HomeMy WebLinkAboutItem 5B - 2130 22nd St. LB Memo 12.01.21MEMORANDUM TO THE LANDMARKS BOARD
December 1, 2021
STAFF
Jacob Lindsey, Planning & Development Services Director
Charles Ferro, Interim Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Gerwing, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
Faith Hamman, Historic Preservation Intern
LANDMARK DESIGNATION REQUEST
Public hearing and consideration of the proposal to designate the property at 2130 22nd 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: 2130 22nd St.
Owner/Applicant: Rune Jensen and Leah Tsao
Case Number: HIS2021-00203
Case Type: Landmark Designation
Code Section: 9-11-5, B.R.C., 1981
SITE INFORMATION
Date of Construction: c.1880
Zoning: RMX-1 (Residential Mixed – 1)
Lot Size: 3,124 sq. ft. (approx.)
Building Size: 915 sq. ft. (approx.)
Legal Description: S 66 FT LOT 6 BLK 130 BOULDER EAST O T
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 Shinn-Jeskes
House.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 1 of 25
RECOMMENDED MOTION
The Landmarks Board recommends to the City Council that it designate the property at 2130 22nd St. as
a local historic landmark, to be known as the Shinn-Jeskes 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 Dec. 1, 2021, as the findings of the board.
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 important in local and state history and preserve a significant example
of architecture from the past.
2. The designation will maintain an appropriate setting and enhance property value, 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 has historic, architectural, and aesthetic value.
SUMMARY
• On March 12, 2021, the Planning & Development Services Department received an application to
demolish the c.1880s building at 2130 22nd St. (HIS2021-00059).
• On March 24, 2021, the Landmarks Design Review Committee (LDRC) reviewed the application and
referred the application to the Landmarks Board for review in a public hearing, finding there was
“probable cause to believe that the building may be eligible for designation as an individual
landmark.”
• On May 5, 2021, the Landmarks Board held a public hearing and voted to place a stay-of-demolition
on the application.
• Between May and August 2021, the property owners, staff and members of the Landmarks Board
met to discuss alternatives to demolition. This included a long-term right-of-way lease to allow the
building to remain in its place, encroaching across the west property line (REV2021-00010).
• On Aug. 2, 2021, the property owner submitted a landmark designation application for the property
at 2130 22nd St.
• 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.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 2 of 25
• 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 unless agreed upon by the owner and the City. The designation
application was held by agreement until after the LDRC reviewed the Landmark Alteration
Certificate application to rehabilitate the house and construct an addition (HIS2021-00204), and the
long-term right-of-way lease application was accepted.
• On Aug. 25, 2021, the LDRC approved a Landmark Alteration Certificate to rehabilitate the house
and construct an addition (HIS2021-00204). The final details are pending staff approval.
• Staff recommends that the Landmarks Board forward the application to the City Council with the
recommendation to designate the property as the Shinn-Jeskes House.
PROPERTY DESCRIPTION
The 3,124 sq. ft. property is located on the east side of 22nd Street between Pine and Spruce streets in the
Whittier neighborhood. The property is bordered by 2204 Pine St. on the north, 2212 Pine St. on the east,
and an alley on the south. The property is located on the southern edge of the identified potential
Whittier Historic District.
Figure 1. Location Map, 2130 22nd St. Green area identifies the Potential Whittier Historic District.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 3 of 25
Figure 2. 2130 22nd St., West Elevation (façade), 2021.
ARCHITECTURAL DESCRIPTION
Constructed in the 1880s, the house at 2130 22nd St. is one of the oldest houses in Boulder. Character-
defining features include:
• One-and-a-half story, side gable building with a shed-roof portion along the east elevation and a
non-historic gable roof addition on the south elevation.
• Brick construction with vinyl siding.
• Asymmetrical design with an off-centered door flanked by two double-hung windows.
• Building is located on the northwest corner of the property; a portion of the building, including
the concrete step, is located in the right-of-way.
Figure 3. Southwest corner, 2130 22nd St., 2021
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Figure 4. North-west corner, 2130 22nd St., 2021
Figure 5. South, 2130 22nd St., 2021
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Figure 6. East (rear), 2130 22nd St., August 2021.
Figure 7. Façade, 2130 22nd St., 2021.
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Figure 8. South Gable, 2021.
Figure 9. Looking North, 2130 22nd St., 2021.
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Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 8 of 25
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Figure 13 Historic Building Inventory Form Photograph, 2130 22nd Street, 1988.
