6D - 12.03.14 - 1103 6th St. Memo
M E M O R A N D U M
December 3, 2014
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
Angela Smelker, Historic Preservation Intern
SUBJECT: Public hearing and consideration of issuance of a demolition permit
for the building located at 1103 6 St., a non-landmarked building
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over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised
Code (HIS2014-00301).
STATISTICS:
1.Site: 1103 6 St.
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2.Date of Construction: c. 1900
3.Zoning: RL-1 (Residential Low)
4.Lot Size: 14,271 sq. ft.
5.Owner Patricia Faulkner
6.Applicant: Olga DeLange
STAFF RECOMMENDATION:
The Community Planning and Sustainability Department (CP&S) recommends that the
Landmarks Board adopt the following motion:
I move that the Landmarks Board approve the demolition permit application for the buildings
located at 1103 6th St. finding that, due to a loss of architectural integrity, the property is not
eligible for landmark designation and adopt the staff memorandum dated Dec. 3, 2014, as the
findings of the board. The Landmarks Board recommends that prior to issuance of the demolition
permit, staff require the applicant to submit to CP&S staff for recording with Carnegie Library:
A site plan showing the location of all existing improvements on the subject property;
1.
Measured elevation drawings of all faces of the buildings depicting existing conditions,
2.
fully annotated with architectural details and materials indicated on the plans; and
Black and white medium format archival quality photographs of all exterior elevations.
3.
Agenda Item # 5A Page 1
Should the board choose to issue a stay of demolition, a 180-day stay period would
expire on April 1, 2015.
EXECUTIVE SUMMARY:
On Sept. 26, 2014, the Community Planning and Sustainability Department received a
demolition permit application for the house and detached shed at 1103 6th St. The
buildings are not in a designated historic district or locally landmarked, but are over 50
years old and the action proposed meets the criteria for demolition defined in Section 9-
16-1 of the Boulder Revised Code 1981. On Oct. 1, 2014, the Landmarks design review
committee (Ldrc) referred the application to the Landmarks Board for a public hearing,
finding there was probable cause to believe that the property may be eligible for
designation as an individual landmark.
:
Pursuant to section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all buildings built
prior to 1940 requires review by the Landmarks design review committee (Ldrc). The
Ldrc is comprised of two members of the Landmarks Board and a staff member. If,
probable cause to
consider the property may be eligible for designation as an individual landmark, the
issuance of the permit is stayed for up to 60 days from the date a completed application
was accepted and the permit is referred to the board for a public hearing.
If the Landmarks Board finds that the buildings proposed for demolition may have
significance under the criteria in subsection (f) of Section 9-11-23, B.R.C. 1981, the
application shall be suspended for a period not to exceed 180 days from the date the
permit application was accepted by the city manager as complete in order to provide the
time necessary to consider alternatives to the building demolition. If imposed, a 180-day
stay period would start when the completed application was accepted by the city
manager (Oct. 3, 2014, when the Landmarks Board fee was paid) and expire on April 1,
2015. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION:
The property at 1103 6 Street is located at the northwest corner of the intersection of 6
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St. and College Ave. The lot is approximately 14,200 sq ft. in size. The exact date of
construction is unclear, however, it was likely constructed in 1902, when the Vermont
Addition to Boulder was platted and the lot sold to Robert and Ida Cline. The house is
typical of 1900s vernacular construction. The house, garage, and accessory building have
See Attachment A: Current
all been extensively modified from their original construction.
Photographs.
Agenda Item 6D Page 2
The lot features mature landscaping, including several large evergreen trees at the east
and south sides of the property.
Figure 1. Location Map showing 1103 6 St.
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Figure 2. East Façade, 1103 6 St., 2014
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The one-and a half story frame house at 1103 6 St. is clad is horizontal clapboard siding
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and features a front gabled roof with flared, overhanging eaves. A front porch with post
supports spans the width of the façade and wraps around to the north side. The porch
can be accessed by two sets of stairs, one at the northeast corner and one at the north
Agenda Item 6D Page 3
elevation. The double front door is off-centered towards the south end of the façade. A
1960s chimney is located to the right of the front door. The front gable end is clad in
vinyl siding and has two non-historic sliding glass doors and a louvered gable vent
added in the early 1960s. A balcony above the front porch extends from the gable.
Figure 3. South Elevation, 1103 6 St., 2014
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The south elevation, along College Ave., features a gable roofed dormer that is clad in
vinyl and features a double hung window, and a hipped roof addition that extends the
length of the first story of the south elevation. The owners note that a sleeping porch was
enclosed in 1948 to create a kitchen and two bedrooms. The south elevation features a
large picture window and two metal divided light casement windows. The east and
south walls of the addition are clad in wooden lap siding, while a rubble stone cladding
was added to the west elevation in the 1960s. The rubble stone cladding continues
around a one-story flat-roofed addition with a door and metal sliding windows.
