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application submitted by Joe Dan Coulter forthe rezoning of approximately 1.73 acres locatedat 1818 North Dubuque Street from Low DensitySingle-Family Residential (RS-5) to Low DensitySingle-Family Residential (RS-5) with a HistoricDistrict Overlay (OHD). 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+LVWRULF3ODFHV7KH$UWVDQG&UDIWVLQIOXHQFHGVWRQHFRWWDJHEXLOWLQZDVIRXQGWREH LQGLYLGXDOO\ HOLJLEOH IRU OLVWLQJ LQ WKH 1DWLRQDO 5HJLVWHU RI +LVWRULF SODFHV XQGHU &ULWHULRQ & 'HVLJQ&RQVWUXFWLRQDQGLVORFDOO\VLJQLILFDQW%RWKWKHLQWHULRUDQGH[WHULRURIWKHKRXVHDQG JDUDJHKDYHUHWDLQHGDKLJKOHYHORIKLVWRULFLQWHJULW\  The Commission should determine if the property meets criterion a. and b. and at least one of the criteria c., d., e., or f. for local designation listed below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