Item 5A - 2962 11th St. LB Memo 6.3.2020
MEMORANDUM TO THE LANDMARKS BOARD
June 3, 2020
Staff
Jim Robertson, Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
Landmark Designation Request
Public hearing and consideration of the proposal to designate the property at 2962 11th
St. as an individual historic landmark, pursuant to Section 9-11-5 of the Boulder
Revised Code 1981, and under the procedures prescribed by chapter 1-3, "Quasi-
Judicial Hearings," B.R.C. 1981.
Address: 2962 11th St.
Owner/Applicant: Janice Estey
Case Number: HIS2020-00062
Case Type: Landmark Designation
Code Section: 9-11-5, B.R.C., 1981
Site Information
Date of Construction: 1919
Zoning: RL-1 (Residential Low – 1)
Lot Size: 9,348 sq. ft. (GIS)
Building Size: 1,428 sq. ft. (approx.)
Staff Recommendation
Staff recommends the Landmarks Board forward the application to the City Council with
a recommendation to designate the property as an individual landmark to be known as
the Austin-Estey House.
Recommended Motion
The Landmarks Board recommends to the City Council that it designate the property at
2962 11th St. as a local historic landmark, to be known as the Austin-Estey 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 June 3, 2020, as
the findings of the board.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 1 of 43
Findings
The Landmarks Board finds, based upon the application and evidence presented, that
the proposed designation application is consistent with the purposes and standards of
the Historic Preservation Ordinance, in that:
1. The designation of the property will protect, enhance and perpetuate a property
and building reminiscent of a past era and important in local and state history and
provide a significant example of architecture from the past.
2. The designation will maintain an appropriate setting and environment and will
enhance property values, stabilize the neighborhood, promote tourist trade and
interest and foster knowledge of the city’s living heritage.
3. The designation draws 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 important to that heritage will be
carefully weighed with other alternatives.
4. The property proposed for designation has historic, architectural or aesthetic
interest or value.
Summary
• On Feb. 21, 2020, the property owner submitted a landmark designation application
for the property at 2962 11th St.
• Pursuant to Section 9-11-5(C) of the Boulder Revised Code, the Landmarks Board
must hold a public hearing between 60 and 120 days.
• The criteria for the board’s review are found in Sections 9-11-1, Purpose and
Legislative Intent, and 9-11-2, City Council May Designate Landmarks and Historic
Districts, B.R.C. 1981.
Staff recommends that the Landmarks Board forward the application to the City
Council with the recommendation to designate the property as the Austin-Estey
House.
Property Description
The 9,348 sq. ft. lot is located at the southeast corner of 11th St. and Dellwood Ave.,
west of Broadway. An alley borders the east property line. The property is part of the
Newlands Park addition in North Boulder and is not in a designated or potential historic
district.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 2 of 43
Figure 1. Location Map, 2962 11th St.
Figure 2. 2962 11th St., West Elevation, Google Street View, 2017.
Character Defining Features
• One-story frame Bungalow constructed in 1919;
• Raised concrete foundation;
• Front-gable roof with overhanging eaves;
• Projecting entryway on the facade;
• Two brick chimneys, located at the center of the house and north facade;
• Clad in drop siding on upper 2/3 portion and wood shingles on lower 1/3 portion;
• Apple trees located in the rear yard date from at least 1960 and relate to the
agricultural history of the Newlands neighborhood.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 3 of 43
Figure 3. 2962 11th St., North Elevation, Google Street View, 2017.
Figure 4. 2962 11th St., Facing southwest, Google Street View, 2017.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 4 of 43
Figure 5. 2962 11th St., West Elevation, Historic Survey Photo, 1995.
Figure 6. 2962 11th St., Tax Assessor Card (damaged), c.1929.
