Loading...
Item 6A- 479 Arapahoe Ave - DesignationAGENDA ITEM #5A PAGE 1 M E M O R A N D U M August 3, 2016 TO: Landmarks Board FROM: Lesli Ellis, Comprehensive Planning Manager Debra Kalish, Senior Assistant City Attorney James Hewat, Senior Historic Preservation Planner Marcy Cameron, Historic Preservation Planner William Barnum, Historic Preservation Intern SUBJECT: Public hearing and consideration of an application to designate the building and a portion of the property at 479 Arapahoe Ave. as a local historic landmark per Section 9-11-5 of the Boulder Revised Code, 1981 (HIS2016-00122). __________________________________________________________________________ STATISTICS 1. Site: 479 Arapahoe Avenue 2. Date of Construction: c. 1900 3. Zoning: RL-1 4. Lot Size: 11,238 sq. ft. 5. Applicant/Owner: Mark Gerwing/ Katherine Toan Merlin ______________________________________________________________________________ STAFF RECOMMENDATION: Staff recommends that the Landmarks Board adopt the following motion: I move that the Landmarks Board recommend that the City Council designate the house and portion of the property at 479 Arapahoe Ave. as a local historic landmark, to be known as the Higman House, finding that it meets the standards for individual landmark designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and adopt the staff memorandum dated August 3rd, 2016 as the findings of the board. AGENDA ITEM #5A PAGE 2 FINDINGS The Landmarks Board finds that, based upon the application and evidence presented and subject to the conditions of approval, the proposed designation application will be consistent with the purposes and standards of the Historic Preservation Ordinance, and: 1. The proposed designation will protect, enhance, and perpetuate a building reminiscent of past eras and persons important in local and state history and provide a significant example of architecture from the past. Section 9-11-1(a), B.R.C. 1981. 2. The proposed designation will maintain an appropriate setting and environment and will enhance property values, stabilize the neighborhood, promote tourist trade and interest, and foster knowledge of the city’s living heritage. Section 9- 11-1(a), B.R.C. 1981. 3. The proposed designation draws a reasonable balance between private property rights and the public interest in preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of buildings important to that heritage will be carefully weighed with other alternatives. Section 9-11-1(b), B.R.C. 1981. 4. The building proposed for designation has special character and historical, architectural or aesthetic interest or value. Section 9-11-2(a)(1), B.R.C. 1981. 5. The proposed designation is consistent with the criteria specified in Section 9-11- 5(c), B.R.C. 1981. PROPERTY DESCRIPTION The house at 479 Arapahoe Ave. is located on the north side of Arapahoe Ave. between 4th and 5th streets and located on an 11,238 sq. ft. lot that slopes down to Boulder Creek and terminates at the north bank of that drainage. The property is located within the boundaries of the identified Expanded Highland Lawn Potential Historic District. Figure 1. Location Map, 479 Arapahoe Ave. AGENDA ITEM #5A PAGE 3 Figure 2. Tax Assessor Card Photo, c.1949. Figure 3. South Elevation (façade), 479 Arapahoe Ave, 2016. One-and-a-half stories, the front gable roof house features decorative wood shingles in an alternating fish-scale pattern and paired double hung windows. The first level of the house is constructed of brick, with segmental arches above the door and window openings, and rounded brick returns at the openings. Gabeled dormers with wood shingles are located on the east and west elevations. The west dormer features paired double-hung windows matching those on the façade. The dormer windows have been AGENDA ITEM #5A PAGE 4 replaced by a non-historic sliding glass door. A non-historic, flat-roof porch with simple wood supports extends across the façade and east elevation. The front door features a transom window, with a segmental brick arch above. A brick chimney is located in the center and the building rests on a rubble-stone foundation. Figure 4 & 5. West Elevation (left) and East Elevation (right), 479 Arapahoe Ave, 2016. The west elevation features a second entrance which provides access to the second story via a staircase, and two additional original double-hung windows decorated with radiating voussoirs. Two original arched windows, and an entry near the rear of the house. AGENDA ITEM #5A PAGE 5 Figure 6. North Elevation (rear), 479 Arapahoe Ave, 2016. The north elevation features a