Historic Preservation Commission

AGENDA HISTORIC PRESERVATION COMMISSION TOWN OF BUENA VISTA, COLORADO July 6, 2023 3:00 PM In-person Meeting will be held at the Buena Vista Airport with alternate zoom link availability for the public to also attend virtually. To participate in Public Comment and/or Public Hearings you must attend in-person or use the following link: https://us02web.zoom.us/j/84638379205?pwd=UmRSMWdPZ21MWW5ibnZLZjh3OW10Zz09 Meeting ID: 846 3837 9205 Passcode: 923915 Listen via phone at: 1-719-359-4580 Meeting ID: 846 3837 9205 Passcode: 923915 I. CALL TO ORDER II. ROLL CALL III. AGENDA ADOPTION IV. APPROVAL OF MINUTES – June 1, 2023 V. PUBLIC COMMENT VI. BUSINESS ITEMS A. The Pearl Theater B. Historic Survey public meeting date C. Town Preservation Plan & ADG discussion D. Town staff and trustee news E. Updates from related organizations and general discussion VII. STAFF UPDATES VIII. ADJOURNMENT This Agenda may be Amended Posted at Buena Vista Town Hall and www.buenavistaco.gov  AGENDA HISTORIC PRESERVATION COMMISSION TOWN OF BUENA VISTA, COLORADO June 1, 2023 3:00 PM In-person Meeting will be held at the Buena Vista Airport with alternate zoom link availability for the public to also attend virtually. To participate in Public Comment and/or Public Hearings you must attend in-person or use the following link: https://zoom.us/j/95118280381 Meeting ID: 951 1828 0381 Passcode: 20212021 Listen via phone at: 1-720-707-2699 Meeting ID: 951 1828 0381 Passcode: 20212021 I. CALL TO ORDER John called the meeting to order at 3:03 pm. II. ROLL CALL Vic Kuklin, John O’Brien, Katy Welter, Mary Therese Anstey, Suzy Kelly, Nancy Locke, and Jo Reese attended in person. Chase McCutcheon attended in person as Town staff. Melanie Locke attended via phone. III. AGENDA ADOPTION Two additions were proposed for the Agenda – Saving Places, On the Road; and a discussion about HPC Ethics. Mary Therese moved and Suzy seconded a motion to approve the agenda as amended. The motion carried unanimously. IV. APPROVAL OF MINUTES – May 4, 2023 Suzy Kelly moved and Nancy Locke seconded a motion to approve the minutes, as amended to correct typos. The motion carried unanimously. V. PUBLIC COMMENT VI. BUSINESS ITEMS A. Coffee with Commissioners and Coloring Contest Mary Therese shared the winners of the Coloring Contest. All of the volunteers enjoyed participating and received a lot of positive feedback, as well as some community concerns about the loss of historic integrity in town. In the future Jo Reese shared an update on Coffee with Commissioners, reporting it as a win, and suggested continuing the practice on the first Thursday of the month during October – May. Katy mentioned that a big positive was hearing from the This Agenda may be Amended Posted at Buena Vista Town Hall and www.buenavistaco.gov Beautification Board members who are like-minded and would like to increase signage for historic properties. John and Jo are working on quotes for the signs, and Mary Therese has been talking with Dorothy from Beautification about a State Historical Fund grant. Suzy shared that the calendars have been selling well and the proceeds are much appreciated for the Museum. B. Town Preservation Plan discussion Katy stated that in her work on the Architectural Design Guidelines workgroup, including discussions with community members and clients, she’s observed that there are varying views about how to preserve the Town. Chase suggested that we consider working with Planning & Zoning around this issue, especially as they work on the Town’s Comp Plan. Suzy expressed concern that the ADG’s had not been helpful in preventing the construction of large buildings on Main Street, and worried that a Preservation Plan would be similarly ineffective. Mary Therese shared that SHF has funds for these types of projects, but that they are very prescriptive. She would be willing to help apply for the grant. John said that community input is really important, and that CDOT did a really good job with that aspect. Jo thought it might be just as impactful and require less effort to develop more public-facing initiatives, such as walking tours, interpretive signs, and similar. Melanie asked what is the downside? Mary Therese said that the downside is the amount of time and effort that could be invested and maybe feel like it was lost. She thinks it could be very beneficial, especially to the extent that it could improve marketing of our mission