Alterations
The house is relatively intact to its original construction. An addition at the southeast
corner of the house was constructed in 1953. In 1967, the front porch was removed and
replaced with a projecting gable at the entry. The double-hung window in the gable end
was moved to the entry enclosure. The same year, a carport was added to the rear of
the house. Otherwise, the original massing, form, siding and windows remain. The small
storage shed along the east property line was constructed in 1986 and is not considered
contributing to the historic character of the landmark site.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 5 of 43
Area History 1
Prior to World War II, North Boulder was predominately agricultural, consisting of
cropland and cattle grazing. “Truck gardens,” orchards, and fruit cultivation were
undertaken in small parcels of twenty acres and less. Well-known, large farms and
ranches were located in this area of Boulder in the early 1900s, such as the Maxwell
ranch near Linden Ave., where cattle were raised, and the Wolff farm to the southeast
where wheat, dairy cattle and fruit trees were raised.
In the late 1800s and early 1900s, most land in this area of Boulder was owned by
James P. Maxwell, who had purchased the land from the U.S. Government in 1880. At
that time, Maxwell acquired several thousand acres west of Broadway and north of what
is now Hawthorn. These lands were primarily irrigated by the Silver Lake Ditch (1888),
which was constructed by Maxwell to water 1,000 acres of land in north Boulder. By the
early 1900s, Maxwell began selling off the level land in small tracts of one to five acres;
many of these tracts were sold with water rights to Silver Lake Ditch. Since these tracts
were well outside of the city limits, there was no restriction as to the use of the land;
many of the owners planted orchards and truck gardens and continued this usage until
the beginning of the building boom after World War II. See Attachment G: North Boulder
Historic Background
Property History
In its century-long history, the property at 2962 11th St. has been owned by two families:
The Austins, who constructed the house in 1919 and lived there until 1945 and the
Estey family, who has owned the property for more than 75 years.
Austin (1919 – 1945)
William Barnum Austin was born in Illinois in 1859 to William Townsend and Emily
Louisa Austin. Katherine Florence (Moore) Austin was also born in Illinois. The couple
married in 1883 and came to Boulder by 1903, where William worked first as a fruit
farmer and later as a building carpenter. The Austins had two children, Ray (1885-1966)
and Earl (1883-1962). Mrs. Austin died in 1931 and Mr. Austin died in 1943. The couple
are buried in Green Mountain Cemetery.
Estey (1945 – Present)2
Robert (Bob) and Anna Estey purchased the property in 1945 and lived there until 1998,
passing the property to their daughter in 1995, who is the current owner.
1 North Boulder Historic Overview, 1994.
2 Interview with Robert F. Estey by Ann Bramhall. Recorded at 2962 11th St. on Oct. 10, 1969. Carnegie
Branch Library for Local History. https://oralhistory.boulderlibrary.org/interview/oh0464. Accessed March
20, 2020.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 6 of 43
Figure 7. Bob and Anna Estey in front of 2962 11th St., date unknown. Courtesy of Janice Estey.
Robert (Bob) Frederick Estey was born on a farm on Nov. 15, 1910 in Jasper County,
Missouri to Simon Arlo and Mary Amy (Flowers) Estey. The Esteys came to Colorado
for a drier, higher climate to help their eldest son’s asthma. They chose Boulder
because Mr. Estey has previously visited his uncle, Ed Autrey, a member of the pioneer
Autrey family in Boulder. The Esteys arrived on Oct. 12, 1922 in two Model T’s and
camped at the Boulder Municipal Auto Park (now Eben G. Fine Park). It snowed eight
inches the first night they arrived, covering the fruit on the apple trees. Bob Estey
recalled the stone community cooking building with coin-operated gas plates.
Figure 8. Boulder Municipal Auto Park, c. 1922. Carnegie Branch Library for Local History.
At the age of 14, Bob delivered newspapers for the Boulder News-Herald, beginning a
life-long career in the industry. The Esteys first lived at the house at 646 Marine St. and
later moved to 2019 Arapahoe Ave.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 7 of 43
Figure 9. The Esteys first lived at 646 Marine St. (left, photograph taken c.1895-1909) and later at 2019
Arapahoe Ave. (right, photograph taken in 1986).
Bob attended Central High School and later transferred to University Hill School. The
students would have an hour and fifteen minutes for lunch and Bob would walk home to
20th and Arapahoe every day. He later attended Boulder Preparatory School and
studied Engineering at the University of Colorado. When his father died suddenly of
typhoid fever, Bob dropped out of school in order to work to support his family.
