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Denver Landmark Preservation Commission Application for Landmark Designation

Name of Property

Historic Name Charles Alfred Johnson Residence Current Name The Hut

Location

Address 1980 N Albion St Denver CO Legal Description HARTMANS ADD 01313 B35 S 87945FT OF L4 amp N 75FT OF Ll EXC PT OAF BEG 120FT S OF NE COR PLOT 4 CONTG S 102FT W 299FT N 32FT W 30lFT N 7FT E 60FT TO POB

Owner Information

Name Historic Park Hill LLC Address Todd Parker Fish Fry Properties 1090 Holly Street Denver CO 80220 Phone 303-393-1363 Email Toddfishfrypropertiescom

ApplicantContact Persons (Ifother than owner)

Name Angelise Johnson Address 1141 S Quitman Street Denver Co 80219 Phone 720-273-0972 Email estel25emailcom

Name John Brink Address 1901 Bellaire Street Denver CO 80220 Phone 720-300-2016 Email jbrinkestreetcom

Name Jacqueline Lansing Address 2205 Ivanhoe Street Denver CO 80207 Phone 303-901-2971 Email jacquilansineemailcom

Name Erik ~ 6rk Address 221 Birch Street Denver CO 80207 Phone 303-941-6096 Email erikcomcastnet

Application for Landmark Designation 1980 Albion Street

General Data

Date of construction and major additionsalterations ca 1901-1908 Source of Information Owner Historic Park Hill LLC and httpstwwwdenvereovon contentdamdenvergov Portals 646 documen tslandmarkdesignationsProposed Designations1980 N Albion St Staff Fi ndingspdf citing Denver Assessors Office Denver Building Permit Records

Number type and date of construction ofoutbuildings All structures are attached to the main residence by an open walkway Source of Information Aerial photos shown at httpsIwwwmovotocomdenver-coI 1980-albion-st-denver-co-8022Qpid y74scvbt9g

Approximate lot size and acreage 33384 sq ft or ~077 acres Source of Information Tax assessors records attached in https wwwdenvergovontcontentldamdenvergovPortals 646 documen tslandmarkdesienationsProposed Designations1980 N Albion St Applica tion and Researchpdf and https wwwmovotocomdenver-co 1980-albion-st-denver-co-802 20 pid y74scvbt9g I

Architect Thomas D Boal (believed to be Theodore Davis Boal of the firm Harnois and Boal) Source ofInformation https wwwdenvergovocgcontentdam denvergov Portals 646 docum en tsIandmarkdesienationsProposed Designations1980 N Albion St Staff Fi ndinspdf citing Noel Thomas J et al The Park Hill Neighborhood Historic Denver 2004

Builder Presumably Theodore Davis Boal Source ofInformation https I wwwdenvereovorgcontentdam denvereovPortals 646 documen tslandmarkdesignationsProposed Desinations1980 N Albion St Staff Fi ndingspdfciting Noel Thomas J et al The Park Hill Neighborhood Historic Denver 2002

Original Use Residential Source of Information httpswwwdenvergovorgcontentdam denvereov Portals646documen tslandmarkdesi~ationsProposed Desienations1980 N Albion St Staff Fi ndingspdf


Present Use Residential (Vacant) Source of Information https wwwdenvereovorecontentdam denvereov Portals 646 documen tslandmarkdesienationsProposed Desienations1980 N Albion St Staff Fi ndinespdf Previous field documentation (date and surveyor) Unknown National Register Status and date (listed eligible study list) Unknown

The Hut at 1980 Albion Street


Landmark Designation Criteria

Statement of Significance

Category 1 History

Criteria

a Have direct association with the historical development ofthe city state or nation

The Charles Alfred Johnson Residence or The Hut is significant in the historical development of Denver and the Front Range of Colorado Johnson was an early real estate broker who sold land in what became the Park Hill neighborhood and settled in Park Hill himself at The Hut The home which was designed by Theodore Davis Boal was among the very first homes in the Park Hill neighborhood and it was the first one built on its block It needed no street address it was simply mentioned in City Directories and several newspapers as The Hut Montview Boulevard and Albion The home was established and owned by Johnson who continued to have a direct and substantial influence on Denvers landscape and society in the early 20th

century By the 1920s Johnson had built several more houses within the block of The Hut all occupied by family members some of whom had migrated from Boston

Johnson was married three times and had three children Barbara Braman and Jarvis Johnson by his first wife Lucy Braman of Boston and Charles Alfred Johnson Jr by his third wife Alice Gifford Phillips He also had a stepson Gifford Phillips who was Alices son by her first marriage Johnson married his second wife Anne Burnett inl902 and it was during this marriage that Johnson built The Hut