skirt roof and shingled gable end. There is one double- hung window on the upper level, and two fixed windows below. The upper window appears to be original, while a small fixed window below is likely a replacement, although its frame suggests a window was originally located there. The other lower window, featuring a frame matching the original arched windows on the other elevations, appears to a have been altered to fit a smaller, fixed window. A traditional horizontal cellar door is located at the foundation. See Attachment B: Current Photographs. ALTERATIONS Historic photographs show that with the exception of a non-historic, over scaled wrapping front and side porch, the house remains largely intact to its original construction. A comparison of photographs from c.1920 and c.1949 show the house remained largely unchanged during this period (See Figure 7). A porch wrapped the south and east elevations, with a pediment indicating the entrance. AGENDA ITEM #5A PAGE 6 Figure 7. 479 Arapahoe, c. 1920 (left) and c.1949 (right). The historic porch was removed between 1956 and 1969, during the ownership of Cecil W. Smith. By 1969, a small awning was added to the west entrance. The east porch remained, along with the decorative bargeboard at the gable end. Shutters had also been added by this time to the two window openings on the south elevation the brick appears to have been painted between 1949 and 1969. Figure 8. Tax Assessor Card Photo, 1969 (left) and Survey Photograph, 1989 (right). Between 1969 and 1989 (see Figure 8) shutters were removed and a polychrome paint scheme applied to the gable end. Window and door surrounds were also painted a contrasting paint scheme during this period as well storm windows being added to the paired double-hung windows on the gable end. The current over-scaled wrapping porch was constructed circa 1996, according to city construction permit records. LANDMARK ALTERATION CERTIFICATE On July 6, 2016, the Landmarks Design Review Committee (Ldrc) issued a Landmark Alteration Certificate for the restoration of the main house and the construction of a rear addition (See Figure 9). Prior to this, in June 2016, a solar variance was granted for the proposed addition, that was, in part, supported by the Ldrc on the basis of the AGENDA ITEM #5A PAGE 7 compatibility of the proposed addition with the house and the intention by the property owner to designate the building as a local landmark. In 2015, prior to the submittal of a landmark designation application, a demolition permit was issued for an accessory building at the rear of the lot. Figure 9. Landmark Alteration Certificate renderings showing the south façade and west elevation of the house and proposed addition. HISTORY While the Boulder County Tax Assessor card dates the construction of the house as 1908, the date of construction for the house is estimated to be 1901, the year the address first appears in city directories. The Town of Highland Lawn The property at 479 Arapahoe Ave. is located in the Highland Lawn Addition that was platted by Hannah Barker in 1884. Hannah was an Irish-born school teacher and widow of wealthy local business man Ezra Barker. She purchased approximately 40 acres of land in the area now known at the Highland Lawn neighborhood from Jonas Anderson, who received the land under the Homestead Act of 1862. Hannah Barker’s neighborhood originally consisted of nineteen lots, about an acre in size, from 4th St. to 6th St., bordered by Boulder Creek to the north and University Avenue to the south. Barker’s plan for the neighborhood showed foresight: each lot included water rights to the Anderson ditch and buyers were encouraged to plant trees (cottonwoods were specifically excluded) and build fences around their properties. Upon being filed on September 10th, 1884, the area officially became the Town of Highland Lawn, located as it was, south of the city limits of Boulder. The town remained an independent community until 1891 when it was annexed by the City of Boulder. Most of the original AGENDA ITEM #5A PAGE 8 owners did not build in the neighborhood, choosing instead to subdivide the parcels into smaller lots.2 479 Arapahoe Ave. The property at 479 Arapahoe Ave. has had many owners over the last 116 years, with the Higmans and the Lambs residing at the property for the longest periods. Deed research shows that Joseph and Clara Higman purchased the property at 479 Arapahoe Avenue in 1900 and lived there until 1908. Joseph Higman was born in Liskeard, England in 1865 and came to the United States at the age of 18. He was initially