HomeMy WebLinkAbout5B - Consideration of a demolition permit for the building located at 830 Dewey Ave (HIS2008-00047)MEMORANDUM
May 7~', 2008
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Acting Director of Long Range Planning
Chris Meschuk, Historic Preservation Planner
James Hewat, Historic Preservation Planner
Marcy Cameron, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit for the
building located at 830 Dewey Avenue, per Section 9-11-23 of the
Boulder Revised Code (HIS2008-00047) for non-landmarked
buildings over fifty years old.
STATISTICS:
1. Site:
2. Date of Construction:
3. Zoning:
4. Owner:
5. Applicant:
830 Dewey Avenue
1899
RL-1 (Residential -Low 1)
Michael O'Halloran
Jon Jennings
STAFF RECOMMENDATION:
Staff recommends that the Landmarks Board adopt the following motion:
The Landmarks Board issue the demolition permit for the building located at 830 Dewey
Avenue, adopting the following as findings of the board:
"1. Issuance of a demolition permit for the house at 830 Dewey Avenue is
appropriate based on the criteria set forth in Section 9-11-23(f) B.R.C, in that the
identified building:
a. Is not eligible for individual landmark designation based upon its loss of
historic and architectural integrity, and lack of and environmental
significance;
b. Because of its loss of architectural integrity, it does not contribute to the
character of the neighborhood as an intact representative of the area's past.
~1C3ENDH ~1 I~nN ;x ~~~A~E ~~.a
Memo to Landmarks Preservation Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Demolition Permit
EXECUTIVE SUMMARY:
On March 7, 2008, the Planning Department received a demolition permit application for
the house at 830 Dewey Avenue. The buildu1g is not in a designated historic district or
locally landmarked, but is over fifty years old and meets the criteria for demolition
defined under Section 9-11-23 of the Historic Preservation Ordinance. On March 12,
2008, the Landmarks Design Review Committee referred the application to the
Landmarks Board for a public hearing, .finding there was probable cause to believe that
the building may be eligible for designation as an individual landmark.
The house has been moderately altered in the last fifty years. This includes the addition
of vinyl siding, removal of a chimney, porch alterations, and the removal of a bay
window and rear shed addition. Sometime after 1949, the original 1/1 double-hung
windows were replaced with six light, wood, sliding casement windows. Staff finds that
separately, these modifications may i~ot have been detrimental to the historic character
of the house, but in total, the non-historic alterations of the ho>.ISe has resulted in a loss of
historic integrity to the extent that the house does not meet the criteria set forth in
Section 9-11-23, B.R.C., 1981, or the Individual Landmark Significance Criteria. Staff
recommends the Landmarks Board issue a demolition permit for the house at 830 Dewey
Avenue.
DESCRIPTION:
Located in the Neikirk-Stewart addition to Boulder, on the south side of Dewey Avenue
between 8th and 9th Streets, the approximately 2,466 square foot lot contains the 750 sq. ft.
one story wood frame house.
Figure 1: Location Map, 830 Dewey Avenue
According to Boulder County Tax Assessor records, the house was built in 1899. Its
wood-frame vernacular construction is characteristic of buildings constructed at the turn
of the century in Boulder. The building has a pyramidal hipped roof and a projecting
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Memo to landmarks Preservation Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Demolition Permit
front gable with a simple front porch that is supported by slender posts. The front entry,
with its multi-light door, is perpendicular to the porch. The wood casement windows
were installed sometime after 1949, probably sometime during the 1950's. The original
lap-board siding, which may or may not be intact, has been covered with vinyl siding.
The porch roof has also been altered, decorative brackets and railings have been
removed, and two simple posts have been added. A bay addition on the west elevation
shown in the 1949 assessor card photo has since been removed and replaced with
casement windows. A portion of a rear shed addition has been either been removed or
remodeled to match the existing roof slope and exterior sheathing. A brick chimney
evident in the 1949 photo has been removed as well. No building permits were available
for the property, but staff speculates that the existing rear addition was completed in the
1950's, judging by the type of finish evident on the replaced doors and windows. With
the exception of the rear addition, the overall force of building remains intact.
Figure 3: 830 Dewey, Apri12008
S:1PL.AN\dataUongranglfllSi~Dcmos\ncwcy R30~5.07 2008 LPAll memo.dcx Agenda ltCnl # SR P3;jC 3
Figure 2: 830 Dewey Avenue, c. 1949
Memo to Landmarks Preservation Advisory Board 05/07/2008
Rc: 830 Dewey Avenue- Demolition Permit
The building is located in an area identified as potentially eligible for historic district
designation. Historically, the Neikirk-Stewart Addison was a residental area, and U.S.
Census and city directory research indicates that the area was a working lass
neighborhood. The majority of houses in this area were built in a period between 1894
and 1910, in a vernacular style, like that of the house at 830 Dewey Avenue. The house
appears to have been a rental from about 1910 until 1956 by a variety of working class
residents, including a clerk, a driver, a street laborer, and a carpenter. Staff finds that the
houses in the area range in integrity, some which have been remodeled beyond
recognition to intact examples of residential wood-frame vernacular housing. The house
at 830 Dewey has not been remodeled beyond recognition, but the level of alteration has
resulted in a loss of historic integrity.
