HomeMy WebLinkAboutItem 5C - 1031 14th StItem 5C, Page 1
M E M O R A N D U M
April 3, 2019
TO: Landmarks Board
FROM: Jim Robertson, Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney II
Marcy Cameron, Historic Preservation Planner II
James Hewat, Senior Historic Preservation Planner
Caleb Gasparek, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
property at 1031 14th St. as a local historic landmark per Section 9-
11-5 of the Boulder Revised Code, 1981 (HIS2015-00279).
__________________________________________________________________________
STATISTICS:
1. Site: 1031 14th St.
2. Date of Construction: 1909 and 1923
3. Zoning: RH-5 (Residential High – 5)
4. Lot Size: 6,289 sq. ft. (approx.)
5. Applicant/Owner: John Pugh / Pugh Family Mothership LLC
______________________________________________________________________________
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
I move that the Landmarks Board recommend that the City Council designate the property at
1031 14th St. as a local historic landmark, with the residential buildings to be known as the
Veysey-Cash House and the Jackson House, finding that it meets the standards for individual
landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and adopt the staff
memorandum dated April 3, 2019, as the findings of the board.
FINDINGS:
The Landmarks Board finds that, based upon the application and the evidence
presented, the proposed designation application will be consistent with the purposes
and standards of the Historic Preservation Ordinance, and:
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1. The proposed designation will protect, enhance, and preserve buildings
reminiscent of past eras and persons important in local history as significant
examples of architecture from the past. Section 9-11-1(a), B.R.C. 1981.
2. The proposed designation will maintain an appropriate setting and environment,
will enhance property values, stabilize the neighborhood, promote tourist trade,
and foster knowledge of the city’s living heritage. Section 9-11-1(a), B.R.C. 1981.
3. The proposed designation draws a reasonable balance between private property
rights and the public interest in preserving the city’s cultural, historic, and
architectural heritage, ensuring that the preservation of this property has been
carefully weighed with other alternatives. Section 9-11-1(b), B.R.C. 1981.
4. The property proposed for designation has special character and historic,
architectural value. Section 9-11-2(a)(1), B.R.C. 1981.
5. The proposed designation is consistent with the criteria specified in Section 9-11-
5(c), B.R.C. 1981.
BACKGROUND:
See the cover memo dated April 6, 2019 for background information on the case history.
PROPERTY DESCRIPTION:
The property at 1031 14th St. is located on the west side of 14th Street, between College
and Euclid avenues in the University Hill neighborhood. The brick Foursquare house is
addressed as 1031 14th St., while the frame house along the alley has historically been
addressed as 1033 14th St. A small frame accessory building is located on the alley. The
property is located within the boundaries of the identified potential University Hill
Historic District.
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Figure 1A. Location Map, 1027-1045 14th St., 2018.
Figure 1B. Landmark Boundary Map, 1031 14th St., 2018.
Veysey-Cash House
The two-story masonry house is an intact example of the Foursquare style popular
during the early twentieth century and features a hipped roof with wide, over-hanging
eaves and dentils on the cornice. Architecturally, the building is very similar to the
adjacent house at 1059 14th St. A hipped roof dormer features a paired set of diamond
pane windows with decorative dentils centrally located on the façade. Double-hung
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windows with sandstone sills are located on the second-story (the north of which
features an original diamond pane upper sash). Large windows flank the centrally-
located entrance and feature stone sills and headers. A flat roof porch with classical
columns and cornice dentils extends the width of the façade. The building rests on a
rusticated stone foundation. A second story balcony door is centrally located above the
front porch roof, however, the balcony’s railing has since been removed.
Figure 2. East Elevation (façade), Veysey-Cash House, 1031 14th St., 2019.