engaged in mining, and later worked as a carpenter while he lived in Boulder. He is known to have built the house at 930 11th St. in 1920, but it is unknown that he built the house at 479 Arapahoe Ave. Joseph , Clara, and their children lived at 479 Arapahoe until 1908. Clara Higman was a long-time Boulder resident, and recalled her family history on her 90th birthday in 1960. Clara was born in 1870 to George T. and Priscilla B. Jones in Blackhawk, Colorado. Her mother and father, born in Wisconsin and England, were “en route to California in 1866 when they decided to stop off in Colorado. The mining excitement took them to Blackhawk first, then to Caribou, where [George] operated a blacksmith shop.”3 Clara and her siblings spent most of their childhood in Caribou, a small silver mining community west of Boulder. It was in Caribou that Clara met Joseph Henry Higman, whom she married June 18, 1890. After they married, Joseph and Clara lived in various mining towns, including Caribou, Central City, Gold Hill, and Ward, until 1900 when they moved to Boulder. According to an interview with Joseph’s son, Howard Higman, Joseph worked his way up as a building contractor in Boulder, eventually getting involved in real estate until his death in April of 1935.4 Clara and Joseph’s stories of Boulder County’s early mining days were often re-told in Daily Camera articles, including a 1949 article documenting Clara’s experience as a young girl witnessing the historic September 14, 1879 fire that destroyed most of 2 Simmons, R. Laurie and Christine Whitacre, 1989 Boulder Survey of Historic Places: Highland Lawn. City of Boulder, 1989. 3 “Clara Higman To Mark 90th Birthday Quietly With Members Of Her Family.” Daily Camera, Jan 15, 1960. 4 Higman, Howard. “Higman: A Collection.” Adams, Tom and Betty Brandenburg, eds. Lafayette, California: Thomas Barryhill Press, 1998. Boulder Public Library Figure 10: Clara Higman AGENDA ITEM #5A PAGE 9 Caribou, including her house and father’s blacksmith shop. While living in Ward, Clara and Joseph also witnessed the fire in January of 1900 that nearly wiped out the town. Clara’s parents moved to Boulder in 1896, a few years before she and Joseph did. George and Priscilla lived at 440 Arapahoe Ave. from 1896 to 1916, within a block of 479 Arapahoe Ave.. The house was landmarked in 1993 as the Jones-Walton house. A clipping from a Boulder newspaper in 1897 shares one of Clara’s most interesting experiences: “Mrs. Clara Higman had a thrilling experience last week that not many men would care to face and which stamps her a heroine equal to any in history or romance…She received word of [her father’s] critical illness during the snow blockade when no stages were running and the trails broken by the few horsemen were filled up by the high winds almost as fast as made. She insisted on going at once to his bedside, and procuring a horse and man’s saddle started along on her long, dangerous trip of twenty miles over the mountains. She had to force her way through huge drifts and around precipices where the road was obliterated and where a fall meant certain death. A portion of the way she drove the horse in front of her to break a trail, she following on foot. At last she reached Gold Hill, chilled, tired, and every stitch of clothing wringing wet. Here she rested a short time and obtained a change of clothing, and then pushed on, reaching here at night again drenched to the skin, and remained at her father’s bedside until he died. Think of the love and the courage that could nerve and sustain a woman to such a deed as that!”5 While they lived in Boulder, Clara and Joseph were active members of the Presbyterian church and Joseph was active in the Odd Fellows, serving as the “Noble Grand” of that group in his later years. Clara was also a member of the WCTU and Daughters of Union Veterans. Joseph and Clara had 5 children, Norine, Winifred, S.E. “Sid”, Josephine, and Howard. Their youngest son, Howard, became a well-known Sociology professor at the University of Colorado, where he taught from 1946 until 1985. Howard Higman is most well remembered as the founder of the University of Colorado’s Conference on World Affairs. 