6A - Update Memo
May 6, 2009
TO: Landmarks Board
FROM: James Hewat, Chris Meschuk
SUBJECT: Update Memo
Historic Preservation Month Activities
A brochure of events will be passed out at the meeting.
Revisions to Enforcement Provisions in Historic Preservation Ordinance
Update at meeting.
Post WW-II Residential Subdivision Survey and Context
Field work for the intensive level survey is complete. The ten draft intensive level survey forms
are attached for your comment.
Valmont Mill
Staff is working on a Colorado Historical Society condition assessment grant application.
2009 CLG Grant Application
The grant to digitize the survey forms and photographs is underway.
New and Pending Land Use Review Applications
900 28,11 Street Site Review
Planning Board Calendar
See attached.
Stay-of-Demolition Status Summary, May 6, 2009
Date of Date Stay Date of
Address Construction Imposed Expiration Current Status
None.
Landmark Applications Update:.
None.
Attachments:
Draft survey forms
Historic Preservation
Site Review Comments for 900 28Ih Street
04/17/2009
Revised drawings indicate the level of re-development on the lot has not been
significantly reduced. However, the mass of the building previously at the west
side of the site has been shifted and integrated into the proposed building at the
east and north, leaving the west end of the property as open space. The site plan
also indicates that building B is to be approximately 42' in height, eight feet
higher than the 34' high Green Shield building.
Revised plans for 900 2811 Street indicate lessen the effect on the context and
setting of the Green Shield Office Building than did the previous proposal.
Historic preservation staff acknowledges the effort the applicant has put into
preserving the landscaped park-like area immediately west of the existing
building by eliminating the 25,000 sq. ft. residential building shown in the prior
submittal. As mentioned in earlier written comments, the building's significance
derives, in part, from its setting and landscaping features including mature
vegetation, pathways, and stone retaining walls. The preservation of this area as
"open space" will maintain the landscape features and park-like context in which
the Green Shield building is located. Staff considers that the relocation of the
ramp to the underground parking is an improvement from the previous scheme.
As has been mentioned before, a condition of Site Review approval will require
the applicant's submittal of a completed application to landmark the building
and a portion of the property as per policy 2.33 Preservation of Historic and
Cultural Resources of the Boulder Valley Comprehensive Plan. Staff recommends
that this occurs as soon as possible so that we can schedule a designation
hearing. This will allow the Landmarks Board to review the proposed landmark
and boundary in the context of the larger re-development of the property so that
the subsequent Planning Board review will include the Landmark Board's
comments and recommendations. Please note that the historic preservation
ordinance (9-11-5(a)) states that once a completed application made by the
property owner is received, a public hearing must be heard by the Landmarks
Board between 60 & 120 days of the application date.
For more information regarding this matter, please call James Hewat at
303.441.3207.
r ~
1658 Cole Blvd.; Suite 190
Golden, Colorado 80401
(303) 273-0231 Fax (303) 273-0235
Internet: www.tecinc.com
!■1'711iH
James Hewat
Historic Preservation Planner
Planning and Development Services
City of Boulder
1739 Broadway, Suite 300
Boulder, CO 80306
April 3, 2009
RE: Historic Context and Survey of Post-World War 11 Residential Architecture in Boulder,
Colorado
Dear Mr. Hewat,
Please find enclosed one compact disc and three hard copies of ten Draft Architectural
Inventory Forms, which consist of one form for each of the ten residential subdivisions
represented in the intensive survey component of the report, Historic Context and Survey of
Post-World War ii Residential Architecture in Boulder, Colorado, currently underway. One
hard-copy set of forms includes a set of black-and-white archival photographic prints for your
and the State Historical Fund's review. Please note that these prints need to be labeled prior
to submission to the Colorado Historical Society. The Photo Log included in the form will help
in this regard, but please feel free to ask any questions about this task. Please also note that
the subdivision maps included in each form will be updated prior to the final submittal.
Additionally, each form's Architectural Description (Line 21) refers to a guide to postwar
architectural styles, which is currently being prepared for the forthcoming draft report. In the
meantime, please let me know if you would like a draft copy of this guide to assist in your
review of the forms.
We are enjoying working with you on this project and appreciate the opportunity to support
the City of Boulder. Thank you again for inviting us to participate in such an interesting
project. We look forward to your comments.
Sincerely yours,
Carrie K. Schomig
Architectural Historian
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
OAHP1403 Official eligibility determination
Rev. 9/98 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determined ot Ele- SR
Determined N Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10862
2. Temporary resource number: Baseline - 7
3. County: Boulder
4. City: Boulder
5. Historic building name: n/a
6. Current building name: 975 36th Street
7. Building address: 975 36th Street, Boulder, CO 80303
8. Owner name and address: West Boyd R. Family Trust, Eva J. West Family Trust, 7745 Fairview Road,
Boulder, CO 80303
Il. GEOGRAPHIC INFORMATION
9. P.M. 6th Township 1N Range 70W
SW % of NE % of SE % of section 32
10. UTM reference
Zone 13; 478860 mE 4428140 mN
11. USGS quad name:Niwot
Year: 1979 Map scale: 7.5'
12. Lot(s): 23 Block: 12
Addition: Baseline 6 Year of Addition: 1939
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1961. These parcel boundary lines are 36th Street to the
east, and the property lines with 995 36th St. to the north, 965 36th St. to the south, and 970 35th Street to the
west.
Ili. Architectural Description
14. Building plan (footprint, shape): Irregular
15. Dimensions in feet: Length 40 x Width 40
16. Number of stories: One
I
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
17. Primary external wall material(s): Brick; Vertical Siding
18. Roof configuration: Cross-Gabled
19. Primary external roof material: Asphalt
20. Special features: Porch, Fence
21. General architectural description: The house at 975 36th Street is a one-story, single-family residence in the
Simple Ranch architectural style*. It is wood-framed and is primarily clad in a common-bond red-brick veneer.
The secondary exterior cladding is board-and-batten siding that flanks a portion of the principal facade's window
bays, and covers the front- and side-gabled ends under the eaves. The roof is cross-gabled, with the projecting
cross gable at the roof's south end. The cross-gabled projection is cantilevered forward from the main mass of
the roof, while the principal facade wall itself does not project forward. The primary entrance is located off-
center and is covered by an extension of the cross-gabled roof. The roof is covered in asphalt shingles and has
boxed overhanging eaves with wood trim. Fenestration consists of aluminum-framed sliding windows at the
north side of the principal fagade, and which are joined by a continuous brick sill. A large plate-glass picture
window is located at the south end of the facade under the cross-gabled roof overhang. All windows appear to
be original. Original decorative shutters with a diamond-shaped cut-out pattern flank the sliding windows. The
front entrance door is covered by a metal screen door and could not be readily seen during survey. The
foundation is concrete, and the house does not have a basement. Although the interior was not surveyed due to
restricted access to the property, Boulder County Assessor records indicate that the house contains three
bedrooms, one bath, and one half-bath within its 924 square-foot footprint.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Baseline
neighborhood in Boulder. Landscaping surrounding the house consists of turf grass, ornamental shrubs and
trees, and a concrete walkway that extends from the sidewalk to the front door. A gravel driveway is located at
the south end of the property.
24_ Associated buildings, features, or objects: A wood-framed, gambrel-roof storage shed is located at the rear,
west end of the property.
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1961
Source of information: Bounder County Assessor Records, March 2009
26. Architect: unknown
2
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
Source of information:
27. Builder/Contractor: unknown
Source of information:
28. Original owner: Virgil Jr. and Sandra Fry
Source of information: R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and
Co., 1963.
29. Construction history (include description and dates of major additions, alterations, or demolitions): No exterior
alterations were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): n/a
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 975 36th Street is located within the Baseline subdivision in East Boulder. Baseline is a residential
neighborhood located between 30th Street to the west, 40th Street to the east, and from Baseline Road to the
south and Colorado Avenue to the north (see Figure 1). The subdivision consists of 345 houses constructed
between 1958 and 1967. Although the Baseline subdivision's first filing with the city occurred on July 15, 1939,
very little adjustment was made by the time construction began in the subdivision in 1958. The subdivision went
through a number of boundary changes before reaching its final size in 1962. The second filing occurred on
March 3, 1960, with four expansions added by July 6, 1962 (Legal Titles of Subdivisions, 1963).
The majority of houses located in the Baseline were constructed by Highland Park Builders. This company was
also responsible for constructing the custom-built homes in Highland Park West, another residential subdivision
along Baseline farther to the south and west. By December 1960, Baseline contained 150 homes, including two
models called the Fairview and the Western. The company Wheeler Realty Co. acted as a sales agent for
Highland Park Builders in the Baseline and Highland Park West subdivisions. At the time when Highland Park
Builders began construction in Baseline, the area was undergoing its fourth addition.
Although Highland Park Builders constructed most of the houses in Baseline, according to the Denver Parade of
Homes database, Keith Homes, Inc., built at least one of the model houses. The Parade of Homes was a series
of articles and advertisements put forth by the Denver Association of Homebuilders to promote new residential
developments as early as 1953. Highland Park Builders' advertisement for Baseline revealed that the
neighborhood's model home was located at 700 33rd Street. This house was a Ranch valued at $15,000. It
originally had 1,040 square feet of living space, including three bedrooms, one-and-one-half baths, and an
attached one-car garage. Baseline was considered expensive at the time, with a high end price of $26,500
(Database of the Annual Denver Parade of Homes, 1953-1963, 2006: 7).
3
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
Baseline's neighborhood plan applied several of the post-World War li residential design principles. Although
the neighborhood did not include cul-de-sacs and only a few curvilinear streets, the lots are relatively shallow as
the neighborhood block omitted rear alleys and replaced them with front-accessed driveways in the front yard.
However, Baseline lacked many of the hallmarks of post-World War II residential subdivision planning, such as
curvilinear streets and cul de sacs, planted trees, and areas of open parks. Instead, the neighborhood was built
on a largely orthogonal street grid with only three curvilinear corners.
Baseline's housing is modest when compared with other postwar neighborhoods developed during the late
1950s and 1960s. When other subdivisions often featured larger houses and with two-car attached garages by
the mid-1960s, Baseline's individual houses were small, and often less than 1,100 square feet. Only about half
of the houses included an attached, one-car garage. The subdivision consisted of eight different house models,
all of which are simple variations of the Ranch house type. Seven of the house models are single-family houses,
but the neighborhood also includes one duplex model, of which five were built. All of the neighborhood's housing
maintains a consistent low, single-story profile and features picture windows, minimal porch overhangs, and
horizontally oriented bands of windows that were common features of the Simple Ranch architectural style. The
houses differ from one another by the shape of the roof and by exterior cladding, which frequently featured a
combination of two materials, which were most often brick paired with vertical or horizontal wood siding. Roof
types in the Baseline neighborhood are typically low-pitched side-gabled, hipped, or cross-gabled variants.
975 36`h Street.
The first residents of 975 36th Street were Virgil Fry, Jr. and Sandra Fry, who moved into the house in 1962.
According to the 1963 Boulder City Directory, Virgil Fry, Jr. worked at the Idealite Basic Industries Concrete
Factory, which was also called Idealite. Located south of Boulder near the Rocky Flats Nuclear Power Plant, the
Idealite factory manufactured a new strong, lightweight type of concrete called Idealite in the 1950s. The factory
was also one of the new industries to arrive to the region surrounding the City of Boulder and which provided
employment that contributed to the growth and expansion of the south end of Boulder along Broadway.
According to Boulder County Clerk and Recorder's Recording Division, the Fry's lived in the house until 1975,
when it was sold to Boyd R. and Eva J. West. The West's lived in the house until 1987 when it was acquired by
the current owners, West Boyd R. Family Trust and the Eva J. West Family Trust.
Architecturally, the house at 975 36th Street is one of eight house models present within the neighborhood. Of
the 345 houses built between 1958 and 1967, this house is one of 38 houses with the cross-gabled roof and
architectural plan in the Ranch form, and which makes this model the second most popular house type in the
Baseline.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
Expanded Shale, Clay, & Slate Institute, "ESCI Library Database," Available online at:
http://www.escsi.org/fpdb/Article%20Maint%20forml Library%20this%20one.pdf. Accessed March 18, 2009).
4
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
Vl. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
Date of Construction
--Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
Indigenous qualities
_-Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
-Site characteristics
-Compatibility with site
-Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local
42. Statement of significance:
The house at 975 36"' Street is recommended not eligible for nomination to the National Register of Historic
Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that the
house is not closely associated with important historical patterns of our past or important persons from our past
5
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
and thus does not meet criteria A or B. The house is not recommended eligible for architectural merit (criterion
C) because it does not embody the distinctive characteristics of a type, period, or method of construction, the
work of a master, or possess high artistic values. The house is a Simple Ranch-style, single-family residence
that is not recognized as a locally important housing type due to the ubiquity of Ranch-style homes in Boulder
and throughout the greater Denver metropolitan area for middle-income homebuyers. For these same reasons,
this property also is recommended not eligible as a Local Landmark in the City of Boulder.
43. Assessment of historic physical integrity related to significance:
No major or minor alterations to this house's exterior were observed during survey. This house and landscape
have excellent historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
The Baseline subdivision does not meet criterion A because it is not closely associated with significant past
events, including local movements in transportation, community planning and development, social history,
architecture and design, or politics and government. It was established during the third period of postwar
development from 1958 through 1967, and does not stand out for its design features, residential setting,
housing, or its geographic location relative to the larger historic context of the City of Boulder. Its neighborhood
plan is a simplified version of the postwar subdivision model, as it does not feature many hallmarks of postwar
residential planning, such as curvilinear streets and cul-de-sacs. It was not a trendsetting example of
neighborhood design or local homebuilding techniques and practices in Boulder, and it did not establish a pattern
of significant development in the area. The neighborhood does not meet criterion B because research has not
indicated that the subdivision is closely associated with locally or regionally significant builders, developers or
architects, nor with other locally important individuals or groups. The subdivision also does not meet criterion C
because the housing was not distinctive for any design advances or popular trends, and does not stand out as
important architectural examples of postwar deskn among the local and regional subdivisions from the period.
As a result, the Baseline neighborhood does not rise to the level of historic significance required to be eligible as
a NRHP historic district. For the same reasons outlined above, Baseline is also recommended not eligible as a
Boulder District Landmark due to a lack of Historical, Architectural, and Environmental significance.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes - No X
Discuss: See Line 45.
VIII. RECORDING INFORMATION
47. Photograph numbers: n/a, digital photography
48. Report title: Historic Context and Survey of Post-World War II Residential Architecture in Boulder,
6
1 Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
7
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
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8
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
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5BL10862
975 36th Street, Boulder, CO
T.1N R.70W Section 32
6th Prime Meridian
0 0.5 1 Niwot Quadrangle: 1979
Miles 1:24,000
Location Map
10
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
Photo Log
Property Name: 975 36th St.
