Item 5B - 2334 14th StAgenda Item 5B - Page 1
M E M O R A N D U M
October 5, 2016
TO: Landmarks Board
FROM: Lesli Ellis, Comprehensive Planning Manager
Debra Kalish, Senior Assistant City Attorney
Marcy Cameron, Historic Preservation Planner
James Hewat, Senior Historic Preservation Planner
William Barnum, Historic Preservation Intern
SUBJECT: Public hearing and consideration of a demolition permit application
for the house located at 2334 14th St., a non-landmarked building
over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised
Code (HIS2016-00191).
STATISTICS:
1. Site: 2334 14th St.
2. Date of Construction: c. 1900
3. Zoning: RMX-1
4. Existing House Size: 2,194 sq. ft. (approx.)
5. Lot Size: 6,016 sq. ft. (approx.)
6. Owner/Applicant: Alexander J. Brittin / Bob Von Eschen
STAFF RECOMMENDATION
The Planning, Housing and Sustainability (PH&S) staff recommends that the Landmarks
Board adopt the following motion:
I move that the Landmarks Board issue a stay of demolition for the building located at 2334 14th
St., for a period not to exceed 180 days from the day the permit application was accepted by the
city manager, adopting the staff memorandum with the findings listed below, in order to further
analyze information on the condition of the buildings.
A 180-day stay period would expire on January 29, 2017.
Should the board choose to issue the demolition permit, or if the permit is allowed to
expire, staff recommends that prior to demolition the following be submitted to
Planning, Housing and Sustainability (PH&S) staff for review, approval and recording
with Carnegie Library:
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1. A site plan showing the location of all existing improvements on the subject
property; and
2. Color medium format archival quality photographs of the interior and exterior of
the house.
EXECUTIVE SUMMARY
On June 17, 2016 the Planning Housing & Sustainability (PH&S) Department received a
demolition permit application for the house at 2334 14th St. The building is not located
within a designated local historic district but is over 50 years old. In 1988, the Landmarks
Board recognized the building as a Structure of Merit. The proposed work meets the
definition of demolition found in Section 9-16-1 of the Boulder Revised Code 1981. On
June 29, 2016, 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 building may be eligible for designation as an individual landmark.”
PURPOSE OF THE BOARD’S REVIEW
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,
during the course of its review, the Ldrc determines that there is “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 building 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 (August 8, 2016, when the Landmarks Board fee was paid) and expire on
January 29, 2016. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION
The approximately 2,194 square foot brick terrace building sits on a 6,016 square foot lot,
located on the east side of 14th St. between High St. and Mapleton Ave. The lot has a
significant slope down towards the southwest and is located within the identified
potential local and national Whittier Historic District. It was recognized as a Structure of
Merit by the City of Boulder Landmarks Board on September 6, 1989 as a good surviving
example of a turn of the twentieth-century Terrace Building.
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Figure 1. Location Map showing 2334 14th St.
Figure 2. West Elevation (façade), 2334 14th St., 2016.
The Terrace building type, is a distinctive residential form of architecture quite common
in Colorado at the turn of the twentieth century. Typical of the Terrace form, the
building is rectilinear in plan, features a flat roof and a full-with front porch. The house
is constructed of brick and features a tall parged stone foundation that has been
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remodeled into a walk-in basement unit. The upper floor is divided into two identical
units with mirrored floor plans and flanking front transom topped doors providing
entrance from the front porch Two large one over one, double-hung wood windows are
located on either side of each door, each flanked by a single black wooden shutter.
Access to the shed-roof porch is provided from the side (north) by a wooden stair with
metal railing. The porch has been partially enclosed with plywood sheets and fabric
awnings. Access to the basement unit is via two wooden doors at the base of the front
façade, one of which appears to have been covered by a plywood panel.
Figure 3. East Elevation (rear), 2334 14th St., 2016.
The northeast (rear) elevation is covered by a deteriorating wooden frame addition, that
is partially roofed with translucent plastic sheathing. The addition wraps approximately
26’ along the southeast (side) elevation of the original brick building, forming a covered
porch. The side door of the southeast unit opens into this porch, and this unit also has a
door at its rear opening into the shed.
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Figure 4. South Elevation, 2334 14th St., 2016.
