Department of Community Development
Reference: 402 South 2nd Avenue Historic Landmark Designation
To: Mayor Gregory Mills and Members of the City Council
Through: Michael P. Martinez, City Manager
Prepared By: Emma Lane, Senior Planner - Historic Preservation
Date Prepared: November 15, 2022
PURPOSE
The landowner of 402 South 2nd Avenue (the “Property”) has submitted an application to designate the property as a historic landmark. In order to proceed with the designation of this property as a historic landmark, the Brighton City Council shall review the nomination and application for designation as a historic landmark, conduct a public hearing, and approve a nomination ordinance.
The Land Use & Development Code (the “LUDC”) outlines review criteria upon which the decision should be made. An ordinance to designate the site must be approved by City Council via two readings to be considered approved. City staff collects and analyzes application materials, and after a thorough review, presents their findings to the Historic Preservation Commission and thereafter, City Council. Requests to nominate a historic landmark are brought before the Historic Preservation Commission for their recommendation prior to review and final determination by the City Council.
STRATEGIC FOCUS AREAS
● Recognizable and Well-Planned Community
● Sustainability
BACKGROUND AND HISTORY
The Property was originally owned by Brighton founder Daniel F. Carmichael. In 1887, the year of Brighton’s incorporation, Carmichael platted the land now known as the Walnut Grove Addition, as one of the first platted neighborhoods in Brighton. After this, the land, as a part of a larger purchase, was purchased by numerous parties including William Lovelace, a former Brighton mayor, Edward Kleinmeyer, and Ellis Hutchcroft before any structure was built on Lots 1 and 2 of Block 11.
Finally, in 1918, Samuel and Millie McLauglin purchased Lots 1 and 2 of Block 11. The house was completed in 1919. Shortly after, Millie passed away. Most likely due to Millie’s death, the home soon went into foreclosure, with a default notification on record in 1926. In 1928, the Industrial Building and Loan Association filed a lawsuit against Samuel and the estate of Millie to recoup the loan. The outcome of the lawsuit is not known.
Between the years of 1921 and 1936, a few different names are listed in the Brighton City Directory and the 1930 Census, all of which were suspected renters of the home. Among these renters was Floyd Henry Cress, a notable patriarch in Brighton, his wife, Alma, and their two children, Floyd Cyrus (Cy), and Lois. From 1923 to 1924, the Brighton City Directory listed Mr. Cress and his family at 402 South 2nd Avenue. The Cress family was important in the history of Brighton. The year that the family lived at 402 South 2nd Avenue, Mr. Cress started his own electrician business with George Carson called Cress & Carson. They sold electronic parts and had a printing business in the rear. The store was located on Strong Street just east of Main Street, and then later, at 113 Bridge Street. The Cress children, Cy and Lois, were both well-known writers and travelers. In 2017, Walter Reidel donated an entire collection of items, photos, letters, and articles to the Brighton City Museum that were owned by the Cress family.
In 1925, the home was listed as Vacant in the City Directory. From 1926 to 1930, a number of different renters inhabited the home.
In 1936, Claude and Martha Hollemon purchased the home from the Industrial Federal Savings and Loan Association, the company who had filed the lawsuit against the first owners, the McLaughlins. The Hollemons moved into the home with their daughter, Gladys, and their son, Kenneth. The family moved to Brighton due to Claude’s job, which was as a sugar boiler for the Great Western Sugar Company. The family lived in the home until 1944, when the home was listed for sale.
In 1944, single mother Hedwig Wegner purchased the home from the Hollemon family and moved in with her three daughters, Ruby, Wilma, and Eunice. The Wegner family moved from a farm in Battle Creek, Nebraska, soon after the patriarch of the family, William, had passed away. The youngest of three, Eunice, was confirmed in the Zion Lutheran Church in Brighton in 1945 and graduated from Brighton High School in 1949. The middle child, Wilma, graduated from Brighton High School in 1947. Wilma married her next door neighbor, Dean Mohling. Wilma and Dean were married on August 19, 1954 and moved to Missouri sometime after. The eldest daughter, Ruby, graduated from Brighton High School in 1946. Her first employment was with the Gaunt and Byrne law firm and Dr. John Thimmig. She next worked as a secretary at the Kuner Empson Canning Company, after which she began her career as a secretary to the Superintendent for School District 27J, a position she held for 39 years. Ruby was an active member of Zion Lutheran Church and was an active choir member from 1944 through 2009. According to family, Ruby spent the entirety of her life having the unfinished basement as her bedroom, sleeping on a straw bed that was brought from Battle Creek, Nebraska.
Sage Naumann submitted a nomination application for 402 South 2nd Avenue as a historic landmark on September 26, 2022. Mr. Naumann is the owner of the property and has consented to the nomination of the structure as a historic landmark.