Property Location: -975 3ESt., Boulder, Colorado
Photographer: Marcy Cameron
Date Taken: February 26-March 3. 2009
Negatives: none, digital photography used
Photo # Facing Description
1 NW South and East fagades
2 SW East and North fagades
3 SW East facade, Window detail
4 W East facade, Entrance detail
11
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Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
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12
Resource Number: 5BL10862
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13
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
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14
Resource Number: 5BL10862
Temporary Resource Number: Baseline - 7
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l5
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
OAHP1403 Official eligibility determination
Rev. 9/98 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determinedot Ele-SR
Determined N Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10865
2. Temporary resource number: Edgewood - 4
3. County: Boulder
4. City: Boulder
5. Historic building name: n!a
6. Current building name: 2247 Edgewood Drive
7. Building address: 2247 Edgewood Drive, Boulder, CO 80304
8. Owner name and address: Ian Armstrong, 2247 Edgewood Drive, Boulder, CO 80304
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township IN Range 70W
NW % of NE'/ of NE % of section 30
10. UTM reference
Zone 13 ; 477176 mE 4430747 mN
11. USGS quad name:Niwot
Year: 1979 Map scale: 7.5'
12. Lot(s): 4 Block:9
Addition: Edgewood 2 Year of Addition: 1951
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1958. These parcel boundary lines are Edgewood Drive to
the south, and the property lines with 2253 Edgewood Dr. to the east, 2241 Edgewood Dr. to the west, and 2941
Lorraine Court to the north.
III. Architectural Description
14. Building plan (footprint, shape): Rectangular
15. Dimensions in feet: Length 60 x Width 30
16. Number of stories: One
17. Primary external wall material(s): Brick
1
Resource Number: 5BL10865
Temporary Resource Number: Edgewood -4
18. Roof configuration: Side-Gabled
19. Primary external roof material: Asphalt
20. Special features: Attached garage, Fence
21. General architectural description: The house at 2247 Edgewood Drive is a one-story, single-family residence in
the Simple Ranch architectural style*. It is wood-framed and is primarily clad in a common-bond brick veneer.
The secondary exterior cladding is vertical siding that flanks the principal fagade's three window bays. Horizontal
siding covers the side-gabled ends under the eaves. The roof is side-gabled, covered in asphalt shingles, and
has boxed overhanging eaves with wood trim. The primary entrance door is covered by a metal screen door
and could not be readily seen during survey. The entrance is located near-center of the principal fagade that
faces south. Fenestration east of the entrance consists of two identical window bays with three-part, metal-
framed fixed windows with a casement window as the center portion. West of the entrance is a large nine-light
picture window in which the upper, center light appears to be a hopper window and opens inward. All windows
appear to be original. Historic photos indicate that this house model never had decorative shutters. A one-car
attached garage at the west side of the house is covered by the primary roof, and includes what appears to be
the original garage door. The foundation is concrete, and the house does not have a basement. Although the
interior was not surveyed due to restricted access to the property, Boulder County Assessor records indicate
that the house contains three bedrooms and one bath within its 1,259-square-foot footprint.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Edgewood
neighborhood in Boulder. Landscaping surrounding the house consists of turf grass, ornamental shrubs and
trees, a concrete driveway, and a concrete walkway that extends from the driveway to the front door.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1957
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. BuilderlContractor: unknown
Source of information:
28. Original owner: Morris J. and Estel M. Smith
Source of information: Boulder County Clerk and Recorder's Recording Division
2
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
29. Construction history (include description and dates of major additions, alterations, or demolitions): No exterior
alterations were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): n/a
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 2247 Edgewood Drive is located within the Edgewood subdivision, which is a medium-density
residential neighborhood in the north half of the City of Boulder. The Edgewood neighborhood is bound by 19th
Street to the west, Edgewood Drive at the south, Iris Avenue at the north, and Folsom Street to the east (see
Figure 1). It is comprised of homes built between 1953 and 1959 on land that was originally part of the Tyler
Ranch. One of Boulder's pioneers, Clinton M. Tyler purchased the land that is now Edgewood from J.H_ Decker
in 1874 and proceeded to build a two-story house (The Daily Camera, January 15, 1875). By the mid-twentieth
century, the land surrounding the Tyler house was platted into a subdivision and construction on a new
residential neighborhood surrounding the Tyler House began in 1951. The Tyler Ranch house continues to
remain in place within the Edgewood neighborhood at 2940 20th Street on approximately two-thirds of one acre.
Boulder County Assessor Records indicate that Highland Homes was one of the original builders of Edgewood.
It is possible that Highland Homes was the same as the Highland Park Builders which was building the Highland
Park and Martin Acres neighborhood concurrently in the mid-1950s, followed by the Baseline and Table Mesa
neighborhoods in Boulder in the late 1950s and 1960s.
The Edgewood neighborhood consists of 159 single-family houses built in ca. 1953-59. The properties are set
along gently curving streets, circles, or cul de sacs with uniform setbacks. Nearly all of the houses are variations
of the low-profile, Simple Ranch housing type that was common in the 1950s. The houses differ from one
another by exterior cladding, which frequently featured a combination of two materials, most often as brick and
wood siding, and by the shape of the roof. Roofs are usually low-pitched side-gabled, hipped, gable-on-hipped,
cross-gabled, or cross-hipped variants. The houses are modest in size ranging between 1,000 and 1,600 square
feet, plus an attached one-car garage or carport. The subdivision consisted of 13 different house models, of
which 12 are simple variations of the Ranch house type and one house is of the Split-Level housing form. The
Simple Ranch housing type with a uniform side-gabled roof is the outstanding most popular house model within
the Edgewood neighborhood.
2247 Edgewood Drive:
The first residents of 2247 Edgewood Drive were Morris J. and Estel M. Smith, who purchased the property in
1957 from Highland Homes, Inc. There is no city directory information for the Smiths, and Edgewood Drive is
not yet included within the bounds of Boulder_ In 1962, the Smiths sold the house to Fred J. and Carmen A.
Thone. According to the 1963 Boulder City Directory, Fred Thone was employed as a Vice President of the
Bank of Lafayette and manager of the First State Bank of Louisville. According to Boulder County Clerk and
3
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
Recorder's Recording Division, the Thone's had previously purchased a house in Martin Acres in 1955, and sold
that house in 1959, when they moved to North Boulder to the neighborhood of Edgewood. The bought the
house in 1961 when it was four years old. In the 1967, the Thone's sold the house to Ronald B. and Carol J. De
Ramus. Ian Armstrong, the current owner, purchased the property in 2006.
Architecturally, the house at 2247 Edgewood Drive assumes the most common style within the neighborhood,
which is the Simple Ranch style with a side-gabled roof. This model encompasses 85 of the 159 houses within
Edgewood.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
The Daily Camera, January 15, 1875.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1963.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
-Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
-Artistic merit
X Recognized period or style
Indigenous qualities
Architect or builder of prominence
4
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
-Example of the uncommon
-Other, if applicable
3. Environmental significance
-Site characteristics
-Compatibility with site
-Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local
42. Statement of significance:
The house at 2247 Edgewood Drive is recommended not eligible for nomination to the National Register of
Historic Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that
the house is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B. The house is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. The house is a single-family residence of the
Simple Ranch architectural style and is not recognized as a locally important housing type due to the ubiquity of
Simple Ranch-style homes in Boulder and throughout the greater Denver metropolitan area for middle-income
homebuyers. For these same reasons, this property also is recommended to be not eligible as a Local
Landmark in the City of Boulder.
43. Assessment of historic physical integrity related to significance:
No major or minor alterations to this house's exterior were observed during survey. This house and landscape
have excellent historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
The Edgewood subdivision does not meet criterion A because it is not closely associated with significant past
events, including local movements in transportation, community planning and development, social history,
architecture and design, or politics and government. It was primary established during the second period of
postwar development, which was from 1951 through 1957, and does not stand out for its design features,
residential setting, housing, or its geographic location relative to the larger historic context of the City of Boulder.
Its neighborhood plan followed the typical postwar subdivision model, as it did not introduce any new hallmarks
of postwar residential planning when it was established. It was not a trendsetting example of neighborhood
design or local homebuilding techniques and practices in Boulder, and it did not establish a pattern of significant
development in the area. The neighborhood does not meet criterion B because research has not indicated that
5
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
the subdivision is closely associated with locally or regionally significant builders, developers or architects, nor
with other locally important individuals or groups. The subdivision also does not meet criterion C because the
housing was not distinctive for any design advances or popular trends, and does not stand out as important
architectural examples of postwar design among the local and regional subdivisions from the period. As a result,
the Edgewood neighborhood does not rise to the level of historic significance required to be eligible as a NRHP
historic district as a residential subdivision. For the same reasons outlined above, Edgewood is also
recommended not eligible as a Boulder District Landmark due to a lack of Historical, Architectural, and
Environmental significance. To a lesser degree, an accumulation of minor alterations, such as replacement
doors and windows and in-filled one-car garages, has adversely impacted the historical physical integrity of the
overall neighborhood in terms of materials, feeling, and association.
If there is National Register district potential, is this building: Contributing Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes - No X
Discuss: See Line 45.
VIII. RECORDING INFORMATION
47. Photograph numbers: n/a, digital photography
48. Report title: Historic Context and Survey of Post-World War II Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
6
Resource Number: 5BL10865
Temporary Resource Number: Edgewood -4
Figure 1. Edgewood Subdivision map to be inserted here
7
Resource Number; 5BL10865
Temporary Resource Number* Edgewood - 4
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9
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
Photo Log
Property Name: 2247 Edgewood Drive,
Property Location: 2247 Edgewood Drive, Boulder, Colorado
Photographer: Carrie Schomig
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 NW South and East fagades
2 NE West and South fagades
3 NE South fagade Detail
4 NW South fagade, Door and Window detail
10
Resource Number: 5BL10865
Temporary Resource Number: Edgewood - 4
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11
Resource Number: 5BL10865
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12
Resource Number: 5BL10865
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13
Resource Number: 5BL10865
Temporary Resource Number: Edgewood 4
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14
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determinedot Ele-SR
Determined N Not Eligible- 5R
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10873
2. Temporary resource number: Flatirons Park - 2
3. County: Boulder
4. City: Boulder
5. Historic building name: nla
6. Current building name: 425 Christmas Tree Drive
7. Building address: 425 Christmas Tree Drive, Boulder, CO 80302
8. Owner name and address: John L. and Peggy B. Dotson, Boulder, CO 80302
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township IN Range 71W
NW % of SW % of SE Y4 of section 36
10. UTM reference
Zone 13 ; 475318 mE 4427849 mN
11. USGS quad name:Boulder
Year: 1979 Map scale: 7.5'
12. Lot(s): 29 Block: n/a
Addition: Flatirons Park Year of Addition: 1951
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1960. These parcel boundary lines are Christmas Tree
Drive to the south, Park Lane to the east, and the property lines with 815 Park Lane to the north, and 415
Christmas Tree Drive to the west.
III. Architectural Description
14. Building plan (footprint, shape): Irregular
15. Dimensions in feet: Length 73 x Width 43
16. Number of stories: One
17. Primary external wall material(s): Brick, Vertical Siding
I
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park 2
18. Roof configuration: Cross-Gable-on-Hipped
19. Primary external roof material: Asphalt
20. Special features: Chimney, Fence, Attached Garage
21. General architectural description: The house at 425 Christmas Tree Drive is a one-story, single-family residence
in the Semi-Custom Ranch form. It is covered by a low-pitched, cross-gable-on-hipped roof, which is covered
in asphalt shingles, and has deep, boxed eaves with wood trim. The roof's cross-gable is located at the west
side of the roof. The house is wood-framed and is primarily clad in a common-bond brick veneer. The
secondary exterior cladding is vertical board-and-batten siding that flanks the principal facade's picture window
bay, portions of the upper half of the exterior, and the projecting gabled ends of the roof. The primary entrance
door is positioned roughly on center on the principal south fagade, and consists of a double-door. Fenestration
west of the entrance consists of two identical window bays with three-part, metal-framed windows consisting of a
center fixed window flanked by two narrower casement windows. East of the entrance is a three-sided
projecting bay window with a large nine-light picture window at the center, and narrow, three-light windows at the
sides. All windows appear to be original. A historic photo indicates that the house never had decorative
shutters. A wide-brick-clad chimney projects at the west side of the roof. The foundation is clad in the brick
veneer, and the house sits into the side of the hill revealing the basement-ground level toward the rear where
the topography slopes downward to the north-northeast. A two-car garage projects from the northeast corner of
the house at the basement level. A broad roof-top deck enclosed by angled, horizontal railings covers the
garage and extends along the house's rear (north) fagade, where it is partially covered by a long extension of
the primary roof and is supported by a series of nine piers along the long edge of the veranda. Although the
interior was not surveyed due to restricted access to the property, Boulder County Assessor records indicate
that the house contains four bedrooms and two full baths and two half-baths within its 1,986-square-foot
footprint. The house contains another 1,986 square feet in the basement level plus a 525-square foot attached
two-car garage.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Flatirons
Park neighborhood in Boulder. Landscaping surrounding the house consists of turf grass, ornamental shrubs
and trees, a concrete driveway at the side of the property from Park Lane, and a concrete walkway that extends
from Christmas Tree Drive to the front door. The backyard is enclosed by a tall wood privacy fence. The lot's
topography slopes gently downward from south to north.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL. HISTORY
25. Date of Construction: Actual: 1960
2
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
Source of information:
28. Original owner: Jack T. and Jane Thompson
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No exterior
alterations were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): nla
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 425 Christmas Tree Drive is located within the Flatirons Park subdivision, which is a low-density
residential neighborhood located in Boulder within the foothills of Flagstaff Mountain, Flatirons Park is a small,
subdivision of 29 parcels that backs up to Flagstaff Road at its west edge, with Aurora Avenue forming its north
edge, and following the parcels that face Circle Drive, Christmas Tree Drive, and Willowbrook Road (see Figure
1). Although the official formation of the Flatirons Park subdivision occurred on March 12, 1951 (Legal Titles of
Subdivisions, 1963), the first generation of development consists of buildings built between 1947 and 1967.
Rather than follow a master plan like many of the other neighborhoods developing at the same time in other
areas of Boulder, the Flatirons Park neighborhood developed as homeowners purchased individual lots and then
chose his or own architect or builder. Thus, Flatirons Park is not characterized by a discreet set of house
models, and as a result, no two houses are alike. The neighborhood did, however, have an architectural
continuity of style and form among its first generation of houses built between 1947 and 1967. Historical
photographs and extant period houses reveal that all of these original houses were oriented horizontally on the
landscape with broad, low-pitched roofs and deep overhanging eaves. A distinctive feature of Flatirons Park is
its hillside topography. In response to the hilly terrain and the commanding views they afforded, the houses were
often designed with broad decks that projected outward from the main level of the house, large plate-glass
picture windows, or basement garages so that cars may enter the house from a lower street level.
The desirability of the lots in light of their location in'the west side of the city near open space, as well as the
mountain and city views they gained, elevated the value and cost of the land in the neighborhood. Many of the
early residents appear to have been upper-middle-class professionals. The houses were also larger than the
average new home in Boulder at the time, and are characterized by unified architectural compositions that attest
to their customized plans. All of the garages were attached two-car garages rather than the one-car garages or
carports seen elsewhere in the city. The foundation exteriors are always clad in the veneer materials of the
3
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park 2
principal fagade rather than left as bare concrete, indicating an attention to detail that is evident on every first-
generation house. In summary, Flatirons Park was a neighborhood for well-off residents. It also provided fertile
ground for Modernist inspired architect-designed houses by prominent architects Charles Haertling and Hobart
Wagener. While these custom-designed houses are not examined in this study, their prominent presence in
Flatirons Park undoubtedly had some stylistic influence over the more common, semi-custom ranch houses
neighboring them.
