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Item 6B - 1321 9th St Agenda Item #6B Page 1 M E M O R A N D U M April 5, 2017 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 issuance of a demolition permit for the house at 1321 9th St., a non-landmarked building over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised Code (HIS2017-00059). STATISTICS: 1. Site: 1321 9th St. 2. Date of Construction: c. 1922 3. Zoning: RL-1 (Residential Low) 4. Lot Size: 5,682 sq. ft. 5. Building Size 668 sq. ft. (approx.) 6. Applicant/ Owner: Thomas and Caroline Hoyt STAFF RECOMMENDATION: 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 1321 9th 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. Staff encourages the applicant to consider landmark designation of the house and/or incorporation into future redevelopment plans for the site. A 180-day stay period would expire on Sept. 10, 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 & Sustainability (PH&S) staff for review, approval and recording with Carnegie Library: Agenda Item #6B Page 2 1. A site plan showing the location of all existing improvements on the subject property; 2. Measured elevation drawings of all faces of the building depicting existing conditions, fully annotated with architectural details and materials indicated on the plans; and 3. Color medium format archival quality photographs of all exterior elevations of the house and garage. EXECUTIVE SUMMARY On Feb. 23, 2017, Planning, Housing and Sustainability Department (PH&S) received an application to demolish the house at 1321 9th St. (HIS2017-00059). On Mar. 1, 2017, the Landmarks design review committee (Ldrc) referred the application to the Landmarks Board for a public hearing, finding there was “probable cause to consider that the property may be eligible for designation as an individual landmark.” In 2015, a demolition permit application was referred to the Landmarks Board for review, but was withdrawn prior to the hearing. The building is not in a historic district or designated as a local landmark, but is over 50 years old and the action proposed meets the criteria for “Demolition (Historic)” defined in Section 9-16-1 of the Boulder Revised Code 1981. PURPOSE OF THE BOARD’S REVIEW Pursuant to Section 9-11-23(d)(2), B.R.C. 1981, demolition requests for all primary 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, any one of the three Ldrc members 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 (Mar.14, 2017, when the Landmarks Board fee was paid) and expire on Sept. 10, 2017. Section 9-11-23 (g) and (h), B.R.C. 1981. DESCRIPTION The property at 1321 9th St. is located on the west side of 9th Street between University Avenue and Pleasant Street. The lot is approximately 5,682 sq. ft. in size, occupied by the Agenda Item #6B Page 3 approx. 668 sq. ft. dwelling, which is located along the west property line. Champion Alley runs along the north side of the site, while Pleasant St. Court runs along its western edge. The Mattie Dean Open Space is located directly to the west, and Columbia Cemetery (local landmark) is located to the south, bound by Pleasant Street and College Avenue. The identified Potential Expanded Highland Lawn Historic District is located south of the property, and the identified Potential University Hill Historic District is located east of the property. Figure 1. Location Map showing 1321 9th St. Figure 2. 1321 9th St., East Elevation (façade), 2017. Agenda Item #6B Page 4 Constructed in 1922, the one-story frame house features a clipped gable roof, overhanging eaves, and exposed rafters. A centrally located panel door is flanked by multi-light windows with tapered surrounds. A clipped gable roof, supposed by simple wooden posts, is located at the entrance. A deck with a wood railing extends across the east elevation. A wooden lattice wraps the lower portion of the deck. The building rests on a concrete foundation. Figure 3. 1321 9th St., North Elevation, 2017. The north elevation features five double-hung windows, with a larger pair near the front, a smaller pair near the center, and a single window on the northwest addition. A louvered vent is located at the gable end. Figure 4. 