Charles Alfred Johnson made his mark on Colorado by bringing his familys New England values and vision to a new territory He became a prominent businessman in the community and had a defining influence on its early expansion During Johnsons tenure as president of the Denver Chamber of Commerce he continued to shape the development of the Colorado Front Range through his role in launching Denvers now treasured and extensive system of mountain parks Johnson was also involved in President Tafts visit to Denver as well as various railroad controversies during that time

In 1924 he acquired 2380 acres ofland in Sedalia in Douglas County and hired another noted architect Burnham Hoyt to design and build a summer home on the property Hoyt had designed the Park Hill Branch Library at 4 705 Montview (granted Denver Landmark status in 1989) and many other noteworthy Colorado


buildings Hoyt was given carte blanche and produced a stunning 24-room mansion modeled after a fifteenth century Scottish castle It was completed in 1926 and named Charlford after Johnsons son Charles and his stepson Gifford

After Johnsons death in 1954 Charlford was sold to Mildred Tweet Kimball Renamed Cherokee Ranch the property was placed on the National Register of Historic Places in 1994 In 1996 Kimball and Douglas County placed a Conservation Easement on the property which had grown to over 3000 acres Today the land is managed by Cherokee Ranch and Castle Foundation which manages the castle and grounds as a center for conservation education and the arts CharlfordCherokee remains as another facet of Charles Alfred Johnsons impact on the shape of Colorado (See httpst coloradoencyclopediaora=articlecherokee-ranch-andshy~ )

Thus Charles Alfred Johnsons legacy- from The Hut in Park Hill to Charlford near Sedalia and what eventually became the Denver Mountain Park systems 14000 acres ofparklands in the mountains and foothills ofJefferson Clear Creek Douglas and Grand counties in Colorado west and south of Denver - is a testament to the conception ofbuilding cherished community assets and protecting them for the enjoyment of future generations

c Have direct and substantial association with a person orgroup ofpersons who had influence on society

Charles Alfred Johnson the homes owner and Theodore Davis Boal the homes architect and presumed builder both had substantial influence on society Both men made noteworthy contributions through public service and both were very successful in their chosen fields ofbusiness Their descendants can be said to have influenced society as well

Johnson was a member ofa wealthy established Boston family that had its roots back to 1635 The family wealth was made in the merchant business as well as commission merchants supplying goods to growing dry goods shops in Boston and New York By the end of the 19th century the 7th generation and its sons had become investors in growing industries such as railroads and real estate development in New England Chicago and eventually Denver Charles Alfred Johnson was an 8th

generation Johnson By the time Johnson and a cousin arrived in Denver family members had contributed significantly to firsts in manufacturing flight philanthropy and education including elimination of bartering for goods establishment of one-price shopping design and patent ofthe first flying-machine control for early flight selling shoes through mail order introducing the YMCA movement to the United States and founding Northeastern University When Johnson settled in Denver he had the financial backing of his Boston uncles who were interested in divestitures growth and new investments including real estate in Denver


Charles Alfred Johnson ca 1900 Charles A Johnson ofSalem Massachusetts found his way west in the 90s profiting handsomely from Denver real estate development especially in Park Hill A wealthy and influential widower he married Alice Gifford Phillips who had also prematurely lost her husband Their residence in Denver was 4100 Montview Boulevard known to them as The Hut httpwwwcastlepinesconnectioncom news-2018cherokee-castle-a-tale-ofshyfive-families

Johnson began in the real estate business in 1892 and by 1894 he had broadened his services to include first mortgage loans and investments He formed a partnership with businessman Henry K T Lyons in 1893 as Lyons ampJohnson Co It was the untimely death of Baron von Winckler in 1898 that brought Johnson into the Park Hill area He was asked to settle his friends estate and sell off the former Park Hill development of 32 acres of land von Winckler had owned in northeast Denver Charles Alfred Johnson started the firm of Lyons ampJohnson Realty Company which became a successful real estate business Johnson also became a prominent citizen of Denver He was involved in water development and served as President of the Rocky Mountain Highway Association the Colorado Good Roads Conference the Denver Chamber of Commerce and the Denver Real Estate Exchange (1898-1899) He also served for seven years in the Colorado National Guard and was a member of the Denver Country Club the Union Club of Boston the Society of Colonial Wars and the Denver Club where he later became President Inl910 Charles Alfred Johnson was nominated by both the Business Party and the Democratic Party to serve as Alderman for the 8th Ward in Denver and during World War I he raised money to build and equip what the Denver Post described as the most expensive and modern ambulance to be used in the European War (Denver Post Dec 14 1916)