425 Christmas Tree Drive:
The first residents of 425 Christmas Tree Drive were Jack T. and Jane Thompson, who purchased the lot in
1958 from Mortimer F. and Beatrice H. Sullivan. In addition to Lot 29, the Sullivans had also owned Lots 30 and
31, which they also sold in the late 1950s. The Sullivans acquired these lots from Lloyd S. and Gladys M. Sturtz,
who owned numerous lots in the Flatirons and University Hill neighborhoods in the early 1950s when the
Flatirons Park neighborhood was being developed. The Sturtz's purchased the land, which was also referred to
as the Flatirons Subdivision, from the original developers James M. Belisle and James Richard Jones in 1951.
Before that point, the area was known as the Spackman's Subdivision, and was owned by William and Mary
Spackman.
Jack T. Thompson is listed in the city directory as President of the Bonded Business Services, Ltd., which
supports the Flatirons Park neighborhood as an upper-middle-class neighborhood in Boulder at the time. The
property changed hands numerous times after the house was the built in 1960. The Thompsons sold it to Byron
W. and Ann M. Beebe in 1963. In 1968 the Beebe's sold the property to Michael M. and Wendy P. Thacker, who
then sold it to Charles L. and Sharon Proudfit in 1975. In 1987, the current owners, Peggy B. and John L.
Dotson, acquired the property and have remained the longest residents of the house to date.
Architecturally, the house at 425 Christmas Tree Drive is one-of-a kind in the Flatirons Subdivision, as all of the
houses that were not custom-designed were semi-custom and thus each house was unique. The most
prominent additional feature of this property is its broad deck over a two-car garage.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1963.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
4
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
-Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
-Artistic merit
X Recognized period or style
-Indigenous qualities
Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
Site characteristics
X Compatibility with site
-Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local _
42. Statement of significance:
The house at 425 Christmas Tree Drive is recommended not eligible for nomination to the National Register of
Historic Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that
the house is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B. The house is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. The house is a single-family residence of the
Semi-Custom Ranch architectural type that is not recognized as a locally important housing type due to the
ubiquity of Ranch-style homes in Boulder and throughout the greater Denver metropolitan area for upper-
middle-income homebuyers. For all of these same reasons, this property also is recommended to be not
eligible as a Local Landmark in the City of Boulder. Although the house is recognized as a Semi-Custom Ranch
style house, and its position within the Flatirons Park setting is compatible with the site and landscape, the
5
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
house at 425 Christmas Tree Drive does not stand out as an individually significant for these qualities in
Boulder.
43. Assessment of historic physical integrity related to significance:
No major or minor alterations to this house's exterior were observed during survey. This house and landscape
have excellent historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data -
45. Is there National Register district potential? Yes - No X Discuss:
When the Flatirons Park subdivision was created, it was distinctive for its hillside setting and the positioning of a
variety of Custom and Semi-Custom Ranch style houses that, as an ensemble, stood out among the new
residential developments that emerged during the period between 1947 and 1967, effectively covering all three
periods of postwar residential development in Boulder. The neighborhood's design features, residential setting,
housing, and its geographic location at the western edge of the city were significant relative to the larger historic
context of the City of Boulder. Historic photographs show how the original architectural relationships between
the houses was created through their uniform horizontal emphasis of form and accentuated by low-pitched roofs
with deep overhanging eaves, all of which were compatible design features to the subdivision's hillside
topography. Despite this historical and architectural significance, subsequent changes to numerous individual
houses within the neighborhood range from major alterations to full reconstruction. The loss of many individual
houses and the introduction of new, incompatible buildings to the neighborhood have substantially changed the
overall character of the neighborhood and as a result, it no longer retains its original integrity of feeling, setting,
and association with regard to its original design and setting. Thus, it is recommend not eligible for nomination to
the NRHP as historic district. For the same reasons outlined above, Flatirons Park is also recommended not
eligible as a Boulder District Landmark due to a loss of Historical, Architectural, and Environmental significance
caused by changes and alterations to the neighborhood.
If there is National Register district potential, is this building: Contributing Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes _ No X
Discuss: The cumulative alterations within the neighborhood preclude Flatirons Park from eligibility as a
Local Landmark district due to overall integrity loss. See Line 45 for further explanation.
Vlll. RECORDING INFORMATION
47. Photograph numbers: nla, digital photography
48. Report title: Historic Context and Survey of Post-World War It Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
6
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
7
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
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Figure 1. Flatirons Park Subdivision (map to be revised)
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425 Christmas Tree Drive, Boulder, CO
T.1 N R.71 W Section 36
6th Prime Meridian
0 0.4 0.8 Boulder Quadrangle: 1879
Miles 1:24,000
Location Map
10
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
Photo Log
Property Name: 425 Christmas Tree Drive
Property Location: 425 Christmas Tree Drive, Boulder, Colorado
Photographer: Carrie Schomig
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 NW South and East fagades
2 NW South fagade
3 N South fagade, Entrance detail
4 SW East and North fagades
II
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
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12
Resource Number: 5BL10873
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13
Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
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14
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Resource Number: 5BL10873
Temporary Resource Number: Flatirons Park - 2
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15
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park 12
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determined Eligible-SR
Determined Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BLI0897
2. Temporary resource number: Interurban Park -12
3. County: Boulder
4. City: Boulder
5. Historic building name: n/a
6. Current building name: 2147-2149 Columbine Avenue
7. Building address: 2147-2149 Columbine Avenue, Boulder, CO 80303
8. Owner name and address: Robert L. Beighley, 990 Stearns Avenue, Boulder, CO 80303
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township 1N Range 70W
NE % of NW % of NE % of section 6
10. UTM reference
Zone 13; 477351 mE 4427505 mN
11. USGS quad name:Eldorado Springs
Year: 1994 Map scale: 7.5'
12. Lot(s): 12, 13,14 Block: 2
Addition: Interurban Park Year of Addition: 1908
13, Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1950. These parcel boundary lines are Columbine Avenue
to the south, 22nd Street to the east, and the property lines with 2137 Columbine Avenue to the west and 635
22nd Street to the north.
111. Architectural Description
14, Building plan (footprint, shape): Irregular
15. Dimensions in feet: Length 50 x Width 32
16. Number of stories: One
17. Primary external wall material(s): Brick
I
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park-12
18. Roof configuration: Cross-Hipped
19. Primary external roof material: Asphalt
20. Special features: Porch
21. General architectural description: The house at 2147-2149 Columbine Avenue is a one-story, duplex residence
in the Simple Ranch architectural style*. The house is woad-framed and primarily clad in a blonde, common-
bond brick veneer. The secondary cladding is ashlar sandstone that covers the foundation and the low,
enclosing walls of the front porch. The duplex's principal, south facade is symmetrical and each residential unit
is a mirror image of one another. It is covered by a low-pitched, cross-hipped roof consisting of a main hipped
roof and a forward-projecting hipped portion that covers a shared front porch. The roof is covered in asphalt
shingles with wood trim and deep, closed overhanging eaves. The south-projecting roof at the front porch is
centered and supported by three narrow square piers. The porch itself is concrete slab with several steps at the
sides. The primary entrances to each unit are located underneath the centered porch. Fenestration at each unit
consists of a large plate-glass picture window under the porch roof, and one 1/1 double-hung sash window at
the far east and west ends of the principal fagade. Each unit's side facade is pierced by three 1/1 double-hung
sash windows. The rear, north fagade, which is also symmetrically divided into the two units, and each consists
of a central rear door (original) flanked by one 1/1 double-hung sash window at either side. The windows and the
front door appear to be replacement. The duplex's foundation is concrete, and includes a basement with
windows at the side and rear facades. Although the interior was not surveyed due to restricted access to the
property, Boulder County Assessor records indicate that each of the two housing units is 690 square feet plus an
additional 690 square feet in the basement, and each contains two bedrooms, one full bath, and one three-
quarter bath.
*Please refer to the report Historic Context and survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The building is located in a residential, suburban setting in the
Interurban Park neighborhood in Boulder. Landscaping surrounding the house consists of turf grass,
ornamental trees and plantings, and a concrete patio at the rear of the house.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1950
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
Source of information:
2
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park -12
28. Original owner:
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): Thee ly
changes observed to the property are replacement windows and replacement front doors.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): nla
33. Current use(s): DomesticlSingle Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The duplex residence at 2147-2149 Columbine Avenue is located within the Interurban Park subdivision, which is
a low-density residential neighborhood in the south of Boulder. Located between 15th Street to the east and
Sunnyside Lane to the west, and from King Avenue to the south, and Baseline Road at the north, the Interurban
Park subdivision contains 135 houses constructed between 1947 and 1967 (see Figure 1). Although it was
developed primarily in the post-World War II years, David E. Dobbins created Interurban Park as an addition to
the City of Boulder on December 31, 1908. John C. Fisher originally purchased the land in 1874 but failed to pay
taxes on the property. In 1875 Thomas Danford, who was also the Boulder County Clerk and Recorder, bought
the land. Boulder County purchased the land from Danford in 1890 to build a large, brick poorhouse, on 22nd
Street south of Baseline. The County later converted the poorhouse into the Colorado Osteopathic Sanitarium
(now demolished). When it could no longer make a success of the Sanitarium, the County sold the property to
David Dobbins.
Beginning in 1906, Dobbins began platting the Floral Park (named for his wife Flora) and Interurban Park
subdivisions. Dobbins cleared the land of boulders, sowed alfalfa in the southern fields, and opened roads to the
area. Following the construction of the subdivision's roads, Dobbins sold a number of lots to individuals.
Interurban Park was named for the interurban streetcar line that ran from this area of Boulder along Baseline to
Denver (The Daily Camera, July 1, 1955).
After Dobbin's original subdivision of the land, the Interurban Park neighborhood developed gradually during the
period between 1947 and 1967. It includes a variety of housing in terms of size and variations of architectural
styles ranging from Minimal Traditional to Contemporary styles; however Simple and Semi-Custom Ranch style
houses dominate within the neighborhood. The houses do not appear to have been developed by one builder or
developer, but rather by individual property owners who likely chose their own house plans. Although the
majority of the houses are single-family, interurban Park also included several duplex residences, which
demonstrate the Simple Ranch architectural style.
2147-2149 Columbine Avenue:
The first resident of 2147 Columbine Avenue was Harry Lee, who was a student at the University of Colorado in
1955. That same year, John M. and Nell Bircher lived in the 2149 unit. John M. Bircher was a salesman for the
3
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park-12
Carlson Realty company. By 1959, Edward C, and Mildred L. Coleman were living in the 2147 unit. Edward C.
Coleman was a retail attendant at the Flatirons Texaco filling station at that time. The Birchers continued to
reside in the 2149 at that time. In 1963, Thomas and Betty Eldridge were living in the 2147 unit. Thomas
Eldridge worked as a clerk for the Denver & Rio Grande Railroad company. The 2149 unit was vacant in 1963.
The current owner of the entire building, Robert L. Beighley, acquired the property in 1987, and has been leasing
the housing units as a rental property since then.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1955, 1959, 1963.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past; ?
A
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
Distinction in the development of the community of Boulder
_-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
-Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
Site characteristics
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park - 12
-Compatibility with site
-Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: nla
41. Level of significance: National State Local X
42. Statement of significance:
The duplex at 2147-2149 Columbine Avenue is recommended not eligible for nomination to the National
Register of Historic Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research
indicates that the building is not closely associated with important historical patterns of our past or important
persons from our past and thus does not meet criteria A or B. The building is not recommended eligible for
architectural merit (criterion C) because it does not embody the distinctive characteristics of a type, period, or
method of construction, the work of a master, or possess high artistic values. It is a duplex residence of the
Simple Ranch architectural type that is not recognized as a locally important housing type due to the ubiquity of
Ranch-style homes in Boulder and throughout the greater Denver metropolitan area for middle-income
homebuyers. For all of these same reasons, this property also is recommended to be not eligible as a Local
Landmark in the City of Boulder.
. - 1
43. Assessment of historic physical integrity related to significance:
No major alterations to this building's exterior were observed during survey. (ave inor,, alterations include
replacement windows and front doors. The house and landscape are intact and good historic physical
integrity.
Vil. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
The Interurban Park subdivision does not meet criterion A because it is not closely associated with significant
past events, including local movements in transportation, community planning and development, social history,
architecture and design, or politics and government. While Interurban Park contains houses built during the
earliest prewar period in the late 1940s, its development began well before the postwar period, having been first
platted and established in 1908. The subdivision developed slowly over more than 60 years, and as a result, the
neighborhood does not convey any one period of architectural growth in Boulder. It also does not stand out for its
design features, residential setting, housing, or its geographic location relative to the larger historic context of the
City of Boulder. It did not introduce any new hallmarks of postwar residential planning, was not a trendsetting
example of neighborhood design or local homebuilding techniques and practices in Boulder, and did not
establish a pattern of significant development in the area. The neighborhood does not meet criterion B because
research has not indicated that the subdivision is closely associated with locally or regionally significant builders,
developers or architects, nor with other locally important individuals or groups. The subdivision also does not
5
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park - 12
meet criterion C because the housing was not distinctive for any design advances or popular trends, and does
not stand out as important architectural examples of postwar design among the local and regional subdivisions
from the period. As a result, the Interurban Park neighborhood does not rise to the level of historic significance
required to be eligible as a NRHP historic district.
For the same reasons outlined above, Interurban Park is also recommended not eligible as a Boulder District
Landmark due to a lack of Historical, Architectural, and Environmental significance. Additionally, an
accumulation of incompatible alterations to individual houses, such as major second-story additions and drastic
changes to exterior materials and forms to minor alterations such as replacement doors and windows, and
enclosed one-car garages, has adversely impacted the historical physical integrity of the overall neighborhood in
terms of materials, feeling, and association from the 1905-1970 period of growth in the neighborhood.
If there is National Register district potential, is this building: Contributing Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes - No X
Discuss: The lack of significance and cumulative alterations within the neighborhood preclude Interurban
Park from eligibility as a Local Landmark district. See Line 45 for further explanation.
VIII. RECORDING INFORMATION
47. Photograph numbers: nta, digital photography
48. Report title: Historic Context and Survey of Post-World War II Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
6
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park - 12
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Figure 1. Interurban Park Subdivision (map to be revised)
7
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park-12
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8
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2147-2149 Columbine Ave, Boulder, CO
T1S R.70W Section 6
6th Prime Meridian
0 0.5 1 Eldorado Springs Quadrangle: 1994
Miles 1:24,000
Location Map
9
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park-12
Photo Log
Property Name: 2147-2149 Columbine Avenue
Property Location: 2147-2149 Columbine Avenue, Boulder, Colorado
Photographer: Marcy Cameron
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 N South fagade
2 NW South and East facades
3 SW East and North facades
10
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park -12
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11
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park -12
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Photograph 2. South and East fagades, view to the Northwest
12
Resource Number: 5BL10897
Temporary Resource Number: Interurban Park -12
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Photograph~3. East and North facades, view to the Southwest
13
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres --10
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determined Eligible-SR
Determined Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 6BL10908
2. Temporary resource number: Martin Acres -10
3. County: Boulder
4. City: Boulder
5. Historic building name: nla
6. Current building name: 605 S. 42nd Street
7. Building address: 605 S. 42nd Street, Boulder, CO 80305
8. Owner name and address: Neil D. Kelley, 605 S. 42nd Street, Boulder, CO 80305
II. GEOGRAPHIC INFORMATION
9. P.M. 61th Township 1N Range 70W
NW % of NE X of NE Y4 of section 8
10. UTM reference
Zone 13 ; 479021 mE 4425855 mN
11. USGS quad name:Louisville
Year: 1994 Map scale: 7.5'
12. Lot(s): 30 Block:6
Addition: Martin Acres 3 Year of Addition: 1954
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1958. These parcel boundary lines are 42nd Street to the
East, and the property lines with 555 42nd Street to the north, 610 41st Street to the west, and 615 42nd Street
to the south.