Figure 5. North Elevation, 2334 14th St., 2016.
Window and door openings on the original portion of the house are crowned with
segmentally arched brick voussoirs and visually supported by a protruding brick
stretcher course which runs around the perimeter of the building. There are four
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matching windows on each side elevation, three large double-hung wood windows and
one small wood window near the rear. All of the front and side windows are supported
by, now painted, sandstone sills. Two rear windows on the southeast side have been
covered by the frame porch.
Figure 6. North Window, 2334 14th St., 2016.
The façade of the building’s features ten courses of finely detailed decorative brickwork
and projecting corner brick corbels. The brick walls are laid in stretcher bond, and have
been painted white on all elevations, while the roof is clad in EPDM membrane roofing
Figure 7. Decorative parapet detail.
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Alterations
Figure 8. 2338, 2334, and 2330 14th St., c. 1900. Photo courtesy of Boulder Public Library.
2338, 2334, and 2330 14th St., 2016.
In large, the house at 2334 14th Street is intact to its historic constriction as evidenced in
the c.1900 photograph (Figure 8). The most obvious changes to the building from this
view are alterations to the front porch including relocation of the stair from the front,
removal of the denticulated porch gable, and removal of decorative railing barge
boarding.
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Remodeling of the basement into a living unit appears to have occurred in two stages,
with a bedroom added in 1947, followed by a kitchen the following year. A concrete
footing was inserted under the foundation and the stone foundation parged with
concrete in 1953, followed by the reconstruction of the front porch in 1956. In 1962, the
building was re-roofed in shingles, which were replaced with the current EPDM roofing
membrane in 1986.
At some point between 1979 and 1984, the wood frame shed was constructed behind the
main house. The covered porch connecting the shed and main house was added
sometime later. Since that time, the front porch has been haphazardly repaired with a
mix of plywood and MDF panels, with its lower section being entirely enclosed. At least
three original double-hung windows survive on the north elevation, while the two large
hung windows on the front porch are also likely original. Several of the original sash
have been replaced with wood windows in existing wood frames on the south face,
tough this appears to have occurred sometime ago. Evidently, two wood shutters which
would have matched the single surviving shutter on each window were removed.
Condition
The applicant describes the condition of the building in a letter dated August 2, 2016. He
states that the foundation and load bearing walls show significant lateral movement and
cracking, such that the wall is over 6” offset from the foundation in some areas. All
exterior window and door openings have structurally failures requiring repair. Staff did
observe deflection of the upper part of the south wall and some active structural
cracking though it appears the observed deflection primarily occurred prior to the 1950s
repairs.
The applicant observes that the foundation has many fractures through its stucco finish
around the entire building perimeter and that wall movement has damaged plumbing
and roof flashings, leading to interior water damage. Portions of the rubble stone
foundation are spalling. Many of the materials used in the alterations to the front porch
are not exterior-grade, and would require replacement. The porch roof has non-code
compliant framing and wooden shingle cladding. See Attachment F: Applicant’s Materials.
Cost of Repair or Restoration
In a set of condition photos submitted to city staff, the applicant provides an estimated
cost of repair for the foundation to be $233,588. See Attachment F: Applicant’s Materials.
Structure of Merit Recognition
The Landmarks Board recognizes buildings and sites that have architectural and/or
historic merit as Structures of Merit. Properties are either nominated by the property
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owner or by the Landmarks Board. Structure of Merit recognition is honorary and does
not provide protection or regulation. See Attachment G: Structure of Merit Records.
Following the historic building inventory survey of the Whittier neighborhood in 1988,
the Landmarks Board recognized seventeen identified terrace style buildings in Boulder,
including the building at 2334 14th St., as Structures of Merit. Two buildings, 2010-14 19th
St. and 1911-15 Pearl St., have been individually landmarked. Two others, 2535-37 5th St.
and 1815-21 17th St., are located within the boundaries of local historic districts. The
terrace building at 1433-35 13th St. was demolished since 1989.
The 1988 Landmarks Preservation Advisory Board Memo includes the following
description of 2334 14th St.
Address: 2334-36 14th St.
Architectural Significance: Brick construction, duplex with a shared porch covered by a
lean-to roof supported by wood columns Segmentally arched window and door
openings. Corbelled brick cornice with corner brick finials.
