belle Baker (44, S, Music
Teacher)
Stewart, Thomas (Hettie)
meat cutter
1910 Census
1911
1913
1916 Vacant
1918 Skewes, Joseph V (died in 1918)
Emma Skewes (widow of Richard)
1920 Census Emma Skewes (53) and divorced daughter Nellie Vaughn
Agenda Item 5B Page 44
(21). Emma born in England and immigrated in 1895. No
occupations listed.
Charles S. Stewart
(1914 – 1919)
1921 Bezona, WW (Bexona-Steele Auto Supply Co at 1448 Pearl)
(1920 census- oil refinery producer; lived at 1830 Mapleton
with wife and three children)
Nicketie B Brant
(1922 – 1923)
1923 directory: wid
Wm H; real estate;
lived at 510
maxwell)
E. D. Murphy
(1923 – 1931)
1923 Woolsey B (Boyce) Moses bldg. contr 1836 Pearl
Note: the 1930 US census lists Moses as a cabinet maker
living at 303 East 18th St. in Denver with his wife, Jessie, and
son, Wayne, who worked as a shipping clerk for an electrical
good company.
1926 Murphy, MC
Nicketie B Brant
(1922 – 1923)
1923 directory: wid
Wm H; real estate;
lived at 510
maxwell)
1928 Maydew, DH driver
E. D. Murphy
(1923 – 1931)
Alma Maydew
(1931-1949)
1930 Census House rented by David Maydew (53, house carpenter); wife
Alma (51, laundress); children Cuba (30, laundress), Miles
(28, laborer, oil company), Thelma (25, laundress); Signa
(20, saleslady, oil company); Ione (14) and niece Clella (25,
laundress)
1932 Maydew, David
1934 Maydew, David
1936 House rented by David Maydew (53, house carpenter); wife
Alma (51, laundress); children Cuba (30, laundress), Miles
(28, laborer, oil company), Thelma (25, laundress); Signa
(20, saleslady, oil company); Ione (14) and niece Clella (25,
laundress)
Alma Maydew
(1931-1949)
Thelma Maydew
(1949-1996)
1938
1940 Census House owned by DH Maydew (62, carpenter, own business),
wife Alma (62, laundress); children Thelma (33, laundress),
Billy (8)
1943
1949
1953 David H Maydew (Alma E)
Thelma Maydew
Thelma Maydew
(1949-1996)
Gary Hulse (1996-
Present)
1955 R1836 Pearl: Billy (studt UofC); David (Alma); Dean (studt
Barnes Business College); Thelma (clk Boulder Cln & Dye
Wks)
1959 Thelma (clk Boulder Cln & Dye Wks)
1994 Thelma Maydew
Agenda Item 5B Page 45
M E M O R A N D U M
January 4, 1995
TO: Landmarks Preservation Advisory Board
FROM: Lara Ramsey, Planner
SUBJECT: Public hearing and consideration of a recommendation to
City Council concerning a request for designation of an
East End Historic District.
STATISTICS:
1.Site:Block 73, Lots 1, 2, 3, 4, 5, 6; Block 74, Lots 1, 2,
3, 4, 5; Block 89, Lots 6, 7, 8, 9, 10; and Block
90, Lots 7, 8, 9, 10, 11, 12. (see Attachment A:
Boundaries of Proposed Historic District)
2.Zoning:MU-X (Mixed Use-Redeveloping)
3.Applicant:Landmarks Preservation Advisory Board
INTRODUCTION:
On November 17, 1994 the Landmarks Preservation Advisory Board
initiated designation for a proposed East End Historic District (see map in
Attachment A). In review of this proposal, the Landmarks Preservation
Advisory Board will hold a public hearing to determine whether the
proposed designation conforms with the purposes and standards in Sections
10-13-1 and 10-13-3, B.R.C. 1981 (see Attachment B), and shall adopt
specific written findings and conclusions approving, modifying and
Attachment G: Jan. 4, 1995 LPAB Memo (Proposed East End Historic District)
Agenda Item 5B Page 46
approving, or disapproving the proposal. The Landmarks Board shall
notify the Planning Board and the City Council of its approval or
disapproval of the proposed designation. If the Landmarks Board
disapproves the proposed designation, the decision is final unless appealed to
or called up by the City Council. If the Landmarks Board approves the
proposed designation, the Planning Board shall review the proposal and
report to the City Council on its land use implications. In addition, the
City Council shall hold a public hearing on the proposal and adopt specific
written findings and conclusions determining whether the designation meets
the purposes and standards in Sections 10-13-1 and 10-13-3, B.R.C.
1981, and shall approve by ordinance, modify and approve by ordinance,
or disapprove the proposed designation.
BACKGROUND:
On September 7, 1994 the Landmarks Preservation Advisory Board held a
public hearing in consideration of a demolition permit application for the
structure located at 1918 Pearl Street, pursuant to Section 10-13-23,
B.R.C., 1981, for buildings over fifty years. At this meeting, the
Landmarks Board moved to "issue a stay on the demolition of 1918 Pearl
Street for up to 180 days in order to further research the historic context
and the significance of this building, and to give the appropriate individuals
and groups time to analyze and discuss". The Board adopted the following
findings in support of the motion:
1. The building may be eligible for individual landmark designation
because:
(a)the building may be associated with significant past eras,
events, or persons important in local, state, or national
history, especially with the Swedish/American immigrant
community of Boulder;
Agenda Item 5B Page 47
(b)the building may be a significant example of the Cottage
Style architecture found within this mixed-use
neighborhood; and
2. The demolition of the building may alter the character of the
mixed-use neighborhood.
