Item 5A - 2440 Kohler Dr memo 2.5.2020
MEMORANDUM TO THE LANDMARKS BOARD
February 5, 2020
Staff
Jim Robertson, Comprehensive Planning Manager
Lucas Markley, Assistant City Attorney
James Hewat, Senior Historic Preservation Planner
Marcy Cameron, Historic Preservation Planner II
Clare Brandt, Administrative Specialist II
Michelle Mikoni, Historic Preservation Intern
Landmark Designation Request
Public hearing and consideration of the proposal to designate the property at
2440 Kohler Dr. as an individual historic landmark, pursuant to Section 9-11-5 of
the Boulder Revised Code 1981, and under the procedures prescribed by
chapter 1-3, "Quasi-Judicial Hearings," B.R.C. 1981.
Address: 2440 Kohler Dr.
Owner/Applicant: Alice and Don McDonald
Case Number: HIS2019-00306
Case Type: Landmark Designation
Code Section: 9-11-5, B.R.C., 1981
Site Information
Date of Construction: 1967
Zoning: RL-1 (Residential Low – 1)
Lot Size: 21,327 sq. ft. (GIS)
Building Size: 1,840 sq. ft. (approx.)
Staff Recommendation
That the Landmarks Board recommends designation of the property as an
individual landmark to be known as the McDonald House to the City Council.
Recommended Motion
The Landmarks Board recommends to the City Council that it designate the
property at 2440 Kohler Dr. as a local historic landmark, to be known as the
McDonald House, finding that it meets the standards for individual landmark
designation in Sections 9-11-1 and 9-11-2, B.R.C. 1981, and adopt the staff
memorandum dated Feb. 5, 2020, as the findings of the board.
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Findings
The Landmarks Board finds, based upon the application and evidence
presented, that the proposed designation application is consistent with the
purposes and standards of the Historic Preservation Ordinance, in that:
1. The designation of the property will protect, enhance and perpetuate a
property and building reminiscent of a past era and important in local and
state history and provide a significant example of architecture from the
past.
2. The designation will maintain an appropriate setting and environment and
will enhance property values, stabilize the neighborhood, promote tourist
trade and interest and foster knowledge of the city’s living heritage.
3. The designation draws 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 important to
that heritage will be carefully weighed with other alternatives.
4. The property proposed for designation has historical, architectural or
aesthetic interest or value.
Summary
• On Oct. 11, 2019, the property owners submitted a landmark designation
application for the property at 2440 Kohler Dr.
• Pursuant to Section 9-11-5(C) of the Boulder Revised Code, the Landmarks
Board must hold a public hearing between 60 and 120 days.
• The criteria for the board’s review are found in Sections 9-11-1, Purpose and
Legislative Intent, and 9-11-2, City Council May Designate Landmarks and
Historic Districts, B.R.C. 1981.
Staff recommends that the Landmarks Board forward the application to the
City Council with the recommendation to designate the property as the
McDonald House.
Property Description
The 21,327 sq. ft. lot is located on the south side of Kohler Dr., west of Broadway
and in the Highland Park subdivision, which was platted in 1952. The property is
not in an identified potential historic district.
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Figure 1. Location Map, 2440 Kohler Dr.
Figure 2. 2440 Kohler Dr., 2019.
Character Defining Features
2440 Kohler Dr.
• Commissioned by current owners, designed by George Norman Wells and
constructed in 1967;
• Split-level house, approximately 1,840 sq. ft. in size;
• Low-pitched irregular roof form with large, overhanging eaves;
• Orange brickwork with an interlacing pattern at the corners;
• Hexagonal brick chimney;
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Figure 3. South Elevation, 2440 Kohler Dr., 2019.
Figure 4. Northeast Elevation, 2440 Kohler Dr., 2019.
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Figure 5. View of interlaced brickwork.
Alterations
No significant changes have occurred to the building since its construction in
1967. The building was reroofed in 1990.
Figure 6. West Elevation, 2440 Kohler Dr., 2019.