III. Architectural Description
14. Building plan (footprint, shape): Rectangular
15. Dimensions in feet: Length 54 x Width 30
16. Number of stories: One
17. Primary external wall material(s): Brick, Vinyl
I
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres - 10
18. Roof configuration: Side-Gabled
19. Primary external roof material: Asphalt
20. Special features: Porch, Attached Garage, Fence
21. General architectural description: The house at 605 S. 42nd Street is a one-story, single-family residence in the
English Tudor Character Ranch style*. The house is wood-framed with a rectangular footprint, and primarily
clad in a common-bond brick veneer. The secondary cladding is horizontal vinyl siding that is adjacent to the
two window bays at the north side of the principal, east fagade, and also covered the side-gabled ends under the
eaves. The house is covered by a low-pitched, side-gabled roof covered in asphalt shingles with wood trim and
closed, overhanging eaves. The front entrance is located the center of the east, principal fagade, and is covered
by a small porch roof. This porch roof is distinctive for its English Tudor-inspired steeply pitched front-gable, its
curved wood trim at the gable end, its supporting brackets, and its scalloped bargeboard trim that extends
asymmetrically, with one end extending nearly to the house's foundation. The entrance porch itself is a small,
concrete slab stoop. Fenestration at the primary facade and throughout consists of metal-framed, casement
three-part windows, and a large, metal-framed, plate-glass picture south of the front entrance. The windows
and the front door appear to be original. The house's foundation is concrete, and includes a basement with
rectangular, metal-framed windows. A one-car attached garage is located at the south end of the house under
the primary side-gabled roof, which is set-back slightly. Although the interior was not surveyed due to restricted
access to the property, Boulder County Assessor records indicate that the house is 1,107 square feet at the
ground level and contains three bedrooms, one full bath, and one half-bath.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The building is located in a residential, suburban setting in the Martin
Acres neighborhood in Boulder. Landscaping surrounding the house consists of turf grass, gravel ground cover,
ornamental trees and plantings, and a concrete patio at the rear of the house. The backyard is enclosed by a
low chain-link fence.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1958
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
Source of information:
28. Original owner: Richard D. and Margaret E. Hayes
2
T
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres - 10
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No major or
minor changes were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): nla
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 605 S. 42nd Street is located within the Martin Acres subdivision, which is a medium-density
residential neighborhood in the south of Boulder. Martin Acres is located between Broadway Road at the west
and the Boulder-Denver Turnpike (US 36) at the east, and from Hanover Avenue at the south to Moorhead
Avenue, which runs parallel to US 36 at a northwest angle (see Figure 1). The Martin Acres land was originally
part of the farm of William Martin, one of the founders of the Caribou mine and a developer of the town of
-Caribou. The land was purchased in 1872 before he and his family relocated to Boulder sometime in the late
:I : ,,_V1870s. Prior to the construction of Martin's farmhouse, the farm served as a camping ground and watering hole
<t ' i for stagecoaches travelling between Denver and Boulder, with the main road located on the property. The
~ ~ Martin's built a frame farmhouse and outbuilding;; on their land south of the town of Boulder in the late 1870s. At
its peak, the Martin farm encompassed over 40CI acres and was encircled by South Boulder Creek, from which
Martin irrigated his crops. Martin tended an orchiard, raised timothy hay, and bred horses on the farm.
The Martin farm remained in the family until the 1950s when the majority of the land was sold for the
development of the Martin Acres subdivision. Initially, Martin sold land that was to become the Denver-Boulder
Turnpike right of way. Although the Martin family did not support the Turnpike, which would cut a portion of the
farm off from the remaining lands, they chose not to oppose the project since it would help others in their
community. In July 1954, the Martins sold the second portion of the land, 17 acres adjoining the Highland Park
subdivision, to developer Francis Williams. The official creation of the Martin Acres subdivision occurred on
August 26, 1954. By 1960, when Martin Acres expanded with the William Martin Homestead Addition, all that
remained of the original farm was the farmhouse surrounded by four lots. The completion of the Martin
Homestead Addition enlarged Martin Acres to 1,200 houses, making it the largest residential subdivision
established in Boulder to date.
Prior to construction, the Boulder firm of Williams and Woodward engineered the land to lower the water table in
order to ensure dry basements for the subdivision (The Daily Camera, August 26, 1960). The primary builder of
Martin Acres was the Francis & Williams Company, also known as Melody Homes or High Country Homes. The
houses were typically variants of the Ranch or Split-Level type with attached carports or garages. Two houses
that served as models for Denver's Parade of Homes real estate promotion in the early 1960s are still located
along Moorhead Avenue. One of the models was a Split-Level type located at 3375 Moorhead Avenue and
consisted of 1,150 square feet, three bedrooms, and one-and-one-half baths, with a one-car garage underneath
the second level, and was listed for $16,900 in 1961. The second model home was a Ranch located at 3405
3
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
Moorhead Avenue, and had 1,204 square feet, five bedrooms with one full bath, two three-quarter baths, and an
attached one car garage. According to the Parade of Homes, prices for the homes in Martin Acres ranged from
$15,000 to $20,000 in 1963.
Martin Acres applied many residential design principles that are common hallmarks of the post-World War II
neighborhood planning. These include areas of open parks and relatively shallow lots as the neighborhood block
omitted rear alleys and replaced them with front-accessed driveways in the front yard. The neighborhood
included no cul de sacs, however, which was a common roadway design feature included in postwar
neighborhoods. Martin Acres' housing styles reflect some of the architectural changes that occurred during the
1950s into the 1960s, and the shift from the Simple Ranch house to stylistic variations that include English Tudor
and Swiss Chalet Character Style houses. This architectural evolution illustrates the move from prewar to
postwar residential styles that became dominated by the low, one-story Ranch style architectural form, and
experimentation in subtle whimsical applied ornamentation by the late 1950s. The William Martin Homestead
addition in the early 1960s represents the continual transition toward taller houses, and is dominated by Split-
Level houses in a range of stylistic variations. There are approximately 16 housing models within Martin Acres,
and each of these models include many subtle variations. The houses differ from one another by footprint, the
shape of the roof, and exterior cladding, which frequently featured a combination of two materials, most often
brick and vertical or horizontal wood siding. Roofs in Martin Acres are typically low-pitched side-gabled, front-
gabled, hipped, cross-gabled, or cross-hipped variants. The most common original housing styles within Martin
Acres are variations of the Split-Level and Simple Ranch housing types with hipped or side-gabled styles.
The success of Martin Acres and the large number of new families who moved to the neighborhood led to new
schools and new transportation routes that channeled growth to south Boulder. Like the neighboring subdivision
to the north, Highland Park, Martin Acres became associated with new postwar industries in Boulder, such as the
aerospace industry, atmospheric research at the National Bureau of Standards, new research programs at the
University of Colorado, and the Rocky Flats Nuclear Weapons Factory south of Boulder, all of which were begun
in the early 1950s just before Martin Acres was established in 1954. Martin Acres' proximity to these
employment centers led to its housing many of the employees or students who worked in these important and
emerging industries. Meanwhile, the opening of the Denver-Boulder Turnpike (US 36) and the nearby High Mar
shopping strip at the southeast corner of Baseline Road and Broadway further encouraged new housing in
Martin Acres while bringing new patterns of development to south Boulder. As a major residential subdivision in
this rapidly growing part of Boulder, Martin Acres played an important role in the south Boulder's growth and
expansion.
605 S. 42nd Street.
The first residents of 605 S. 42nd Street were Richard D. and Margaret E, Hayes. Richard D. Hayes was listed
in the U.S. Air Force in the 1959 Boulder City Directory. By 1963, the house was occupied by William and Lillian
Pohorilak. William Pohorilak was a Lieutenant in the Boulder Police Department in the 1960s. The house's
current owner and resident is Neil D. Kelley. Architecturally, the English Tudor Character Ranch style of 605 S.
42nd Street is one of 65 houses in Martin Acres of the same type. Although it is not the most common house
model in the neighborhood, the numerous house types indicates that this model with its distinctive gabled
entrance was a popular choice among new residents in Martin Acres.
4
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1959, 1963, 1967.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
-Artistic merit
X Recognized period or style
-Indigenous qualities
Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
-Site characteristics
-Compatibility with site
Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: nla
40. Period of significance: nla
5
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres - 10
41. Level of significance: National State Local
42. Statement of significance:
The house at 605 S. 42nd Street is recommended not eligible for nomination to the National Register of Historic
Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that the
building is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B. The building is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. It is a single-family house of the English
Tudor Character Ranch architectural style and is not recognized as a locally important housing type due to the
ubiquity of Ranch-style homes in Boulder and throughout the greater Denver metropolitan area for middle-
income homebuyers. For all of these same reasons, this property also is recommended to be not individually
eligible as a Local Landmark in the City of Boulder. However, it is recommended eligible as a contributing
building in a Boulder Landmark District (see Line 46a, below).
43. Assessment of historic physical integrity related to significance:
No major alterations to this house's exterior were observed during survey. Minor alterations include
replacement windows and front doors. The house and landscape are intact and have good historic physical
integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
Martin Acres is recommended eligible under NRHP criteria A and C as a significant postwar residential
development of the 1950s and early 1960s in Boulder. Under criterion A, Martin Acres is closely associated with
the establishment of the Boulder-Denver Turnpike (US 36), which runs along the neighborhood's eastern edge
and was established in 1952. The neighborhood's annexation to Boulder promoted the city's new growth and
expansion to the south that continued well after Martin Acres was completed. As one of the largest postwar
neighborhoods of the 1950s in Boulder, Martin Acres set an important example of large-scale residential patterns
of development in the city. The expedient construction of vast numbers of moderately priced houses in Martin
Acres demonstrated the dire need for housing in Boulder at that time, as well as the efficient building methods
used to achieve it. Consequently, the success of the neighborhood and the large number of new families who
moved there led to new schools, commercial development, and new transportation routes that channeled growth
to south Boulder. Established in 1954, Martin Acres also stands out for its association with new postwar
industries in Boulder, such as the aerospace industry, atmospheric research at the National Bureau of
Standards, new research programs at the University of Colorado, and Dow Chemical and the Rocky Flats
Nuclear Weapons Factory south of Boulder, all of which were begun in the early 1950s at the same time Martin
Acres was established. Martin Acres' proximity to these employment centers led to its housing many of the
employees or students who worked in these important and emerging industries.
6
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres - 10
Martin Acres also meets criterion C as a good example of a postwar neighborhood that displays the architectural
evolution from simple tract housing with minimal stylistic ornamentation of the mid-1950s to the larger and more
stylistically expressive housing types of the early 1960s, found in the neighborhood's last phase of development,
the William Martin Homestead. At the same time, each period of development exhibited architectural uniformity
due to a limited number of models, a fact which may be credited to its creation by only one developer, the
Francis & Williams Company, also known as Melody Homes or High Country Homes. As a neighborhood,
Martin Acres demonstrates hallmarks of postwar neighborhood planning, such as curvilinear roads, community
parks, and tree-lined streets.
`Zv-jt
Integrity loss to individual houses and landscaKes within Martin Acres precludes it from meeting the NRHP
criteria for significance. An accumulation ofAingr- changes, such as replacement windows, doors, or enclosed
garages or carports, the deterioration of many original landscapes and front yards, and a number of drastic
changes, such as second-story additions or in a few cases, total demolition, has negatively impacted the overall
setting and feeling within the neighborhood. As the result of these changes, Martin Acres' historical and physical
integrity does not rise to the level required for eligibility under the NRHP criteria.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes X No
Discuss: Martin Acres is recommended to meet Boulder's Criteria for District Landmarks because of its less-
stringent requirement of integrity of setting, feeling, materials, and association. As a result, while the Martin
Acres is not recommended eligible as a NRHP historic district, it is recommended eligible as a Boulder District
Landmark. As such, the house at 605 S. 42nd Street is recommended to be a contributing element of this
district. Please see Line 45 for further explanation of significance.
VIII. RECORDING INFORMATION
47. Photograph numbers: nla, digital photography
48. Report title: Historic Context and Survey of Post-World War 11 Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
7
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
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8
Resource Number: 5BLI0908
Temporary Resource Number: Martin Acres --10
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9
Resource Number: 5BL10908
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605 S. 42nd Street, Boulder, CO
11S R.70W Section 8
6th Prime Meridian
0 0.5 Louisville Quadrangle: 1994
Miles 1:24,000
Location Map
10
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
Photo Log
Property Name: 605 S. 42nd Street
Property Location: 605 S. 42nd Street, Boulder, Colorado
Photographer: Marcy Cameron
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo #k Facing Description
1 SW East and North fagades
2 NW South and East fagades
3 W East facade, Entrance detail
11
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
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Photograph 1. East and North fagades, view to the Southwest
12
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
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Photograph 2. South and East fagades, view to the Northwest
13
Resource Number: 5BL10908
Temporary Resource Number: Martin Acres -10
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Photograph 3. East facade, Entrance detail, view to the West
14
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
ot Ele-SR
Architectural Invents Form Determined
Determined N Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10919
2. Temporary resource number: Park East - 5
3. County: Boulder
4. City: Boulder
5. Historic building name: nla
6. Current building name: 851 Inca Parkway
7. Building address: 851 Inca Parkway, Boulder, CO 80303
8. Owner name and address: Hans Eck, 2675 Emerson Avenue, Boulder, CO 80303
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township 1N Range 70W
NE % of SW'/ of SW % of section 33
10. UTM reference
Zone 13; 479534 mE 4427844 mN
11. USGS quad name:Niwot
Year: 1979 Map scale: 7.5'
12. Lot(s): 39 Block:5
Addition: Park East Year of Addition: 1965
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1965. These parcel boundary lines are 851 Inca Parkway to
the southeast, and the property lines with 855 Inca Parkway to the southwest, 845 Inca Parkway to the
northeast, and the City of Boulder-owned land to northwest.