1321 9th St., West Elevation (rear), 2017. Agenda Item #6B Page 5 Two additions are located at the west (rear) elevation. The northwest addition has a shed roof is clad in vertical bead board while a single pedestrian door is located on the east elevation of this addition, and a small, double-hung window is located to the north of the door. The southwest addition features a clipped gable roof and is clad in contemporary stucco. A multi-light window is located on the southwest corner of the east elevation of this addition. The window has a tapered wood surround. A small window is located between the two additions. An unpainted brick chimney is located near the center of the roof. ALTERATIONS Figure 5. Tax Assessor Photo, 1321 9th St., c1949 The earliest assessor card for the house, prepared in 1929, shows the 10’ by 8’ extension at the northwest corner of the building, indicating it was either constructed as part of the original house, or as an early addition. A permit for the construction of a one room, frame addition to the building was issued in 1952 at an estimated cost of $750. Presumably, this was the clipped hip roof mass at the southwest corner. A permit was issued in 1982 for repair and expansion of the deck. In 1990, a permit was issued for re- roofing the house with 3-tab shingles. While the house appears to be largely intact the porch supports at the entrance have been altered. The tax assessor card shows four porch supports resting on a pier. The original entry porch was expanded into a deck in the 1980s and the southwest addition appears to have been re-stuccoed in the recent past. Agenda Item #6B Page 6 PROPERTY HISTORY The house at 1321 9th St. is located on Lot 22 of Block 3 in the Buena Vista Heights Subdivision of Boulder, which was platted in 1902 by Della M Butsch, daughter of Boulder pioneer Marinus Smith. The subdivision was one of ten platted by the heirs of Marinus Smith from his extensive land holdings. Other subdivisions created from Smith’s holdings included Capitol Hill, Grandview, and Menlo Park.1 Buena Vista Heights extends between University and Pleasant streets, from the west side of 7th Street to the east side of 9th Street. Columbia Cemetery borders a part of the subdivision to the south. Most lots were about 140 feet deep and 50 feet wide. Figure 9. Sanborn Fire Insurance Map, 1931. Deed research indicates that Della Butsch sold Lots 22, 23, and possibly Lot 24 on the eastern edge of the Buena Vista Heights subdivision to Robert and Gertrude Durst around 1920. The Dursts lived in McPherson, Kansas and purchased land in Boulder as their summer residence. The 1920 U.S. Census lists Robert Durst as a postmaster in McPherson. A 1927 Daily Camera article says the Dursts “have been coming to Boulder each summer for six years and have many friends here.”2 The Dursts rented the property during the remainder of the year. Since the house at 1321 9th St. (Lot 22) first appears in the 1923 city of Boulder directory, it is likely that Robert and Gertrude Durst built the house around 1921-1922. 1 City of Boulder. Landmark Designation Memo for 1317 7th St., May 7,1997. 2 Daily Camera. Lot 22 Lot 23 Agenda Item #6B Page 7 The Dursts constructed the house at 1315 9th St. (Lot 23) by 1926. Shortly after the house was constructed, the Dursts sold the property to their son-in-law, Claude Wilson. Wilson owned the property from 1923 until 1943, renting the house to a variety of tenants. Wilson and his family rented the Durst’s house next door at 1315 9th St. Claude Wilson was born near McPherson, Kansas in 1897. He graduated from McPherson College in 1919 after serving in the Navy during World War I. In 1920, Claude married Mary Durst, daughter of Robert and Gertrude Durst. Mary was born in 1896, in Moundridge, Kansas. Claude was employed as a teacher and principal in various Kansas communities during the 1920s, but joined the Boulder school system after receiving a master degree in education in 1927 from the University of Colorado. In 1929, their daughter, Joan, was born. Claude taught Social Sciences and Speech at Boulder High School for 15 years, and served in local, state, and national education associations, teachers’ groups, and was a candidate for the Boulder City Council. He was heavily involved in the Methodist church and was a member of the