CRITERIA BY WHICH THE CITY COUNCIL MUST CONSIDER THE ITEM AND STAFF ANALYSIS
POLICY AND INTENT OF SECTION 10.03 OF THE LUDC:
Policy. It is the Policy and intent of the City Council to protect and enhance the use of cultural resources having historical and architectural significance for the City’s cultural, artistic, environmental, social, economic, political, architectural, historic or other heritage.
Intent. This Section is intended to promote the public health, safety and welfare of the citizens of the City while also providing for the orderly and appropriate preservation, protection, development and redevelopment of cultural resources, including historically significant properties, structures and districts in the City. It is also the intent of this Section to create a reasonable balance between private property rights and the public interest in preserving the City's unique historical character.
● The nomination for designation of 402 South 2nd Avenue would help protect and enhance the use of cultural resources within the City. The house provides a great example of the Craftsman style architecture that was very popular at the time of its completion in 1919 and is consistent with the overall style and theme of the neighborhood, the Walnut Grove Addition. With the allowances that the LUDC gives landowners in terms of preservation of their resources, the designation creates a reasonable balance between property rights and public interest, and therefore, advances the policy and intent of this section of the LUDC.
LAND USE & DEVELOPMENT CODE:
10.03 B. 1. Historic Landmark Eligibility. An individual property may be designated as a historic landmark if it is at least fifty (50) years old and possesses historic and/or architectural significance. If the property is not at least fifty (50) years old, it must possess exceptional historic and/or architectural significance. The finding of historic and/or architectural significance requires that the property meets at least one (1) of the Eligibility Categories. To meet an Eligibility Category, at least one (1) of the criteria must be satisfied. In order to find that a property possesses exceptional historic and/or architectural significance, it must meet at least two (2) of the following Eligibility Categories. The criteria under which 402 South 2nd Avenue is eligible are below:
a. Architectural Category: In order to be considered significant in the Architectural Category, at least one (1) of the following criteria must be met:
1. exemplifies specific distinguishing characteristics of an architectural period or style; or
■ The house, built in 1919, is a great example of the Craftsman architectural style that was popular in Brighton and in the United States during this time. Some examples of the Craftsman style that are present on this house are the overhanging eaves with exposed rafter tails, knee brackets, and a low-pitched roof. The house also features a large covered front porch, which is another characteristic of the Craftsman style. These characteristics are visually presented in the attached Photo Log.
2. is an example of the work of an architect or builder who is recognized for expertise nationally, state-wide, regionally or locally; or
3. demonstrates superior craftsmanship or high artistic value; or
4. contains elements of architectural design, detail, materials, construction or craftsmanship which represent a significant innovation; or
5. evidences a style particularly associated with the Brighton area.
■ The Craftsman-style house was popular in the Brighton area, as seen in much of the Walnut Grove Addition, and other Brighton neighborhoods that developed at the same time. In the Walnut Grove Addition alone, there are approximately 41 Craftsman-style bungalows.
b. Social and Historic Category: In order to be considered significant in the Social and Historic Category, at least one (1) of the following criteria must be met:
1. is the site of an historic event that had an effect upon society; or
2. exemplifies cultural, political, economic or social heritage of the community; or
3. represents a built environment of a group of people in an era of history; or
4. has significant character, interest or value, as part of the development, heritage, or cultural characteristics of the City, State, or nation; or
5. has an association with a notable person(s) or the work of a notable person(s).
■ Floyd Henry Cress and his wife, Alma, and two children, Cy and Lois, lived in this house during the mid-1920s. Floyd Cress was the patriarch of a notable Brighton family. Both Cy and Lois were very successful in their journalism careers.
c. Geographic and Environmental Category: In order to be considered significant in the Geographic and Environmental Category, at least one (1) of the following criteria must be met:
1. enhances a sense of identity of the community; or
2. by being part of, or related to, a square, park or other distinctive area which should be developed or preserved according to a plan based on an historic, cultural, or architectural motif; or
3. is unique in its location of singular physical characteristics; or
4. possesses unique and notable historic, cultural or architectural motifs; or
5. is an established and familiar mutual setting or visual feature of the community.
In regard to the above criteria, the nomination meets more than the minimum requirements for historic designation.
COMPREHENSIVE PLAN:
The future land use portion of Be Brighton, the Comprehensive Plan, has designated the Property as Medium Density Residential, which is consistent with the current and future use of the land as a single family residence.
The proposed historic landmark designation meets other policies and strategies of the Comprehensive Plan. Under Chapter Two: Current Context and Values, Heritage is the first. The section states that the historic properties within Brighton, “...are a valuable resource that contribute to the fabric of the community and are an asset that the City should strive to retain…” The historic house at 402 South 2nd Ave retains value not only in its heritage of the Craftsman architectural style, but also in the lives of its residents over its more than 100 year lifespan.