III. Architectural Description
14. Building plan (footprint, shape): Rectangular
15. Dimensions in feet: Length 54 x Width 30
16. Number of stories: One and One-half
17. Primary external wall material(s): Brick
I
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
18. Roof configuration: Side-Gabled
19. Primary external roof material: Asphalt
20. Special features: Porch, Car Port, Fence
21. General architectural description: The house at 851 Inca Parkway is a one-and-one-half-story, single-family Bi-
Level residence in the Contemporary architectural style*. The house is wood-framed with a rectangular
footprint, and is primarily clad in a common-bond, blond brick veneer. The secondary cladding is vertical wood
siding at the window-bay spandrels that extend between the upper and lower stories. The house is covered by a
low-pitched, side-gabled roof that is covered in asphalt shingle, and has wood trim and closed, overhanging
eaves. The house is positioned at an angle relative to the street, and the front entrance is centered on the
principal, south fagade. The front entrance is located under a flat porch roof that connects the house to a one-
car car port that, unlike the house, is oriented perpendicularly to the street. The carport is covered by a low-
pitched shed roof that slops downward to the southwest and is supported by narrow wood piers. The car port
includes an integrated storage cabinet at the rear, northwest side. Fenestration consists of three-part, metal-
framed plate-glass are flanking by sliding windows. The principal, south facade has two, large window bays east
and west of the front door, which are vertically adjoined to the lower level window bays by the spandrels between
them. The spandrels are clad in vertical wood siding. The side facade angled toward the street to the east is
similarly pierced by two vertical window bays, but with two-light sliding windows. Although the interior was not
surveyed due to restricted access to the property, Boulder County Assessor records indicate that the house is
1,610 square feet and contains three bedrooms and one full bath.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Bi-Level
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Park East
neighborhood in East Boulder. Landscaping surrounding the house consists of gravel ground cover, ornamental
trees and plantings, and a walkway under the porch breezeway between the house and the car port. A stepped
concrete walkway leads from the street-side sidewalk to the front entrance. The backyard is enclosed by a tall
wood privacy fence.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1965
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
Source of information:
2
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
28. Original owner: Milford S. and Virginia R. Giffin
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No major or
changes were observed during surrey. One minor change observed was the replacement vertical siding
spandrel at the east window bay of the front facade, which has been replaced by a plywood cladding.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32, Intermediate use(s): nla
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 851 Inca Parkway is located within the Park East subdivision, which is a medium-density
residential neighborhood in East Boulder. Park East was primarily constructed from 1963 into the early 1970s. It
consists of 289 properties and is located between 39th Street and McIntire Street from Baseline Road to just
south of Colorado Avenue (see Figure 1). The subdivision has two parts that are located east and west of
Foothills Parkway in East Boulder. The houses west of Foothills Parkway were built between 1963 and 1967.
Only 16 houses were built prior to 1967 east of Foothills Parkway, with the majority of homes built in 1968. The
east section was not fully developed until 1970.
Park East was known as the Burke and Weaver property when W.H. Williams of Melody Homes purchased the
land in 1963 and immediately began planning for a residential subdivision. The plat and engineering plans called
for a neighborhood of medium-priced properties with Gilpin Drive as the first street constructed (The Daily
Camera, May 16, 1954).
Constructed by Melody Homes, the Park East subdivision contains house models available in the other Melody
Homes subdivisions around Boulder and Denver, such as the Table Mesa subdivision in South Boulder. Park
East held its three-week-long Grand Opening in May 1964. The event allowed prospective buyers to view the
new Melody Homes model, the Mayfair 11, which was a rambling L-shaped Ranch house with double front
doors, a family room with mahogany paneling and fireplace, and a large master bedroom with its own three-
quarter bath and sliding glass doors leading onto the patio (The Daily Camera, May 16, 1964). In 1965, Melody
Homes debuted two new models, the Lyric and the Prelude, in Park East. The Prelude featured a new concept
in home design, the combined family room and kitchen areas. The Lyric was a three bedroom home featuring a
24-foot living room and with a kitchen adjacent to the family room. Melody Homes also allowed the buyer the
choice of changing the family room to a dining room (The Daily Camera, September 10, 1965). These options
gave the homebuyer flexibility in the house floorplan, and indicate a shift to more open floor plans with fewer
interior partition walls in favor of more casual living spaces. The multi-storied house plans also offered "family
zoning" to separate the bedrooms from the nosier living areas as the young families of the 1950s grew into
families with older children and teenagers by the 1960s.
3
Resource Number: 5BL10919
Temporary Resource Number: Park East-5
Park East was planned in a similar manner to other new residential subdivisions of the mid-to-late-1960s. The
housing consisted of larger homes than those common in the 1950s, and were often taller as well. Bi-Level,
Split-Level, and two-story houses grew in popularity next to the Ranch House that continued to be favored
among the housing types. Low-pitched roofs and a wider variety of architectural details were introduced in
1960s housing, and the homeowners faced more architectural choices than ever before in the postwar era. With
increasing automobile ownership, the attached garage or car port became common, and often the garage
accommodated two cars rather than just one. The 1960s residential subdivision, like Park East, was designed
with broad, curvilinear streets and cul de sacs to create the desired pastoral effect within the neighborhood.
Park East was therefore a typical neighborhood for its era in terms of design, landscape, and setting.
851 Inca Parkway.
The first residents of 851 Inca Parkway were Milford S. and Virginia R. Giffin. Milford Hayes was employed at
the Ball Brothers Research Laboratory as an engineer in the late 1960s, according to the 1967 Boulder City
Directory. The house's current owner and resident is Hans Eck. Out of the 289 houses in 9rt Ea the house
at 851 Inca Parkway is one of 17 houses of the Bi-Level architectural type that also has ai anglbd orientation
and attached car port.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1967.
VI. SIGNIFICANCE
37. Local landmark designation: Yes " No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
-Distinction in the development of the community of Boulder
4
Resource Number: 5BL10919
Temporary Resource Number: Park East-5
-Recognition by Authorities
`Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
-Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
Site characteristics
-Compatibility with site
-Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local
42. Statement of significance:
The house at 851 Inca Parkway is recommended not eligible for nomination to the National Register of Historic
Places (NRHP) due to its lack of significance under any NRHP criteria, including criterion consideration G for
properties with exceptional significance that are less than 50 years of age. Historical research indicates that the
building is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B_ The building is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. It is a Bi-Level house of the Contemporary
architectural style that is not recognized as a locally important housing type due to the ubiquity of Bi-Level type
homes in Boulder and throughout the greater Denver metropolitan area for middle-income homebuyers. For all
of these same reasons, this property also is recommended to be not eligible as a Local Landmark in the City of
Boulder.
43. Assessment of historic physical integrity related to significance: No major alterations to this house's exterior
were observed during survey. One minor alteration includes replacement wood siding within one of the window
bays. The house and landscape are intact and have good historic physical integrity-
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
5
Resource Number: 5BL10919
Temporary Resource Number: Park East- 5
The Park East subdivision does not meet NRHP criterion consideration G for properties with exceptional
significance that are less than 50 years of age, because the subdivision was not found to be exceptionally
significant under any NRHP criteria. The Park East subdivision does not meet criterion A because it is not
closely associated with exceptionally significant past events, including local movements in transportation,
community planning and development, social history, architecture and design, or politics and government. It was
primary established during the third period of postwar development, which was from 1958 to 1967, and does not
stand out for exceptionally important design features, residential setting, housing, or its geographic location
relative to the larger historic context of the City of Boulder. Its neighborhood plan followed the typical postwar
subdivision model, as it did not introduce any new hallmarks of postwar residential planning when it was
established. It was not a trendsetting example of neighborhood design or local homebuilding techniques and
practices in Boulder, and it did not establish a pattern of significant development in the area. The neighborhood
does not meet criterion B because research has not indicated that the subdivision is closely associated with
exceptionally significant builders, developers or architects, nor with other exceptionally important individuals or
groups. The subdivision also does not meet criterion C because the housing was not exceptionally distinctive for
any design advances or popular trends, and does not stand out as exceptionally important architectural
examples of postwar design among the local and regional subdivisions from the period. As a result, the Park
East neighborhood does not rise to the level of outstanding historic significance required to be eligible as a
NRHP historic district under NRHP criteria consideration G. For the same reasons outlined above, Park East is
also recommended not eligible as a District Landmark due to a lack of Historical, Architectural, and
Environmental significance in Boulder. Although the Significance Criteria for Boulder District Landmarks does
not require exceptional significance for properties or districts less than 50 years of age, Park East was not found
to have enough historical significance to recommend it eligible as a Boulder Landmark District under the local
criteria for significance.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes _ No X
Discuss: The lack of significance and cumulative alterations within the neighborhood preclude Park East
from eligibility as a Local Landmark district. See Line 45 for further explanation.
Vlll. RECORDING INFORMATION
47. Photograph numbers: n/a, digital photography
48. Report title: Historic Context and Survey of Post-World War If Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
6
Resource Number: 5BL10919
Temporary Resource Number: Park East- 5
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r-I Park East SubdlvWon
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1947- 1952 i
- 1953 - 1457
- 1958 - 1962
- 1963 - 19G7
Figure 1. Park East Subdivision (map to be revised)
7
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
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8
Resource Number: 5BL10919
Temporary Resource Number: Park East- 5
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5BL10919
851 Inca Parkway, Boulder, CO
T.1 N R.70W Section 33
6th Prime Meridian
0 0.5 1 Niwot Quadrangle: 1979
Miles 1:24,000
Location Map
9
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
Photo Log
Property Name: 851 Inca Parkway
Property Location: 851 Inca Parkway, Boulder, Colorado
Photographer: Carrie Schomig
Date Taken: February 26-March 3, 2009
Negatives: none; digital photography used
Photo # Facing Description
1 NW South and East fagades
2 W-NW South and East fagades
3 NW South facade, Entrance detail
10
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
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Photograph 1. South and East facades, view to the Northwest
11
Resource Number: 5BL10919
Temporary Resource Number: Park East - 5
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Photograph 2. South and East fagades, view to the West-Northwest
12
Resource Number: 5BL10919
Temporary Resource Number: Park East- 5
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Photograph 3. South facade, Entrance detail, view to the Northwest
13
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Determined Eligible- NR Initials
Determined Not Eligible- NR
Architectural Inventory Form Determined ot Ele-SR
Determined N Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10930
2. Temporary resource number: Sunset Hills - 5
3. County: Boulder
4. City: Boulder
5. Historic building name: n/a
6. Current building name: 1547 North Street
7. Building address: 1547 North Street, Boulder, CO 80304
8. Owner name and address: Lois McDonald, 1547 North Street, Boulder, CO 80304
11. GEOGRAPHIC INFORMATION
9. P.M. 6th Township 1N Range 70W
NW % of SE'/ of NW % of section 30
10. UTM reference
Zone 13; 476407 mE 4430341 mN
11. USGS quad name:Boulder
Year: 1979 Map scale: 7.5'
12. Lot(s): 30 Block:2
Addition: Sunset Hills Year of Addition: 1946
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1952. These parcel boundary lines are North Street to the
south, and the property lines with 1537 North Street to the west, 1557 North Street to the east, and 1496 and
1498 Alpine Street to the north.
III. Architectural Description
14. Building plan (footprint, shape): Rectangular
15. Dimensions in feet: Length 32 x Width 38
16. Number of stories: One
17. Primary external wall material(s): Brick
I
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
18. Roof configuration: Other
19. Primary external roof material: Asphalt
20. Special features: Porch, Car Port
21. General architectural description: The house at 1547 North Street is a one-story, single-family, Simple Ranch
style residence`. The house is wood-framed with a rectangular footprint that is nearly square, and primarily clad
in a common-bond, blond brick veneer. The secondary cladding is a band of red-brick at the base of the first
story, and a pink, ashlar sandstone veneer covering the exterior of the basement, which is exposed at the side
and rear facades due to a downward sloping lot. The house's roof consists of a primary, medium-pitched,
hipped roof with a smaller cross-gable projecting forward at the west side of the south, principal fagade. The
roof has shallow, closed overhanging eaves closed, with wood trim. The front-gable end of the forward-
projecting cross-gable is clad in horizontal wood siding. The front entrance is located in the east side of this
projecting cross-gable and is covered by a seamless shed-roof extension of the main hipped roof, which forms a
shallow porch across the south fagade. This roof overhang is supported by a wrought-iron pier at the southeast
corner, and the porch is enclosed by a low, sandstone masonry wall. Fenestration primarily consists of two- and
three-part, vinyl-framed sliding windows (replacement) at all sides of the fagade. A large, plate-glass picture
window pierces both the south and west fagades of the cross-gabled projection. All of the window bays have
red-brick sills. As the lot slopes downward toward the north side of the property, a flat-roof extension of the
basement is extant and appears to be a car port. Although the interior was not surveyed due to restricted
access to the property, Boulder County Assessor records indicate that the house is 1,806 square feet and
contains two bedrooms, one full bath, and two three-quarter baths.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Sunset
Hills neighborhood in North Boulder. Landscaping surrounding the house consists of turf grass, ornamental
trees and plantings, a curving concrete walkway from the sidewalk to the front entrance, and a concrete drive to
the low-level car port at the rear of the house. The sloping lot is buttressed by stone-clad retaining walls at the
sides of the property.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 4952
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
2
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
Source of information: `
28. Original owner: John G. and Lois L. McDonald
l~,t
Source of information: Boulder County Clerk and R//efr6rder's Recording Division
29. Construction history (include description and dates of4najor additions, alterations, or demolitions): No major
changes were observed during survey. One inohange observed was the replacement of the original
windows with vinyl-framed windows within the original window bays.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling \
32. Intermediate use(s): nla vk ~0
33. Current use(s): Domestic/Single Dwelling kq
34. Site type(s), Suburban Home ` ~c: ~I°'
ck 'N
35. Historical background:
W
The house at 1547 North Street is located within the Sunset Hills subdivision of North Boulder. Sunset Hills is
located between 13th Street at the east and 19th Street at the west, and from Aapleton Avenue at the south to
Alpine Avenue at the north (see Figure 1). The subdivision consists of 113 properties developed between 1947
and 1962 with the majority built prior to 1952. The Sunset Hill Improvement Corporation was formed in 1944 by
Boulder contractor Ted McPherson who renamed the western portion of the,,bluff previously known as "Lovers
Hill" to "Sunset Hill." Along with city ~g consultant Saco R. DeBoer McPherson designed lots
that fit the winding nature of the streets in the area. The subdivision extended from First Avenue (now Alpine) to
High Street and from the alley between Broadway and 13th Street to 19th Street (The Daily Camera, May 13,
2007). Although McPherson purchased the property in 1944, the subdivision was not officially created until June
5, 1946.
In 1948, McPherson sold the entire Sunset Hills property to George White, a Nebraska real estate developer
who moved to Boulder in that year. White planned for homes in Sunset Hill ranging in price from $15,000 to
$20,000 (The Daily Camera, July 12, 1948). The typical lot size in Sunset Hills was 75 by 150 feet with some
being 90 by 100 feet in size. White hired prominent Denver architect Glen H. Huntington (the son of famed
Denver architect Glen W. Huntington) to design six homes along High Street, with the first being constructed at
1608 High Street. These six houses were located on the north side of the street and had hardwood floors, gas
heat, modern kitchens and baths, as well as large windows. Two of the six buildings included basements and
several included fireplaces. Each house had a different exterior appearance and interior plan to suggest
individuality. L. Marvin Wilkins' company Wilkins, Inc. constructed the homes which were completed in March
1949 (The Daily Camera, May 13, 2007; March 19, 1949). All six of the Huntington homes have since been
demolished and khe new houses has since been constructed.
VNA,R
By 1950, Sunset Hills was considered one of the most rapidly developing residential areas of Boulder. Following
the completion of the six Huntington houses in 1949, White and Wilkins Construction built nine additional new
houses on Sunset Hill and twelve along North Street by 1952. The North Street houses were smaller and less
expensive than those on High Street and cost between $8,500 and $8,700 in the early 1950s (The Daily Camera,
3
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills.- 5
May 1, 1952). Although Wilkins was the primary builder for Sunset Hills, at least three other construction
companies completed buildings in the neighborhood.