Theodore Davis Boal designed and presumably built The Hut He entered into several architectural partnerships over his career and designed a number of important mansions that are listed with the National Register of Historic Places One of his important works also an NRHP property is the ancestral family estate Boal Mansion in Boalsburg Pennsylvania Between 1899 and 1902 Boal lived with his wife his son and his mother in Denver and had an office downtown in the Equitable Building During that time Boal designed the 42-room Redstone Castle an NRHP property in Redstone Colorado His firm Boal amp Harnois also designed the Crawford Hill Mansion at 969 Sherman Street and the Grant-Humphreys Mansion at 770 Pennsylvania Street in Denver Both are NHRP properties (See https enwikipediaorewikiTheodore Davis Boal )

Theodore Davis Boal 1867-1938

Boal met and married Mathilde Denis de LaGarde a French aristocrat in 1894 During World War 1 Boal and his son Pierre de Lagarde Boal volunteered in France before the United States entered in the war In 1916 Boal returned to the United States and established the Boal Troop a horse-mounted machine gun unit He was made a Lieutenant Colonel and received the Distinguished Service Cross for valor and the Croix de Guerre in recognition of his service in France (See httpsenwikipediaorewikiTheodore Davis Boal )

Category 2 Architecture

Criteria

a Embody distinguishing characteristics ofan architectural style or type

This home is significant because it is unlike any other structures in Park Hill and is designed by a prominent architect The Hut is also an excellent Denver example of the American Craftsman style of Craftsman style is an architectural interior design landscape design applied arts and decorative arts style that began in the last years


ofthe 19th century As a comprehensive design and art movement it remained popular into the 1930s However in decorative arts and architectural design it has continued with numerous revivals and restoration projects through present times due to its fealty to simplicity of design and function over form Even though Craftsman homes are known for their individuality there are a number of structural and aesthetic details that they often share in common

Craftsman homes typically have low-pitched rooflines usually done in a hip or gable style wide overhanging eaves exposed rafters under the eaves a covered front porch pillars lining the entry double hanging windows and single protruding dormers They are also commonly constructed using wood shingle andor stucco finishes All of these distinguishing features are evident in the following photographs of The Hut

Gabled dormers with uncommon rooflines that connects with the face wall creating an open and angled pediment (most frequently on Craftsman style but not often so prominent)


Oriel (or Bumped7 Windows with multiple lights in the upper window and a single pane in the lower using corners to expand the space and light and create an interesting exterior (corner protruding window) - Functionally oriel windows not only increase the light and air entering a room but also expand the floor space without changing the buildings foundation dimensions httpslwwwthoughtcocomwhat-is-an-oriel-window-177517

Stucco and wood shingle exterior finishes and decorative and elaborated shouldered arch design present on most windows doors and chimneys


Interior features common to Craftsman homes are prominent fireplaces nooks and window seats built-in storage and plenty of natural materials such as wood The following interior photos ofThe Hut reflect all of these traits


Enclosed porch with front door opening directly into the living room

Arched ceiling woodfloors and window seating


B Be a significant example ofthe work ofa recognized architect ormaster builder Theodore Davis Boal designed and presumably built The Hut Hes works include 8 other structures that are either on list of National Register of Historic Places or a Denver Local Landmark (see Sec 1C)

c Contain elements ofarchitectural design engineering materials craftsmanship or artistic merit which represent a significant or influential innovation

The following photos of some of the materials still present in The Hut illustrate the Johnson familys interest in the best decorative arts of the period including Choisy le Roi faience and Ernest Batchelder tiles Also still present in the home are black and white marble flooring on the porch Carrara marble tile in the basement and decorative woodwork in windows and staircases



d Portray the environment ofa group ofpeopleorphysical development ofan area in an era ofhistory characterized by a distinctive architectural style

The Hut was among the first of the homes to be built in the Park Hill area Both its owner (though business activities) and its presence helped to initiate the building up of what is now a historically significant area due to its proximity several area features and districts that are now on the National Register of Historic Places (City Park Montview Boulevard and Park Hill) It represents the beginning of an expansion of Denver eastward Additionally it is one of the earliest craftsman style homes which became one of the most popular styles in Denver during the early 1900s

Category 3 Geography

Criteria

a Have a prominent location or be an established familiar and orienting visual feature ofthe contemporary city