to the public. Mary Therese will bring to the next meeting the outline of a preservation plan so that we can further understand it. C. 308 & 310 East Main Street follow-up Mary Therese shared that she was really impressed with the open-mindedness of the Mr. Mayer. HPC had communicated with him following the meeting and Katy promised to follow up to see if he needed any more assistance. D. Ethics discussion This Agenda may be Amended Posted at Buena Vista Town Hall and www.buenavistaco.gov  John brought up that some of the unpopular projects were, in fact, following the rules. And that it’s not appropriate for HPC Commissioners to badmouth property owners. Jo said she felt that we are moving two steps forward and one step back. Katy shared that, even if not technically ethically wrong, it feels unprofessional for a Town commission. Nancy said she felt we should try as a commission to focus on positives for these projects as a way to educate and promote better projects. Mary Therese suggested that we receive some training in CLG ethics with an emphasis on small towns. Katy offered to contact Lindsey Flewelling about that. There was then a general discussion about inviting property owners to give feedback on the process. E. Saving Places On the Road Nancy wanted to offer hosting On the Road here in Buena Vista. She and Jo will reach out to Colorado Preservation Inc. to see if they would consider this possibility. F. Updates from related organizations and general discussion Suzy will lead a historic walking tour on June 29 and 9 am starting from the BV Library. She also shared that the BV Heritage Museum had a very successful opening weekend. Melanie shared that the owner is very interested in having a local designation on the Pearl to qualify for grants and tax credits. The next step that the owner needs to take is writing a local landmark application, or HPC could initiate it. Suzy made a motion and Melanie seconded the motion for the Commission to prepare and submit a local landmark application for the Pearl Theatre, subject to the Owners’ approval. Katy shared that the McGinnis Gym received the EPA Brownfields grant to remediate the hazardous materials in the Gym. VII. STAFF UPDATES Chase shared that Maggie Huyck would like to invite us to see the soda fountain. Interested commissioners will either attend after the August 3rd meeting—or make arrangements with Chase to visit on their own time. VIII. ADJOURNMENT John O’Brien convened the meeting at 5:06 pm. This Agenda may be Amended Posted at Buena Vista Town Hall and www.buenavistaco.gov  Resource Number: 5CF.3172 Temporary Resource Number: BV-12 OAHP1403 Official eligibility determination Rev. 9/98 (OAHP use only) Date Initials COLORADO CULTURAL RESOURCE SURVEY 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 I. IDENTIFICATION 1. Resource number: 5CF.3172 2. Temporary resource number: BV-12 Parcel Number: 327108401006 3. County: Chaffee 4. City: Buena Vista 5. Historic building name: 6. Current building name: Pearl Theater 7. Building address: 316 E. Main St.; Buena Vista, CO 81211 8. Owner name and address: John L. & John D. Groy; P.O. Box 1046; Buena Vista, CO 81211 II. GEOGRAPHIC INFORMATION th 9. P.M. 6 Township 14S Range 78W NE ¼ of NW ¼ of SE ¼ of SE ¼ of section 8 10. UTM reference Zone 13; 401917 mE 4299923 mN 11. USGS quad name: Buena Vista West, CO Year: 1994 Map scale: 7.5' 12. Lot(s): 8 Block: 1 Addition: NE Buena Vista Year of Addition: 1879 13. Boundary Description and Justification: The following legal description includes all the land currently associated with the building: LOT 8 BLK 1 BUENA VISTA BK 214 PG 294 REC 324724 384040 TREASURER III. Architectural Description 14. Building plan (footprint, shape): Rectangular plan 15. Dimensions in feet: Length 100 x Width 25 16. Number of stories: 2 17. Primary external wall material(s): Brick, stucco 18. Roof configuration: Flat roof 19. Primary external roof material: Composition 20. Special features: Roof treatment: decorative cornice. Garage: attached garage 21. General architectural description: The two-story flat roof masonry commercial building is an example of a late Victorian “two-part commercial block building,” where the first and upper stories are distinguished from each other by function and architectural details. The first story originally contained the storefront and had a greater Resource Number: 5CF.3172 Temporary Resource Number: BV-12 window-to-wall ratio when