5 “Clara Higman To Mark 90th Birthday Quietly With Members Of Her Family,” Daily Camera, Jan. 15, 1960. AGENDA ITEM #5A PAGE 10 Figure 11. Left to right: Daughters Josephine and Norine, c. 1920s (Boulder Carnegie Library), and son Howard Higman (www.coloradanmagazine.org), undated. Christopher and Kate Blewitt, a retired couple, are known to be the next residents of the house in 1910. They were married 1891 in Gilpin County, Colorado and moved to Boulder in 1905. Kate was born in England and came to Central City with her parents as a young girl. After she and Christopher married, they lived near Steamboat Springs where Christopher served as treasurer of Routt County. While in Boulder, Kate was active in the Women’s Relief Corps, the Queen Esther Chapter, and in the Methodist church. Christopher died in 1913, and Kate lived at 479 Arapahoe Ave. until 1918. Charles and Ellen Smith owned the property fom 1919 until 1921. Charles was born around 1870 in Maryland and Ellen was born around 1871 in Iowa. The 1920 city directory lists Charles’ occupation as a carpenter. Paul D. and Sadie V. Scott and their children resided at 479 Arapahoe Avenue from 1921 until about 1932. Paul was born around 1877 in Illinois. Before moving to Boulder in 1921, the Scott family was living in Lowell, Kansas where Paul was employed as a cashier at a bank. In Boulder, Paul was in the shoe business. Paul and Sadie had seven children: T. Harold, Walter, Pauline, Warren, Lois, Natalie, and Robert. Paul and Sadie’s eldest son, T. Harold, graduated from CU Boulder and was later employed as Assistant Secretary to the U.S. Senator of Colorado Alva B. Adams, who was in office in the 1920s and 1930s. Deed research shows that in 1932 ownership of the house passed to the Mercantile Bank & Trust, yet the Scott family still resided at 479 Arapahoe Avenue during that year. AGENDA ITEM #5A PAGE 11 The next long term owners were McFay and Olive Lamb, who owned the property from 1937 until 1958. McFay worked as an auto mechanic at Arnold Motors, a dealership located at 38th and Arapahoe Avenue and later at 9th and Canyon Boulevard. Olive was a member of the Boulder Senior Citizens Club and the First Methodist Church. McFay was born in Chanute, Kansas in 1889 and Olive was born in Iowa in 1890. McFay and Olive were married 1910 in Rocky Ford, Colorado. Cecil and Gladys Smith, no relation to the previous owners, owned the property from 1958 until 1969. During the 1950s and 1960s, Cecil worked as a pharmacist at Potter Drug and later at McKermitts Self Service Drugs. In 1964, Gladys was featured in a Daily Camera article titled, “Antique Furniture Makes Comfortable, Graceful Living, Mrs. Smith Believes.” As an avid antique hunter and collector, she opened an antique shop in Niwot in the 1960s. Figure 13. Gladys Smith at 479 Arapahoe Ave., 1964. From 1969 to 1981, the house was owned by Fauniel Young, who rented out the property to various tenants. It then passed to two additional owners, before the current owner purchased the property in 2014. See Attachment E: Directory & Deed Research. Figure 12. McFay and Olive Lamb, 1960. AGENDA ITEM #5A PAGE 12 CRITERIA FOR THE BOARD’S DECISION: Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981, specifies that in its review of an application for local landmark designation, “the landmarks board shall determine whether the proposed designation conforms with the purposes and standards in Sections 9-11-1, ‘Legislative Intent,’ and 9-11-2, ‘City Council May Designate Landmarks and Historic Districts’ B.R.C. 1981.” See Attachment F: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981. To assist in the interpretation of the historic preservation ordinance, the Landmarks Board has adopted significance criteria to use when evaluating applications for individual landmarks. See Attachment G: Significance Criteria for Individual Landmarks. The board may approve, approve with modifications, or disapprove the application. Findings must be adopted within 30 days of the hearing date. Should the board disapprove the application, the board must notify City Council of that action within fourteen days of the hearing date. City Council may call up a decision disapproving a designation. Should an application be disapproved, the same application may not be submitted for a period of one year. If the board finds that the proposed designation conforms to Sections 9-11-1 and 9-11-2 of the B.R.C. 1981, it shall adopt specific findings and conclusions approving or modifying and approving the application. If the board approves the proposed designation, the application will be forwarded to City Council (within 100 days) for a public hearing. ANALYSIS OF LANDMARK CRITERIA: A. Does the proposed application protect, enhance, and perpetuate buildings in the city reminiscent of past eras, events, and persons important in local, state, or national history or providing significant examples of architectural styles of the past? Staff finds that the designation of the house at 479 Arapahoe Ave. will protect, enhance, and perpetuate a building reminiscent of a past era important in local history and preserve an important example of Boulder’s historic architecture. Staff considers the application to meet the historic criteria for individual landmark designation as outlined below: HISTORIC SIGNIFICANCE: Summary: The house at 479 Arapahoe Ave. meets historic significance criteria 1, 2, 3 and 4. AGENDA ITEM #5A PAGE 13 1. Date of Construction: c. 1901 Elaboration: The address first appears in city directories in 1901. 