Originally constructed as a garage, it was later converted to living space.
Figure 4. West (rear) and South elevations, 1103 6th St., 2014
Agenda Item 6D Page 4
The west elevation of the garage features wooden lap siding. The second story of the
west elevation of the house features two casement windows and a louvered vent. Two
brick chimneys protrude on the south slope of the roof.
Figure 5. North Elevation, 1103 6th St., 2014
The north elevation features two dormers with flared eaves and double-hung windows.
The first story features a pair of double-hung windows at the east end of the elevation,
and a narrow casement window on the west end. A small shed roof addition is located at
the west end of the elevation and features an east-facing door and a double-hung
window on the north elevation. A hatch to access a basement/crawl space is located
beneath the addition.
Figure 6. South Elevation of Shed, 1103 6th St., 2014
Agenda Item 6D Page 5
A shed roof accessory building is located at the rear of the property and features a door
at the west end, and groupings of divided light windows. The shed, like the garage, was
clad with stone in the 1960s. At that time, the window openings were significantly
altered. The age of the shed is unknown, other than it existed by the time of the 1947 Tax
Assessor Card. It was likely constructed prior to 1930 and used for agricultural purposes.
See Attachment A: Current Photographs.
ALTERATIONS
The majority of the alterations to the house at 1103 6 St. were made in the 1950s and
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early 1960s. Building permit records show that in 1946, the garage was converted into
existing front porch, installation of fireplace; replacement of existing windows and
he upstairs was remodeled again. The applicant
submitted a narrative of known changes to the property that aligns with the building
See Attachment C: Applicant Materials.
permit records.
hanges to a property
that have acquired historic significance in their own right will be retained and
preservedrs old, are not considered to have
historic or architectural merit on their own. The changes reflect the evolution of the 112
year old house, but their incremental nature and resulting loss of original fabric weaken
ortant, earlier history as a turn of the century
vernacular house.
Figure 7. Tax Assessor Photo, 1103 6th St., c. 1949
Agenda Item 6D Page 6
East Elevation
The gable end of the east façade originally featured a central door flanked by double-
hung windows. A louvered vent and vinyl siding has been added to this portion of the
building. The second story openings have been altered to accommodate two sliding
glass doors. A small porch on the second story featured a low wooden railing; today, the
second story porch extends the width of the east elevation and has a solid stockade
railing. The porch, with battered porch columns, originally extended the width of the
east façade and did not wrap the corner. The area underneath the porch has been filled
with CMU block. The front door, originally located in the center of the east façade, was
relocated south and replaced with a wider double glass door. A wide chimney was
constructed on the north end of the east façade, altering a portion of the original wall
finish and building eave.
South and West Elevations
The south elevation originally featured a sleeping porch, but was enclosed and
remodeled into the current kitchen in 1948. The west wall of the addition was clad in
rubble stone in the 1960s. The one-story, flat-roof attached garage was converted to
living space in the 1950s. At the time of the conversion, the south elevation featured a
pedestrian door and a small, double-hung window. The south wall of the garage
addition was clad in rubble stone and the window was enlarged to accommodate a
larger aluminum sliding window. A stone retaining wall was added along the south
property line in order to cut off the driveway that was originally accessed from College
Ave. The extent of alteration to the west elevation is unknown; the metal casement
windows appear to be of 1950s vintage and the original fenestration pattern is unknown.
Figure 8.Garage after conversion to studio but before stone cladding, 1103 6th St., date unknown
North Elevation
The addition of the wrap-around porch on the north elevation obscures a large portion
of that face of the house. Modification of the window openings is unknown and the date
Agenda Item 6D Page 7
of construction of the shed-roof addition is unknown, however they appear to be early
alterations.
Accessory Building
The accessory building was significantly remodeled in the 1960s. The general shed-roof
form remains, but the character has been dramatically modified through the application
of rubble stone cladding and reconfiguration of addition of window openings. Little
intact original material remains.
Figure 9. South elevation of shed before modifications, 1103 6th St., c. 1950s
Agenda Item 6D Page 8
Figure 10.
