6A - Public Hearing & consideration of a recommendation to City Council concerning a request for indMEMORANDUM
Apri15'", 2006
TO: Landmarks Preservation Advisory Board
FROM: Susan Richstone, Director of Long Range Planning
James Hewat, Historic Preservation Planner
Chris Meschuk, Historic Preservation Planner
SUBJECT: Public hearing and consideration of a recommendation to City Council
concerning a request for individual landmark status for the property at
210 Arapahoe Avenue (HIS 2005-00169).
STATISTICS:
1. Site: 210 Arapahoe Avenue
2. Zoning: MR-E (Mixed Density Residential - Estabiished)
3. Owner: Tom Eldridge
4. Applicant: Phii Shull
5. Site Size: 43,871 sq. ft.
SUMMARY:
^ The purpose of this item is for the Board to determine whether the proposed
designation of the property at 210 Arapahoe Avenue, conforms with the purposes
and standards of Sections 10-13-1 Legislative Intent and 10-13-3 City Council May
Designate Landmarks and Historic Districts of the Boulder Revised Code (BRC).
• Units A& D are locally significant for their association with and contribution to the
growth of automobile-related tourism in Boulder and to the City's economy as a
whole during the first half of the 1920s and 1930s (Historic Significance criteria 2 f~
3).
• Units A& D are significant as well preserved examples of indigenous vemacular
automobile-related stone architecture dating from the 1920s and 1930s (Architectural
Significance criteria 1 f~ 5).
^ Staff recommends that the Board find that the designation of Units A& D on the
property at 210 Arapahoe Avenue Canon Cottages conforms with Sections 10-13-1
and 10-13-3 of the Boulder Revised Code and recommend to City Council the
approval of the application for landmark designation, adopting the staff
memorandum as findings.
April 5'", 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
BACKGROUND:
On July 5'h, 2005, City Council approved the annexation and site review for
development of the property at 210 Arapahoe Avenue. In accordance with City code,
the annexation and site review became effective on August 4'h, 2005, thirty days after
the Council's decision. A condition of the annexation of the property into the City
relative to historic preservation is that the applicant, "submit an application for the
designation of buildings A, B, D, & G as individual local landmarks° (see Attachment
B). An application for designation was submitted by the owner and a hearing by the
Landmarks Board scheduled for September 7~, 2005, as per the code. Upon request of
the applicant and owner, the Board voted to continue the application in order to sort
out a pending transfer of ownership.
A condition of the Site Review approval of the property (see Attachment C) is
that, "final architecture for the buildings that will not be considered for designation as
individual landmarks under the conditions of annexation shall be subject to review and
recommendation of the Design Review Committee of the Landmarks Preservation
Advisory Board to the Planning Director." As such, the Board must approve a
landmark alteration certificate for the landmark site, and further, comment on work
occurring on un-designated portions of the property.
On March 1~t, 2006, the applicant requested the Board comment on proposed
changes to the redevelopment of the property as part of a proposed minor modification
to the approved Site Review conditions. The Board considered that in order to review
changes to the proposed development, it would need to complete its review of the
application for its designation. This item represents a re-activation of that application.
THE BOARD'S DECISION:
Section 10-13-5 (c) Public Hearing Before the Landmarks Board, of the historic
preservation ordinance specifies that in their review of an application for local
landmark designation, "the landmarks board shall determine whether the proposed
designation conforms with the purposes and standards in Sections 10-13-1 Legislative
Intent, and 10-13-3 City Council May Designate Landmarks and Historic Districts".
The Board may approve, approve with modifications, or disapprove the
application. Findings must be adopted within 30 days of the hearing date. Should the
Board disapprove the application, the Board must notice City Council of that action
within fourteen days of the hearing date. City Council may call up a decision
S:~Plan~dataUongrangV-IIS'IV.andmarksWrapahoe.210\04-05-06 memo.doc
April 5'", 2~06 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
disapproving a designation. Should an application be disapproved, the same
application may not be submitted for a period of one year.