Rotary Club. In 1942, Claude and his family left Boulder for Los Angeles, where he began working on his Ph.D. While there, he was appointed as an assistant in educational psychology at UCLA. Claude and his family remained in the Los Angeles area where he worked for the school system until his death in 1955. Renters of 1321 9th St. under Wilson’s ownership from 1923 until 1943 included Jervis M. Fulmer, a University of Colorado instructor, Elwin and Grace Burgess, owners of the Cottage Grocery at 928 Grandview Ave., and Earl E. Hartley, a university student. Photo of Claude Wilson, undated. Photo of Victor Korte, undated. Agenda Item #6B Page 8 In 1943, Victor and Norma Korte purchased 1321 9th St. from the Wilsons. Victor Korte grew up in Valmont, Colorado with his parents, August and Elvina, and brother, Ernest. Victor attended the University of Colorado from 1936 until 1938, and later helped run his father’s furniture store at 1545 Pearl Street. In 1941, Victor married Norma Caby and in 1945 the couple opened up their own store, Korte Appliance and Furniture Co., located at 1129 Pearl Street. The 1958 directory advertises the store sold “nursery and junior furniture, lamps, shades, unfinished furniture, spring air mattresses, Lewyt Vacuum cleaners, [and] Venetian blinds.” The Kortes lived at 1321 9th St. from 1943 until 1961. During the 1950s, Norma Korte represented the Boulder County Zonta club, an organization dedicated to improving the status of women. A Daily Camera article (c1950) reports that the house at 1321 9th St. was heavily damaged by a fire. “The Korte fire started in the basement while the family was away, and the flames shot up a laundry chute into the bathroom….The structural loss is expected to run several hundred dollars and members of the family estimated the total loss at some $2,000.” City construction permit records show that Victor Korte was granted a permit to repair fire damage on April 5, 1950, implying the fire occurred shortly prior. Total estimated cost of these repairs was $500. Marian Cooper purchased the house from Victor Korte in 1961. For 17 years during the 1960s and 1970s, Marian was the Director of Homebound Services at the Boulder Public Library. Marian established the program as an outreach of library services to nursing homes and individuals who were homebound because of various handicaps. The program selected, delivered, and exchanged library materials for free, circulating nearly 500 books each month. Korte Appliance and Furniture store, 1129 Pearl St., 1975-1976. Photo of Cooper from “Homebound Books Come With a Smile,” Daily Camera, undated. Agenda Item #6B Page 9 Marian Cooper was born in 1917 in Hartford, CT. She married Robert Cooper in 1944 and moved to Boulder in 1949. After a divorce in the 1950s, Cooper worked as a saleswoman at Joslin’s, a department store located in the Colorado Building, 1919 14th St. In 1966, she began working as a librarian at the Boulder Public Library. Marian was involved with the Unitarian-Universalist Church and was member of the Boulder Professional Women from 1970-1985. She had two children, Gaylord and Barbara. Marian died in 2012. Marian sold the house in 1990, and the house passed through a few different owners until the current owners purchased the property in 2014. See Attachment C: Deed and Directory Research. 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 may be eligible for designation as an individual landmark. CRITERION 1: INDIVIDUAL LANDMARK ELIGIBILITY The following is a result of staff's research of the property relative to the significance criteria for individual landmarks as adopted by the Landmarks Board on Sept. 17, 1975. See Attachment F: Individual Landmark Significance Criteria HISTORIC SIGNIFICANCE: Summary: The house located at 1321 9th St. meets historic significance under criterion 1, 3 and 4. 1. Date of Construction: 1922 Agenda Item #6B Page 10 Elaboration: The address first appears in the 1923 city directory. The Historic Building Inventory Form indicates the building was constructed in 1922. 