On May 8, 2004, Historic Seattle and the Department of Neighborhoods presented its second Landmarks Nomination Workshop. We hope to present this workshop - each time learning from the previous workshop - every six months. The workshop's format and handouts were based on comments and lessons learned from 2003's workshop.

What follows are a series of questions raised during the first hour of the workshop, and answers provided. Stay tuned for more content on nomination preparation and more complicated questions.

Who Manages Seattle's Landmarks Program?

The City of Seattle's Department of Neighborhoods houses the city's landmarks program. The city landmarks ordinance, instated in 1973, proscribed that the Seattle Landmarks Preservation Board (Landmarks Board) be supported by staff. The landmarks program coordinator, Beth Chave, is the liaison between the community and the Landmarks Board. She answers questions from both the community and the Landmarks Board, and reviews draft nominations prior to their coming to the Landmarks Board. If draft nominations can be strengthened, or if they appear incomplete, she provides advice to the nominator, or asks questions that help the nominator create a more complete nomination.

How do landmark nominations come to the Landmarks Board?

Proud property owners and concerned or interested neighbors submit nominations, as do owners or developers who have development plans for the property. Under the State Environmental Protection Act, many property owners must submit landmark nominations for buildings more than 50 years old in order to acquire permits from Seattle's Department of Planning and Development.

Some developers will nominate a building prior to expending funds for site design as a way of ruling out the landmarks issue. Once a property has been considered for landmarks designation and is denied, the property cannot be nominated for five years unless by the property owner.

Public works projects such as the comprehensive effort to improve Seattle's fire stations (funded by a levy approved by voters in 2003) result in landmarks nominations. Governmental agencies go through the same process as for-profit developers.

Landmarks nominations for buildings near the monorail route may be part of that project's mitigation agreement - designed to offset the impacts of the project on the surrounding historic environment.

Sometimes developers will submit a nomination for a property if they believe a citizens group is submitting their own nomination.

Does it matter who submits the landmarks nomination?

Landmarks nominations are designed to provide the Landmarks Board with information that will help them decide whether or not a given resource meets one or more of six criteria (these will be discussed below). It is not in the best interest of a developer to submit a shoddy nomination in hopes of downplaying the significance of a property. City staff, the general public, and the Landmarks Board will request more information on properties that appear to be eligible. "Light" nominations often mean more review time, and can generate ill will within the community (or make things worse if people really care about the resource in question).

A well researched, well written, clear and complete nomination is best for everyone.

Is owner consent required for landmark designation in Seattle?

No, but it's generally better if a property owner consents. It's even better if an advocate can explain the process and benefits of landmark designation to a property-owner on the fence about nomination.

What does it mean to be a landmark?

A landmark, designated within the City of Seattle, receives its own designating ordinance, specific to the physical and historic character of that resource. Changes to the building, including proposals for demolition, are controlled through the landmarks process -- specifically through a Certificate of Approval.

Properties must meet threshold criteria before they can be considered for nomination to landmark status within the City of Seattle's landmarks program. Unlike the National Register for Historic Places that generally considers properties only 50 years old or older (some exceptions are made for extraordinary resources newer than 50 years), Seattle's landmarks must only be 25 years old or older. The resource must also contain enough historic "integrity" to convey its significance, especially if the building's style, construction method or architecture are what makes it significant.

Within the Seattle city limits, only designation on the City of Seattle's landmarks register means changes to the building (including demolition) are regulated. Listing on the National Register and the Washington Heritage Register is primarily honorary.

A landmark does not need to be a building. A number of historic boats, street clocks and a few objects are regulated by landmarks ordinance. The Chinese Bulletin Board within the International District is one example, and was recognized for its significance in the earliest days of Seattle's landmarks program. Plans are currently underway for improvements to the board - it's significance lies in its continuous use throughout the past century.

What are the criteria for designation?

The City of Seattle's website provides general information about the criteria used by the Landmarks Board to determine their recommendations to City Council (the City Council ultimately makes the decision whether or not a specific property is landmarked - they almost always agree with the Landmarks Board's recommendations.)

