Loading...
Item 5A - 744 University Ave Agenda Item #5A Page 1 M E M O R A N D U M October 4, 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 Tony Wiese, Historic Preservation Intern SUBJECT: Public hearing and consideration of issuance of a demolition permit for the house at 744 University Ave., a non-landmarked building over 50 years old, pursuant to Section 9-11-23 of the Boulder Revised Code 1981 (HIS2017-00275). STATISTICS: 1. Site: 744 University Ave. 2. Date of Construction: 1917 3. Zoning: RL-1 (Residential Low) 4. Lot Size: 7,073 sq. ft. (approx.) 5. Applicant/ Owner: Public Works, City of Boulder / James Sonn 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 744 University Ave., 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. During the course of the stay of demolition, staff encourages the Landmarks Board, the Planning, Housing and Sustainability and Public Works departments, Historic Boulder, Inc. and other interested parties to make a concerted effort to find a bidder to relocate the house out of the floodplain. If, at the end of the stay, alternatives have not been found, staff recommends the Landmarks Board issue the demolition permit, in order for the Public Works Department to make flood mitigation improvements as identified in the Gregory Canyon Creek Master Plan. Agenda Item #5A Page 2 Staff also recommends that prior to demolition the following be submitted to Planning, Housing & Sustainability (PH&S) staff for review, approval and recording with Carnegie Library: 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. EXECUTIVE SUMMARY On Aug. 28, 2017, Planning, Housing and Sustainability Department (PH&S) received an application to demolish the house at 744 University Ave. (HIS2017-00275). On Sept. 6, 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 designat ion as an individual landmark.” 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. The demolition permit applicant has been submitted by the City of Boulder’s Public Works Department, as part of the High Hazard flood zone property acquisition program and in order to implement the Gregory Canyon Creek Flood Mitigation Plan. The plan, adopted by the City Council in 2015, was initiated following the September 2013 flood, which caused extensive damage along Gregory Canyon Creek. The plan identifies a prioritized list of properties to acquire in the High Hazard Zone to achieve flood mitigation so that the creek can convey a 10-year storm event. The Flood Mitigation Plan is available on the City’s website: https://bouldercolorado.gov/flood/gregory-canyon- creek-flood-mitigation-study. 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. Agenda Item #5A Page 3 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 (Sept. 8, 2017, when the Landmarks Board fee was paid) and expire on March 7, 2018. Section 9-11-23 (g) and (h), B.R.C. 1981. DESCRIPTION The property at 744 University Ave. 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 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 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. 744 University Ave., Location Map. Green shading shows the boundary of the Identified Potential Expanded Highland Lawn Historic District. Hatched green area in lower right shows the Columbia Cemetery Historic District. Agenda Item #5A Page 4 Figure 2. 744 University Ave., North elevation (façade), 2017. Constructed around 1923, the one-story frame house features a clipped front gable roof, overhanging eaves, and exposed beams. The building is clad in stucco with brick detailing and a stone foundation. The open front porch has a clipped front gable roof supported by paired tapered pier supports. Three windows are located on the façade. Figure 3. 744 University Ave., North and West Elevations, 2017. The west elevation features a group of three large windows toward the facade, a pair of windows toward the middle, and a group of three windows toward the rear. Agenda Item #5A Page 5 Figure 4. 744 University Ave., North Elevation, 2017. Figure 5. 744 University Ave., East Elevation, 2017. The view from 8th Street is largely obscured by vegetation. The east elevation features a series of regularly spaced windows. It appears that original, 4-over-1 divided light windows are located on the east and south elevations. An addition, constructed in 1973, is located at the south (rear) elevation. It has a gable rood and irregular window openings. Agenda Item #5A Page 6 ALTERATIONS Figure 5. Tax Assessor Photo, 744 University Ave., c. 1949 The tax assessor card for the house, prepared in 1929, shows the original 34’ by 26’ footprint of the house with a small, 7’ x 14’ addition at the rear. The house originally had 8-over-1 windows, which were replaced since 1989. Building permit records include repairs to the roof in 1939, 1958 and 1976, construction of an addition, fence and walkway in 1973, and demolition of a garage and construction of a carport in 1976. The house appears to be largely intact to its original construction. Alterations include the construction of a rear addition in 1973, removal of a central brick chimney, and replacement of the original, 8-over-1 windows. At the time the property was surveyed in 1989, the building was found to be in good condition with minor alterations. The building was found to represent a type, period, or method of construction: “This building is an excellent example of Bungalow-style architecture, which was popular in Colorado from 1900 to about 1930. Built c. 1917, this building has a clipped gable roof, stucco siding, and 8/1 windows.” PROPERTY HISTORY The house at 744 University Ave. is located on Lot 5 of Block 2 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 Agenda Item #5A Page 7 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. 