As a teenager, Bob worked for JC Perine’s print shop at 652 Pleasant St. and later at
13th and College Ave. He placed each letter in the monotype machine and hand-fed the
presses, printing books and catalogues. Perine’s later made knife display cases for
Western States Cutlery (1605 Broadway). Each case held 12 knives, displayed against
blue paper and measuring about 18” tall. Bob made hundreds of cases, mechanically
folding the paper, and manually gluing the paper in the boxes. One time, Bob reached
into the machine to straighten a piece of paper and his hand was severely injured by the
machine and he was unable to work for some time.
Figure 10. Bob Estey built display boxes, possibly like these, for Western States Cutlery Company. As a
teen, he suffered a hand injury while making one. www.worthpoint.com.
Bob next worked for the Boulder County Miner and Farmer, a weekly paper with offices
on 14th Street between Pearl and Walnut. From 1941 until 1951, he worked for the Daily
Camera setting up ads and later as head of the mechanical department. In 1940, Bob
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 8 of 43
submitted a draft registration card. However, his work in the newspaper industry was
considered essential and he was not drafted for overseas service.3
In the early 1950s, Bob was an employee at Johnson Publishing when Ray Johnson
told him the Boulder County Miner & Farmer was being sold for back taxes. The Esteys
purchased the newspaper and opened Estey Printing, which they operated for more
than 28 years. The first location was at 1914 14th St. (currently the parking lot for the
Post Office) and he later constructed the building at 1529 15th St. with Switzer Electric.
He grew the business from one employee to 14, and upon retirement, he sold the
business to Jerry Beaber, an employee.
Figure 11. Estey Printing Company, 1916 14th St., c.1950s.
Bob met Anna Mae Tavis at a Methodist youth group at the University of Colorado. The
group would have weekly steak fry, where students would carry a grill into the
mountains, sit around a campfire and sing. Favorite spots included Green Mountain, the
Amphitheater, Saddle Rock, and Sunshine Canyon.
3 Registration Card No. 3933. Robert Frederick Estey. www.ancestry.com. Accessed March 20, 2020.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 9 of 43
Figure 12. Left: Anna Tavis, Boulder Preparatory School Yearbook Photograph, 1927. Right: University of
Colorado Yearbook Photograph, 1930.
Anna Mae Tavis was born in Boulder on March 4, 1910, to Edward and Clara Tavis.
The 1920 US Census records Anna as living at 725 University Ave. with her parents
and sister, Clara. In 1920, Edward worked as a mail carrier for the US Postal Service.
From 1923-1927, Anna attended Boulder Preparatory School where she was a member
of the Latin Club, Spanish Club and Girl Reserve.4 She continued her studies at the
University of Colorado, majoring in Arts and Sciences and was involved in the University
Hiking Club, the Colorado Mountain Club, the Home Economics Club, the W.A.A.
(Women’s Athletic Association) and the Women’s Club.
Figure 13. Bob and Anna lived in this house at 2903 11th St. before purchasing their house at 2962 11th
St. in 1945. Carnegie Branch Library for Local History.
4 Boulder Preparatory School Yearbook, 1927. www.ancestry.com
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 10 of 43
Bob and Anna married on Oct. 25, 1935.5 They first lived in a house on the 400 block of
Pleasant St., and later at 2903 11th St. before purchasing the house at 2962 11th St. in
1945, where they lived for more than four decades. The couple had two daughters,
Judith and Janice.
Anna passed away in 1993 and Bob died in 1998. They are buried in Mountain View
Memorial Park in Boulder.
Figure 14. Anna (holding Janice) and Judith Estey, date unknown. Courtesy of Janice Estey.
Figure 15. Bob (holding Janice, left) and Judith (holding Janice, right). Courtesy of Janice Estey.
5 Marriage Record Report. State of Colorado Division of Vital Statistics. No. 12509. 25 October 1935.
www.ancestry.com. Accessed March 20, 2020.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 11 of 43
Figure 16. Janice Estey in front of 2962 11th St., 1959. Courtesy of Janice Estey.