The Landmarks Board directed staff to research the history and significance
of the larger area of East Pearl Street to evaluate the area's potential for
designation as a Local Historic District Landmark. The boundaries of the
study area extended from 16th Street on the west to 21st Street on the
east, the alley between Pearl and Spruce on the north, and the alley
between Pearl and Walnut on the south. (see Attachment C: Study Area
Map)
On November 17, 1994, staff presented research for the larger study area,
identifying a small area eligible for local historic district designation. This
potential district was analyzed by Planning staff, with the help of Tom and
Laurie Simmons of Front Range Research, Assoc., Inc. and Dale Heckendorn
of the Colorado Historical Society. (see Attachment D: Map of Area
Determined Eligible for Landmark District)
At this November 17, 1994 meeting, the Landmarks Preservation Advisory
Board initiated designation of an East End historic district, expanding
staff's boundaries to include the south side of Pearl Street between 18th
and 20th Streets (see map in Attachment A). The Board stated that the
south side of Pearl should be included in the potential district:
"The proposed district boundaries should include both the north and
south sides of Pearl Street between 18th and 20th Streets. The
south side of Pearl contains two buildings which detract from the
Agenda Item 5B Page 48
area, but the blocks merit inclusion in the proposed district, especially
due to the presence of the Lund buildings and other buildings built by
members of the Lund family". (see Attachment E: November 17,
1994 Draft Minutes)
On December 6, 1994, the Landmarks Board held an open house to
provide information to the public about the implications of historic district
designation, to outline the public process and to answer questions. In
addition, a survey was distributed to assess support for the potential
district. (see Attachment K: Letters from the Public and Attachment L:
Open House Survey Results)
SIGNIFICANCE:
The following is the result of staff's research on the proposed district relative
to the significance criteria for district landmarks adopted by the Landmarks
Board on October 29, 1975. (see Attachment F: Significance Criteria)
The significance criteria are used by the Landmarks Board in determining if
an area conforms with the purposes and standards of Sections 10-13-1
and 10-13-3 of the Historic Preservation Code, B.R.C. 1981.
Agenda Item 5B Page 49
HISTORICAL SIGNIFICANCE:
1.Association with historical persons or events:
The potential district is associated with many significant Boulder
pioneer families: the Campbell, Carey, Earl, Lund Koehler, Sherman,
Hoover, Borgstrand, and Goldberg families.
Charles M. Campbell came to Boulder in 1864 and became one of the
most prominent men of the community. (Daily Camera, 1929) In
1869, he married Mary Chambers, member of pioneer Gold
Hill/Boulder Valley family, who died in 1873. In 1874, he married
Amanda E. Hall, a pioneer of Central City and leader in the Better
Boulder prohibitionist campaign. In 1882, the Campbells purchased
Lot 8, Block 89, East Boulder where they built the house at 1917
Pearl; the Campbell family resided in the house until 1943.
Campbell was a Presbyterian minister who helped build and preached
the first sermon in Boulder County's first Presbyterian Church in
Valmont; he served the church for 17 years. Campbell is also
credited with securing Flagstaff Mountain as part of the Boulder
Mountain Parks System and with launching the 1907 Better Boulder
campaign that was to make Boulder saloonless. Campbell later
became an attorney and served, at various times, as the county
attorney, city attorney, and deputy district attorney. In 1865 he
became superintendent of the Boulder school board and in 1884 was
appointed president of the school board. Campbell died in 1922;
Amanda Campbell died in 1929.
Thomas Carey was a Canadian immigrant born in 1854. In 1895,
Carey and his wife, Mary, built the residence at 2018 18th Street
where they lived and operated the Carey Hotel from approximately
Agenda Item 5B Page 50
1895 to 1918. Carey also built and operated a grocery store at
1803 Pearl Street (demolished). The Careys may have also built the
house at 2022 18th Street (demolished) where they are listed as
living as early as 1905.
Isaac T. Earl came to Boulder in 1889 and soon after opened a
grocery, dry goods, hardware and tinware store at 1825-27 Pearl
street. In 1905, he relocated his department store to the Earl
Building, which he had built at 1322 Pearl. Earl was a prominent
business and religious leader in the Boulder community. He was
active in the Better Boulder Party that resulted in the abolition of
saloons in Boulder and, as a result of that campaign effort, served as
mayor of Boulder from 1907 to 1909. After retiring from the
mercantile business, Earl successfully engaged in stock raising and
owned a ranch north of Boulder. Earl and his wife, May Reed, lived
in the pioneer O.F.A. Greene residence at 2429 Broadway.
In 1876, John and Sophia Lund purchased the west half of Lot 4,
Block 74 for $300 from Amos Widner; in 1885, Lund purchased Lots
1, 2, and 3, and the east half of Lot 4, Block 74 for $1050. The
Lunds, Swedish immigrants, were married in Black Hawk, Colorado in
1874, where Lund had been a hotelkeeper. On their land, the Lunds
built a hotel, with a saloon on the west side, calling it the John Lund
Hotel (1906-12 Pearl Street). The hotel soon became a focal point
for Boulder's Swedish community, serving as the meeting place for
Swedish miners and Swedish laborers from the Moffat Railroad. "All
the Swedes from around this part of the country headed for the Lund
Hotel....There was a big ice box in the back where Lund kept a keg of
beer cold. We used to have good times, let me tell you, on summer
evenings out in that summer house in the back (probably 1918 1/2
Pearl Street) and at the dances....Mrs. Lund did the cooking and I tell
Agenda Item 5B Page 51
you, we had wonderful meals....The lower part of the hotel on west
side had been a saloon and dance hall...All the boarders were Swedish
and we talked our own language. It was just like our own home."
(Interview with Charles Wahlstrom, Hotels of Boulder, 1970) "In
those days there was a white picket fence all around the place.
Gooseberries followed the fence around. In the back was a summer
house painted green with a big long table and benches inside. We
used to have lunch and cold beer out there in the summer evenings."
(Interview with Matilda Borgstrand, Hotels of Boulder, 1970) John
Lund would meet Swedish immigrants at the train station, bring
them to the hotel, and assist them in finding housing and work.