If :he Board finds that the proposed designation conforms to Sections 10-13-1 and
10-13-3 of the code, it shall adopt specific findings and conclusions approving or
modifying and approving the application. If the board approves the proposed
designation the application will be forwarded to the Planning Board (within 30 days)
and City Council (within 90 days) for public hearings.
DESCRIPTION
Just slightly more than one acre in size, the property at 210 Arapahoe
Avenue is located on the south side of the street directly across from the city-owned
Eben G. Fine Park. The lot slopes gently up from the south, the c.1860 Anderson Ditch
forming the southern boundary of the property.
Eben G. Fna Park (famer muniapal aulo pmp)
~
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LJ L.J
~D ~-, f '~ 210 Napahoe Avenue
L Cj
L a
m
Anderson Ditch
Figure 1. Location Map, 210 Arapahoe Avenue
Six one-story buildings are located on the property with the four largest
buildings located at the northwest end. T`hree of the buildings are of frame construction
and three of stacked field-stone construction. With the exception of the shed building,
all feature gable roofs sheathed with either cedar shakes or asphalt shingle.
Stylistically, all the buildings on the property :~re vernacular with simple, one-
story rectangular forms and few decorative features. Building #A (identified by the tax
S:~Plan\dataUongrang\HIS'T~LandmarksWrapahoe.210\04-OS-0G memo.doc
April 5`", 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
assessor survey as building #1) is characteristic of the stone houses at the west end of
the property with its random field stone construction and gable roof. A massive stone
chimney emerges from the side. The building is simply fenestrated with small four and
six-light casement windows and a four-light, half panel door.
Buildings #D (identified as #2 by the tax assessor) also located at the west end of
the property is of random field stone construction. It features archite~tural elements
similar to building #A with its gable roof, casement windows, and massive stone
chimney. Both of these buildings appear relatively unaltered with doors, windows,
walls and roof framing that are older than fifty years in age. While in fair condition,
these buildings are in need of repair and maintenance, this is especially true of building
#A.
Building #B (identified on the tax assessor card as building #3) is also rectangular
in plan, but significantly larger and of two-by-four frame constructed set upon a stone
foundation. The building is basically utilitarian in form with a gable roof, board and
S:1PIan\dataUongranglHIS7lLandmarkslArapahoe.2 ] 0\04-0~-06 memo.doc
4
Figure 2. Building A, 210 Arapahoe Ave., c.1959 Figure 3. Building A, 2005
Figure 5, Building D, c.1958 Figure 6. Building D, 2005
Aprii 5'", 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
batten wood siding, and wood casement windows. The c. 1958 tax assessor photograph
indicates that building has been significantly altered with the peeled log siding having
been changed with board and batten, the addition of a front porch, and the construction
of a cupola on the roof.
Constructed between 1940 and 1958 Building #G (#4 by the tax assessor) is of
stacked stone construction with wood framed gable ends. In terms of its construction
and form it differs from building #s A and D. The 1958 tax assessor photograph
indicates that this building has been altered little since its construction.
Figure 7. Building #G, c.1958 Figure 8. Building #G, 2005
There are two other buildings on the property, a centrally located frame house
and small shed to its south. Both were constructed between 1958 and 1966 and are in
poor condition.
S:~PIanl~lataUongraneu-IlS-[1LandmarkslArapahoe.210\0~-0~-06 memo.doc
Figure 3. Building #B, c.1958 Figure 4. Building #B, 2005
April 5'", 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
Figure 6. Post-1958 House, 210 Arapahoe, photo, 2005
ARCHITECTURAL SIGNIFICANCE:
ANALYSIS OF LANDMARK ELIGIBILITY SIGNIFICANCE FOR DESIGNATION
AS AN INDIVIDUAL LANDMARK UNDER CRITERIA ADOPTED AS
ADMINISTRATIVE POLICY,1975
Staff considers that the property at 210 Arapahoe Avenue does not, as a whole,
have sufficient historic significance for designation as a local landmark. However, it
does consider that buildings A and D possess historic significance that make them
eligible for landmarking under the criteria for Architectural and Environmental
significance, adopted by administrative policy in 1975 (see attachment E).