744 University Ave., Sanborn Fire Insurance Map, 1931-1960. The address first appears in city directories in 1923. Deed research indicates that from 1923 until 1940, the house was the residence of Mrs. Ida M. Nelson. Mrs. Nelson moved to Boulder from Lawrence, Kansas in 1922. She was listed as a widow in the 1923 directory and had nine children. Mrs. Nelson passed away in 1943 at the age of 82. From 1944 until 1972, Fred and Laura Bennett owned the house. Mr. Bennet moved to Pierce, Colorado from Decatur, Iowa with his family at a young age.2 He attended the University of Colorado and worked for the New York Life Insurance Company. In 1941, he began working for the Public Service Company as a clerk in the accounting division and was promoted to a supervisor in the Boulder office in 1950 and the Alamosa office in 1961. In 1955, Fred became a contributing editor for LINES magazine. Fred was highly active in community affairs, as president of the Optimist Club and serving on the Chautauqua Board and Board 1 City of Boulder. Landmark Designation Memo for 1317 7 th St., May 7,1997. 2 Fred Bennet Promoted by Public Service. Boulder Daily Camera. 28 September 1961. Carnegie Branch Library for Local History. Fred Bennet, 1955. Agenda Item #5A Page 8 of Trustees of the First Baptist Church in Boulder and as a member of the Elks Lodge and Columbia Lodge No. 14, AF&AM. Mrs. Laura Bennett served as president of the Ladies Elks Lodge of Boulder and was a member of the Daughters of the American Revolution in Colorado. Deed research shows Teague George Van Buren owned the house from 1972 until 1979, when he sold the property to Virginia Perry, who owned it for eight years. From 1988 to 1998, Allen Carmien owned the house. The current owner, James Sonn, purchased the house in 1998. 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, however, the demolition should be weighed in the balance of the public interest of the city’s flood regulations and the city’s historic preservation program. CRITERION 1: CONSISTENCY WITH THE PURPOSES AND STANDARDS IN SECTION 9-11-1 AND 9-11-2, B.R.C., 1981 Section 9-11-1(a), B.R.C., 1981 (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 Agenda Item #5A Page 9 and areas to enhance property values, stabilize neighborhoods, promote tourist trade and interest and foster knowledge of the city's living heritage. 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 744 University Ave. meets historic significance under criterion 1, 2, 3 and 4. 1. Date of Construction: c. 1923 Elaboration: The date of construction on the 1929 tax assessor card is listed as 1917, however, the address does not appear in the city directories until 1923. 2. Association with Persons or Events: Ida M. Nelson, Fred and Laura Bennett Elaboration: The property has been owned by two long-term owners: Ida Nelson, who lived here for 20 years, and Fred and Ida Bennet, who lived here for 28 years. Fred Bennet was active in a number of community organizations, including the Optimist Club, Chautauqua, the First Baptist Church in Boulder, the Elks Lodge and the Columbia Lodge No. 14, AF&AM. Mrs. Laura Bennett served as president of the Ladies Elks Lodge of Boulder and was a member of the Daughters of the American Revolution in Colorado. 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 1989 and was found to represent a type, period or method of construction. The survey notes that “this building is an excellent example of Bungalow-style architecture, which was popular in Colorado from 1900 to about 1930. Built c.1917, this building has a clipped front gable roof, stucco siding and 8/1 windows.” The windows have been replaced since the building was surveyed. ARCHITECTURAL SIGNIFICANCE: Summary: The house located at 744 University Ave. meets architectural significance under criterion 1, 3 and 5. Agenda Item #5A Page 10 1. Recognized Period or Style: Bungalow Elaboration: The house, constructed around 1923, features the exposed beams and rafter tails, clipped gable roof, and tapered window surrounds that are characteristic of the Bungalow style. The building remains an intact representative of this style, with alterations including a rear addition and replacement of the majority of the windows. 2. Architect or Builder of Prominence: None observed. Elaboration: The original architect is unknown. 