Within Chapter Three, in the Opportunity Area Policies section, Number 3: Continue to Encourage Reinvestment in the Downtown Urban Center states that the City should Preserve and repurpose historic buildings to maintain Downtown’s authentic character. 402 South 2nd Avenue, which is located just within the Downtown Urban Center as designated by DRCOG, promotes the original character of Brighton’s Downtown as a Craftsman-style house. The neighborhood, Walnut Grove, is one of the City’s first neighborhoods, and reflects the character of Brighton at that time.
Within the Comprehensive Plan Chapter on ‘Citywide Principles, Policies & Strategies’, the proposed Historic Landmark Designation advances these goals:
Policy 5.1 - Protect and Enhance the Economic Health of Downtown
● As stated in this policy, the City should continue its policy of preferential investment, policies and efforts in encouraging Downtown’s economic success and historic preservation. The designation of 402 South 2nd Avenue, which falls within the designated DRCOG Urban Center, promotes pride and care of the Property, which in turn will promote reinvestment in the Walnut Grove Addition as a whole. Designation of the Property also allows the homeowner access to grants and historic tax credits that can be used to further preserve and enhance the historic character of the home.
Policy 6.4 - Encourage the Enhancement of and Reinvestment in Existing Neighborhoods
● By designating 402 South 2nd Avenue as a Historic Landmark, the City is supporting the reinvestment in the Walnut Grove Addition, one of Brighton’s first neighborhoods.
Policy 7.7 - Brighton Shall Set the Standard and Encourage the Use of Green Building Practices
● As said by Carl Elefante, former president of the American Institute of Architects, “The greenest building is the one that already exists.” With this concept in mind, the designation of the house at 402 South 2nd Avenue, in perpetually preserving the structure, sets the standard for green building practices. Limiting the likelihood of demolition and reconstruction, the building is preserved, which leads to a much smaller carbon footprint in the span of the Property.
Policy 10.1 - Encourage and Support Historic Preservation and Reuse of Existing Structures
● The designation of 402 South 2nd Avenue as a local historic landmark preserves the heritage of one of the City’s first neighborhoods, Walnut Grove, as well as preserving the house’s character-defining features, its Craftsman style. The designation will encourage reinvestment into the neighborhood and will open the site up to historic preservation funding sources to maintain and preserve the history and the architecture of the house.
STAFF REVIEW:
Applicable staff have reviewed this project and recommend approval.
Note: A complete list of comments and the agencies who made them are available upon request.
PUBLIC NOTICE AND INQUIRY
A mailing was sent to the property owner, as required by the Land Use & Development Code. The mailing was sent to the owner of the site on November 21, 2022 and included a letter describing the proposed historic landmark designation as well as the time and place for the public hearing. Also, included with the letter, was a map of the subject area. The same day, one sign was posted on November 21, 2022 in the front yard of the house. A notice was published on the City’s website on the same day. As of the posting of this memorandum, staff has not received any formal comment regarding the project in anticipation of the public hearing. City staff will be publishing public hearing information on various forms of social media in the days leading up to the meeting.
SUMMARY OF FINDINGS AND STAFF RECOMMENDATION
Staff finds the Historic Landmark Designation is in general compliance with the requirements as outlined as approval criteria in Section 10.03 B. 1. Historic Landmark Eligibility, of the Land Use & Development Code and therefore recommends approval of the Historic Landmark Designation. As such, staff has drafted a resolution approving the designation.
HISTORIC PRESERVATION COMMISSION RECOMMENDATION
The Historic Preservation Commission (HPC) heard the request on October 13, 2022 and recommended approval with a 4-0 vote with one (City Council Representative Ann Taddeo) abstaining. Please see the attached Resolution #22-02-HP for further detail. Please note that the owner of the Property, Sage Naumann, who Chairs the HPC, was marked as excused for the entirety of the meeting and did not vote on this recommendation.
OPTIONS FOR COUNCIL CONSIDERATION
The City Council has four options when reviewing this Historic Landmark Designation application. The City Council may:
1.) Approve the Historic Landmark Designation via ordinance as drafted;
2.) Deny the Historic Landmark Designation;
3.) Approve of the Historic Landmark Designation with changes to the drafted ordinance, or;
4.) Continue the item to be heard at a later, specified date if the Council feels it needs additional information to ensure compliance with the approval criteria as set forth in the Land Use & Development Code.
Note: A second reading of the ordinance, if approved at first reading, will be required at a future meeting.
ATTACHMENTS
● Draft City Council Ordinance
● Aerial Map
● Nomination Application
● Nomination Questionnaire
● Addendum to Questionnaire (Written History)
● Photo Log
● Copy of the Historic Preservation Commission Resolution #22-02-HP
● Property Owner Notification
● Sign Posting Affidavit
● Website Notice
● Website Publication Proof
● City Staff Draft Presentation