A. Historic Significance:
1. Date of Construction: Constructed between 1923 and 1938, unit A& D represent
well-preserved examples of rustic stone automobile related architecture dating from the
1920s or 1930s in Boulder. While also constructed during this period, Unit B's
alterations, including the construction of a front porch, a cupola, and replaced siding,
has significantly diminished its historic integrity. StaEf does not consider Unit #D to be
eligible for local landmarking because of its later date of construction (between 1940-
1958) as determined by aerial photographs (see attachment D).
2. Association with Historic Persons or Events: The property appears to have
Functioned as a motor court at least from 1946 until the 1970s. In 1937, the property was
sold by the Boulder development Ass~ciation to A.E. Heaton and C.V. Moore. In 1946,
the complex (then known as Canon Cottages) was sold to W.W. II veteran pilot Curt
Jensen. Jensen was an active army reservist after the war and in addition to being
proprietor of the motor court was employed at the Rocky Flats weapons testing range.
Jensen sold the property in 1968 then known as the Stage Stop Motel. Jensen's role as
S:\Plan\dataUongrang~f-[IS~Landmarks~Arapahoe.'' 10\04-05-06 memo.doc
6
April 5"', 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 210 Arapahoe Avenue
reservist and national security expert in Boulder are of local significance. Staff does not
consider Heaton, Moore, or Jensen to be of local historic significance.
3. Distinction in the development of the community of Boulder: The property is
located in an area which since at least the early 1920s contained automobile related
lodgings. The 1923 map of Boulder identifies the city owned municipal auto camp as
being located across the street from 210 Arapahoe Avenue on the site of the present day
Eben G. Fine Park. Development of the motor court at 210 Arapahoe appears to have
occurred sometime in the 1920s or 1930s and corresponds with the dramatic period of
expansion of automobile tourism in the United States. A 1923 tourist brochure boasted
that Boulder owned more than "six thousand acres of mountain park land" and as
being connected to Denver by way of a"splendidly paved highway" (see attachment
G). Modest cottages such as that found at 210 Arapahoe Avenue contributed to the
growth of middle-class tourism in Boulder and to the City's economy prior to WW-II.
Figure 7. 1920s photograph of Municipal Campground just across Arapahoe
Ave. from subject property (stone building still extant in Eben G. Fine Park).
4. Recognition by Authorities: A 1989 historic survey of the complex by Front
Range Research Associates (see attachment A) described the buildings as having been
altered and no longer representing the original character. Staff does not concur with this
assessment for buildings A& D and considers them to retain a high level of integrity
and survive as well-preserved examples of rustic stone automobile-related construction
characteristic of 1920s & 1930s in Boulder.
S:~PIanlciataVongrang~EIlST1L.andmarksWrapahoe? 10\04-OS-06 memo.doc
7
April 5'", 2006 Memo to the Landmarks Preservation Advisory Board
Re: Individual Landmark Designation, 270 Arapahoe Avenue
B. Architectural Significance:
1. Recognized Period or Style: Vemacular masonry/frame, early motor/tourist court
architectue as identified in, The Motel in America, (Jakle, Sculle, Rodgers), and Main
Street to Miracle Mile (Liebs).
Vernacular buildings generally lack architectural ornamentation that would
distinguish a specific style. Instead, they are categorized by roof shape and floor plan.
The two identified historic buildings (A & D) at 210 Arapahoe are examples of the
vernacular idiom with their sunple rustic stonework, functional form and lack
architectural embellishment. The use of field stone construction on the buildings is a
local Boulder expression of vernacular architecture during the 1920s and 1930s.
Character-defining feaiures of the buildings include their stone wall
construction, wood and steel casement windows, half panel doors, stone chimneys, and
diminutive scale.