3. Artistic Merit: The house is an excellent example of the Bungalow style, and is a well-composed and constructed building. 4. Example of the Uncommon: None observed. 5. Indigenous Qualities: The building rests on a stone foundation. ENVIRONMENTAL SIGNIFICANCE: Summary: The house located at 744 University Ave. meets environmental significance under criteria 1, 2, 4 and 5. 1. Site Characteristics: The planned and natural vegetation on the lot is typical of residential lots in this neighborhood. 2. Compatibility with Site: The scale, massing and placement of the house on its lot is in keeping with the historic, residential pattern of the neighborhood. 3. Geographic Importance: The building is located on the corner of 8th Street and University Avenue. However, it is not prominently visible due to the amount of foliage on the east side of the property and is not an established and familiar visual feature of the community. 4. Environmental Appropriateness: The design and placement of the house and features of the property are complementary to the surrounding residential neighborhood. Gregory Canyon Creek is located along the east side of the property. 5. Area Integrity: The property is located within the boundaries of the identified Potential Expanded Highland Lawn Historic District. The area immediately surrounding this property retains its historic, residential character. Agenda Item #5A Page 11 Section 9-11-1(b), B.R.C., 1981 (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. The following is staff’s analysis of the demolition proposal as it relates to Section 9-11- 1(b). This demolition permit application asks the Landmarks Board to consider a reasonable balance between an interest in preserving a potentially significant building with minimizing life safety dangers through flood mitigation efforts. Both are public interests consistent with city policies and plans as noted below. The Gregory Canyon Creek Flood Mitigation Plan was adopted in 2015 and makes recommendations to increase the flood safety along this waterway, including drainage and street improvements and property acquisition. Currently, Gregory Creek cannot even convey a 10-year storm event. The acquisition and demolition of buildings in the high hazard zone is intended to minimize danger to human life by removing residences in the area that is the highest risk to safety. The removal of this structure not only prevents people from living in a high safety risk area, but also allows the city to complete flood mitigation improvements, which will improve safety and reduce the risk of property damage to adjacent properties. The building at 744 University Ave. is potentially eligible for landmark designation based on its architectural, historic, and environmental significance. As a building that may be important to the city’s cultural, historic, and architectural heritage, its demolition should be carefully weighed with other alternatives, including relocation of the building out of the high hazard zone. While relocation is never the preferred approach to the preservation of a building, in this case, its relocation outside of the high hazard zone may be a reasonable balance that preserves the building and improves flood mitigation in the neighborhood. Agenda Item #5A Page 12 Section 9-11-1(c), B.R.C., 1981 (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. The following is staff’s analysis of the demolition proposal as it relates to Section 9-11- 1(c). The application for the demolition of 744 University Ave. has been submitted by the City of Boulder’s Public Works Department as part of the implementation of the Gregory Canyon Creek Flood Mitigation Plan, adopted by the City Council in 2015. The plan identifies the property at 744 University Ave. as a priority for property acquisition to remove the life-safety risk and improve flood conveyance in the high hazard floodplain. Property Acquisition The following is an excerpt from the Gregory Canyon Creek Flood Mitigation Plan: The city has a program in place to purchase properties located in flood prone areas, and particularly in the high hazard flood zone when there is a willing seller. Opportunity-based property acquisition is a key element of the floodplain management program given the city’s interest in working with a willing seller. The property acquisition program, in conjunction with flood mitigation improvements has been very successful over the years and has resulted in over one hundred structures no longer being in the high hazard floodplain. The property at 810 Marine St., which is located along Gregory Canyon Creek, was purchased by the city and the structure was removed in 2012. Along this creek, there are 34 structures located in the high hazard zone. Purchasing certain properties in the high hazard zone would not only remove the life-safety risk, but would also open up additional opportunities to improve flood conveyance in these areas. The program to acquire properties in the high hazard zone is guided