LANDMARK ALTERATION CERTIFICATE (LAC) REVIEW
In August 2021, the LDRC reviewed and approved a Landmark Alteration Certificate (LAC) to rehabilitate
the existing house and construct an addition. Work includes removing the vinyl siding and restoring the
walls to either plaster or brick, based on a field assessment of the original material, and construction of
a 1,888 sq. ft. addition to the rear of the building.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 10 of 25
Figure 14. Approved plans for addition (west) (HIS2021-00204).
Figure 15. Approved plans for addition (north).
Figure 16. Approved plans for addition (south).
AREA HISTORY
This property was surveyed as part of the 1986/1987 Boulder Survey of Historic Places: The Whittier
Neighborhood History and Survey Results (link).
The origins of the Whittier neighborhood of Boulder can be traced to the founding of the city. The
Boulder City Town Company was organized in 1859 by a group of pioneers led by Thomas A. Aikins. The
sixty men who created the company divided land along Boulder Creek into 4,044 lots, each 50 feet wide
and 140 feet deep. Streets were 80 feet wide and alleys 20 feet wide. Included in the original city blocks
were Hill (now Mapleton), Pine, and Spruce Streets.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 11 of 25
Figure 17. 1880-1881 Samuel Freeze Map of East Boulder showing lots at 2130 22nd Street (Highlighted in Green)
with no buildings, (Western Historic Library, Norlin Library, University of Colorado).
Development within the city limits proceeded slowly due to the greater attraction of the mining camps
and the relatively high price of city lots. The price for an individual lot was set at $1,000 by the town
company. This steep sum was intended to limit and control immigration to the town. In 1864, the
company turned over its remaining unsold lots to Boulder County (created in 1861), with the provision
that any profits from the lands be spent on the construction of a county courthouse in the public square
bordered by Pearl and Spruce, 13th and 14th Streets.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 12 of 25
Figure 18. Detail from 1887 Panoramic Photograph of Boulder; Blue Arrow indicating Whittier (then Pine Street) School
(1882); Yellow Arrow, Boulder Railyard at 22nd and Pearl Streets; Green Arrow, possibly house at 2130 22nd Street. (Carnegie
Library for Local History)
In 1872 (enlarged 1874), two of Boulder's pioneer settlers created the East Boulder Addition to the city.
East Boulder 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. This addition was created through the foresight of its
originators, Granville Berkley and Amos Widner, leaders in efforts to attract major elements influencing
Boulder's growth: the railroad and the university. Now the entrepreneurs sought to profit from the
population boom by establishing a desirable residential neighborhood for the new settlers.
PROPERTY HISTORY
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Figure 19. Detail from 1909 Benford Bryan Bird’s Eye View of Boulder. Arrow indicates 2130 22nd Street
(Carnegie Library for Local History)
An 1887 panoramic photograph suggests the house may have been constructed as early as 1887 (see
figure 18), but certainly was there by the 1890s where research indicates a series of short-term residents
who probably rented the modest house. The property is in proximity to the 1878 Boulder Railyard and
Depot in the original East Boulder area, which developed in response extension of the 1873 rail line from
32nd and Pearl Streets to 22nd and Pearl Streets in 1878. Then at the extreme eastern edge of the city, the
area was known to have been a neighborhood where newcomers to the town would find lodging during
the 1880s and 1890s. This included porters, many of whom were African American, who worked for the
railroad.
Figure 20. Panorama view of the 2100 block of Pine Street, c. 1965-1971, (Carnegie Library for Local History)
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 14 of 25
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On May 7, 1890, Joseph Shall married Sarah Timms in Denver. Sarah was born in November of 1840 1 in
Indiana and had a son, Addison Timms, from a previous marriage. The couple had two additional
children, Herbert and Theresa Shall. In 1900, Addison, aged 16, worked as a day laborer and Herbert, aged
8, was listed as “in school.” The couple divorced on July 2, 1909 in Boulder.
Ella Shinn (1902-1941)
Ella Shinn purchased the property in 1902 and owned it until 1941. During that time, she rented it out to a
series of renters. Ella Shinn was born in 1856 in Sweden and immigrated as a child to the United States.
She was naturalized at the age of 9. In 1920, she lived at 2204 Pine St., located directly north of the house
at 2130 22nd St., and worked as housekeeper for a private family.
From 1913 until 1918, Mrs. Ellen Shae rented the house. Little is known about her, other than that she was
the widow of Daniel Shae.
In 1920, the Cox family lived in the house. Ida Cox was born in Kentucky in 1865 and lived at 2130 22nd St.
with her two sons, Alfred, who worked as a laborer in a sugar factory, and Hugh, who worked as a
plumber.