As the result of two different types of development that occurred in Sunset Hills, the houses along North Street
are smaller houses on smaller lots than the larger houses on Sunset Hill along Sunset Boulevard. In addition to
differences in size and scale, the houses along North Street are typically of the Minimal Traditional and Simple
Ranch architectural styles. The east end of the North Street also includes three multi-family apartment buildings.
The houses along Sunset Boulevard, however, were originally larger Semi-Custom or Custom Ranch style
houses or Split-Level houses. The Sunset Boulevard has also endured substantially more demolition and
reconstruction than North Street since the subdivision's original development.
1547 North Street:
The first residents of 1547 North Street were John G. and Lois L. McDonald. John McDonald was listed as
employed by the Boulder Dental Laboratory in the 1955 and 1959 City Directory. The property's ownership has
not changed since the property was developed, and Lois McDonald continues to live in the house. Stylistically,
although there are no other houses that are exactly like 1547 North Street in light of the Sunset Hill's
architectural diversity, the subdivision has are 15 similar Simple Ranch-style houses with hipped-with-cross-
gable or cross-hipped roofs.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1955, 1959.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
4
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
-Date of Construction
-Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
Architect or builder of prominence
-Example of the uncommon
...-.Other, if applicable
3, Environmental significance
-Site characteristics
-Compatibility with site
-Geographic importance
-Environmental appropriateness
,-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local
42. Statement of significance:
The house at 1547 North Street is recommended not eligible for nomination to the National Register of Historic
Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that the
building is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B. The building is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. It is a Simple Ranch house that is not
recognized as a locally important housing type due to the ubiquity of Ranch-style homes in Boulder and
throughout the greater Denver metropolitan area for middle-income homebuyers. For all of these same
reasons, this property also is recommended to be not eligible as a Local Landmark in the City of Boulder.
11 V~~ Y.
43. Assessment of historic physical integrity related to significance:
No major alterations to this house's exterior were observed during survey Minor Iterations include
replacement windows. The house and landscape are intact and have good historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes No X Discuss:
The Sunset Hills subdivision does not meet criterion A because is not closely associated with significant past
events, including local movements in transportation, community planning and development, social history,
5
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
tit
architecture and design, or politics and government. It was primary established in 1947 during the first period of
postwar development, but de Gv n €at continued through 1962 into the third period of developmenfi aatW i9>
from 1958 to 1967. Sunset Hills does not stand out for its design features, residential setting, housing, or its
geographic location relative to the larger historic context of the City of Boulder. Its neighborhood plan followed
the typical postwar subdivision model, as it did not introduce any new hallmarks of postwar residential planning
when it was established. It was not a trendsetting example of neighborhood design or local homebuilding
techniques and practices in Boulder, and it did not establish a pattern of significant development in the area.
The neighborhood does not meet criterion B because research has not indicated that the subdivision is closely
associated with locally or regionally significant builders, developers, or other locally important individuals or
groups. Although the original housing along Sunset Boulevard included six houses designed by prominent
architect Glen H. Huntington, all of these houses have been demolished. The subdivision also does not meet
criterion C because the extant housing is not distinctive for any design advances or popular trends, and does not
stand out as important architectural examples of postwar design among the local and regional subdivisions from
the period due to both lack of significance and numerous changes made to the earliest groups of postwar
houses in the neighborhood. As a result, the Sunset Hills neighborhood does not rise to the level of historic
significance required to be eligible as a NRHP historic district as a residential subdivision. For the same
reasons outlined above, Sunset Hills is also recommended not eligible as a Boulder District Landmark due to a
lack of Historical, Architectural, and Environmental significance, and due to the extent of alterations that
occurred. The subdivision has had a significant degree of both major and minor alterations, from complete
demolition of many original houses of all types within the subdivision, to minor alterations such as replacement
doors and windows and in-filled one-car garages. These total alterations have substantially impacted the
historical physical integrity of the overall neighborhood in terms of materials, feeling, and association to the
period when it was established, and this loss of integrity has adversely affected the significance of the
subdivision.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a. Is there Local Landmark district potential? Yes - No X
Discuss: The lack of significance and cumulative alterations within the neighborhood preclude Sunset Hills
from eligibility as a Local Landmark district. See Line 45 for further explanation.
Vill. RECORDING INFORMATION
47. Photograph numbers: nla, digital photography
48. Report title: Historic Context and Survey of Post-World War 11 Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
6
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
7
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
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8
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
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9
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5BL10930
1547 North Street, Boulder, CO
T1N R.70WSection 30
6th Prime Meridian
0 0.5 1 Boulder Quadrangle: 1979
Miles 1:24,000
Location Map
10
Resource Number: 6BL10930
Temporary Resource Number: Sunset Hills - 5
Photo Log
Property Name: 1547 North Street
Property Location: 1547 North Street, Boulder, Colorado
Photographer: Jennifer Bryant
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 NW South and East fagades
2 W-NW South and East fagades
3 NW South facade, Entrance detail
1]
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
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Photograph 1. South and East fagades, view to the Northwest
12
Resource Number: 5BL10930
Temporary Resource Number: Sunset Hills - 5
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Photograph 2. West and South fagades, view to the Northeast
13
Resource Number: 5BL1 0930
Temporary Resource Number: Sunset Hills - 5
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Photograph 3. South facade, Entrance detail, view to the Northwest
14
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
N ot ot le-SR
Architectural Inventory Form Determined Determined E
J Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10873
2. Temporary resource number: Highland Park-4
3. County: Boulder
4. City: Boulder
5. Historic building name: n/a
6. Current building name: 345 28th Street
7. Building address: 345 28th Street, Boulder, CO 80303
8. Owner name and address: Carolyn D. McNevin, Boulder, CO 80303
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township IN Range 70W
SW'/4 of NW % of NW'/4 of section 5
10. UTM reference
Zone 13; 477892 mE 4427201 mN
11. USGS quad name:Eldorado Springs
Year: 1994 Map scale: 7.5'
12. Lot(s): 26 Block: 3
Addition: Highland Park 7 Year of Addition: 1951
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction irf 1960. -These parcel boundary lines are 36th Street to the
c
east, and the property lines with 355 28th Street to1he north, 335 28th Street to the south, and 340 27th Street
to the west.
III. Architectural Description
14. Building plan (footprint, shape): Rectangular
15. Dimensions in feet: Length 36 x Width 26
16. Number of stories: One
17. Primary external wall material(s): Horizontal Siding
I
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
18. Roof configuration: Side-Gabled
19. Primary external roof material: Asphalt
20. Special features: None
21. General architectural description: The house at 345 28th Street is a one-story, single-family residence in the
Transitional Ranch style*. It is covered by a low-pitched, side-gabled roof covered in asphalt shingles, has wood
trim, but lacks overhanging eaves. The house is wood-framed and is clad in horizontal wood siding with vertical
wood siding at the side-gabled ends, which have crenellated edges. The secondary exterior cladding is
common-bond brick veneer that covers the portion of the principal, east fagade under. the picture window. The
primary entrance door is positioned roughly at center on the principal fagade, and consists of a single door
covered by a wrought-iron security door. Fenestration south of the entrance consists of four vertical, side-by-
side windows each consisting of two narrow casement windows topped by two transom lights. The overall effect
of the four windows is one large picture window. North of the entrance is one three-part window consisting of a
center fixed, plate-glass window flanked by two narrower casement windows. Side facades include one two-
light casement window at the south fagade and two similar window bays at the north fagade. All windows
appear to be original. The front entrance opens onto a poured-concrete stoop with a wrought-iron railing. The
house rests on a concrete foundation, and does not have a basement. Although the interior was not surveyed
due to restricted access to the property, Boulder County Assessor records indicate that the house contains two
bedrooms and one full bath within its 792-square-foot footprint.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural stylelbuilding type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Highland
Park neighborhood in Boulder. Landscaping surrounding the house consists of turf grass, ornamental trees, a
concrete driveway, and a concrete walkway that extends from 28th Street and the driveway to the front door.
24. Associated buildings, features, or objects: A detached, one-car garage with a front-gabled roof is located at the
rear, southwest corner of the lot. The garage matches the house with its horizontal siding, vertical siding at its
front-gable end, and its wood trim. The garage door appears to be original.
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1954
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: unknown
Source of information:
28. Original owner: George O. and Edna A. Elzi
2
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No exterior
alterations were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): nla
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 345 28th Street is located within the Highland Park subdivision, which is a medium-density
residential neighborhood in the south of Boulder, south of Baseline Road. Broadway divides the subdivision into
two sections. The larger section east of Broadway is bound by US 36 to the east, Dartmouth Avenue to the
south, and Elm Avenue to the north (see Figure 1). The a smaller westward extension of the neighborhood at
the west side of Broadway, which is bound by Regis Drive to Dartmouth Avenue between Eastman Avenue and
Moorhead.
The Highland Park neighborhood was established on 72 acres that previously comprised the Kohler farm.
Turnpike Builders, Inc. acquired the land in the early 1950s to subdivide and create the new neighborhood of
Highland Park in an area that was south of the Boulder city limits at that time. As experienced developers of a
large-scale neighborhood in Greeley, Turnpike Builders was led by John R.P. Wheeler, C. Howard Murphy, and
Kathleen Feuerstein. Highland Park was platted by May 1952 and construction started immediately afterward.
Although the original plans called for five different single-family house models, by 1954 the subdivision was only
advertising three models: the Arlington, Highlander, and Coloradoan. The cost of living in Highland Park was
reportedly aimed toward in the middle class, with houses costing between about $11,000 and $14,000. The
Arlington model was the smallest of the three models with 816 square feet of living space. The house had two
bedrooms, one bathroom, an outside terrace-barbecue pit, and the buyer had the option of a carport. The
Arlington model sold for $11,250 to $11,450 depending on the buyer's finishing choices. The mid-level model
was the Highlander. Built with 960 square feet of living space, the Highlander boasted two bedrooms, one
bathroom, and a convertible room which could be used as a third bedroom. The Highlander sold for $12,000 to
$12,200 in 1954. The largest model was the Coloradoan, which had 988 square feet of living space including
three bedrooms, one bathroom, and the option for a carport or garage. The Coloradoan cost $13,200 to
$13,500. Each house included a 60-foot, front-yard setback along curvilinear residential streets.
Turnpike Builders contracted with the Trolinger and Henley-Terrell real estate agencies to sell the properties
(The Daily Camera, May 28, 1952). Although Highland Park was advertised as a low-cost subdivision,
homebuyers still needed to acquire financing to purchase a home. The homes could be financed in one of two
ways. The first was to use a Federal Housing Act (FHA) loan with a 20% down payment. The second option
was reserved for military veterans who could use the GI Bill to qualify for a GI loan which only required 5% down.
3
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
By 1954, 312 families with a total of 222 children resided in Highland Park (The Daily Camera, October 18,
1954). On August 24, 1954, the Citizens Committee!of Highland Park was officially organized to deal with
matters of interest such as bus service, school facilities, traffic safety measures, park area, and taxation (The
Daily Camera, October 18, 1954). The Highland Park News, a newsletter produced by the community became
the Highland Park and Martin Acres News by December 1954, showing the close connection between Highland
Park, and the neighboring subdivision to the south, Martin Acres.
Turnpike Builders, Inc. operated out of their office at 3055 Moorhead (an Arlington model) until the completion of
construction on December 16, 1955, when the company ceased operation. Following the dissolution of Turnpike
Builders, Inc., John Wheeler joined with other builders to create the Highland Park Builders. This new company
built homes in a number of subdivisions around Boulder, including later additions to Highland Park that occurred
at the west side of Broadway in the late 1950s and early 1960s.
Highland Park applied many residential design principles that are common hallmarks of the post-World War II
neighborhood planning. These include areas of open parks and relatively shallow lots as the neighborhood block
omitted rear alleys and replaced them with front-accessed driveways in the front yard. The neighborhood
included only one cul de sac, however, which was a common roadway design feature included in postwar
neighborhoods. Highland Park's housing styles reflect some of the architectural changes that occurred during
the 1950s into the 1960s, with the shift from the Minimal Traditional house toward the Transitional Ranch and
Simple Ranch house types. This architectural evolution illustrates the departure from prewar to postwar
residential styles that became dominated by the low, one-story Ranch style architectural form in the postwar era.
Highland Park's houses of the early 1960s represent the continual transition toward taller Split-Level and two-
story houses in a range of stylistic variations. There are approximately 13 housing models within Highland Park,
and each of these models include many subtle variations. The houses differ from one another by footprint, the
shape of the roof, and exterior cladding, which frequently featured a combination of two materials, most often as
brick and vertical or horizontal wood siding. Roofs in Highland Park are typically low-pitched side-gabled, front-
gabled, hipped, cross-gabled, or cross-hipped variants. The most common original housing style within the
neighborhood are variations of the Simple Ranch hipped or side-gabled roof types.
The success of Highland Park and the large number of new families who moved to the neighborhood led to new
schools, commercial development, and new transportation routes that channeled growth to south Boulder.
Established in 1952, Highland Park became associated with new postwar industries in Boulder, such as the
aerospace industry, atmospheric research at the National Bureau of Standards, new research programs at the
University of Colorado, and the Rocky Flats Nuclear Weapons Factory south of Boulder, all of which were begun
in the early 1950s at the same time Highland Park was established. Highland Park's proximity to these
employment centers led to its housing many of the employees or students who worked in these important and
emerging industries. Meanwhile, the opening of the Denver-Boulder Turnpike (US 36) and a shopping strip
adjacent to the subdivision at the southeast corner of Baseline Road and Broadway further encouraged new
housing in Highland Park while bringing new patterns of development to south Boulder. As a major residential
subdivision in this rapidly growing part of Boulder, Highland Park played an important role in the south Boulder's
growth and expansion.
4
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
345 28th Street:
The first residents of 345 28th Street were George O. and Edna A. Elzi. According to the city directory George
Elzi worked for Dow Chemical Company, which was primary contractor at the Rocky Flats Nuclear Weapons
Factory south of Boulder- Architecturally, the house type was called the Highlander model house that was built in
1954 during Highland Park's first generation of development. The Highlander was characterized as a boxy
Transitional Ranch style house with a side-gabled roof and no overhanging eaves. The house at 345 28th Street
is one of 62 similar side-gabled Ranch style houses that do not have attached garages in Highland Park, making
it a common house type for the neighborhood.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk°s Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1963.
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
-Distinction in the development of the community of Boulder
-Recognition by Authorities
Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
Architect or builder of prominence
_-Example of the uncommon
-Other, if applicable
5
Resource Number: 5BL10880
Temporary Resource Number: Highland Park-4
3. Environmental significance
-Site characteristics
-Compatibility with site
Geographic importance
--Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local X
42. Statement of significance:
The house at 345 28th Street is recommended not eligible for nomination to the National Register of Historic
Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that the
house is not closely associated with important historical patterns of our past or important persons from our past
and thus does not meet criteria A or B. The house is not recommended eligible for architectural merit (criterion
C) because it does not embody the distinctive characteristics of a type, period, or method of construction, the
work of a master, or possess high artistic values. The house is a single-family residence of the Transitional
Ranch architectural type that is not recognized as a locally important housing type due to the ubiquity of Ranch-
style homes in Boulder and throughout the greater Denver metropolitan area for middle-income homebuyers.