by the Boulder Valley Comprehensive Plan through the following policy (from 2015 approved plan) (emphasis added): Agenda Item #5A Page 13 3.24 Protection of High Hazard Areas High hazard areas are the areas of the floodplain with the greatest risk to loss of life due to floodwater velocity. The city will prevent redevelopment of significantly flood-damaged properties in high hazard areas. The city will prepare a plan for property acquisition and other forms of mitigation for flood-damaged and undeveloped land in high hazard flood areas. Undeveloped high hazard flood areas will be retained in their natural state whenever possible. To reduce risk and loss, riparian corridors, natural ecosystems, wildlife habitat and wetlands will be protected in these areas. Trails or other open recreational facilities may be feasible in certain areas. Both the Floodplains and Historic Preservation chapters of the Boulder Revised Code begin with a legislative intent to protect (9-2-3, Floodplains) and promote (9-11-2, Historic Preservation) the public health, safety and welfare. In the consideration of the demolition permit application, Section 9-11-1(c), B.R.C., 1981 directs the board to follow relevant city policies. Because the building is potentially eligible for landmark designation, a stay of demolition would allow time for the building to be offered by the City for relocation outside of the high hazard zone. While never the preferred preservation approach, relocation may result in the preservation of the building and the improvement of the flood mitigation in this neighborhood. 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 through the 1930’s. CRITERION 3: CONDITION OF THE BUILDING The applicant has not submitted information on the condition of the building. It appears to be in good condition. CRITERION 4: PROJECTED COST OF RESTORATION OR REPAIR: The applicant has not submitted information on the estimated cost of restoration or repair. NEIGHBORHOOD COMMENT: Staff has received no comment to date from the public to date on this matter. Agenda Item #5A Page 14 THE BOARD’S DECISION: If the Landmarks Board finds that the building to be demolished does not meet 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 March 7, 2017. FINDINGS: Staff recommends that the Landmarks Board adopt the following findings: A stay of demolition for the house at 744 University Ave. 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. Additional time is merited to determine whether the building could be relocated outside the High Hazard Zone. ATTACHMENTS: Attachment A: Current Photographs Attachment B: Excerpt from the Gregory Canyon Creek Flood Mitigation Plan 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 #5A Page 15 Attachment A: Current Photographs 744 University Ave., North Elevation, 2017. 744 University Ave., North Elevation, 2017. Agenda Item #5A Page 16 744 University Ave., West Elevation, 2017. 744 University Ave., View of South Elevation from 8th Street, 2017. Agenda Item #5A Page 17 744 University Ave., View of property from University Ave (facing SW), 2017. 744 University Ave., View of property from University Ave (facing SE), 2017. Agenda Item #5A Page 18 Attachment B: Excerpt from the Gregory Canyon Creek Flood Mitigation Plan Gregory Canyon Creek Mitigation Plan, pg. 2 https://bouldercolorado.gov/flood/gregory-canyon-creek-flood-mitigation-study Agenda Item #5A Page 19 Gregory Canyon Creek Mitigation Plan, pg. 2 https://bouldercolorado.gov/flood/gregory-canyon-creek-flood-mitigation-study Agenda Item #5A Page 20 Gregory Canyon Creek Mitigation Plan, pg. 29 https://bouldercolorado.gov/flood/gregory-canyon-creek-flood-mitigation-study Agenda Item #5A Page 21 Attachment C: Deed and Directory Research Owner (Deeds) Date Occupant(s)/Directory House Constructed 1923 Ida Nelson wid (Jos R) Ida Nelson 1928-1944 1924 1926 Ida Nelson J H Duffy -Olive M -Erma (tchr) -Thos H (Addie B) -York H (student) 1928 1930 Census 1932 1934 1936 Ida M (wid Jos) h744 University av 1938 Ida M (wid Jos) h744 University av 1940 Ida M (wid Jos) h744 University av 1940 Census 1943 Fred and Laura Bennett 1944- 1972 1949 1951 1953 1956 1960 1965 1970 Teague George Van Buren 1972-1979 1979 Virginia Perry 1980-1988 1988 Allen Carmien 1988-1998 1998 James Sonn (1998- Present) 2017 Agenda Item #5A Page 22 Attachment D: Historic Building Inventory Record Agenda Item #5A Page 23 Agenda Item #5A Page 24 744 University Ave., 1989 Historic Building Inventory Photograph Agenda Item #5A Page 25 Attachment E: Tax Assessor Card, c.1929 744 University, Tax Assessor Card. Appraised 1929, 1949, 1959, 1973, 1977. Agenda Item #5A Page 26 Agenda Item #5A Page 27 Agenda Item #5A Page 28 744 University Ave., Tax Assessor Photograph, 1929. Sanborn Fire Insurance Map, 1931-1960. Agenda Item #5A Page 29 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. Recognized Period/Style: It should exemplify specific elements of an architectural period/style, Agenda Item #5A Page 30 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.