In 1921 and 1923, the house was vacant and in 1926, Mrs. Alzina Dilley moved in. She was the widow of
William B. Dilley and lived there with her daughter Anna and William M. Dilley, who worked as a miner.
The Dilleys lived there until 1928. Alzina was born in Indiana in 1852.
The address is not listed in the 1932 or 1934 city directories.
Frank and Helen Sheridan (1943-1955)
The first owners of the house to also live there were Frank and Helen Sheridan, who purchased the
property in 1943. Frank worked as a janitor for the Public service Company.
Frank Elijah Sheridan was born on Dec. 26, 1890 in Sugar Loaf outside of Boulder. A World War II Draft
card describes Mr. Sheridan as a white male, 6 ft. tall, 180 lbs with blue eyes, brown hair and light
complexion.
Helen Mae Cochran was born in 1891. The couple married on June 3, 1913 in Boulder and had a daughter,
Leona Marjorie. The Sheridans sold the property at 2130 22nd St. following Mr. Sheridan’s death in 1953.
Esther Johnson (1956-1962)
Esther Johnson purchased the house in 1956 and lived there until 1962. The city directories do not list a
spouse or occupation.
1 The 1900 census lists Sarah as age 39 but that she was born in November of 1840. This is likely an error
and should list her birth year as 1860.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 16 of 25
Jeske (1962-1999)
The property’s longest owners were the Jeskes, who bought the property in 1962 and lived there until
1999. In 1968, they added the bedroom addition on the south side of the building. Kathleen Jeske lived
there from 1962 until 1979, and Jean Ann Jeske lived there from 1979 until 1999.
The current owners purchased the house in 2019.
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.
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.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 17 of 25
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 C: Significance Criteria for Individual Landmarks.
ANALYSIS
Staff’s analysis is based on the criteria for review provided above.
A. Does the proposed application protect, enhance, and perpetuate 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?
Staff finds that the designation of the property at 2130 22nd St. will protect, enhance, and perpetuate a
property reminiscent of a past era of history and preserve an important example of Boulder’s historic
architecture.
B. 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?
Staff finds that the proposed designation will maintain an appropriate setting and environment for the
building, 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 2130 22nd St. meets historic significance criteria 1, 3 and 4.
1. Date of Construction: c.1880s
Elaboration: The Historic Building Inventory Form estimates the date of construction as the
1890s, however, the 1887 Willits Map of Boulder shows a house at this location.
2. Association with Persons or Events: None observed
3. Distinction in the Development of the Community: Whittier Neighborhood
Elaboration: Research indicates that house was possibly constructed in the 1880s during the early
development of this section of the Whittier neighborhood, and one of the earliest in this area of old
east Boulder.
4. Recognition by Authorities: Front Range Research Associates, Inc.
Elaboration: The property was surveyed as part of the 1986/87 survey of the Whittier Neighborhood.
At that time, the house was found to be in good condition with major alterations, noting “new vinyl
siding; new windows; new door; addition; new porch stoop.” The statement of significance reads
“The house, although extensively remodeled, dates to the 1890s and is associated with early Boulder
working class families.”
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 18 of 25
ARCHITECTURAL SIGNIFICANCE:
Summary: The house at 2130 22nd St. meets architectural significance criteria 1 and 4.
1. Recognized Period or Style
Elaboration: The vernacular brick house is very simple in design, with a side-gabled roof with a
shed roof portion at the rear with overhanging eaves, an off-center door and asymmetrical façade
with double hung windows. It survives as a relatively intact and rare example of working-class
housing in this area.
2. Architect or Builder of Prominence: Unknown
3. Artistic Merit: None observed.
4. Example of the Uncommon: The house is one of the earliest constructed in the Whittier
neighborhood. Its location directly at the street front is highly unusual and may reflect its early
construction before 22nd Street was formally developed.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 2130 22nd St. meets environmental significance under criteria 3 and 5.
1. Site Characteristics: The property encompasses the rear 66 ft. of a standard lot in this
neighborhood and the house is located on the west property line, with a portion of the building
extending off the property.
2. Compatibility with Site: None observed
3. Geographic Importance: Due to its prominent location along 22nd St., the building is a familiar
visual feature in the neighborhood. Its location directly at the street front is highly unusual and
may reflect its early construction before 22nd Street was formally developed.