compared to the second story. That storefront was closed down when the building’s use was changed to a movie theater in the 1950s. Today there is a main entry with paired doors set slightly off- center, with a triangular movie marquee board above that also serves as an entry porch. The marquee board has panels for removable lettering, and a neon light on top with “Pearl” in script. There is a secondary entry door leading to the second story on the east end of the façade. The doors are non-historic wood, and all three have metal screen doors. There are slender square engaged fluted pilasters with decorated corbels above that are located on either side of the main entry, as well as on the west side of the secondary entry. There are brick piers at each end of the first floor, but the remainder of the first floor façade has been filled in with stucco panels. A wide, overhanging cornice separates the first from the second story. There are large brackets at each end with a grooved and stippled panel and a pyramidal finial above. The second story has brick cladding and three tall, narrow window openings featuring a molded and pedimented lintel with end brackets. The window openings have been partially closed down at the top, and a smaller 1/1 double-hung metal frame window inserted within. Each window has simple stone lugsills. The highly elaborate cornice at the roof edge has two large end brackets, that in turn have grooved and stippled panels. The frieze board has regularly space brackets supporting a full width board with triangular insets between each bracket and a floral decoration each bracket. The corona area of the frieze has a board with diagonally placed lozenges. The two-story portion of the building extends approximately 82’ in length, with a historic one-story addition (approximately 18’ long) attached at the rear. The east side of the building is covered with stucco, as is the north wall of the one-story portion. The parapet edge of the east wall steps down towards the north, and there is a flush panel entry door at the north end. The north wall of the two-story portion is covered in metal panels. There are three 1/1 double-hung windows on the second story of the north wall. 22. Architectural style/building type: COMMERCIAL: Nineteenth Century Commercial 23. Landscaping or special setting features: The building is located on the north side of the 300 block of E. Main and fills approximately 7/8’s of the lot. Two sheds are on the east side of the rear lot, and a horizontal wood board fences encloses the west half of the lot. 24. Associated buildings, features, or objects: There is a 20’ x 18’ stucco garage with low-pitched corrugated metal roof attached to the north end. It has a single metal “board” garage door on the north with four small windows that are covered with plywood. There is a long rectangular window on the east end of the garage, also closed down with plywood, as well as a four panel wood entry door. The west side of the garage has a long rectangular window opening with two lights. IV. ARCHITECTURAL HISTORY 25. Date of Construction: Estimate: 1888 Source of information: Buena Vista, CO Sanborn Maps (1886 & 1890) 26. Architect: Unknown Source of information: N/A 27. Builder/Contractor: Unknown Source of information: N/A 28. Original owner: Unknown Source of information: N/A 29. Construction history (include description and dates of major additions, alterations, or demolitions): The building was constructed between 1886 and 1890. Historic photographs show that the building had a traditional storefront with a recessed entry and large display windows and transoms (Figure 2). This façade was retained until 1951 when the building’s use was changed to a movie theater. At this time, the majority of the first story façade was closed down with stucco panels, although the historic slender pilasters separating the bays and the storefront cornice was retained. A triangular movie marquee signboard was added over the new entry doors, featuring a neon sign above (Figure 5); the interior was also altered at this time. The painting of the red brick on the second story that occurred sometime in the 1960s is the only alteration since 1951, with the exception of the front doors, which likely were changed since the 1950s. 30. Original location X Moved Date of move(s): N/A Resource Number: 5CF.3172 Temporary Resource Number: BV-12 V. HISTORICAL ASSOCIATIONS 31. Original use(s): COMMERCE/TRADE: specialty store. 