CRITERIA FOR THE BOARD'S DECISION:
The Historic Preservation ordinance states that the Landmarks Board shall consider and
base its decision upon any of the following criteria [9-11-23(f)]:
(1) The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in Sections 9-11-1 and 9-11-2, B.R.C.
1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
(3) The reasonable condition of the building; and
S:~PLAMdata\Iongrang~FilS"I\DemosUJewey.A30~5.0'7.20t)8 1_f AB memo.doc Agenda Item # SB Pale 4
Figure 4: 834, 830, and 812 Dewey Avenue, April 2008
Memo to Landma-ks I'reservot'son Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Qemolition Permit
(4) `I71e reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration
or repair as set forth in paragraphs (3) and (4) above, the board may not consider
deterioration caused by tulreasonable neglect.
As detailed below, staff considers this property not eligible for designation as an
individual Landmark and that demolition would not have an adverse impact on the
character of the area.
Information regarding the condition of the building or the cost of restoration or repair
(criteria 3 and 4) has not been received at this time. For this reason, staff has
concentrated on criteria 1 and 2 in assessing the buildu1g's eligibility for landmark
designation and its relationship to the character of the neighborhood.
CRITERION 7.: INDIVIDUAL LANDMARK ELIBILITY
The following is a result of staff's research on the property relative to the significance
criteria for individual Landmarks adopted by the Landmarks Board on September 17,
1975. See Attachment F: Individual Landmark Significance Criteria.
HISTORIC SIGNIFICANCE:
Summary: The house located at 830 Dewey Avenue has historic significance under criterion
1.
1. Date of Construction: 1899
Elaboration: According to Bou]der County Assessor records, the building was constructed
in 1899.
2. Association with Persons or Events: None observed
Elaboration: None of the owners or occupants of 830 Dewey Avenue appear to be
significant to local, state, or national history. The 1910 U.S. Census indicated that
this was the home of Lafayette, a street laborer, and Louise Bennett. In 1913, Eugene,
a carpenter, and Pearl Van Dyke lived here. The address is first listed in the city
directories in 1921, with Matilda and Annie Anderson as tenants. ivlatilda Anderson,
widow of Gus Anderson and employed as a clerk, resided in the house until 1932.
From 1935 until 1955, the house was inhabited by short-term, working-class
residents, including a driver, lab technician, electrician, accountant and a student. In
"195b the property was bought by John Sword, a process operator at the Dow
Chemical Plant and his wife Helen. The Swords moved to Loveland in 1972, selling
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Memo to Landmarks Preservation Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Demolition Permit
the property to Gladys Jennings, who lived here unti11989, when the property was
sold to its current owners, the O'Hallorans. See Attachment B: Directors ay nd Deed
Research.
3. Development of the Community: None observed
Elaboration:
4. Recognition by Authorities: None observed
Elaboration: The building was surveyed in 1995 by );rout Range Research Associates,
and found that not to be eligible for listing on the National Register. The survey form
states that "this house, although somewhat altered, is representative of the vernacular
frame dwellings erected in Boulder at the turn of the century, as reflected in the simple
design and lack of architectural details which would indicate a particular style." See
Attachment A: Historic 6uildins~> Inventoru Record.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house at 830 Dewey Avenue has architectural significance under
criterion 1.
1. Recognized Periad or Style: Vernacular wood frame
Elaboration: The house was constructed in a vernacular wood frame manner, with a
projecting front gable and pyramidal hipped roof. The simple design and lack of
architectural detail is characteristic of the vernacular frame dwellings erected in Boulder
at the turn of the twentieth century. Many of the architectural elements have been
modified, including the addition of vinyl siding, replacement of double-hung windows,
the removal of a chimney, porch alterations, and removal of a rear addition. Though the
building appears to be restorable, consideration as a potential landmark must be based
on the current condition, which staff finds to be lacking the historic integrity necessary to
be considered for landmark designation.
2. Architect or Builder of Prominence: None known
Elaboration:
3. Artistic Merit: None observed
Elaboration:
4. Example of the Uncommon: None observed
Elaboration:
5. Indigenous Qualities: None observed
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Merno to Landmarks Preservation Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Demolition Permit
Elaboration:
ENVIRONMENTAL SIGNIFICANCE:
Suxtt;<nary: T'he house at 830 Dewey Avenue has no envirorunental significance.
