Item 5C - 1723 Marine StAgenda Item 5C - 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 1723 Marine St., a non-landmarked building
over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised
Code (HIS2016-00148).
STATISTICS:
1. Site: 1723 Marine St.
2. Date of Construction: c. 1910
3. Zoning: RH-1
4. Existing House Size: 864 sq. ft. (approx.)
5. Lot Size: 4,988 sq. ft. (approx.)
6. Owner/Applicant: Stewart Cohune / Kenneth J. Jacques
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 1723
Marine 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
explore alternatives to demolition for the building.
A 180-day stay period would expire on January 16, 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 1723 Marine St. The building is not
located within a historic district, but is over 50 years old. The action proposed 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 (June 30, 2016, when the Landmarks Board fee was paid) and expire on January
16, 2016. Section 9-11-23 (g) and (h), B.R.C. 1981.
DESCRIPTION
The approximately 864 square foot vernacular wood frame house sits on a property
measuring 4,988 square feet, located on Marine Street between 17th and 18th streets, one
block east of Boulder High School. It is not located in a potential or designated historic
district. The Hillside Historic District is located two blocks south, and the potential local
and National Register of Historic Places Boulder High School Historic District is located
one block west, and the potential Whittier local historic district is located one block north
of the subject property.
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Figure 1: Location Map showing 1723 Marine St.
Figure 2: 1723 Marine St., South (front) Elevation, 2016.
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The house features a pyramidal hipped roof and square plan with central stone chimney,
features common to 1900s-1920s vernacular housing. This distinctive roof construction
technique reduces the need for expensive lengthy purlins and rafters versus a standard
hipped or gable roof, making this typology popular for low-cost residential construction
during the first half of the twentieth century. Based upon form and materiality, the 1995
Historic Resources Survey estimated the original construction date as c. 1910. The house
has a rectilinear plan, rather than the square typical of pyramidal houses, as a result of a
shed roofed lean-to along its north side, which was likely an early addition. This is
supported by a partial view of this addition on the c. 1946 assessor’s card of the
neighboring property, which shows that the addition originally featured exposed rafter
tails, a craftsman detail typical of the 1920s. The hipped roof, open front porch is
supported by two unadorned square wood posts. The porch floor is a tapered pad of
concrete, covered in red-orange stucco, topped by ceramic tiles. The symmetrical façade
features a central, six light wooden entry door (likely a replacement), flanked by a pair of
double-hung wood windows that appear to be historic. The sides of the original mass
feature a symmetrically composed pair of windows matching those of the front
elevation, while each side of the lean-to is penetrated by a door. There are two windows
on the back side, facing into the carport. The walls are clad in light blue painted wooden
lap siding with white painted wood trim, and the roof is clad in light grey asphalt
shingles. A narrow strip of the concrete block foundation is exposed around the
perimeter.
Alterations
Figure 3: South (front) elevation, county assessor’s photo, c. 1946.
Image courtesy Boulder Carnegie Library.
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Figure 4: Partial view of North
(rear) of 1723 Marine from
1427 18th St. assessor’s card, c.
1946.
County assessor’s records indicate that this house was
relocated to its present site in 1946. Its original location
and exact age have not been determined. This house is
relatively intact to its earliest recorded state following its
relocation in 1946. The most major alteration occurred in
1993, when a covered car port was added along the full
length of the north side. Minor alterations to the façade,
including removal of shutters from the windows and
wooden trellises from the front porch, replacement of the
front door, and addition of corner trim, have occurred
since 1946. A single window in the center of the rear
lean-to has been removed, and its exposed rafter tails
have been covered by the carport. White metal eave
troths and downspouts were added after 1995. The house
has been re-roofed several times with asphalt shingles. In
2001, a six-foot wooden privacy fence was constructed
around the perimeter of the property.