1929
Assessor Card: Owner A.H. and Beatrick Mae Dean
Lot 2 less 40 ft and 30 ft Lot 3, Block 10, North
Brick, stone foundation, ¾ basement, later ½ tar and gravel roof, soft floors, plaster
interior no garage
Dimensions: 30 x 47 ½
Front porch remodeled on 5/29/1957
One bedroom each side.
Occupants
1913 City Directory 2334 Paul H. Noah (Kathryn R.)
2336 C.F. Seitz (Nellie O.) Boulderado Cleaning and Pressing
and Seitz Bros.
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Jennie P. and Charles Russell, N.D. Photo Courtesy of
Boulder Carnegie Library.
PROPERTY HISTORY
This Terrace Duplex was part of a
complex known as Luxor Terrace
Apartments, built by prominent
Boulder pioneer and civil
engineer Charles A. Russell.1 He
was born in Sommerville,
Massachusetts on November 9,
18502 earned a Bachelor of Arts
from Tufts College in
Massachusetts in 1872, and
earned a degree in civil
engineering in 1873.3 For the next
decade he worked for the United
States Coastal Survey Department
conducting survey work along
the east coast and along the lower
reaches of the Mississippi River.4
He moved to Boulder in 1883,
where he met and married Jennie Phelps, a schoolteacher, in 1888.5
Jennie Phelps Russell, daughter of Henry Phelps, born on August 7, 1856.6 She moved to
Boulder in 1882 after being impressed by the city while visiting her sister, and soon
obtained a position as a schoolteacher. Her husband, Charles, continued his career in
civil engineering in Boulder, holding city and county engineering positions and
becoming deputy United States Mineral Surveyor for the Boulder district, as well as
serving on the Boulder City Council for many years.7 He also founded the Boulder
Pressed Brick Company and was involved in platting the North Boulder Addition to
Boulder.8 Jennie Russell’s obituary notes that, “Shortly before his death Mr. Russell built
3-double brick terraces on 14th Street near High which Mrs. Russell has been managing
since.”9 Charles Russell died on August 6, 1900, at the age of 49, due to complications
from an appendectomy.10 This places the construction of this house, and its twin, 2030
1 Daily Camera, “Mrs. Jennie Russell, Pioneer of Boulder, Dies this Morning.” June 21, 1934; Boulder Herald, “C. A.
Russell’s Death.” August 8, 1900.
2 Boulder Herald.
3 Ibid.
4 Ibid.
5 Ibid.; Daily Camera, June 21, 1934.
6 Daily Camera, June 21, 1934.
7 Ibid.
8 Ibid.
9 Ibid.
10 Boulder Herald.
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14th St., around late 1899-early 1900. It is very likely they are constructed with brick from
Russell’s own brickyard located nearby. The address first appears in the city directories
in 1901, when Ira D. and Callie E. Scott were the listed residents. Ira was a dentist. Jennie
Russell continued to oversee the apartments until her death on June 21, 1934. Through
this time, city directories show the property occupied by a variety of short-term, rental
occupants, none of whom remained at the property for more than five years.
Austin Phelps Russell, Jennie and Charles’ son, took over the property upon his mother’s
death. Born in Boulder in 1892, he attended Boulder public schools and the University of
Colorado, from which he graduated with an engineering degree in 1913.11 He launched
his engineering career by working as an assistant engineer with the Mount Whitney
Power and Electric Co. in Viscalia, California, before becoming a ranger and surveyor for
the U.S. Forestry Service in Colorado and Wyoming.12 He served with the 23rd engineers
during the First World War, and saw action in the 1918 Argonne offensive which ended
the war.13 Following Armistice, he again worked for the United States Forest Service and
as a city engineer for Rock Springs, Wyoming, before being appointed assistant state
engineer of Wyoming in 1939, moving to Cheyenne to accept the position.14 He sold the
property at 2334 14th St. to Leonard N. and Marine L. Blystad in 1944, and died in
Cheyenne at the age of 60 on January 21, 1952.15
The property then changed hands six times between 1944 and 1946, before it was
purchased by Warren E. and Myrtle S. Nord in 1949. During this time, the lower unit
was renovated into a third living space, with a bedroom added in 1947 followed by a
kitchen in 1948. The Nords sold the property to Alton H. and Beatrice M. Dean in 1958,
who owned the property until 1967, when H. M. and F. E. Doty acquired it. They in turn
sold it to Wesley E. and Janine R. Brittin in 1976, whose family trust granted the property
to its current owner, Alexander J. Brittin, in 2016. Through all these owners, city
directories indicate the property remained an apartment triplex, and was rented out to a
variety of short-term rental residents, ranging from chemical plant workers, to university