Agenda Item 6D Page 9
PROPERTY HISTORY
The house at 1103 6 St. is located on Lots 9 and 10 of Block 3 in the Vermont Addition of
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Boulder. M.J. Hapgood, from Peru, VT, platted the addition in 1902, and one of the
streets the subdivision is named after him. The addition is roughly bounded by
Anderson Ditch on the north, 6 Street to the east, College Avenue to the south, and the
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foothills to the west. The Vermont addition is located south of the Highland Lawn
addition and northwest of the University Place neighborhood.
Figure 11. 1902 plat of the Vermont Addition.
The house was most likely constructed around 1902, the year the Vermont Addition was
platted and this lot was sold to the fist owners. In 1902, Robert and Ida Cline purchased
the deed for Lot 9 from M.J. Hapgood. The Clines purchased a second deed for Lot 10 in
1905, expanding the 1103 6 St lot. Robert worked as a miller and the family lived in the
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house from 1902 to 1913, according to city directory research. J. Thurman Collins and
his wife, Flora lived in the house for a few years after the Clines. Thurman worked as a
miner and Flora was the daughter of pioneers Elmer Dunbar and Mary Ann Cady, who
moved to Jamestown from New York in 1885. In 1926, Hattie A. Wing, widow of Leroy
Wing, was listed as living at 1103 6 St. Hattie is listed as living at the property until
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ownership passed to her daughter and son-in-law,
Opal and Russell Cade. However, city directories do not indicate that they lived here,
Agenda Item 6D Page 10
and the property was likely rented to tenants. The house is listed as vacant during the
-1946.
Faulkers, who have owned the property for the last 60 years.
According to his obituary published in the Daily Camera on
Oct. 7, 2012, Dean Faulkner was born in New Jersey in 1919.
He served in World War II with the Army Air Corp from
1942-1945 in India and in China. After the war, Faulkner came
to Boulder in 1946 and started a photography business called
Studio F that was located above the Daily Camera Office in
downtown Boulder. In 1948, at 28 years old, Dean Faulkner
unsuccessfully ran for State Representative for the Colorado
Legislature. Faulkner focused on his photography, winning a
prize for outstanding photography at a national convention in
Chicago in 1949. By the early 1950s, Faulkner began working
Dean Faulkner, 1948.
for KOA Radio and TV in Denver as a cameraman and
Photo courtesy of the
Daily Camera.
lighting director. By the mid-1950s, Faulkner was promoted to
television promotion director, which handled all promotional and advertising materials
for the station. While working for KOA, he was a two-t
Awards and was a member of the board of directors of the Broadcast Promotion
Association. In 1961, Faulkner left his position at KOA and formed his own company
called Broadcast Promotion, which catered to radio and TV stations in the Rocky
His obituary also
notes that Faulkner spent five years in the 1970s as president of Volunteers of America of
Colorado, helping the organization build low-income housing. Faulkner was also
associated with several organizations, such as the Rocky Mountain
Golf Course Superintendants and the Colorado Parks and
Recreation.
1
Patricia Faulkner was born 1921 in New Jersey and attended school
in New York City and Colorado College in Colorado Springs. Dean
and Patricia married in 1941. Over the course of her lifetime in
Boulder, Patricia worked for a Boulder veterinarian, the Colorado
Book Store, and worked for the High Altitude Observatory and at the
National Center for Atmospheric Research (NCAR). According to her
Patricia Faulkner,
successful total eclipse of the sun captured in 1970. The enlarged
date unknown.
www.legacy.com
photo was di
2
1
2
Agenda Item 6D Page 11
According to a 1952 newspaper article, a court case arose from a neighbor at 1155 6 St.
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house-th prohibited in a residential zone. The Faulkners
rest of the puppies.
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Dean and Patricia later divorced, but Patricia continued residing at 1103 6 St. until her
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death in 2013. Dean and Patricia had four children: Todd, Marc, Kimball, and Tamara
Faulkner.
:
Section 9-11-23(f), B.R.C. 1981, provides that the Landmarks Board shall consider and
base its decision upon any of the following criteria:
(1) The eligibility of the building for designation as an individual landmark
consistent with the purposes and standards in Sections 9-11-1 and 9-11-2,
B.R.C. 1981;
(2) The relationship of the building to the character of the neighborhood as an
established and definable area;
(3) The reasonable condition of the building; and
(4) The reasonable projected cost of restoration or repair.
In considering the condition of the building and the projected cost of restoration
or repair as set forth in paragraphs (f)(3oard may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff does not consider this property to be eligible for designation as
an individual landmark.
CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY
The following is a result of staff's research of the property relative to the significance
criteria for individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975.
See Attachment F: Individual Landmark Significance Criteria
3
Daily Camera, 4 March 1952.
Agenda Item 6D Page 12
HISTORIC SIGNIFICANCE:
Summary: The house located at 1103 6 St. meets historic significance under criterion 1.