1. Site Characteristics: None observed
2. Compatibility with Site: None observed
3. Geographic Importance: None observed
4. Environmental Appropriateness: None observed
5. Area Integrity: None observed
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORIIOOD:
The house at 830 Dewey Street is located in the Neikirk-Stewart Addition, platted in 1898
by John F. Stewart and Emily Neikirk. The subdivision extends from First Avenue on the
north to the southern sides of Dewey and Portland on the south and from east of 9th
Street to about 6th Street, "comprising one hundred and sixty-five lots situated to the
north and west of the main business portion of the city." I'he area was surveyed in the
1994 Boulder Survey of Historic Places report by Front Range Research Associates,
which found no buildings in the Dewey Avenue-Portland Place survey area to be
eligible for individual listing in the National Register of Historic Places. Additionally,
the area was found to have no distinct historic identity, due tv its location between
Mapleton HiII and 'The Avenues'. However, as part of the 2000 update to the Boulder
Valley Comprehensive Plan, a map of areas considered to have significant
concentrations of historic resources to be potentially eligible for designation as a local
historic district were identified. and shown on a map. T`he area surrounding the house at
830 Dewey was included as an area potentially eligible for historic district designation.
See Attachment F for a map of potential districts
Construction dates for the Dewey Avenue-Portland Place area indicate that most
resources were built during the 1890 to 1910 period. A few houses on the western end of
Dewey Avenue were erected in the 1920s. The surveyed area historically developed
principally as a residential neighborhood. An examination of manuscript U.S. Census
returns For 1900 and 1910 and early city directories suggest that the area was a mostly
working class neighborhood, with a sprinkling of middle class residents. The early
occupation mix included laborers, an auto mechanic, a driller, miners, building
contractors and others involved in the construction trades, and shopkeepers.
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Memo to Landmorks Preservation Advisory Board 05/07/2008
Re: 830 Dewey Avenue- Demolition Permit
Sixty-eight percent of the resources documented in the Dewey Avenue/Portland Place
area were of vernacular construction. T'he vernacular buildings ranged from one to two
stories, with predominantly hipped and gabled roofs. A common design for dwellings in
the area is a one-story hipped roof frame dwelling. See Attachment E: 1994 Boulder Surveu
o,~Historic Places. The house at 830 Dewey Avenue, although built shortly after the
platting of the subdivision, has been altered to the extent that it does not contribute to
the character of the neighborhood as an intact representative of the area's past.
CRITERION 3: CONIllITION OF THE BUILDING AND CRITERION 4:
PROJECTED COST OF RESTORATION OR REPAIR:
Because no claim has been made by the applicant about the condition of the buildings or
cost of restoration or repair, staff concentrated on criteria 1 and 2, the buildings
eligibility for landmark designation and their relationship to the character of the
neighborhood in making a recommendation on the appropriateness of demolition. Staff
has visited the site and did not observe any structural issues.
NEIGHBORHOOD COMMENT:
Staff has received no comments regardi~lg the proposed demolition.
THE BOAItI~'S DECISION:
If the Landmarks Board finds that the house proposed to be demolished does not have
historic significance under the criteria set forth in Section 9-11-23(f) B.R.C., the city
manager shall issue a demolition permit.
If the Landmarks Board finds that the house proposed for demolition may have
significance under the criteria set forth above, the application shall be suspended for a
period not to exceed 180 days from the date the permit application was accepted by the
city manager as complete, in order to provide the time necessary to consider alternatives
to the building. [Section 9-11-23(h)]. A 180-day stay period would expire on September
15, 2008.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
Issuance of a demolition permit for the house at 830 Dewey Avenue is appropriate based
on the criteria set forth in Section 9-11-23(f) B.R.C, in that the identified building:
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Memo to Londmarks Preservation Advisory Board 05/07/2008
Re: 830 Devrey Avenue- Demolition Permit
a. Is not eligible for individual landmark designation based upon its loss of
historic and architectural integrity, and lack of and environmental
significance;
b. Because of its loss of architectural integrity, it does not contribute to the
character of the neighborhood as an intact representative of the area's past.
ATTACHMENTS:
A: Historic Building Inventory Record
B: Directory and Deed Research
C: Assessor Card
D: Current Photographs
E: 1994 Boulder Survey of Historic Places Excerpt: Dewey Avenue-Portland Place
F: Significance Criteria for an Individual Landmark
G: Map of Designated and Potential Historic Districts
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. ~ ppf,pRADp NItTORICAI iDCIETY
' ~f?fffor ~ ~ch~Darowr Coloraidor80203eaervatlon
13A0 RroadraY, .
NitTORIC WILDING INVENTORY RECORD
NoT 1 Attachment A
_, Elipibie _ w~~Mt~
Oet. Not Eligible Certified Rehab.
Date
PROJECT NAME: Boulder Survey of Historic COUNTY: CITY: STATE ID NO.: 5BL4717
199<
Places Boulder Boulder
,
TEMPORARY ND.: 1461-25-1-28-005
CURRENT BUILDING NAME: ONNER: OHALLORAN PATRICK E
830 DEHEY AV
BOULDER CO 80304
ADDRESS: 830 DEHEY AV
BOULDER
CO 80302
,
TOHNSHIP 1M RANGE 71H SECTION 2S NE 1/< SE 1/4
HISTORIC NAME: U.5.G.5. QUAD NAME: Boulder, Colo.