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Area History
The Highland Park subdivision was platted in 1952, after the Turnpike Builders
Inc. purchased 72 acres of land from longtime Boulder businessman Bauldi
Moschetti. Following the end of WWII, between 1950 and 1970, the population of
Boulder more than tripled due to the influx of returning servicemen, as well as the
mass of students flocking to the University of Colorado. There was a need for
affordable housing and fast development during this time, which led to the
establishment of subdivisions like Highland Park. According to the Historic
Survey of Post-WWll Residential Architecture in Boulder1, Highland Park served
as an important example of large-scale residential patterns of rapid development
in the city through its expedient construction of vast numbers of houses and
demonstrates hallmarks of postwar neighborhood planning, such as curvilinear
roads, community parks, and tree-lined streets.
Property History
Don and Alice McDonald purchased the property in 1961 and a building permit to
construct a “new one family house” at 2440 Kohler Dr. was issued on June 12,
1967. The house was designed by local architect George Norman Wells.
McDonald (1961 – Present)
The McDonalds purchased the property at 2440 Kohler Dr. in 1961 at the price of
$5,500. Since the house’s construction in 1967, Donald and Alice have been the
sole owners. Alice and Donald met one another at the University of Wisconsin in
Madison, where they both attended graduate school. The two wed in 1960 and
began planning for the future and the home they’d spend it in. Living in
Wisconsin, they became familiar with the architecture of Frank Lloyd Wright and
enjoyed the modern style of buildings like Taliesin, near Spring Green. The
architectural integrity and use of natural materials, along with Wright’s ability to
harmoniously integrate site and structure, would serve as inspiration for the
design of Alice and Donald’s home.
In 1962, just after the McDonald’s had purchased their property in Boulder, Don
enrolled in the Air Force and was stationed in California for three years. While
there, Don and Alice would often attend open houses for new, modern houses
and envision what they wanted their future home, still an abstraction during this
time, to look like. After Don completed his service in 1965, the McDonalds moved
to Boulder and sought out an architect who could turn their vision into a reality.
Much like Wright’s designs, the basis of the design of 2440 Kohler Dr. is a simple
geometric form which is repeated throughout the floor plan and interior details. A
1 TEC, Inc. Historic Context and Survey of Post-World War II Residential Architecture Boulder,
Colorado. City of Boulder. 2010. https://www-
static.bouldercolorado.gov/docs/Combined_Post_WWII_Residential_Survey,_2010-1-
201509031405.pdf?_ga=2.2937968.1134104319.1578931610-1309497183.1578514958
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1980 newspaper article on the McDonald House 2 describes the use of this
geometric motif:
“A hexagon was chosen as the basic shape to be repeated in the house – both to
delineate general areas of the structure as well as to be repeated by such details
as the six-sided ceramic tiles used in many rooms and in hallways and as the
wood strips in the outline of hexagons on the ceiling.”
The hexagonal motif is also visible in exterior details such as the chimney.
The house was constructed on a hillside and over time has become well
integrated into its site. The mature plants and landscaping in front of the
McDonald’s home provide refuge from the street and sloping terrain meets the
back of the house in such a way that it, in Alice’s own words, “nestles into the
hillside.”
Don and Alice have spent many years as involved members of the Boulder
community. Don worked at the NIST Boulder Labs as a physicist specializing in
cryo-electronics for just over thirty years. In the 1970’s, Don served as the
chairman of PLAN-Boulder, working alongside other activists to help protect
Boulder’s scenic views and open spaces. Presently, Don is involved with the
Nobel Plaza Project, whose goal is to create a public art installation that will
commemorate Boulder’s own Nobel laureates. The permanent installation is
proposed to be placed in the plaza of the Boulder Public Library.
