HomeMy WebLinkAbout7D - Consideration of an application to designate the house and property at 2316 23rd St as a local historic landmark (HIS2008-00217) MEMORANDUM
October 7.5', 2008
TU: Landmarks Board
FROM: Susan Richstone, Long Range Planning Manager
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
Allison Hawes, Historic Preservation Intern
SUBJECT: Public hearing and consideration of an application to designate the
house and property at 2316 23rd Street as a local historic landmark, per Section 9-
11-5 of the Boulder Revised Code, 1981 (HIS2008-00217).
STATISTICS:
1. Site: 2316 23rd Street
2. Coning: RMX-1 (Residential Mixed Density l )
3. Owner/Applicant: Douglas E. Johnson and Theresa D. l lernende~
5. Date of construction: c. 1924, alterations 1957
STAFF RE:C(~MNIFt\f)~1"PION:
SIaEf recomi»~~nd~ that the Landmarks !>oard adopt the following; motion:
The Landtl~arkti I>oard forward to City Counci] an applic~rtion to designate the
Douse and property at 2316 23rd Street as a local historic landmark, to be known
as the Fred Herkert Cottage, finding that it meets the standards for individual
landmark designation in Sections 9-11-1 and 9-11-2, B.R.C., 1981 and adopts the
staff memorandum including the fo]lowing as findings of the Board:
FINDINGS
The Landmarks Board finds, based upon the application and evidence presented
that the proposed landmark designation application for 2316 23~d Street will be
consistent with the purposes and standards of the I Iistoric Preservation
Ordinance, and:
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1. "I'he proposed designation will 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 and providing significant
examples of architectural styles of the past. (9-11-1(a), B.R.C. 1981)
2. The proposed designation will 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. (9-11-1(a), B.R.C. 1981)
3. The proposed designation with the amended boundary 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 and structures important to that heritage will be
carefully weighed with other alternatives. (9-"11-1(b), B.R.C. 1981).
This recommendation is based upon staff's opinion that the proposed
designation is consistent with the criteria specified in Section 9-11-5(c), B.R.C.
1981.
SUMMA [ZY:
¦ 7'he purpose of this review is for the Board to determine whether the
proposed designation of 2316 23rd Street conforms to the purposes and
standards of Sections 9-11-1 Legislative Intent and 9-"I1-2 City Council May
clcsignate Landmarks and tlistoric Districts of the Boulder Revised Code (BRC).
• On Junc 8, 2008, Douglas E. Johnson and Theresa Hernandez, co-owners of
the property, submitted an application for individual landmark designation
of 2310 23«' Street.
¦ Because the application is being submitted by the property owners, an
initiation hearing is not required.
¦ Staff recommends that the Board find that the designation of the house and
l~~-operty at 2316 23rd Street conforms with Sections 9-11-1 and 9-11-2 of the
Boulder Revised Code and recommend to City Council the approval of the
application for landmark designation, adopting this staff memorandum as
Iir~clings of the Board.
PROPERTY DESCRIPTION:
Located in the East Boulder llddition on 23rd Street between Mapleton Avenue
and Bluff Street the subject property is a small non-standard lot approximately
2,h00 sc~. ft. in si~.e. The simple vc~rn~~rular house frame is located at the north end
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of the lot. Asingle-car garage (apparently of the same vintage as t}~e house) is
located at the south end of the property. A curb cut and short driveway provide
the garage access to 23«' street. The property is located. on the most northeasterly
block of the idc~niified pi~lential Whittier historic District.
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Research izu}icates that the house was probably constructed in 1924 by Prod
Herkert and occupied by a rn~mber of tenants during the 1920s through the
1950s. The City Directory indicates that a small grocery run by bred and }Zis wife
I Iaru~ah operated on the property as early as 1910, but also lists Theodore
1=-Ierkert, son of Fred as having resided on the property from 1916 to 1921. This
indicates there was a building on the property before 1924, though no
photographs of it exist. There is a possibility that the existing house was actually
constructed earlier and served as the grocery and home of Theodore. However,
Harry Herkert (grandson of bred) recalls that Fred built the house in 1924. "I'he
garage was presult~ably cc~n~lructcd at the same lime.
Stylistically, tho hou~~~ is brst described as vernacular h-an~e with C'raflsman
design elements incauding its low pitch roof, wide overhanging eaves, engaged
porch, exposed after tails and one-over one double hung windows. The set back
from the 23«' Street sidewalk is very small providing an intimate relationship
between ho~ise and ih~~ ptlhlic right-of-wav.