Units A& D at 210 Arapahoe Avenue survive as well-preserved examples
automobile-related rustic stone buildings characteristic of vernacular architecture in
Boulder from the 1920s and 1930s. While somewhat deteriorated and in need of repair
and maintenance, the buildings survive substantially intact. As such, staff considers
210 Arapahoe to meet Architectural Significance Criteria 1 Recognized Period/Style and
Indigenous Qualities for individual landmark designation as excellent representative
examples of automobile-related rustic stone vernacular architecture dating from the
1920s and 1930s.
C. Environmental Significance:
The property is located in an area that historically contained a free, city-owned
auto camp and several motor courts. While the original municipal auto camp across the
street from 210 Arapahoe is now the Eben G. Fine Park, a stone shelter associated with
the auto camp dating from the 1920s is still extant. Immediately west of the property in
question is the Foot of the Mountain Motel, a motor court still in operation dating from
around 1934. The north boundary of the 210 Arapahoe is defined by the c. 1860
Anderson ditch.
The buildings survive as a well-preserved vestige of the automobile tourist trade
which flourished at the extreme west end of Arapahoe Avenue during the 1920s and
1930s. Located as it is at the foot of the Flat Irons and just off of Canyon Road, the area
was a logical one in which to locate lodgings from which early automobile tourists
could launch exploration of the Colorado Rockies. While the buildings are a survival to
S:~Plan~dataUongrang~Ei15'I~LandmarksWrapahoe2l0\04-OS-06 memo.doc
, C2!OAQDO HIST,R?CA~~SCC:ET~
~1i.,._ J' Ff.OdeG.7^y;; 3C~ XiSLJ':C ?'.,52."/3C.0~
130U Broadway, Demer, Colorado 80203
' NISiORIC BU:LDING INVENTORY RECORD
--------------------------------------~----------------------------
; PR9JEC' NAME: ; CiiY:
; Bouider Survey of Historic Places, 198° ; Bou'.aer
'-------------°-'--------°-------------------------'------------
i ~
, N~ -,~k ; __„~ ,.;L Attachment A
; _ ~Ily:bl? nu,uina~ea ,
;__ Uet. Not Eligiole _ Certifizd Renab. ;
' DarE
~ _M--
------------------------------------------------
-------------------------------------------------
; STAT~ :e Na: sEL.,...`-~',
; i;MPC~ARY NO.: 26J}-
--------------'-'-------"---""------~
; CURP.EA? BUILCING NAME: ~; OWNER: Thomas E. and Betiy L. Elarid;:
; ; 10a7 Pearl S:.
~---------------------------------------------°------~ Boulder, Colorado 803C:
; ADDRESS: 210 Arapahoe Ave. ;
~ Bou:der, Colorado 90302 ;----------°---------------------°---------------------------
'- -------------------
; HISTORIC NAME:
~
;- ------------------
; DISTRICT NAME:
'---------------------
; FILM ROLL NO.: B1-17
; BY: Roger Nhitacre
~
,---------------------
~
~
~
i
~
; TOWNSHI° 1 N., RANGE 71 W., SECTION 36, 1/4, 1~4
---------•---------------+-----------~-------------------------------------------------------
; U.S.G.S. DUAD NAME: Boulder, Coloradc (1966; photorevised 1979)
'----------°---------------°--------------------------------------
•------------------------; ADDITION: Boulder Trect 416J3 YEAR:
; BLOCK: LOTS:
---------------------~---+-----------------------------------------------------------____----
; NEGATIVE NO.: 1,9 ; NEGATIVE LOCATION: ; DA?E OF CONSiRUCT?ON:
; ; City of Boulder Planning ; ESi:MA1E: 14~5 ACiUAL:
-------------------------------------~------------------: SGURCf: Bauld=r County Aressor
I rcarCs
' US::
;, P0.ciENi: Rencal 'Jni?:
; NiSTORiC: Mcczl
; ATTACH PHOTOGRAPH 4ERE. -----------------------------------------;
; ' CONC:iiON: ;
i ~ l,' `-;t:E:''.ENi I 1 600D ;
; ' [a] fA:R [ ] DETEP,iORATiNG ;
~ '-•---------------------------~----------'
' ; ExT:NT Oi ALTERATIONS: ;
; ; ( ] MiNOR (aj MODERATE [ ] MA10R ;
; ; DESCRIBr: ;
~ ~ ~
~ ~ ~
~ ~ ~
---- ~ ~
'----------------------------------------------------------------°------------- +----------------~-•----------------------'
; STYIE: Rustic ; ST~RIES: ; ORIGINAI S;TE [xl MOVED [~ ;