Originally facing Montview Boulevard and situated just a block east of what is now the historic Joshua Monti Gateway to City Park at Colorado Boulevard and Montview The Hut still occupies a commanding place of prominence in the landscape of Park Hill Although the residence no longer has direct frontage on Montview Boulevard its historic integrity is maintained by the size of the lot it occupies and the fact that the overall footprint of the building has not changed since at least the 1930s The Huts proximity to the Denver Museum of Nature and Science City Park the Denver Zoo and the Montview Boulevard Historic District add up to more than the sum of the parts that each of these grand community assets brings to the citizens of Denver



Architectural Description

The Hut is a two-story 3370 square foot single family home that was built between 1901 and 1908 It contains 7 bedrooms and 55 bathrooms and a full basement A one-bedroom one-bath guest house and a four car garage which was formerly the homes stable are attached to the residence by a covered walkway Built in 1901 by Denver socialite Charles A Johnson the existing Craftsman style home was a popular venue for Denver Society events in the early 1900s The homes large rooms high arched ceilings hand-painted tile murals and extensive wood floors reflect the prominence and stature of the Johnson family It is situated on 077 acres of land containing mature trees and has 163 feet of frontage on Albion Street

During its first 25 years The Hut saw numerous additions and upgrades as it became one of the prime party venues for Denver society Noel (2002) The exterior and many of the fixtures walls and floors of the homes interior have retained a remarkable amount of their historic integrity since then An early (ca 1914-1915) photo of the home taken prior to some additions shows a tile fa9ade on the porch and awnings over the windows


However a 1933 aerial photo shows that the footprint of the home today remains essentially unchanged since the early 1930s

History ofthe Structure and Its Associations

a Describe the history ofthe structure and its associations with important individuals groups events or historical trends

The Hut is one of the earliest residences built in Park Hill by a prominent businessman who invested family money in real estate while helping to grow Denvers extensive system of mountain parks transportation and commerce Newspaper accounts also frequently mentioned The Hut as a focal point of the Denver social scene during Charles Alfred Johnsons tenure there and the home was featured in the Denver Social Club and Club Annual (1914-1915) as one of the prime party venues for Denver society (Noel 2002 and https wwwdenverovorcontentdamdenverovPortals 646 documen tslandmarkdesinationsProposed Desinations1980 N Albion St Applica tion and Researchpdf)


b Describe specific historical associations including why this structure has direct association with the individual group event or historical trend

The Hut is the largest of several structures built by Charles Johnson on this block in Park Hill thereby establishing a presence ofJohnson family members who migrated in the early 20th century and today comprise five generations of individuals who also contributed to the vision and growth of the community

c Describe other structures that have similar associations and the relationshipcomparison ofthis structure to these otherstructures

While The Hut was the first of Charles Johnsons visions another even more elaborate one is Charlford today known as Cherokee Castle and Ranch in Sedalia Intended as a summer home Charlford carried on the social gatherings that began at The Hut but in a setting that was even more elaborate exciting and adventurous for all who attended Much like the mosaics found throughout the Hut Charles A Johnson also had a tile

mosaic depicting the the hut installed in Chalford which is still present today and park of Cherokee Ranch and castle

Application for Landmark Designa tion 1980 Albion Street

Owner Consent to Designation

This application was prepared out of urgent necessity the historic Charles Alfred Johnson home could be destroyed without further review by the Landmark Preservation office if it does not receive landmark designation As stated in the Certificate of Non-Historic Status application itself The Certificate of Non-Historic Status provides certainty in a demolition process That is the certainty this application is intended to prevent

This recommendation for landmark designation is submitted in response to the present owners application for a Certificate of Non-Historic Status and our recommendation reflects serious neighborhood concerns about the fate of an important historic landmark in Park Hill Destruction of this remarkable home would almost certainly result from granting the CNHS

Although there have been cordial discussions with Todd Parker who applied for the CNHS on behalf of Historic Park Hill LLC and Fish Fry Properties no agreement to protect the property has been reached These discussions have included the fact that the owner originally intended to preserve the property but is facing financial challenges and uncertainly over the cost of repairs Other topics discussed with Todd Parker have ranged from alternate uses of the property to tax incentives and funding sources that could be used to help restore it (for a full list of contact with the owners see attached Contact history) The applicants requesting this landmark designation intend to continue those discussions within the framework of the protection afforded by formal landmark designation in hopes that a mutually satisfactory resolution can be found


Resources

Ferri William Columbus Sketches ofColorado being an analytical summary and biographical Volume 1 Western Press Bureau Company (1911)

Noel Thomas Jamp William J Hansen The Park Hill Neighborhood Historic Denver Guides (2002)

The applicants gratefully acknowledge historical information shared by Susan Keats author of There will be dancing The history ofa Johnson family FMR Publishing 1st edition (2000)