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~~ltcrations t~ the west elevation of the enclosed h-ont por~:h include the
replacement of eight light casement windows with two large picture windows
flanked by wood shutters. The eight light front door to the porch appears to be
that shown in the 1929 tax assessor photograph of the house (see fi~~crre 2). The
porch alterations occurred in 1957.
Despite these alterations, the overall Eonn and character defining featums of the
building remain intact. The property was surveyed in 1987 by [~ront Pange
1\~~ociai~~~. (tire- ; l ttrrr )nnr~rrt A: Arc/ritectural Inventory Farm).
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CRITERIA FOR THE BOARD'S DECISION:
Section 9-11-5(c) Public Hearing Before the Landmarks Board, of the historic
preservation ordinance 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 Le~~islative Intent, and 9-11-2 City Council May Designate Landmarks and
Historic Districts".
9-11-1: Legislative Intent states:
(a) 'T11e 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. Tt 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) `T'he City Council does not intend by this chapter to preserve every old
building in the city but instead to draw a reasonable balance between
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private property rights and the public interest in preserving the city's
cultural, 1istoric, and architectural heritage by ensuring that demolition of
buildings and struch~res 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 i~ reviewing applications for alterations to
and new construction on landmarks or structures in a historic district, the
Landmarks Board shall Follow relevant city policies, including, without
limitation, energy-efficient design, access for the disabled, and creative
approaches to renovation.
9-11-2: City Council »tay 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
f~~~~ture or an integrated group of structures or features on a
tiingle lot or site having a special character and historical,
~tt•rhiteciural, or aesthetic interest or value and designate a
I~tncimark site for each landmark;
(2) Designate as a historic district a contiguous area containing a
number of sites, buildings, structures or features having a
sl~c.~cial character and historical, architectural, or aesthetic
i?~lerest or value and constituting a distinct section of the
city;
(3) Designate as a discontiguous historic district a collection of
sites, buildings, structures, or features which are contained
in two or more geographically separate areas, having a
special character and historical, arcliilectural, or aesthetic
interest or value that are united together by historical,
architectural, or aesthetic characteristics; and
(4) Amend designations to add features or property to or from
th~• ~itc~ c>r ~lislrirt.
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(b) L)pon 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 B.
The Board may approve, approve with modifications, or disapprove the
application. Findings must be adopted within 30 days of the hearing date.
Should. the Board disapprove the application, the Board must notify City Council
of that action within fourteen 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 of the code, it shall adopt specific findings and conclusions approving or
modifying and approving the application. Tf the board approves the proposed
designation, the application will be forwarded to City Council (within 100 days)
for a public hearing.
Analysis:
Staff has identified the following as key issues related to this application:
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?
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?
C. The proposed designation with the amended boundary 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 and structures important to that heritage will be
carefully weighed with other alternatives- (9-11-1(b), B.R.C. 1981).
Historic Significance:
A. Does the proposed application protect, enhance, and perpetuate buildin~~~s, sites, and
areas of the city reminiscent of past eras, events, and persons important in local, state,
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or r~ativnal histvr~ or providing significant examples of architectural stiles of the
past?
The staff finds that the proposed. application to landmark 2316 23rd Street will
protect, enhance, and perpetuate a building, site, and area of the city reminiscent
of. past eras, events, and persons important uz local history and provide for an
important example of historic architecture to be preserved. Staff considers the
application to meet the historic and architectural criteria for individual landmark
designation as outlined below:
Summary: The house located at 2316 23rd Street has historic significance under
criterion 1.
7.. Date of Construction: c.19U7
The building is relatively well-preserved example of vernacular frame residential
construction with Craftsman Bungalow architectural elements.
2. Association with Persons or IJvents: Local Grocers, Fred & Hannah Herkert.
The house was purportedly constructed u~ 1924 by Fred Herkert. According
to his grandson, Fred Herkert moved to Boulder from Illinois in the 1890s and
lived on Water Street. in 1910, he is listed in the City T~irectory as operating a
small grocery at 2316 23rd Street. The grand nephew of John S. Herkert (a
prominent trunk maker based in St. Louis, Missouri) John Herkert was born
in Camp Point, Illinois (halfway between Chicago and St. Louis) in 1864.
In addition to running a grocery on 23rd Street, John appears to have been a
successful carpenter and ]fisted as such in city directories. According to his
grandson Harry Herkert, Jr., built a Craftsman Bungalow house at the north
eiul of the block at 2322 23rd Street in 1928, where he died in 1941. 'The
current owner Douglas Johnsen bought the house in 1995.
~)aseci upon information gleaned firom historic research, ~ti~hile interesting,
staff does not consider that the property meets the criterion for historic
si};nificance in association with individuals or events.