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1.Date of Construction: c. 1900
Elaboration: Tax Assessor records indicate that the building was constructed around
1900; it was likely constructed in 1902, the year the Vermont addition was platted and
the lot was initially sold.
2.Association with Persons or Events: Dean and Patricia Faulkner
Elaboration: Dean Faulkner was a notable Boulder photographer who operated a
photography studio for several years during the 1940s and 1950s. He also worked for
the KOA Television station for many years and afterwards operated his own TV and
radio promotions company. He was also involved in many organizations such as
Colorado Parks and Recreation.
Patricia Faulkner co-owned Studio F during the 1940s and 1950s. Patricia also
worked for the High Altitude Observatory and retired from NCAR. Patricia lived at
1103 6 St. until her death in 2012, making her the longest resident of the house at
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nearly 60 years.
3.Development of the Community: This is one of the earliest houses in the
neighborhood.
4.Recognition by Authorities: Front Range Research Associates
Elaboration: The property was surveyed in 1994 and was not found to possess
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 1103 6th St. does not possess architectural significance.
1.Recognized Period or Style: Vernacular
Elaboration: The house is an example of vernacular house construction common during
the early twentieth century, as typified by relative lack of architectural detailing its front
gable roof, flared eaves, horizontal lap siding, casement windows, and porch. The house
and the garage have been extensively modified from their original construction and are
not considered to be exceptional or intact examples of this building type. The
modifications to the house and accessory building, including the construction of the
wrap-around porch and brick chimney, replacement and reconfiguration and
enlargement of the original windows and doors, enclosing of a sleeping porch and
garage, and cladding a portion of the walls in rubble stone, are not considered to have
architectural or historic merit. The changes reflect the evolution of the 112 year old
Agenda Item 6D Page 13
house, however, their incremental nature and resulting loss of original fabric weaken the
vernacular house.
2.Architect or Builder of Prominence: None observed.
3.Artistic Merit: None observed.
4.Example of the Uncommon: None observed.
5.Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 1103 6th St. meets environmental significance under criteria
1.
1.Site Characteristics: The house sits on a large, corner lot with mature landscaping,
including large pine trees.
2.Compatibility with Site: The building retains its residential character.
3.Geographic Importance: None observed.
4.Environmental Appropriateness: None observed.
5.Area Integrity: The residential lots in the Vermont Addition were developed over the
course of many decades and in a variety of architectural styles. The area retains its
residential character, but is not stylistically cohesive.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD:
The Vermont Addition in which the house is located was first platted in 1902 by M.J.
Hapgood and was developed primarily from the 1900s through the 1940s. The area is not
identified as a potential local historic district in the Boulder Valley Comprehensive Plan.
Stylistically, the house is related to the early-20th century development of the addition,
but alterations have diminished its architectural integrity and it is no longer an intact
representative example of architecture from that period.
CRITERION 3: CONDITION OF THE BUILDING
The applicant notes that the building has structural issues, specifically in the foundation
See Attachment C: Applicant Materials.
and second floor joists.
Agenda Item 6D Page 14
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
No information about the projected cost of restoration or repair was received as part of
this application.
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
If the Landmarks Board finds that the building to be demolished does not have
significance under the criteria set forth in section 9-11-23(f), B.R.C. 1981, the city manager
shall issue a demolition permit.
If the Landmarks Board finds that the buildings to be demolished may have significance
under the criteria set forth above, the application shall be suspended for a period not to
exceed 180 days from the date the permit application was accepted by the city manager
as complete in order to provide the time necessary to consider alternatives to the
demolition of the buildings (section 9-11-23(h), B.R.C. 1981). A 180-day stay period
would expire on April 1, 2015.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
Issuance of a demolition permit for the house at 1103 6 St. is appropriate based on the
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criteria set forth in section 9-11-23(f) B.R.C, in that the identified building:
1.Has been modified to an extent that has resulted in the loss of its
architectural integrity;
2.Does not possess strong historic, architectural or environmental
significance;
3.Will be thoroughly documented through Historic American Building
Survey Level II recordation.
Agenda Item 6D Page 15
ATTACHMENTS:
Attachment A: Current Photographs
Attachment B: Historic Photographs submitted by Owner/Applicant
Attachment C: Applicant Materials - Narrative and Diagrams Showing Alterations
Attachment D: Historic Building Inventory Form
Attachment E: Tax Assessor Card, c.1947
Attachment F: Significance Criteria for Individual Landmarks
Agenda Item 6D Page 16
Attachment A: Current Photographs
1103 6th St., East façade, 2014.