32. Intermediate use(s): COMMERCE/TRADE: specialty store; grocery store; restaurant; warehouse. RECREATION & CULTURE: Theater. 33. Current use(s): VACANT/NOT IN USE. 34. Site type(s): Late Victorian two-part commercial block building 35. Historical background: There is not much documentation on this building’s construction or original owners. It was built sometime between the publication of the 1886 and 1890 Sanborn maps. The latter map shows the first business as a wholesale liquor store, but by 1896, it was a clothing store. In 1902, the store had changed to a grocery, and then to a saloon in 1908. The 1926 Sanborn simply notes “store.” Local walking tour guides stated that it was also used as a warehouse just prior to its conversion to a movie theater. The building was converted to a movie theater in 1951 by John Lewis and Rebie Pearl Groy. Pearl and John moved to Buena Vista in 1950, where Pearl co-owned and was proprietor of the Pine Theatre in Buena Vista. In 1951, after selling out their interest in the Pine Theatre, they started the Pearl Theatre in this building. When they renovated this building, they hauled dirt out of the building and dumped it into the dirt street out front. The theater was named for Pearl, who was born in 1928 in Saguache; she died in October 2001. The Pearl originally seated 230 people, but larger seats were later installed, reducing it to 100 seats. In 1966, the Groys expanded their movie business by constructing the Comanche Drive-In. Operations of the Pearl Theater were taken over by the Groys’ son and wife, John and Barb Groy. John was born in Alamosa, and moved with his family to Buena Vista when he was 6 months old. His wife Barb was born in New Orleans, and moved with her family to Buena Vista when she was 12. After college, John worked with his father in various mining ventures. Due to other business obligations, the Pearl was closed from 1984 through 1996, but was reopened on weekends during summer months in the early 2000s. 36. Sources of information: 1896, 1902, 1908 & 1926 Sanborn Maps. Denver Public Library online photograph collection. Suzy Kelly, “Buena Vista Historic Walking Tour (1998 & 2001).” Chafee County online assessor’s records, qPublic.net Chaffee County, CO. “Lewis Groy,” “Pearl Groy,” Ancestry.com records search. “Rebie Pearl Hazard Groy,” FindAGrave website. Kathy Keidel, “History springs to live on film reels,” Chaffee County Times (15 June 2013). VI. SIGNIFICANCE 37. Local landmark designation: No Date of designation: N/A Designating authority: N/A 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) Does not meet any of the above National Register criteria 39. Area(s) of significance: N/A 40. Period of significance: N/A 41. Level of significance: National State Local N/A Resource Number: 5CF.3172 Temporary Resource Number: BV-12 42. Statement of significance: 316 E. Main Street is an altered example of a “two-part commercial block” building as defined by Richard Longstreth in The Buildings of Main Street. These buildings feature a distinction between the storefront level and the upper zone, with the storefront level having large display windows flanking an entry which is generally recessed. Second story windows are narrower than those on the first floor. Utilizing this commercial building form as a backdrop, a variety of architectural styles and details were applied, such as the very elaborate Late Victorian features found on this building, including the elaborate cornices on the first floor and roof parapet. However, this building was altered in the 1950s, and no longer retains its historic storefront appearance. In the area of commerce, it represents the changing businesses that were found on E. Main Street in Buena Vista after World War II. When the Pearl Theatre started, the town’s population was around 600, but grew in the post-war years to over 2,000. A movie theater supplied much needed entertainment for local residents, and was a viable business until color television caused a decline in movie attendance. It has historic associations with the area of Entertainment/Recreation. 