YEAR: 1466 (PR1979) X T.5' 15~
BLOCK: 5 LOT(S): T
DISTRICT NAME: ADD1T10N: Neikirk-Stewsrt YR. OF ADDITION: 1898
FILM ROLL MO.: 94-19 NEGATIVE NO.: LOCATION OF NEGATIVES: DATE OF CONSTRUCTION:
BY: T.H. Simmons 7 Boulder City Ping. ESTIMATE: ACTUAL: 1899
SOURCE:
Boulder Canty Aaseaeor
~ .,' usE:
PRESENT:
.~
Residential
'~ HISTORIC:
~ Residential
~~~ -=--_=_ ~~_ -
- ~ CONDITION:
,.,~_~:
~. ~ ~;
-_~~_:'
EXCELLENT GOOD
,
- - _
~'" _ X FAIR DETERIORATING
EXTENT OF ALTERATIONS:
MINOR X MODERATE MAJOR
, DESCRIBE:
.~~,;:
; _~;_ New eidinp; window alterations; porch
~
=~.c
~ " - - - alterations.
'y
1 111 '
___ CCNlTINUED TES X NO
~~'~~ ORIGINAL SITE X MOVED
DATE(S) OF MOVE:
MATERIALS: Hood, Stone SG. FOOTAGE: NATIONAL REGISTER EL1G181LITY
750
INDIVIDUAL: YES X NO
ARCHITECTURAL DESCRIPTION:
One-story frame dwelling with pyramidal hipped roof and projecting front gable. CONTRIBUTING TO DISTRICT:
Horizontal lap siding; atone foundation. Off-center paneled and glazed door YES NO
perpendicular to porch. Casement windows. Shed roofed porch with slender poet LOLL LANDMARK DESIGNATION: No
supports end concrete floor. Metal chimney pipe.
NAME:
DATE:
ASSOCIATED BUILDINGS? X YES NO
TYPE:
Carport
IF INVENTORIED, LIST !D NOS.:
CONTINUED? YES X NO
ADDITIONAL PAGES: YES X NO
AGENDA REWI ~~.~AC~E.
e ARCHITECT:
Unktlol 8TATE ID MO.: SBL~717
R~
'. ORIGINAL OWNER:
Uhknown
SOURCE:
iOIRtCE:
BUILDER/CONTRACTOR:
k
U
n
rwwn
THEME(S):
i
SOURCE: Urban Res
dential Neighborhoods,
1858-present
CONSTRUCTION HISTORY (DE5CRIPTION, NAMES, DATES, ETC., RELATING TO MAJOR ALTERATIONS TO ORIGINAL STRUCTURE):
C~TINUED YES X NO
HISTORI GL BACKGROUND (DISCUSS 1MPORTANT PERSONS AND EVENTS ASSOCIATED WITH THIS STRUCTURE):
The 1910 U.S. Census indicates that this wss the home of LeFsyette and Louise 8emett. eemett was listed ae a street
laborer. In 1913, Eugene C. and Pearl Van Dyke lived here. Van Dyke was a carpenter.
CONTINUED YES X NO
SIGNIFJ GLACE (CHECK APPROPRIATE GTEGORIES AND BRIEFLY JUSTIFY BELOW):
.ARCHITECTURAL SIGNIFICANCE: NISTORIGL SIGNIFICANCE:
REPRESENTS THE WORK OF A MASTER ASSOCIATED WITH SIGNIFICANT PERSONS
POSSESSES HIGH ARTISTIC VALUES AS50CIATEO WITH SIGNIFI GNT EVENTS OR PATTERNS
X REPRESENTS A TYPE, PERI00, OR METHOD OF CONSTRUCTION CONTRIBUTES TO AN HISTORIC DISTRICT
TIER EVALUATION:
STATEMENT OF SIGNIFI GLACE:
This house, although canewhat altered, is representative of the vernacular frame dwellings erected in Boulder st the turn
of the century, es reflected in the simple desi~ and lsck of architectural details which would indicate a particular style.
CONTINUED YES X NO
REFERENCES (BE SPECIFIC):
Boulder County Assessor, real estate informstion; Boulder Dail Caieera biographical files; Boulder Carnegie Library,
Boulder County Assessor collection; Boulder City Directories; Boulder Geneelogicel Society, Census Indexes, 1900 end 1910
CONTINUED TES X NO
SURVEYED BY: R.l. Sim~rrons/J.E. Brooker AFFILIATION: Front Range Research Associates. Inc. DATE: August 1994
9+
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~rl»A i~EM i~~PAGE.~
Attachment B
830 Dewey Avenue Deed & Directory Research
Owners of 830 Dewey Avenue
Bold indicates long-term owners
Dates Owners
Pre- 1899 Giffin S A Trustee
1899-1902* Daniel Yockey
1902-1929 Lewis Stephens
1929-1932 Matilda & Annie Anderson
1932-1940 Annie Gummers & Annie Anderson
1940-1944 Sam Akins
1945-1946 Abbie Lou Wamslcy
1946-1950 Fred & Florence Hough
1950-1956 Arnold & Doris Benson
1956-1972 John & Ilelen Sword
1972-1989 Gladys Jennings
1989-Present O'Halloran
*lt is assumed that the lot was divided between 1899 and 1902, due to the lot size and
deed research.