John Lund died in 1907; Sophia operated the hotel until her death in
1939, offering furnished rooms from 1918 to 1939. Until 1951,
the Lund's children operated and managed the Lund Hotel
Apartments.
Other significant families include the Koehler, Sherman, Hoover,
Borgstrand, and Goldberg families, all of whom lived in the East Pearl
area. The Koehler family probably built the house at 1820 Pearl
Street where they resided until 1913. George Koehler, a German
immigrant and agent for the Pacific and U.S. Express Company, was
a well known Boulder citizen. In 1913, the Sherman family moved
to the house at 1820 Pearl Street where they resided until 1943.
George Sherman came to Boulder in 1896 and was involved in the
railroad business, becoming one of the city's leading citizens.
Sherman was one of the organizers of Boulder's Citizens National
Bank. The Hoover family came to Boulder in 1893 from Kansas and
built the house at 1828 Pearl Street in 1899, where the family
resided until 1946. Albert Hoover owned and operated Hoover's
Palace Billiard Hall in the Brainard Hotel at 1025 Pearl Street. His
sons, King and Renwick, owned and operated Hoover's Grocery at
Agenda Item 5B Page 52
1825 Pearl Street from 1915 until 1950. The Borgstrand family
built the house at 1928 Pearl Street in 1900. The property on
which this house sits was once owned by John Lund, who sold it to
the Borgstrands. Lund was responsible for bringing Matilda
Borgstrand, his niece, to America from Sweden and helping her find a
job after her arrival. The Jewish-American Goldberg family moved
to the house at 2043 Pearl Street in 1913 where they lived until the
1960's. Louis Goldberg was a well-known Boulder area scrap metal
dealer; Annie Goldberg participated in Jewish activities in the Boulder
area.
2.Distinction in the development of the community of Boulder: The
potential East Pearl district represents a common development
pattern found in Boulder near the turn of the century. East Pearl
Street, historically referred to as the "East End", developed as a
mixed-use area of commercial, industrial, and residential uses. The
East Pearl Street commercial area served the Whittier neighborhood,
while at the same time providing residence to a number of families.
The continued relationship between the historic commercial and
residential structures represents the mixed-use character of the East
Pearl area and the development pattern of secondary commercial
areas in Boulder near the turn of the century. The district
represents the area's period of growth and development which ranged
from 1870 to 1930.
The potential district lies within the East Boulder Addition, created in
1872 by two of Boulder's pioneer settler, Amos Widner and Granville
Berkeley. The addition extended from 18th Street on the west to
25th Street on the east, and from Front Street (Walnut) on the south
to Bluff Street on the north. The East Boulder Addition included
Agenda Item 5B Page 53
what would develop as the East Pearl commercial area, historically
referred to as the "East End", and the Whittier neighborhood.
Historically, Boulder's commercial core was located along Pearl Street
from Tenth Street to Fourteenth Street. As early as 1886, the
1500 block of Pearl was dedicated to lumber yards, saw mills, and
horse corrals; this block clearly served as a transition to the more
mixed-use character of East Pearl. Pearl Street from Sixteenth
Street to Twenty-third Street featured single family or duplex/triplex
structures interspersed among commercial buildings. Typically, the
residential buildings were set back from the street, while the
commercial buildings were located closer to the street.
Commercial Character
The East Pearl business area was historically referred to as the "East
End", serving as the Whittier neighborhood's commercial district.
The Lund Hotel (1906-12 Pearl Street) was one of the first
structures in this area and served as the gathering place for Boulder's
Swedish immigrants for almost 60 years. A number of businesses
located along East Pearl, including small markets, grocery stores,
second hand good stores, and dry good stores. 1825-27, 1831,
and 1833 Pearl are excellent representations of the commercial
character of the district. 1825-27 Pearl was the location of Isaac T.
Earl's first mercantile establishment in Boulder, before he relocated to
the larger Earl Building at 1322 Pearl. While the first floor was
used as a store, the upper floors were residential. From 1915 until
1950, the building was the location of Hoover's Groceries. For
seventeen years, 1831 Pearl was the location of E. G. Horner's second
hand goods store. In the early 1900's, 1833 Pearl was the location
of the Kuntz and Bishop Meat Market; in the 1920's, the building was
Agenda Item 5B Page 54
the location of the East End Market and Boulder Poultry Company.
The building at 1945 - 49 Pearl was the location of a grocery store
and later a cabinet shop.
Residential Character
Families resided in East Pearl in three different building types: single
family residences; multi-family structures; and commercial buildings.
Single family residences were interspersed among the commercial
buildings. The Lund family built and operated the Lund Hotel at
1906-12 Pearl Street where they lived until 1939; the hotel
remained in the Lund family until 1951. The structure at 1918
1/2 Pearl Street served as the Lund's summer house where they
served cold beer in the evenings. The Carey family built the home at
2018 18th Street where they operated the Carey Hotel; Thomas
Carey also owned and operated a grocery store at 1803 Pearl Street
(demolished). The Hoover family lived at 1828 Pearl Street and
operated Hoover Grocery across the street at 1825 Pearl Street from
1915 to 1950. The Campbell family resided at 1917 Pearl Street
for over sixty years. The Day and Johnson families lived in the house
at 2020 19th Street; Day was a real estate agent and Johnson was a
miner. Multi-family housing was also a characteristic of the district:
the terrace structures at 2010-14 19th Street and 1911-15 Pearl
Street provided housing for a number of families over the years. In
addition, many families resided on the second floor of the active
commercial buildings.
Agenda Item 5B Page 55
Changes
In the 1930's, many residential structures along East Pearl Street
were demolished to make way for commercial structures, disturbing,
on many blocks, the balance between residential and commercial
along this street. In addition, many blocks have undergone intrusions
by incompatible buildings, dramatically altering the character of the
block. While East Pearl Street has undergone change over the years,
many buildings from its historic past still remain. In particular, the
north side of the 1800 and 1900 blocks of Pearl still retain historic
integrity and the mixed-use balance between commercial and
residential which was an early characteristic of the area.