The applicants gratefully acknowledge the assistance with Historic Denver (specifically Annie Levinsky Erik likewise Bridget Walsh with John Olson) Bernadette Kelley of and the current owners of 1980 Albion St

Staff Visits LPCs Provided findings of historic significance October 26 2018 via Bernadette Kelly

and the Greater Park Hill Community

(Two Registered Neighborhood Organizations City Park Friends and Neighbors and Greater Park Hill Community were notified by Krystal Marquez of the Landmark Preservation Commission (LPG) on October 26 2018 of the posting of the Certificate of Non-Historic Status by an investor group That notification included the October 25th finding of the commission that the property was indeed deemed historic (included above) The two Registered Neighborhood groups led by Bridget Walsh and Bernadette Kelly mobilized research committees tours and meetings amongst themselves and with the owners to understand the situation and to evaluate the proposed changes to the property)

Photographs

See attached photos and the photos submitted with the owners application for a Certificate of Non-Historic Status


Site Maps

Montview Blvd Montview Blvd Montview Blvd

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Application for Landmark Dcsignalron 1980 Albion Street

Attachment

Contact history The following is a list and description of the contact history that the applicants

have had with the owner(s) of 1980 Albion

1 11318 - Jacqueline Lansing spoke to Todd Parker (Owner) to set up a showing -he told her he would only show it to prequalified buyers He described the damage to the home suggested cost to repair said he was having asbestos abated and having xcel move lines

2 11618 - Erik Stark attended a property tour with Todd Parker members of City Park Friends and Neighbors at which time options for restoration and development of the property were discussed including the economics of the scenarios Mr Parker showed plans for various options of keeping the house and putting additional homes in the property

111518 - Another tour arranged by Bernadette Kelly for members of the community the Johnson family as well as executives of Cherokee Ranch Options for the property were discussed between Todd Parker and several of the applicants as well as the finical figures that were being considered

4 1115-1618 Angelise Johnson sent an Email to Todd Parker to express thanks for allowing the viewing of the property requested the sharing of photos gave some information on a personal item she lost at the property shared Real Estate Mark information and made the request that if the structures do get demolished that she may save the sculpted relief over a fireplace Mr Parker responded and emphasized that no decision had been made on the fate of the home but that if it came to demolision he believed it would not be an issue to save the relief

5 11i918 - Erik Stark talked with Todd Parker to inform him of plans to send an email with the intent to file for a Landmark Designation Both agreed to continue working towards a collaborative solution

6 1120 Erik Stark talked with Todd Parker to discuss and confirm that the application for landmark designation would not be submitted by applicants if the owners pulled their CNHS Mr Parker said they would not pull the CNHS to ensure that both sides were moving twoards a true solution in good faith Mr Parker also mentioned that the owners are negotiating with Historic Denver a solution that will preserve the original structure [confirmed by Annie at Historic Denver]


General Data

Date of construction and major additionsalterations ca 1901-1908 Source of Information Owner Historic Park Hill LLC and httpstwwwdenvereovon contentdamdenvergov Portals 646 documen tslandmarkdesignationsProposed Designations1980 N Albion St Staff Fi ndingspdf citing Denver Assessors Office Denver Building Permit Records

Number type and date of construction ofoutbuildings All structures are attached to the main residence by an open walkway Source of Information Aerial photos shown at httpsIwwwmovotocomdenver-coI 1980-albion-st-denver-co-8022Qpid y74scvbt9g

Approximate lot size and acreage 33384 sq ft or ~077 acres Source of Information Tax assessors records attached in https wwwdenvergovontcontentldamdenvergovPortals 646 documen tslandmarkdesienationsProposed Designations1980 N Albion St Applica tion and Researchpdf and https wwwmovotocomdenver-co 1980-albion-st-denver-co-802 20 pid y74scvbt9g I

Architect Thomas D Boal (believed to be Theodore Davis Boal of the firm Harnois and Boal) Source ofInformation https wwwdenvergovocgcontentdam denvergov Portals 646 docum en tsIandmarkdesienationsProposed Designations1980 N Albion St Staff Fi ndinspdf citing Noel Thomas J et al The Park Hill Neighborhood Historic Denver 2004

Builder Presumably Theodore Davis Boal Source ofInformation https I wwwdenvereovorgcontentdam denvereovPortals 646 documen tslandmarkdesignationsProposed Desinations1980 N Albion St Staff Fi ndingspdfciting Noel Thomas J et al The Park Hill Neighborhood Historic Denver 2002

Original Use Residential Source of Information httpswwwdenvergovorgcontentdam denvereov Portals646documen tslandmarkdesi~ationsProposed Desienations1980 N Albion St Staff Fi ndingspdf







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