Residents of 830 Dewey
Bold indicates long-term residents
Dates Residents
1913 F.C. Van Dyke (carpenter)
1916 Ralph & Jessie Johnston (teamster)
1918 Vacant
1921-1932 Matilda Anderson {clerk)
1935-1940 Sam & 7,iska Akins (driver- U of C)
1943 Vincent Gabriella (lab technician- County Road Dept.)
1946 Vail Gilliland (electrician)
1949 Fred Hough (accountant)
1951 Arnold & Lois Benson (student- U of C)
1953-1955 Unlisted
1956-1971 John & Helen Swoz-d (process operator- Dow Chemical)
1972-1989 Gladys Jennings (retired)
1990-Present O'Halloran
AGENDA I71'eiul tk PAGE ~?' -.
C~
J j
~ Appraised 19 j
a>
~ BOULDER COUNTY REAL ESTATE APPRAISAL ,
v _
~ )WNER ~~ . j'' .r _ ~ ~
- CITY
[OUSE No. STREET _~.__ __-__ _ __ ~
I
_ ;
LOTS - BLOCK- '-- ADDITION _-__-_~ _ -- ___--+
i
Year Constructed ! ~' Est. Life in Years
Ahn+nn•~o++h
LtJ
C'3
Q
~~
w
I=
Q
0
z
w
C7
Q
ESTIMATE OF VALUATION BUILDING PLAN -- ~ ~ '
BLDG. PART A BLDG. PART B GARAGE -- _...-• _ .. --- _ _--- - - ~: ; ~ !.'
No. Cubic Feet------ -------------- --- ----------- ------------ 1''ti ~ ~ r~ y, [~ `` !'` . ... '/ ° [' c< , ; Y'_
Cost per cu. ft. --- -- -------- '----- ----------~--- ------------ ~ ~ ~ ,y ~ ~ _ ,~ .:
~ ~f~ - .. i:f~ !U ~ it
Total Cost----------- $-----------~--I~--------------~$---------- ~ I ~, 1 ~ . < ` ~~
Porches-------------- ---------~----- - ~ ----- ! ~ ., ,,:
- - --,
Garage--------------- - ~ ~.~ _
Extras--------------- -- ------ ------------
---------------:--- - -- I~, -- ----
""~.a Phssical De :~ --------------- --------------- ------------~
--- -------- -------
9 ~
--- --
Net After Deducting j '';
Depreciation----- g--------------~--------------jS-----------
_~ a Utilitp Den.--- ~--=.---------$-------------- $-----------
I - I
Char. 04 Const..__--------------- Heating.---_--~ •-•-„~-`.. -
Exterior- ---- •-=--------------- Plumbing -----'~----=:_~_:_.-----
Interior Finiah ------------=----- Light---------'------------•-----I -
Floors -------- -\__-------~----- Priv. Garage-- ----=-------------~_li
' -____-- Earns or Sheds'. -_..__-- i C
Stories-------- ----------- ---------
Fire Resisting -________________. State of Reps.!___________.______!I
i :~: X ~
Height of Building_::___:_~:=_______
SIiMMARY ANNLAL AtiSt;SSMGNT
UE9CRiP'rI0*7 __ - Avlutlti'i' ~ YEAR I LAND I9~PROVLrMENT3 _ TOTAL
- -- ,~ 193°, i$ Ig - ~
aver.~ents C7nly__ -- -- -'`., ~ -_II-- -- -- -
Private Appraisal __
Insurance
----- ---- - - - - - - - - -- c
CLASS U,F BUILDING I HEIGAT l ROOK I.IGfi'i'
,
cn«kl --- --, cn~~::
1-Single Residence--------:--~ No. of Stories-____-- -rercF tau`:-'.iY:;'~_~ ~ar~~ _ ! Llzctric;ty -------.------------.
2-Du lea----_-~ ---------•--- I FOUNIiAT1uN ~ ':nod 5h~n51e .. _...-____ -
• iris- --------------- ---------
3-Bungalow, A t., Crt. --.---• i- - - - Gompesitiun Shir;;_ic--.----_---. , I
4-F1aLOr'Terrace i Brick _-------____-_ •--- ----I
. _._.
' Concrete_______---
5- A partmeat H ovse_._..----- r --------------- frepsred Paper ------------- _ --. -------- ----------
7-StorelBuildin -------- I Ruod---------------------- - -~hecair"~--- --- ----- ---- E'r[st',;'!'t: t,' ;~tpi;i
i~-------------------- ~------•----
g -------------- -Tile-_---- ----------- ---------I Concrete Tile---__---- --------' Cons anction.~_ .__ _' _,
- - -
C]ay Tile------•--------------- 6'100=•------ -{------------ ----.