2. Association with Persons or Events: Claude and Mary Wilson, Victor and Norma Korte Elaboration: Claude Wilson purchased the house in 1923 from his father-in-law, Robert Durst. Claude and his wife, Mary, were from MacPherson, Kansas. Although Wilson owned the house, he and his family rented the house next door at 1315 9th St. After receiving a master degree in Education in 1927 from the University of Colorado, Wilson joined the Boulder school system. He taught Social Sciences and Speech at Boulder High School for 15 years, while also serving in local, state, and national education associations, and teachers’ groups. He was a candidate for the Boulder City Council and was heavily involved in the Methodist church and with the Rotary Club. Claude and his family moved to Los Angeles in 1942 where he began working on his Ph.D. Victor and Norma Korte lived at 1321 9th St. from 1943 until 1961. After attending the University of Colorado, Victor helped his father with his furniture store on Pearl Street. After marrying Norma Caby in 1941, Victor and his wife opened up “Korte’s Appliances and Furniture Co.” on 1129 Pearl Street. The Korte’s operated their store for many years. None of the owners or residents appear to have made significant contributions to the community on the local, state or national level. 3. Development of the Community: This is one of the earliest houses in the Buena Vista neighborhood, land originally owned by Marinus Smith. 4. Recognition by Authorities: Front Range Research Associates Elaboration: The property was surveyed in 1994 and was found to represent a type, period or method of construction. The survey notes that “the house, although altered, is representative of the vernacular frame dwellings erected during the early twentieth century and reflecting Bungalow style details.” ARCHITECTURAL SIGNIFICANCE: Summary: The house located at 1321 9th St. meets architectural significance under criterion 1. 1. Recognized Period or Style: Bungalow Elaboration: The house, constructed c. 1922, features the exposed rafter tails, multi-over single light windows, clipped hip porch roof, and slanted window surrounds that are characteristic of the Bungalow style. Agenda Item #6B Page 11 2. Architect or Builder of Prominence: None observed. Elaboration: The original architect is 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 1321 9th St. meets environmental significance under criteria 1, 2, 5. 1. Site Characteristics: The house is located on a prominent site near the corner of 9th Street and University Avenue. Columbia Cemetery is located a block to the south. Additionally, the rear of the site is clearly visible from the publicly-accessible parcel owned by the City of Boulder that is located immediately to the west of the site, and the north elevation of the structure faces onto Champion Alley, a public right-of-way. 2. Compatibility with Site: The building is located in an area that has historically been a mix of residential uses. Today, the area retains this character. 3. Geographic Importance: None observed. 4. Environmental Appropriateness: None observed. 5. Area Integrity: The building is located in an area that has historically been a mix of residential uses. Today, the area retains this character. CRITERION 2: RELATIONSHIP TO THE CHARACTER OF THE NEIGHBORHOOD: This area of Boulder was platted in 1902 and was originally land owned by Marinus Smith. The area is not identified as a potential local historic district. Stylistically, the house is related to the early-20th century development of the city, as a representative of the Bungalow style popular in the 1910’s-30’s. CRITERION 3: CONDITION OF THE BUILDING The applicant retained the services of Carl Scott Engineering, LLC to assess the condition of the house at 1321 9th St. They found that a large tree is close to the house, and would require removal at a cost of $2,500. They further found that the west addition’s Agenda Item #6B Page 12 foundation has settled, and requires stabilization at an estimated cost of $21,887. In addition, unrepaired fire damage (presumably from the fire which occurred c1950) was found in the basement, repair of which is estimated at $5,682. The existing basement height is 6’8”; whereas the International Residential Code requires 7’ height in habitable areas. The engineer estimates that lifting the building would cost of $65,937 and an additional $6,728 to provide for egress from the basement.. See Attachment