2. Association with Persons or Events: The Higman family Elaboration: Clara and Joseph Higman arrived in Boulder and purchased the property at 479 Arapahoe in 1901 after spending the first ten years of their marriage in various mining towns such as Central City, Gold Hill, and Ward. Clara was born near Caribou to parents that migrated to the area in 1866, a decade before Colorado was established as a state. Clara Higman’s stories from her pioneer life were often recounted in Daily Camera articles. 3. Development of the Community: The house was constructed in the Highland Lawn Addition to the city, which developed primarily between 1880 and 1920. 4. Recognition by Authorities: Historic Building Inventory Form, 1989. Elaboration: The 1989 Historic Building Inventory Form found the property to be in good condition with moderate alterations. The form notes that “this house, although altered, retains details of early twentieth century construction, including the gable ornament, decorative wood shingles, and segmental window arches.” See Attachment C: Historic Building Inventory Record. ARCHITECTURAL SIGNIFICANCE: Summary: The house at 479 Arapahoe Ave. meets historic significance criteria 1 and 3. 1. Recognized Period or Style: Queen Anne Vernacular Elaboration: The house has elements of the Queen Anne style popular in the 1890s and early 1900s as seen in the decorative shingles on the front gable end, the slight return in vergeboards, the gabled dormers, the segmental arches above the windows and the transom over the front door. 2. Architect or Builder of Prominence: It is possible, but unknown, whether carpenter and first resident Joseph Higman constructed the house. 3. Artistic Merit: Architectural detailing Elaboration: The house embodies skillful integration of design and material which is of excellent visual quality, as can be seen in its Queen Anne detailing. 4. Example of the Uncommon: None observed. 5. Indigenous Qualities: None observed. AGENDA ITEM #5A PAGE 14 B. Does the proposed application develop and maintain an appropriate setting and environment for the historic resource and area to enhance property values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the City’s living heritage? Staff finds that the proposed designation maintains an appropriate setting for the historic resource at 479 Arapahoe Ave. and enhances property values, promotes tourist trade and interest, and fosters knowledge of the City’s living heritage. Staff considers that the application meets the environmental significance criteria for individual landmark designation as outlined below: ENVIRONMENTAL SIGNIFICANCE: Summary: The house at 479 Arapahoe Ave. has environmental significance under criteria 1, 2, 4 and 5. 1. Site Characteristics: Residential historic character Elaboration: The house is sited along Arapahoe Avenue between 4th and 5th streets. It is located within the boundaries of the identified potential Expanded Highland Lawn Historic District and the house retains its historic residential character. 2. Compatibility with Site: Residential historic character Elaboration: The building is representative of the typical building patterns in Highland Lawn and contributes to the residential character of the neighborhood. The property retains its historic relationship to its lot and surrounding neighborhood. 3. Geographic Importance: None observed. 4. Environmental Appropriateness: Residential historic character Elaboration: The house and surroundings are complementary and careful integrated. 