9- ce w to ---- Slate------------ -----
----•---
11-Bank Bu Idinanitarium_' I _ Asbestos bhingle__-__- ______ I
g -------- I----------------- --------- ----- -, i Roof --------~
Fle^t _______-
22-Theatre---------- -. I ' ~ - - --•------- `" ~ ---------------~.
--------- BAS~,MI+,N'I' ~ t I'tn ---------- 1
13-Warehuuse-------------~ _ _ _, ~
+ y---------•----- ---------- - - ----- -----
16-Pub1 c Garage----------a---- C~uarter------- - --------------! ---- -' 32ILDS
'---- Half ---------------- ~ STYLE t
- -_.-...
Q ---
- --" j 4Nll 23.iRN~
- - -- - - --
_ g ____ Three- uxxter ---------- -•- ~ Gaule------- _- --------------i--
17-Service Station________;
---- Full..------------- ---•--___-..- ~ Ilip---- ----- - -=---;`izt.-- -- -- -'Cor7st•----------
_ -._
19-Poultr House ______________
____ FiniUhed~Val]s and Ceiling.l___.I Gambrc!_______________________'.I,OC:~:, 1diPR _----- --
18- of Yuse or r. ouse ---- y ------------ --------- illansard -------------------- i - -
2Q-Barns or 5heds_________. OVI'?IEI~TS
Laundr - -
-------------------~ - ---- --------- - ---- - I Leant°------------- ~ Strad Paving------ ---
---- ---
--------------- ----------------------------~--- I ~=.1:Ny Pavin g
------------------
-----------' •-------------------------------- Sidewa]ks--------------------~•
------------------ --- YLUYIi;2NG
-------------------------------- EX'TEKIOK - - - Curbini;----------------------~-
~,
Old Style ---------- --------- r - W:=ter -----••-----
--------------------------------- --
CONSTRUCTION Common Brick----------------- 15iodern __------------------__-- Storm Sewer---_-_-_--
--------
--- - Pressed Brick------------------ No. Bath Tuba---------.--_-'-- Sanitcr-y Sewer ---------_____--
Frame _________________----1Y'__ Wire Cut Brick------------;__-- No. Shower Iiaihs__------_-_--- Electricity --------------------•
Brick ----------------------a_.__ Glazed Brick--------------;---- No_ Toilets--------------------• Gas----------------------------
Tile----------------------------- Wood Siding ------------------- No. Lavatories--------------=-• Telephone---------------------
Stone -----------------------.---- Wood Shingles ----------------- No. ~ rivals-------------------- --------------------------------
---- Keilastone_________-----_-i-~" No. Laundry 'Tubs_____________- __
Concrete, Reainforcedio__~-- ~_--- Cement Stneco----------------- No. Sinks--------„----------__.I~
___~____ SanitarcClOSets ___.__ i I+iISC>':LLANEOLiS c
Steel Frame--------__-- --_'---- Stone_-----_-_------_--- ----
-------------- ------- - Corru ated Iron---------_--.- -- Ce» Poal _______-- ~ -
CHARACTER OF CO~1S'1' Terra Cotta ------------------- --------------------------- - -- f T:uP,-et -----_----
---- ---
Tile.--------------------------- 1IEATII~G Gsbinet _-- -------------------•
heap-----------------------•--- .------------------------------ . ~ Nosac Cx_se~ °------------------
--
Siuse .------------------~---=--
I4ledinm-------------------------
t;e1
Good-------- Iiot Air ur ~:-en~r;;.----------------•
________________,:___ _- - -___~ ~ cu m ester- -~-•=---~=__._.___ Incinerator'._._________________
Fire Resisting----- ---------~--- T,i~.hts_-•-----------------•
OLl'i'SIDL~: 'l-Itl~t
Non-Fire Y.esating_, .----_--! --- _ --------_`- tiv. DuromyCiSirc';;'a~ e, __--- ' i.efrrge.ator or Cooler .--___-_
--------- -------------- Wood ------------ - ' lat. A%in::nws -- ------
'T'erra Cotta-------------------- ~ p<irmur Windows _-------_----•
STATE OF 1tEYALRti ~ i ,Air C:nmiitir,nF;a
--- -
-- Stone ---- ------------- ------- --- I'urches----------
----------- G a1v.Iron------------- -------• h UisL
RUGH4S
Livin; ttoom ___
Dining tioom___
I3in ette ______._
ILitcben ________
Breakfast Nuok
Bed Poam______
Bath Itoom_____
"Toilet Room____
Shower Room _ _
seeping Porth .