4. Environmental Appropriateness: None observed.
5. Area Integrity: The property is located in the identified potential Whittier Historic District.
LANDMARK NAME
Staff recommends the property be known as the Shinn-Jeskes House to recognize the two longest
owners, Ella Shinn, who owned the property from 1902-1941 and rented it out to various tenants and the
Jeskes family, later owned and lived at the property from 1962-1999. 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 D: Guidelines for Names of
Landmarked Structures and Sites.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 19 of 25
LANDMARK BOUNDARY
Staff recommends that the boundary be established to follow the property lines of the lot, consistent
with current and past practices and the National Register Guidelines for establishing landmark
boundaries. This boundary is supported by the property owners.
Figure 22. 2130 22nd St., proposed Landmark boundary (dotted yellow line).
PROPOSED PLAQUE LANGUAGE (LIMITED TO 350 CHARACTERS, INCL. SPACES)
Shinn-Jeskes House
c.1880s
The location of this vernacular brick building is highly unusual and may reflect its early construction
before 22nd Street was formally developed. It survives as a relatively intact and rare example of working-
class housing in this area.
Designated a City of Boulder Landmark in 2022
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 (within
45 days) for a public hearing. The public hearing before City Council must be held within 100 days of the
Landmark Board’s decision recommending designation.
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 20 of 25
ATTACHMENTS
A: Landmark Designation Application
B: Historic Building Inventory Form, 2130 22nd St. (link)
C: Significance Criteria for Individual Landmarks (link)
D: Guidelines for Names of Landmarked Structures and Sites. (link)
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 21 of 25
PPlanningg && Developmentt Servicess || 17399 Broadway,, 3rdd Floor
P.O. Box 791 Boulder, CO 80306 303-441-1880
boulderplandevelop.net
Page 1 of 2
Updated .@05 2021
HIS -
Individual Landmark Designation Application
f REQUIREDMATERIALSFORALLAPPLICATIONS
Signed application
Current photographs of the property, including the view from the street.
f TOSUBMIT YOURINDIVIDUAL LANDMARK DESIGNATION APPLICATION
x Email application to PDSskipatrip@bouldercolorado.gov (put Historic Preservation in the subject line)
x The $25 filing fee will be invoiced to the email address listed in contact information below
x Questions? Contact Historic Preservation staff at 303-441-1994 or historic@bouldercolorado.gov
x Si necesita ayuda para traducir esta información al español, llame al 303-441-1905.
f OWNERCONTACT INFORMATION ALL OWNERS SUPPORT LANDMARK DESIGNATION
Name Phone#Email Address
Address City State Zip
f APPLICANTCONTACT INFORMATION SAME AS OWNER
Name Phone#Email Address
Address City State Zip
f PROPERTYINFORMATION(INCLUDE ALL KNOWN INFORMATION)
Address Date of Construction
Architectural style Architect and/or Builder
Additions / Alterations to exterior, including dates if known
Signature of owner or owner’s authorized agent Date:
PLAN
Attachment A - Application Materials
Early framed addition off back date unkown Second addition in
✔✔
✔✔
✔✔
Rob RossRob Ross 720-250-7903720-250-7903 info@traddb.cominfo@traddb.com
2529 49th Street Unit C2529 49th Street Unit C BoulderBoulder COCO 8030180301
RUNE JENSEN & LEAH TSAORUNE JENSEN & LEAH TSAO 408-603-5241408-603-5241 federune@gmail.comfederune@gmail.com
2130 22nd Street2130 22nd Street BoulderBoulder COCO 8030280302
07-30-202107-30-2021
2130 22nd Street2130 22nd Street 1890s1890s
Vernacular masonry, side gableVernacular masonry, side gable
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 22 of 25
f DESCRIPTIONS ATTACHED AS SEPARATE PDF
Legal descriptionK0.</23=C<1/GA2.@056<45BB>A
PP;.>A /=0= A=:CB6=<AP>@=>2@BGA2.@05PL
Provide a brief description of the property. This could include architectural details like distinctive features or construction materials;
historical details like family ownership, or other information that would meet the criteria for individual landmark designation.
f PHOTOGRAPHS ATTACHED AS SEPARATE PDF
front rear
side side
Attachment A - Application Materials
S 66 FT LOT 6 BLK 130 BOULDER EAST O T S 66 FT LOT 6 BLK 130 BOULDER EAST O T
Small side gable roofed house that has been remodeled extensively on the exterior. Overhanging
eaves. Off-center door. Asymmetrical facade with double hung windows.
Small side gable roofed house that has been remodeled extensively on the exterior. Overhanging
eaves. Off-center door. Asymmetrical facade with double hung windows.
✔✔
Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 23 of 25
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Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 24 of 25
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Item 5B - 2130 22nd St. LB Memo 12.01.2021 Page 25 of 25