The criteria:

A: It is the location of, or is associated in a significant way with, a historic event with a significant effect upon the community, City, state, or nation. There are relatively few landmarks in Seattle (only 2) that meet this criteria. These are the Space Needle and the Fremont Trolley Barn aka Red Hook Brewery located at 3400 Phinney Avenue North. The latter met criteria A because it was the last place Seattle's trolley stopped before service was permanently discontinued. The Space Needle (of course) is associated with the 1962 World's Fair, and is the only Seattle landmark that meets all six criteria.

B: It is associated in a significant way with the life of a person important in the history of the City, state, or nation. One example is the James Washington Home and Studio at 1816 26th Ave. This criteria often a person's house, but not always.

C: It is associated in a significant way with a significant aspect of the cultural, political, or economic heritage of the community, City, state or nation; the Chinese Bulletin Board in the International District is one example.

D: It embodies the distinctive visible characteristics of an architectural style, or period, or a method of construction. According to Beth Chave, Seattle's Landmarks Coordinator, nearly 80% of Seattle landmarks meet this criteria. West Seattle's art deco Admiral Theater is one example.

E: It is an outstanding work of a designer or builder. The Paul Kirk designed Magnolia Library (1964) is an example, and is also one of the city's youngest landmarks.

F: Because of its prominence of spatial location, contrasts of siting, age, or scale, it is an easily identifiable visual feature of its neighborhood or the city and contributes to the distinctive quality or identity of such neighborhood or the City. The prominent location of Queen Anne High School on top of Queen Anne Hill, visible from many locations throughout the city, is one example.

Can interiors be designated?

Yes, depending on the nature of the property in question. The Landmarks Board generally stays away from designating single features on interiors and opts to designate rooms of importance that have a great deal of integrity. If, for instance, a room has some original features but is altered in its shape, height, or in general, the Board will reserve its designation for other interiors (if any) that present a reasonably intact historic environment - often including original floors, moldings, window surrounds, decorative features, and hardware.

All landmarks are different. Technically, an interior space could be designated while its exterior was not.

Can a designated landmark be demolished?

Yes. But first, the property owner has to prove one of two things: 1) the building has lost architectural integrity (through damage caused by fire, neglect, earthquakes, etc) or 2) incorporating the building into a new development is economically infeasible. To prove economic infeasibility, the owner has to make a compelling case. This sometimes provides a period of time when advocates can conceive feasible alternatives to demolition.

What are the benefits of landmark designation?

The benefits of landmark status (city, state, and national) are generally explained as a set of financial incentives. Generally, preservationists point to these incentives as a way of convincing reluctant property owners that landmarks designation can be a good thing.

Landmark designation has other community benefits, generally left out of meat and potatoes discussions with property rights advocates. Many landmarks programs are honorary, not regulatory. Many people like living in and working in officially historic places. The process of researching and nominating a place to a landmarks register can encourage community pride and community development. When historic streets and neighborhoods are officially recognized and respected, they take on a uniqueness that oftentimes increases their net worth. In recent years, many preservation groups have employed economists to quantify the economic benefits of landmark status beyond tax incentives.

How long does it take to prepare a landmarks nomination?

Seasoned preservation specialists can prepare a landmark nomination in a couple of weeks. The landmarks nomination is, however, intended to be straightforward enough for anyone to prepare. This is more or less true, but many people find certain aspects of the nomination easier than others. Architectural descriptions often hang up even professional architects. Architectural terms, not often used in general conversation, are only one problem. Structuring a cogent description of a building or site that allows the reader to envision spaces and details without photographs takes practice.

It may take someone new to the process months to prepare a landmark nomination without help. One goal of our landmarks workshops is to help people grow comfortable enough with the process and the nomination requirements to initiate more citizen and community-driven nominations in the future. Historic Seattle has staff to produce about one nomination a year. That's not fast enough to protect what's left of Seattle's built heritage.

How long is the process once the nomination is prepared?

The landmarks office has a relatively small staff. Draft nominations are reviewed within 30 days of receipt. Depending on the Landmarks Board's schedule (the Board meets first and third Wednesdays from 3:30 until 5:30 or so), the nomination is considered at a meeting scheduled soon after a complete nomination is received by landmarks staff. This may be the very next meeting.

How do I know what the landmarks board will be considering at the next meeting?

Send Beth Chave an email at beth.chave@seattle.gov. Her office sends Landmarks Board agendas out a week in advance of the next scheduled meeting. Agendas are also posted on the Department of Neighborhood's website

View last month's Pending Landmarks article

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