students, to retirees.16
11 Boulder Daily Camera, “Austin P. Russell, Wyoming Engineer, Dies in Cheyenne”
12 Ibid.
13 Ibid.
14 Ibid.
15 Ibid.
16 Boulder County Public Records; Polk Boulder City Directories.
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CRITERIA FOR THE BOARD’S DECISION:
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)(3) and (f)(4) …, the board may not consider
deterioration caused by unreasonable neglect.
As detailed below, staff considers this property potentially eligible for designation as an
individual landmark, however, additional time is needed to consider the information on
the condition and estimated cost of restoration or repair of the building.
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 E: Individual Landmark Significance Criteria
HISTORIC SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets historic significance under criteria 1, 2, 3,
4 and 5.
1. Date of Construction: c. 1900
Elaboration: This house was likely constructed shortly before its builder’s death in 1900,
making it a significantly early addition to this area of Boulder.
2. Association with Persons or Events: Charles A. Russell
Elaboration: This house was built by Charles A. Russell, a prominent local engineer,
industrialist, and citizen who served as the deputy United States Mineral Surveyor
for the district, served on the city council for several years, and founded the Boulder
Pressed Brick Company.
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3. Development of the Community: Early multifamily rental complex
Elaboration: This house was constructed as part of a complex of three rental
properties built c. 1900, making it both an early development in North Boulder and
an unusually early example of the rental-focused properties that would eventually
become common in Boulder.
4. Recognition by Authorities: Boulder Survey of Historic Places, 1988; City of Boulder
Elaboration: In the 1988 survey, Front Range Research Associates, Inc. noted that,
despite moderate alterations, the house retains enough significance to be contributing
to the Whittier potential historic district. On September 6, 1989, it was designated a
Structure of Merit by the City of Boulder’s Landmarks Preservation Advisory Board,
as a significant example of early multifamily housing.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets historic significance under criteria 1, 2, 4,
and 5.
1. Recognized Period or Style: Terrace
Elaboration: Terrace s brick houses are an uncommon typology, mostly unique to
Colorado. Despite its remodel from a duplex to a triplex and changes to the front
porch and a rear addition, it retains substantial historic integrity surviving as a
significant example of Terrace housing in Boulder .
2. Architect or Builder of Prominence: Charles A. Russell
Elaboration: This house survives intact as part of a rental complex constructed by
prominent Boulder citizen Charles A. Russell in about 1900.
3. Artistic Merit: The brickwork including decorative brickwork, corbels, finials,
parapet and running brick course reflect a high level of masonry craftsmanship.
4. Example of the Uncommon: Terrace Style
Elaboration: The Terrace House is relatively uncommon, though distinct variant of
architecture in Boulder, and characteristic of like houses constructed at the beginning
of the 20th century in Colorado.
5. Indigenous Qualities: Locally made brick
Elaboration: Charles A. Russell, who built this house, was also the founder and
proprietor of the Boulder Pressed Brick Company. It is very likely that he used brick
from his yard in the construction of this house and its twin at 2330 14th St.
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ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 2334 14th St. meets environmental significance under criteria
2, 4, and 5.
1. Site Characteristics: None observed
2. Compatibility with Site: Well-scaled and appropriate to site
Elaboration: This 2,194 square foot house is appropriately scaled to its 6,016 square
foot lot, and allows three family occupancy while retaining a substantial street
setback and sizable back yard.
3. Geographic Importance: None observed
4. Environmental Appropriateness: Rental complex.
Elaboration: This house was built as part of a three building rental complex along
with the house at 2340 14th and the house at 2330 14th, which is a twin of this building.
The survival of all three in a relatively intact state adds to their significance as part of
a historically significant early rental complex in North Boulder.