1103 6th St., view of northeast corner, 2014.
Agenda Item # 5A Page 1
Memo to Landmarks Board 12/03/2014
1103 6th St., North elevation, 2014.
1103 6th St., Northeast corner of house, 2014.
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1103 6th St., West elevation (rear), 2014.
1103 6th St., Close up view of west elevation (rear), 2014.
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1103 6th St., South elevation, 2014.
1103 6th St. South elevation and garage, 2014.
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1103 6th St., view of northwest corner and garage, 2014.
1103 6th St., South elevation of shed, 2014.
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1103 6th St., View of alley, 2014.
Attachment B: Historic Photos submitted by Owner/Applicant
1103 6th St., View of Southeast corner before modifications, date unknown.
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1103 6th St., Close up view of façade before modifications, date unknown.
1103 6th St., View of sleeping porch on south side before it was enclosed, before 1964.
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1103 6th St., rear entrance on west (rear) elevation before mofidications, before 1964.
1103 6th St., View of shed (left) and garage (right) before stone cladding, date unknown.
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Attachment D: Applicant Materials Narrative and Diagrams Showing
Alterations
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Attachment D: Historic Building Inventory Record
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Attachment E: Tax Assessor Card, c.1949
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Tax Assessor Card Photograph, 1103 6th St., 1949.
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Attachment F: Significance Criteria for Individual Landmarks
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmarks and Historic Districts in the City of Boulder. The purpose of
, historic, and architectural
heritage. The Landmarks Board is permitted by the ordinance to adopt rules and regulations as it
deems necessary for its own organization and procedures. The following Significance Criteria
have been adopted by the board to help evaluate each potential designation in a consistent and
equitable manner.
Historic Significance
The place (building, site, area) should show character, interest or value as part of the
development, heritage, or cultural characteristics of the community, state or nation; be the site of a
historic, or prehistoric event that had an effect upon society; or exemplify the cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particular importance on the age of the
structure.
Association with Historical Persons or Events: This association could be national, state, or local.
Distinction in the Development of the Community of Boulder: This is most applicable to an
institution (religious, educational, civic, etc) or business structure, though in some cases
residences might qualify. It stresses the importance of preserving those places which demonstrate
the growth during different time spans in the history of Boulder, in order to maintain an
awareness of our cultural, economic, social or political heritage.
Recognition by Authorities: If it is recognized by Historic Boulder, Inc. the Boulder Historical
Society, local historians (Barker, Crossen, Frink, Gladden, Paddock, Schooland, etc), State
Historical Society, The Improvement of Boulder, Colorado by F.L. Olmsted, or others in
published form as having historic interest and value.
Other, if applicable.
Architectural Significance
The place should embody those distinguishing characteristics of an architectural type specimen, a
good example of the common; be the work of an architect or master builder, known nationally,
state-wide, or locally, and perhaps whose work has influenced later development; contain
elements of architectural design, detail, materials or craftsmanship which represent a significant
innovation; or be a fine example of the uncommon.
Recognized Period/Style: It should exemplify specific elements of an architectural period/style,
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i.e.: Victorian, Revival styles, such as described by Historic American Building Survey Criteria,
Gingerbread Age (Maass), 76 Boulder Homes (Barkar), The History of Architectural Style
(Marcus/Wiffin), Architecture in San Francisco (Gebhard et al), History of Architecture
(Fletcher), Architecture/Colorado, and any other published source of universal or local analysis of
a style.
Architect or Builder of Prominence: A good example of the work of an architect or builder who is
recognized for expertise in his field nationally, state-wide, or locally.
Artistic Merit: A skillful integration of design, material, and color which is of excellent visual
quality and/or demonstrates superior craftsmanship.
Example of the Uncommon: Elements of architectural design, details, or craftsmanship that are
representative of a significant innovation.
Indigenous Qualities: A style or material that is particularly associated with the Boulder area.
Other, if applicable.
Environmental Significance
The place should enhance the variety, interest, and sense of identity of the community by the
protection of the unique natural and man-made environment.
Site Characteristics: It should be of high quality in terms of planned or natural vegetation.
Compatibility with Site: Consideration will be given to scale, massing placement, or other
qualities of design with respect to its site.
Geographic Importance: Due to its unique location or singular physical characteristics, it
represents an established and familiar visual feature of the community.
Environmental Appropriateness: The surroundings are complementary and/or it is situated in a
manner particularly suited to its function.
Area Integrity: Places which provide historical, architectural, or environmental importance and
continuity of an existing condition, although taken singularly or out of context might not qualify
under other criteria.
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