B: Applicant’s Materials. CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR: Carl Scott Engineering, LLC, estimates total cost of code-mandated repairs (enumerated above) is $236,244. (See Attachment B: Applicant’s Materials) NEIGHBORHOOD COMMENT: Staff has received no comment to date from the public to date 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 buildings to be demolished may have significance under the criteria set forth above, the application shall be suspended for a period not to exceed 180 days from the date the permit application was accepted by the city manager as complete in order to provide the time necessary to consider alternatives to the demolition of the buildings (section 9-11-23(h), B.R.C. 1981). A 180-day stay period would expire on Sept. 10, 2017. FINDINGS: Staff recommends that the Landmarks Board adopt the following findings: A stay of demolition for the house at 1321 9th 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; Agenda Item #6B Page 13 3. Additional time is merited to assess whether rehabilitation of the building is impractical or economically unfeasible. ATTACHMENTS: Attachment A: Current Photographs Attachment B: Applicant’s Materials Attachment C: Historic Building Inventory Form Attachment D: Deed and Directory Research Attachment E: Tax Assessor Card Attachment F: Significance Criteria for Individual Landmarks Agenda Item #6B Page 14 Attachment A: Current Photographs 1321 9th St., East (Front) Elevation, 2017. Agenda Item #6B Page 15 North (Side) Elevation, 2017. West (Rear) Elevation, 2017. Agenda Item #6B Page 16 South (Side) Elevation, 2017. View of 1321 9th St. and neighboring 1315 9th St. (Left) From 9thSt., 2017. Agenda Item #6B Page 17 Rear View of 1321 9th St. and neighboring 1315 9th St. (Right), 2017. Agenda Item #6B Page 18 Attachment B: Applicant’s Materials Agenda Item #6B Page 19 Agenda Item #6B Page 20 Agenda Item #6B Page 21 Agenda Item #6B Page 22 Agenda Item #6B Page 23 Agenda Item #6B Page 24 Agenda Item #6B Page 25 Agenda Item #6B Page 26 Agenda Item #6B Page 27 Agenda Item #6B Page 28 Agenda Item #6B Page 29 Agenda Item #6B Page 30 Agenda Item #6B Page 31 Agenda Item #6B Page 32 Agenda Item #6B Page 33 Agenda Item #6B Page 34 Agenda Item #6B Page 35 Agenda Item #6B Page 36 Attachment C: Deed and Directory Research Owner Date Occupants Della M. Butsch 1916 Robert & Gertrude C. Durst 1918 (House constructed) c. 1922 Claude Wilson 1923 H.B. & Gladys Abbett, asst. comp. U of C, and Claude E. & Mary Wilson, teacher. 1926 Jervis M. Fulmer, instructor U of C 1930 Jerry A. & E. Ardella Shields 1932 Guy W. & Vivian P., salesman 1936 Elwin & Grace E. Burgess, Cottage Grocery @ 928 Grandview 1940 Curtis (unemployed) and Dorothy Wise, typist for the newspaper. 1943 Earl E. Hartley, university student Victor and Norma Korte 1943 1946 V. Korte 1951 V. Korte, Applicance & furniture Co., @ 1129 Pearl 1958 Victor and and Norma C. Korte Owners, Korte’s, nursery and Junior Furniture, 1129 Pearl St. 1960 V. Korte Jean and John Mack 1961 Marian Cooper 1962 Marian Cooper Marian Cooper 1963 Marian Cooper 1965 Marian Cooper, Saleswoman at Joslin’s 1968 Charles Cooper, Student 1970 Marian Cooper, Public Librarian 1975 Marian Cooper, librarian assistant William C. and William G. Light 1990 William G. Light 1999 William G. Light Revocable Trust 2001 Rachel Zeman 2006 Thomas R. Hoyt 2014 Agenda Item #6B Page 37 Attachment D: Historic Building Inventory Record Agenda Item #6B Page 38 Agenda Item #6B Page 39 Survey Photograph, 1321 9th St., 1994 Agenda Item #6B Page 40 Attachment E: Tax Assessor Card, c.1949 Agenda Item #6B Page 41 Agenda Item #6B Page 42 Agenda Item #6B Page 43 Agenda Item #6B Page 44 Tax Assessor Card Photograph, 1321 9th St., c. 1929. Tax Assessor Card Photograph, 1321 9th St., c. 1966. Agenda Item #6B Page 45 Attachment F: Significance Criteria for Individual Landmarks SIGNIFICANCE CRITERIA Individual Landmark September 1975 On September 6, 1975, the City Council adopted Ordinance #4000 providing procedures for the designation of Landmarks and Historic Districts in the City of Boulder. The purpose of 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. Agenda Item #6B Page 46 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.