3. Development of the Community: None observed
~'c~ information regarding the historic significance of the property in relation
t~> the development of the community ~~as revealed in the course of research.
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Architectural Significance:
Staff folds that the proposed designation would maintain an appropriate setting
for the property and identified potential Whittier historic district and enhance
property values, stabilise neighborhoods, promote tourist trade and interest, and
foster knowledge of the City's living heritage. Staff considers that the
application meets the architectural significance criteria for individual landmarks
as outlined below:
1. Recognized Period or Style: Vernacular masonry/frame
Vernacular buildizlgs generally lack architectural ornamentation that would
distinguish a specific style. lnstead, they are categorized by form including roof
shape and floor plan. While categorized as vernacular, the house at 2316 23«'
Street exhibits stylistic characteristics indicative of Craftsman Bungalow
residential design including a low pitch roof, wide overhanging eaves, engaged
porch, exposed rafter tails and one-over one double hung windows. The set back
from the 23«' Street sidewalk is very small providing an intimate relationship
between house and the public right-of-way.
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While somewhat altered with the remodeling of the front porch sometime in the
1950s or 1960x, the house and adjacent garage survive as well-preserved
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examples of vernacular frame construction with neo-classical Craftsman
Bungalow design elements dating from the first half of the twentieth Gentry. Staff
considers the house and garage to both meet Architectural Significance Criteria 1.
Recognized Period/Style Eor individual landmark designation as a relatively well-
preserved and representative examples frame architecture as identified in the
Guide to Colorado's Historic Architecture and Engineering, 2003 with Craftsman
Bungalow stylistic elements as illustrated in Virginia and Lee McAlester's A Field
Cctide to American Houses, 1990.
2. Architect or Builder of Prominence: None observed
3. Artistic Merit: Relatively well-preserved example of Vernacular masonry
4. Example of the Uncommon: None observed
5. Indigenous Qualities: None observed
Environmental Significance:
I3. Does the proposed application develop and maintain appropriate settings and
environments for such buildings, sites, and areas to enhance property values, stabilize
neighborhoods, prornote tvurist trade and interest, and foster knowledge of the City's
living heritage?
Staff finds that the proposed designation would maintain an appropriate setting
for the property and identified potential Whittier historic district and enhance
property values, stabilise neighborhoods, 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
landmarks as outliru~d bc~lo~ti:
Summary: The building; ~~t 231(i ?3«' Str°eet has enviro~~menf~~l significance udder
criteria 7., 3 and 5.
I . Site Characteristics: The house is sited very close to 23«' Street in the
identified potential Whittier historic district.
2. Compatibility with Site: None observed
Geographic Importance: House and garage are a familiar visual feature on
2(1Q block of 23«' Street as they are located very close to the sidewalk.
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~l. t~;nvironmental Appropriateness: ti'one oL~serveci
5. Area Integrity: Potentially contributing building in potential historic
district.
In 1987, a survey of approximately 350 pre-1937 buildings within the Whittier
neighborhood was completed. That survey concluded that the area bounded
Bluff Street on the north, Spruce Street on the south, 28'h Street on the east, and
Broadway on the west was eligible for designation as a local historic district.'
T'he origins of the Whittier area date to the founding of Boulder in 1859 when
4,0941ots were laid out in the city including those in the cast Boulder addition
(now known as Whittier) that ran east to 25~'' Street. Whittier is a large
neighborhood and its properties represented a wide range of income levels and
lifestyles. The western section of Pine Street, for instance, contains houses
originally built for some of Boulder's wealthiest residents, while the eastern end
of Pine Street was historically a working class area. 2316 23«' Street is located in
the more modest part of the area which is characterized by small and medium
vernacular buildings.
By virtue of its location, the subject property acts as a familiar feature for
pedestrians who walk along the 2300 block of 23T'' Street in the potential
identified Whittier historic district. The Year 2005 Major Update to the Boulder
Valley Comprehensive Plan adopted a map identifying this potential historic
district (see figure 1).
"i'he }louse at 2316 23Td Street contributes to the character of the potential
identified Whittier Historic District. While relatively simple in design and
detailing, the house and garage are relatively well-preserved and indicative
example of vernacular frame architecture with Craftsman Bungalow design
elements from the first half of the twentieth century. Staff considers the property
to enhance the variety, interest, and sense of identity of the community and to
meet Architectural. Significance Criteria 1 Recognized Period/Style and
l;nvironmental Significance Criteria, 5 flrea Integrity for individual landmark
~i~~si~nr~tion.
