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HomeMy WebLinkAboutItem 5E - 1059 14th StItem 5E, 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 1059 14th St. as a local historic landmark per Section 9- 11-5 of the Boulder Revised Code, 1981 (HIS2015-00282). __________________________________________________________________________ STATISTICS: 1. Site: 1059 14th St. 2. Date of Construction: 1909 3. Zoning: RH-5 (Residential High – 5) 4. Lot Size: 6,230 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 1059 14th St. as a local historic landmark, to be known as the Beck-Coppinger 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: Item 5E, Page 2 1. The proposed designation will protect, enhance, and preserve a building reminiscent of past eras and persons important in local history as a significant example 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 1059 14th St. is located on the west side of 14th Street, between College and Euclid avenues in the University Hill neighborhood. The property is located within the boundaries of the identified potential University Hill Historic District. Figure 1. Location Map, 1027-1059 14th St., 2018. Item 5E, Page 3 Figure 2. East Elevation (façade), 1059 14th St., 2019. The two-story 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. The house is very similar and constructed at the same time as the Vesey-Cash House at 1031 14th St. A hipped roof dormer with paired double-hung, diamond paned windows is centrally located on the façade. Double-hung windows with diamond panes in the upper sash and sandstone sills are located on the second-story. Large windows flank the centrally-located entrance and feature stone sills and headers. A porch with Doric columns extends the width of the façade. Seven windows and one door are located on the north elevation, all with stone headers and sills. A metal fire escape is located on the south elevation. A group of three windows is centrally located on the elevation, with two double-hung windows located to the east. Frame additions are located at the rear (west) elevation. On the first level, the addition extends the width of the building and is clad in narrow lap siding with irregularly placed windows and a door. The second-level addition extends across the southern half of the building and appears to have been a sleeping porch that was later enclosed. Three double-hung windows with stone lintels and sills are located on the brick portion of the elevation. Item 5E, Page 4 Figure 3. South-East Elevation, 1059 14th St., 2019. Figure 4. North Elevation, 1059 14th St., 2019. Item 5E, Page 5 Figure 5. West Elevation (rear), 1059 14th St., 2019. Alterations The house retains a high level of integrity, with no major modifications having occurred to the house since its construction. The balcony railing above the front porch visible in the tax assessor photograph no longer exists. Storm windows are installed over the majority of the windows, which appear to be original. Figure 6. Tax Assessor Card Photo, 1059 14th St., c. 1949. Item 5E, Page 6 HISTORY This house was constructed by John Wesley Beck and his wife, Rachel Amelia Runyon Beck in 1909. John was a Civil War veteran and chaplain of the Nathaniel Lyon Post No. 5, a fraternal organization for Civil War Union veterans that existed in Boulder from 1881 to 1940. Beck was born on a farm in Ohio in 1843. When he was 19 years old, he enlisted in the Union Army during the Civil War and served until the war was over. In 1866, John and Rachel Runyon married and moved to Boulder where they later built this house. The Becks were in their 60s and John Beck was retired when he built the house. The couple lived at the house from 1909 until 1915 when Rachel passed away. Beck later remarried and built a house at 1815 Mapleton Ave., where he lived with his second wife until his death. The Boulder City Directory indicates that in 1910, the Beck’s had a number of boarders living in the house at 1059 14th Street including Guy, May and Dorothy Foster. Rachel’s sister, Susanna Runyon also resided at the house and worked as a teacher. From 1915 until 1933, the property passed between a series of short-term owners. Between 1915 until 1918, Stephen Merideth owned the property and resided there with his wife, Allie, and two sons John and Roy. Merideth worked for the Sayre-Merideth Realty Company. Carrie Buie lived here in 1920 with her daughters Annie Laurie, Iva Maud (employed as a stenographer at a law office), Helen (a grade school teacher), Francis (a saleslady at a millinery) and Edith. During the 1920s, residents of the house included Melissa Sidwell (widow of William Sidwell), Rolla (police patrolman), and Irene Prater and Viola Christiansen, a widow who operated a boarding house at this address. James and Edith Coppinger purchased the house in 1933 and lived there until 1961. James Cephas Coppinger was born March 11, 1873 in Winchester, Kansas and died Oct. 31, 1960. Edith was born Nov. 15, 1887 in Missouri and died April 19, 1966 in Boulder. The 1930 US Census lists the Coppingers as living in Denver with James’ uncle, Alfred Coleman, where James worked as a buyer for a business that sold trucks. By 1940, James had retired. In 1940, Edith’s father, John Church, lived with the couple and beginning in 1949, the couple offered furnished rooms for rent. Ronald Mitchell owned the property from 1963 until 2006 when the property was sold to the current owners, the Pugh family. Item 5E, Page 7 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 a building reminiscent of past eras, events, and persons important in local, state, or national history or providing significant examples of architectural styles of the past? Staff finds that the designation of the property at 1059 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 house at 1059 14th St. meets historic significance criteria 1, 2, 3 and 4. 1. Date of Construction: 1909 Elaboration: Boulder County Assessor records list the date of construction as 1909. 2. Association with Persons or Events: John Wesley and Rachel Amelia Runyon Beck Item 5E, Page 8 Elaboration: The first residents of the house were John Wesley and Rachel Amelia Runyon Beck. Mr. Beck was a Civil War Veteran from Ohio and served as a chaplain of the Nathaniel Lyon Post in Boulder for many years. James and Edith Coppingers were the property’s longest residents, living there from 1933 until 1961. The couple offered furnished rooms for rent during their ownership. 