The north elevation features seven double-hung windows framed with stone lintels and
sills. A metal fire escape is located on the south elevation, accessed from a non-historic
metal door on the second story. A grouping of three windows is centrally located on
this elevation. Two frame additions are located at the west (rear) of the building. These
consist of a shed roof addition that extends the width of the building and a smaller
second story addition that appears to have been a sleeping porch that was later
enclosed. With the exception of the diamond pane sash on the east facing dormer and a
second-story sash at the north east corner, windows are 3-over-1 double-hung.
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Figure 3. South-East Elevation, Veysey-Cash House, 1031 14th St., 2019.
Figure 4. North-West Elevation, Veysey-Cash House, 1031 14th St., 2019.
Alterations
The house appears to retain a high degree of integrity. The balcony railing above the
front porch has been removed since the tax assessor photo of 1949. A metal exterior
staircase has been added up to the second level of the western elevation.
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Figure 5. Tax Assessor Card Photo, Veysey-Cash House, 1031 14th St., c. 1949.
Jackson (Alley) House (Historically Addressed 1031 14th St.)
A second house is located along the alley and was historically addressed as 1031 14th St.
Constructed in 1923, the vernacular frame house has a side gable roof and a shed roof
front porch with wooden supports. The building is clad in clapboard siding and
features a series of six-over-one double hung windows. The building was proposed for
demolition in 2015 but the application was withdrawn after it was referred to the
Landmarks Board for review.
Figure 6. North and East Elevations, Jackson House, 2019.
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.
Figure 7. West Elevation (rear), Jackson House, 2019.
Figure 8. South and West Elevations (rear), Jackson House, 2019.
Alterations
The house appears to retain a high degree of integrity, with no major alterations since
the 1929 tax assessor photo.
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Figure 9. Tax Assessor Photo, 1031 14th St., 1929.
Accessory Building
Figure 10. Frame Accessory Building, 1045 14th St., 2019.
A small accessory building is located north of the alley house. The frame building has
shiplap siding and a gable roof. A shed roof addition is located on the west side and has
non-historic doors.
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HISTORY
Veysey-Cash House
The Foursquare house at the front of the property was built in 1909. The first residents
of the house were Henry H. and Cornelia Putnam and their daughter Stella B. Putnam.
Henry was a farmer prior to retiring in Boulder and he passed away in 1911. Cornelia
continued to live at the house until 1913. She died in 1928.
From 1913 to 1918 the house was owned by James A. and Lora V. Outhier. The
Outhier’s lived at the house with their son Elmer J., a student at the University of
Boulder (CU). Outhier was a real estate developer from Illinois who worked at the
Boulderado.
Lillian Veysey, a long-term resident, lived in the house from
1920 to 1943. Lillian was the widow of Ernest Veysey, a local
jeweler and optician who emigrated from England. Ernest
operated a jewelry store located at 1143 Pearl St. Ernest died on
February 14, 1920 from pneumonia. There is a memorial to
Ernest in one of the stained-glass windows of the Trinity
Lutheran Church in downtown Boulder. Several months after
Ernest’s death, Lillian moved into the house at 1031 14th St.
Lillian lived at the house with her daughter Martha and son
Charles. From 1920 to 1940, Lillian operated the house as a
boarding house for students at CU.
Another long-term resident was Margaret F. Cash and her
husband Floyd. Margaret lived in the house from 1943 to her
death in 1965. Her husband Floyd died in 1947 and is buried in Green Mountain
Cemetery. Prior to moving to Boulder, Floyd was a farmer but had retired by the time
he was living at this address. Margaret was a popular local book reviewer. Between
1946 and 1949, Margaret started renting out the basement of the property.
After 1965, a series of short-term owners owned the house, including John Winsted,
Virginia Berlin, and two Investment Companies. The house was purchased by Ronald
A. Mitchell in 1976.
Jackson House (Historically addressed as 1033 14th St.)
The frame alley house was constructed in 1923 and originally inhabited by Malcolm C.
and Mary Hylan, two students at the University of Colorado. More students continued
to live in the house on a short-term basis until 1946 when long-time residents Alma
Jackson and her daughter, Ellen moved into the house. Alma and Ellen lived at 1031 14th
Lillian Veysey with her
son, date unknown.