3.Recognition by authorities: Three buildings in the potential district
are considered eligible for the National Register of Historic Places:
1825-27 Pearl Street, 1831 Pearl Street, and 1928 Pearl Street
(Front Range Research Assoc., Inc., 1988 Survey of Historic Places).
1911-15 Pearl Street and 2010 - 2014 19th Street were
recognized as Structures of Merit by the Landmarks Preservation
Advisory Board in 1989. There are no designated local landmarks in
the potential district. Staff believes that none of the other buildings
in the study area are eligible for the National Register, and the area is
not eligible as a National Register Historic District. (Front Range
Research Assoc., Inc., 1988 Survey of Historic Places)
4.Date of construction: The oldest buildings in the potential district
were built around 1876; fourteen (14) buildings were built by 1900;
two (2) buildings were built between 1900 and 1920; three (3)
buildings were built between 1920 and 1930; and six (6) buildings
were built after 1930. No buildings have been constructed since the
early 1980's.
Agenda Item 5B Page 56
ARCHITECTURAL SIGNIFICANCE:
1.Architectural Identity: The potential district contains a variety of
building types and styles. The historic commercial buildings are
representative examples of late 19th, early 20th century commercial
architecture. The historic residential buildings are either vernacular
or terrace style buildings. The buildings along the north side of the
1900 block of Pearl, in particular, are intact and stand relatively
unchanged, representing the character of this area of Boulder at the
turn of the century.
2.Recognized period/style: The commercial buildings of the potential
district display elements popular during the late 19th, early 20th
century for small commercial structures. The 19th century
commercial buildings commonly feature one to two stories with flat
roofs constructed of brick with decorative brickwork along the cornice;
single to double storefronts with one to three entrances. The 20th
century commercial buildings commonly feature flat roofs, often
constructed of light colored brick with little ornamentation. (A
Guide to Colorado Architecture, Pearce, 1983)
The residential buildings represent the Terrace and Vernacular styles.
"The terrace style is considered to be somewhat unique in Colorado
and dates from the late 1880's through 1920. These structures are
basically one or two story brick buildings with a flat roof and a
corbelled cornice. The style is evident in a few single-family homes
as well as duplexes, triplexes, and multi-family unit complexes.
Many have individual porches at each entrance." (Guide to Colorado
Architecture, Pearce, 1983) The terrace structures in the potential
district are duplex or triplex structures with front porches, flat roofs,
and decorative detailing.
Agenda Item 5B Page 57
The other residential structures in the potential district are vernacular
in style, typically constructed of masonry with front or side gables.
"Vernacular Masonry is a very common form of architecture found all
over Colorado and dates from the late 1860's through today. They
are generally composed of brick, stone or concrete block, lack
ornamentation and architectural details that would distinguish [them
from] a specific style..." (A Guide to Colorado Architecture, Pearce,
1983)
Three structures within the potential district were found to be eligible
for the National Register of Historic Places. These "individually
significant" buildings include:
1825-27 Pearl: (1825 c. 1890) / (1827 c. 1876) 19th
Century Commercial. This building is significant for its
association with Isaac T. Earl, a prominent Boulder business,
civic, and religious leader who served as mayor of Boulder form
1907-1909. Earl was a leader in the Better Boulder Party,
which resulted in the abolition of saloons in Boulder. This
building at 1825-27 Pearl was Earl's first mercantile
establishment, before he relocated into the larger Earl Building
at 1322 Pearl. Although the first floor facade has been
remodeled, this building retains much of its historic integrity.
The building is located within the East Pearl Street business
district, and is an important visual landmark in this commercial
district, which was historically sometimes referred to as "the
east end". Moderate alterations: 1st floor facade remodeled,
painted brick on sides, part of the building has been sandblasted.
1831 Pearl: Pre-1898. 19th Century Commercial. This
building represents Boulder's 19th century commercial Agenda Item 5B Page 58
architecture. Although the building has been remodeled, it
retains much of its original architectural integrity. The
building is significant because it represents commercial activity
on east Pearl Street, an area that was often referred to
historically as "the east end". This buildings historic name was
The East End Market. This building is also significant for being
associated with Eli Metcalf, an early Boulder meat market and
livery stable proprietor who served as Boulder County Sherriff.
Moderate alterations: painted brick, remodeled facade, 2nd
story double-hung windows have been replaced.
1928 Pearl: c. 1900. Queen Anne. This house, with its
Queen Anne detailing, is a well-preserved representation of
Boulder's early residential housing. The building is also
significant for its association with Matilda and John Borgstrand,
and John Lund, early Swedish immigrants to Boulder. The
property on which the house sits was once owned by Lund, who
sold it to the Borgstrands. John Lund was responsible for
bringing Matilda Borgstrand to America from Sweden and
helping her find a job after her arrival. This was a typical
practice among early immigrant groups, who formed
tightly-knit, supportive communities. This house at 1928
Pearl stands as one of the few intact representations of
Boulder's early Swedish heritage. Minor alterations.
Agenda Item 5B Page 59
The following structures were recognized as Structures of Merit by the
Landmarks Preservation Advisory Board in 1989:
2010-14 19th Street: 1920. Terrace (Mission) The building
is representative of the duplex terraces built in the Whittier
neighborhood in the early twentieth century. It is notable for
its Mission-influenced shaped roof parapets. Moderate
alterations: porch gables now enclosed.
1911-15 Pearl: c. 1890. Terrace. This triplex, which has
retained its architectural integrity, represents Boulder's early,
vernacular, multi-family housing. The building was once the
home of Herman Lund, son of the well-known Lund family,
who owned and operated the Lund Hotel. Minor alterations:
remodeled porches, replaced columns.