3. Development of the Community: The house represents the growth and development of the University Hill neighborhood as it was one of many boarding houses erected in the neighborhood adjacent to the university. 4. Recognition by Authorities: Historic Building Inventory Form, 1991. Elaboration: The 1991 Historic Building Inventory Form found the property to be in fair condition with minor alterations. The form provides the following statement of significance: This house is a good example of the Denver Foursquare style popular during the early twentieth century in Colorado. Representative details of the style include the symmetrical composition, classical details, hipped roof with overhanging eaves, central dormer, and prominent porch. The house also represents the growth and development of the University Hill neighborhood as it was one of many boarding houses erected in the neighborhood adjacent to the university. The property was included in the 2001 re-survey of University Hill and was determined to be potentially eligible for local landmark designation and potentially contributing to a potential local landmark district and National Register Historic District. ARCHITECTURAL SIGNIFICANCE: Summary: The house at 1059 14th St. meets historic significance criteria 1, 2 and 3. 1. Recognized Period or Style: Denver Foursquare Elaboration: The house is an excellent example of Denver Foursquare architecture 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 does not appear to have been changed since its original construction and retains a high degree of architectural integrity. 2. Architect or Builder of Prominence: John Wesley Beck Elaboration: The survey form identifies John Wesley Beck as the builder of the house. Beck later constructed the house at 1815 Mapleton Ave., designated as an individual local landmark in 2014. Item 5E, Page 9 3. Artistic Merit: Architectural detailing Elaboration: The house embodies skillful integration of design and material, including its stone foundation, and decorative window and sills. 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 will maintain an appropriate setting and its preservation through designation will enhance property values, promote tourist trade and interest, and foster knowledge of the City’s living heritage. Staff considers that the application meets the environmental significance criteria for individual landmark designation as outlined below: ENVIRONMENTAL SIGNIFICANCE: Summary: The property at 1059 14th St. has environmental significance under criteria 1, 2, 4 and 5. 1. Site Characteristics: Historic Residential/Boarding House Elaboration: The house retains its historic residential character, and prominently anchors the 1000 block of 14th St. 2. Compatibility with Site: Residential historic character Elaboration: The building is representative of the residential design in the University Hill neighborhood during the first decades of the twentieth-century and contributes to the residential character of the area. The property retains its historic relationship to its lot and surrounding neighborhood. 4. Environmental Appropriateness: Residential historic character 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. 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 Item 5E, Page 10 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 the designation of 1059 14th Street 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. LANDMARK NAME: Staff recommends that the landmark should be named the Beck-Coppinger House, given its association with the Beck family, who were the first owners of the house, residing there from 1909 until 1916, and the Coppingers, the property’s longest residents, living there from 1933 until 1961. 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 6,230 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 7. Landmark boundary map for 1059 14th St. Item 5E, Page 11 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 Item 5E, Page 12 Attachment A: Current Photographs East Elevation (façade), 1059 14th St., 2019. North-East Elevation, 1059 14th St., 2019. Item 5E, Page 13 South-East Elevation, 1059 14th St., 2019. North Elevation, 1059 14th St., 2019. Item 5E, Page 14 West Elevation (rear), 1059 14th St., 2019. South-West Elevation, 1059 14th St., 2019. Item 5E, Page 15 North-West Elevation, 1059 14th St., 2019. 1000 block of 14th St., facing southwest Item 5E, Page 16 Attachment B: Historic Building Inventory Form, 1991 Item 5E, Page 17 Item 5E, Page 18 Survey Photograph, 1059 14th St., 1991 Item 5E, Page 19 Item 5E, Page 20 Item 5E, Page 21 Survey Photo, 1059 14th St., 2001. Item 5E, Page 22 Attachment C: Tax Assessor Card Item 5E, Page 23 Item 5E, Page 24 Attachment D: Deed and Directory Research Deed and Directory Research – 1059 14th St LOTS 37-38 BLK 3 UNIVERSITY PLACE Owner (Deeds) Date 1909 Constructed Beck (1909-1915) 1910 Census John W. + Rachel A Beck Sister in Law Susanna Runyon (Teacher) Lodgers: Guy K., May C., Dorothy C. Foster 1911 John W. + Rachel Beck John: Retired 1913 John W. + Rachel Beck John: Retired Merideth (1915- 1918) 1916 Stephen O. + Allie Merideth -Sayre-Merideth Realty Co. 1918 Stephen O. + Allie Merideth -Roy Merideth -John Merideth (Student) -Sayre-Merideth Realty Co. 7 Sillivan Bldg Carrie Buie (1918- 1920) 1920 Census Carrie Buie Daughters: Annie Laurie, Iva Maud (stenographer at Law Office), Helen (Teacher at grade school), Francis (saleslady at millinery), and Edith Sidwell (1920-1924) 1921 Melissa J Sidwell -Widow of William 1923 Melissa J Sidwell -Widow of William Swinker (1924-1933) 1926 Rolla C. + Irene Prater -Rolla: Patrolman w/ Police Department 1928 Viola A Christiansen -Widow of Harry 1930 Census Viola Christiansen -Children Geniveve and Helen -Operated as a Boarding House Clinton Co. (1933) Johnson (1933) 1932 Mary B. Swenker -Widow of William F. Coppinger (1933- 1961) 1936 Jas C. + Edith M. Coppinger -Son Billy R. (Student at CU) 1938 Jas C. + Edith M. Coppinger 1940 Census James C. + Edith M. Coppinger Item 5E, Page 25 -Father-in-Law John Church 1943 James C. + Edith M. Coppinger 1946 James Cephas + Edith M. Coppinger 1949 James Cephas + Edith M. Coppinger -“Furn rms (Furniture Rooms?) 1059 14th h do” 1951 Edith M. Coppinger 1953 Edith M. Coppinger 1956 Mrs. Edith M. Coppinger -Furniture Rooms (h do?) 1960 1965 1994