Sun i:i,um__.___
[)en-----•---- --•---------
~e Boom---F--------------
D F SCltl Y`I' I ON
STORIES - ~
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--•--
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---- ----
-- ----
-- ------I---------
--
Plastered, Plain __________.;_ ,' _.r_____
P]astered,0 rnxm ____________ ._____
Papered------------ ---- -~----- -----
PaintedorTinted .___ j
Softwood Floor__~__ ____ !~''--.-- -
Iiardwood floor _ ~ ~
'
Softwood Finish_.___ ___ __~:~__
~_ ___
Hardwood Finish :______. _~..._-_1-__-_
rila-------------=-- - r ----~•----
liarbleorOnyx._i___ -
'______:_____
Wa2I Board_____-~---. -- - ,- ----i-----
Meta]
Gies Numbers
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Attachment E
43
Many of the vernacular dwellings in the neighborhood are of one-
story height, with gabled or hipped roofs. .Among the most basic
of designs is the 1899 dwelling at 1223 6th, a one-story, side
gable roofed frame dwelling with central entrance flanked by
tall, narrow, two-over-two-light double-hung windows. The drop
sided dwelling has a small shed roofed porch with past supports.
The small vernacular home at 1218 Jay is a one-story hipped roof
dwelling with horizontal lap siding and a shed roofed porch.
The house includes a hipped roof bay window, a popular feature
for homes before World war II. Small vernacular houses of the
early twentieth century often included a few Craftsman
influenced details. The shingled walls of 1219 6th are a
notable detail, while the triangular braces under the
overhanging eaves of 1210 Jay are Craftsman features.
-;~ Examples of Bungalow style homes in the neighborhood include
,'~~ --1315 9th, a dwelling with front gable roof, overhanging eaves,
decorative beams, and exposed rafters, as well as a prominent
river rock porch with tapered supports and multi-over-single-
light windows. An interesting variation of the Bungalow style
is found at 1312 8th, a dwelling with clipped gables, walls clad
with clapboard siding, and a porte cochere supported by columns.
One of the most architecturally significant houses in the
neighborhood is 1313 7th. The 1904 Dutch Colonial Revival house
includes a side gambrel roof, pedimented dormer, shingled gable
ends, and porch with squared columns.
Dewey Avenue-Portland Place
The Dewey Avenue-Portland Place corridor is a portion of a
larger area lying between Mapleton Hill and The Avenues. As
such, the area has no distinct historical identity. Portions of
a number of subdivisions are located in the area.
Platting of Subdivisions
Neikirk-Stewart Addition. The largest historical subdivision in
the area is the Neikirk-Stewart Addition of 1898. The
subdivision extended from First Avenue on the north to the
southern sides of Dewey and Portland on the south and from east
of 9th Street to about 6th Street, "comprising one hundred and
sixty-five lots situated to the north and west of the main
business portion of the city." John F. Stewart and Emily
Neikirk platted the addition, which was filed with the County
Clerk on 20 June 1898.36
John F. Stewart was an Ohio native who came to Colorado in the
36Boulder County Clerk and Recorder, subdivision plats, Plat
Book 2, Page 138, filed 20 June 1898.
44
early 1870s and to Bouider•in 1881. He and his wife, Margaret,
lived south of the subdivision at 835 Pine Street. Stewart was
a Boulder minister and fruit grower. Emily Neikirk was the wife
of Henry Neikirk, an Illinois native who came to Colorado in
18b2 as a prospector and miner. Neikirk achieved considerable
success in mining, including discovery of the Melvina Mine near
Salina in Boulder County. He represented Boulder in the State
Senate (1879-83), served as a director and vice president of the
National State Bank of Boulder for fourteen years. Neikirk was
also active in irrigation, including the construction of a
reservoir near Longmont. His extensive land holdings
encompassed Denver real estate, ranches in Boulder and Weld
counties, and land near Boulder. Neikirk brought his family to
Boulder in 1875 and in 1881 purchased thirty-four acres
northwest of downtown. On Portland Place, between 8th and 9th
streets, he "built a substantial brick residence, set out shade
and ornamental trees, as well as a number of fruit trees, and
introduced a system of irrigation.j37
Elbridge Green Addition and Elbridge Addition. Elbridge Green
undertook two subdivisions within the study area: the Elbridge
Green Addition (1898) and the Elbridge Addition (1899). The
:~ small Elbridge Green Addition embraced the north side of
Portland Place on either side of 10th Street. The platters
~=
- included Green and other owners within the boundaries of the
..
.
~~-,
plat: Mrs. J.G. Matteson; Miss Bettie Larson; W.M. Euler, Jr.
~., (1025 Portland Place); and John Roberts (1125 Portland Place).