Condition
In a letter dated August 8, 2016, Kenneth J. Jacques evaluated the present condition of
the house. He noted that the unreinforced concrete block foundation shows visible
cracking and spalling due to water damage. He also stated that the existing main floor is
10” below the flood protection elevation required by Section 9-3-2, B.R.C. 1981. As such,
any major improvement or addition would require lifting the building over 10” to meet
the flood protection elevation. He found that the poor condition of the current
foundation would necessitate its replacement during such an alteration, and that
elevating the structure would be complicated by the presence of a free standing masonry
chimney in the center of the frame structure. See Attachment F: Applicant Materials.
Cost of Repair or Restoration
In the same letter, Jacques estimated the cost of replacing the foundation, adding
support to the chimney, and repairing interior plasterwork would entail a total cost of
$192,000. See Attachment F: Applicant Materials.
PROPERTY HISTORY
The property at 1723 Marine St. is located in Culver’s Addition, which was added to the
city in 1874 by Robert Culver, a prominent Boulder citizen, farmer, and developer.
Culver came to Boulder in 1863, and later bought a sizable tract of land in this area. He
retained a portion as his farm, and sold parcels for residential development. The new
development was annexed into the city in 1874, becoming an early residential area. The
Agenda Item 5C - Page 6
Lula and Joseph Misclevitz, 1964. Photo courtesy of
Boulder Carnegie Library.
southern side of the neighborhood developed slowly, with few houses appearing south
of Arapahoe Avenue until the 1890s. The area was fully developed by the 1910s, mostly
due to a large number of Swedish immigrants who moved into the area. The area
became characterized by the simple, vernacular styles favored by the immigrant
craftsmen, miners, and expressmen who made their homes in this working class
neighborhood.1
This property was owned by local banker Charles Buckingham, who sold it to Elliott A.
Van Dyke in 1919. It was then held by five other owners until being purchased by
Charles N. Alden in 1944. Alden obtained several city construction permits, including
one for repairs and remodeling of a house granted in December of 1944 and one for
connecting to the city water and sewer
lines granted in March 1945, the time the
house was relocated to its present
location. Alden subsequently sold the
house to Lois S. and Raymond C.
Hammond in 1945. The Hammonds
worked at the Temple Annex Barber and
Beauty Shop, located at 1330 Pearl St.
They did not reside at the property long,
selling the property to Ronald D. and
Emma L. Hoog in early 1946. The Hoogs
resold it later that same year to Nelson E.
McPherson, a student who lived there
with Margaret M. McPherson, widow of
Elmer McPherson. As of 1951, Lula Mary
Misclevitz and her husband, Joseph C.
Misclevitz, were the listed residents,
evidently renting the house from the
McPhersons. The Misclevitzes purchased
the property in May of 1952, and resided
here until 1985.2
Lula was born to Elza A. and Wynona Crawford Beason on July 31, 1898, in Hebron,
Nebraska.3 Joseph was born in Chicago on November 14, 1892.4 His father, Frank
Misclevitz, was a native of Germany who immigrated to Chicago in 1887 and married
1 Whitacre, Christine, and R. Laurie Simmons. “Goss-Grove Neighborhood History and Survey Results.” City of
Boulder, December, 1986.