The following structures within the potential district still retain much
of their original character and architectural detailing. These
"contributing" buildings include:
2018 18th Street: c. 1895. Vernacular Masonry (Queen
Anne). This building is significant as an early Boulder hotel, the
Carey Hotel. In its design and massing, the building is rather
unusual for Boulder. It is associated with Thomas Carey, an
early Boulder grocer, and his wife Mary, who ran the hotel.
Moderate alterations: porch and balcony gone, shutters.
1820 Pearl: c. 1898. Queen Anne. This Queen Anne style
building represents Boulder's 19th century, middle-class
housing. The building is also significant for being associated
with George Koehler, a German immigrant and agent for the
Pacific and U.S. Express Co; and George Sherman, a prominent Agenda Item 5B Page 60
early Boulder businessman. George Sherman came to Boulder
as an agent for the Union Pacific and Denver and Gulf Railroad;
he later was involved in a number of transfer businesses.
Sherman was also an organizer and officer of Boulder's Citizens
National Bank. Moderate alterations: new addition on side.
1828 Pearl: 1899. Vernacular Masonry, Front Gable. This
1899 building, which features decorative shingles and pier
supports, is representative of Boulder's 19th century housing.
The building was the residence to the Hoover family for over 40
years. Albert Hoover was the owner of an early Boulder pool
and billiards hall and his sons, King and Renwick, owned and
operated Hoover's Grocery at 1825 Pearl from 1915 to 1950.
Moderate alterations: enclosed porch, painted brick.
1833 Pearl: c. 1900. 19th Century Commercial. This
building, which has retained its architectural integrity,
represents Boulder's 19th century commercial architecture.
The building is also significant because it represent commercial
activity on east Pearl, the "east end". In 1913, this building
was the Kuntz and Bishop meat market. The proprietors were
W.A. Kuntz, and T.W. Bishop. Minor alterations: remodeled
storefront.
1836 Pearl: c. 1876. Vernacular Masonry, Front Gable.
This house was one of the first residences on East Pearl Street.
Although the building has been remodeled, it represent Boulder's
early vernacular housing, and was once the home of early
Boulder residents, James and Estella Bemis and Belle and Edwin
Baker. Moderate alterations: stucco; porch remodeled.
Agenda Item 5B Page 61
1837 Pearl: c. 1930. 20th Century Commercial. This
small one-story commercial building is representative of
Boulder's early commercial architecture and retains its original
single storefront configuration. It is located within the East
Pearl Street commercial district. Moderate alterations.
2020 19th Street: Pre-1883. Vernacular Masonry, Front
Gable. This house is one of the earliest houses in the Whittier
neighborhood. It is associated with early Boulder real estate
and insurance agent, John Day, Jr. and with Swedish
immigrants, Peter and Mary Johnson. Minor alterations:
partially remodeled porch.
1917 Pearl: c. 1882. Vernacular Masonry, Side Gable. This
building, typical of the houses built by Boulder's earliest
pioneers, is significant for its association with Charles M.
Campbell, a pioneer Boulder Presbyterian minister who also
served, at various times, as county attorney, city attorney,
deputy district attorney, school superintendent, and school
board president. Prominent in civic affairs, Campbell is
credited with securing Flagstaff Mountain as a part of the
Boulder Mountain Parks system. Campbell's second wife,
Amanda Hall Campbell, has been credited with launching the
1907 Better Boulder campaign that was to make Boulder
saloonless. Moderate alterations: painted brick, remodeled
porch, side addition.
1918 Pearl: c. 1921. Classic Cottage. Although remodeled,
this Classic Cottage represents Boulder's early 20th century
residential housing. This home was probably built by Oscar and
Esther Wahlstrom; Esther was the daughter of John and Sophia
Agenda Item 5B Page 62
Lund. Moderate alterations: remodeled porch,
carport/attached garage.
1918 1/2 Pearl: c. 1906. Vernacular wood frame, Gabled L.
This house probably served as the summer house to the Lund
family where in the summer evenings they served beer and
lunch. Moderate alterations: altered porch.
1945-49 Pearl: c. 1900. 19th Century Commercial. This
building, which once served as a grocery store, represents
Boulder's 19th century commercial architecture. Typical of
that early commercial style are the building's corbelled brick
cornice and the transoms, clerestories, and display windows
flanking the store entrance. Minor alterations: painted brick
on side elevations; west portion of building added in 1950's.
2005 20th Street: c. 1900. Vernacular Wood Frame,
Hipped Roof. The current owners parents (Cora and Zelbert
Thompson, descendants of the Campbell family) lived on this
property for over 40 years and have owned the property for
over 50 years. According to the family, many changes were
made to the house in the 1950's, including an enlargement to
the north resulting in a change to the roof line, the addition of
a fireplace and a picture window. Minor alterations: slate
siding, one new door, side addition with picture window,
concrete porch base.
Agenda Item 5B Page 63
The following structures within the potential district are either newer
buildings (post 1930) or older buildings which have been extensively
altered. These "non-contributing: buildings include:
1800 Pearl: c. 1980's.
1807 Pearl: 1975.
1813-15 Pearl: 1955. 20th Century Commercial. The size
and scale of the building is compatible with the commercial
character of the potential district.
1844 Pearl: 1987.
1904 Pearl: c. 1930's.
1906 - 1912 Pearl: c. 1876. 19th Century Commercial.
The John Lund hotel was built c. 1876 by Colorado pioneers
John and Sophia Lund, and was a focal point of Boulder's
Swedish-American community for almost 60 years. The
building, however, has been extensively remodeled, has little
historic integrity, and staff feels it may not be restorable.
Major alterations: remodeled facade, stucco, new stone facing,
remodeled windows and doors.
1939 Pearl: 1957. 20th Century Commercial. The size
and scale of this building is compatible with the commercial
character of the potential district.
3.Architect or building of prominence: Not applicable.