5. Area Integrity: Potential Expanded Highland Lawn Historic District Elaboration: The 400 block of Arapahoe Avenue is located in the identified Potential Expanded Highland Lawn Historic District, which retains a high degree of historic integrity to the original development of that neighborhood. C. Does the proposed application draw a reasonable balance between private property rights and the public interest in preserving the city’s cultural, historic, and architectural heritage by AGENDA ITEM #5A PAGE 15 ensuring that demolition of buildings and structures important to that heritage will be carefully weighed with other alternatives? (See Subsection 9-11-1(b), B.R.C. 1981). Staff finds this application draws a reasonable balance between private property rights and the public’s interest in preserving the city’s cultural, historic, and architectural heritage. The property owner supports the designation. Landmark Name Staff considers that the landmark should be named the Higman House, given its association with the Higman family, who were the earliest residents of the house, and in particular Howard Higman, who founded the University of Colorado’s Conference on World Affairs. This is consistent with the Landmark Board’s Guidelines for Names of Landmarked Structures and Sites (1988) and the National Register of Historic Places Guidelines for Designation. See Attachment H: Guidelines for Names of Landmarked Structures and Sites. Boundary Analysis The building sits on a residential lot measuring approximately 11,238 sq. ft. in size and extends to the north side of the Boulder Creek. The applicant has requested a landmark boundary that encompasses the southern half of the property, extending 110’ from the south (street-facing) property line, and following the east and west property lines. The applicant requests this boundary in order to allow for the construction of a new accessory building on the rear portion of the site. See Figure 16. Proposed Landmark Boundary, and Attachment A: Applicant Materials. Typically, staff recommends a landmark boundary be based on the property boundary to reflect the historic lot and to ensure protection of the site as a whole. In this case staff considers the smaller boundary appropriate as there are no character defining features at the rear of the property and the lack of visibility to this area from the public right of way. The applicant has indicated that once the rear accessory building has been constructed they would amend the landmark boundary to include the entire property, if the Landmarks Board considers it appropriate. AGENDA ITEM #5A PAGE 16 Figure 14. Proposed Landmark Boundary (dashed line). ATTACHMENTS: A: Applicant Materials B: Current Photographs C: Historic Building Inventory Form D: Tax Assessor Card E: Deed and Directory Research F: Chapter 9-11-1 & 9-11-2 Purposes and Intent, Boulder Revised Code, 1981. G: Significance Criteria for Individual Landmarks H: Guidelines for Names of Landmarked Structures and Sites AGENDA ITEM #5A PAGE 17 Attachment A: Applicant Materials AGENDA ITEM #5A PAGE 18 AGENDA ITEM #5A PAGE 19 Attachment B: Current Photographs 479 Arapahoe Ave., South Elevation (façade), 2016. 479 Arapahoe Ave., Northwest Corner, 2016. AGENDA ITEM #5A PAGE 20 479 Arapahoe Ave., Southeast Corner, 2016. 479 Arapahoe Ave., North Elevation (rear), 2016. AGENDA ITEM #5A PAGE 21 Attachment C: Historic Building Inventory Form, 1989 AGENDA ITEM #5A PAGE 22 AGENDA ITEM #5A PAGE 23 479 Arapahoe Ave., 1989. AGENDA ITEM #5A PAGE 24 Attachment D: Tax Assessor Card AGENDA ITEM #5A PAGE 25 AGENDA ITEM #5A PAGE 26 Tax Assessor Card Photograph, c. 1949 AGENDA ITEM #5A PAGE 27 AGENDA ITEM #5A PAGE 28 AGENDA ITEM #5A PAGE 29 Tax Assessor Card Photograph, c. 1967. AGENDA ITEM #5A PAGE 30 Attachment E: Deed and Directory Research Owner (deeds) Date Occupant(s)/Directory Joseph H. Higman 1901-1908 Joseph & Clara Higman, carpenter. Christopher & Kate Blewitt 1908-1919 Christopher & Kate Blewitt, retired. Charlie & Ellen Smith 1919-1921 Charles & Ellen Smith, carpenter. Paul D. & Sadie Scott 1921-1931 Paul (salesman), Sadie, Pauline (clerk), Lois (student), Natalie (student), T. Harold (CU student), Warren (CU student), & Walter. Mercantile Bank & Trust 1932-1936 William & Alma Irwin 1936-37 Frank W. (trucking) & Alice Farrow, Kenneth (driver) & Pauline Farrow. McFay & Olive Lamb 1937-1958 McFay (auto-mechanic) & Olive Lamb, Amos & Ella Thurlow. Cecil W. & Gladys M. Smith 1958-1969 Cecil & Gladys Smith, Pharmacist at Potter Drug and later McKermitt’s Self Service Drugs. Fauniel & James Young 1969-1981 Various tenants George W. Bauer 1981-1988 Fauniel & James Young 1988 Alan E. Ostlund 1988-2014 Little Owl, LLC. 2014-Present AGENDA ITEM #5A PAGE 31 Attachment F: Purposes and Intent 9-11-1 & 9-11-2 Purposes and Intent Boulder Revised Code, 1981 9-11-1: Purpose and Legislative Intent states: (a) The purpose of this chapter is to promote the public health, safety, and welfare by protecting, enhancing, and perpetuating buildings, sites, and areas of the city reminiscent of past eras, events, and persons important