Criteria for the Board’s Decision
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies
that in their 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.”
Section 9-11-1, Legislative Intent, states:
a) The purpose of this chapter is to promote the public health, safety, and welfare
by protecting, enhancing, and perpetuating buildings, sites, and areas of 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. It is
also the purpose of this chapter to develop and maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values,
stabilize neighborhoods, promote tourist trade and interest, and foster knowledge
of the city’s living heritage.
b) The City Council does not intend by this chapter 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 important to that
heritage will be carefully weighed with other alternatives and that alterations to
such buildings and structures and new construction will respect the character of
each such setting, not by imitating surrounding structures, but by being
compatible with them.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 12 of 43
c) The City Council intends that in reviewing applications for alterations to and new
construction on landmarks or structures in a historic district, the Landmarks
Preservation Advisory Board shall follow relevant city policies, including, without
limitation, energy-efficient design, access for the disabled, and creative
approaches to renovation.
Section 9-11-2, City Council may Designate Landmarks and Historic Districts,
states:
(a) Pursuant to the procedures in this chapter the City Council may by ordinance:
(1) Designate as a landmark an individual building or other feature or an
integrated group of structures or features on a single lot or site having a
special character and historical, architectural, or aesthetic interest or value
and designate a landmark site for each landmark;
Upon designation, the property included in any such designation is subject to all the
requirements of this code and other ordinances of the city.
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. The criteria are included in Attachment E: Significance Criteria.
Analysis
Staff’s analysis is based on the criteria for review provided above.
A. Would the designation protect, enhance, and perpetuate a property
reminiscent of a past era(s), event(s), and person(s) important in local, state,
or national history in Boulder or provide a significant example of architecture
of the past?
Staff finds that the designation of the property at 2962 11th St. will protect, enhance,
and perpetuate a building and site reminiscent of a past era, past events, and
persons important in local history and preserve an important example of Boulder’s
historic architecture.
B. Does the proposed application develop and maintain appropriate settings and
environments for such buildings, sites, and areas 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 application will maintain an appropriate setting and
environment for the buildings and sites, and enhance property values, stabilize the
neighborhood, promote tourist trade and interest, and foster knowledge of the city’s
living heritage.
HISTORIC SIGNIFICANCE:
Summary: The house located at 2962 11th St. meets historic significance criteria 1, 2,
and 3.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 13 of 43
1. Date of Construction: 1919
Elaboration: The Historic Building Inventory Record lists the house as being
constructed in 1919.
2. Association with Persons or Events: William and Katherine Austin; Bob and
Anna Estey
Elaboration: The property is associated with the Austin and Estey families.
William and Katherine lived in the house from the time of its construction in 1919
until 1945. William worked as a carpenter and farmer and the 1995 Historic
Building Inventory Form notes that he lived in Boulder for “over 48 years,
becoming widely known.”
Bob and Anna Estey purchased the house in 1945 and lived there until the
1990s. Bob Estey moved to Boulder from Missouri in 1922 and attended Central
High School, Boulder Preparatory, and the University of Colorado. He owned and
operated Estey Printing Company for over 28 years.
Anna (Tavis) Estey was born in Boulder in 1910 and attended Boulder
Preparatory School and the University of Colorado. The Esteys had two
daughters, Judith and Janice.
3. Development of the Community: Newland Subdivision
Elaboration: The property is located in the Newlands Addition, which was
annexed into the city in the 1950s. The house is one of the oldest in the
neighborhood, which began as predominately agricultural.
4. Recognition by Authorities: Front Range Research Associates
Elaboration: The house was documented as part of the Boulder Survey of
Historic Places in 1995. At that time, the house was found to be representative of
a “type, period, or method of construction,” noting “this house, although altered,
reflects elements of the Bungalow style, including its gabled roof with
overhanging eaves and exposed rafters and the combination of drop and shingle
siding.”