Alice has also made important contributions to Boulder over the years. During the
feminist movement of the 1970s and 80s, Alice advocated for the equal treatment
of men and women in public school education, a campaign that was spurred by
the absence of female authors in her high school daughter’s mandatory reading
materials. Alice also served as a member of Boulder’s Library Commission for
seven years, from 1979-1986, during which her and four other women raised $13
million in funds. The money she helped raise went towards the construction of
the Boulder Public Library on Arapahoe Avenue, and a plaque with her name on
it can be found in the atrium of the building.
Don and Alice have lived at 2440 Kohler Dr. for more than fifty years and raised
their two children, Heather and Alan, in this home. The two have been excellent
stewards of the property, maintaining it with great care over the years. They are
pleased by the prospect of their home becoming a designated landmark, and
have the full support of their children behind them.
George Norman Wells
2 Nancy Kinne (Feb. 10, 1980) ‘Hexagon House Influenced by Wright’, Focus on Interiors in The
Sunday Camera, Feb. 10, pg. 30-31.
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G. Norman Wells was a local architect and had lived in Boulder with his family
since 1962. Wells attended Kansas State University, where he received his BA in
Architecture. He and Don were peers and got acquainted while they were
students at K-State. When Wells came to Boulder, he first worked for the
architectural firm Heinzman and Kindig before working with fellow local architect
James Hunter. At the time when Wells was commissioned for the McDonald’s
house, he was working independently as a private practitioner. Prior to the
house’s construction, Don had drawn up a plan for Wells, inspired by buildings
like Taliesin and, more locally, Charles Haertling’s Knudsen House at 420
Christmas Tree Dr. and the Caldwell House, which is located at 415 Drake St.
The McDonald House is the product of a collaboration between the McDonalds
and Wells. Later in his career, Wells worked for Rocky Flats as a facility space
planner. He lived in Colorado until his passing in 2017.
Criteria for the Board’s Decision
Section 9-11-5(c), Public Hearing Before the Landmarks Board, B.R.C. 1981,
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 9-11-1, Legislative Intent, and 9-11-
2, City Council May Designate Landmarks and Historic Districts.”
Section 9-11-1, Legislative Intent, states:
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, and areas to enhance property values, stabilize
neighborhoods, promote tourist trade and interest, and foster knowledge
of the city’s living heritage.
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.
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 Preservation Advisory Board shall follow relevant city policies,
including, without limitation, energy-efficient design, access for the
disabled, and creative approaches to renovation.
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Section 9-11-2, City Council may Designate Landmarks and Historic
Districts, states:
(a) Pursuant to the procedures in this chapter the City Council may by
ordinance:
(1) Designate as a landmark an individual building or other feature or
an integrated group of structures or features on a single lot or site
having a special character and historical, architectural, or aesthetic
interest or value and designate a landmark site for each landmark;
Upon designation, the property included in any such designation is subject to all
the requirements of this code and other ordinances of the city.
To assist in the interpretation of the historic preservation ordinance, the
Landmarks Board has adopted significance criteria to use when evaluating
applications for individual landmarks. The criteria are included in Attachment D:
Significance Criteria.
Analysis
Staff’s analysis is based on the criteria for review provided above.
A. Would the designation protect, enhance, and perpetuate a property
reminiscent of a past era(s), event(s), and person(s) important in local,
state, or national history in Boulder or provide a significant example of
architecture of the past?
B. Does the proposed application develop and maintain appropriate
settings and environments for such buildings, sites, and areas to
enhance property values, stabilize neighborhoods, promote tourist
trade and interest, and foster knowledge of the City’s living heritage?
Staff finds that the designation of the property at 2440 Kohler Dr. will protect,
enhance, and perpetuate a building and site reminiscent of a past era, past
events, and persons important in local history and preserve an important
example of Boulder’s historic architecture. Staff also finds that the proposed
application would maintain appropriate settings and environments for such
buildings, sites, and areas to enhance property values, stabilize neighborhoods,
promote tourist trade and interest, and foster knowledge of the city’s living
heritage.
HISTORIC SIGNIFICANCE:
Summary: The house located at 2440 Kohler Dr. meets historic significance
criteria 1, 2, and 3.