; ; 1 ; DAiE(5~ 9F MOVE: ;
~-------------------------------------------------------------------+------°------+----------------°~--------------------° ;
; MATERIALS: Stone, wood ; SG. FOOTAGE: ; FIELD ASSESSMENT: ;
;--------------------------------------°----------------------------~ 4,483 ~ I~ EIIGIBL'e ~u] NOT ELIGIBLE ;
; AACHITECTURpL DESCRIPTION; A small cluster of ~otel buildings, ;--------------------------------------------------------;
', now used as rental units. Same of the buildings are of stone ', DISiRICT P~TEATIAL: ;
; construction; wood shingle roofi • 'ndows. Others ;[ j YES [] CONiRIBUTING ;
; are~ construction, board and batten siding. ;(] NO [ j NON-CONTRIBUTING ;
~ ~-----------------------------------------------------°° '
~ There are t6rea stone and two wood sided units ~ '
~, in this complex. , i LOCAL LANDMARK DESIGNATION? [~ YES [x] NO ~
~
~
~
i
i
;------------------------°-
; ADDITIONAI PA6ES: [ ] YES
----------------------------
[x] NO
, NAME: DATE: ,
'---------------------------------------------------------'
~ ~
0
; ASSOCIATED BUILDINGS. [ ] YES (x] NO ;
°--°°----------~ TYPE: , i
; IF INVENTORIED, LIST ID NOS.: ;
----------------------------------------------------------------------•------
~ti
Artachment B
c. Pay a Storm Water and Flood Management Utility Plant investment fee based on a lot
area of 47,050 square feet and an impervious area of 10,200 square feet of $8,772.00.
~ omplete and s ac~-applieetr or e esignation as an individual landmarks for
buildings A, B, D and G as identified on the site plan dated January 2005 on file with the
City of Boulder.
2. Affordable Housina. Covenants or deed restnctions to secure the permanent affordability of
dwelling units shall be signed and recorded with the Boulder County Clerk and Recorder prior
to application for any residential building permits. The Applicant agrees that no additional
dwelling units shall be approved for the property unless the following requirements have been
met. The following requirements shall apply to the Property:
a. Permanentlv Affordable - Low to Moderate Income. At least two of the units on site the
site shall be permanently affordable consistent with Chapter 9-6.5, B.R.C. 1981.
b. Permanentlv Affordable - Middle Income. At least one of the units permitted on site shall
be permanently affordable to middle income households. The maximum allowable prices
for this unit shall be based upon household incomes that are 20% greater than the HUD
Low Income Limit for the City of Boulder.
c. Size of Permanentlv Affordable Units. The size of the units shall be based upon the size
of the new units proposed to be built after the property has been annexed. The size of
the permanently affordable low and moderate income units shall be consistent with the
requirements oi Chapter 9-6.5, B.R.C. 1981. The average size of the permanently
affordable middle income units shall equal 90% of the average size of the newly
constructed market rate units up to a required average size of 1500 square feet of floor
area. If site constraints prohibit the Applicant from meeting these size requirements for
all the permanently affordable units, then the Applicant shall pay two times applicable
cash-in-lieu per square foot amount for each deficient square foot of required floor area,
payable at the time of building permit application for the first new building added to the
property.
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Attachment E
Landmark Preservation Advisory Board
Adopted 9/17/75
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Secretmv to the Board
SIGNIFICANCE CRITERIA
Individual Landmark
September 1975
On September 6, 1974, the City Council adopted Ordinance #4000 providing procedures
for the designation of Landmazks 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 Boazd 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 Boazd to help evaluate each potential designation in a consistent and
equitable manner.