ARCHITECTURAL SIGNIFICANCE:
Summary: The house at 2962 11th St. meets architectural significance criteria 1, 2, and
3.
1. Recognized Period or Style: Vernacular with Bungalow Elements
Elaboration: As stated in the 1995 survey, the house reflects elements of the
Bungalow style, including its gabled roof with overhanging eaves and exposed
rafters and the combination of drop and shingle siding
2. Architect or Builder of Prominence: Unknown
3. Artistic Merit: None observed.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 14 of 43
4. Example of the Uncommon: None observed.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The building at 2962 11th St. meets environmental significance criteria 1
and 3.
1. Site Characteristics: The house is situated on a residential lot with traditional
landscaping.
2. Compatibility with Site: The property is compatible with its surrounding
residential context.
3. Geographic Importance: The house is located on the corner of 11th St. and
Dellwood Ave. and is prominently visible.
4. Environmental Appropriateness: The house is well integrated into its site and
is suitable for its location.
5. Area Integrity: The property is not located within an identified potential historic
district. The area retains its historic residential character.
Landmark Name
Staff recommends the property be known as the Austin-Estey House for its
association with the original owners, William and Katherine Austin and the Estey family,
who has owned the property for over 75 years. 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 F:
Guidelines for Names of Landmarked Structures and Sites.
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 15 of 43
Figure 17. Proposed Landmark Boundary (dotted yellow line).
Landmark Boundary Analysis
Staff recommends that the boundary be established to follow the property lines of the
9,348 sq. ft. lot, consistent with current and past practices and the National Register
Guidelines for establishing landmark boundaries.
Next Steps
Within 45 days of the hearing date, the Landmarks Board must adopt specific written
findings and conclusions approving, approving with modifications, or disapproving the
application. Should the board disapprove the application, the board must notify the City
Council of that action within 30 days of the hearing date. 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.
If the board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-
2, B.R.C. 1981, it shall adopt specific findings and conclusions approving or modifying
and approving the application. If the board approves the proposed designation, the
application will be forwarded to City Council for a public hearing. The public hearing
before City Council must be held within 100 days of the Landmark Board’s decision
recommending designation.
Attachments
A: Landmark Designation Application
B: Estey Family Photographs
C: Tax Assessor Card, 2962 11th St.
D: Historic Building Inventory Form, 2962 11th St. (link and attached)
E: Significance Criteria for Individual Landmarks (link)
F: Guidelines for Names of Landmarked Structures and Sites (link)
G: North Boulder Historic Background (link)
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 16 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 17 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 18 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 19 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 20 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 21 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 22 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 23 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 24 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 25 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 26 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 27 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 28 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 29 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 30 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 31 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 32 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 33 of 43
Attachment B: Estey Family Photographs
Estey Family in front of 2962 11th St. Courtesy of Janice Estey.
Estey Family in front of 2962 11th St. Courtesy of Janice Estey.
Attachment B - Estey Family PhotographsItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 34 of 43
Janice Estey in yard of 2962 11th St. Courtesy of Janice Estey.
Janice Estey in yard of 2962 11th St. Courtesy of Janice Estey.
Attachment B - Estey Family PhotographsItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 35 of 43
Esteys in front of 2962 11th St. Courtesy of Janice Estey.
Bob Estey. Courtesy of Janice Estey.
Bob (holding Janice, left) and Judith (holding Janice, right). Courtesy of Janice Estey.
Attachment B - Estey Family PhotographsItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 36 of 43
Esteys in front of 2962 11th St. Courtesy of Janice Estey.
Janice Estey in front of 2962 11th St. Courtesy of Janice Estey.
Attachment B - Estey Family PhotographsItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 37 of 43
Attachment C - Tax Assessor CardItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 38 of 43
Attachment C - Tax Assessor CardItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 39 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 40 of 43
Attachment D - Historic Building Inventory FormItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 41 of 43
Attachment D - Historic Building Inventory FormItem 5A - 2962 11th St. - 6.3.2020 LB memo - Page 42 of 43
Item 5A - 2962 11th St. - 6.3.2020 LB memo - Page 43 of 43