4.Artistic merit: Not applicable.Agenda Item 5B Page 64
5.Examples of the uncommon: None.
6.Indigenous qualities: None.
ENVIRONMENTAL SIGNIFICANCE:
1.Site Characteristics: The outbuildings behind 1836 Pearl and 2020
19th Street are significant features of the potential district.
2.Compatibility with site: The scale and massing of the historic
buildings in the potential district is compatible with the mixed-use
character of the area. The 1930's structures are also compatible
with the district in terms of mass and scale.
3.Geographic importance: The potential East End Historic District
represents a common development pattern found in Boulder near the
turn of the century. Boulder's commercial core was located along
Pearl Street from 10th to 14th Street, while the east and west ends
of Pearl Street developed as mixed-use, residential-serving
commercial districts. The uses in these areas, such as small markets,
grocery stores and dry goods stores, were closely related to
neighborhood needs. In addition, residences were interspersed
among the commercial buildings, sharing the same blockface in many
cases. Typically, the residential buildings were set back from the
street, while the commercial buildings were located closer to the
street. Over the years, many of these residential structures were
demolished or "wrapped" by commercial buildings as commercial
growth pressures spread from downtown and "seeped" into these
secondary commercial areas. (The University Hill commercial district
developed in much the same way, serving the commercial needs of the
university students and surrounding residential neighborhoods). TheAgenda Item 5B Page 65
East Pearl Street commercial area primarily served the Whittier
neighborhood, while at the same time providing residence to a
number of families. The continued relationship between the historic
commercial and residential structures represents the mixed-use
character of the East Pearl area and the development pattern of
secondary commercial areas in Boulder near the turn of the century.
4.Environmental appropriateness: The historic buildings in the
potential district exemplify the mixed-use character of this area of
Boulder near the turn of the century.
5.Area integrity: From 1928 through 1978, this area was zoned for
commercial/ industrial type uses; in 1978, the area was re-zoned
high density residential, redeveloping (HR-X) from 18th Street to
21st Street and remained industrial from 21st Street to the east.
In 1982, the area was re-zoned mixed-use, redeveloping (MU-X)
from 18th Street to Folsom. The changes in zoning designations over
the years has increased development pressures along this portion of
Pearl Street, altering many of the historic blockfaces in the area. In
particular, many of the once existing residential buildings were
demolished and replaced with commercial structures, or existing
historic buildings were dramatically altered. The north side of the
1800 and 1900 blocks of Pearl Street, in particular, still retain
historic integrity despite the various pressures over the years.
SUMMARY OF SIGNIFICANCE:
Within the potential district are 26 buildings, of which 19 (73%) are
contributing structures, and 7 (27%) are non-contributing structures. (see
Attachment G: Contributing/ Non-Contributing Buildings) The period of
significance for the potential district is 1870 - 1930, reflecting its
Agenda Item 5B Page 66
historical period of development as a mixed-use area of commercial and
residential buildings.1
1 When researching an area for eligibility as a local historic district, staff determined the
district boundaries and the district's "period of significance" and identifies "contributing" and
"non-contributing" buildings. In determining district boundaries, staff looks for "visual barriers
that mark a change in the historic character of the area or that break the continuity of the
district...". "Period of significance" is the "length of time when a property [or group of
buildings] was associated with important events, activities, or persons, or attained the
characteristics which qualify it for [local district designation]. "Contributing" buildings are those
buildings built during the district's period of significance that exist in comparatively "original"
condition, or that have been appropriately restored, and clearly contribute to the historic
significance of the district. "Non-contributing buildings" are those building built outside the
district's period of significance or those older buildings which have been altered to such an extent
that historic information is not interpretable, and restoration is not possible.
The Historic Preservation Code establishes the criteria for designating a
historic district: "an area containing a number of buildings having special
character and historical, architectural, or aesthetic interest or value and
constituting a distinct section of the city" (Section 10-13-3 (a) (2), B.R.C.,
1981). The Code also states that landmarks and districts must meet the
purposes and standards of Section 10-3-1, including that "the city council
does not intend ... to preserve every old building in the city, but instead to
draw a reasonable balance between private property rights and the public
interest in preserving the city's cultural, historic, and architectural heritage
by ensuring that demolition of buildings and structures and new
construction will respect the character of each setting, not by imitating
surrounding structures, but by being compatible with them."
To better interpret these general criteria, the Landmarks Board has
adopted Significance Criteria to more rigorously review areas for their
significance (see Attachment F). An area can qualify under either
historical, architectural, or environmental significance and be eligible for
Agenda Item 5B Page 67
local district designation. In particular, the potential district is significant
under the following criteria:
•Historically significant for its association with many pioneer
Boulder families.
•Historically significant as a representative example of the mixed
use development of this area of Boulder, serving Whittier
neighborhood's commercial needs and serving as a transition
area to the surrounding residential neighborhoods and the
downtown commercial core.
•Architecturally significant for containing a variety of
architectural styles common to Boulder at the turn of the
century, including excellent examples of late 19th, early 20th
century commercial architecture, good examples of vernacular
residential architecture, and excellent examples of the terrace
style architecture.
•Environmentally significant as a representative example of
secondary commercial growth patterns found in Boulder,
particularly its development as a mixed use area of residential
and commercial buildings with varying setbacks, and as an area
which historically served Whittier neighborhood's commercial
needs.
LAND USE IMPLICATIONS:
The purpose of historic district designation is to ensure that future
development and redevelopment preserves the integrity of the historic
resources in the area, but it is not intended to preclude future development
or redevelopment.
The potential district lies within the mixed use, redeveloping (MU-X) zone
district and the area has the potential to increase in density under this zone Agenda Item 5B Page 68
district classification. The character and significance of the potential
historic district conflicts with the current zoning regulations in terms of
following (see Attachment H: MU-X Zone Requirements):
1.Setback/ building placement: The setback requirements in the
MU-X zone allow for a zero setback. The predominant historic
character and pattern of building placement in the potential district
is one where the setback varies: the commercial buildings were
historically built to the property line, while the residential structures
were set back from the property line.