43. Assessment of historic physical integrity related to significance: The building has suffered a loss of integrity of materials and design from the time of the building’s construction, primarily in the historic storefront area. However, the building is little changed from its conversion to a movie theater in 1951. While not likely rising to the level of significance required for individual listing in the National Register, it may be individually eligible for the state register under Criterion A in the area of Entertainment/Recreation if the period of significance was from 1951-1983. It would be both individually eligible as a local landmark, and as a contributing building to a local district, again if the period of significance extended beyond 1951. 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: Phase 1 survey of Buena Vista evaluated historic buildings located on E. Main Street generally between Highway 24 and Court Street and found there was not a sufficient concentration of historic buildings with integrity for a historic commercial district. Future survey of residential buildings north and south of E. Main Street may find adjoining buildings that could be added in order to strengthen a potential district. If there is National Register district potential, is this building: Contributing Noncontributing __ N/A 46. If the building is in existing National Register district, is it: N/A VIII. RECORDING INFORMATION 47. Photograph numbers: 5CF.3172-01 – 5CF.3172-03 Negatives filed at: City of Buena Vista, CO 48. Report title: Buena Vista Historic Resources Survey: Phase 1 49. Date(s): February 19, 2018 50. Recorder(s): Deon Wolfenbarger 51. Organization: Three Gables Preservation 52. Address: 320 Pine Glade Road; Nederland, CO 53. Phone number(s): 303-258-3136 NOTE: Please include a sketch map, a photocopy of the USGS quad map indicating resource location, and photographs. History Colorado - Office of Archaeology & Historic Preservation 1200 Broadway, Denver, CO 80203 (303) 866-3395 Resource Number: 5CF.3172 Temporary Resource Number: BV-12 5CF.3172 Location/USGS map. Portion of Buena Vista West, CO 7.5 minute USGS topographic map, 1995. The property is marked by the arrow and is annotated with its state identification number. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Sketch map: site. Heavy dashed line is parcel boundary. Source: Chaffee County Online Assessor GIS map. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Sketch map: Main building. Source: Chaffee County Online Assessor property database. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 5CF.3172-01. South wall. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 5CF.3172-02. South and east walls. 5CF.3172-03. North and east walls. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Figure 1. 1890 Sanborn Map. A frame building was on the lot in the 1886 Sanborn. Figure 2. 1916. Traditional historic storefront with very wide cornice separating the first from the second story. Source: From Buena Vista Heritage, in June Shaputis & Suzanne Kelly, A History of Chaffee County (1982). Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Figure 3. Between 1910 and 1920[?]. Note wide cornices above both the first and second stories. Source: CHS.X5311, Denver Public Library digital online photograph collection. Figure 4. 1926. Source: In Gilbert E. Gregg’s Incidentally . . . Anecdotes from the history of an earlier day in Buena Vista, Colorado (1975). Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Figure 5. 1930-1940. Façade does not appear to be stuccoed at this point. Source: X-6959, Denver Public Library online photograph collection. Figure 6. Date unknown, ca. 1950s. Historic postcard. Source: “Pearl Theater,” Cinema Treasures website, http://cinematreasures.org/theaters/11722. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Figure 7. Ca. 1960s [?]. Source: Chaffee County assessor’s cards collection Chaffee County Museum. Figure 8. Ca. 1970s. Source: Chaffee County assessor’s cards collection Chaffee County Museum. Resource Number: 5CF.3172 Temporary Resource Number: BV-12 Figure 9. 1982. Source: In June Shaputis & Suzanne Kelly, A History of Chaffee County (1982). Preservation Plans BVHPC Meeting 6 July 2023 What is a Preservation Plan? Preservation Plans… A document … often are prepared based upon intended to direction from the Comprehensive establish goals Plan and set priorities … usually set short-, medium-, and for historic long-term goals and initiatives preservation … tend to have a standard outline/ within a table of contents community during … need to be assessed and updated a set period of periodically time. Practical Considerations • Cost/ Grants • Finding Professional to Complete Plan • Other? Preservation Plan for BV? •Pros •Cons •Next Steps