Carnegie Library.
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St. from 1946 to 1956. Alma Jackson was born in 1889 in Illinois and passed away in
1968.
Ellen Jackson was born in 1911 in Colorado and received a BA from Hastings College, a
BS and MS from the University of Illinois, and a MA from the University of Colorado.
She was a career librarian and joined the University of Colorado staff in 1944. During
the 1950’s she would become the head of the documents library at the university and
authored several publications pertaining to documents collections. She also published
one book by the American Library Association.
After 1956, the house was occupied by various short-term renters and students until it
was purchased in 1976 by Ronald A. Mitchell.
CRITERIA FOR THE BOARD’S DECISION:
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in
its review of an application for local landmark designation, “the landmarks board shall
determine whether the proposed designation conforms with the purposes and
standards in Sections 9-11-1, ‘Legislative Intent,’ and 9-11-2, ‘City Council May Designate
Landmarks and Historic Districts’ B.R.C. 1981.” See Attachment E: Chapter 9-11-1 & 9-11-
2 Purposes and Intent, Boulder Revised Code, 1981.
To assist in the interpretation of the historic preservation ordinance, the Landmarks
Board has adopted significance criteria to use when evaluating applications for
individual landmarks. See Attachment F: Significance Criteria for Individual
Landmarks.
Within 45 days after the hearing date, the board shall adopt specific written findings
and conclusions approving, modifying and approving, or disapproving the proposal.
Within 30 days of its action, the board shall notify city council of any decision
disapproving a designation or shall refer a proposal that it has approved to the council
for its further action. If the board approves the proposed designation, the application
will be forwarded to City Council (within 100 days) for a public hearing. City Council
may call up a decision disapproving a designation. Should an application be
disapproved, the same application may not be submitted for a period of one year.
ANALYSIS OF LANDMARK CRITERIA:
A. Does the proposed application protect, enhance, and perpetuate buildings in the city
reminiscent of past eras, events, and persons important in local, state, or national history or
providing significant examples of architectural styles of the past?
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Staff finds that the designation of the property at 1031 14th St. will protect, enhance,
and perpetuate a building reminiscent of a past era important in local history and
preserve an important example of Boulder’s historic architecture. Staff considers the
application to meet the historic criteria for individual landmark designation as
outlined below:
HISTORIC SIGNIFICANCE:
Summary: The houses at 1031 14th St. meets historic significance criteria 1, 2, 3 and 4.
1. Date of Construction: 1909 and 1923
Elaboration: Boulder County Assessor records list the date of construction as 1909
(Veysey-Cash House) and 1923 (Jackson House).
2. Association with Persons or Events: Lillian Veysey, Margaret Cash, and Ellen
Jackson
Elaboration: Lillian Veysey operated the Foursquare house as a boarding house for
University students. Margaret Cash continued the house’s legacy as a boarding
house for students into the 1940’s.
Ellen Jackson resided in the alley house and was a career librarian and head of the
documents library at CU Boulder, published several influential articles on
documents collections.
3. Development of the Community: The houses represent the growth and
development of the University Hill neighborhood. The two-story masonry house
was one of the early residences in the neighborhood, while the vernacular alley
house was constructed to meet the demand for student housing as the University of
Colorado increase their enrollment in the 1920s. The houses each served as
residential housing for students and CU employees in the early to mid-twentieth
century.
4. Recognition by Authorities: Historic Building Inventory Form, 1991.
Elaboration: The 1991 Historic Building Inventory Form found the property to be in
good condition with minor alterations. The form provides the following statement of
significance:
Veysey-Cash House
This house is a good example of the Foursquare Style popular in Colorado during the
early twentieth century. Representative elements of the style include the hipped roof with
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overhanging eaves and central dormer; the prominent porch with classical details; and
the symmetrical façade.
The Jackson House was not surveyed.
ARCHITECTURAL SIGNIFICANCE:
Summary: The houses at 1031 14th St. meets historic significance criteria 1 and 3.