2.Height: The MU-X zone allows for a maximum 35 foot height
limit, allowing a three story building, where the third story must be
set back 20 feet from the street. The character of the historic
commercial buildings in the potential district is a one to two story
building, ranging from 16 to 24 feet high. The historic residential
structures range from one to one-and-a-half stories.
3.Density: the MU-X zone allows a floor area ratio (FAR) of 1:1.
This would allow a 7,000 square foot building on a 7,000 square foot
lot. The historic character of the potential district includes
single-family residential structures which do not currently maximize
the allowable FAR, while the existing commercial buildings are at or
below the allowable FAR. The current zoning could encourage the
demolition of these residential structures in order to maximize the
FAR, or encourage taller commercial buildings.
OPTIONS TO DISTRICT DESIGNATION:
Planning staff recognizes that the larger East Pearl corridor needs to be
further studied in order to define the desired future character of the
corridor. Although a study of the area has not yet been scheduled, it could Agenda Item 5B Page 69
be a part of the Downtown Plan and/or the Central Boulder Subcommunity
Plan. An overall study/sketch plan of the area could identify the character
of the corridor and determine which tools or combination of tools best
result in the desired character and seek to preserve and maintain the
existing character of the corridor.
1.Historic District Designation
Historic district designation could be used in conjunction with a
variety of other tools to protect the portion of the area determined
most historically significant.
2.Individual Landmark Designation of Key Buildings
If a distinct area does not stand out or qualify for historic district
designation, individual landmark designation could occur for key
buildings worthy of designation.
3.Revise Current Zoning
This could include revising particular features of the zone district
standards. For example, the standards for setbacks could be revised
to more accurately reflect the historic pattern of development. In
addition, revisions could be explored which build-in and encourage a
variety of building types and sizes and provide incentives for open
space and other elements.
4.Rezone
This could include rezoning the district to more accurately reflect the
desired character for the corridor.
Agenda Item 5B Page 70
5.Conservation District
Given the zone district designation in the area and the amount of
changes which have already occurred in this area, staff believes that
an alternative to historic district designation which would seek to
preserve and maintain the existing character, but with a lesser degree
of regulation, could be the enactment of a conservation district for
the area. An advantage to conservation district designation is that it
could encompass a larger area, and help to preserve the mixed-use
character of the larger area which probably does not qualify as a
historic district, but could have significant impact on the proposed
district.
Conservation districts vary in the amount of regulation that is
required. Some conservation ordinances involve review of demolition
and new construction only, while others also involve review of major
additions or alterations. This option would require the creation of a
conservation district ordinance.
6.Expand Downtown Design Advisory Board's Boundaries for
Review
This option could include expanding DDAB's current review boundaries
to include the East Pearl corridor. Design guidelines would be
developed for the corridor to enable review consistent with the
desired character. At present, DDAB's review of projects in the area
would be mandatory while compliance would be voluntary.
RECOMMENDATION:
Staff recommends that the Landmarks Board withdraw its application for
district designation of an East End Historic District, directing staff to
Agenda Item 5B Page 71
consider the north side of Pearl Street between 18th and 20th Streets as
part of the larger potential Whittier Historic District.
Staff's recommendation is based on the following:
(1) Staff believes the area identified in Attachment D (the north
side of Pearl Street between 18th and 20th Streets), as a separate
entity, is eligible as a local historic district; however, this area is
contiguous to and has already been identified as part of the potential
Whittier Historic District (see Attachment F: Potential Whittier
Historic District).
(2) Staff believes this area should be considered along with the
larger potential Whittier Historic District versus a piecemeal approach
to historic district designation, particularly in areas where eligible
districts are contiguous with other eligible districts.
(3) This area not only relates to the Pearl Street corridor, but also
relates to the potential Whittier Historic District, historically serving
the neighborhood's commercial needs and serving as a mixed use
transition area from surrounding residential neighborhoods to the
downtown commercial core.
While the south side of Pearl Street between 18th and 20th Streets shares
in the history of the area, staff does not believe that this side is eligible for
inclusion in the potential Whittier Historic District for the following reasons:
(1) Many of the most significant buildings have been dramatically
altere
d;
and, Agenda Item 5B Page 72
(2) the blocks contain highly incompatible, intruding buildings or
older buildings which have lost their historic integrity.
Staff also believes that the Landmarks Board should consider the options
listed above as alternatives to local historic district designation for this area.
Agenda Item 5B Page 73
ATTACHMENTS:
ATTACHMENT A: BOUNDARIES OF PROPOSED HISTORIC DISTRICT
ATTACHMENT B: PRESERVATION ORDINANCE
ATTACHMENT C: STUDY AREA MAP
ATTACHMENT D: MAP OF AREA ELIGIBLE AS LOCAL HISTORIC
DISTRICT
ATTACHMENT E: NOVEMBER 17, 1994 DRAFT MINUTES
ATTACHMENT F: SIGNIFICANCE CRITERIA
ATTACHMENT G: MAP OF CONTRIBUTING/NON-CONTRIBUTING
BUILDINGS
ATTACHMENT H: MU-X ZONE REQUIREMENTS
ATTACHMENT I: POTENTIAL WHITTIER HISTORIC DISTRICT MAP
ATTACHMENT J: HISTORICAL BACKGROUND
ATTACHMENT K: LETTERS FROM THE PUBLIC
ATTACHMENT L: OPEN HOUSE SURVEY RESULTS
Agenda Item 5B Page 74
h:\data\longrang\hist\gen\eastend.mem
Agenda Item 5B Page 75
Structures Over 50 years Old, on the East Pearl Street Corridor
April 5, 1999
By the City of Boulder Landmarks Preservation Advisory Board
Committee on Structures of Merit
Overview and History of the 1600 Pearl to 2700 Pearl Street Area
According to a research study by Front Range Research in 1988, the Boulder City Town Company, organized by pioneers in 1859, incorporated the original city blocks as an area from Canyon (Water) to Mapleton, and 11th to 1th streets. The railroads linking Boulder
to Denver in 1873 led to increased economic prosperity in Boulder, and new houses and
businesses were erected. The railroad yard was located on a 15-acre site along the north
side of Pearl from 21 11t to 25th Streets. Community leaders, G. Berkley and A Widner, landowners, had attracted major elements such as the university and the railroad, and then
wanted to profit from the population boom by establishing desirable residential neighborhoods for the new settlers. Approved in 1872, the East Boulder Addition extended from 18th to 25th Streets. Cheney's Pine Street Addition in 1901 included an area from 28th Street on the east to the White Rock Ditch on the west. Historian J.B.