in local, state, or national history or providing significant examples of architectural styles of the past. It is also the purpose of this chapter to develop and maintain appropriate settings and environments for such buildings, sites, and areas to enhance property values, stabilize neighborhoods, promote tourist trade and interest, and foster knowledge of the city’s living heritage. (b) The City Council does not intend by this chapter to preserve every old building in the city but instead to draw a reasonable balance between private property rights and the public interest in preserving the city’s cultural, historic, and architectural heritage by ensuring that demolition of buildings and structures important to that heritage will be carefully weighed with other alternatives and that alterations to such buildings and structures and new construction will respect the character of each such setting, not by imitating surrounding structures, but by being compatible with them. (c) The City Council intends that in reviewing applications for alterations to and new construction on landmarks or structures in a historic district, the Landmarks Board shall follow relevant city policies, including, without limitation, energy-efficient design, access for the disabled and creative approaches to renovation. 9-11-2: City Council may Designate or Amend Landmarks and Historic Districts states: (a) Pursuant to the procedures in this chapter the City Council may by ordinance: (1) Designate as a landmark an individual building or other feature or an integrated group of structures or features on a single lot or site having a special character and historical, architectural, or aesthetic interest or value and designate a landmark site for each landmark; (2) Designate as a historic district a contiguous area containing a number of sites, buildings, structures or features having a special character and historical, architectural, or aesthetic interest or value and constituting a distinct section of the city; (3) Designate as a discontiguous historic district a collection of sites, buildings, structures, or features which are contained in two or more geographically separate areas, having a special character and historical, architectural, or aesthetic interest or value that are united together by historical, architectural, or aesthetic characteristics; and (4) Amend designations to add features or property to or from the site or district. (b) Upon designation, the property included in any such designation is subject to all the requirements of this code and other ordinances of the city. AGENDA ITEM #5A PAGE 32 Attachment G: 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 the ordinance is the preservation of the City’s permitted cultural, historic, and architectural heritage. The Landmarks Board is permitted by the ordinance to adopt rules and regulations as it deems necessary for its own organization and procedures. The following Significance Criteria have been adopted by the board to help evaluate each potential designation in a consistent and equitable manner. 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, 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 AGENDA ITEM #5A PAGE 33 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. AGENDA ITEM #5A PAGE 34 Attachment H: Guidelines for Names of Landmarked Structures and Sites GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES PURPOSE: The City of Boulder Landmarks Preservation Advisory Board finds that adoption of guideline for the official landmark names of structures and sites designated by the City Council as City of Boulder Landmarks will provide consistency in meeting the historic preservation goals as set forth in the Historic Preservation Code (9-11-1 and 9-11-3). CRITERIA FOR SELECTION OF OFFICIAL LANDMARK NAMES: 1. The official landmark name of the site or structure should be based on one or more of the following criteria: A. Original owners, architect, or builder; B. Historically significant persons or prominent long-term residents; C. A commonly accepted name; D. Original or later event or use; E. Unusual or architectural characteristic which clearly which clearly identifies the landmark; and F. The contributions of both men and women. 2. Owners requesting landmark designation for their buildings may be considered under the above criteria. In the event that the official landmark name does not include the present owners, a separate plaque containing the statement “Landmark designation applied for (date) by owners (names of owners)” will be made available at the owners’ expense.