1. Date of Construction: 1967
Elaboration: A building permit to construct a “new one family house” at
2440 Kohler Dr. was issued to Donald G. McDonald on June 12, 1967.
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2. Association with Persons or Events: Donald and Alice McDonald
Elaboration: Donald and Alice McDonald purchased the property in 1961
and a building permit to construct a “new one family house” at 2440 Kohler
Dr. was issued to Donald McDonald on June 12, 1967. They have been
the sole owners of the house since its construction.
Don worked at the NIST Boulder Labs as a physicist specializing in cryo-
electronics for just over thirty years. In the 70’s, Don also served as the
chairman of PLAN-Boulder, working alongside other activists to help
protect Boulder’s scenic views and open spaces. Presently, Don is
involved with the Nobel Plaza Project, whose goal is to create a public art
installation that will commemorate Boulder’s own Nobel laureates.
Alice advocated for the equal treatment of men and women in public
school education during the feminist movement of the 1970s and 80s, a
campaign that was spurred by the absence of female authors in her high
school daughter’s mandatory reading materials. Alice also served as a
member of Boulder’s Library Commission for 7 years, from 1979-1986,
during which she and four other women raised $13 million in funds. The
money she helped raise went towards the construction of the Boulder
Public Library on Arapahoe Avenue, and a plaque with her name on it can
be found in the atrium of the building.
3. Development of the Community: Post-War Residential
Elaboration: The property is located in the Highland Park addition, which
was platted in 1952. Subdivisions like Highland Park were developed out
of a need for affordable housing and quick development due to the influx
of returning servicemen, as well as the mass of students flocking to the
University of Colorado. According to the Historic Survey of Post-WWll
Residential Architecture in Boulder, Highland Park served as an important
example of large-scale residential patterns of rapid development in the city
through its expedient construction of vast numbers of houses and
demonstrates hallmarks of postwar neighborhood planning, such as
curvilinear roads, community parks, and tree-lined streets.
4. Recognition by Authorities: None Observed
Elaboration: The house was surveyed at a reconnaissance level as part
of the City of Boulder’s 2010 Post-War Residential Survey. It was found to
have a “medium” level of alterations.
ARCHITECTURAL SIGNIFICANCE:
Summary: The house at 2440 Kohler Dr. meets architectural significance
criteria 1, 2, and 3.
1. Recognized Period or Style: Modern Prairie
Elaboration: The design for the house was inspired by the architecture of
Frank Lloyd Wright and exhibits key characteristics of the Prairie style,
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including strong geometry and massing, use of natural materials like brick,
and a low-pitched roof with large, overhanging eaves.
2. Architect or Builder of Prominence: George Norman Wells
Elaboration: G. Norman Wells was a local architect who worked both
independently and for several larger firms. When Wells came to Boulder,
he first worked for the architectural firm Heinzman & Kindig before
establishing his own private practice. In the later years of his career, Wells
worked for Rocky Flats as a facility space planner. He lived in Colorado
until his passing in 2017.
3. Artistic Merit: High Quality of Construction
Elaboration: A 1980 newspaper article on 2440 Kohler Dr. highlights the
quality of construction, detailing elements of the house’s design such as
the carefully-chosen orange tone brick “laid with an intricate interlacing
pattern at all corners” and the use of glass, which emphasizes the visual
flow of spaces.
4. Example of the Uncommon: None observed.
5. Indigenous Qualities: None observed.
ENVIRONMENTAL SIGNIFICANCE:
Summary: The building at 2440 Kohler Dr. meets environmental significance
criteria 1, 2, and 4.
1. Site Characteristics: The house at 2440 Kohler Dr. is set back from the
road on top of a hill. Stone retaining walls contribute to the landscaping in
both the front and the rear of the house. Native trees surround the
property and provide refuge from the street. The house is well integrated
into the hillside.
2. Compatibility with Site: The house is settled into the hillside it was built
on and its surroundings are complimentary.
3. Geographic Importance: None observed.
4. Environmental Appropriateness: The house is well integrated into its
site and is suitable for its location.