For all of these same reasons, this property also is recommended to be not eligible as an individual Local
Landmark in the City of Boulder. However, it is recommended eligible as a contributing building in a Boulder
Landmark District (see Line 46a, below).
43. Assessment of historic physical integrity related to significance:
Although the house's horizontal wood siding has a substantial amount of paint loss, no major or minor
alterations to this house's exterior were observed during survey. The house and landscape are entirely intact
and have good historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
Highland Park is recommended eligible under NRHP criteria A and C as a significant postwar residential
development of the 1950s and early 1960s in Boulder. Under criterion A, Highland Park is closely associated
with the establishment of the Boulder-Denver Turnpike (US 36), which runs along the neighborhood's eastern
edge and was established the same year, 1952. The neighborhood's annexation to Boulder promoted the city's
new growth and expansion to the south that continued well after Highland Park was completed. As one of the
largest postwar neighborhoods of the 1950s in Boulder, Highland Park set an important example of large-scale
residential patterns of development in the city. The expedient construction of vast numbers of moderately priced
houses in Highland Park demonstrated the dire need for housing in Boulder at that time, as well as the efficient
building methods used to achieve it. Consequently, the success of the neighborhood and the large number of
6
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
new families who moved there led to new schools, commercial development, and new transportation routes that
channeled growth to south Boulder. Established in 1952, Highland Park also stands out for its association with
new postwar industries in Boulder, such as the aerospace industry, atmospheric research at the National Bureau
of Standards, new research programs at the University of Colorado, and Dow Chemical and the Rocky Flats
Nuclear Weapons Factory south of Boulder, all of which were begun in the early 1950s at the same time
Highland Park was established. Highland Park's proximity to these employment centers led to its housing many
of the employees or students who worked in these important and emerging industries.
Highland Park also meets criterion C as a good example of a postwar neighborhood that displays the
architectural evolution from simple tract housing with minimal stylistic ornamentation of the early 1950s to the
larger and more stylistically expressive housing types of the early 1960s, the neighborhood's last phase of
development west of Broadway. At the same time, each period of development exhibited architectural uniformity
due to a limited number of models, a fact which may be credited to its creation by only one developer, Turnpike
Developers, which turned into Highland Park Builders after 1955. As a neighborhood, Highland Park
demonstrates hallmarks of postwar neighborhood planning, such as curvilinear roads, community parks, and
tree-lined streets. Its final period of growth west of Broadway and south of National Bureau of Standards also set
the precedent for further residential development to the south, which eventually became the Table Mesa
subdivision.
Integrity loss to individual houses and landscapes within Highland Park precludes it from meeting the NRHP
criteria for significance. An accumulation of minor changes, such as replacement windows, doors, or enclosed
garages or carports, the deterioration of many original landscapes and front yards, and a number of drastic
changes, such as second-story additions or in a few cases, total demolition, has negatively impacted the overall
setting and feeling within the neighborhood. As the result of these changes, Highland Park's historical and
physical integrity does not rise to the level required for eligibility under the NRHP criteria.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing _ Noncontributing
46a.-Is there Local Landmark district potential? Yes X No
Discuss: Highland Park is recommended to meet Boulder's Criteria for District Landmarks because of its
less-stringent requirement of integrity of setting, feeling, materials, and association. As a result, while the
Highland Park is not recommended eligible as a NRHP historic district, it is recommended eligible as a Boulder
District Landmark. As such, the house at 345 28th Street is recommended to be a contributing element of this
district. Please see Line 45 for further explanation of significance.
VIII. RECORDING INFORMATION
47. Photograph numbers: nla, digital photography
48. Report title: Historic Context and Survey of Post-World War II Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
7
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
52_ Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
8
Resource Number: 5BL10880
Temporary Resource Number: Highland Park-4
N ~
O
M
Moorhead`Av
ti
OEM
Legend
Highland Park GJ~
BLDGYEAR
1947-1952
- 1953 - 1957
- 1958 - 1962
- 1961- 1967
Figure 1. Highland Park Subdivision (map to be revised)
9
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
-.e 375 r.lsi
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Sketch Map
Copyright City of Boulder, Aerial Photographs 2003.
10
Resource Number: 5BL10880
Temporary Resource Number: Highland Park-4
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345 28th Street, Boulder, CO
T.1S R.70W Section 5
6th Prime Meridian
0 0.4 O.B Eldorado Springs Quadrangle: 1994
Miles 1:24,000
Location Map
11
Resource Number: 5BLI0880
Temporary Resource Number: Highland Park-4
Photo Log
Property Name: 345 28th Street
Property Location: 345 28th Street, Boulder, Colorado
Photographer: Carrie Schomiq
Date Taken: February 26-March-3, 009
Negatives: none, digitai photography used
Photo # Facing Description
1 NW South and East fagades
2 SW South and North fagades
3 NW Garage
12
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
.S- ~e, .~•_-psi Sri ,fe ti`~ I"i t :,a7 ! A 1, 'tJ. 7~
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Photograph 1. South and East fagades, view to the Northwest
13
Resource Number: 5BL10880
Temporary Resource Number: Highland Park - 4
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Photograph 2. South and North fagades, view to the Southwest
14
Resource Number: 5BL.10880
Temporary Resource Number: Highland Park-4
f ~,A"4..""~ww y f l' Y 1Ny1y{FS ~ {
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S Photograph 3. Garage, view to the Northwest
15
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determinedot Ele-SR
Determined N Not Eligible- SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 5BL10952
2. Temporary resource number: Table Mesa - 26
3. County: Boulder
4. City: Boulder
5. Historic building name: nIa
6. Current building name: 2805 Lagrange Court
7. Building address: 2805 Lagrange Court, Boulder, CO 80305
8. Owner name and address: Nanette Mannheimer Revoc. Trust, 2805 Lagrange Court, Boulder, CO 80305
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township 1N Range 70W
NW % of NW % of SW X of section 8
10. UTM reference
Zone 13 ; 477995 mE 4425160 mN
11. USGS quad name:Eldorado Springs
Year: 1994 Map scale: 7.5'
12. Lot(s): 73 Block:4
Addition: Table Mesa 2 Year of Addition: 1962
13. Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1966. These parcel boundary lines are Lagrange Court to
the South, Judson Drive to the east, and the property lines with 2809 Lagrange Court to the west, Park Lane to
the north, and 415 Christmas Tree Drive to the west.
III. Architectural Description
14. Building plan (footprint, shape): L-Shaped
15. Dimensions in feet: Length 54 x Width 27
16. Number of stories: One and One-Half
17. Primary external wall material(s): Horizontal Siding, Brick
I
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
18. Roof configuration: Cross-Gable
19. Primary external roof material: Asphalt
20. Special features: Attached Garage, Porch
21. General architectural description: The house at 2805 Lagrange Court is a one-and-one-half-story, single-family,
t5pIit-Level house in the Tudor Revival Character Style*._ The_) Jus~-is-wood=fmmed-with an L-shaped footprint
created by the projection of an integrated two-car garage at the west side of the house. It is primarily clad in
horizontal wood siding with rusticated wavy edging in the style of the Tudor Revival Character style at the upper
story. The middle and lower stories are clad in common-bond, brown-brick veneer. The roof covering the upper
story is front-gabled while the middle and lower stories are covered by a side-gabled. All portions of the roof are
covered in asphalt shingles and have deep, closed, overhanging eaves with wood trim. The front entrance is
located at the center of the south, principal fagade. The entrance has a stepped concrete stoop and is covered
by a shallow extension of the main roof to form a minimal porch. Fenestration consists of metal-framed fixed
and sliding windows (replacement) at all of the facade. The three window bays at the upper level of the
principal, south fagade each have metal, diamond-patterned multi-lights, which appear to possibly be decorative
metal screens that cover two-light sliding windows. The house's middle level has a large plate-glass picture
window that is flanked by narrow sidelights, which appear to be sliding, and has vertical-slat decorative shutters.
The lower level has one window at the principal facade that is located adjacent to the front door, and is also
covered by diamond-patterned multi-lights. The attached garage projects forward slightly from the main mass of
the house, is divided into two car bays with replacement doors, and is covered by a shed-roof extension of the
middle-level's side-gabled roof. Although the interior was not surveyed due to restricted access to the property,
Boulder County Assessor records indicate that the house is 2,166 square feet and contains three bedrooms,
one full bath and one three-quarter baths.
*Please refer to the report Historic Context and Survey of Post-World War II Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Split-Level
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Table
Mesa neighborhood in South Boulder. Landscaping surrounding the house consists of turf grass, ornamental
trees and plantings, a straight concrete walkway from the driveway to the front entrance, and a concrete
driveway to the attached garage.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 9966
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
2
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
27. Builder/Contractor: unknown
Source of information:
28. Original owner: Rudy and Nanette Mannheimer
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No major or
minor changes were observed during survey.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): n!a
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 2805 Lagrange Court is located within the Table Mesa subdivision in South Boulder. Located
between Table Mesa Drive and Broadway from Heidelberg Drive to Regis Drive, the Table Mesa Subdivision
contains 1270 residential houses built between 1958 and 1967 (see Figure 1). The entire Table Mesa tract was
originally part of the 922-acre Viele Ranch. Following William Viele's death, the Toedtli family, purchased the
land continued to operate the property as a ranch until 1955 (The Daily Camera, January, 25, 1976). The Toedtli
family sold the land to C.L. Carlock who sold the land to the Boulder Hills Corporation in 1955. The Table Mesa
Development Company purchased the 555 acres that comprise the Table Mesa Subdivision from the Boulder
Hills Corporation in January 1962.
The Table Mesa Development Company developed the subdivision in two short phases. The first phase
occurred on January 2, 1962, and the second phase, called the Table Mesa First Addition, was established on
April 23, 1962. Organized by Hugh Phillips and John Wheeler (previously involved with the Baseline and
Highland Park subdivisions), the Table Mesa Development Company incorporated a 40-acre park surrounding
Viele Lake as well as possible commercial development regions within the 555 acre tract. Strict agreements
were put into place for the subdivision to control lot size as well as the size of the homes built in Table Mesa.
Five builders constructed the first houses of the proposed 1,953 houses by August 1962, giving buyers the
option of 20 models. Although High Gate Homes built a large number of homes within Table Mesa, the
subdivision is composed of houses built by over 12 construction companies. Each builder offered a variety of
models in specific locations; Highland Park Homes offered six models located around Table Mesa Drive and
Case Court, Hudson Homes offered three models located near Table Mesa Drive and Hartford Court, Floyd Fell
Homes were located around Dariey Street and Claremont Drive and featured three models, Keith Homes at Yale
Road and Table Mesa Drive had four models, and George Holdrege's Imperial Custom Homes, Inc. offered
individualized residences along the western boundary of the subdivision (The Daily Camera, August 16, 1962).
Table Mesa was planned in a similar manner to other new residential subdivisions of the mid-to-late-1960s. The
1960s residential subdivision, like Table Mesa, was designed with broad, curvilinear streets and cul de sacs to
create the desired pastoral effect within the neighborhood. Many subdivisions instated covenants that
3
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
determined landscaping and other design guidelines and ensured stylistic continuity within the neighborhood.
Table Mesa was therefore a typical neighborhood for its era in terms of design, landscape, and setting. Table
Mesa's housing consisted of larger homes than those common the in the 1950s, and they were often taller as
well. Bi-Level, Split-Level, and Two-Story houses grew in popularity next to the Ranch House that continued to
be favored among the popular housing types. These multi-storied house plans offered "family zoning" to
separate the bedrooms from the nosier living areas as the young families of the 1950s grew into families with
older children and teenagers by the 1960s. Low-pitched roofs and a wider variety of architectural details were
introduced in 1960s housing, and the homeowners faced more architectural choices than ever before in the
postwar era. With increasing automobile ownership, the attached garage or car port became common, and
often the garage accommodated two cars rather than just one. Twenty-eight different models were built in the
Table Mesa neighborhood, not including subtle variations between each of these housing types.
2805 Lagrange Court.
The first residents of 2805 Lagrange Court were Rudy and Nanette Mannheimer, who purchased the property in
1966 from Highgate Homes. Nanette Mannheimer continues to be the owner of the property. Architecturally,
there are 141 similar Split-Level houses within the Table Mesa neighborhood.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
Vt. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
Boulder Standards for Designation:
1. Historical Significance
Date of Construction
Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
4
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
-Architect or builder of prominence
-Example of the uncommon
-Other, if applicable
3. Environmental significance
Site characteristics
-Compatibility with site
Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: nla
41. Level of significance: National State Local
42. Statement of significance:
The house at 2805 Lagrange Court is recommended not eligible for nomination to the National Register of
Historic Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates that
the building is not closely associated with important historical patterns of our past or important persons from our
past and thus does not meet criteria A or B. The building is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. It is a Split-Level house that is not
recognized as a locally important housing type due to the ubiquity of similar 1960s Split-Level homes in Boulder
and throughout the greater Denver metropolitan area for middle-income homebuyers. For all of these same
reasons, this property also is recommended to be not eligible as Local Landmark in the City of Boulder.
43. Assessment of historic physical integrity related to significance:
No major or minor alterations to this house's exterior were observed during survey. The house and landscape
are intact and have excellent historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
The Table Mesa subdivision does not meet NRHP criterion consideration G for properties with exceptional
significance that are less than 50 years of age, because the subdivision was not found to be exceptionally
significant under any NRHP criteria. The Table Mesa subdivision does not meet criterion A because is not
closely associated with exceptionally significant past events, including local movements in transportation,
community planning and development, social history, architecture and design, or politics and government. It was
5
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
primary established during the third period of postwar development, which was from 1958 to 1967, and does not
stand out for exceptionally important design features, residential setting, housing, or its geographic location
relative to the larger historic context of the City of Boulder. Its neighborhood plan followed the typical postwar
subdivision model, as it did not introduce any new hallmarks of postwar residential planning when it was
established. It was not a trendsetting example of neighborhood design or local homebuilding techniques and
practices in Boulder, and it did not establish a pattern of significant development in the area. The neighborhood
does not meet criterion B because research has not indicated that the subdivision is closely associated with
exceptionally significant builders, developers or architects, nor with other exceptionally important individuals or
groups. The subdivision also does not meet criterion C because the housing was not exceptionally distinctive for
any design advances or popular trends, and does not stand out as exceptionally important architectural
examples of postwar design among the local and regional subdivisions from the period. As a result, the Table
Mesa neighborhood does not rise to the level of outstanding historic significance required to be eligible as a
NRHP historic district as a residential subdivision under NRHP criteria consideration G.
For the same reasons outlined above, Table Mesa is also recommended not eligible as a Boulder District
Landmark due to a lack of Historical, Architectural, and Environmental significance in Boulder and to the
accumulation of major alterations to the many of the houses. These alterations include new fagade materials
and second-story additions to a substantial number of houses within the neighborhood. Although the
Significance Criteria for Boulder District Landmarks does not require exceptional significance for properties or
districts less than 50 years of age, Table Mesa does not have enough historical significance or historical physical
integrity to recommend it eligible as a Landmark District under the local criteria for significance.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing Noncontributing
46a. Is there Local Landmark district potential? Yes _ No X
Discuss: The lack of significance and cumulative alterations within the neighborhood preclude Table Mesa
from eligibility as a Local Landmark district. See Line 45 for further explanation.