Historical Si¢nificance
The place (building, site, area) should show chazacter, interest or value as part of the
development, heritage, or cultural chazacteristics of the community, state or nation; be the site of
a historic, or prehistoric event that had an effect upon society; or exemplify te cultural, political,
economic, or social heritage of the community.
Date of Construction: This area of consideration places particulaz importance on
the age of the structure.
2. Association with Historical Persons or Events: This association could be national,
state, or local.
3. Distinction in the Develooment of the Communitv of Boulder: This is most
applicable to an institution (religious, educational, civic, etc) or business structure,
though is 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.
4. Recoenition bv Authorities: If it is recognized by Historic Boulder, Inc. the
Boulder Historical Society, local historians (Barker, Crossen, Frink, Gladden,
Paddock, Schooland, etc), State Historical Sociery, The Improvement of Boulder,
Colorado by F.L. Olmsted, or others in published form as having historical
interest and value.
04.OSsi¢nif-indiv
~a
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 azchitect 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/Stvle: It should exemplify specific elements of an azchitectural
period/style, ie: Victorian, Revival styles, such as described by Historic American
Building Survev Criteria, Ging.erbread Age (Maass), 76 Boulder Homes (Bazkar),
The Historv of Architectural Stvle (Mazcus/Wiffin), Architecture in San Francisco
(Gebhard et al), Historv of Architecture (Flectcher), Architecture/Colorado, and
any other published source of universal or local analysis of "style."
2. 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.
3. Artistic Merit: A skillful integtation of design, material, and color which is of
excellent visual quality and/or demonstrates superior crafrsmanship.
4. Example of the Uncommon: Elements of architectural design, details, or
craftsmanship that aze representative of a significant innovation.
Indieenous Oualities: A style or material that is particularly associated with the
Boulder azea.
Other, if applicable.
Environmental Sienificance
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.
2. Compatibilitv with Site: Consideration will be given to scale, massing placement,
or other qualities of design with respect to its site.
3. Geoeraohic Importance: Due to its unique location or singular physical
chazacteristics, it represents an established and familiar visual feature of the
04.OSsignif-indiv
/9
commumty.
4. Environmental Appropriateness: The surroundings are complementary and/or it is
situated in a manner particulazly suited to its function.
~,, 5~ Area Inteeritv: Places which provide historical, azchitectural, or environmental
importance and continuiry of an existing condition, although taken singularly or
out of context might not qualify under other criteria.
6. Other, if applicable.
S:~PLAN~data\ComdevU-IIS'iIGEN~DesignationWbout Landmazks~signif crit-indiv.wpd
04.OSsignif-indiv
o~
Administrative Regulation L
Adopted August 2, 1984
Attachment F
Adopted August 2, 1989
i ,
~ ,,.~ ~%% /, , ~
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Secretary to the Boara
GUIDELINES FOR NAMES OF LANDMARKED S7RUCTURES AND SITES
PurpoSe:
The City of Boulder LandmarKS Preservation Advisory Board finas tnat atloDtion
of guidelines for the officiai landmark names of structures and sites desig~atea
by the City Council as City of Boulder Landmarks will provide consistency in
meeting the historic preservation goals as set forth in the HistoriC Preservation
Code (10-31-1 and 10-13-3).
Criteria for Selection of Official Landmark Names:
1. The official landmark name of the site or structure should be based on one
or more of the following criteria:
A. Original owners, architect or builder;
B. Historically significant persons or prominenti long term residents;
C. A commonly accepted name;
D. Original or later events or use;
E. Unusual or architectural characteristic which clearly identifies the
landmark; and
F. The contributions of both men and women.
2. Owners requesting landmark designation for their buildings may be
considered under the above criteria. In the event that the official
landmark name does not include the present owners, a separate plaque
containing the statement "Landmark designation applied for (date) by owners
(names of owners)" will be made available at the owner's expense. ~
LMNames.GDL
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