5. Area Integrity: Whittier Potential Historic District
Elaboration: The 1988 historic resources survey found that this house is contributing
to the character of a potential historic district in the Whittier neighborhood.
CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD: The Whittier neighborhood is characterized by small, single family
or duplex residential houses dating to a variety of periods, with the majority constructed
c. 1890-1930. This building contributes to this small scale residential character.
CRITERION 3: CONDITION OF THE BUILDING
The applicant notes that the rubble stone foundation of this building is unstable, and its
movement has caused severe structural damage to the masonry and has severed drains
and plumbing connections. He further notes that that many materials used on the rear
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shed and front porch are non-code compliant and not exterior grade, and will thus
require replacement. See Attachment F: Applicant’s Materials.
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The applicant estimates that foundation repairs will cost $233,588. See Attachment F:
Applicant’s Materials.
NEIGHBORHOOD COMMENT:
Staff has received no comment to date from the public on this matter.
THE BOARD’S DECISION:
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 building 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 building. Section 9-11-23(h), B.R.C. 1981. A 180-day stay period
would expire on January 29, 2016.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the building at 2334 14th St. is appropriate based on the criteria
set forth in Section 9-11-23(f), B.R.C. 1981 in that:
1. The property may be eligible for individual landmark designation based upon its
historic and architectural significance;
2. The property contributes to the character of the neighborhood as an intact
representative of the area’s past;
3. It has not been demonstrated to be impractical or economically unfeasible to
rehabilitate the building.
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ATTACHMENTS:
Attachment A: Current Photographs
Attachment B: Boulder County Tax Assessor Card c. 1946
Attachment C: Historic Building Inventory Form
Attachment D: Deed & Directory Research
Attachment E: Significance Criteria for Individual Landmarks
Attachment F: Applicant Materials
Attachment G: Structure of Merit Materials
Attachment A: Current Photographs
View from 14th Street, 2016.
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West (front) elevation, 2016
Northwest corner, 2016
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North (side) elevation, 2016
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East (Rear) elevation, 2016
South (side) Elevation, 2016
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Attachment B: Boulder County Tax Assessor Card c. 1946
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Attachment C: Historic Building Inventory Form
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Photo from Historic Building Inventory Record, 1988.
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Attachment D: Deed & Directory Research
Owner (Deeds) Date Occupant(s)/Directory
1901 Ira D. (Callie E.) Scott, dentist
Jennie P. Russell 1903 Mrs. Cooper
1904 Not Listed
1906
1911 Francis J. Reinert
1913 P. H. Noah
1916 H. W. Berkley
1918 Myron Silcott
1921 Arthur Brubaker
1923 Mrs. Anna Zuckerman
1926 Not Listed
1928 A. J. Schafer
1930 Vacant
1932 Charles P. Stockdale
Austin P. Russell 1936 John P. (Eva A.) Bennet
1938
1940 Vacant
1943 Vacant
Leonard N. and Marie L.
Blystad (2/23/44);
Albert B. and Maude F. Pace
(7/21/44);
Charles W. V. Feigel
(7/22/44)
1944
Jack B. and Ruth G. Fawcett
(2/4/46);
Charles and Pearl
Thornburgh (7/26/46);
Harry V. and Fern E Gillette
(11/12/46)
1946 Edward B. McBride (Wilma S.) Plant Manager,
Watts-Hardy Dairy
1949 Eugene L. Nookel
Warren E. and Myrtle S.
Nord
1950
1951 Marvin F. Boone (Patricia A.)
Lloyd E. and Anna E.
Bussert
1954
1955 Kenneth L. Ingram (Betty K.) Student, U of C
Tom C. Stanford (4/26/58);
Alton H. and Beatrice May
Dean (7/25/58)
1958
1960 Daniel J. McGrew (Carolyn S.), Manager
Parkway Service
1965 Joel Johnson, Retired
H. M. and F. E. Doty 1967
1970 Ronald I. Shall (Jem), Employee Arapahoe
Agenda Item 5B - Page 27
Chemicals
Wesley E. and Janine R.
Brittin
1976
Alexander J. Brittin 2016
Attachment E: 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.
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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 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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Attachment F: Applicant Materials
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Attachment G: Structure of Merit Materials
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