Green was the sole platter of the Elbridge Addition, located
north of the Elbridge Green Addition, extending along North
Street from Broadway west to 10th Street. The 1896 Boulder
County Directory identified Green as an assistant elder in the
Seventh Day Adventists Church. At that date he resided with his
wife Irene at 1024 Portland Place. By 1903 Green had retired
and lived at 813 Maxwell Avenue.38
:: Mountain Heights. The Mountain Heights Addition of 1903 was
`~' platted by eighteen property owners of the area, many of whom
also lived within the addition. The subdivision extended from
First Avenue (now Alpine Avenue) on the north to the south face
block of Dewey Avenue and from 5th Street west to the city
limits. Lots varied in size from forty by one hundred ten feat
37Portrait and Biographical Record of Denver and Vicinity,
Colorado (Chicago: Chapman Publishing Co., 1898). Neikirk
platted the subdivision in the name of his wife Emily. This was
a fairly common practice by businessmen, apparently in an effort
to protect assets.
38Boulder County Clerk and Recorder, subdivision plats,
Elbridge Green~•~Addition, Plat Book 2, Page 127, field 17
February 1898 and Elbridge Addition, Plat Book 2, Page 152,
filed 27 February 1902.
Attachment f+'
ADOPTED 9/17/1975
City of Boulder
Landmark Preservation Advisory Board
Significance Criteria fvr an Individual Landmark
On September 6, 1974, the City Council adopted Ordinance #4000 providing the
procedures for the designation of Landmarks and Historic Districts in the City of
Boulder. The purpose of the ordinance is the preservation of the City's permitted
cultural, historic, and architectural heritage. The Landmarks Board is permitted by the
ordinance to adopt rules and regulations as it deems necessary fvr its own organization
and prvicedures. The following Significance Criteria have been adopted by the Board to
help evaluate each potential designation in a consistent and equitable manner.
.Historical Significance
The place (building, site, are) should show character, interest or value as part of
the development, heritage, or cultural characteristics of the community, state, yr nation;
be the site of historic or prehistoric event(s) that had an effect upon society; or exemplify
the cultural, political, economic, or social heritage of the community.
1. Date of Construction: This area of consideration places particular importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be national,
state or Ivcal.
3. Distinction in the Development of the Community of Boulder: This is the most
applicable to an institution (religious, educational, civic, etc.) or business
structure though in some cases a residence may qualify. It stresses the
importance of preserving those places which demonstrate the growth during
different time spans in the history of Boulder, in vrdcr to maintain an awareness
of our cultural, economic, social or political heritage.
4. Recognition by Authorities: if it is recognized by Historic Boulder, Inc., the
Boulder Historical Society, local historians (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, etc.) F.L. Olmstead, or others in published farm, as having
historical interest or value.
Architectural Si~zificance
The place should portray those distinguishing characteristics of an architectural
type specimen, a good example of the common; be the work of an architect or master
builder, known nationally, state-wide, or locally, and perhaps whose work has
influenced later development; contain elements of architectural design, detail, materials
or craftsmanship which represent a significant innovation; or be a fine example of the
uncommon.
l . Recognized Period(sZ/Style(s): It should exemplify specific elements of an
architectural period/style, i.e.: Victorian Revival styles, such as described by
Historic American Building Survey Criteria, Gingerbread Age {Maass), 76 Boulder
I Tomes (Barker), The Historyof Architectural S ,ale (Marcus/Tiffin), Architecture
in San Francisco (Gebhard et al), History of Architecture (Fletcher),
Architecture/Colorado (Thorsen et al) and any other published source of
universal yr local analysis of "style".
2. Architect or Builder of Prominence: A good example of the work of an architect
yr builder who is recognized for their expertise nationally, state-wide or locally.
3. Artistic Merit: A skillful integration of design, material, and color which is of
excellent visual quality and/or demonstrates superior craftsmanship.
4. Example of the Uncommon: Elements of architectural design, detail, material, or
craftsmanship that are representation of a significance innovation.
5. Indigenous Qualities: A style or material that is particularly associated with the
Boulder area.
6. Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the
community by the protection of the unique natural and man-mad environments.
7. Site Characteristics: The site should be of high quality in terms of planned or
natural vegetation.
2. Compatibility with Site: Consideration will be given to scale, massing,
placement, or other qualities design with respect to its side.
3. Geographic Importance: Due to its unique location or singular physical
characteristics, it represents an established and familiar visual feature of the
community.
4. Environmental Appropriateness: The surroundings are complementary and/or it
is situated in a manner particularly suited to its function.
5. Area Integrity: Places which provide historical, architectural, or environmental
importance and continuity of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
~A 6~~ #f P1~GI~ 2 z
Attachment G
Designated and Potential Historic Districts
City of Boulder, Colorado
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ma aauo<r anar~f ~omvKei•,a a cis mio.n.nbo ~onhbaa nc!mn
Designated National Register Historic Dlstrid Mop proN:cea Oy Ne Ceyd tlppiJer NamngeM lkrdopmenp Seno-e lnlpmWon Rwnureca apf
feet .+lomwckn to l]0)Na~~ll7i u~rwo~nn Ne w<o Mfwiy /lm~n crosap !<~VpwMan/
Potential National Re Ister Mlstoric Oistrid me t.ooo
l~ g ~~ Ippaa~f.~ e1r<rWnt~sn.Watao+Hwnya-u0 p~fe0 en 4!/!001)