5. Area Integrity: The property is not located within an identified potential
historic district. The area retains its historic residential character.
Landmark Name
Staff recommends the property be known as the McDonald House for its
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association with Don and Alice McDonald, whom the house was built for in 1967
and have been the sole owners and careful stewards. This is consistent with the
Landmark Board’s Guidelines for Names of Landmarked Structures and Sites
(1988) and the National Register of Historic Places Guidelines for
Designation. See Attachment E: Guidelines for Names of Landmarked
Structures and Sites.
Figure 7. Proposed Landmark Boundary (dotted green line).
Landmark Boundary Analysis
Staff recommends that the boundary be established to follow the property lines of
the 21,327 sq. ft. lot, consistent with current and past practices and the National
Register Guidelines for establishing landmark boundaries.
Next Steps
Within 45 days of the hearing date, the Landmarks Board must adopt specific
written findings and conclusions approving, approving with modifications, or
disapproving the application. Should the board disapprove the application, the
board must notify the City Council of that action within 30 days of the hearing
date. City Council may call up a decision disapproving a designation. Should an
application be disapproved, the same application may not be submitted for a
period of one year.
If the board finds that the proposed designation conforms to Sections 9-11-1 and
9-11-2, B.R.C. 1981, 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 City Council for a public hearing.
The public hearing before City Council must be held within 100 days of the
Landmark Board’s decision recommending designation.
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Attachments
A: Landmark Designation Application
B: Current Photographs
C: Daily Camera Article
D: Significance Criteria for Individual Landmarks
E: Guidelines for Names of Landmarked Structures and Sites
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Attachment A - 2440 Kohler Dr. application - Page 1 of 1Item 5A - 2440 Kohler Dr. 2.5.2020 LB memo Page 14 of 25
Figure 1. 2440 Kohler Dr., North Façade. Nov. 2019.
Figure 2. 2440 Kohler Dr., North Façade. Nov. 2019.
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Figure 3. 2440 Kohler Dr., North East Elevation. Nov. 2019.
Figure 4. 2440 Kohler Dr., South East Elevation. Nov. 2019.
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Figure 5. 2440 Kohler Dr., Rear of House. Nov. 2019
Figure 6. 2440 Kohler Dr., Backyard Landscape. Nov. 2019
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Figure 7. 2440 Kohler Dr., South Elevation. Nov. 2019.
Figure 8. 2440 Kohler Dr., South West Elevation. Nov. 2019.
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Figure 9. 2440 Kohler Dr., West Elevation. Nov. 2019.
Figure 10. 2440 Kohler Dr., North West Elevation. Nov. 2019.
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Figure 11. 2440 Kohler Dr., View of Interlaced Brickwork. Nov. 2019.
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Attachment C - 2440 Kohler Dr. newspaper article - Page 1 of 2 Item 5A - 2440 Kohler Dr. 2.5.2020 LB memo
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Attachment C - 2440 Kohler Dr. newspaper article - Page 2 of 2 Item 5A - 2440 Kohler Dr. 2.5.2020 LB memo
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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.
Attachment D - Significance Criteria for Individual Landmarks - Page 1 of 2
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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.
Attachment D - Significance Criteria for Individual Landmarks - Page 2 of 2
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Administrative Regulation L
Adopted September 14, 1988
Adopted August 2, 1989
[signed]
Peter Pollock, Secretary to the Board
GUIDELINES FOR NAMES OF LANDMARKED STRUCTURES AND SITES
PURPOSE:
The City of Boulder Landmarks Preservation Advisory Board finds that
adoption of guideline for the official landmark names of structures and
sites designated 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 prominent long-term
residents;
C. A commonly accepted name;
D. Original or later event or use;
E. Unusual or architectural characteristic which clearly 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 owners’ expense.
Appendix E - Guidelines for Names of LLandmarked Structures and Sites - Page 1 of 1Item 5A - 2440 Kohler Dr. 2.5.2020 LB memo
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