2 Polk Directories for Boulder, Colorado; Boulder County Public Records.
3 Daily Camera, “Obituaries: Lula Misclevitz” 7 November 1985. Boulder Carnegie Library.
4 Daily Camera, “Obituaries: Joseph Misclevitz” 17 May 1978. Boulder Carnegie Library.
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Veronice, Joseph’s mother, in 1888.5 Lula and Joseph were married on February 3, 1914,
in Thedford, Nebraska.6 The couple remained in Nebraska for ten years before moving
to Colorado in 1924, and to Boulder in 1928.7
Joseph began his long career as a Boulder barber working at the shop of Claude Reed
from 1928 to 1941, and later opened his own shop, “Joe’s” at 1914 Broadway.8 He lost
the lease on his shop in late 1949, and went to work at Slavec’s Barber Shop, 1643 Pearl
St., before reopening “Joe’s” at a new location, 1023 Pearl St., in 1956.9 He retired in 1959,
ending a 31-year career.10 Lula (who was also known as Lulu) Misclevitz was a
prominent member of Boulder’s Rebekah Lodge No. 5, where she was installed as Vice
Grand in 1951.11
Joseph and Lula had two sons and two daughters.12 Their two sons, Willis and Frank,
both served in the U.S. Navy. Willis served on the battleship USS Colorado in the early
1930s, and Frank was involved in several actions in the closing battles of the Pacific
Theatre of the Second World War while serving on the escort carrier USS Vella Gulf.13
Joseph Misclevitz died on May 15, 1978.14 Lula continued to reside at 1723 Marine St.,
and was joined by her son Willis, who had by then retired, in 1983. Following Lula’s
death on November 4, 1985, her estate sold the property to Robert S. and Gladys M. Baca
in 1986. Gladys became sole owner of the property in 1992, before selling it to Margit J.
Baker in 2003. Baker placed the property into the care of the Barker Family Living Trust
“A” in 2008, which, via real estate firm XChange Solutions, Inc., sold it to the present
owner, Stewart J. Cohune, in 2013.15
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:
5 Daily Camera, “Joe Misclevitz Home from Father’s Funeral.” 27 December 1947. Boulder Carnegie Library.
6 Daily Camera, “Mr., Mrs. Joe Misclevitz to Celebrate Anniversary.” 29 January 1964. Boulder Carnegie Library.
7 Ibid.
8 Ibid; Daily Camera, “Joe Misclevitz Opens his Own Barber Shop.” 29 September, 1941. Boulder Carnegie Library.
9 Daily Camera, “Joe Misclevits now at Slavec Barber Shop.” 15 December, 1949. Boulder Carnegie Library.; Daily
Camera, “Joe Misclevitz Opens Barbershop at 1023 Pearl.” 14 February, 1956. Boulder Carnegie Library.
10 Daily Camera, 29 January 1964.
11 Daily Camera, “Lulu Misclevitz was Installed Vice Grand of Rebekah Lodge No. 5.” March 24, 1951. Boulder
Carnegie Library.
12 Daily Camera, 29 January 1964.
13 Daily Camera, “Willis Misclevitz of U.S. Colorado Home on Furlough.” 7 August, 1933. Boulder Carnegie
Library.; Daily Camera, “Frank Misclevitz en Route to States after Experiencing Typhoons at Japan.” 17 October
1945. Boulder Carnegie Library.
14 Daily Camera, 17 May 1978.
15 Boulder County Public Records.
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(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 1723 Marine St. meets historic significance under criteria 1.
1. Date of Construction: c. 1910
Elaboration: The Historic Building Inventory estimates the date of construction as 1910.
Though the exact date of construction is unknown due to its relocation, the style and
construction of this house strongly indicate it was built around 1910, a significant period of
development in the Goss-Grove Neighborhood.
2. Association with Persons or Events: Joseph and Lula Misclevitz.
Elaboration: Joseph worked as a barber in Boulder for 31 years, operating two barber
shops during his career. Lula Misclevitz was Vice Grand of Rebekah Lodge No. 5 in
Boulder. The Misclevistzs resided at the property from 1951 until 1985.
3. Development of the Community: None Observed.
4. Recognition by Authorities: 1995 Scattered Resources Survey
Elaboration: The 1995 Historic Resources Survey noted that, although somewhat
altered, the house retains sufficient integrity to be significant as a reflection of early
twentieth century vernacular construction.
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ARCHITECTURAL SIGNIFICANCE:
Summary: The house located at 1723 Marine St. meets historic significance under criteria 1.
1. Recognized Period or Style: Vernacular Wood Frame
Elaboration: This house is an intact example of a pyramidal house, a popular
vernacular house form during the early 20th century. Aside from replacement of the
front door and addition of a carport at the rear of the house, few changes appear to
have occurred to it since 1946.