Schoolland reported that some old-timers insisted that Pearl Street was named for the
wife of Rev. England, who built the Pearl block south of 14th and Spruce.
Early important buildings in the area included numerous churches, the Pine Street School
(Whittier), and the Hygienic Swimming Pool at 2102 Spruce, which was one of the largest indoor pools in the state, and included a restaurant, popular with local residents.
The John Lund Hotel at 1906-12 Pearl was constructed in 1877 by Swedish immigrants and became a nucleus for the area's Swedish community, who provided much of
Boulder's skilled craftsmen. John Lund greeted trains coming into Boulder and delivered the Swedish passengers to his hotel. The John Lund Hotel was one of the first structures
in Whittier's commercial district, historically referred to as the "East End," which was the location of a number of small meat markets, grocery stores, and dry goods stores.
The buildings at 1825, 1831, and 1833 Pearl are goo.d representations of this district. The
owner of the Earl Grocery and Dry Goods at 1825-27 PearL was one of Boulder's early
mayors. The Burgess Drugstor� at 1647 Pearl was popular with young businessmen who would come to discuss the news of the day. The drugstore was the only store in town that
offered counter lunch service to Boulder's black citizens. Blackmarr's furniture store, at
1622 PearL was another business important to local residents because of its huge selection. It is clear that the residential and business components were closely
intertwined, physically and functionally. A key aspect is that the east Pearl streetscape
displays an undulating pattern, with some buildings set right up to the sidewalk edge, and
others set back with small grass front yards. Most of the construction in the area had
taken place by 1920. During the depression of the 1930's, many of the smaller businesses in town went out of business, and many young people had trouble finding
work. Residents supplemented their income by keeping chickens and selling eggs. This need to augment family finances continued into the early war years. Finally, the end of
World War II led to prosperity, and it became stylish to cover the facades ofthe early
Attachment H: Structure of Merit Nomination (1999)
Agenda Item 5B Page 76
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Inventory of Structures Over 50 years Old, Along the East Pearl Street Corridor
April 5, 1999
Compiled by the City of Boulder Landmarks Preservation Advisory Board
Committee: Sharon Ro�ll and Kathy Arnold
Primary information on each structure is taken from the Colorado Historical Society,
Office of Archaeology and Historic Preservation "Historic Building Inventory Record"
from the 1986 and 1988 reports by Front Range Research (Denver, Colorado), on file at
Carnegie Library in Boulder and from official updates located in the City of Boulder
Preservation Office. Site visits and status updates were completed for each property in
March 1999.
The East Pearl Street Corridor is defined here as the 1600 through 2700 blocks of Pearl,
and the 1900 and 2000 blocks of intersecting streets: 161\ 1th, 181\ 19'\ 20th, 21st, 22nd,
23rd, 24th, 25th, 26tJ.i., and 2'111. Only structures over 50 years of age as of 1990 are
included. On Pearl Street, the even address numbers are on the south side and the odd
addresses are on the north.
1601 Pearl 1939
� Description/History: Flat roof with coping at cornice; driveway in front. A brick string
\�... course circles the building at lintel level. The entrance is set in an angled wall, flanked
>by plate glass windows. "Streamlined" pilasters flank the garage doors .
._,,;v l In 1940 this was the Coleman & Terwilliger gas and oil station. A Dean Coleman was a
\� former state representative, acting mayor, and city councilman. He attended the Boulder
"'� �\ Prep, Univ. of Colorado and Boulder Business College. He also managed the Western
� Auto Supply, and later joined the Colo. State Wildlife Dept. then, in retirement, affiliated
with Arnold Bros. in Boulder. It is associated with A Dean Coleman, an oil products
distributor and active civic leader in boulder.
Extent of Aherations: Moderate, windows shortened with plywood. In fair condition.
Style: 19th C Commercial/Gas Station. This building is associated with the growth of
automobile-related businesses in Boulder. The building reflects gas station construction
through its flat roof: angled wall, and garage doors. It therefore represents a period and a
type of construction, and is associated with significant persons, and significant events or
patterns. The theme is Urban Commercial Districts.
Materials: Concrete, with stucco clad walls.
Architect: Unknown District: Downtown area.
� 1931
Description/History: An intact one-story, single storefront, brick commercial building
with flat root: It features a symmetrical fa�ade; rectangular display windows flank the
center door. It has a corbelled cornice and decorative brickwork. It is noteworthy as
being representative of Boulder's early 20th century commercial development. Located
in a commercial district on east Pearl Street, it adds to that neighborhood's architectural
diversity. This was the Boulder Laundry, with a fa�ade reading ''Launderette."
Extent of Alterations: Moderate, doorway painted yellow. In good condition.
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Attachment I: Significance Criteria for Individual Landmarks
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 Persons or Events: This association could be national, state, or local.
Distinction in the Development of the Community of Boulder: This is most applicable to an
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,
i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria,
Gingerbread Age (Maass), 76 Boulder Homes (Barker), The History of Architectural Style
(Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture
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(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.
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