1. Recognized Period or Style: Denver Foursquare, Vernacular
Elaboration: The two-story Veysey-Cash House is an excellent example of the
Denver Foursquare style popular in the early twentieth century in Colorado, as
reflected in the symmetrical massing, classical details, hipped roof with
overhanging eaves, central dormer, and prominent porch. The building retains a
high degree of architectural integrity.
The frame Jackson house is an intact example of vernacular residential
construction dating from 1923 and retains a high level of architectural integrity.
2. Architect or Builder of Prominence: Possibly Benjamin Nelson
Elaboration: Due to its architectural similarity to 1059 14th St., it is likely that the
Foursquare house was built and possibly designed by Benjamin Nelson, a
prominent local building contractor.
3. Artistic Merit: Architectural detailing
Elaboration: The Veysey-Cash House is a well-preserved example of brick
Foursquare construction in Boulder while the vernacular Jackson House
represents modest house construction that was common in the city during the
1920s period of growth.
4. Example of the Uncommon: None observed.
5. Indigenous Qualities: Local stone is used for the foundation, lintels and sills.
B. Does the proposed application develop and maintain an appropriate setting and environment
for the historic resource and area to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the City’s living heritage?
Staff finds that the proposed designation maintains an appropriate setting for the
historic resources and enhances property values, promotes tourist trade and interest,
and fosters knowledge of the City’s living heritage. Staff considers that the
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application meets the environmental significance criteria for individual landmark
designation as outlined below:
ENVIRONMENTAL SIGNIFICANCE:
Summary: The houses at 1031 14th St. both have environmental significance under criteria
1, 2, 4 and 5.
1. Site Characteristics: Residential historic character
Elaboration: The houses retains their historic residential character.
2. Compatibility with Site: Historic Residential/Boarding Houses
Elaboration: The Veysey-Cash House is representative of buildings in the
University Hill neighborhood that were constructed as single-family houses and
adapted for use a student boarding houses while the Jackson House typifies
small vernacular accessory buildings from that were constructed as student
rentals as the university grew. The property retains its historic relationship to its
lot and surrounding neighborhood.
3. Geographic Importance: None observed.
4. Environmental Appropriateness: Historic Residential/Boarding Houses
Elaboration: The surroundings are suited to the buildings’ function, which
historically has been residential with short-term residents.
5. Area Integrity: Potential University Hill Historic District
Elaboration: The property is located in the identified potential University Hill
Historic District.
C. Does the proposed application 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 important to that heritage will be
carefully weighed with other alternatives?(See Subsection 9-11-1(b), B.R.C. 1981).
Staff finds this application draws a reasonable balance between private property
rights and the public’s interest in preserving the city’s cultural, historic, and
architectural heritage. The property owner supports the designation.
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LANDMARK NAME:
Staff considers that the two-story masonry building should be named the Veysey-Cash
House, for its association with the Veysey family, long-time owners who lived at the
house from 1920 to 1943, and the Cashs, another long-time owner, living there from
1943 until 1965. Both the Veyseys and the Cashs ran the house as a boarding house for
students.
Staff considers that the frame alley building, historically addressed as 1031 14th St.,
should be named the Jackson House, for its association with Ellen Jackson, an
influential CU librarian who lived in the house from 1946 to 1956. This is consistent
with the Landmark Board’s Guidelines for Names of Landmarked Structures and Sites (1988)
and the National Register of Historic Places Guidelines for Designation. See Attachment G:
Guidelines for Names of Landmarked Structures and Sites.
BOUNDARY ANALYSIS:
The building sits on a residential lot measuring approximately 6,289 sq. ft. in size. Staff
recommends that the boundary be established to follow the property lines of the lot,
which is consistent with current and past practices and the National Register Guidelines
for establishing landmark boundaries.
Figure 11. Landmark boundary map for 1031 14th St.