2. Architect or Builder of Prominence: Unknown
3. Artistic Merit: None observed.
4. Example of the Uncommon: None observed.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The house located at 1723 Marine St. meets environmental significance under
criteria 1 2, and 4.
1. Site Characteristics: Varied and mature vegetation
Elaboration: This 4,988 square foot parcel features is enhanced by a several types of
high quality vegetation, including mature trees.
2. Compatibility with Site: Well-scaled and appropriate to site
Elaboration: This small, 864 square foot house is well scaled and appropriately
located on its lot. The house’s large setback allows it to integrate with the rich
vegetation on the site, lending it an appropriately subtle visual impact from the
street.
3. Geographic Importance: None observed
4. Environmental Appropriateness: Residential character
Elaboration: This block features many older small single family residences on small,
well-vegetated lots, and this house contributes to that character.
5. Area Integrity: None Observed
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CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE
NEIGHBORHOOD: Though this section of Goss Grove has been substantially
redeveloped into medium density residential housing, this block features other homes
dating to around the turn of the century, including a four square style house next door at
1719 Marine St. and a shingle style house at the corner of Marine and 17th streets.
CRITERION 3: CONDITION OF THE BUILDING
The applicant has noted that there is cracking and spalling in the foundation, and that
the floor level of the house is not compliant with flood safety code. The applicant argues
that these two factors ensure that the foundation would likely have to be entirely
replaced, a process made more difficult and costly by the presence of a free standing
masonry chimney at the center of the frame house. See Attachment F: Applicant Materials
CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR:
The applicant estimates cost of repair at $192,200. See Attachment F: Applicant 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
Agenda Item 5C - Page 11
demolition of the building. Section 9-11-23(h), B.R.C. 1981. A 180-day stay period
would expire on January 16, 2016.
FINDINGS:
Staff recommends that the Landmarks Board adopt the following findings:
A stay of demolition for the house at 1723 Marine 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.
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’s Materials
Attachment A: Current Photographs
Agenda Item 5C - Page 12
North (front) elevation, 2016
East (side) Elevation, 2016
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Northwest corner, 2016
West (side) Elevation, 2016.
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1719 Marine St., 2016.
1705 Marine St., 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, 1995.
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Attachment D: Deed & Directory Research
Owner (Deeds) Date Occupant(s)/Directory
Elliott A. Van Dyke 1919
Frank Roosa 1920
Anna H. Day 1926
O. K. and Celta C. Joseph 1942
1943 Not listed
Lola I. Miner (2/29/44);
Charles N. Alden (11/9/44)
1944
Lois Stover Hammond 1945
Ronald D. and Emma L.
Hoog (2/14/46);
Nelson E. McPherson
(10/16/46)
1946 Raymond C. Hammond (Lois: Temple Annex
Barber and Beauty Shop)
1949 Mrs. Margaret M. McPherson (Wid. Elmer)
1951 J. C. Misclevits (Lula), barber at Slavec Barber
Shop
Joseph C. and Lula
Misclevitz
1952
1953 Jos. C. Misclevitz (Lula), barber Slavec Barber
Shop
1960 Jos. C. Misclevitz (Lula); Lula M. Mrs., Finisher,
Marlowe Cleaners
1965 Jos. C. Misclevitz (Lula); Lula B., Presser,
Boulder Laundry and Cleaners
1970 Jos. C. Misclevitz (Lula), Retired
1975 Jos. C. Misclevitz (Lula), Retired
1980 Lula M. Misclevits (o)
1983 Lula M. Misclevits (o); Willis J., Retired
1984
1985
Robert Stephen Baca and
Gladys Margarita Baca
1986
1987 Robert Baca
Gladys Margarita Baca 1992
Margit J. Baker 2003
The Baker Family Living
Trust “A”
2008
XChange Solutions, Inc.
(4/22/13)
Stewart J. Cohune (5/30/13);
2013
Agenda Item 5C - Page 22
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.
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
Agenda Item 5C - Page 23
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’s Materials
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