'l~h~~ ~lc~~i~;n~~tion of this hr~,{,c~ri~- avc+ul~l ~lra~ti~ a rea~~~nahl~~ b~~l~~nct bet~~~een
l~riv~tte pr~~pert~~ ri~;ht~ atr~1 [h~~ t~uhlic'ti interest in pr~~~f~rviii~; th~~ city's cultural,
~ The inf~~rmation in this section is taken primarily trorn the 198 Whitlrc-r Srn~vey Re~orl by front Range
Resecu~eh Associates.
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historic, and architectural h~'rital;e. The property owner supports the
desigtation.
Boundary Analysis:
The property proposed for designation includes the entire parcel, identified as
south 66.82 ft. of Lot 7 and 10 ft. strip adjacent on south of block 1 g4, of the East
Boulder Addition, will maintain an appropriate setting for the building.
ATTACIIMLNTS:
A: /lrchitectural Inventory Record Dorm
B: Significance Criteria for Individual Landmarks
C: Directory and Deed Research
D: Current photographs
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Attachment B
Landmark Preservation Advisory Board
Adopted 9/17/75
Secretary to the Board
SIGI~'IFICANCE (:RITI~.RIA
Individual Landmark
September 1975
On September 6, 1974, the City Council adopted Ordinance #4000 providing 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 for its own organization and procedures. 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, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of
a historic, or prehistoric event 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 he national,
state, or local.
3. 1?istinction in the Develo~ncnt of the ('ommunity of fioulder: This is most
applicable to an institution (religious, educational, civic, etc} or business structure,
thoubh is some cases residences might qualify. It stresses the importance of
preserving those places which demonstrate the growth during different time spans
in the history of Boulder, in order to maintain an awareness of our cultural,
economic, social or political heritage.
Iteco_g,~rtition by Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, local historians (Barker, Crossen, brink, Gladden,
Paddock, Schooland, etc), State Historical Society, The Jmprovement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
5. Uther, if applicable-
Arci~itectural tiis~~~ifi~:ance-
'['he place should embody those distinguishing characteristics of an architectural type
~hecimen, a ~~od example of thc~ colnnum; be the work of an architect or master builder, known
04.USsi~r?if-in~iv
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.
1. Reco~rlized Period/Style: It should exemplify specific elements of an architectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Survey Criteria, Gingerbread Age (Maass), 76 Boulder Homes (Barkar),
The History of Architectural_Style (Marcus/Wiffin), Architecture in San Francisco
(C~ebhard et al), History of Architecture (Flectcher), Architecture/Colorado, and
any other published source of universal or local analysis of "style."
2. Architect or Builder of Prominence: A good example of the work of an architect
or builder who is recognized for expertise in his field 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, details, or
craftsmanship that are representative of a significant 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 pr~tcction of the unique natural and man-made environment.
1. Site Characteristics: It should be of high quality in terms of planned or natural
vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
z. C'~eo~aphic Importance: Due to its unique location or singular physical
characteristics, it represents an established and familiar visual feature of the
COrl]mllnlty.
~1. l~,nvironlxlcntal Ap~roRriateness: The surroundings are complementary and/or it is
situated in a manner particularly suited to its function.
nrea 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.
U. Other, it applicable.
O~I.U~signit-iu~liv
,attachment C
2316 23r`' St. Deed & Directory Research
owners of 2316 23rd St.
Bold indicates Long term owners
DdLCS Owners
1936 Duling, Issac C.
1949 Foster, ~.I..
1951-1953 Moynihan, Harold L.
' 1955-1961 Pherson, Robt V.
1962-1966 Hendrick, Verne
1967 {lelldl'1ckS, lllvina L. Mrs.
1968-1969 Treats, Ruth Mrs.
1970-? Glasser, Uallas W.
Residents of 2303 Mapleton
Bold indicates long teen residents
Dales Owners
1916-1922 Herkel-t,'I'hcodore
1926 Chipman, l..n.
1930 Douglas, C.B.
1932-1935 Conradson, Lloward A.
1936 I)u.ling, l.saac C.
1910 DeVoss, Frank
1943-1947 Phillips, Clyde D.
I ~1~39 Foster, A.L.
1951-1953 Moynihan, Harold L.
1955-1961 Pherson, Iiobt V.
l ~)(i2-1966 I lendrick, Vcrnc
1967 Hendricks, nlvina L. Mrs.
1168-1969 "I'rcats, Ruth Mrs.
1970-? C~lassea-, Dallas W.
Occupations of the Herkerts livint? at 2316 23"~ St.
Theodore, grocer
I 16 Theodore, grocer
1910 Consensus of Herkcrt Family IivinQ at 2316 23rd St.
"I'hrodore, age 43, single, from Illinois, C;erman background
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