VIII. RECORDING INFORMATION
47. Photograph numbers: n/a, digital photography
48. Report title: Historic Context and Survey of Post-World War II Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
G
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
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Figure 1. Table Mesa Subdivision (map to be revised)
7
Resource Number: 5BL10952
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8
Resource Number: 5BL10952
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Location Map
9
Resource Number: 5BL10952
Temporary Resource Number: Table Mesa - 26
Photo Log
Property Name: 2805 Lagrange Court
Property Location: 2805 Lagrange Court, Boulder, Colorado
Photographer: Carrie Schomig
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 NE South fagade
2 NW South facade
3 NW South facade, Entrance detail
4 N South facade, Window detail
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Resource Number: 5BL10952
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11
Resource Number: 5BL10952
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12
Resource Number: 5BLI0952
Temporary Resource Number: Table Mesa - 26
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13
Resource Number: 5BLI0952
Temporary Resource Number: Table Mesa - 26
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14
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor-3
OAHP1403 Official eligibility determination
Rev. 9198 (OAHP use only)
COLORADO CULTURAL RESOURCE SURVEY Date Initials
Determined Eligible- NR
Determined Not Eligible- NR
Architectural Inventory Form Determined Eligible- SR
Determined Not Eligible-SR
Need Data
Contributes to eligible NR District
Noncontributing to eligible NR District
1. IDENTIFICATION
1. Resource number: 6BL10960
2. Temporary resource number: Wagoner Manor - 3
3. County: Boulder
4. City: Boulder
5. Historic building name: n/a
6. Current building name: 809 Brooklawn Drive
7. Building address: 809 Brooklawn Drive, Boulder, CO 80305
8. Owner name and address: Marjorie Meyers, 809 Brooklawn Drive, Boulder, CO 80305
II. GEOGRAPHIC INFORMATION
9. P.M. 6th Township IN Range 70W
SW Y/4 of NW A of SE Y4 of section 33
10. UTM reference
Zone 13; 480113 mE 4430341 mN
11. USGS quad name: Niwot
Year: 1979 Map scale: 7.5'
12. Lot(s): 14 Block: n/a
Addition: Wagoner Manor Year of Addition: 1954
13, Boundary Description and Justification: The boundary encompasses the property's legal boundaries, which
have not changed since the house's construction in 1956. These parcel boundary lines are Laurel Drive to the
north, Brooklawn Drive to the east, and the property lines with 807 Brooklawn Drive to the south and with 890,
880, and 870 McIntire Street to the west.
III. Architectural Description
14. Building plan (footprint, shape): Irregular
15. Dimensions in feet: Length 79 x Width 38
16. Number of stories: One
17. Primary external wall material(s): Horizontal Siding
1
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor- 3
18. Roof configuration: Other
19_ Primary external roof material: Asphalt
20. Special features: Porch, Attached Garage, Chimney
21. General architectural description: The house at 809 Brooklawn Drive is a one-story, single-family, Simple Ranch
style" residence. The house is wood-framed with an irregular footprint that is nearly rectangular. It is primarily
clad in horizontal wood siding on all sides. The roof is gable-on-hipped, with a hipped-roof extension over the
two-car garage at the house's north side. The roof has deep, overhanging eaves with wood trim. The principal,
east facade has an off-center, recessed entrance porch that contains two entrance doors: one at the north, side
wall and one in the east facade (it is unclear which door is the primary entrance). Fenestration consists of two
identical double-window bays at the south end of the east facade, both of which consist of two, 2/2 double-hung
sash windows with decorative, fixed-louvered shutters. The recessed entrance porch has one smaller double
window bay of two 2/2 double-hung sash windows, but without shutters. The north side of the east facade has a
large, plate-glass picture window with flanking rectangular sidelights that appear to be casement. The north,
side facade adjacent to the attached garage has a row of four small clerestory windows under the eave. All of
the windows appear to be metal-framed. The foundation is concrete. A broad, brick chimney is located at the
rear, northwest corner of the house. The attached two-car garage is set back from the house's east facade.
Although the interior was not surveyed due to restricted access to the property, Boulder County Assessor
records indicate that the house is 1,582 square feet and contains three bedrooms, one bath, and one three-
quarter bath.
*Please refer to the report Historic Context and Survey of Post-World War li Residential Architecture in Boulder, Colorado,
for an in-depth discussion of postwar architectural styles.
22. Architectural style/building type: Ranch
23. Landscaping or special setting features: The house is located in a residential, suburban setting in the Wagoner
Manor neighborhood in East Boulder. Landscaping surrounding the house consists of turf grass, ornamental
trees and plantings, a concrete walkway from the driveway to the front entrance, and an asphalt-paved driveway
to the garage at the north end of the property.
24. Associated buildings, features, or objects: None seen
IV. ARCHITECTURAL HISTORY
25. Date of Construction: Actual: 1956
Source of information: Boulder County Assessor Records, March 2009
26. Architect: unknown
Source of information:
27. Builder/Contractor: Wagoner Construction Company
Source of information: The Daily Camera, January 21, 1955.
28. Original owner: Samuel E. and Joan 1. Cerise
2
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor- 3
Source of information: Boulder County Clerk and Recorder's Recording Division
29. Construction history (include description and dates of major additions, alterations, or demolitions): No major or
changes were observed during survey. The clerestory windows under the eave at the north fagade appear to
possibly be later additions, and additionally, this entire portion of the house encompassing the picture window
bay may also be a small addition to the house, but this could not be confirmed.
30. Original location X Moved Date of move(s):
V. HISTORICAL ASSOCIATIONS
31. Original use(s): Domestic/Single Dwelling
32. Intermediate use(s): n/a
33. Current use(s): Domestic/Single Dwelling
34. Site type(s): Suburban Home
35. Historical background:
The house at 809 Brooklawn Drive is located within the Wagoner Manor subdivision in East Boulder. Wagoner
Manor is located between Foothills Parkway to the west and Crescent Drive to the east, and between Baseline
Road to the south and Pennsylvania Avenue to the north (see Figure 1). The neighborhood contains 28 houses
built between 1954 and 1962 along Brooklawn Drive. Located near the eastern edge of the Boulder City limits
along Baseline Road, the neighborhood is an example of the continuing expansion of growth in and around the
eastern edges of the City of Boulder as the population rapidly grew during the 1950s. The official creation of
Wagoner Manor occurred on August 9, 1954, on land that was originally the Blackmer tract. Lyal Quinby
purchased the property in 1953, and leveled and drained the land for construction. Quinby hired the Wagoner
Construction Company, run by Fred K. Wagoner and his three sons Jack R., Donald L., and Howard R.
Wagoner, to construct the new neighborhood. While the Wagoner's constructed the subdivision, Quinby
employed the Conrad-Hopkins real estate agency to handle property sales.
The earliest houses were built in 1954 and were located along Brooklawn Drive, which was two miles east of
Boulder's city limits at that time. According to a photograph taken in August 1955, a roadside sign advertising
Wagoner Manor touted the subdivision as "country living at its best." The houses were spread relatively far apart
for postwar subdivisions at that time, as each property included street frontage of 140 feet and was set on one-
acre lots, which was considerably larger than the average post-war lot that was typically less than one-fourth of
an acre. Wagoner offered three house models, each of which featured amenities such as a one- or two-car
garage, fireplace, ceramic tile kitchen and baths, mahogany kitchen cabinets, and a cedar shingle roof. Each
house included a minimum of three bedrooms and a living area of 1,252 square feet (The Daily Camera, January
21, 1955).
Eight residences were completed by January 1955, while ten other houses were in various stages of construction
as plans for the subdivision increased to a total 116 lots (The Daily Camera, January 21, 1955). A funds
distribution dispute ensued between the Wagoner Manor Construction company and their financiers, the
Mountain Savings and Loan from 1955 until 1959. By 1959, the Wagoner ended its construction in Wagoner
Manor with only 28 houses built by that time (The Daily Camera, October 28, 1959). The dispute between the
two companies finally ended in 1962 with the Tenth Circuit United State Court of Appeals, ruling in favor of the
3
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor - 3
Mountain Savings and Loan Association (311 F.2d 403 No. 6961, United States Court of Appeals Tenth Circuit,
December 3, 1962).
The 28 houses built within the Wagoner Manor neighborhood before the construction ceased are all located
along Brooklawn Drive. They are each variants of one of three house models: the Newport, the Montclair, and
the Monterey. All three styles are similarly designed along a long lateral axis that runs parallel with the street,
and has the effect of creating a long, rambling principal facade. The three models vary most prominently
according to variations in roof types, with the Newport featuring a very low-pitched side-gabled roof, the Montclair
with a gable-on-hipped or hipped roof, and the Monterey featuring a moderately low-pitched side-gabled roof.
The houses can be characterized as Simple Ranch style houses due to their flexible interior arrangements and
finishes. Nearly all of Wagoner Manors original 28 houses have been modified to varying degrees since their
construction.
809 Brooklawn Drive:
The first residents of 809 Brooklawn Drive were Samuel E. and Joan I. Cerise. According to the 1967 Boulder
City Directory, Samuel Cerise worked for as an engineer for the Dow Chemical Company, which was primary
contractor at the Rocky Flats Nuclear Weapons Factory south of Boulder. Marjorie Myers, the current owner,
acquired the property in 1970. Architecturally, of the 28 houses in the Wagoner Manor neighborhood, 12 are the
Montclair model, making it the most popular style of house in the subdivision. The Montclair is characterized by
the gable-on-hipped roof and the off-center, recessed entrance porch.
36. Sources of information:
Boulder County Assessor Records.
Boulder County Clerk and Recorder's Recording Division.
R.L. Polk and Co., Polk's Boulder City Directory. Kansas City, Mo.: R.L. Polk and Co., 1959, 1963
VI. SIGNIFICANCE
37. Local landmark designation: Yes _ No X Date of designation:
Designating authority:
38. Applicable National Register Criteria:
A. Associated with events that have made a significant contribution to the broad pattern of our history;
B. Associated with the lives of persons significant in our past;
C. Embodies the distinctive characteristics of a type, period, or method of construction, or represents
the work of a master, or that possess high artistic values, or represents a significant and
distinguishable entity whose components may lack individual distinction; or
D. Has yielded, or may be likely to yield, information important in history or prehistory.
Qualifies under Criteria Considerations A through G (see Manual)
X Does not meet any of the above National Register criteria
4
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor - 3
Boulder Standards for Designation:
1. Historical Significance
-Date of Construction
-Distinction in the development of the community of Boulder
-Recognition by Authorities
-Association with historical persons or events
2. Architectural Significance
Artistic merit
X Recognized period or style
-Indigenous qualities
-Architect or builder of prominence
-Example of the uncommon
,Other, if applicable
3. Environmental significance
-Site characteristics
-Compatibility with site
Geographic importance
-Environmental appropriateness
-Area integrity
39. Area(s) of significance: n/a
40. Period of significance: n/a
41. Level of significance: National State Local
42. Statement of significance:
The house at 809 Brookiawn Drive is recommended not eligible for nomination to the National Register of
Historic Places (NRHP) due to its lack of significance under any NRHP criteria. Historical research indicates
that the building is not closely associated with important historical patterns of our past or important persons from
our past and thus does not meet criteria A or B. The building is not recommended eligible for architectural merit
(criterion C) because it does not embody the distinctive characteristics of a type, period, or method of
construction, the work of a master, or possess high artistic values. It is a Simple Ranch style house that is not
recognized as a locally important housing type due to the ubiquity of similar 1950s Ranch style homes in Boulder
and throughout the greater Denver metropolitan area for middle-income homebuyers. For all of these same
reasons, this property also is recommended to be not eligible as a Local Landmark in the City of Boulder.
43. Assessment of historic physical integrity related to significance:
No major or minor alterations to this house's exterior were observed during survey. The house and landscape
are intact and have excellent historic physical integrity.
VII. NATIONAL REGISTER ELIGIBILITY ASSESSMENT
44. National Register eligibility field assessment:
Eligible Not Eligible X Need Data
45. Is there National Register district potential? Yes - No X Discuss:
5
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor - 3
The Wagoner Manor subdivision does not meet criterion A because it is not closely associated with significant
past events, including local movements in transportation, community planning and development, social history,
architecture and design, or politics and government. It was primary established during the second period of
postwar development, which was from 1951 through 1957, and does not stand out for its design features,
residential setting, housing, or its geographic location relative to the larger historic context of the City of Boulder.
Its neighborhood plan followed the typical postwar subdivision model, as it did not introduce any new hallmarks
of postwar residential planning when it was established. It was not a trendsetting example of neighborhood
design or local homebuilding techniques and practices in Boulder, and it did not establish a pattern of significant
development in the area. The neighborhood does not meet criterion B because research has not indicated that
the subdivision is closely associated with locally or regionally significant builders, developers or architects, nor
with other locally important individuals or groups. The subdivision also does not meet criterion C because the
housing was not distinctive for any design advances or popular trends, and does not stand out as important
architectural examples of postwar design among the local and regional subdivisions from the period. As a result,
the Wagoner Manor neighborhood does not rise to the level of historic significance required to be eligible as a
NRHP historic district as a residential subdivision. Moreover, a significant degree of major and minor alterations,
such as the addition of second-stories and entrance structures, has adversely impacted the historical physical
integrity of the overall neighborhood in terms of materials, feeling, and association. For the same reasons
outlined above, Wagoner Manor is also recommended not eligible as a Boulder District Landmark due to a lack
of Historical, Architectural, and Environmental significance and due to loss of historical physical integrity.
If there is National Register district potential, is this building: Contributing _ Noncontributing
46. If the building is in existing National Register district, is it: Contributing Noncontributing
46a. Is there Local Landmark district potential? Yes _ No X
Discuss: The lack of significance and cumulative alterations within the neighborhood preclude Wagoner
Manor from eligibility as a Local Landmark district. See Line 45 for further explanation.
Vill. RECORDING INFORMATION
47. Photograph numbers: n/a, digital photography
48. Report title: Historic Context and Survey of Post-World War 11 Residential Architecture in Boulder,
Colorado
49. Date(s): March 13, 2009
50. Recorder(s): Carrie Schomig and Jennifer Bryant
51. Organization: TEC, Inc.
52. Address: 1658 Cole Boulevard, Suite 190, Golden, CO 80401
53. Phone number(s): 303-273-0231
NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and
photographs.
Colorado Historical Society - Office of Archaeology & Historic Preservation
1300 Broadway, Denver, CO 80203 (303) 866-3395
6
Resource Number: 5BL10960
Temporary Resource Number: Wagoner Manor - 3
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Figure 1. Wagoner Manor Subdivision (map to be revised)
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Location Map
9
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Photo Log
Property Name: 809 Brooklawn Drive
Property Location: 809 Brooklawn Drive, Boulder, Colorado
Photographer: Jennifer Bryant
Date Taken: February 26-March 3, 2009
Negatives: none: digital photography used
Photo # Facing Description
1 W East fagade
2 SW East facade
3 NW East facade, Entrance detail
4 NW South and East facade
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Photograph 2. East facade, view to the Southwest
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Resource Number: 5BLI0960
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Photograph 3. East facade, Entrance detail, view to the Northwest
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Photograph 4. South and East facade, view to the Northwest
14