ATTACHMENTS:
A: Current Photographs (February 2019)
B: Historic Building Inventory Forms
C: Tax Assessor Cards
D: Deed and Directory Research
E: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981.
F: Significance Criteria for Individual Landmarks, 1975
G: Guidelines for Names of Landmarked Structures and Sites, 1989
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Attachment A: Current Photographs
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Attachment B: Historic Building Inventory Form, 1988
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Survey Photograph, 1031 14th St., 1991
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Attachment C: Tax Assessor Card
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Attachment D: Deed and Directory Research
Deed and Directory Research – 1031 14th St
LOTS 33-34 BLK 3 UNIVERSITY PLACE
Owner (Deeds) Date
1923
Constructed
Malcolm C + Mary H Hylan
-Students
1926 Harold + Ruth Hoffmeister
-Harold: Instructor at CU
1928 William + Effie Crompton
-Students
1930 Census Lawrence T. + Dorothy B. Knight
-Lawrence: Electrician
1932 Lawrence T. + Dorothy B. Knight
-Lawrence: Electrician
1936 Thomas + Mabel Burke
1938 Vacant
1940 Census Fred D. Douglas
-Unemployed
1943 Harry V. + Fern E. Gillette
-Owned Gillette’s Grocery + Market @ 1028 13th St
1946 Alma E. + Ellen P. Jackson
-Alma - (widow of John Q.)
-Ellen – Instructor at CU
1949 Alma E. + Ellen P. Jackson
-Alma - (widow of John Q.)
-Ellen – Instructor at CU
1951 Alma E. + Ellen P. Jackson
-Alma - (widow of John Q.)
-Ellen – Librarian at CU
1955 Alma E. + Ellen P. Jackson
-Alma - (widow of John Q.)
-Ellen – Instructor at CU
1956 Alma E. + Ellen P. Jackson
-Alma – Nurse @ Boulder Community Hospital
-Ellen – Instructor at CU
1958 David + Marianna King
-Students
1960 David + Marianna King
-Students
1965
1970
1974 Jonathan Sayward
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Deed and Directory Research – 1031 14th St LOTS 33-34 BLK 3 UNIVERSITY PLACE Owner (Deeds) Date 1909 – 1913
Henry + Cornelia
Putnam
1913 – 1917
James Outhier 1917 – 1920
Melville P Copeland 1920 – 1943
Lillian Veysey 1943 – 1965
Margaret F Cash 1965 – 1966
John B Winsted 1966 – 1970
Virginia Einar Berlin 1970 – 1976
2 Investment
Companies 1976 – 2010
Ronald A Mitchell
1909 (Constructed) 1910 Census 1911 Henry H. + Cornelia Putnam Daughter Stella B. Putnam (Student) 1913
1915
1916 James A + Lora V. Outhier -James: Real Estate Agent -Son Elmer J. Outhier 1918 James A. + Lora V. Outhier -James: Real Estate Agent -Son Elmer -Daughter Helen
1920 Census 1921 Lillian Veysey (Widow of Ernest) 1923 Lillian Veysey (Widow of Ernest) 1926 Lillian Veysey (Widow of Ernest) 1928 Lillian Veysey (Widow of Ernest)
1930 Census 1932 Lillian Veysey (Widow of Ernest) 1934 Lillian Veysey (Widow of Ernest) 1936 Lillian Veysey (Widow of Ernest) -Daughter Martha (Student) 1938
1940 Census Lillian Veysey (Unemployed) -Sons Charles H., Arthur -Daughter Martha M. 1943 1946 Floyd + Margaret F. Cash 1949 Margaret F. Cash (Widow of Floyd)
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1951 Margaret F. Cash (Widow of Floyd) 1953 Margaret F. Cash (Widow of Floyd) 1955 Margaret F. Cash (Widow of Floyd) 1956 Margaret F. Cash (Widow of Floyd) 1958 Margaret F. Cash (Widow of Floyd) 1960 Margaret F. Cash (Widow of Floyd) 1965 1970 1975
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